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HomeMy WebLinkAboutZ-9598 - 2401 N Pierce - BOA Staff RptJULY 15, 2021 ITEM NO. 4 Z-9598 1 File No.: Z-9598 Owners: Wilson Phillip Monroe Jr & Karson Kanitz Applicant: Phillip Wilson Address: 2401 N Pierce Legal Description: Lot 6 and the South ½ of Lot 5, Block 31, Park View Addition Zoned: R-2 Present Use: Single-family Residence Proposed Use: Single-family Residence Variance(s) Requested: A variance is requested from area regulations of Sec. 36-254 to allow a reduced side and rear yard setback in the R-2 district. Justification: The applicant’s justification is presented as per the attached letter. STAFF REPORT A. Planning and Development Civil Engineering Comments: No Comments. B. Buffering and Landscape Comments: No Comments. C. Building Codes Comments: In October 2020 the City adopted the “Heights Landscape Design Overlay District,” requiring installation of one (1) tree per forty (40) linear feet of street frontage within the Heights District Boundary, applicable to [among other types] residential construction in excess of 600 square feet. D. Staff Analysis: The property at 2401 N Pierce is in a predominantly R-2 zoned neighborhood, within the Heights Landscape Design Overlay District. This district generally has no bearing on the subject variance requests. The subject property is located on the northeast corner of N Peirce and V Streets. Built in 1941 the existing 2-story frame home occupying the property has undergone JULY 15, 2021 ITEM NO. 4 Z-9598 2 minimal improvements or additions that are often typical of this neighborhood. The immediate neighboring properties and are also populated with single family homes. The house faces west towards N Pierce and vehicular access is located at the rear of the home on the south perimeter from V Street. An entrance drive is provided in this area and connects a two-car carport with the public right-of-way. The carport is attached to the east wall of the home making it a part of the primary structure. The applicant is proposing a garage addition, enclosing the attached carport, and adding a second story living space. The second story addition will begin east of the carport and will use the existing home and carport footprint for the renovations. An additional second story addition will be added to the north side of the home but is shown to be located within the setback boundaries. The survey and applicant sketch indicates that the existing primary structure has been built 7-feet from the east property line and 6-feet from the south property line. Rear yard setbacks are required to be 25-feet in width while side yard setbacks are required to be 10% the depth of the lot not to exceed 8-feet. The existing and new construction compromises the 25-foot rear yard setback and the 7-foot, side yard setback on the south side of the property as required by the area regulations for R-2 properties. Section 36-254(d)(3) states “There shall be a rear yard setback having a depth of not less than twenty-five (25) feet.“ The applicant requests a variance to allow the extension of the primary structure into the rear yard setback reducing the setback to no less than 7-feet. Section 36-254(d)(2) states, “There shall be a side yard setback on each side of the building having a width of not less than ten (10) percent of the average width of the lot, not to exceed eight (8) feet.”. The applicant requests a variance to allow the extension of the primary structure into the side yard setback reducing the setback to no less than 6-feet. Staff finds the request to generally be in conformance with the development pattern in the Heights neighborhood and nearby area. Based on the above assessment and analysis, staff finds the requested variance to be reasonable. E. Staff Recommendation: Staff recommends approval of the requested rear yard setback reduction from twenty-five (25) feet to a minimum of 7-feet, with the following conditions: Staff recommends approval of the requested side yard setback reduction from 7-feet to a minimum of 6-feet, with the following conditions: 1. A building permit being obtained for all construction. JULY 15, 2021 ITEM NO. 4 Z-9598 3 2. Install trees, if deemed applicable at the time of building permitting, in accordance with Heights Landscape Design Overlay District requirements.