HomeMy WebLinkAboutZ-7533 Staff AnalysisNovember 24, 2003
ITEM NO.: 5
File No.:
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
Z-7533
David McCullough and Martha Ann Nixon
923 N. Spruce Street
Lot 14 and part of Lot 13, Block 62,
Pulaski Heights Addition
R-2
A variance is requested from the area
provisions of Section 36-254 to allow a
building addition with a reduced side yard
setback.
The applicant's justification is presented in
an attached letter.
Single Family Residential
Single Family Residential
1. Remove the fence from the right-of-way of Hillcrest or obtain a
franchise agreement from Public Works for the improvements located
in the right-of-way.
B. Staff Analysis:
The R-2 zoned property at 923 N. Spruce Street (southeast corner of N.
Spruce Street and Hillcrest Avenue) is occupied by a two-story frame and
stucco single family residence. There is a one -car driveway from Hillcrest
Avenue which serves as access. There is an alley along the east property
line. There is a six (6) foot high wood fence which encloses the rear yard
and extends approximately five (5) feet into the right-of-way of Hillcrest
Avenue.
November 24, 2003
ITEM NO.: 5 (Cont.
The applicants propose to construct a 720 square foot building addition on
the east end (rear) of the existing residence. The addition will be one-
story in height and be located two (2) feet back from the side (north)
property line and 42 feet from the rear (east) property line. The addition
will house additional living space and be constructed to match the existing
structure's exterior. The addition will be located entirely within the existing
fenced rear yard area.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum
side yard setback of 6.1 feet for this R-2 zoned lot. Therefore, the
applicants are requested a variance to allow the building addition with a
two (2) foot side (north) yard setback.
Staff supports the requested side yard setback variance. Given the
unusual triangular shape of the lot, staff feels that the requested variance
is reasonable. Additionally, the proposed addition will have a corner
relationship with the side (north) property line, with only approximately 20
square feet of the addition being between the required side setback and
the side property line. The proposed building addition and side setback
will not be out of character with the general area. The Board of
Adjustment recently approved a similar two (2) foot side yard setback for a
garage structure on the lot immediately to the east at the southwest
corner of N. Palm Street and Hillcrest Avenue. Staff feels that the
proposed building addition will have no adverse impact on the adjacent
property or the general area.
C. Staff Recommendations:
Staff recommends approval of the requested side yard setback variance,
subject to the following conditions:
1. Obtain a franchise permit for the existing fence located in the Hillcrest
Avenue right-of-way or remove the fence from the right-of-way.
2. A building permit must be obtained for the construction.
BOARD OF ADJUSTMENT: (NOVEMBER 24, 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 4 ayes, 0 nays and 1 absent.
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