HomeMy WebLinkAboutZ-6512 Staff AnalysisJune 29, 1998
Item No.: 7
File No.: Z-6512
Owner: Stephen and Janet Cuffman
Address: 321 North Palm
Description: Lot 17, Block 2, Elmhurst Addition
Zoned• R-2
Variance Requested: A variance is requested from the
accessory building area regulations
of Section 36-156 to permit
construction of a garage with a
reduced side yard setback.
Justification: Applicant's Statement: We will
soon begin construction of an
addition to the rear of our home to
add a second bathroom, enlarge the
master bedroom and add a breakfast
room. We will also add a screened
porch. We presently have a
detached single -car frame garage
which is in very poor condition. I
store an antique car in this
garage, and my wife and I park our
other two vehicles side-by-side in
front of the garage. The addition
to the rear of our home will
interfere with our ability to park
side-by-side. Since the existing
garage needs to be replaced anyway,
we propose to tear it down and
replace it with a larger single car
garage which will be set farther
back on the lot. Our lot is only
50 feet by 140 feet, and in order
to make the best use of the
remaining backyard space we would
like to position the new garage 18
inches from the northern and
eastern boundaries of the lot. Our
neighbor to the north has no
objection to this proposal.
The new garage will be 14 feet wide
and 25 feet long. It will have a
concrete slab floor, frame
construction and a pitched roof
with asphalt shingles. There will
be floored space overhead which
June 29, 1998
Item No.: 7 (Cont.) _
will be used for storage and as a
study area. The roof of the garage
will have guttering and we will pay
careful attention to drainage.
We have lived in our home for
nearly 17 years, and after the
construction of the addition in the
rear we plan to live there for many
more years. The existing garage is
beyond repair and must be torn
down. In order to provide adequate
parking space and make the best use
of the remaining backyard area, it
is essential that the new garage be
positioned 18 inches from the
northern and eastern boundaries of
our lot. We therefore respectfully
request a variance from the
requirements of the zoning
ordinance to permit this
construction.
Present Use of Proper: Single Family
Proposed Use of Property: Single Family
Staff Report:
A. Public Works Issues:
1. Provide dedication of 10 feet by 100 feet drainage
easement as shown on survey to assist with approved
Capital Project approved by Board of Directors with 1998
Review Board Program.
2. Defer construction of a new structure for 6 months or
until Public Works drainage project is finished.
B. Staff Analysis:
The R-2 zoned property at 321 N. Palm is currently occupied
by a one-story, frame residential structure and a detached,
frame garage. The applicant proposes to remove this older
garage structure and build in its place a new, slightly
larger garage. The new structure will have a side yard
setback on the north side of 18 inches. The code requires a
side yard setback of 3 feet for accessory structures. All
other setbacks will be exceeded. The structure does not
exceed the area requirement for rear yard coverage.
In addition to replacing the garage, the applicant will be -
building a substantial addition onto the rear of the house.
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June 29, 1998
Item No.: 7
No variances are needed for the addition. However, with the
addition in mind, the applicant proposes to move the garage
closer to the property line. Placing the garage where
proposed will keep it in line with the existing driveway and
will keep access to the structure from being interfered with
by the addition to the home.
Staff believes the request to be reasonable. An 18 inch
setback will allow for guttering to be placed on the
structure and is a reasonable distance to permit
construction and maintenance of the structure without
infringing on the neighbor's property. There are no
structures on the neighboring property directly adjacent to
the site of the proposed garage.
The only issue is Public Work's request for a drainage
easement. The easement is to allow for construction of
stormwater drainage improvements which were approved by the
Board of Directors as a bond project. The 10 foot easement
will parallel the north side property line and will extend
from the front property line to a point directly in front of
the existing garage. The easement will not interfere with
the proposed new garage. Public Works has asked that
construction of the garage be delayed until the drainage
project is complete or for 6 months.
C. Staff Recommendation:
Staff recommends approval of the requested side yard setback
variance subject to compliance with the following
conditions:
1. Compliance with Public Works Comments
2. Guttering is to be installed on the north side of the
garage.
3. The eave/overhang on the north side of the garage is to
be limited to no more than 6 inches.
BOARD OF ADJUSTMENT:
(JUNE 29, 1998)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the conditions outlined above. Staff informed
the Board that Public Works Comments had been amended to read as
follows:
1. Provide dedication of 7.5 feet by 100 feet drainage easement
to assist with approved Capital project.
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June 29, 1998
Item Na • 7(Cont.)
2. The proposed new garage may be constructed at this time,
however, the proposed concrete pad in front of the garage is
not to be constructed until the drainage project is
completed.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 5 ayes, 0 noes and 0 absent.
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