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HomeMy WebLinkAboutZ-7689 Staff AnalysisJULY 26, 2004 ITEM NO.: 7 File No.: Z-7689 Owner: Teri Lipsmeyer Address: 5515 "H" Street Description: Lot 1 and part of Lot 2, Block 3, Lincoln Park Addition Zoned: R-3 Variance Requested: Variances are requested from the area provisions of Section 36-255 and 36-156 to allow a new home with a reduced front setback and an accessory building with an increased rear yard coverage. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Proposed Use of Property: Single-family residential STAFF REPORT A. Public Works Issues: 1. The general area has a long history of drainage problems. No encroachment of fill or wall construction of any kind should be placed within the existing alley ditch that would obstruct flow or narrow the channel. Call Mel Hall, Public Works, for grading instructions at 918-5217. B. Staff Analysis: The R-3 zoned property at 5515 "H" Street is currently an undeveloped lot. Some site work has taken place in preparation for construction of a new single family residence. The lot has a slight slope downward from front to back (north to south). The applicant proposes to construct a new home, in -ground swimming pool and accessory garage building on the lot, as noted on the attached site plan. The home (two stories) will have dimensions of 35 feet by 60 feet, and be located 15 feet back from the front property line and five (5) feet from the side property lines. The accessory building will be 30 feet JULY 26, 2004 ITEM NO.: 7(Con't. by 30 feet and located three (3) feet from the rear property line and 5 to 10 feet from the side property lines. The accessory building will be two stories in height and occupy 660 square feet (58%) of the required rear yard (rear 25 feet). The accessory building will be accessed by way of a new driveway within the platted alley along the east property line. There is also a platted alley along the south (rear) property line. Both alley rights-of-way are currently undeveloped. The applicant is also proposing an in -ground swimming pool located between the proposed principal and accessory buildings. Section 36-255(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet in R-3 zoning. Section 36-156(a)(2)c. allows accessory buildings to occupy a maximum of 30 percent of the required rear yard of the lot (rear 25 feet). Therefore, the applicant is requesting variances to allow a 15 foot front setback for the proposed home and an increased rear yard coverage (58%) fro the proposed accessory building. The proposed structures conform to all other minimum setback and separation requirements. Staff is not supportive of the variances, as requested. Although staff has no problem with the rear yard coverage variance, as it is not out of character with the neighborhood, staff cannot support the proposed 15 foot front setback for the proposed home. Staff feels that the reduced front setback will be out of character with the other homes along "H" Street. The two (2) homes immediately west of this property have front setbacks of 25 feet. The residence immediately to the east is considerably closer to the street, but it is a side yard relationship as the home faces Polk Street. Staff suggests reducing the depth of the accessory building by eliminating the north eight (8) feet of the structure, and pushing the principal structure and pool back further on the lot. Given the large size of the proposed home, as compared to the single family homes immediately west, staff feels that it would be most appropriate to move the structure back on the lot to more align with the smaller homes. Staff feels that a smaller accessory building (22 feet by 30 feet) will be sufficient to serve the principal structure and still allow for parking of two (2) vehicles. C. Staff Recommendations: Staff recommends denial of the variances, as requested. JULY 26, 2004 EM NO.: Mon't. Board of Adiustment: (July 26, 2004) The applicant was present. There were no objectors present. Staff informed the board that the applicant had revised the application, moving the proposed house back to meet the minimum 25 foot front setback. Staff noted that the applicant had removed the pool from the proposed plan. Staff recommended approval of the revised application, subject to compliance with the Public Works comments noted in paragraph A. of the staff report. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as revised by the applicant and recommended by staff by a vote of 3 ayes, 0 nays and 2 absent.