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HomeMy WebLinkAboutZ-8215 Staff AnalysisJUNE 25, 2007 ITEM NO.: A File No.: Owner/Applicant: Address: Description: Zoned: Z-8215 Anita Aebersold 4011 North Lookout Lots 3 and 4 and the east 1/2 of Lot 5, Block 16, Hillcrest 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: 1. Based on the existing conditions, stormwater from Read Street will potentially drain into the attached garage. Stormwater diversion methods should be utilized to protect the property and not damage neighboring properties. B. Staff Analysis: The R-2 zoned property at 4011 North Lookout is occupied by a one-story brick and frame single family residence. The north property line of the lot fronts on North Lookout, with the southeast corner of the property fronting on Read Street for approximately 38 feet. There is an alley which runs along the remaining rear (south) property line. There is a one -car wide driveway from Read Street which serves as access. The property slopes downward from back to front (south to north). The existing residence is located significantly above the grade of North Lookout. The applicant is proposing to construct a 24 foot by 30 foot garage addition (one story), as noted on the attached site plan. The garage will be located on the east side of the house and connected to the northeast corner of the JUNE 25, 2007 ITEM NO.: A (CON'T. structure. The garage addition will be located 5.6 feet from the east side property line and 13 to 26 feet from the rear (south) property line. A new driveway from Read Street will serve the proposed garage addition. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of eight (8) feet for this R-2 zoned lot. Section 31-254(d)(3) requires a minimum rear setback of 25 feet. Therefore, the applicant is requesting variances from these ordinance requirements to allow the proposed garage addition. Staff is supportive of the requested variances. Although the overall lot is very large in size, the applicant is limited with the placement of a building addition because of the lot's topography. The applicant is proposing placement of the garage addition in the most appropriate location on the lot. Staff views the requested reduced setbacks as very minor in nature. The garage addition will range from 13 feet to 26 feet back from the rear (south) property line. The existing house has a rear setback of only four (4) feet. Additionally, ample separation will exist between the proposed garage addition and the residence immediately to the east. The adjacent residence is located over 20 feet back from the side property line. Staff believes the proposed garage addition will have no adverse impact on the adjacent properties on the general area. C. Staff Recommendation: Staff recommends approval of the requested setback variances, subject to the following conditions: 1. The addition must be constructed to match the existing residence. 2. Compliance with the Public Works comment as noted in paragraph A. of the staff report. BOARD OF ADJUSTMENT: (MAY 21, 2007) Staff informed the Board that the applicant requested the application be deferred to the June 25, 2007 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred by a vote of 5 ayes, 0 nays and 0 absent. JUNE 25, 2007 ITEM NO.: A (CON'T. BOARD OF ADJUSTMENT: (JUNE 25, 2007) 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 i absent.