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HomeMy WebLinkAboutZ-8550 Staff AnalysisMAY 24, 2010 ITEM NO.: 7 File No.: Z-8550 Owner: Doug and Julie Long Applicant: Anna Fields, Arkansas Windows and Siding Address: 13016- Morrison Road Description: Lot 272, Marlowe Manor Addition, Phase IV Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a sunroom addition with reduced rear 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 13016 Morrison Road is occupied by a one-story frame single family residence. The property is located on the south side of Morrison Road, west of Stonehenge Place. There is a two -car wide driveway from Morrison Road which serves as access to a garage on the northwest corner of the residence. The property slopes downward from front to back (north to south). There is an existing uncovered deck with railing on the rear of the structure. The deck floor is approximately eight (8) feet above the grade of the rear yard area. The deck is located 13.5 feet to 21.5 feet back from the rear (south) property line. The applicant is requesting to remove the deck from the rear of the home and construct a 12.6 foot by 21.8 foot sunroom in its place. A wood landing will be located on the east side of the sunroom, with steps and a second landing at ground level along the back wall of the residence. The proposed sunroom with landing will be located 15.5 feet to 24 feet back from the rear (south) property line. The steps and second landing will be 30 to 37 feet back from the rear property line. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet for this R-2 zoned lot. Therefore, the applicant is requesting a MAY 24, 2010 ITEM: NO,: 7 (Con't. variance to allow the proposed sunroom (with landing) with a rear setback ranging from 15.5 feet to 24 feet. The steps and second landing area conform to setback requirements. Staff is supportive of the requested rear yard setback variance. Staff views the request as reasonable, given the irregular shape of this single family lot. The lot has a depth ranging from 78 feet along the west property line to 108.93 feet along the east property line. Current subdivision and zoning ordinance requirements call for a lot depth of no less than 100 feet. If the required minimum lot depth was provided along the west property line, the lot would be more "squared off' and the rear setback would not be an issue. As noted previously, the proposed sunroom addition will have a greater setback from the rear property line than the existing deck structure. C. Staff Recommendation: Staff recommends approval of the requested rear yard setback variance, subject to the following conditions: 1. The sunroom addition must be constructed to match the existing residence. 2. A building permit must be obtained for the construction. BOARD OF ADJUSTMENT: (MAY 24, 2010) Randy Fields, of Arkansas Windows and Siding, was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Randy Riva addressed the Board in opposition to the application. He submitted photos to the Board. He explained that the proposed sunroom addition would look down into his rear yard area. He noted that he would like the applicant to conform to ordinance standards. Randy Fields addressed the Board in support of the application. He described the proposed sunroom addition. He noted that the addition would have 24 inch high kneewalls with windows, and a gabled roof. Vice -Chairman Smith noted that the kneewall would help cut-off the view to the neighbor's property. Leslie Greenwood asked when the deck was constructed. Mr. Fields noted that it was constructed approximately 20 years ago. There was a motion to approve the application as recommended by staff. The motion passed by a vote of 5 ayes, 0 nays and 0 absent. The application was approved.