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HomeMy WebLinkAboutZ-7525 Staff AnalysisOctober 27, 2003 ITEM NO.: 10 File No.: Z-7525 Owner: Jay Rankin Address: 300 N. Cedar Street Descriptions Lot 13, Block 2, Riffel and Rhoton Ridgeland Addition Zoned: R-4 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow reconstruction of a garage with a reduced side yard setback and which exceeds the maximum coverage allowed. 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 Issue No Comments. B. Staff Analysis: The R-4 zoned property at 300 N. Cedar Street is occupied by a two-story frame single family residence. The property is located at the northwest corner of N. Cedar and "B" Streets. There is a one -car drive from "B" Street and an alley along the west property line which serve as access. There is an 18 foot by 20 foot concrete slab at the northwest corner of the property where a garage structure was recently removed. The applicant proposes to enlarge the slab to 20 feet by 24 feet and construct a new two-story garage structure. A new concrete drive from "B" Street will be constructed. The upstairs portion of the structure will be used as a hobby October 27, 2003 ITEM NO.: 10 (Cont. room. The applicant is requesting two (2) variances for the proposed accessory structure. The first variance is from Section 36-156(a)(2)f. of the City's Zoning Ordinance. This section requires a minimum side yard setback of three (3) feet. The proposed structure will have a 1.5 foot setback from the north (side) property line. This is maintaining the same side setback as the previous structure. The second variance is from Section 36-156(a)(2)c. This section allows a maximum of 30 percent of the rear yard to be occupied by an accessory structure(s). The proposed structure will occupy approximately 38 percent of the required rear yard. Staff is supportive of the requested variances. Staff views the variances as very minor. The previous structure maintained a 1.5 foot setback (18 feet wide) from the side (north) property. The proposed structure only adds two (2) feet of width along this property line. The proposed structure will not be out of character with other accessory structures in the area. There are several accessory structures along the alley between "B" Street and Lee Avenue with similar size and setbacks. Staff feels that the proposed accessory garage will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendations: Staff recommends approval of the requested variances, subject to the following conditions: 1. There is to be no dwelling located in the accessory structure. 2. No separate utility meters will be allowed for the accessory structure. 3. Guttering must be provided to prevent water run-off onto the adjacent property to the north. BOARD OF ADJUSTMENT: (OCTOBER 27, 2003) 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 5 ayes and 0 nays.