HomeMy WebLinkAboutZ-9216 Staff AnalysisMAY 22, 2017
ITEM NO.: 3
File No.:
Owner/Applicant:
Address:
Description:
Zoned:
Variance Requested.
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
Z-9216
Bruce and Hallie Lindsey
4900 Stonewall Road
Lot 10R, Block 5, Newton's Addition
R-2
A variance is requested from the area provisions of Section
36-254 to allow a new residence with reduced rear setback.
The applicant's justification is presented in an attached letter.
Vacant
Single Family Residence
1. Per Sec. 30-43 of the City code, no driveway shall be constructed within five
(5) feet of a line drawn from the point of intersection of a property line with the
right-of-way line of a street and perpendicular to the centerline of the street,
except where property abuts an alley the minimum distance shall be ten (10)
feet. The maximum opening of a residential driveway shall not exceed twenty
(20) feet.
2. No trees, sculptures, mailbox or other similar improvements shall be
constructed or places on top of the existing storm drain or within the driveway
island.
3. Obtain a franchise permit for private improvements located in the right-of-way
such as plantings, sprinklers, etc.
4. Provide a design for the portion of the driveway that is over the existing rock
drainage channel. The design should bridge the existing rock drainage channel
so it can withstand expected vehicle loads, and shall be done by a licensed
professional engineer.
5. If maintenance or improvements are required to Stonewall Road at this
location, the City will only replace the driveway with white concrete with broom
finish.
Staff Analysis:
The R-2 zoned property at 4900 Stonewall Road is currently undeveloped. The
property is located on the north side of Stonewall Road, east of N. Van Buren Street.
Some site work is taking place in preparation for construction of a new residence.
MAY 22, 2017
ITEM NO.: 3 (CON'T.
Z-9216
Considerable excavation of the site has occurred, with retaining wall construction
along the north (rear) property line.
The applicant proposes to construct a new two-story single family residence on the
site, as noted on the attached site plan. The front of the residence (porch) will be
located 25 feet back from the front (south) property line. The rear of the structure
will be 7.5 feet to 8 feet back from the rear (north) property line. The structure will
be set back 8.5 feet to 9.5 feet back from the east side property line. The west side
setback will range from 17 feet to 20 feet. A circular driveway will be located within
the front yard area, with a driveway extending along the west side of the residence
to a garage at the north end of the structure. The garage portion of the house will
be approximately 27 feet by 25 feet in area. The front landing and step structure
which is located across the front setback line will be uncovered and built within the
grade of the lot and not above grade.
Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear
setback of 25 feet. Therefore, the applicant is requesting a variance to allow the
new residence with a reduced rear setback. All other setbacks conform to ordinance
requirements.
Staff is supportive of the requested rear setback variance. Staff views the request
as reasonable. The garage portion of the residence is the only portion of the
structure which encroaches into the required rear setback area. If the garage were
detached, it would comply with the setback requirements. Therefore, the overall
massing of the site with building area will be relatively the same as if the garage
were detached. Additionally, the property (and residence) immediately to the north
is located 10 to 14 feet above the grade of the subject lot. Therefore, the proposed
house with reduced rear setback should have no adverse visual impact on this
adjacent property or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested rear setback variance, subject to the
following conditions:
1. Compliance with the Public Works requirements as noted in paragraph A. of
the staff report.
2. The rear yard coverage (rear 25 feet of the lot) for an accessory building will
be limited to 30 percent, to include that portion of the proposed residence
located within the rear 25 feet of the lot.
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MAY 22, 2017
ITEM NO.: 3(CON
BOARD OF ADJUSTMENT
(May 22, 2017)
16
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 3 ayes, 0 noes and 2 absent.
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