Loading...
HomeMy WebLinkAboutZ-7057-A Staff AnalysisAugust 25, 2003 ITEM NO.: 5 File No.: Owner: Address - Description: Zoned: Z -7057-A Cathy Cook Pursell 2106 Beechwood Street Lot 2, Country Club Heights Addition R-2 Variance Requested: Variances are requested from the area provisions of Section 36-156 and the fence provisions of Section 36-516 to allow accessory and fence additions. Justification: Present Use of Property: Proposed Use of Property: STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analysis: The applicant's justification is presented in an attached letter. Single Family Residential Single Family Residential The R-2 zoned property at 2106 Beechwood Street is occupied by a two- story frame single family residence. There is an accessory garage (one- story) at the northwest corner of the property. An alley right-of-way along the west property line serves as access. A swimming pool/hot tub structure is under construction along the south property line, at the southwest corner of the residence. There is an existing masonry wall/wood fence structure along the south property line which has an overall height of approximately 8 feet as viewed from the south. As part of the swimming pool structure, a 6 foot high masonry wall was constructed along the south portion of the pool. The pool/wall structure has an overall height of approximately 11 feet as viewed from the south (3 feet visible above existing wall/fence structure). August 25, 2003 ' Item No.: 5 (Cont. The Board of Adjustment approved variances associated with the pool structure on June 25, 2001. A two (2) foot building setback was approved for the pool structure, from the south property line. Additionally, a variance was granted from the rear yard coverage standards, as the pool brought the rear yard building coverage to approximately 63%. As noted previously, the swimming pool structure is currently under development. The applicant is back before the Board to request an additional variance associated with the pool structure and additional variances associated with a proposed fence and deck. When the pool structure was constructed, it was enlarged slightly to the east to add a hot tub. The structure maintains the two (2) foot side yard setback, as was previously approved, but is located approximately five (5) feet from the southwest corner of the house. Section 36-156(a)(2)b. of the City's Zoning Ordinance requires a minimum separation of six (6) feet between an accessory structure and a main structure. Therefore, the applicant is requesting a variance from this ordinance standard. The applicant is also proposing to construct a 10 foot by 13 foot wood deck at the west end of the pool structure. The deck will be set back two (2) feet from the side (south) property line. The addition of the deck structure will bring the rear yard building coverage to approximately 73%. Section 36-156(a)(2)c. allows a maximum rear yard coverage of 30% for accessory structures and Section 36-156(a)(2)f. requires a minimum side yard setback of three feet for accessory buildings. The applicant is requesting variances from these ordinance standards to allow the deck structure. The deck structure will have a six (6) foot fence along its south and west sides which will be part of the structure and have the same overall height as the masonry wall that is part of the pool structure. Additionally, a portion of the deck structure will be covered by a trellis roof. The applicant is also proposing to construct an 8 foot tall wood privacy fence within the side yard area south of the main residential structure, as noted on the attached site plan. Section 36-516(e)(1)a. allows a maximum fence height of six (6) feet in R-2 zoning. Therefore, the applicant is also requesting a variance from this ordinance standard. Staff supports the requested variance to allow the pool structure to be within five (5) feet of the house. This variance is very minor and should have no adverse impact on the adjacent property or general area. Staff does however recommend denial of the other requested variances. Staff feels that the addition of the deck structure with fence and trellis represents an overbuilding of the site. The rear yard coverage is currently at approximately 63% as approved previously by the Board of Adjustment, 2 August 25, 2003 Item No.: 5 Cont. over twice as much as allowed by right. Staff also feels that an eight (8) foot high fence between this house and the house to the south is not appropriate. The house to the south is located within a few feet of the south property line, and staff feels that an eight (8) foot tall fence between the two (2) houses would have a negative impact on the adjacent residence. A six (6) foot high fence would be allowed by right. C. Staff Recommendations: Staff recommends approval of the variance to allow the extension on the north side of the swimming pool structure, subject to a building permit being obtained. Staff recommends denial of the variances associated with the proposed deck structure and the proposed wood fence within the side yard on the south side of the residence. BOARD OF ADJUSTMENT: (AUGUST 25, 2003) Cathy Pursell was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval of the pool separation variance. Staff recommended denial of the variances related to the proposed deck and fence construction. Cathy Pursell addressed the Board in support of the application. She presented letters of support from neighbors and photos to the Board. She briefly discussed the requested variances, and explained the photos which she presented. She explained that the deck structure was always part of the pool plan, but was inadvertently omitted from the previous variance request. There was brief discussion related to the proposed deck structure. The applicant revised the fence variance to delete the eight (8) foot high fence between the two (2) houses, and only have an eight (8) foot high fence section from the southwest corner of the home running south to the existing fence/wall. Staff supported the requested revision. There was a motion to approve the variance for reduced separation between the pool and house. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The variance was approved. There was a second motion to approve the rear yard coverage variance. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The variance was approved. 3 August 25, 2003 Item No.: 5 (Co There was a third motion to approve the deck setback variance. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The variance was approved. There was a fourth motion to approve the fence height variance, as revised by the applicant. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The variance was approved. 4