HomeMy WebLinkAboutZ-6600 Staff AnalysisDecember 21, 1998
Item No.: 3
File No.:
Owner:
Address:
Description:
Zoned-
Variance Reguested:
Justification:
Present Use of Pro ert :
Proposed Use of Propert :
Staff Report:
A. Public Works Issues:
No issues.
B. Staff .Anal sis:
Z-6600
Thomas J. Houlihan
11520 Southridge
Lot 8, Block 7, Walton Heights
R-2
A variance is requested from the
area regulations of Section 36-254
to permit an addition with a
reduced side yard setback.
Applicant's Statement: I am
applying for a side variance to my
home for the purpose of
constructing a shelter for my boat.
The construction will be of 2X4
treated wood for the frame, and
sheetmetal for the roof. The
shelter will be open from the back,
front and sides. The shelter
measures 24 feet by 8 feet 4 inches
wide, attached to the west end of
my home.
I was not aware of the city
ordinance regarding the need for
the variance. I would hope the
Board of Adjustments will grant me
this variance in order for me to
safeguard the investment of my
boat.
Single Family
Single Family
This item is before the Board as a result of action by the
Codes Enforcement Staff.
December 21, 1998
No.: 3 (Cont.
The R-2 zoned property located at 11520 Southridge Drive is
occupied by a,one story, brick and frame, single-family
residence. The applicant has recently constructed a "lean-
to" type structure on the west side of the residence to
provide cover for his boat. The structure is built of 2X4
treated wood with a sheet metal roof. The shelter measures
24 feet by 8 feet 4 inches and extends to the west side
property line. The code requires a side yard setback of 7.7
feet for this lot.
Staff cannot support the requested variance. The house has
a side yard setback varying from just under 9 feet to just
under 8 feet, due to a slight angle in the property line.
Based on the dimensions provided by the applicant, and
confirmed by a site inspection by staff. It appears that
the structure may actually extend over the property line.
Staff believes a minimum side yard of 18-24 inches should be
provided. This is the minimum distance needed to allow for
maintenance of the structure without intruding on the
neighboring property. Guttering is also needed to prevent
water run-off onto the adjacent property. To provide a
reasonable side yard setback, the structure should extend no
more than 6-6 % feet out from the house. It appears that
this distance would not be sufficient to allow for the
clearance needed to park the boat.
A letter of opposition has been received from the Walton
Heights-Candlewood Homeowners Association.
C. Staff Recommendation:
Staff recommends denial of the requested variance.
BOARD OF ADJUSTMENT:
(DECEMBER 21, 1998)
The applicant was present. There were several objectors present.
One letter of opposition from the Walton Heights/Candlewood
Homeowner's Association had been sent to the Board. Staff
presented the item and a recommendation of denial.
The applicant, Thomas Houlihan, addressed the Board in support of
his variance. He stated that he would insulate the metal roof to
reduce noise and would put guttering on the structure. Mr.
Houlihan stated that the structure did not extend across the
property line. He stated that, of the property owners within 200
feet, he was aware of only 1 or 2 objectors. Mr. Houlihan stated
that the appearance of the structure would not detract from the
neighborhood. He asked if he could have 30-60 days to remove the
structure if the Board denied the variance.
In response to a question from Chairman Brooks, Mr. Houlihan
stated that he could only reduce the width of the structure by
6-10 inches before he could no longer fit the boat under it.
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December 21, 1998
Item No.: 3 (Cont.
Warren Boop, president of the Property owners Association, spoke
in opposition to the variance. He stated that the association's
Board members were unanimous in their opposition to the item.
Mr. Boop noted that the structure violated the subdivision's Bill
of Assurance which required a side yard setback no less than 10
percent of the width of the lot. He stated that he had spoken
with several other neighborhood residents who were also opposed
to the item.
Mr. Rosenow, co-owner of the adjacent property, spoke in
opposition to the issue. He stated that the carport was an
eyesore that would cause depreciation of his property value.
Lucille Sweeden, owner of the other adjacent property, spoke in
opposition to the variance.
Mr. Houlihan and his wife, Patricia, spoke again in support of
their application.
Nancy Boop, treasurer of the Homeowner's Association, spoke in
opposition.
Chairman Brooks called the question on the requested variance.
The vote was 0 ayes, 4 noes, 0 absent and 1 open position. The
variance was denied.
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