HomeMy WebLinkAboutZ-8528 Staff AnalysisMARCH 29, 2010
ITEM NO.: 4
File No.: Z-8528
Owner: James I. Lasley, III
Applicant: Ross McCain
Address: 2822 N. Grant Street
Description: Lot 12 and part of Lot 11, Block 13, Park View Addition
Zoned: R-3
Variance Requested: A variance is requested from the area provisions of Section 36-255
to allow construction of a new residence 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-3 zoned property at 2822 N. Grant Street is occupied by a one-story frame
single family residence. The property is located at the southwest corner of N.
Grant Street and Ampersand Street. There is a one-story storage building/carport
along the rear (west) property line. A gravel driveway from Ampersand Street
serves as access to the carport.
The applicant is proposing to remove the existing residence and accessory
building from the property and construct a new two-story single family home, as
noted on the attached site plan. The new residence will be located 25 feet back
from the front (east) property line. The main portion of the structure will be located
five (5) feet back from the south side property line and 10 feet back from the north
street side property line. There will be a two-story garage portion located in the
rear yard area. The garage (with playroom above) will be connected to the main
portion of the house by way of a second floor, heated and cooled, hallway. This
connection makes the garage structure part of the principal structure and not a
MARCH 29, 2010
ITEM NO.: 4 (Can't.
separate accessory structure. The garage portion will be located five (5) feet from
the north street side property line and 15 feet from the rear (west) property line.
Section 36-255(d)(3) of the City's Zoning Ordinance requires a minimum rear
setback of 25 feet for this R-3 zoned property. Therefore, the applicant is
requesting a variance to allow the garage portion of the residence with a rear
setback of 15 feet.
Staff is supportive of the requested rear yard setback variance. Staff views the
request as reasonable. The overall massing/lot coverage proposed is similar to
other lots in the area. The overall building coverage proposed is approximately 35
percent of the total lot area. If the garage were detached, it would only need a
variance for street side setback (15 feet typically required). The existing
carport/storage building on the site is approximately 3.5 feet from the rear (west)
property line. As noted above, the proposed new rear setback is 15 feet. Staff
believes the proposed residence with reduced setback will have no adverse impact
on the adjacent properties or the general area. The applicant should be aware that
no portion of the front step structure (more than one (1) foot above finished grade)
may extend into the front 25 foot setback.
C. Staff Recommendation:
Staff recommends approval of the requested rear yard setback variance, subject to
no portion of the front step structure, which is more than one (1) foot above
finished grade, extending across the 25 foot front setback.
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