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HomeMy WebLinkAboutZ-7578 Staff AnalysisMarch 29, 2004 AI=1LTA Ikilow-AI File No.: Z-7578 Owner: Ronald and Deborah Shepherd Address: 32 River Ridge Circle Description: Lot 33, Riverview Manor Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 and the easement provisions of Section 36-11 to allow a garage addition with a reduced side yard setback and which extends into an easement. Justification: Present Use of Property: Proposed Use of Property: STAFF REPORT A. Public Works Issues: The applicant's justification is presented in an attached letter. Single Family Residential Single Family Residential 1. The proposed addition encroaches into a platted easement, however there are no public drainage facilities located in this easement. B. Staff -Analysis: The R-2 zoned property at 32 River Ridge Circle is occupied by a two- story rock and frame single family residence. There is a circular driveway from River Ridge Circle which serves as access. A garage is located on the west end of the residence, which is accessed by utilizing the westernmost drive. The driveway to the garage is very steep, as the property slopes drastically downward from the street (north to south). The applicant proposes to construct a 24 foot by 34 foot , two-story garage addition on the east end of the residence. The garage addition will March 29, 2004 : A (Cont. be one-story as viewed from the front. The garage addition will be located four (4) feet from the side (east) property line and one (1) foot into a utility easement. The applicant proposes the new garage for easier vehicular access, with a driveway which will be considerably less steep than the current driveway. 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 36-11(f) requires that building encroachments into easements be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances from these ordinance standards. Staff is supportive of the requested variances. Staff feels that the request is reasonable and will provide much easier vehicular access to the property. The applicant will need to submit letters from each of the five (5) public utility companies approving of the easement encroachment. Additionally, staff feels that the roof overhang should be located at least two (2) feet from the side property line. Otherwise, staff feels that the proposed garage addition 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. The roof overhang must be located at least two (2) feet back from the side property line. 2. Guttering must be provided to prevent water run-off onto the adjacent property. 3. Letters from each of the five (5) public utility companies must be submitted approving of the easement encroachment, or the garage addition and overhang must be located out of the easement. BOARD OF ADJUSTMENT: (FEBRUARY 23, 2004) Staff informed the Board that the applicant had failed to complete the required notification to property owners within 200 feet of the property. Staff recommended that the application be deferred to the March 29, 2004 Agenda. Staff noted that the applicant had agreed to the deferral. The item was placed on the Consent Agenda and deferred to the March 29, 2004 Agenda by a vote of 5 ayes and 0 nays. K March 29, 2004 ITEM NO.: A Cont. BOARâť‘ OF ADJUSTMENT: (MARCH 29, 2004) 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.