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HomeMy WebLinkAboutZ-8384 Staff AnalysisAUGUST 25, 2008 ITEM NO.: 7 File No.: Z-8384 Owner: Lance and Kandi West Applicant: Richard Harp Address: 1600 N. Harrison Street Description: Lot 1, Block 3, Englewood Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow an accessory building with reduced street side setback and increased rear yard coverage. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential (under construction) Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analvsis: The R-2 zoned property located at 1600 N. Harrison Street is occupied by the foundation of a single family residence, which is in the process of being constructed. The property is located at the northwest corner of N. Harrison Street and "O" Street. There is a paved alley along the rear (west) property line. The applicant has obtained a building permit for the residence, as it complies with ordinance standards. As part of the project, the applicant proposes to construct a one-story detached garage, as noted on the attached site plan. The proposed garage will be located at the southwest corner of the property and accessed by way of a new driveway from "O" Street. The garage will be 24 feet by 26 feet in size and located 13 feet from the principal house. The garage will be set back six (6) feet from the south street side property line and located on the rear (west) AUGUST 25, 2008 ITEM NO.: i (CON'T.) property line. The garage will occupy approximately 50 percent of the required rear yard (rear 25 feet of the lot). A covered walkway will lead from the garage to the rear of the house. Section 36-156(a)(2)c. of the City's Zoning Ordinance requires that accessory buildings in residential zoning have a minimum street side setback of 15 feet. This section also allows accessory buildings to occupy up to 30 percent of required rear yard areas. Therefore, the applicant is requesting variances from those ordinance standards to allow the accessory garage with a street side setback of six (6) feet and a rear yard coverage of approximately 50 percent. Staff is supportive of the requested variances. Staff views the request as reasonable for this 50-foot wide residential lot. The proposed accessory garage will not be out of character with other accessory structures in this general area. A similar garage structure (for which variances were granted) is located on the lot immediately to the west. That garage structure is actually located approximately five (5) feet closer to the street side property line than the proposed garage. The proposed garage will line up with other structures along the north side of "O" Street. There also are numerous garage structures along the south side of "O" Street with similar setbacks and coverages. Staff believes the proposed garage will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variances, subject to the following conditions: 1. A building permit must be obtained for the garage structure. 2. The garage must be constructed to match the principal structure. 3. The covered walkway between the garage and principal structure must remain unenclosed. 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.