HomeMy WebLinkAboutZ-8383 Staff AnalysisAUGUST 25, 2008
ITEM NO.: 6
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-8383
Ron and Kathy Blasingame
Garrett Bosley/Bosley Construction, Inc.
4305 N. Lookout
Lot 2, Block 14, Hillcrest Addition
R-2
Variance Requested: A variance is requested from the height provisions of Section
36-254 to allow a single-family residence, which exceeds the maximum height allowed.
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 4305 N. Lookout is occupied by a two-story
masonry single-family residence, which is in the process of being constructed.
The new residence is flat roof -type construction. The single family lot slopes
downward from back to front (south to north). Vehicular access to the property
is by way of a paved alley along the south property line. The alley runs east
from Walnut Street, which is west of the site. There is no vehicular access
from N. Lookout.
The height of the main portion of the new residence is 31.5 feet as measured
from the lowest finished floor to the roof deck. A knee wall around the
perimeter of the roof deck is 35 feet above the lowest finished floor. As part of
the new home construction, a roof -top mechanical room was constructed to
AUGUST 25, 2008
ITEM NO.: 6 (CON'
house an elevator and stairway for access to the roof of the residence. The
roof -top mechanical room is 12 feet by 16 feet in size and located along the
west wall of the home. The mechanical room is 41' — 1" in height, as
measured from the lowest finished floor to the roof deck.
Section 36-254(c) of the City's Zoning Ordinance allows a maximum building
height of 35 feet for R-2 zoned property. Section 36-2 defines building height
as the vertical distance as measured through the central axis of the building
from the elevation of the lowest finished floor level to the highest point of
ceiling of the top story in the case of a flat roof. Therefore, the applicant is
requesting a variance from this ordinance standard to allow the roof top
mechanical room with a height of approximately 41' — 1 ". This property is
within the Hillcrest Design Overlay District, which allows a building height of up
to 39 feet, as measured from the "grade plane" to the ridge -line of the highest
roof surface. However, the building permit was reviewed and issued prior to
the approved Hillcrest DOD ordinance. Therefore, those standards do not
apply to this particular development.
Staff is supportive of the requested height variance. Staff views the request as
reasonable. Although the new residence is taller than the adjacent homes, the
height of the main portion of the structure complies with ordinance standards.
Only a small portion of the overall building footprint (192 square feet) exceeds
the maximum allowed height. Staff views the new residence as a quality in -fill
project, and believes the building height of the roof -top mechanical room will
have no adverse impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested building height variance, subject
to the variance being approved only for the roof -top mechanical room element
of the residential structure.
BOARD OF ADJUSTMENT:
(AUGUST 25, 2008)
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.