HomeMy WebLinkAboutZ-8527 Staff AnalysisMARCH 29, 2010
ITEM NO.: 3
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-8527
Phil and Paula Schmidt
Rodney Parham
39 St. John's Place
Lot 8R, Block 6, Newton's Addition
VVA
Variance Requested: A variance is requested from the area provisions of Section 36-254
to allow a building addition with reduced rear yard 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:
No Comments.
B. Staff Analysis:
The R-2 zoned property at 39 St. John's Place is occupied by a one-story brick and
frame single family residence. There is a driveway from St. John's Place at the
southwest corner of the property. The driveway is a shared driveway (within a 25
foot wide ingress/egress easement) between this residence and the two (2)
residences immediately to the south. The driveway leads to a garage on the south
side of the residence. The rear yard portion of the property is fenced and has a
slight slope downward from front to back and side to side (south to north). A small
accessory building is located near the northeast corner of the lot. The lot contains
a 35 foot front platted building line.
The applicant proposes to construct a one-story addition on the rear of the
structure, at its southeast corner, as noted on the attached site plan. The addition
and roof line will be constructed to match the existing residence. The proposed
addition will have a setback of approximately six (6) feet from the rear (east)
property line, and 14.2 feet back from the south side property line. The addition
will not encroach into the ingress/egress easement.
MARCH 29, 2010
ITEM NO.:
As part of this project, the applicant is also proposing to construct a swimming pool
with raised pool deck (slab) on the north side of the addition, within the rear yard
area, also noted on the attached site plan. The pool deck (slab) area will also be
located six (6) feet back from the rear (east) property line, and 8.9 feet back from
the north side property line. The pool deck area will be approximately 42 inches
above the grade of the rear yard area at its highest point. The pool and deck area
will not be covered or enclosed.
Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear yard
setback of 25 feet for this R-2 zoned lot. Therefore, the applicant is requesting a
variance to allow the room addition and pool/deck addition with a rear setback of
six (6) feet.
Staff is supportive of the requested rear setback variance. Staff views the request
as reasonable. As noted above, this R-2 zoned lot contains a 35 foot front platted
building line. The R-2 zoning typically requires a 25 foot minimum front setback.
The porch/entry portion of the residence is located at the 35 foot front setback, with
the main front wall of the house having a front setback of approximately 52 feet.
Therefore, the house is located far back on the lot which decreases the amount of
buildable rear yard area substantially. With the proposed addition, the overall lot
coverage will be compatible with the lots in St. John's Place PRD and many of the
lots in the overall Heights neighborhood. There is a rather large vacant yard area
immediately east of the applicant's lot, and the proposed addition will have no
separation issues with any adjacent structures.
C. Staff Recommendation:
Staff recommends approval of the requested rear yard setback variance, subject to
the following conditions:
1. The addition must be constructed to match (exterior and roofline) the
existing residence.
2. The pool deck (slab) area must remain uncovered and unenclosed.
BOARD OF ADJUSTMENT: (MARCH 29, 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 4 ayes, 0 noes and
1 absent