HomeMy WebLinkAboutZ-7732 Staff AnalysisOCTOBER 25, 2004
ITEM NO.: 7
File No.: Z-7732
Owner: Mervin and Alma Walker
Address: 2324 Summit Street
Description: Lot 6, Block 9 Sheldon's Addition
Zoned: R-4
Variance Requested: A variance is requested from the area provisions of
Section 36-256 to allow a building addition with a reduced side setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analvsis:
The R-4 zoned property at 2324 Summit Street is occupied by a two-
story frame single family residence. Driveways from West 24th street
and the alley along the west property line serve as access to the
property. The site is located on the northwest corner of Summit and
West 24th Streets.
The applicants recently made a 10 foot by 20 foot room addition on top
of an existing deck structure at the northwest corner of the residence.
The addition is located approximately 0.8 foot from the side (north)
property line, as was the existing deck structure. The addition's
overhang extends approximately 1.4 feet across the north side property
line. The remainder of the existing deck structure (10 feet by 20 feet) is
located immediately west of the addition and is unenclosed and
uncovered. The property owner has noted that the deck structure was
OCTOBER 25, 2004
ITEM NO.: 7 (CON'T,)
in place and appeared several years old when he purchased the house
in 1998.
Section 36-256(d)(2) of the City's Zoning Ordinance requires a minimum
side yard setback of 4.9 feet for this R-4 zoned lot. Therefore, the
applicants are requesting a variance from this ordinance requirement. The
existing deck/addition is located well over 40 feet from the rear (west)
property line, so no rear setback variance is needed.
Staff is not supportive of the variance, as requested. Although the
addition only occupies 10 feet of the overall 132.5 foot lot depth, staff
cannot support the structure overhanging the side property line. If the
applicant were willing to reduce the addition's overhang and provide
guttering inside the side property line, and obtain a letter of approval
from the property owner next door (north), staff could support the side
setback variance. The house on the property immediately to the north
is located approximately 10 feet back from the dividing side property
line. Therefore, staff feels that adequate separation would exist
between the two residences. If the applicant amends the application as
suggested by staff, staff feels that the building addition will have no
adverse impact on the adjacent property or the general area.
C. Staff Recommendations:
Staff recommends denial of the requested side setback variance, as
filed.
BOARD OF ADJUSTMENT: (OCTOBER 25, 2004)
Staff informed the Board that the applicant, Mr. Walker, revised the application to
reduce the overhang and provide guttering, all on his side of the side property
line. He also provided a letter from the property owner to the north approving the
building addition. Staff recommended approval of the revised application, subject
to the overhang being reduced and guttering being installed (all on Mr. Walker's
property) within 30 days.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved, as revised and
recommended by staff, by a vote of 4 ayes, 0 nays and 1 absent.