HomeMy WebLinkAboutZ-6592 Staff AnalysisDecember 21, 1998
Item No.: B
File No.:
Z-6592
Owner:
William -Donald
Address:
5301 Hawthorne Road
Description:
Lot 1, Block 10, Newton's Addition
Zoned•
R-2
Variance Requested:
variances are requested from the
accessory building setback and
coverage requirements of Section
36-156 to permit construction of a
detached carport with reduced
setbacks and which occupies more
than 30 percent of the required
rear yard; from the area
regulations of Section 36-254 to
permit enclosure of an existing
carport and construction of a deck,
each with reduced side yard
setbacks; from the fence height
provisions of Section 36-516 to
permit construction of a fence
exceeding permitted height.
Justification:
Applicant's Statement:
PROJECT A
We wish to expand the living area
of our home by closing in the
existing carport which is now
located within 3.85' of the
eastside property line. This new
room is intended to become a
sunroom and studio. The walls will
be constructed directly under the
existing beams that support the
carport roof. The house was built
in the 1940's and the property is a
narrow corner lot. Expansion space
is limited, therefore to replace
the carport we would prefer to
construct a new car shelter in the
position shown on the plans. This
location is carefully selected to
allow space for two cars to park
between the large existing trees
and the south property line while
maintaining a reasonable setback.
December 21, 1198
Item No.: B (Cont.
Along the south property line is a
stone and wood fence varying in
height from 9' to 12, which has
been in existence for some time,
therefore the structure will not be
visible to these neighbors. The
new car shelter "roof" will be
constructed in the form of a wood
trellis and is to be completely
covered with flowering vines. The
top of the trellis will be 8' high.
A fence of natural weathered wood
will be located along the east
property line and will also
function as the side wall of the
car shelter. Connecting the new
room and the proposed car shelter
will be a paved flagstone walkway
covered with a wood trellis similar
to the car shelter.
PROJECT B
It is necessary to construct a wood
deck within the setback from the
west property line that will
connect our back kitchen door with
the new walkway and car shelter.
The existing conditions at the west
door are dangerous and inconvenient
as the first step down is directly
below the door opening and the
grass area surrounding the steps is
often wet due to improper drainage.
We hope.to alleviate this drainage
problem in this project by a
drainage swale and perforated pipe
to be installed along the west
property line.
Present Use of Property: Single Family
Proposed Use of Propert : Single Family
Staff Report:
A. Public Works Issues:
No issues.
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December 21, 1998
Item No.: B Cont.
B. Staff Anal sis•
The R-2 zoned property located at 5301 Hawthorne Road is
occupied by a one-story, brick and frame, single-family
residence. The applicants propose to remodel the home
including enclosing the carport to convert it into a
sunroom, adding a deck and constructing a free-standing
carport type structure. The existing carport (sunroom) has
a side yard setback on the Harrison Street side of 3.85
feet. The proposed deck will have a side yard setback of
1.5 feet. The Code requires a side yard setback of 5 feet
for this lot. The proposed, new, detached carport will have
a side yard setback from the Harrison Street side of 3.85
feet. The Code requires accessory structures to have a
minimum street side yard setback of 15 feet. The carport
structure will occupy 35 percent of the rear yard, exceeding
the 30 percent allowed by the Code. A proposed 7-8 foot
tall wood fence will be located on the Harrison Street
property line, between the carport structure and the house.
The Code limits the height of fences within setbacks
adjacent to streets to 4 feet.
Staff believes the requested setback and area coverage
variances to be reasonable. Allowing the enclosure of the
carport will not increase the intrusion into the side yard
setback. The walls will be constructed directly under the
existing beams that support the carport roof. A new
fireplace will be located on the street side of the addition
but will not extend any further than the existing roof line.
The deck addition does not exceed two feet above grade at
its tallest point and functions much like a patio. The deck
will remain uncovered and unenclosed. The carport structure
is designed of support posts and a trellis vine -covered
"roof." The open, "airy" nature of the structure will
reduce the visual impact of the structure. The requested 35
percent rear yard coverage does not greatly exceed the 30
percent allowed by the Code. The structure will have a
setback from Harrison Street of 18-19 feet, providing
adequate sight -distance. Harrison Street dead -ends just
north of this site and is not a major traffic carrier at
this point.
The requested fence height variance is for only 25 feet of
the property's 140 foot Harrison Street frontage. The fence
acts as a connecting element between the carport and house
and is located 15 feet behind the curb of the street. The
fence should be designed with the finished side facing
outward.
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December 21, 1998
Item No.: B Cont.
C. Staff Recommendation:
Staff recommends approval of the requested setback, area
coverage and fence height variances subject to compliance
with the following conditions:
1. Compliance with Public Works Comments
2. The portion of the deck within the required setback is to
remain uncovered and unenclosed.
3. The fence is to be constructed with the finished side
facing outward.
4. The carport structure is to remain open and unenclosed.
BOARD OF ADJUSTMENT:
(NOVEMBER 30, 1998)
The applicant was present. There were no objectors present. The
applicant had failed to properly follow notification procedures
and the item was placed on the Consent Agenda for deferral to the
December 21, 1998 meeting. The vote was 4 ayes, 0 noes, 0 absent
and 1 open position.
BOARD OF ADJUSTMENT:
(DECEMBER 21, 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 in the "Staff
Recommendation" above. Staff informed the Board that the
applicant had completed the notification of neighbors.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 4 ayes, 0 noes, 0 absent and
1 open position.
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