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HomeMy WebLinkAboutZ-8521 Staff AnalysisFEBRUARY 22, 2010 ITEM NO.: 3 File No.: Z-8521 Owner: Brian and Caren Norris Applicant: Caren Norris Address: 2112 Country Club Lane Description: Lot 5 and part of Lot 4, Block 3, Country Club Heights Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 254 to allow a new residence with reduced side and rear setbacks. 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 lssues:. No Comments. B. Staff Analysis: The R-2 zoned property at 2112 Country Club Lane is currently occupied by a one-story brick and frame single family residence which is in the process of being removed from the site. There is a driveway from Country Club Lane at the southeast corner of the lot. The property slopes downward from side to side (north to south) and front to back. There is a 10 foot wide platted alley along the rear (west) property line. The applicant is proposing to construct a new two-story residence on the site, as noted on the attached site plan. The residence will be located approximately 35 feet back from the front (east) property line, which will align with the front setbacks of the other residences within this block fronting Country Club Lane, A 5.5 foot setback is proposed from the north side property line. The front and north side setbacks are approximately the same as the residence which is being removed from the site. A driveway FEBRUARY 22, 2010 ITEM NO.: 3 (Con't. will be located on the south side of the residence, leading to a carport on the west (rear) side of the residence. The carport will be constructed with a room above. This portion of the residence will be located 12 feet back from the rear (west) property line. The main portion of the residence will be located 32 feet back from the rear (west) property line. The carport portion of the residence will be 20 feet by 27 feet in area. It will be unenclosed on its north, south and west sides (carport level). Additionally, the residence will be setback 13 feet from the south side property line to accommodate the driveway. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of 7.5 feet for this R-2 zoned lot. Section 36-254(d)(3) requires a minimum rear setback of 25 feet. Therefore, the applicant is requesting variances to allow the residence with a 5.5 foot side (north) setback and a 12 foot rear setback for the carport portion of the structure. Staff is supportive of the requested variances. Staff views the request as reasonable. The applicant is locating the residence 35 feet back from the front property line in order to align with the front setbacks of the homes to the north and south. The ordinance requires only a 25 foot front setback. If the applicant pulled the residence up to the 25 foot minimum front setback, the rear setback would be less of an issue, as staff could possibly address it administratively. Also, as noted previously, the carport level of the structure will be unenclosed. This will help lessen any impact on adjacent lots. Additionally, there is a 10 foot platted alley along the rear (west) property line. With respect to the side setback variance, the proposed 5.5 foot side (north) setback is the same side setback as the residence which was removed from the site. Five (5) foot side setbacks are typical throughout the Heights neighborhood area. The overall massing of the residence on this lot is not out of character with the area, and is essentially the same massing as a residence located at the 25 foot front setback on this lot could have by right. Staff believes the proposed residence with reduced side and rear setbacks will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested side and rear setback variances, subject to the carport portion of the overall structure being unenclosed on its north, south and west sides. FEBRUARY 22, 2010 ITEM NO.: 3 (Con't. BOARD OF ADJUSTMENT: (FEBRUARY 22, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as noted in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent.