HomeMy WebLinkAboutZ-6713-A Staff AnalysisJuly 26, 1999
Item No.: 12
File No.
Owner:
Address:
Descriptio
Zoned:
Variance Requested:
Justification:
Z-6713
Wayne Moore
5300 Edgewood Road
Lot 102, 131 and 132 Prospect
Terrace No. 2
RIWa
A variance is requested from the
area regulations of Section 36-254
to permit construction of an
addition with a reduced rear yard
setback.
Applicant's Statement: We are
requesting a zoning variance at
5300 Edgewood to allow an
encroachment into the rear yard
setback of lot 131 and into the
sideyard setback of lot 132. We
are proposing a 2 foot extension of
the existing den structure to the
north, conversion of an existing
stone and stucco garage structure
into a heated and cooled playroom,
and a 2 story connector piece to
link new playroom to the existing
house. 'The "link" piece will
include laundry and mudroom areas
on the first floor and master
bedroom/bath area at the second
floor. A stoop to the north of the
"link" will be necessary to access
the existing backyard. This stoop
will come within 18 inches of the
north property line at lot 131 and
may be constructed of concrete if
necessary.
The existing house is considered a
neighborhood landmark and the new
owners plan to remodel and update
July 26, 1999
Item No.: 12
Cont.)
Present Use of Property:
Proposed Use of Property:
Staff Re ort:
A. Public Works Issues:
No Comments.
B. Staff Analysis:
the house while taking care to
maintain its existing architectural
character. Our proposed 2 story
addition will allow the owners to
utilize an existing structure by
connecting it to the main house.
The location of this new connector
piece is such that it will impact
the existing elevations in the
least intrusive way. Our goal is
to construct this new piece in a
way that will look as if it has
always been a part of the original
house.
Single Family
Single Family
The R-2 zoned property located at 5300 Edgewood Road is
occupied by a large, two-story, rock and frame, single-
family residence with a detached two story garage/carport
structure. The property consists of three lots which front
onto Edgewood, Harrison and Centerwood. The applicants
propose to substantially remodel the home including removing
the carport, converting the garage into storage and a
playroom and constructing an addition which will connect the
house to the garage. The new two story addition will
contain laundry and mudroom areas on the first floor and
master bedroom/bath area on the second floor. The existing
garage structure has a rear yard setback of .8 feet. The
new connection between the house and garage will have a rear
yard setback of 4 feet with a small porch coming within 18
inches of the rear property line. The code requires a rear
yard setback of 25 feet for this R-2 zoned lot.
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July 26, 1999
Item No.: 12 (Cont.)
Staff is supportive of the requested setback variances. The
existing garage and house currently have reduced rear yard
setbacks of .8 feet and 6 feet respectively. Allowing the
new addition to "fill-in" the gap between these two
structures should not greatly increase any impact on
adjacent properties. The.home directly behind the garage
fronts onto Centerwood Road and appears to have a rear yard
setback exceeding 25 feet, providing adequate separation
between structures.
The proposed remodeling, including the removal of the
carport and a greenhouse structure should be an improvement
which will be of benefit to the neighborhood.
C. Staff Recommendation:
Staff recommends approval of the requested setback variance
as filed.
BOARD OF ADJUSTMENT:
(JULY 26, 1999)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval.
Staff informed the Board that the notices were completed on
July 19, 1999, three days later than required by the Board's
bylaws. The notices were substantially completed in a timely
manner.
A motion was made to waive the Board's bylaws and to accept the
notices as completed by the applicant. The motion was approved
by vote of 5 ayes, 0 noes and 0 absent.
The applicant offered no additional comments.
The setback variance request was placed on the Consent Agenda and
approved by a vote of 5 ayes, 0 noes and 0 absent.
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June 26, 2000
Item No.: 2
File No.
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
No Comments.
B. Staff Analysis:,
Z -6713-A
Wayne Moore/Ellen Yeary, Architect
5300 Edgewood Road
Lots 102, 131 and 132,
Prospect Terrace #2
R-2
Variances are requested from
the area provisions of Section
36-254 to permit construction of
additions with reduced side and
rear yard setbacks.
The applicant's justification is
presented in an attached letter.
Single Family
Single Family
The R-2 zoned property located at 5300 Edgewood Road is
occupied by a two-story, rock, frame and stucco, single-
family residence. The property consists of three lots at
the northwest corner of Edgewood Road and Harrison Street
(Lots 102, 131 and 132 Prospect Terrace #2). The house is
currently being remodeled. The applicant proposes to
construct two additions onto the house. A large addition on
the west side is to contain a one-story exercise room and a
one and one-half story, two -car garage. This addition is
proposed to have a rear yard setback ranging from 3-4 feet.
The Code requires a rear yard setback of 25 feet. The
second addition is a one-story expansion of the family room.
June 26, 2000
Item No.: 2 (Cont.)
This second addition will result in a side yard setback of 3
feet. The code requires a side yard setback of 7.5 feet.
Staff has concerns about the proposed expansions and the
requested setback variances. The existing house now has a
rear yard setback ranging from .8-1.8 feet. Allowing the
large exercise/garage addition to have a reduced rear yard
of 3-4 feet virtually lines the entire rear lot line with
structure. The property has a 20 foot platted building line
on Edgewood and the addition is proposed to have a front
yard setback of 33 feet. Moving the proposed addition to
the building line will provide a rear yard setback of 16-17
feet, creating some open space along the rear lot line and
reducing the impact on the adjacent lot (Lot 103). The
impact on that adjacent lot is further exacerbated by the
reduced side yard setback created by the proposed den
expansion. The full complement of additions proposed by the
applicant will result in nearly 90 feet of structure located
with .8-4 feet of the common lot lines between the
applicant's property and the adjacent Lot 103. Although it
cannot truly be said that the applicant is overbuilding the
property, because of the amount of open space available on
the remainder of his 3 lots, staff believes he is
overbuilding in a critical setback area which could result
in a negative impact on the adjacent property.
On July 26, 1999, the Board approved a rear yard setback
variance for this lot allowing what was an existing garage
to be connected to the main house with an addition which had
a rear yard setback of 4 feet. The proposed addition was
relatively minor in the scope of things. The existing
garage had a rear yard setback of .8-1.8 feet. A copy of
that previous action is attached.
C. Staff Recommendation:
Staff recommends denial of the requested rear and side yard
setback variances as filed.
BOARD OF ADJUSTMENT:
(JUNE 26, 2000)
The applicants, Ellen Yeary and Wayne Moore, were present. There
were no objectors present. Staff presented the item and a
recommendation of denial.
Ellen Yeary addressed the Board in support of her application.
She presented plans of the proposed additions. Ms. Yeary
K
June 26, 2000
Item No.: 2 (Cont.)
described the addition as being one story in height with a low
eave line which would reduce the visual impact of the reduced
setback. She presented a letter from Mike and Robin Smith,
owners of -the abutting the property at 5305 Centerwood. In that
letter the Smiths voiced their preference for the reduced setback
proposed by the applicants rather than having the addition moved
away from the rear property line as proposed by staff.
In response to a question from Fred Gray, Mr. Moore stated that
he had met with the owner of the property directly west of this
site and that person voiced no objection to the proposal. Ms.
Yeary commented that there was a large amount of vegetation
between this site and the property to the west. She noted that
the proposed addition did not intrude upon the required side yard
setback adjacent to the property on the west.
In response to a question from Norm Floyd, Ms. Yeary stated that
the proposed courtyard was an important issue to the new owners,
as they have small children and want to provide a safe play area.
Fred Gray asked Mr. Moore if he felt this would be the last
variance requested for the property. Mr. Moore deferred to the
new owners who indicated that their answer was yes.
Due to a lack of a motion, the Chairman called the question on
the application, as filed. The motion was approved by a vote of
3 ayes, 1 noe and 1 absent.
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