HomeMy WebLinkAboutZ-9189 Staff AnalysisZ
JANUARY 30, 2017
ITEM NO.: 2
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9189
Christenson Living Trust
Larry R. Troillett
5211 Kavanaugh Blvd.
Lot 13, Block 1, McGehee Addition
R-2
Variance Requested: Variances are requested from the area provisions of Section
36-156 to allow construction of an accessory building with
reduced street side setback and 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 Comments.
B. Staff Analysis:
The R-2 zoned property at 5211 Kavanaugh Blvd. is occupied by a two-story frame
single family residence. The property is located at the southeast corner of
Kavanaugh Blvd. and Newton Street. There is a two -car wide carport at the south
end of the residence and a small metal storage building in the rear yard area. Access
to the carport is via Newton Street which essentially functions as an alley. An alley
right-of-way runs along the south property line.
The applicant proposes to remove the carport and small storage building and
construct a new one-story addition to the rear of the residence, as noted on the
attached site plan. As part of the project, the applicant proposes to construct a 20.67
foot by 23 foot (475 square feet) detached garage in the rear yard area. There will
be a small covered walkway between the addition and garage. The proposed
building addition will include a covered patio area. The addition will conform to the
minimum setback requirements from the side and rear property lines. The proposed
detached garage will be located one (1) foot to 1.5 feet back from the rear (south)
property line and 3.5 to 4.5 feet back from the west (street side) property line. The
garage will be separated from the house (new addition) by approximately 6.2 feet.
JANUARY 30, 2017
ITEM NO.: 2
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9189
Christenson Living Trust
Larry R. Troillett
5211 Kavanaugh Blvd.
Lot 13, Block 1, McGehee Addition
R-2
Variance Requested: Variances are requested from the area provisions of Section
36-156 to allow construction of an accessory building with
reduced street side setback and 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
0
A
Public Works Issues:
No Comments.
Staff Analysis:
The R-2 zoned property at 5211 Kavanaugh Blvd. is occupied by a two-story frame
single family residence. The property is located at the southeast corner of
Kavanaugh Blvd. and Newton Street. There is a two -car wide carport at the south
end of the residence and a small metal storage building in the rear yard area. Access
to the carport is via Newton Street which essentially functions as an alley. An alley
right-of-way runs along the south property line.
The applicant proposes to remove the carport and small storage building and
construct a new one-story addition to the rear of the residence, as noted on the
attached site plan. As part of the project, the applicant proposes to construct a 20.67
foot by 23 foot (475 square feet) detached garage in the rear yard area. There will
be a small covered walkway between the addition and garage. The proposed
building addition will include a covered patio area. The addition will conform to the
minimum setback requirements from the side and rear property lines. The proposed
detached garage will be located one (1) foot to 1.5 feet back from the rear (south)
property line and 3.5 to 4.5 feet back from the west (street side) property line. The
garage will be separated from the house (new addition) by approximately 6.2 feet.
JANUARY 30, 2017
ITEM NO.: 2 (CON'T.
The proposed garage will cover approximately 38 percent of the required rear yard
area (rear 25 feet of the lot).
Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum street
side setback of 15 feet for accessory structures in R-2 zoning. This section also
allows a maximum rear yard coverage of 30 percent (rear 25 feet of the lot).
Therefore, the applicant is requesting variances from these ordinance standards to
allow the detached garage with reduced street side setback and increased rear yard
coverage.
Staff is supportive of the requested street side setback and rear yard coverage
variances. Staff views the request as reasonable. The proposed detached garage
will not be out of character with the overall Heights neighborhood area, with respect
to setbacks and coverage. There are a number of accessory garage structures in
this area with rear yard coverages ranging from 30 to 50 percent. Additionally, the
Newton Street right-of-way functions as an alley. It has a very narrow one -lane of
pavement with no curb and gutter. There are several accessory structures located
along the Newton Street right-of-way, with driveways accessing several residential
properties. Staff believes that the proposed accessory garage structure will have no
adverse impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested street side setback and rear yard
coverage variances, as filed.
BOARD OF ADJUSTMENT
(January 30, 2017)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
0)