HomeMy WebLinkAboutZ-7467-A Staff AnalysisNOVEMBER 29, 2004
ITEM NO.: B
File No.: Z -7467-A
Owner: James Raczynski and Martha Phillips
Address: 18 Greathouse Bend Drive
Description: Lot 23, Greathouse Bend Estates
Zoned: R-2
Variance Requested: A variance is requested from the height provisions of Section
36-254 to permit a single family structure which exceeds the maximum height allowed_
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residence under construction.
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
Single Family Residential
The R-2 zoned property at 18 Greathouse Bend Drive is occupied by a three-
story rock and stucco single family structure which is in the process of being
constructed and nearing completion. A driveway from a rear access easement
will serve as access to the property. The property slopes downward from back
to front (south to north). The new house is located within the east half of the
property, with a detached garage structure within the west half. The garage is
connected to the principal structure by an unenclosed breezeway. The garage
structure is located approximately 53 feet back from the front property line.
On August 25, 2003 the Board of Adjustment granted a front setback variance
for the detached garage at the west end of the residence. At that same
meeting, the Board denied a requested height variance. The applicants
proposed to construct a new single family residence on the property. The
structure was to have two (2) main levels, with a finished basement level and
an observation level (4th story). The building had an overall height of 42 feet,
NOVEMBER 29, 2004
NO.: B (CON'T.
as measured from the finished floor of the basement to the mean roof line of
the observation level.
After the Board denial of the height variance, the applicants decided to
proceed with construction of the residence and not finish out the basement
level. With the basement level being unfinished, the overall height of the
structure complies with ordinance standards. The overall height is less than
35 feet as measured from the first level finished floor to the mean roof line of
the observation level.
The applicants are back before the Board requesting another height variance,
based on the fact that they now wish to finish out the basement level of the
structure. Section 36-254(c ) of the City's Zoning Ordinance allows a
maximum building height of 35 feet for R-2 zoned property. As noted
previously, the building will have an overall height of approximately 42 feet if
the basement level is finished out, as measured from the finished floor of the
basement to the mean roof line of the observation level.
Staff supports the variance request. Staff views the requested variance as
very minor in nature. The topography of the lot and the fact that the applicants
wish to finish out the basement level of the structure, dictate the way that the
building height is calculated. The height variance in this case is only a
technical issue in how the overall height is calculated. As far as the overall
height of the structure is concerned, there will be no physical changes from
what exists on the site at this time. Staff believes allowing the basement level
to be finished will not affect the impact of the structure on adjacent properties
or the general area.
C. Staff Recommendations:
Staff recommends approval of the requested height variance, as filed.
BOARD OF ADJUSTMENT: (OCTOBER 25, 2004)
Staff informed the Board that the applicant requested to defer the application to the
November 29, 2004 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the November 29, 2004
Agenda by a vote of 4 ayes, 0 nays and 1 absent.
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NOVEMBER 29, 2004
M NO.: B (CON'T.
BOARD OF ADJUSTMENT:
(NOVEMBER 29, 2004)
Staff informed the Board that the applicant submitted a letter to staff requesting that the
application be withdrawn without prejudice. Staff supported the withdrawal request.
The item was placed on the Consent Agenda and withdrawn, without prejudice, by a
vote of 4 ayes, 0 nays and 1 absent.
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