HomeMy WebLinkAboutZ-7827 Staff AnalysisAPRIL 25, 2005
ITEM NO.: 8
File No.: Z-7827
Owner: Janie Boyce
Applicant: James Scroggins
Address: 1620 North Jackson Street
Description: Lot 76, Cliffewood Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of
Section 36-254 to allow a building addition with reduced side and rear setbacks.
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-2 zoned property at 1620 N. Jackson Street is occupied by a one-
story brick and frame single family residence. There is a one -car wide
driveway from Jackson Street which serves as access. There is a one-
story frame garage near the northwest corner of the property.
The applicant proposes to remove the garage structure from the property
and construct a two-story addition to the house, as noted on the
attached site plan. The proposed addition will be slightly wider than the
house, with a side setback (south side) of approximately 1.5 feet at the
southwest corner of the addition. The addition will be set back
approximately 12 to 14 feet from the rear (west) property line. The
applicant has noted that the addition will include a master bedroom/bath
APRIL 25, 2005
ITEM NO.: 8 CON'T.
and a two -car garage. The applicant has also noted that the addition will
be constructed to match the existing home's architecture.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum
side setback of five (5) feet for this 50 foot wide lot (as measured at the
front building line). Section 36-254(d)(3) requires a minimum rear
setback of 25 feet. Therefore, the applicant is requesting variances from
these ordinance standards to allow the proposed addition.
Staff does not support the variances, as requested. Although staff has
no problem with the requested rear setback variance, staff cannot
support the requested side setback. Staff feels that a 1.5 foot side
setback is not enough for a two-story structure. Staff would support a
side setback variance if the applicant revised the site plan, making the
proposed addition the same width as the house. This would result in a
side setback of approximately four (4) feet at the addition's southwest
corner. Staff feels that this would provide adequate separation between
the structure and the abutting property to the south.
If the applicant were willing to make the revision as noted above, staff
would support the application with the following conditions:
1. The addition must be constructed to match the existing house.
2. Guttering must be provided (if necessary) to prevent water run-off
onto the adjacent property to the south.
3. No accessory building(s) will be allowed to be constructed on the
property.
C. Staff Recommendation:
Staff recommends denial of the requested variances, as filed.
BOARD OF ADJUSTMENT: (APRIL 25, 2005)
Staff informed the Board that the applicant revised the application to make the
proposed addition the same width as the existing house, resulting in a 3.5 to 4
foot side setback at its southwest corner. Staff recommended approval of the
revised application, subject to the following conditions:
1. The addition must be constructed to match the existing house.
2
APRIL 25, 2005
ITEM NO.: 8 ICON'T.
2. Guttering must be provided (if necessary) to prevent water run-off onto
the adjacent property to the south.
3. No accessory building(s) will be allowed to be constructed on the
property.
The revised application was placed on the Consent Agenda and approved as
recommended by staff by a vote of 5 ayes and 0 nays.
3