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HomeMy WebLinkAboutZ-8411 Staff AnalysisOCTOBER 27, 2008 ITEM NO.: 8 File No.: Z-8411 Owner: Steve Thomas and Nanette Harrell Applicant: Tracie Kelley Address: 3221 W. Markham Street Description: West half of Lots 23 and 24, Block 4, C.S. Stifft's Addition Zoned: R-3 Variance Requested: A variance is requested from the area provisions of Section 36- 255 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-3 zoned property at 3221 W. Markham Street is occupied by a two-story brick and frame single family residence. The property is located at the southeast corner of W. Markham and Brown Streets. The property is comprised of the west half of two (2) platted lots, with the west property line (along Brown Street) being the platted front of the property. There is a one -car wide driveway from Brown Street and a shared driveway from W. Markham Street, along the east side of the residence. There is also a small circular driveway along the W. Markham Street frontage. The applicant is proposing to remove a portion of the southeast corner of the residence, including a stoop and step structure, and construct a two-story addition, as noted on the attached site plan. The addition will include a garage OCTOBER 27, 2008 ITEM NO.: 8 (CON'T.) on the first floor, with living space above. The roofline will match the existing house. The proposed addition will be located approximately 28 feet back from the front (west) property line, 8.5 feet from the side (south) property line and 13 feet from the rear (east) property line. There will be a new driveway from Brown Street leading to the new garage addition. Section 36-255(d)(3) of the City's Zoning Ordinance requires a minimum rear (east) setback of 25 feet for this R-3 zoned lot. Therefore, the applicant is requesting a variance from this ordinance standard to allow the proposed building addition with a reduced rear setback. Staff is supportive of the requested variance. Staff views the request as reasonable. The overall lot coverage as proposed will not be out of character with other single family lots in the area. If the garage addition were built as a separate accessory structure, three (3) foot side (south) and rear (east) setbacks would be allowed, and the overall lot coverage would be similar to what is proposed. The single family home to the south is located approximately 10 feet back from the dividing side property line, with the residential structure immediately east being set back approximately 14 feet. Therefore, adequate separation will exist between the proposed addition and the adjacent structures. Staff believes the proposed building 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) David and Tracie Kelley, Steve Thomas and Nanette Harrell were present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Tracie Kelley addressed the Board in support of the application. She stated that she had no comments to add to the staff presentation. Scott Smith briefly discussed the possible impact the addition would have on adjacent properties. He asked about the height of the proposed addition. David Kelley explained that the eave line of the proposed addition would not exceed the eave line of the existing house. There was a brief discussion related to the proposed driveway from Brown Street. OCTOBER 27, 2008 ITEM NO.: 8 (CON'T.) Chairman Burruss asked about the space above the garage addition. Mr. Kelley explained that it would be space for a new master bedroom and bath. There was a brief discussion regarding the widening of the curb cut at Brown Street. Mr. Kelley noted that the curb cut could be a one -car wide driveway (12 feet wide) between the street and property line, and widen to a two -car wide driveway within the property. The application was amended accordingly. There was additional discussion regarding the proposed building addition, including the shared access drive along the east property line. There was a motion to approve the application, as recommended by staff and amended by the applicant (one -car wide driveway from Brown Street as described above). The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The application was approved as amended.