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HomeMy WebLinkAboutZ-7272 Staff AnalysisSeptember 30, 2002 ITEM NO.: B File No.: ` Owner: Address: Description: Zoned: Z-7272 Robert and Jennifer McGahee 1712 Beechwood Part of Lots 4 and 5, Cliffewood Addition R-2 Variance Requested: Variances are requested from the area provisions of Sections 36-156 and 36-254 to allow building additions which do not conform to the minimum required setbacks and separation, and the maximum allowed coverage. 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 1712 Beechwood is occupied by a two-story brick and frame single family residence. There is a one-story brick and frame accessory building at the northwest corner of the property, and a single car driveway from Beechwood which accesses a carport structure located on the north side of the single family house. The applicants propose to remove the carport structure from the house and make building additions to the principal and accessory structures. The applicants propose to add a 16 foot by 33 foot covered, screened -in porch (breezeway) on the rear (west side) of the single family residence, which will connect to the existing accessory building. The applicants also propose to make a 7.5 foot by 16.5 foot addition to the accessory building (south side) which would be used for storage, and a 15 foot by 22 foot September 30, 2002 Item No.: B carport addition to the east side of the accessory structure. The applicants are requesting three (3) variances with the proposed additions. The first requested variance is for a reduced rear yard setback for the screened -in porch/breezeway addition to the principal structure. The porch/breezeway addition will be located approximately 10.5 feet from the rear (west) property line. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear yard setback of 25 feet. The second requested variance is from the area provisions of Section 36-156(a)(2)b. of the Zoning Ordinance. This section requires that an accessory building be separated from a principal structure by at least six (6) feet. As noted previously, the porch/breezeway addition to the principal structure will connect to the existing accessory structure, leaving no separation between the two structures. The final variance is also from the area provisions of Section 36-156. Section 36-156(a)(2)c. requires that accessory buildings occupy no more than 30 percent of a required rear yard (rear 25 feet of the lot). The accessory structure will occupy 30.9 percent of the required rear yard, after the building additions are made. The additions to the accessory building will maintain the required front, side and rear yard setbacks. Staff is supportive of the requested variances. The proposed additions to the principal and accessory structures will not be out of character with the general area, as many of the single family properties in the area have made similar additions. Staff also feels that the proposed additions will have no negative impact on the adjacent properties. However, staff will recommend that the carport addition remain unenclosed on the north and east sides, and the covered porch/breezeway addition not be enclosed with any more than screening materials. This will help minimize the mass of the overall building area. C. Staff Recommendation: Staff recommends approval of the requested variances subject to the following conditions: 1. A building permit must be obtained for all construction. 2. The carport addition must remain unenclosed on the north and east sides. 3. The covered porch/breezeway addition must not be enclosed with any more than screening materials (south side only). September 30, 2002 Item No.: B (Cont. , BOARD OF ADJUSTMENT: (AUGUST 26, 2002) Staff informed the Board that the applicant requested that this application be deferred to the September 30, 2002 agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the September 30, 2002 agenda by a vote of 4 ayes, 0 nays and 1 absent. STAFF UPDATE: Since the August 26, 2002 Board of Adjustment meeting, the applicant has slightly revised the originally submitted site plan. The width of the porch/breezeway and storage additions has been reduced from 16 feet to 12 feet. Additionally, the new carport structure has been "squared -up" and moved slightly closer to the north (side) property line. The carport has also been attached to the principal structure. The applicant has also noted that there will be a solid wall between the carport structure and the porch/breezeway structure. With the slight modification, an additional variance is needed, with one (1) of the previously requested variances being eliminated. Based on the fact that the carport addition is attached to the principal structure, it is now considered part of that structure and subject to its setback requirements. The carport addition is located three (3) feet from the north (side) property line. Section 36-254(d) of the Zoning Ordinance requires a minimum side yard setback of 7.9 feet for principal structures. Therefore, this variance has been added to the request. The proposed three (3) foot side yard setback is the minimum setback required for accessory buildings. As noted previously in the staff analysis (paragraph B.), a variance was requested to exceed the maximum 30 percent rear yard coverage for the accessory structure. With the reduction of the width of the storage addition and the carport addition being considered part of the principal structure, the rear yard coverage is now 27 percent. Therefore, this variance has been eliminated. Staff continues to be in support of the requested variances, and recommends approval as noted in paragraph C: of this report. Staff feels that the building additions as proposed (and revised) will be compatible with the residential properties in this general area. BOARD OF ADJUSTMENT: (SEPTEMBER 30, 2002) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. 3 September 30, 2002 No.: B (Cont. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 nays and 1 absent. F11