HomeMy WebLinkAboutZ-9283 Staff AnalysisDECEMBER 11, 2017
ITEM NO.: 14
File No.: Z-9283
Owner: John C. Hickman, Jr.
Applicant: Ross McCain
Address: 19 East Palisades
Description: Lot J, Block 2, East Palisades Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section
36-254 to allow a building addition with a reduced side
setback.
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
Public Works Issues:
1. Further encroachment upon drainage easements may limit access for stormwater
drainage maintenance.
Staff Analysis:
The R-2 zoned property located at 19 East Palisades is occupied by a one-story
frame single family residence. A two -car wide driveway from East Palisades is
located at the northeast corner of the lot. The lot contains a 20 foot front platted
building line. Five (5) foot wide utility easements are located along the east and west
side property lines, with a 10 foot wide utility easement running east/west through
the center of the rear yard area. The garage portion of the existing residence
extends into the utility easement along the east side property line. The residence at
this point is located approximately one (1) foot back from the east side property line.
The rear yard area of the lot slopes downward from front to back. The existing
residence has a one (1) story height as viewed from the roadway, with a two (2)
story height as viewed from the rear yard area.
The applicant proposes to construct a 20 foot by 23 foot building addition at the
southeast corner of the residence, as noted on the attached site plan. The proposed
building addition will be located outside the utility easement which runs along the
east side property line, with a side setback of five (5) feet. The proposed addition
will have a height of two (2) stories.
DECEMBER 11, 2017
ITEM NO.: 14 CON'T. Z-9283
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of eight (8) feet for this R-2 zoned lot. Therefore, the applicant is requesting
a variance from this ordinance requirement to allow the building addition with a five
(5) foot side setback.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. The proposed addition will be located five (5) feet back from the east
side property line, outside the utility easement. The east end of the existing house
is approximately one (1) foot from the east side properly line, and within the utility
easement. Staff feels that the five (5) foot side setback is adequate in this case.
Approximately 200 feet to the southwest is a large area of R-3 zoning which allows
five (5) foot side setbacks. Staff believes that the proposed building addition with
reduced side setback will have no adverse impact on the adjacent properties or the
general area.
C. Staff Recommendation:
Staff recommends approval of the requested side setback variance, as filed.
BOARD OF ADJUSTMENT (December 11, 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 were no further discussion. The item was paced on the Consent Agenda and
approved as recommended by a vote of 4 ayes, 0 noes and 1 absent.
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