Loading...
HomeMy WebLinkAboutZ-8210 Staff AnalysisMAY 21, 2007 ITEM NO.: 6 File No.: Owner: Applicant: Address: Description: Zoned: Z-8210 Deane Woodward Ron Head 2100 N. Van Buren Street South 46 feet of Lots 13 and 14, Block 17, Newton's Addition R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 to allow a building addition with reduced 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 Analysis: The R-2 zoned property at 2100 N. Van Buren Street is occupied by a one- story brick and frame single family residence. The property is located at the northwest corner of Van Buren Street and Stonewall Road. There is a one -car wide drive at the southwest corner of the property. There is also a concrete parking area along Stonewall Road within the right-of-way. A six (6) foot high wood fence encloses the rear yard area of the lot. The applicant proposes to construct a 37'-10" by 31'-0", one-story addition on the rear (west) of the residence, as noted on the attached site plan. The proposed addition will maintain the same four (4) foot side (south) setback as the existing house. The proposed rear (west) setback will be 3'-2". The proposed addition will include bedroom, bath and laundry areas. The southwest corner of the addition will be a one -car wide carport. MAY 21, 2007 ITEM NO.: 6 (CON'T. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of 4.6 feet for this R-2 zoned lot. Section 36-254(d)(3) requires a minimum rear setback of 25 feet. Therefore, the applicant is requesting variances from these ordinance requirements to allow the new building addition. Staff is not supportive of the requested variances. The existing single family lot is nonconforming and substandard according to current ordinance requirements, with a lot width of 46 feet and area of 4,600 square feet. Current ordinance requires a minimum lot width of 60 feet and minimum area of 7,000 square feet. Staff believes the lot is too small to support the amount of building mass as proposed. The proposed addition occupies a very large percentage of the total rear yard area, leaving very little rear yard space. Although the overall size of the proposed structure is not out of character with the neighborhood, staff believes the total proposed lot coverage is, and could have an adverse visual impact on the adjacent properties and the general area. C. Staff Recommendation: Staff recommends denial of the requested setback variances. BOARD OF ADJUSTMENT: (MAY 21, 2007) Ron Head and Joe Woodward were present, representing the application. There were no objectors present. Staff presented the application with a recommendation of denial. Ron Head addressed the Board in support of the application. He noted that there were other lots in the area with similar massing. He also noted that the large tree in the rear yard would be preserved with the proposed construction. Chairman Francis asked about the total area of the proposed addition. Mr. Head explained that it would be 850 to 950 square feet, including the carport. Joe Woodward addressed the Board in support of the application. He noted that the house was built in 1924 and explained that he had experience in restoring older residential structures. He noted that the proposed addition would be compatible with the neighborhood. He explained that the large trees on the site would be preserved. He described the proposed addition and the condition of the existing house. Chairman Francis discussed the overall massing of the proposed addition. He explained that a new single family residence could occupy a foot print of approximately 1,900 square feet of this lot, and comply with the minimum building setbacks. He also explained that the height of the building should remain the same. Mr. Woodward made additional comments. MAY 21, 2007 ITEM NO.: 6 (CON'T. John Truemper also addressed the Board in support of the application. He discussed the history of the existing residence. Chairman Francis explained that the property could be redeveloped with a much larger house that conformed to ordinance setback requirements. Mr. Van Dover expressed concern with the preservation of the trees and maintaining the integrity of the neighborhood. Chairman Francis asked about placing a condition on the application with respect to building height. Staff explained that the condition would run with the proposed site plan and variance application. Staff noted that if the existing house were removed and a new house constructed, the condition would not apply. This issue was discussed. Mr. Van Dover asked how far along the plans for the project were. Mr. Woodward noted that he was ready to begin construction as soon as possible. He also noted the height of the addition would not exceed the height of the existing residence. There was a brief discussion pertaining to the condition which should be placed on the application. Chairman Francis noted support for the application. There was a motion to approve the application, subject to the following conditions: 1. The addition must be constructed to match the existing residence. 2. The addition will have a hip roof which will not exceed the height of the existing residence. 3. The existing tree(s) in the rear yard must be preserved. 4. Guttering must be provided to prevent water run-off onto adjacent property. 5. The carport portion of the addition must remain unenclosed. The motion passed by a vote of 5 ayes, 0 nays and 0 absent. The application was approved.