HomeMy WebLinkAboutZ-7609 Staff AnalysisApril 26, 2004
ITEM NO.: 4
File No.:
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
Z-7609
Arthur and Patricia Norris
5122 "F" Street
Lot 6, Block 41, Pulaski Heights Addition
R-2
Variances are requested from the area
provisions of Section 36-156 to allow an
accessory building with a reduced street
side setback and increased coverage.
The applicants' justification is presented
in an attached letter.
Single Family Residence
Single Family Residence
1. Obtain a franchise agreement from Public Works (John Barr, 371-4646)
for any landscaping or improvements constructed in the right-of-way.
B. Staff Analysis:
The R-2 zoned property at 5122 "F" Street is occupied by a one-story
brick and frame single family residence. The property is located at the
northeast corner of "F" Street and Clarkson Street. There is a two -car
driveway from Clarkson Street, which accesses a two -car unenclosed
carport on the north end of the residence. There is an open ditch along
Clarkson Street. The property also contains two (2) accessory storage
buildings (8'x 8' and 10'x 20') along the north (rear) property line. A large
portion of the 10' x 20' storage building is located in the public right-of-
way.
The applicant proposes to remove the two (2) existing accessory buildings
from the property and construct one (1) larger accessory building. The
April 26, 2004
ITEM NO.: 4 (Cont.
new proposed accessory building will be 528 square feet in area, and be
located three (3) feet from the side (east) property line and 4.5 feet from
the rear (north) property line. The structure will be located between five
(5) feet and 6.5 feet from the street side (west) property line, as measured
from the nearest building corners. Approximately 275 square feet of the
structure will be located within the required rear yard (rear 25 feet), which
represents a proposed rear yard average of 53%.
Section 36-156 (a)(2)c. of the City's Zoning Ordinance requires a
minimum 15 foot street side yard setback for accessory buildings in R-2
zoning. This section also allows accessory buildings to have a maximum
rear yard coverage (rear 25 feet) of 30%. Therefore, the applicants are
requesting variances from this ordinance section for the proposed
accessory building.
Staff does not support the variances as requested. Although staff is
pleased that the applicant is planning to remove the existing accessory
structure which is in the right-of-way, staff feels that the applicant is
proposing too much rear yard coverage. As noted earlier, the proposed
accessory building is 528 square feet in area. The two (2) existing
accessory buildings have a total area of 264 square feet. Staff could
support a street side yard setback variance associated with a new
accessory building, given the unusual lot shape and the narrowness of the
north portion of the lot. However, given the narrow width of the north
portion of the lot, and the large amount of lot area covered by the principal
structure, staff feels that the applicant should not only adhere to the
maximum rear yard coverage of 30 percent, but construct an accessory
building not exceeding 264 square feet (the area of the existing accessory
buildings). Staff feels that a smaller building, as described above, will
have no adverse impact on the surrounding properties or general area.
C. Staff Recommendations:
Staff recommends denial of the requested variances, as filed.
BOARD OF ADJUSTMENT: (APRIL 26, 2004)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
Staff noted that the applicant had revised the application by reducing the size of
the proposed accessory building to 423 square feet. Staff noted that this
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April 26, 2004
ITEM NO.: 4 (Cont.
eliminated the rear yard coverage variance, as the building conformed to
ordinance coverage standards. Staff supported the revised application, subject
to the following conditions:
1. The accessory building is to have a maximum area of 423 square feet.
2. Compliance with the Public Works Comments. -
3. A building permit must be obtained for the construction.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 3 ayes, 0 nays and 2 absent.
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