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HomeMy WebLinkAboutZ-8537 Staff AnalysisAPRIL 26, 2010 ITEM NO.: 3 File No.: Z-8537 Owner: Jeffrey and Susan Harper Applicant: Carolyn Lindsey, Yeary Lindsey Architects Address: J 4712 Kavanaugh Blvd. Description: Lot 81, Cliffewood Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-156 to allow construction of an accessory carport/storage structure with reduced side 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 4712 Kavanaugh Blvd. is occupied by a one-story brick and frame single family residence. There is a one -car wide driveway from Kavanaugh Blvd. which runs along the south side of the residence to a garage/storage accessory building within the rear yard area. There is a parking pad in the front yard area for three (3) cars. The existing accessory structure is 487 square feet in area, and is a one-story structure. The structure is located 1.3 feet from the south side property line. The applicant is proposing to remove the existing accessory structure and replace it with a new carport/storage structure. The new structure will be one-story in height and 510 square feet in area. The carport portion of the structure will occupy 360 square feet, with the remaining 150 square feet being a work shop/storage area. The new structure will maintain the same 1.3 foot south side setback as the previous structure, and will be located three (3) feet from the rear (east) property line. It will have six (6) inch overhangs and guttering. The carport portion of the structure will be unenclosed. APRIL 26, 2010 ITEM NO.: 3 (Con't. Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum side setback of three (3) feet for accessory structures in R-2 zoning. Therefore, the applicant is requesting a variance to allow the new accessory structure to maintain the same 1.3 foot side (south) setback on the existing accessory structure. Staff is supportive of the requested variance. Staff views the request as reasonable, given the fact that the lot width narrows from front to back, with the rear property line being 43.6 feet. This reduces the amount of -buildable space within the rear yard area. Additionally, the new structure being mostly unenclosed carport space will have a lesser visual impact on the surrounding properties than the existing structure. The proposed accessory building will not be out of character (size or setbacks) with other accessory structures in this general area. Staff believes the new accessory carport structure will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested side setback variance, subject to the following conditions: 1. Guttering must be provided to prevent water run-off onto the adjacent property to the south. 2. The accessory structure must be constructed to match the existing residence. BOARD OF ADJUSTMENT: (APRIL 26, 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.