HomeMy WebLinkAboutZ-6443 Staff AnalysisJanuary 26, 1998
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File No.
owner•
Address•
Descri tion•
Zoned•
variance Requested:
Justification:
Present Use of Property:
Proposed Use of Propert :
Staff Re ort:
A.
Public works Issues:
Z-6443
Steven and Peggy Adams
904 Rock Street
North 2.15 feet of Lot 10 and south
44.85 feet of Lot 11, Block 44,
Original City
HDR
variances are requested from the
setback provisions of Section 36-
418 to permit construction of a new
garage with reduced rear and side
yard setbacks.
The older existing structure
actually extends 2 feet into the
alley right-of-way. This older
structure is inadequate to meet the
applicant's needs and will be
removed. The new structure will
not exceed the existing setbacks.
Single Family residence being
remodeled.
Single Family residence
Proposed garage must be located within property lines and
out of the alley right-of-way. Repair or replace any
damaged sidewalk.
-B. Staff Analysis:
The applicants are in the process of remodeling the
residential structure on the HDR zoned property at 904 Rock
Street. Once the remodeling is complete, the structure will
be a single family residence.
As part of the remodeling project, the applicants have
recently removed a detached garage structure from the rear
of the property. The older garage measured approximately 17
feet by 22 feet. The structure had a side yard setback on
the north side of 0 feet and actually extended 2.11 feet
January 26, 1998
Item No.: 3(Cont.)
into the alley right-of-way. The applicants propose to
replace this older garage with a new, one-story detached
garage which will measure 20 feet by 40 feet. The
applicants propose to maintain the 0 foot side yard setback
on the north and to have a 0 foot rear yard setback on the
alley side.
In the HDR (High Density Residential) District, there are no
separate setback standards for accessory structures such as
are found in the other residential districts throughout the
City. Structures on properties zoned HDR must provide
minimum rear and side yard setbacks of 20 feet and 5 feet
respectively.
Staff believes the requested 0 foot rear yard setback is
reasonable. Accessory structures in the other residential
zones of the City are permitted to have a rear yard setback
of 0 feet when adjacent to an alley. The older structure,
which the applicants recently removed, actually extended
2.11 feet into the alley. The 0 foot rear yard setback is
not out of character with other development in the area.
Several other lots in this block have structures, some two-
story in height, built at the alley.
Staff is less supportive of the requested 0 foot side yard
setback. Staff has been consistent in not supporting such
reduced setbacks between properties. A setback of 0 feet
does not allow for eaves, overhangs or gutters. As
evidenced by the applicant's own survey, there are
encroachments onto his own property by the overhangs of
structures on each of the adjoining lots. A structure
cannot be built with a 0 foot side yard setback without
actually entering the neighbor's property to do the
construction. Staff believes a side yard setback of 18
inches at a minimum would address these concerns.
C. Staff Recommendation:
Staff recommends approval of the requested 0 foot rear yard
setback. Staff does not recommend approval of the requested
0 foot side yard setback.
HOARD OF ADJUSTMENT:
(JANUARY 26, 1998)
The applicant was present. There were no objectors present.
Staff presented the item and recommended denial of the
application as filed. Staff recommended approval of a 0 foot
setback from the alley and of a minimum 18 inch setback from the
side property line.
Mr. Adams stated that he wished to amend his application to
conform to staff's recommendation.
W
January 26, 1998
Item No.: 3 Cont-)
A motion was made to approve a reduced rear yard setback of
0 feet and of a reduced side yard setback of 18 inches. The
motion was approved by a vote of 5 ayes, 0 noes, 1 absent and
3 open positions.
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