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HomeMy WebLinkAboutZ-8450 Staff AnalysisAPRIL 27, 2009 ITEM NO.: 4 File No.: Z-8450 Owner: HRH Builders, Inc. Applicant: William Darby Address: 3421 Buckhorn Trail Description: Lot 110, Block 12, Woodland's Edge Addition Zoned: R-2 Variance Requested: A variances is requested from the area provisions of Section 36- 254 to allow a stair/landing structure with a reduced rear yard setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residence -Under Construction Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The R-2 zoned property at 3421 Buckhorn Trail currently contains a one-story single family residence which is under construction. There will be a two -car wide driveway from Buckhorn Trail at the southwest corner of the lot. The lot contains a 25 foot front platted building line. The lot is in a section of the Woodland's Edge Subdivision which has minimum rear setbacks of 15 feet, instead of the typical minimum 25 foot requirement. The 15 foot rear setbacks were allowed for lots backing up to platted green belts, as is the case with this lot. Additionally, the lot has excessive slope, with the rear northeast corner of the lot being 40 feet lower than the front southwest corner. The applicant received an administrative sign -off for a 13.5 foot rear setback (10 percent as allowed by ordinance) at the time of building permit issuance. APRIL 27, 2009 ITEM NO.: 4 _(CON'T.) The applicant is proposing to construct a step/landing structure for the deck on the rear of the residence, as noted on the attached site plan. The applicant is proposing to bring the deck out four (4) additional feet, with a rear setback of 9.5 feet, and construct a step/landing structure on the west end of the deck. The step/landing structure will be seven (7) feet wide, resulting in a rear setback of 6.5 feet. The deck bump -out and step/landing structure will be uncovered and unenclosed. Section 36-254(d)(3) of the City's Zoning Ordinance typically requires a minimum rear setback of 25 feet for R-2 zoned lots. The approved plat of this lot included a minimum 15 foot rear setback. Therefore, the applicant is requesting a variance from this requirement to allow the deck bump -out and step/landing structure with a reduced rear setback. Staff is supportive of the requested variance. Staff believes the request is reasonable and the applicant has adequate justification in requesting the reduced rear setback. The excessive slope of the lot has caused the rear deck area to be approximately 20 feet above grade. This requires a substantial step structure to provide a rear exit for the residence. Additionally, the lot has a very shallow lot depth (105 feet) as compared to a more typical single family lot depth of 150 or so feet. The shallow lot depths within this subdivision were established in order to maintain protected greenbelt buffers throughout. As noted previously, this lot backs up to one of the green belts, and as such, no residence will be constructed immediately north of this lot. Given this, staff believes the requested 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 rear setback variance, subject to the following conditions: 1. The porch "bump -out " and step/landing structure must remain uncovered and unenclosed. 2. The applicant must submit a letter from Rocket Properties, the subdivision developer, approving the reduced rear setback. BOARD OF ADJUSTMENT: (APRIL 27, 2009) The applicant was present. There were no objectors present. Staff presented the application with 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 5 ayes and 0 nays.