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HomeMy WebLinkAboutZ-8402 Staff AnalysisNOVEMBER 24, 2008 ITEM NO.: E File No.: Z-8402 Owner: Gerald Robert Garrison Applicant: Lenice Garrison Address: 28 Willow Oak Court Description: Lot 38, Block 7, Parkway Place Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 254 to allow a building addition with 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. Measures to control stormwater drainage should be implemented to not cause damage onto adjacent property from the increased impervious surface. B. Staff Analysis: The R-2 zoned property at 28 Willow Oak Court is occupied by a one-story frame single family residence. There is a two -car driveway from Willow Oak Court at the northeast corner of the property. There is an open drainage ditch which runs along the rear (west) property line of the lot. There is also a wood deck on the rear of the structure which is uncovered and approximately ten (10) feet above grade, as the property slopes downward to the rear property line. The deck is located 15 feet back from the rear (west) property line. The applicant is proposing to remove the deck structure from the residence and construct a one-story room addition on the rear of the structure, as noted on the attached site plan. The room addition will be approximately 12 feet by NOVEMBER 24, 2008 ITEM NO.: E ICON'T. 52 feet in area, or approximately 624 square feet. The proposed room addition will maintain the same 15 foot rear setback as the existing deck structure. The rear 15 feet of the lot is a drainage and utility easement. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet for R-2 zoned lots. Therefore, the applicant is requesting a variance from this ordinance standard to allow the room addition with a 15 foot rear setback. All other setbacks comply with ordinance standards. Staff is supportive of the requested variance. Staff views the request as reasonable. Staff's support is based primarily on the fact that the single family lot in question is only approximately 89 feet deep. Single family lots typically have depths of over 100 feet, as 100 feet is the minimum depth allowed by ordinance. The shallow depth of the lot greatly reduces the buildable area, as compared to other lots in the area. In addition, the single family homes to the west are set back approximately 25 feet from their rear property lines, so more than adequate separation will exist between these structures and the residence at 28 Willow Oak Court. Staff believes the proposed room addition with reduced rear setback will have no adverse impact on the adjacent properties or the general area. 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. BOARD OF ADJUSTMENT: (OCTOBER 27, 2008) Staff informed the Board that the application needed to be deferred to the November 24, 2008 Agenda based on the fact that the applicant failed to complete the notifications to surrounding property owners as required. The item was placed on the Consent Agenda and deferred to the November 24, 2008 Agenda as recommended by staff with a vote of 4 ayes, 0 nays and 1 absent. BOARD OF ADJUSTMENT: (NOVEMBER 24, 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 with a vote of 4 ayes, 0 nays and 1 absent.