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HomeMy WebLinkAboutZ-8500 Staff AnalysisOCTOBER 26, 2009 ITEM NO.: 3 File No.: Z-8500 Owner: C. Thomas and Cynthia W. Frazier Applicant: Carolyn Lindsey, Yeary-Lindsey Architects Address: 4600 Crestwood Drive Description: Northwest Corner of Crestwood Drive and Beechwood Street Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 156 and 36-254, and the fence provisions of Section 36-516 to allow construction of a swimming pool with reduced front setback, building addition with reduced rear setback and fence with increased height. 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 4600 Crestwood Drive is occupied by a two-story brick, rock and frame single family residence. The property is located at the northwest corner of Crestwood Drive and Beechwood Street. There is a two - car wide driveway from Beechwood Street which serves as access. There is a one-story storage building/carport accessory structure located within the rear yard area, immediately north of the residence. There is a large side yard area along Beechwood Street on the east side of the residence. The site is comprised of two (2) single family lots (lots 11 and 12, Cliffwood Addition). There is a 25 foot platted front building line along the south (Crestwood Drive) property line and a 20 foot platted side building line along the east (Beechwood Street) property line. OCTOBER 26, 2009 ITEM NO.: 3 Con't. The applicant is proposing to make one-story additions to the rear (north) of the existing residence, as noted on the attached site plan sketch. The additions will connect to the existing accessory structure in the rear yard area. A 5.5 foot wide addition is also proposed to the carport portion of the accessory structure, with enclosure of the carport to create a garage. The existing dccessory structure becomes part of the principal structure with the proposed connection. The accessory structure is currently three (3) feet to 12 feet back from the rear (north) property line. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear yard setback of 25 feet for principal structures in R-2 zoning_ Based on the fact that the residence is located at least 25 feet back from the front and street side property lines, the minimum rear yard setback requirement becomes eight (8) feet. Therefore, the applicant is requesting a variance to allow a portion of the existing accessory structure; which becomes part of the principal structure, to have a setback of less than eight (8) feet; (three (3) feet at its closest point). The applicant is also proposing to construct an in -ground swimming pool within the east side yard area. The pool will be located 32 feet back from the front (south) property line and six (6) feet from the east side of the house. The pool will be located behind the 20 foot platted side building line. Section 36- 156(a)(2) of the City's Zoning Ordinance requires a minimum front setback of 60 feet for accessory structures, including swimming pools. Therefore, the applicant is requesting a variance to allow the pool with a 32 foot front setback. The applicant is also proposing to construct a six (6) foot high wrought iron fence with stone columns around the pool area. A portion of the fence extends between the 20 foot platted side building line and the Beechwood Drive right-of- way. Section 36-516(e)(1)a. of the Ordinance allows a maximum fence height Of four (4) feet for fences located between building setback lines and street side property lines. Therefore, the applicant is requesting a variance to allow the portion of the fence which extends across the 20 foot platted building line to be six (6) feet in height. Staff is supportive of the requested setback and fence variances. Staff views the variances as relatively minor issues. With respect to the requested rear yard setback variance, only a very small sliver of the existing accessory structure requires the setback variance. All of the new construction will be located more than eight (8) feet back from the rear (north) property line. The overall size of the residence (after additions) will not be out of character with other properties in the general area with respect to lot coverage and massing. Additionally, the pool will be located in a side yard area which has been utilized as a rear yard space in the past. There is playground -type equipment within the south portion of this yard space. With the fence and landscaping as proposed, the pool will not be very visible from the adjacent streets. The proposed six (6) foot tall fence between the 20 foot side building line and the street will not be out of character with other fences and screening walls in this general area. The fence will be located back far enough as to create no sight - distance problems at the intersection of Beechwood Street and Crestwood OCTOBER 26, 2009 ITEM NO.: 3 (Con't. Drive, nor at the access drive at the northeast corner of the property (drive from Beechwood Street to garage). Staff believes the requested building additions, pool and fence construction will have no adverse impact on the adjacent properties or the general are. The applicant will also be constructing a new front porch on.the south side of the residence which will conform to setback requirements. C. Staff Recommendation: Staff recommends approval of the requested setback and fence height variances, as filed. BOARD OF ADJUSTMENT:' (OCTOBER 26, 2009) Carolyn Lindsey was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Carolyn Lindsey addressed the Board in support of the application. Scott Smith noted concern with the proposed pool setback from the front property line. The issue of the 60 foot front setback requirement was briefly discussed. Mr. Smith noted that the accessory building could be torn down with the pool placed in the rear yard area. Ms. Lindsey explained that it would be difficult to fit the pool in the rear yard area. She noted that there was much more room for landscaping in the side yard area. Mr. Smith noted that putting the pool in the rear yard area would eliminate the fence issue. The fence issue was briefly discussed. Ms. Lindsey explained that the intent was to not cross the 20 foot side building line with the pool. The issue of landscaping around the pool area was discussed. Mr. Smith further expressed concern with the fence and pool variances. The issue of fence placement on other properties in the area was discussed. The issue of landscaping around the pool area was also further discussed. There was a motion to approve the application, subject to the following condition: 1. Full landscape screening must be installed along the fence to screen the pool area from the adjacent streets. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The application was approved. OCTOBER 26, 2009 ITEM NO.: File No.: Z-8500 Owner: C. Thomas and Cynthia W. Frazier Applicant: Carolyn Lindsey, Yeary-Lindsey Architects Address: 4600 Crestwood Drive Description: Northwest Corner of Crestwood Drive and Beechwood Street Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 156 and 36-254, and the fence provisions of Section 36-516 to allow construction of a swimming pool with reduced front setback, building addition with reduced rear setback and fence with increased height. 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 4600 Crestwood Drive is occupied by a two-story brick, rock and frame single family residence. The property is located at the northwest corner of Crestwood Drive and Beechwood Street. There is a two - car wide driveway from Beechwood Street which serves as access. There is a one-story storage building/carport accessory structure located within the rear yard area, immediately north of the residence. There is a large side yard area along Beechwood Street on the east side of the residence. The site is comprised of two (2) single family lots (lots 11 and 12, Cliffwood Addition). There is a 25 foot platted front building line along the south (Crestwood Drive) property line and a 20 foot platted side building line along the east (Beechwood Street) property line. OCTOBER 26, 2009 ITEM NO.: 3 (C The applicant is proposing to make one-story additions to the rear (north) of the existing residence, as noted on the attached site plan sketch. The additions will connect to the existing accessory structure in the rear yard area. A 5.5 foot wide addition is also proposed to the carport portion of the accessory structure, with enclosure of the carport to create a garage. The existing accessory structure becomes part of the principal structure with the proposed connection. The accessory structure is currently three (3) feet to 12 feet back from the rear (north) property line. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear yard setback of 25 feet for principal structures in R-2 zoning. Based on the fact that the residence is located at least 25 feet back from the front and street side property lines, the minimum rear yard setback requirement becomes eight (8) feet. Therefore, the applicant is requesting a variance to allow a portion of the existing accessory structure, which becomes part of the principal structure, to have a setback of less than eight (8) feet; (three (3) feet at its closest point). The applicant is also proposing to construct an in -ground swimming pool within the east side yard area. The pool will be located 32 feet back from the front (south) property line and six (6) feet from the east side of the house. The pool will be located behind the 20 foot platted side building line. Section 36- 156(a)(2) of the City's Zoning Ordinance requires a minimum front setback of 60 feet for accessory structures, including swimming pools. Therefore, the applicant is requesting a variance to allow the pool with a 32 foot front setback. The applicant is also proposing to construct a six (6) foot high wrought iron fence with stone columns around the pool area. A portion of the fence extends between the 20 foot platted side building line and the Beechwood Drive right-of- way. Section 36-516(e)(1)a. of the Ordinance allows a maximum fence height of four (4) feet for fences located between building setback lines and street side property lines. Therefore, the applicant is requesting a variance to allow the portion of the fence which extends across the 20 foot platted building line to be six (6) feet in height. Staff is supportive of the requested setback and fence variances. Staff views the variances as relatively minor issues. With respect to the requested rear yard setback variance, only a very small sliver of the existing accessory structure requires the setback variance. All of the new construction will be located more than eight (8) feet back from the rear (north) property line. The overall size of the residence (after additions) will not be out of character with other properties in the general area with respect to lot coverage and massing. Additionally, the pool will be located in a side yard area which has been utilized as a rear yard space in the past. There is playground -type equipment within the south portion of this yard space. With the fence and landscaping as proposed, the pool will not be very visible from the adjacent streets. The proposed six (6) foot tall fence between the 20 foot side building line and the street will not be out of character with other fences and screening walls in this general area. The fence will be located back far enough as to create no sight - distance problems at the intersection of Beechwood Street and Crestwood OCTOBER 26, 2009 ITEM NO.: 3 (Can't. Drive, nor at the access drive at the northeast corner of the property (drive from Beechwood Street to garage). Staff believes the requested building additions, pool and fence construction will have no adverse impact on the adjacent properties or the general are. The applicant will also be constructing a new front porch on the south side of the residence which will conform to setback requirements. C. Staff Recommendation: Staff recommends approval of the requested setback and fence height variances, as filed. BOARD OF ADJUSTMENT: (OCTOBER 26, 2009) Carolyn Lindsey was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Carolyn Lindsey addressed the Board in support of the application. Scott Smith noted concern with the proposed pool setback from the front property line. The issue of the 60 foot front setback requirement was briefly discussed. Mr. Smith noted that the accessory building could be torn down with the pool placed in the rear yard area. Ms. Lindsey explained that it would be difficult to fit the pool in the rear yard area. She noted that there was much more room for landscaping in the side yard area. Mr. Smith noted that putting the pool in the rear yard area would eliminate the fence issue. The fence issue was briefly discussed. Ms. Lindsey explained that the intent was to not cross the 20 foot side building line with the pool. The issue of landscaping around the pool area was discussed. Mr. Smith further expressed concern with the fence and pool variances. The issue of fence placement on other properties in the area was discussed. The issue of landscaping around the pool area was also further discussed. There was a motion to approve the application, subject to the following condition: 1. Full landscape screening must be installed along the fence to screen the pool area from the adjacent streets. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The application was approved.