HomeMy WebLinkAboutZ-8012 Staff AnalysisMARCH 27, 2006
ITEM NO.: 6
File No.: Z-8012
Owner: Michael Lasiter
Applicant: Michael Lasiter
Address: 4 Broadview Drive
Description: Lots 1 and 2, JP Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-156 and 36-254 to allow an accessory building and a building addition with reduced
setbacks. A variance is also requested from the easement provisions of Section 36-11
to allow a building addition which encroaches into a utility easement.
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 4 Broadview Drive is occupied by a split level rock
and frame single family residence. Access to the property is gained by way of
a private drive from Broadview Drive along the north property line. There is
also a private drive along the west property line which serves the residence
immediately to the south. There is also a swimming pool structure in the rear
yard.
MARCH 27, 2006
EM NO.: 6 (CON'T_
The applicant proposes to construct a 15 foot by 20 room addition (2 story) on
the east side of the residence and a 15 foot by 20 foot pool house (1 story) on
the west side of the pool, as noted on the attached site plan. The proposed
room addition will be located 3.5 feet to 8 feet from the east side property line.
The northeast corner of the addition will encroach into a 5 foot wide utility
easement by approximately 1.5 feet. The proposed pool house will be located
12 feet from the west street side property line and 27 feet from the rear (south)
property line.
Section 36-11(f) of the City's Zoning Ordinance requires encroachments into
utility easements be reviewed and approved by the Board of Adjustment.
Section 36-254(d)(2) requires a minimum side setback of 8 feet for principal
structures in R-2 zoning. Section 36-156(a)(2)c. requires a minimum street
side setback of 15 feet for accessory structures. Therefore, the applicant is
requesting variances from these ordinance standards to allow the proposed
addition to encroach into a utility easement and to have a reduced side
setback, and to allow the proposed accessory building (pool house) to have a
reduced street side setback.
Staff is supportive of the requested variances. Staff feels the proposed
addition and pool house are reasonable. With regards to the proposed
building addition, the residence immediately east is located approximately 8
feet from the east side property line, which will result in a 11.5 to 16 foot
building separation. Staff believes this separation will be adequate.
Additionally, all of the public utility companies have given written approval of
the requested easement encroachment. Staff also believes the 12 foot street
side setback for the proposed pool house will be adequate. As noted
previously, there is an access easement/drive located between the west
property line and Broadview Drive right-of-way which provides a setback of
over 28 feet to the edge of pavement. Staff believes the proposed addition
and pool house will 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. The addition and accessory structure must be constructed to match the
house.
2. Guttering must be provided on the east side of the proposed addition to
prevent water run-off onto the adjacent property to the east.
3. The proposed pool house must not contain a full kitchen facility.
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MARCH 27, 2006
ITEM NO.: 6 (CON'T.
BOARD OF ADJUSTMENT: (MARCH 27, 2006)
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 4 ayes, 0 nays and 1 absent.
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