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HomeMy WebLinkAboutZ-8504 Staff AnalysisNOVEMBER 30, 2009 ITEM NO.: 2 File No.: Z-8504 Owner: Kumudini VardLineni Applicant: Nader Abou-Diab, MSA Construction, Inc. Address: 21 Longwell Loop Description: Lot 55, Block 23, The Villages of Wellington Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 254 to allow a deck and stairs 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 Issues: No Comments. B. Staff Analvsis: The R-2 zoned property at 21 Longwell Loop is occupied by a 1 1/2 story brick and rock single family residence which was recently constructed. There is a circular driveway from Longwell Loop which serves as access. The property slopes downward from front to back (west to east). The rear property line is approximately 20 feet below the grade of the front property line. The rear of the lot backs up to a platted open space area which is approximately 120 feet wide. The open space area is wooded and contains a creek. As part of the new home construction, a new two (2) tier deck was constructed on the rear of the residence, as noted on the attached site plan. The upper level of the deck is approximately 20 feet above grade. The deck is located approximately 19 feet back from the rear (east) property line. Steps to the deck which run along the south side of the residence are located approximately 5.5 feet from the south side property line. The deck and step structures are uncovered and unenclosed. NOVEMBER 30, 2009 ITEM NO.: 2 (Con't. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet for R-2 zoned lots. Section 36-254(d)(2) requires a minimum side setback of eight (8) feet. Therefore, the applicant is requesting variances from these ordinance requirements to allow the deck/step structure with a rear setback of 19 feet and a side setback of 5.5 feet. Staff is supportive of the requested variances. Staff views the request as reasonable, given the excess slope of the property and the fact that the lot backs up to a platted open space area which will remain undeveloped. The proposed deck/step structure will not be out of character with the area. Several other reduced rear setbacks have been allowed within this neighborhood for rear decks on lots which back up to platted open space areas. Staff believes the deck/step structure with reduced rear and side setbacks will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested setback variances, subject to the deck/step structure remaining uncovered and unenclosed. BOARD OF ADJUSTMENT: (NOVEMBER 30, 2009) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The applicant offered no additional comments. The Chairman placed the item on the Consent Agenda for approval, as recommended by staff. The Consent Agenda was approved with a vote of 3 ayes, 0 nays and 2 absent. The application was approved.