HomeMy WebLinkAboutZ-7203 Staff AnalysisApril 29, 2002
ITEM NO.: 6
File No.: Z-7203
Owner: J. A. and Barbara Penney
Address: #6 Robyn Lane
Description: Lot 5, Pennwyck Subdivision
Zoned: R-2
Variance Requested: A variance is requested from the area
provisions of Section 36-254 to permit
construction of a new single family
residence with a reduced rear yard setback.
Justification:
Present Use of Property:
Proposed Use of Property
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Anal:
The applicant's justification is presented in
an attached letter.
Vacant
Single Family Residence
The R-2 zoned lot at #6 Robyn Lane is vacant, with some site work having
taken place in the past. The lot is relatively flat. There are single family
residences to the west and south across Robyn Lane, with a church to the
southeast. There is a school located immediately north of the site, with
single family residences further north across Taylor Loop Road. There
are additional undeveloped single family lots to the east.
The applicant proposes to construct a new one-story single family
residence (approximately 2,400 square feet) on the site which encroaches
into the required rear yard. Therefore, the applicant is requesting a
variance to allow a reduced rear yard setback.
April 29, 2002
Item No.: 6 (Cont.
The proposed residential structure will extend 15 feet into the required
rear yard at the structure's northeast corner and 9 feet into the required
rear yard at the northwest corner. The resulting rear yard setback will be
10 feet at northeast corner of the structure and 16 feet at the northwest
corner. Section 36-254(d)(3) of the City's Zoning Ordinance requires a
minimum rear yard setback of 25 feet.
As noted in the attached letter from the applicant, the proposed house is
to be constructed for an elderly lady, and due to her age must be a one -
level structure. The Bill of Assurance for this subdivision calls for a
minimum area of 1,800 square feet for single family residences
constructed on these lots. The applicant notes that it would be difficult to
construct a one-story 1,800 square foot structure on this lot and meet the
required minimum setbacks.
Staff does not support the requested variance. Although the lot has a
substandard area for R-2 zoning (approximately 6,400 square feet), staff
believes that the applicant could fit a house with a different floor plan on
the lot, while maintaining 1,800 — 2,300 square feet of floor area and
complying with the minimum yard setbacks. The proposed house design
does not make efficient use of the lot and leaves very little rear yard.
C. Staff Recommendation:
Staff recommends denial of the requested rear yard setback variance.
BOARD OF ADJUSTMENT: (APRIL 29, 2002)
Butch Penney was present, representing the application. There were several
other persons present in support of the application. Staff presented the item with
a recommendation of denial.
Butch Penney addressed the Board in support of the application. He noted that
the proposed residence was 1,834 square feet in area. He proposed moving the
house closer to the street and discussed. He provided the Board with a copy of
the subdivision plat and described. He noted that all of the surrounding property
owners were in favor of the application. He also noted that there was fencing
between this property and the school to the north.
Vice -Chairman Gray asked about the floor plan for the proposed residence.
Mr. Penney noted that the floor plan included three bedrooms, two baths, a great
room and a two -car garage.
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April 29, 2002
Item No.: 6 (Cont.)
Vice -Chairman Gray asked if the proposed floor plan was needed because of the
physical condition of the applicant. Mr. Penney indicated that it was.
Chairman Ruck asked if there were any future plans to add to the front of the
proposed house. Mr. Penney indicated that there were no plans and explained.
Vice -Chairman Gray asked what the minimum needs were for the applicant. Mr.
Penney stated that there was a need for a single -level home.
Sam Williamson, of 10 Robyn Lane, addressed the Board in support of the
application. He explained the applicant's need for a one -level structure and
noted that most of the applicant's family lived out-of-town.
Gary Langlais asked about the size of the proposed structure. Staff explained
that the area as noted in the staff analysis was the footprint of the structure,
including the garage. Mr. Penney noted that the 1,800 square foot requirement
of the Subdivision's Bill of Assurance was for heated and cooled area only. This
issue was briefly discussed.
There was a motion to approve the application, as filed. The motion passed by a
vote of 3 ayes, 1 nay and 1 absent. The application was approved.
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