HomeMy WebLinkAboutZ-6513 Staff AnalysisJune 29, 1998
Item
File No.: Z-6513
Owner• Blake Kukar
Address: 5113 Crestwood
Description: Lot 6, Prospect Terrace
Zoned• R-2
yariance_Requested: Variances are requested from the
building line provisions of Section
31-12 and the accessory building
area regulations of Section 36-156
to permit construction of a
detached carport with reduced front
and side setbacks, which crosses a
platted building line and which is
located within 6 feet of the house.
Justification: Applicant's Statement: A variance
is justified in this case due to
the restrictions of the lot and
configuration of:the existing house
on the lot. The attached survey
shows that the existing house runs
the full width of the lot (less the
side yard setbacks). In addition,
the slopes severely from Crestwood
Drive to Kavanaugh Blvd. to the
south, thus, there is simply no
other location on the lot in which
to locate a carport structure.
The carport will be an open, free-
standing structure consisting of
four architectural load-bearing
wood columns connected by four
glue -lam beams supporting a roof of
canvas stretched over an aluminum
frame. The carport will be pulled
in from the side and front property
lines to assure that rain water
run-off will stay on this lot and
not effect the neighboring
property. With the exception of
the removal of one large shrub
adjacent to the house, the carport
will not require any changes to the
existing conditions.
June 29, 1998
Item No.: 8 (Cont.)
Present Use of Property: Single Family
Proposed Use of Property: Single Family
Staff Report•
A. Public Works Issues:
No issues.
B. Staff Analysis:
The R-2 zoned property located at 5113 Crestwood is
currently occupied by a two-story, brick, single-family
residence. There is no covered parking on site. It appears
that the garage/carport may have been enclosed many years
ago. The applicant proposes to construct an unenclosed
carport structure in front of the house. The carport will
be freestanding but will have a covered walkway nearly
connecting to the house. The carport will have a front yard
setback of 0 feet, a side yard setback of 2 feet on the east
side, will be separated from the house by less than 6 feet
and is built across a platted 25 foot building line. The
code requires accessory structures to have a front yard
setback of 60 feet, a side yard setback of 3 feet and to be
separated from the principal dwelling by 6 feet.
Staff does have concerns about this proposal. The carport
structure is proposed to have a front yard setback of 0
feet. Crestwood Drive only has a right-of-way of 40 feet.
The Master Street Plan calls for a 50 foot right-of-way,
meaning the proposed structure is to be built in the Master
Street Plan required right-of-way. At this time that is not
an issue but should the right-of-way ever be needed, the
structure would encroach by 5 feet. This is an older,
established neighborhood of larger single family homes.
Staff did not find any similar situations where detached
carports were located in the front yard. The final concern
is the proposed design of the structure itself. The
proposed carport is a wood and aluminum frame structure
covered by a canvas roof. Staff questions whether such a
structure is compatible with existing development in this
neighborhood.
C. Staff Recommendation:
Staff recommends denial of the requested variances.
0a
June 29, 1998
Item No.: 8 (Cont.)
BOARD OF ADJUSTMENT: (JUNE 29, 1998)
The applicant was present. There were no objectors present.
Staff informed the Board that the applicant had amended the
proposal only an hour prior to the meeting. Staff did not offer
a recommendation on the amended application.
The applicant, Mark Alderfer, addressed the Board and presented
the amended item. As amended, the proposed carport structure was
to have a front yard setback of 5 feet, a side yard setback of 3
feet and would abut but not be attached to the house. The
amended application resulted in the elimination of the side yard
setback variance and removed the structure from the Master Street
Plan right-of-way.
Mr. Alderfer stated that the site had no covered parking and, due
to the slope of the lot, there was no place else to place the
carport. He stated that the carport was to be built over the
existing paved parking area. Mr. Alderfer pointed out that none
of the homes across the street had driveways onto Crestwood, thus
there would be interference with cars entering the street. Mr.
Alderfer showed photographs of a similarly situated carport
structure located on a lot on a nearby street. He stated that
his proposed structure would look very similar in design,
including a hip roof.
William Ruck asked if the carport would create sight distance
problems. Mr. Alderfer responded that the carport would be
unenclosed and that sight distance would be no different than it
currently is.
In response to a question from Brandon Rogers, staff noted that
Public Works had no concerns.
Chairman Brooks called the question on the amended application
subject to a one -lot replat reflecting the change in the building
line. The item was approved by a vote of 5 ayes, 0 noes and
0 absent.
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