Loading...
HomeMy WebLinkAboutZ-6979-A Staff AnalysisNOVEMBER 26, 2007 ITEM NO.: A File No.: Z -6979-A Owner: Lynn and Frances Mayhan Applicant: Rodney Parham Address: 26 Edgehill Road Description: Lot 37, Edgehill Addition Zoned" R_2 Variance Requested: A variance is requested from the area provisions of Section 36- 254 to allow a building addition with a reduced side setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments. B. Staff Anal sial The R-2 zoned property at 26 Edgehill Road is occupied by a one-story, brick and frame, single-family residence. The house has no covered parking. It appears that the garage on the east end of the house may have been enclosed some years ago. The site has a circular drive and a parking pad located east of the house. The house and parking pad are slightly below street grade. The rear portion of the lot falls off steeply to Allsop Park, which is located behind this site. The applicant proposes to construct a two-story 30.33 foot by 30.2 foot addition on the east end of the existing residence, as noted on the attached site plan. The first floor of the addition will include a garage, with additional NOVEMBER 26, 2007 ITEM NO.: A (CON'T. C. bedroom space on the second floor. The roofline will run north/south, with a gable end facing Edgehill Road. The addition is proposed to be located 3.25 feet from the east side property line. The proposed addition will be located almost 100 feet back from both the front and rear property lines. On February 26, 2001 the Board of Adjustment approved a minor separation variance for a one-story detached carport within this same area on the east end of the residence. The approved accessory carport had a three (3) foot side setback from the east property line. The carport was never constructed and the approved variance expired after two (2) years. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of eight (8) feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the proposed addition with a 3.25 -foot side setback from the east property line. filuw n C+-nff hnr nzIoc thn nrnnrtiCarl structure, being two (2) stories in height, is located slightly too close to the east side property line. Staff believes that with the type of building massing proposed, the addition should be at least five (5) feet back from the side property line. That setback, combined with appropriate measures to address water run-off, would be the least that could be supported by staff. The nearest structure on the adjacent property is located approximately 20 feet from the side property line, providing adequate separation. Staff Recommcndation: Staff recommends denial of the requested variance, as filed. BOARD OF ADJUSTMENT: (OCTOBER 29, 2007) Staff informed the Board that the applicant submitted a letter on October 25, 2007 requesting the application be deferred to the November 26, 2007 agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the November 26, 2007 agenda by a vote of 5 ayes and 0 nays. D. Staff Update: The applicant submitted a revised site plan to staff on November 9, 2007. The revised site plan provides for the five (5) foot side (east) setback as requested by staff. The applicant also provided a front elevation of the proposed addition. The elevation shows the two-story addition with a relatively low roof pitch. The overall roof height (to peak) is only 7.5 feet taller than the roof peak NOVEMBER 26, 2007 ITEM NO.: A (CON'T. on the existing house. The applicant also notes that there will be no windows on the east side second floor of the addition. Staff is supportive of the revised application. Staff believes that the five (5) foot side setback will provide adequate separation between the residential structure to the east and the proposed addition. With guttering provided to prevent water run-off onto the adjacent property and no windows on the second floor east elevation, staff feels the proposed addition will have no adverse impact on the adjacent property or the general area. E. Revised Staff Recommendation Staff recommends approval of the revised application, subject to the following conditions: 1. The addition must be constructed to match the existing residence. m!!�+ hr r rn,iirlo _ n_ prove f , nfo?r ri in_nff _n_nto +hn ariannnt property to the east. 3. The second floor east elevation is to contain no windows/openings. BOARD OF ADJUSTMENT: (NOVEMBER 26, 2007) Frances Mayhan and Rodney Parham were present, representing the application. There was one (1) objector present. Staff presented the application noting that the applicant had made a revision. Staff explained that the proposed building addition had been moved to provide a five (5) foot side yard setback. Staff recommended approval of the revised application. Greg Hopkins, representing the adjacent property owner Mrs. P.L.D. Watson, spoke in opposition to the application. He expressed Ms. Watson's opposition to the proposed side setback. He explained that a one-story (smaller) garage, or a garage located on the rear of the house could be done. He stated that the applicant had no hardship in requesting the variance. Chairman Francis questioned the hardship issue. Ms. Mayhan explained that there was a steep drop-off directly behind the house which makes an addition to the rear of the structure very difficult. Mr. Parham noted that the area proposed for the addition is a fill area, approximately eight (8) feet above the grade immediately behind the house. There was a discussion related to the grade of the house in relation to the proposed garage. Mr. Parham explained that the proposed addition would be almost four (4) feet below the grade of the existing house. The size of the proposed garage was discussed with relation to the proposed setback. The separation between the proposed addition and the nearest structure to the east was also discussed. The height of the proposed addition was also discussed. NOVEMBER 26, 2007 ITEM NO.: A(CON'T. James Van Dover asked about the shrubs the applicant proposed to install along the east wall of the addition. Ms. Mayhan stated that she intended the shrubs to help soften the look of the addition from the adjacent property. Chairman Francis explained that the slope of the lot justified hardship for placement of the addition, and noted the low profile of the addition. There was a motion to approve the application as revised by the applicant and recommended by staff. The vote was 4 ayes and 1 nay. The revised application was approved.