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HomeMy WebLinkAboutZ-7461 Staff AnalysisSeptember 29, 2003 ITEM NO.: B File No.: Z-7461 Owner: Sidney M. Thom Address: 2300 Country Club Lane Description: Lots 7 and 8, Block 11, Country Club Heights Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 to allow a building addition with reduced side and rear yard setbacks. Justification: The applicant's 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 issues. B. Staff Analysis: The R-2 zoned property at 2300 Country Club Lane is occupied by a two- story brick and frame single family residence. There is a one -car driveway from Country Club Lane which serves as access. There is a two -car carport located at the northwest corner of the house, accessed by the driveway which runs along the north property line. The applicant proposes to construct a 24 foot by 46 foot (one-story) building addition on the rear of the house and a 24 foot by 22 foot attached garage (1 '/2 stories) at the northwest corner of the property. The additions will have a four (4) foot setback from the north (side) property line and a five (5) foot setback from the west (rear) property line. The five September 29, 2003 ITEM NO.: B (Cont. (5) foot rear yard setback is by way of an alley right-of-way along the west property line which is noted as "closed" on the survey provided by the applicant. The 24 foot by 46 foot building addition will include a bedroom, sitting room and bathroom. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side yard setback of eight (8) feet for this R-2 zoned lot. Section 36- 254(d)(3) requires a minimum rear yard setback of 25 feet. Therefore, the applicant is requesting variances from these ordinance requirements for the proposed building addition. Staff is not supportive of the proposed variances. Although staff is not necessarily opposed to the proposed side yard setback, staff cannot support the requested five (5) foot rear yard setback. The existing house to the west is located only approximately 10 from the common rear property line, providing for a separation of only approximately 15 feet from the proposed addition. Staff feels that given the large size of the houses in this general area, this type of reduced setback and separation proposed will have a negative impact on the property to the west. Staff feels that the applicant should re -design the building addition and utilize some of the yard space within the southwest portion of the lot_ C. Staff Recommendations: Staff recommends denial of the requested variances. BOARD OF ADJUSTMENT: (AUGUST 25, 2003) Staff informed the Board that the application needed to be deferred based on the fact that two (2) of the four (4) Board members present were going to abstain from the voting. Staff suggested deferral to the September 29, 2003 agenda. The item was placed on the Consent Agenda and deferred to the September 29, 2003 agenda by a vote of 4 ayes, 0 nays and 1 absent. BOARD OF ADJUSTMEN (SEPTEMBER 29, 2003) Mr. and Mrs. Sidney Thom were present, representing the application. There were no objectors present. Staff presented the application with a recommendation of denial. Fred Gray asked if an architect had designed the building addition and what the reasons were for the particular design. Mrs. Thom noted that a one-story 2 September 29, 2003 ITEM NO.: B (Cont.) building addition was needed because her husband could not easily ascend stairs. She stated that the proposed garage location was for direct access from Country Club Lane utilizing the existing driveway. She noted that building designs had been done. There was a brief discussion related to the proposed building addition. Mrs. Thom discussed other new homes and building additions in the general area with similar setbacks. She noted that the proposed building addition would have no negative impact on the general area, specifically the property to the west. Fred Gray asked if any of the neighbors had been heard from. Staff noted that there had been no phone calls received. Mrs. Thom stated that all her neighbors supported the proposal. Mr. Thom explained that the neighbors to the north could not access their garage if the proposed garage and driveway were moved to the southern portion of the property. There was additional discussion related to the rear yard setback issue. Mrs. Thom presented photos of other properties in the area to the Board. The photos were briefly discussed by the Board and Mrs. Thom. There was a motion to approve the requested rear and side yard setback variances, as filed. The motion passed by a vote of 3 ayes, 0 nays, 1 absent and 1 abstention (Richburg). 1