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HomeMy WebLinkAboutZ-7976 Staff AnalysisDECEMBER 19, 2005 ITEM NO.: 8 File No.: Z-7976 Owner/Applicant: Trey Stoelzing Address: 2415 N. Pierce Street Description: South Y2 of Lot 2 and all of Lot 3, Block 31, Parkview Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 156 to allow a garage with increased rear yard coverage. A variance is also requested from the area provisions of Section 36-254 to allow a porte-cochere addition with a reduced side setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Single Family Residence Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The R-2 zoned property at 2415 N. Pierce Street is occupied by a one-story frame single family residence. There is a one -car wide driveway from Pierce Street which serves as access. A carport/garage structure is located along the north property line. The single family residence is currently undergoing extensive remodeling. The remodeling project involves enlarging the structure with a new front porch, as noted on the attached site plan. As part of the project, the exiting carport/garage structure along the north property line will be removed. The applicant is proposing a porte-cochere on the north side of the residence and a DECEMBER 19, 2005 ITEM NO.: 8 (CON'T. 24 foot by 32 foot detached garage structure (one-story) at the northeast corner of the property. The proposed porte-cochere will be unenclosed and located one (1) foot back from the side (north) property line. The proposed detached garage will be located three (3) feet back from the side (north) property line and the rear (east) property line. The proposed garage structure will occupy approximately 37.5 percent of the required rear yard (rear 25 feet of the lot). Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum 7.5 foot side setback for this R-2 zoned lot. Section 36-156(a)(2)c. allows accessory buildings to occupy a maximum of 30 percent of the required rear yard of a residential lot. Therefore, the applicant is requesting variances from these ordinance standards to allow the proposed porte-cochere with a reduced side setback and the proposed accessory garage with a 37.5 percent rear yard coverage. Staff does not support the requested variances, as filed. Staff has no problem with the coverage variance associated with the proposed garage structure. This type of garage structure will not be out of character with other similar accessory structures in this general area. However, staff cannot support the requested one(1) foot side setback for the proposed porte-cochere addition. Staff has supported 1.5 foot side setbacks in the past for this type of unenclosed structure. Staff will also suggest that as a minimum in this case. There is adequate space to provide an 18 inch side setback and cover the driveway. If the applicant were willing to revise the site plan accordingly, staff will recommend approval of the variances, subject to the following conditions: 1. The porte-cochere and garage structures must be constructed to match the principal structure. 2. The porte-cochere addition must remain unenclosed on the north, east and west sides. C. Staff Recommendation: Staff recommends denial of the requested variances, as filed. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. DECEMBER 19, 2005 ITEM NO.: 8 (CON'T. Staff informed the Board that the applicant had revised the application to provide the 1.5 foot side setback for the porte-cochere as suggested by staff. Staff recommended approval of the revised application subject to the following conditions: 1. The porte-cochere and garage structures must be constructed to match the principal structure. 2. The porte-cochere addition must remain unenclosed on the north, east and west sides. 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.