HomeMy WebLinkAboutZ-7830 Staff AnalysisAPRIL 25, 2005
ITEM NO.: 11
File No.: Z-7830
Owner: Amy Nicol Treadway
Applicant: Jennifer Herron
Address: 5012 North Country Club Blvd.
Description: Lot 10, Block 13, Newton's Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of
Section 36-156 and Sections 36-254 to allow a garage/carport with reduced side
and rear setbacks and increased coverage, and front steps with a reduced front
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 Analysis:
The R-2 zoned property at 5012 N. Country Club Blvd. Is occupied by a
one-story brick and frame single family residence. There is a one -car
wide driveway from Country Club Blvd. which serves as access. There
is an existing one-story frame carport/garage structure at the northwest
corner of the property. The existing accessory structure is located
approximately one (1) foot from the side (west) property line and 6.5 feet
from the rear (north) property line.
The applicant proposes to remove the existing carport/garage structure
and construct a new carport/garage structure, as noted on the attached
site plan. The proposed addition will be connected to a new two-story
APRIL 25, 2005
ITEM NO.: 11 (CON'T.
addition on the rear of the house by way of a five (5) foot wide covered
walkway. The applicant is also proposing to construct a new porch entry
with steps on the front of the house.
The applicant proposes to maintain the same one (1) foot side setback
as the existing carport/garage structure. The proposed carport/garage
structure will also have a 1.4 foot rear setback. The proposed accessory
structure will cover approximately 32 percent of the required rear yard
(rear 25 feet of the lot). The proposed carport/garage will be located six
(6) feet back from the house (after rear addition). The proposed porch
entry will be located approximately 27 feet back from the front property
line. The front steps associated with the new entry will be approximately
23 feet back from the front property line. This single family lot contains
no front platted building line.
Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a
minimum side and rear setbacks of three (3) feet for accessory buildings
in single family zoning. Section 31-156(a)(2)d. allows a maximum rear
yard coverage of 30 percent for accessory buildings. Additionally,
Section 36-254(d)(1) requires a minimum front setback of 25 feet.
Therefore, the applicant is requesting variances to allow the accessory
carport/garage structure with reduced side and rear setbacks and
increased rear yard coverage, and the front steps with a reduced front
setback. The proposed two-story addition to the rear of the house
conforms to ordinance setback requirements.
Staff does not support the variances, as requested. Although staff has
no problem with the requested variances for increased rear yard
coverage and reduced front setback, staff cannot support the side and
rear setbacks for the accessory carport/garage structure, as filed. It has
been staff's policy to support minimum side and rear setbacks of 1.5 feet
for accessory buildings in residential zoning. This has been the case in
order to allow a minimal amount of space to construct and maintain the
structure without encroaching onto adjacent property. Staff feels that
anything less than 1.5 feet would not be sufficient space.
If the applicant were willing to revise the application to provide minimum
1.5 foot side and rear setbacks for the accessory carport/garage
structure, staff would support the application with the following
conditions:
1. Guttering must be provided (if necessary) to prevent water run-off
onto the adjacent properties to the north and west.
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APRIL 25, 2005
ITEM NO.: 11 CON'T.
2. The covered walkway between the accessory and principal structures
must remain unenclosed.
3. The carport section of the accessory building must also remain
unenclosed.
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 provide
1.5 foot side and rear setbacks for the proposed carport/garage structure.
Staff recommended approval of the revised application, subject to the
following conditions:
1. Guttering must be provided (if necessary) to prevent water run-off
onto the adjacent property to the north and west.
2. The covered walkway between the accessory and principal
structures must remain unenclosed.
3. The carport section of the accessory building must also remain
unenclosed on the east and west sides only.
The revised application was placed on the Consent Agenda and approved as
recommended by staff by a vote of 5 ayes and 0 nays.
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