HomeMy WebLinkAboutZ-6709 Staff AnalysisJuly 26, 1999
Item No.: 8
File No.
Owner:
Address:
Description:
Zoned:
Variance Re ested:
Z-6709
Ronald Hart
4821 Crestwood
Lot 97, Cliffewood
R-2
A variance is requested from the
area regulations of Section 36-254
to permit construction of an
addition with a reduced side yard
setback.
Justification: Applicant's Statement: We are
requesting a zoning variance at
4821 Crestwood to allow an
encroachment of 5.5 feet into the
east side yard setback of 5.5 feet
for the purpose of constructing an
attached two -car carport and to
allow an encroachment of 2 feet
into the west 5.5 foot side yard
setback for the purpose of
extending the full length of the
house 13 feet to the south at the
basement level.
The existing detached one -car
carport, which will be removed, is
constructed over the east property
line. The new attached carport
will be an improvement over the
current situation and is required
to allow covered parking for two
cars. We feel this addition will
blend well with the current
architectural context.
Our proposed plan includes a one
story addition to the rear, an
attic remodeling with dormers, and
a one story two -car carport to the
east. The roof over the carport
July 26, 1999
Item No.: 8 (Cont.)
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
will slope to the south so as to
prevent the dumping of additional
water onto the neighbor's property.
Single Family
Single Family
Driveway is to be 5 feet from property line at right-of-way
line_
B. Staff Analysis:
The R-2 zoned property located at 4821 Crestwood is occupied
by a one-story, brick and frame, single -family -residence. A
detached, single -car carport is located to the east of the
house. The existing carport extends 0.9 feet across the
side property line, encroaching onto the neighboring
property. The applicant proposes to remove the existing
carport and replace it with a two -car, carport addition to
the house. The addition will result in a side yard setback
of 0 feet. The applicant also proposes to construct an
addition onto the rear of the house, maintaining the
existing side yard setback on the west side of 3.5 feet.
The code requires side yard setbacks of 5.5 feet for this
lot.
Staff is supportive of the requested side yard variance to
allow the addition onto the rear of the house. The existing
house has a side yard setback on the west side varying from
2.25 feet to 3.5 feet. The proposed addition will maintain
the existing setback of 3.5 feet. The addition is 13 feet
in depth, a relatively small portion of the overall lot
depth. The house on the lot adjacent to the west has a side
yard setback of 10+ feet, providing adequate separation
between structures. Maintaining the existing 3.5 foot side
yard setback should not impact the adjacent property. Staff
does not support the requested side yard setback on the east
side to allow a carport addition with a 0 setback. The
applicant states that removing the existing carport, which
extends over the property line by 0.9 feet, and replacing it
with one that has a 0 setback is an improvement. The
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July 26, 1999
Item No.: 8 (Cont.)
applicant states that the roof of the carport will slope
down from front to rear to prevent water run-off onto the
adjacent property. The proposed carport will be open on the
front and east, attached to the house on the west and
enclosed by storage space to the south.
While staff agrees that there is a benefit to removing the
old carport which encroaches onto the adjacent property, we
cannot support the proposal to build a new structure with a
0 setback. A 0 setback does not provide adequate space for
construction and maintenance of the addition. A 0 setback
can lead to run-off problems, even with the best of
intentions regarding the sloped roof. Staff has
consistently maintained that a minimum setback of 18 to 24
inches should be required adjacent to another property to
address those concerns. Reducing the carport width to 18
feet, the typical width of 2 parking spaces, with a limited
overhang on the east side should provide a 2 foot setback.
The house on the lot adjacent to the east has a side yard
setback of 10± feet, providing adequate separation between
structures.
C. Staff Recommendation:
Staff recommends approval of the requested side yard
variance to allow for construction of an addition onto the
rear of the house, maintaining the existing side yard
setback of 3.5 feet.
Staff recommends denial of the requested side yard setback
variance to allow a carport addition with a side yard
setback of 0 feet.
BOARD OF ADJUSTMENT:
(JULY 26, 1999)
The applicant was present. There were no objectors present. A
letter of support had been submitted by the residents of 4815
Crestwood and forwarded to the Board. Staff presented the item
and recommended approval of the setback variance for the addition
to the house and denial of the setback variance for the carport.
Staff informed the Board that the notices were completed on
July 20, 1999, 4 days later than required by the Board's bylaws.
The notices were substantially completed in a timely manner.
Carolyn Lindsey, the applicant, addressed the Board. She
explained that the proposed carport would be 20.5 feet in width.
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July 26, 1999
Item No.: 8 (Cont.)
Ms. Lindsey stated that the existing carport actually extended
over the property line. Ms. Lindsey made note of the letter from
the neighbors who would be affected by the reduced setback. She
presented photographs of the site. (Staff did not receive copies
of the photographs.)
The Board was given copies of the property survey which provided
greater detail of the proposal.
Ms. Lindsey stated that the carport's support columns would
reduce the parking area to approximately 18.6 feet. She noted
that the carport would be open other than for the storage area at
the rear. Ms. Lindsey stated that the roof would be sloped to
the rear, with guttering at the rear.
A motion was made to approve the requested setback variance for
the addition to the house as filed and to approve as setback
variance for the proposed carport subject to there being a
minimum setback of 6 inches measured from the edge of the eave.
The motion was approved by a vote of 5 ayes, 0 noes -and 0 absent.
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