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Z-8744 Staff AnalysisFEBRUARY 27, 2012 ITEM NO.: 4 File No.: Z-8744 Owner/Applicant: Ernest Autrey Address: 1923 Alden Lane Description: Lot 12, Block 3, Forest Park Addition Zoned: R-4 Variance Requested: Variances are requested from the area provisions of Section 36- 156 to allow a deck addition to an existing accessory building with reduced side and street side setbacks, and an increased rear yard coverage. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works issues: No Comment B. Staff Analysis, The R-4 zoned property at 1923 Alden Lane is occupied by a one-story frame single family residence located within the west half of the property. The property is located at the southeast corner of Alden Lane and Richard B. Hardie Drive. A one- story accessory building is located within the east half of the property, in the rear yard area. There are no driveways to the property. On -street parking is allowed along both street frontages. The applicant recently constructed an eight (8) foot wide wood deck on the north and west sides of the accessory building, as noted on the attached site plan. The deck is located approximately three (3) feet above grade. it is unenclosed with an arbor above. The deck is located 13 feet back from the north street side property line and 1.5 feet back from the south side property line. The deck in combination with the accessory building occupies 38 percent of the required rear yard area (rear 25 feet of the lot). Sections 36-156(a)(2)c. and f. of the City's Zoning Ordinance requires a minimum street side setback of 15 feet and a minimum interior side setback of three (3) feet. Section 36-156(a)(2)c. also allows a maximum rear yard coverage of 30 percent FEBRUARY 27, 2012 ITEM NO.: 4 CDNIT. (rear 25 feet of the lot). Therefore, the applicant is requesting variances from these ordinance standards to allow the accessory deck structure with a street side setback of 13 feet, an interior side setback of 1.5 feet, and a rear yard coverage of 38 percent. -Staff is supportive of the requested variances. Staff views the request as reasonable. The residential lot is adjacent to a large church/school facility across Richard B. Hardie Drive to the north, with a paved church parking lot immediately to the east. The deck represents a relatively minor addition to the existing accessory building. There are other equally large accessory buildings within this general residential neighborhood. Staff believes the requested deck with reduced setbacks and increased rear yard coverage will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation., Staff recommends approval of the requested variances associated with the deck construction, subject to the following conditions: 1. The deck must contain no solid roof structure. 2. The deck must remain unenclosed. BOARD OF ADJUSTMENT: (February 27, 2012) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. Vice -Chairman Smith noted that the applicant had been a client of his in the past, but he had no financial interest in the subject prope rtylproposal. The item was placed on the Consent Agenda and approved, as recommended by staff, with a vote of 5 ayes, 0 nays and 0 absent. Page 2 of 4 7 q-4 Proposal: I am proposing that: 1. The deck extend 1.7 feet into the 15 foot setback from the Northern property line parallel to Hardie Dr. 2. The deck extend 6 feet into the 25 foot setback from the East property line adjacent to the church parking lot. 3. That a stair be allowed to extend from the Eastern portion of the deck an additional 5 feet into the 25 foot setback. Reasoning and Justification: 1. The nominal length of lumber is 8 feet. The width of the deck (8 feet) is built to accommodate this length. This dimension allows for placement of patio furniture giving space for walkways and placement of plants and other accessories (heaters, sculptures etc.) 2. The justification of the eastern extension is twofold. The 25 foot setback boundary is in the existing building's door. To utilize this door the deck must extend east. In addition to the door, a beautiful Black Walnut tree, which I took care to save, makes it difficult to use the door without extending the deck. (See Picture) 3. The proximity of the main house structure to the deck does not allow an exit from the home addition away from the main house in case of fire or need. My hope is that my mother (age 82) will utilize this area. She needs to have ease of access and alternatives to exit her dwelling. FEBRUARY 27, 2012 ITEM NO.: 4 File No.: Z-8744 Owner/Applicant: Ernest Autrey Address: 1923 Alden Lane Description: Lot 12, Block 3, Forest Park Addition Zoned: R-4 Variance Requested: Variances are requested from the area provisions of Section 36- 156 to allow a deck addition to an existing accessory building with reduced side and street side setbacks, and an increased rear yard coverage. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comment B. Staff Analysis: The R-4 zoned property at 1923 Alden Lane is occupied by a one-story frame single family residence located within the west half of the property. The property is located at the southeast corner of Alden Lane and Richard B. Hardie Drive. A one- story accessory building is located within the east half of the property, in the rear yard area. There are no driveways to the property. On -street parking is allowed along both street frontages. The applicant recently constructed an eight (8) foot wide wood deck on the north and west sides of the accessory building, as noted on the attached site plan. The deck is located approximately three (3) feet above grade. It is unenclosed with an arbor above. The deck is located 13 feet back from the north street side property line and 1.5 feet back from the south side property line. The deck in combination with the accessory building occupies 38 percent of the required rear yard area (rear 25 feet of the lot). Sections 36-156(a)(2)c. and f. of the City's Zoning Ordinance requires a minimum street side setback of 15 feet and a minimum interior side setback of three (3) feet. Section 36-156(a)(2)c. also allows a maximum rear yard coverage of 30 percent FEBRUARY 27, 2012 ITEM NO.: 4 CON'T. (rear 25 feet of the lot). Therefore, the applicant is requesting variances from these ordinance standards to allow the accessory deck structure with a street side setback of 13 feet, an interior side setback of 1.5 feet, and a rear yard coverage of 38 percent. Staff is supportive of the requested variances. Staff views the request as reasonable. The residential lot is adjacent to a large church/school facility across Richard B. Hardie Drive to the north, with a paved church parking lot immediately to the east. The deck represents a relatively minor addition to the existing accessory building. There are other equally large accessory buildings within this general residential neighborhood. Staff believes the requested deck with reduced setbacks and increased rear yard coverage will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variances associated with the deck construction, subject to the following conditions: 1. The deck must contain no solid roof structure. 2. The deck must remain unenclosed. BOARD OF ADJUSTMENT: (February 27, 2012) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. Vice -Chairman Smith noted that the applicant had been a client of his in the past, but he had no financial interest in the subject property/proposal. The item was placed on the Consent Agenda and approved, as recommended by staff, with a vote of 5 ayes, 0 nays and 0 absent.