HomeMy WebLinkAboutZ-6410 Staff AnalysisNovember 24, 1997
Item No.: C
File No.:
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification•
Present Use of Propert
Proposed Use of Property:
Staff Report•
A. Public Works Issues:
Z-6410
Philip James Deer, III
28 Scenic Point -
Lot 28, Scenic Heights
R-2
A variance is requested from the
area regulations of Section 36-254
to permit an addition with reduced
side yard setback.
Enclosed storage is needed to
service the carport area. The pie
shape of the lot narrows the site
such that the new storage room
needs to abut the property line.
Single Family residence
Single Family residence
Direct all roof runoff away from adjacent property. No part
of the roof or gutter shall extend beyond the property line.
H. Staff Analysis:
The R-2 zoned property located at 28 Scenic Point is
occupied by a one-story, brick and frame single family
residence. The residence has an unenclosed, one -car carport
extending out from the front. The applicant proposes to add
a storage closet to the side of the carport. The addition
would have a side yard setback of 0 feet. The addition will
have either a flat roof or hip roof with guttering installed
to prevent water runoff onto the neighbor's property.
The lot is pie -shaped, 60.7 feet wide at the front and 147.3
feet wide out the rear. The existing carport has a side
yard setback of 5t feet.
Staff does not support the requested variance. Pushing the
proposed storage closet against the property line does not
appear to be the only alternative available. Reducing the
November 24, 1997
Item No.: C (Cont.
setback to 0 feet will potentially create runoff problems
and could negatively impact the adjacent property. There
appears to be room on the rear of the house for a small
storage addition. Also, there is room to put the storage
room at the end of the carport and to extend the carport 6-7
feet towards the street. Staff -believes the potential
negatives created by the applicant's proposal outweigh his
need for this small storage closet, when other alternatives
appear available.
C. Staff Recommendation:
Staff recommends denial of the requested side yard setback
variance.
BOARD OF ADJUSTMENT:
(OCTOBER 27, 1997)
Nevil Withrow abstained from this item. Ellen Yeary was present
representing the applicant. There were no objectors present.
Staff presented the item and a recommendation of denial.
Ms. Yeary stated that she was amending the application to allow
for a side yard setback of 1 foot rather than 0 feet. She
explained why it would not be feasible to put the storage area
under the carport or behind the house. Ms. Yeary stated that
extending the carport would bring it closer to the side property
line, due to the angle of the side property line. She stated
that the patio area behind the house was more of a living space
that was not conducive to storage. The bicycles and recycling
containers to be kept in the storage room should be located near
the front of the house according to Ms. Yeary.
Ms. Yeary went on to describe an agreement which had been reached
with the neighboring property owner in which the proposed
addition would be designed to incorporate an existing wall to
create a planter which would provide a screen between the storage
room and the neighbor's house.
Staff expressed concern about the Board addressing the revised
plan and the agreement without staff having had an opportunity to
review it. That concern was echoed by Board members. Ms. Yeary
was instructed to provide details of the proposal to staff.
A motion was made to defer the item to the November 24, 1997
meeting. The motion was approved by a vote of 6 ayes, 0 noes,
1 abstaining (Withrow) and 2 open positions.
BOARD OF ADJUSTMENT
(NOVEMBER 24, 1997)
Nevil Withrow abstained on this item. Ellen Yeary was present
representing the applicant. There were no objectors present.
0a
November 24, 1997
Item No.: C Cont.
Staff presented the item and noted that Ms. Yeary had submitted a
revised plan which provided for a 1 foot side yard setback and a
planter to be located between the structure and the property
line.
Ms. Yeary addressed the Board and discussed the revised plan.
She presented a copy of the revised plan which had been approved__
and signed by Gene Withrow of 26 Scenic Point on behalf of his
mother who lives at 27 Scenic Point. On that plan Mr. Withrow
had offered the following suggestions:
1. Move the new south brick wall north to the north edge of the
existing column pier.
2. Lower the brick one course where it abuts the rock wall,
letting most of the west column be exposed.
3. Install a clean-out to allow for rodding -out of the french
drain.
4. Replant the existing tall evergreen in the new planter to
hide the storage room roof.
Ms. Yeary stated that her clients would comply with all of Mr.
Withrow's suggestions. She noted that the new planter would only
be 12 inches wide. Ms. Yeary stated that it may not be feasible
to replant the existing tall evergreen in that small space. If
it is not possible, Ms. Yeary stated some other plant will be put
in the planter to hide the storage room roof.
In response to a question from Brandon Rogers, Ms. Yeary stated
that access to the rear yard could be gained on the other side of
the house, although topography made it difficult.
Kirby Rowland asked about Fire Department access to the rear of
the house. Ms. Yeary stated that this proposal does not change
access to the rear yard. She noted that the property backs up to
another street, Scenic Blvd.
The question was called on the side yard setback variance, as
amended by the applicant and including the four (4) suggestions
from Gene Withrow. The variance was approved by a vote of
5 ayes, 1 noe, 0 absent, 2 open positions and 1 abstaining
(Withrow).
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