HomeMy WebLinkAboutZ-6638-B Staff AnalysisFEBRUARY 25, 2013
ITEM NO.: 1
File No.: Z -6638-B
Owner: Matthew and Melissa Katz
Applicant: Jim Yeary
Address: 2401 N. Pierce Street
Description: Lot 6 and the south Y2 of Lot 5, Block 31, Park View Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section 36-254
to allow a building addition with reduced side and rear setbacks.
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-2 zoned property at 2401 N. Pierce Street is occupied by a two-story frame
single family residence. The property is located at the northeast corner of N.
Pierce Street and W" Street. A two -car wide driveway from W" Street serves as
access to a carport on the east end of the residence. The carport portion of the
residence is one-story in height. The residence is located approximately 19 feet
back from the rear (east) property line and 5.5 feet back from the south side
property line.
The applicant proposes to convert the carport portion of the house to a garage with
a second floor and extend the addition approximately 12.5 feet further back toward
the rear (east) property line. The addition will have a rear setback of approximately
6.5 feet and maintain the existing 5.5 foot south side setback. Please see the
attached site plan and elevation sketches for additional information on the
proposed addition.
FEBRUARY 25, 2013
ITEM NO.: 1 (CON'T.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of seven (7) feet for this R-2 zoned lot. Section 36-254(d)(3) requires a
minimum rear setback of 25 feet. Therefore, the applicant is requesting variances
from these ordinance standards to allow the building addition with reduced side
and rear setbacks. In 1999, the Board of Adjustment approved variances to allow
the carport/storage portion of the residence to be re -constructed as an accessory
building with reduced setback/separation. In 2003, the Board of Adjustment
approved variances to allow the accessory carport/storage structure to be attached
to the principal structure with reduced side and rear setbacks.
Staff is supportive of the requested variances. Staff views the request as
reasonable. The requested rear and side setbacks will not be out of character with
other houses in this immediate area. Most of the houses along Hawthorne Road
which back up to "V" Street have reduced rear setbacks, many being similar to the
addition proposed by the applicant. Other residences scattered throughout the
neighborhood to the east, west and north have reduced rear and side setbacks,
some of which are nonconforming and some which were approved by the Board of
Adjustment. Additionally, the house in question is set back slightly over 39 feet
from the front (west) property line. Therefore, the house is located 14 feet further
back on the lot than required by ordinance (25 foot minimum front setback
required). This places more of a limit on the available rear yard building area. The
overall structure's footprint (with proposed additions) occupies only approximately
33 percent of the total lot area. Staff believes the proposed addition with reduced
setbacks will have no adverse impact on the adjacent properties or the general
area. The applicant is also proposing an addition on the north side of the
residence and a swimming pool in the rear yard area, both of which comply with
ordinance requirements.
C. Staff Recommendation:
Staff recommends approval of the requested setback variances as filed.
BOARD OF ADJUSTMENT: (February 25, 2013)
The applicant was present. There were no objectors present. Staff presented the application
with a recommendation of approval, with conditions.
The item was placed on the Consent Agenda and approved, as recommended by staff with a
vote of 4 ayes, 0 nays, 0 absent and 1 recusal (Smith).