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HomeMy WebLinkAboutZ-7383-A Staff AnalysisJanuary 26, 2004 ITEM NO.: 2 File No.: - Z -7383-A Owner: William Lamar. and Jeryl Cochran Address: 2501 West 2nd Street Description: Lot 1, Block 5, Capitol View Addition Zoned: R-3 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow accessory buildings with a reduced front yard setback and separation. Justification: The applicants' justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analysis: The R-3 zoned property at 2501 West 2"d Street is occupied by a one- story frame single family residence. There is a two-story garage/apartment located in the rear yard near the west property line. A driveway from West 2nd Street serves as access to the property, with a paved alley along the west property line. The property slopes downward from west to east. On April 28, 2003, the Board of Adjustment approved a variance to allow a wood fence (7 to 8 feet in height) to enclose the rear and south side yards. As of this writing, the new fence has not been constructed. January 26, 2004 ITEM NO.: 2 (Cont. The applicants are now proposing to construct two (2) 10 foot by 12 foot accessory buildings (one story) along the south side of the existing single family structure. The structures will be used as a hobby shop/studio as explained in the attached cover letter. The structures will be located 32 feet and 61 feet, respectively, back from the front (east) property line. They will be located 3.5 feet from the south side of the existing house. The accessory structures will have small porch areas and will be connected to each other and the existing house by a wooden deck structure, as shown on the attached site plan. The accessory structures will be located 3 feet — 10 inches from the side (south) property line. Section 36-156(a)(2)b. of the City's Zoning Ordinance requires that accessory buildings be separated from principal structures by at least six (6) feet. Section 36-156(a)(2)c. requires a minimum front yard setback of 60 feet for accessory buildings. Therefore, the applicant is requesting variances from these ordinance sections. The front setback variance only applies to the easternmost proposed accessory building. The proposed side yard setbacks conform to ordinance standards (3 foot minimum side yard setback required). Staff is supportive of the requested variances. Staff views the variance requests as very minor. If the proposed accessory buildings were attached to the house, the only variance would be a minor side yard setback (5 feet minimum required for principal structure), which staff would support. The proposed accessory buildings are relatively small and will be located within a fenced (7 foot wood privacy fence) side yard area. As such, the accessory buildings should have no adverse impact on the adjacent properties or the general area. C. Staff Recommendations: Staff recommends approval of the requested variances, subject to a building permit being obtained for the proposed construction. BOARD OF ADJUSTMENT: (JANUARY 26, 2004) 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 4 ayes, 0 nays and 1 absent. 2 January 26, 2004 ITEM NO.: File No.: - Z -7383-A Owner: William Lamar. and Jeryl Cochran Address: 2501 West 2nd Street Description: Lot 1, Block 5, Capitol View Addition Zoned: R-3 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow accessory buildings with a reduced front yard setback and separation. Justification: The applicants' justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analysis: The R-3 zoned property at 2501 West 2nd Street is occupied by a one- story frame single family residence. There is a two-story garage/apartment located in the rear yard near the west property line. A driveway from West 2nd Street serves as access to the property, with a paved alley along the west property line. The property slopes downward from west to east. On April 28, 2003, the Board of Adjustment approved a variance to allow a wood fence (7 to 8 feet in height) to enclose the rear and south side yards. As of this writing, the new fence has not been constructed. January 26, 2004 ITEM NO.; 2 (Cont.) C. The applicants are now proposing to construct two (2) 10 foot by 12 foot accessory buildings (one story) along the south side of the existing single family structure. The structures will be used as a hobby shop/studio as explained in the attached cover letter. The structures will be located 32 feet and 61 feet, respectively, back from the front (east) property line. They will be located 3.5 feet from the south side of the existing house. The accessory structures will have small porch areas and will be connected to each other and the existing house by a wooden deck structure, as shown on the attached site plan. The accessory structures will be located 3 feet —10 inches from the side (south) property line. Section 36-156(a)(2)b. of the City's Zoning Ordinance requires that accessory buildings be separated from principal structures by at least six (6) feet. Section 36-156(a)(2)c. requires a minimum front yard setback of 60 feet for accessory buildings. Therefore, the applicant is requesting variances from these ordinance sections. The front setback variance only applies to the easternmost proposed accessory building. The proposed side yard setbacks conform to ordinance standards (3 foot minimum side yard setback required). Staff is supportive of the requested variances. Staff views the variance requests as very minor. If the proposed accessory buildings were attached to the house, the only variance would be a minor side yard setback (5 feet minimum required for principal structure), which staff would support. The proposed accessory buildings are relatively small and will be located within a fenced (7 foot wood privacy fence) side .yard area. As such, the accessory buildings should have no adverse impact on the adjacent properties or the general area. Staff Recommendations: Staff recommends approval of the requested variances, subject to a building permit being obtained for the proposed construction. 2