HomeMy WebLinkAboutZ-7032 Staff AnalysisMay 21, 2001
Item No.: 7
Vi I- No_: Z-7032
Owner: Mike and Kelley England
Address: 5403 Sherwood Road
Description: Plot 185, Prospect Terrace No. 3
Zoned: R-2
Variance Requested: A variance is requested from the
area regulations of Section 36-254
to permit construction of additions
with a reduced side yard setback.
Justification: The applicant's justification is
presented in an attached letter.
Present Use of Proper Single,Family
ProDosed Use of Property: Single Family
Staff Report:
A. Public Works Issues:
Sidewalk on west side encroaches on adjacent property.
Remove and relocate.
B. Staff Analysis:
The R-2 zoned property at 5403 Sherwood Road is occupied by
a split-level, brick and frame, single-family residence.
The lot slopes down from the street so that the house has
the appearance of one-story from the street and two -stories
from the rear. The applicants propose to substantially
remodel the home including adding an additional level (to
give a two-story appearance from the street) and a two-story
addition to the rear. Both additions will result in reduced
side yard setbacks of 1-2 feet. The Code requires a side
yard setback of 5.5 feet for this lot.
There are two issues before the Board, the proposed second
story and the proposed new addition where an elevated deck
May 21, 2001
Item No.: 7 (Cont.
is now located. Staff's support is divided between the two
issues.
The existing house now has a side yard setback of 2± feet on
the west side. Although allowing a second floor does
increase the overall impact, it is being built over the
existing footprint of the house. It will be built over an
area that now is being used as living space. The habitable
area will come no closer to that side property line. Staff
believes it would be appropriate to limit the eave/overhang
on the west side to no more than 6 inches and to require
guttering or some other approved device to prevent water
run-off onto the adjacent property.
The proposed living/family room addition to the rear of the
house is a different issue in staff's opinion. That area is
now occupied by an elevated, open deck. The deck is at the
main level of the house and is completely open at the ground
or basement level. The open, uncovered, unenclosed deck is
supported by posts and has a side yard setback from the west
property line of 1.5 - 2 feet. Allowing that area to be
converted into a two-story addition to the house would, in
staff's opinion, greatly change the complexion of the
structure and would unreasonably impact the adjacent
property. The open area at ground level, below the area of
the existing deck would become enclosed structure as would
the area of the unenclosed, uncovered deck. Pushing that
much more structural intrusion into what is already a
crowded side yard is clearly overbuilding that portion of
the site.
C. Staff Recommendation:
Staff does not support the application, as filed. Staff
recommends approval only of the request to add the second
level to a portion of the existing house as shown subject to
the following conditions:
1. The eave/overhang on the west side of the structure is
to be limited to no more than 6 inches.
2. Guttering or some other approved device is to be
installed on the structure to prevent water run-off
onto the adjacent property.
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May 21, 2001
Item No.: 7 (Cont.
BOARD OF ADJUSTMENT: (MAY 21, 2001)
Tim Heiple was present representing the application. There were
no objectors present. Staff presented the item and explained the
recommendation.
Tim Heiple addressed the Board and presented a letter of support
from the neighbors adjacent to the west, Vic and Susan Fleming.
Mr. Heiple stated he did not understand staff's concerns about
the addition onto the rear of the house.
Fred Gray asked what uses are in the adjacent portion of the
neighbor's home. The applicant, Kelley England, responded that a
library, media room, living room and office were located in that
area of the neighbor's home. In response to a question from
William Ruck, Ms. England stated a den and a playroom would be in
the portion of her home nearest the neighbor's property.
During the ensuing discussion of the dimensions of the deck and
the proposed addition, Mr. Heiple stated the deck angles away
from the property line.
Dana Carney, of the Planning Staff, reiterated staff's concerns
about increasing the massing of structure in the greatly reduced
side yard setback.
In response to a question from Gary Langlais, Mr. Heiple verified
that the letter of support was from the owners of the adjacent
property.
In response to a question from the Board, Ms. England stated
there would be 15-18 feet of separation between her home and the
Fleming's home.
A motion was made to approve the application, subject to
compliance with the following conditions:
1.The eave/overhang on the west side of the structure is to be
limited to no more than 6 inches.
2. Guttering or some other approved device is to be installed on
the structure to prevent water run-off onto the adjacent
property.
The motion was approved by a vote of 5 ayes, 0 noes and 0 absent.
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