HomeMy WebLinkAboutZ-7464 Staff AnalysisAugust 25, 2003
ITEM NO.: 17
File No.:
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
Z-7464
Cindi Sammartano
1724 N. Tyler Street
Part of Lot 1, Block 19, Mountain Park
Addition
R-2
Variances are requested from the area
provisions of Section 36-156 and Section
36-254, associated with a proposed
building addition and accessory building.
The applicant's justification is presented in
an attached letter.
Single Family Residential
Single Family Residential
Public Works does not support reduced setbacks on Cantrell Road
(State Highway 10). Any new structures should be set back at least as
far as the existing home, or as allowed by right in the zoning
ordinance.
B. Staff Analysis:
The R-2 zoned property at 1724 N. Tyler Street is occupied by a one-story
brick and frame single family residence. There is a one story frame
accessory building at the northwest corner of the property. There is an
alley right-of-way along the west property line which provides access. The
applicant proposes to construct a new stoop and steps for a side door
located on the south side of the residence. The new stoop and steps will
be located two (2) feet from the side (south) property line. The new stoop
will project no further into the side yard than the existing stoop. An
August 25, 2003
m No.: 17 (Cont.
existing deck structure along this side of the house will be removed and
replaced with an on -grade patio.
The applicant also proposes to remove the existing accessory structure
and construct a new carport structure (for two cars) with storage. The
new carport will be one-story in height, with a two (2) foot setback from the
north (side) property line and located on the west property line. The
carport structure will be unenclosed on the north and west sides and
accessed from the alley right-of-way.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum
side yard setbacks of 4.65 feet for the principal residential structure.
Therefore, the applicant is requesting a variance for the proposed 2 foot
setback associated with the new stoop and steps.
Section 36-156(a)(2)c. requires a minimum street side yard setback of 15
feet and a maximum rear yard average of 30% for accessory buildings in
R-2 zoning. The applicant is also requesting variances from these
ordinance standards for the proposed accessory carport structure. As
noted previously, the proposed carport structure will have a street side
yard setback of two (2) feet. Additionally, the structure will occupy
approximately 47 percent of the required rear yard.
Staff is supportive of the requested side yard setback associated with the
new stoop and steps and the rear yard coverage variance associated with
the proposed carport structure. There is an existing stoop structure with
the same setback from the side property line. As long as the stoop
remains uncovered and unenclosed it should have no adverse impact on
the adjacent property. Additionally, the proposed coverage associated
with the carport structure will not be out of character with accessory
buildings in this general area and should have no adverse impact on the
neighborhood.
However, staff does not support the variance for a reduced street side
yard setback for the proposed carport structure. As noted in paragraph A.
of this report, the Public Works Department states that the structure
should be set back from the north property line at least as far as the
existing house (approximately 12 feet). Although the applicant is trying to
utilize the foundation of the existing accessory building, the planning staff
concurs with the Public Works Department and feels that the building
should be moved back from the very busy Cantrell Road right-of-way.
This will help provide improved visibility for vehicles exiting the alley onto
Cantrell Road.
1
August 25, 2003
Item No.: 17 Cont.
C. Staff Recommendations:
Staff recommends approval of the requested variances for reduced side
yard setback for the new stoop and steps and increased rear yard
coverage for the new carport structure, subject to the following conditions:
1. The stoop and steps must remain uncovered and unenclosed.
2. A building permit must be obtained for all construction.
Staff recommends denial of the requested variance for reduced street
side yard setback for the new carport structure.
BOARD OF ADJUSTMENT: (AUGUST 25, 2003)
The applicant was present. Staff informed the Board that the applicant had
revised the application, moving the proposed carport structure to the southwest
corner of the property. Staff noted that the revision eliminated the side yard
setback variance for the carport. Staff also noted that the new survey showed
that no variance was needed for the proposed stoop on the south side of the
principal structure. Staff stated that the only remaining variance was for the rear
yard coverage of the proposed carport structure. Staff recommended approval
of the variance, subject to a building permit being obtained. There were no
objectors present.
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.
3