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HomeMy WebLinkAboutZ-9028 Staff AnalysisMAY 18, 2015 ITEM NO.: B File No.: Z-9028 Owner: JCJ Holdings Applicant: Jeff Lewis Address: 5225 "R" Street Description: Southeast corner of "R" Street and N. Harrison Street Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 254 to allow a building addition with reduced front and side 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 IV Public Works Issues: No Comments Staff Analysis: The R-2 zoned property located at 5225 "R" Street is occupied by a one-story brick and frame single family residence. The property is located at the southeast corner of "R" Street and N. Harrison Street. The property is comprised of the west half of Lot 6, Block 1, Englewood Addition, and is 50 feet by 70 feet in area. The lot is platted front to back from west to east. A carport and driveway from "R" Street are partially on this property, with the majority on the property immediately to the east. The carport and drive are shared by the two (2) properties. The applicant proposes to construct a 13 foot by 20 foot building addition on the west side of the house, as noted on the attached site plan. The addition will be located 3.7 feet to four (4) feet back from the front (west) property line and four (4) feet back from the south side property line. The proposed addition will be one (1) story in height, and include a second bathroom for the residence. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet (from the west property line) for this R-2 zoned lot. Section 36- 254(d)(2) requires a minimum south side setback of five (5) feet. Therefore, the MAY 18, 2015 ITEM NO.: B (CON'T. applicant is requesting variances from these ordinance requirements to allow the building addition with reduced front and side setbacks. Staff does not support the requested setback variances as filed. It is staff's opinion that the proposed building addition represents too much of an encroachment into the required front yard setback of 25 feet. As noted above, the building addition is proposed with a front setback ranging from 3.7 feet to four (4) feet, an encroachment of approximately 84 percent. The existing house is 23.7 feet to 24.3 feet back from the front (west) property line. The existing house lines up with the other five (5) existing houses to the south, along the block face between "R" Street and Cantrell Road. There are no other front encroachments along this block face even close to what is being proposed by the applicant. Staff believes the proposed building addition with reduced front setback will be out of character with this immediate neighborhood, and will have an adverse impact on the properties to the south along N. Harrison Street. C. Staff Recommendation, Staff recommends denial of the requested front and side setback variances. BOARD OF ADJUSTMENT (April 27, 2015) Staff informed the Board that the applicant submitted a letter on April 24, 2015 requesting this application be deferred to the May 18, 2015 agenda. Staff supported the deferral request. The item was placed on the Consent Agenda for deferral to the May 18, 2015 agenda. The vote was 4 ayes, 0 nays and 1 absent. The application was deferred. BOARD OF ADJUSTMENT (May 18, 2015) Staff informed the Board that the applicant had revised the proposed building addition, reducing it in size to 13 feet by 13 feet. This increased the proposed front setback from four (4) feet to 11 feet. Staff noted support of the revision and front setback of 11 feet. Staff recommended approval of the requested setback variances, as revised. The item was placed on the Consent Agenda for approval as revised and recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The revised application was approved.