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HomeMy WebLinkAboutZ-7691 Staff AnalysisJULY 26, 2004 ITEM NO.: 9 File No.: Z-7691 Owner: Michael and Marsha Ballard Address: 2412 N. Fillmore Street Description: Lots 10 and part of Lot 11, Block 31, Parkview Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 and the fence provisions of Section 36-516 to allow an addition with a reduced side setback and a fence which exceeds the maximum height allowed. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Proposed Use of Property: STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: Single family residential Single family residential The R-2 zoned property at 2412 N. Fillmore Street is occupied by a one-story brick and frame residence. There is a one -car wide driveway from Fillmore Street which serves as access to the property. There is an attached carport on the north side of the residence which is located 3.5 feet from the side (north) property line. The carport is unenclosed on the north and east sides. The applicants propose to remove the existing carport structure at the northwest corner of the residence and make several two-story additions, as well as adding a second story to the existing residence. A copy of the proposed front building elevation and site are attached for Board of Adjustment review. JULY 26, 2004 ITEM NO.: g(Con't. The applicants propose to add a two-story porch to the front of the residence. The porch will be unenclosed (first story) on the north, south and east sides, and will be located 50 feet back from the front property line. A two-story room addition is proposed on the rear of the structure. Lastly, a two-story (13 foot wide) carport structure is proposed to be added on the north side of the residence. The structure will be unenclosed (first story) on the north, east and west sides, and will provide covered parking for two (2) vehicles. The carport addition will be 2.5 feet from the side (north) property line. As part of the redevelopment plan for the property, the applicants propose to construct an 8 foot high wood fence to enclose the rear yard. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of 6.5 feet for this R-2 zoned lot. Section 36- 516(e)(1)a. allows a maximum fence height of six (6) feet for residential property. Therefore, the applicants are requesting variances to allow the carport addition with a 2.5 foot side setback and the eight (8) foot high fence to enclose the rear yard. Because the existing house has a nonconforming side setback of 4.5 feet (south side), the addition of a second story will also require a side setback variance from Section 36- 254(d)(2). The applicants are also requesting a variance from this ordinance standard for the addition of the second level. Staff is supportive of the requested variances. Staff feels that the redevelopment plan for this property is reasonable and will not be out of character with the neighborhood. There are several rather large homes located to the north along both sides of Fillmore Street. Additionally, the home will have increased front (50 feet) and rear (40 feet) setbacks which will lessen the visual impact of a larger structure on the surrounding properties. Staff feels that the reduced side setback and increased rear yard fence height 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 carport structure (first floor) must remain unenclosed on the north, east and west sides. 2. Guttering must be provided to prevent water run-off onto the adjacent property to the north. 3. A building permit must be obtained for all construction, including the fence. 2 JULY 26, 2004 ITEM NO.: 9(Con't. BOARD OF ADJUSTMENT: (JULY 26, 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 3 ayes, 0 nays and 2 absent.