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HomeMy WebLinkAboutZ-8345-A Staff AnalysisNOVEMBER 29, 2010 ITEM NO.: 2 File No.: Z-8345-A Owner/Applicant: Claudia and Gary Barone Address: 5604 Country Club Blvd. Description: Lot 58, Forest Heights Place Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a carport/garage addition with a reduced rear setback. 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. The space between the garage door and the Forest Heights Drive edge of pavement shall be a minimum of 19 feet. This will allow appropriate back -out space for the garage/carport structure. B. Staff Analysis: The R-2 zoned property at 5604 Country Club Blvd. is occupied by a one-story brick, rock and frame single family residence. The property is located at the northeast corner of Country Club Blvd. and Forest Heights Drive. There is a two - car wide driveway from Forest Heights Drive which leads to a detached garage structure within the rear yard area. The single family lot contains a 25 foot platted front building line along Country Club Blvd. which reduces to a 7.5 platted side building line along Forest Heights Drive. The southwest corner of the existing house encroaches across the platted building line, as noted on the attached site plan. The front yard area is located approximately two (2) feet above the grade of the streets. On May 19, 2008 the Board of Adjustment granted variances to allow the new front porch area with a reduced front setback and building line encroachment. The applicant is proposing to remove the existing 20 foot by 20 foot accessory garage structure and construct a garage/carport addition to the rear of the residence, as noted on the attached site plan. The one-story addition will be approximately 30 feet by 40 feet in size. The south 10 feet of the proposed NOVEMBER 29, 2010 ITEM NO.: 2 (CON'T. addition will be a carport area which will be unenclosed on its east and west sides. The north 20 feet of the addition will be a garage and storage area. The current roof line of the residence will be extended for the proposed addition. The addition will be located 7.5 feet back from the west (street side) property line, three (3) feet back from the rear property line and 21 to 25 feet back from the east side property line. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum setback of 25 feet from the rear (north) property line for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the proposed addition with a reduced rear setback. Staff is supportive of the requested setback variance. Staff's support is based on the irregular lot shape in combination with a rather large area of right-of-way at the intersection of Country Club Blvd. and Forest Heights Drive. Because of the intersection configuration, the lot's southwest corner has been rounded to follow the curvature of the right-of-way. If the southwest corner of the lot were squared off to match the southeast corner, the lot would contain considerably more buildable area. The front porch area of the house is located approximately 38 feet back from the front (southeast) corner property pin. Additionally, in staff's opinion the proposed addition and overall lot massing will not be out of character with many other properties in the Heights neighborhood. Staff believes the proposed addition with reduced rear setback will have no adverse impact on the adjacent properties or the general area. The garage/carport structure on the lot immediately to the north is located approximately 10 to 12 feet back from the dividing rear property line. As noted in paragraph A. of the staff report, the Public Works Department is requiring that the proposed garage structure be moved back to provide a 19 foot setback from the Forest Heights Drive edge of pavement. Therefore, the addition must be moved back from the west property line or the west portion of the addition must be eliminated. This issue must be resolved prior to a building permit being issued. If the proposed addition is moved back, adequate setback from the east side property line will exist. C. Staff Recommendation: Staff recommends approval of the requested setback variance, subject to the following conditions: 1. The addition must be constructed to match the existing residence. 2. Compliance with the Public Works requirement as noted in paragraph A. of the staff report. NOVEMBER 29, 2010 ITEM NO.: 2 (CON'T. BOARD OF ADJUSTMENT: (NOVEMBER 29, 2010) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff, with a vote of 4 ayes, 0 noes, 0 absent and 1 open position.