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HomeMy WebLinkAboutZ-8344 Staff AnalysisMAY 19, 2008 ITEM NO.: 2 File No.: Owner: Applicant: Address: Description: Zoned: Z-8344 Paul and Kim Turley Tina Boyd 108 N. Schiller Street Lots 12-14, Block 1, Union Depot Addition R-3 Variance Requested: Variances are requested from the area provisions of Section 36- 255 to allow a new residence with reduced setbacks. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments. B. Staff Anaiysis: The R-3 zoned property at 108 N. Schiller Street is currently vacant and grass covered, with several mature trees. The property is located at the south end of N. Schiller Street which dead ends at the northeast corner of this property. The property slopes downward from north to south. The overall property is comprised of three (3) platted single family lots, each being 46 feet by 110 feet in size. Based on the platting, the east property line is considered the front and the west property line is the rear. The applicant is proposing to construct a new two-story single family residence, as noted on the attached site plan. The proposed house will be located 15 feet from the front (east) property line, 19 feet from the rear (west) property line, 29.8 feet from the north side property line and 54 feet from the south side property line. A two -car wide driveway is proposed at the northeast MAY 19, 2008 ITEM NO.: 2 (CON'T. corner of the property which will access a garage on the north side of the residence. Section 36-255(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet for this R-3 zoned lot. Section 36-255(d)(3) requires a minimum rear setback of 25 feet. Therefore, the applicant is requesting variances to allow the proposed residence with reduced front and rear setbacks. Staff is supportive of the requested setback variances. Staff views the request as reasonable. The applicant is proposing to build one (1) single family residence on three (3) platted single family lots. Based on the topography of the lot the applicant is locating the house within the north half (high end) of the lot. The proposed residence will be located approximately 30 feet from the north side property line and share a rear yard relationship with the property to the north. Given the platted lot width (46 feet), a house could be constructed 4.6 feet from the north side property line. Staff feels that the proposed house placement is a much better alternative. It is not likely that N. Schiller Street will extend to the south within this block in the future. Staff believes the proposed single family residence will have no adverse impact on the adjacent properties or general area. C. Staff Recommendation: Staff recommends approval of the requested setback variances, as filed. BOARD OF ADJUSTMENT: (MAY 19, 2008) Tina Boyd was present, representing the application. There were two (2) persons present with concerns. Staff presented the application with a recommendation of approval. Tina Boyd addressed the Board in support of the application. She explained that the front of the proposed house will face east (Schiller Street right-of-way), with a side loading garage on the north side of the house. She explained the topography of the lot with a creek in the south half of the property. She noted the proposed house was a $400,000 project. Scott Davis addressed the Board with concerns. He noted that he owned the property immediately to the north. He noted his concern was with the orientation of the front door and garage doors. Peter Rosenow also addressed the Board. He expressed concern with the front orientation of the house and the depth of the proposed front yard area. MAY 19, 2008 ITEM NO.: 2 (CON'T. Ms. Boyd noted that the front of the house would face Schiller Street, with the garage portion of the house being closer to the street than the front door area. There was a brief discussion related to the orientation of the proposed house and the front setback. There was also discussion of the lots in question. Staff noted that a house could be constructed on the southernmost lot. There was a motion to approve the application, subject to the three (3) platted lots being considered one (1) zoning lot, with no principal structure being constructed on the southernmost lot. The motion passed by a vote of 5 ayes and 0 nays. The application was approved.