HomeMy WebLinkAboutZ-7102 Staff AnalysisOctober 29, 2001
ITEM NO.: 8
File No.:
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Z-7102
Edward E. Schulte
18 Cimarron Valley Circle
Lot 15, Block 33, Pleasant
Valley Addition
R-2
Variances are requested from
the area regulations of Section,,
36-254 and the easement
regulations of Section 36-11.
The applicant's explanation is
presented in an attached letter.
Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The R-2 zoned property at 18 Cimarron Valley Circle is
occupied by an existing single family residence. There
is an existing metal carport structure on the west side
of the residence, which has a nonconforming side yard
setback of 3.5 feet. The structure also extends
approximately 1.5 feet over the 5 foot utility easement
which runs along the west property line.
The applicant proposes to remove the existing metal
carport structure and replace it with an enclosed
garage (26.5 feet by 22 feet), maintaining the same
"footprint" as the existing carport. Therefore the
applicant is requesting a variance to allow a reduced
October 29, 2001
Item No.: 8
side yard setback and a variance to encroach into the
existing utility easement. The new garage structure
will have a side setback of 3.5 feet and encroach 1.5
feet into the five (5) foot utility easement. Section
36-254(d)(2) of the City's Zoning Ordinance requires a
minimum side yard setback of eight (8) feet for R-2
zoned property. Section 36-11(f) of the code prohibits
building construction "...that encroaches on, over or
into any easement."
Staff is not supportive of the variances as requested.
Staff feels that the proposed garage should maintain a
five (5) foot side yard setback, keeping it out of the
existing utility easement along the west property line'.
The applicant has not provided staff with sign -offs
from all of the public utility companies approving the
proposed building addition. Additionally, staff feels
that a 25 foot wide garage is sufficient width for
parking two (2) vehicles.
Staff would support a revised application to make the
garage addition a maximum width of 25 feet (including
eave line), thereby maintaining a five (5) foot minimum
side yard setback and keeping the addition out of the
utility easement. Staff would also suggest installing
gutters on the garage addition to prevent water run-off
onto adjacent property. Staff has informed the
applicant of this issue and as of this writing is
awaiting a reply.
C. Staff Recommendation:
Staff recommends approval of the side yard setback
variance subject to the following conditions:
1. The structure (including eave line) must maintain a
minimum five (5) foot side yard setback.
2. The garage structure must have gutters to prevent
water run-off onto the adjacent property.
Staff recommends denial of the variance to allow
encroachment into the existing five (5) foot utility
easement along the west property line.
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October 29, 2001
Item No.: 8
BOARD OF ADJUSTMENT:
(OCTOBER 29, 2001)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff by a vote of 5 ayes, 0 nays and 0
absent.
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