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HomeMy WebLinkAboutZ-7753 Staff AnalysisJANUARY 29, 2007 ITEM NO. File No.: Z-7753 Owner: Jeff and Kathy Watson Applicant: Cory Whalin, Clements and Associates Address: 106 Fountain Drive Description: Lot 1, Block 3, Young's Park Addition Zoned: R-3 Variance Requested: A time extension is requested for previously approved variances for a deck addition and accessory structure. 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 Analysis: The R-3 zoned property at 106 Fountain Drive is occupied by a two-story brick and frame single family residence. There is a platted alley along the south and west property lines which serves as access. There is a one-story frame garage structure along the west property line which extends slightly into the alley right-of-way along the south and west property lines. On December 20, 2004, the Board of Adjustment approved variances associated with proposed deck additions along the west (rear) and north sides of the existing residence, and a new detached garage along the rear (west) property line. Variances were granted from Section 36-156 and 36-255 of the JANUARY 29, 2007 EM NO.: 1 (CON'T. City's Zoning Ordinance to allow the accessory garage with an increased rear yard coverage and the deck addition with a reduced side yard setback. A copy of the December 20, 2004 Board of Adjustment minute record and approved site plan are attached for Board review. As of this date, the property owners have been unable to construct the proposed improvements to the property. On November 30, 2006, the applicant submitted a letter to staff requesting a two (2) year time extension for the previously approved variances, as they expired on December 20, 2006. Staff is supportive of the requested time extension. Staff feels the request is reasonable. There have been no changes in this property or the adjacent property since the variances were approved in 2004. Staff believes that extending the time for construction of the improvements to the property will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of a two-year time extension for the previously approved variances, subject to compliance with the conditions of the previous approval. BOARD OF ADJUSTMENT: (JANUARY 29, 2007) 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, 0 absent and 2 open positions. DECEMBER 20, 2004 ITEM NO.: B File No.: Z-7753 Owner: Jeff and Kathy Watson Address: 106 Fountain Drive Description: Lot 1, Block 3, Young's Park Addition Zoned: R-3 Variance Requested: Variances are requested from the area provisions of Section 36-156 and Section 36-255 to allow a garage with increased coverage and reduced separation, and a deck 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 Issues B. Staff Analysis: The R-3 zoned property at 106 Fountain Drive is occupied by a two-story brick and frame single family residence. There is a platted alley along the south and west property lines which serves as access. There is a one-story frame garage structure along the west property line which extends slightly into the alley right-of-way along the south and west property lines. The applicants propose to remove the existing garage and construct a new 22 foot by 22 foot, two-story garage structure within the rear yard. The new garage will have one (1) foot setbacks (corner relationships) from the south and west property lines and a three (3) foot setback from the north side property line. The proposed garage structure will occupy approximately 61 percent of the required rear yard (rear 25 feet). The second floor of the garage structure will be used as a game room. The applicants also propose to replace and expand the existing deck structure on the rear of the house, as shown on the attached site plan sketch. The DECEMBER 20, 2004 ITEM NO.: B (CON'T. existing deck will be replaced and expanded to tie into the new garage structure and wrap around the north side of the house, extending to the northeast corner of the residence. At the northeast corner of the house the deck will be approximately 16 feet by 16 feet with a trellis structure overhead. The deck's setback from the north side property line ranges from zero (0) feet to 10 feet. A small portion of the deck (approximately 42 inches) will have a zero (0) setback from the side property line, with approximately 10 linear feet of the deck having a three (3) foot setback from the side line (at the garage structure). The northwest corner of the 16 foot by 16 foot deck section will be three (3) feet from the north property line, increasing to 10 to 11 feet at its northeast corner. Steps to the second level of the garage will be incorporated into the deck construction. With the exception of the trellis at the northeast corner of the residence, the deck structure will be uncovered and unenclosed. The applicants also plan to construct anew parking pad at the northeast corner of the property, with a walk leading to the front of the house. The proposed garage structure will be accessed by the alley, with a new drive along the south property line. Section 36-156(a)(s) of the City's Zoning Ordinance allows a maximum rear yard coverage of 30 percent for accessory buildings in residential zoning. Section 36-255(d)(2) requires a minimum side yard setback of five (5) feet for this R-3 zoned lot. Therefore, the applicants are requesting variances to allow the garage structure with an increases rear yard coverage, and the deck addition with a reduced side yard setback. Staff is supportive of the requested variances. Staff views the request as reasonable. The single family lot immediately to the north is approximately four (4) feet lower in grade, with the house on that lot being at least 10 to 12 feet back from the dividing side lot line. Therefore, staff feels that the proposed deck structure will have no adverse impact on that property. Additionally, the existing garage structure occupies approximately 55 percent of the required rear yard of the property. The requested 61 percent coverage is a relatively minor increase. Staff feels that the overall redevelopment plan for this property represents a good project which should have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variances, subject to the following conditions: 1. With the exception of the 16 foot by 16 foot trellis structure, the deck must remain uncovered and unenclosed. 2. The second level of the proposed accessory garage structure must not be used as a dwelling unit. 4 DECEMBER 20, 2004 ITEM NO.: B f CON'T. BOARD OF ADJUSTMENT: (NOVEMBER 29, 2004) Staff informed the Board that the applicant requested to defer the application to the December 20, 2004 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the December 20, 2004 Agenda by a vote of 4 ayes, 0 nays and 1 absent. BOARD OF ADJUSTMENT: (DECEMBER 20, 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. 3 DECEMBER 20, 2004 ITEM NO.: B File No.: Z-7753 Owner: Jeff and Kathy Watson Address: 106 Fountain Drive Description: Lot 1, Block 3, Young's Park Addition Zoned: R-3 Variance Requested: Variances are requested from the area provisions of Section 36-156 and Section 36-255 to allow a garage with increased coverage and reduced separation, and a deck 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 Issues B. Staff Analysis: The R-3 zoned property at 106 Fountain Drive is occupied by a two-story brick and frame single family residence. There is a platted alley along the south and west property lines which serves as access. There is a one-story frame garage structure along the west property line which extends slightly into the alley right-of-way along the south and west property lines. The applicants propose to remove the existing garage and construct a new 22 foot by 22 foot, two-story garage structure within the rear yard. The new garage will have one (1) foot setbacks (corner relationships) from the south and west property lines and a three (3) foot setback from the north side property line. The proposed garage structure will occupy approximately 61 percent of the required rear yard (rear 25 feet). The second floor of the garage structure will be used as a game room. DECEMBER 20, 2004 ITEM NO.: B (CON'T.) The applicants also propose to replace and expand the existing deck structure on the rear of the house, as shown on the attached site plan sketch. The existing deck will be replaced and expanded to tie into the new garage structure and wrap around the north side of the house, extending to the northeast corner of the residence. At the northeast corner of the house the deck will be approximately 16 feet by 16 feet with a trellis structure overhead. The deck's setback from the north side property line ranges from zero (0) feet to 10 feet. A small portion of the deck (approximately 42 inches) will have a zero (0) setback from the side property line, with approximately 10 linear feet of the deck having a three (3) foot setback from the side line (at the garage structure). The northwest corner of the 16 foot by 16 foot deck section will be three (3) feet from the north property line, increasing to 10 to 11 feet at its northeast corner. Steps to the second level of the garage will be incorporated into the deck construction. With the exception of the trellis at the northeast corner of the residence, the deck structure will be uncovered and unenclosed. The applicants also plan to construct anew parking pad at the northeast corner of the property, with a walk leading to the front of the house. The proposed garage structure will be accessed by the alley, with a new drive along the south property line. Section 36-156(a)(s) of the City's Zoning Ordinance allows a maximum rear yard coverage of 30 percent for accessory buildings in residential zoning. Section 36-255(d)(2) requires a minimum side yard setback of five (5) feet for this R-3 zoned lot. Therefore, the applicants are requesting variances to allow the garage structure with an increases rear yard coverage, and the deck addition with a reduced side yard setback. Staff is supportive of the requested variances. Staff views the request as reasonable. The single family lot immediately to the north is approximately four (4) feet lower in grade, with the house on that lot being at least 10 to 12 feet back from the dividing side lot line. Therefore, staff feels that the proposed deck structure will have no adverse impact on that property. Additionally, the existing garage structure occupies approximately 55 percent of the required rear yard of the property. The requested 61 percent coverage is a relatively minor increase. Staff feels that the overall redevelopment plan for this property represents a good project which should have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variances, subject to the following conditions: DECEMBER 20, 2004 ITEM NO.: B (CON'T.) 1. With the exception of the 16 foot by 16 foot trellis structure, the deck must remain uncovered and unenclosed. 2. The second level of the proposed accessory garage structure must not be used as a dwelling unit. BOARD OF ADJUSTMENT: (NOVEMBER 29, 2004) Staff informed the Board that the applicant requested to defer the application to the December 20, 2004 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the December 20, 2004 Agenda by a vote of 4 ayes, 0 nays and 1 absent. 3 NOVEMBER 29, 2004 ITEM NO.: 12 File No.: Owner: Address: Description: Zoned: Z-7753 Jeff and Kathy Watson 106 Fountain Drive Lot 1, Block 3, Young's Park Addition R-3 Variance Requested: Variances are requested from the area provisions of Section 36-156 and Section 36-255 to allow a garage with increased coverage and a deck 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 Issues B. Staff Analysis: The R-3 zoned property at 106 Fountain Drive is occupied by a two-story brick and frame single family residence. There is a platted alley along the south and west property lines which serves as access. There is a one-story 'frame garage structure along the west property line which extends slightly into the alley right-of-way along the south and west property lines. The applicants propose to remove the existing garage and construct a new 22 foot by 22 foot, two-story garage structure within the rear yard. The new garage will have one (1) foot setbacks (corner relationships) from the south and west property lines and a three (3) foot setback from the north side property line. The proposed garage structure will occupy approximately 61 percent of the required rear yard (rear 25 feet). The second floor of the garage structure will be used as a game room. NOVEMBER 29, 2004 TLA ►I OU911I PM191i1ilkAM The applicants also propose to replace and expand the existing deck structure on the rear of the house, as shown on the attached site plan sketch. The existing deck will be replaced and expanded to tie into the new garage structure and wrap around the north side of the house, extending to the northeast corner of the residence. At the northeast corner of the house the deck will be approximately 16 feet by 16 feet with a trellis structure overhead. The deck's setback from the north side property line ranges from zero (0) feet to 10 feet. A small portion of the deck (approximately 42 inches) will have a zero (0) setback from the side property line, with approximately 10 linear feet of the deck having a three (3) foot setback from the side line (at the garage structure). The northwest corner of the 16 foot by 16 foot deck section will be three (3) feet from the north property line, increasing to 10 to 11 feet at its northeast corner. Steps to the second level of the garage will be incorporated into the deck construction. With the exception of the trellis at the northeast corner of the residence, the deck structure will be uncovered and unenclosed. The applicants also plan to construct a new parking pad at the northeast corner of the property, with a walk leading to the front of the house. The proposed garage structure will be accessed by the alley, with a new drive along the south property line. Section 36-156(a)(2)c. of the City's Zoning Ordinance allows a maximum rear yard coverage of 30 percent for accessory buildings in residential zoning. Section 36-255(d)(2) requires a minimum side yard setback of five (5) feet for this R-3 zoned lot. Therefore, the applicants are requesting variances to allow the garage structure with an increased rear yard coverage, and the deck addition with a reduced side yard setback. Staff is supportive of the requested variances. Staff views the request as reasonable. The single family lot immediately to the north is approximately four (4) feet lower in grade, with the house on that lot being at least 10 to 12 feet back from the dividing side lot line. Therefore, staff feels that the proposed deck structure will have no adverse impact on that property. Additionally, the existing garage structure occupies approximately 55 percent of the required rear yard of the property. The requested 61 percent coverage is a relatively minor increase. Staff feels that the overall redevelopment plan for this property represents a good project which should have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variances, subject to the following conditions: 2 NOVEMBER 29, 2004 ITEM NO.: 12 (CON'T. 1. With the exception of the 16 foot by 16 foot trellis structure, the deck must remain uncovered and unenclosed. 2. The second level of the proposed accessory garage structure must not be used as a dwelling unit. BOARD OF ADJUSTMENT: (NOVEMBER 29, 2004) Staff informed the Board that the applicant requested to defer the application to the December 20, 2004 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the December 20, 2004 Agenda by a vote of 4 ayes, 0 nays and 1 absent. 3