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HomeMy WebLinkAboutZ-8572 Staff AnalysisJULY 26, 2010 ITEM NO.: 2 File No.: Z-8572 Owner: Marcus and Devita Crouther Applicant: Wayne Turner Address: 2117 S. Ringo Street Description: Part of Lots 3 and 4, Block 28, Weldon E. Wright's Addition Zoned: R-4 Variance Requested: Variances are requested from the area provisions of Section 36- 256 and the design provisions of Section 36-370 to allow the reconstruction of a single family residence with reduced front setback and a stucco exterior. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residence Under Construction Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The R-4 zoned property at 2117 S. Ringo Street is occupied by a two-story single family residence which is under reconstruction. The residence which previously occupied the site was removed with the exception of floor joists. The residential structure which is being reconstructed occupies the same foot print as the previous structure, with the exception of the rear portion which was expanded. The front porch (unenclosed) section of the residence is located 14 feet back from the front (west) property line. The front wall of the residence has a 21.5 foot front setback. The front steps, which are also in the same location as steps for the previous residence, will be approximately 10 feet back from the front property line. There is an existing one-story accessory storage building with stucco exterior located in the rear yard area. The applicant is proposing a stucco exterior for the new reconstructed residence. There is also an alley along the rear (east) property line. A new driveway from the alley will be constructed to access a garage on the rear of the residence. JULY 26, 2010 ITEM NO.: 2 (CCN'T. Section 36-256(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 for feet for this R-4 zoned lot. Section 36-370(2), Central City Redevelopment Corridor -Design Overlay District, requires that the materials of the exterior shell of buildings be wood, brick or a material that resembles wood. Therefore, the applicant is requesting variances from these ordinance standards to allow reconstruction of the residence with a reduced front setback and stucco exterior. Staff is supportive of the requested variances. The proposed residence with reduced front setback and stucco exterior will not be out of character with other structures in this neighborhood. The area contains a wide range of housing styles and sizes, with varying setbacks. The requested front setback will be similar to, and align with, other houses to the north and south along Ringo Street. With respect to the proposed stucco exterior, there are several houses within a three (3) block radius with exteriors of stucco or partial stucco. The homes within this neighborhood contain a wide variety of exterior applications including wood siding, metal siding, asphalt shingle -type siding, brick, rock, stucco, and combinations of these exteriors. The Central City Redevelopment Corridor -Design Overlay District was established after a tornado in 1999 to see that new construction be "compatible with the established neighborhood." Staff believes the proposed construction achieves the level of compatibility intended by the ordinance. Additionally, staff feels that the proposed residence will be a quality addition to the neighborhood, and one that may encourage and initiate improvements on other properties. Staff believes the proposed residence with reduced front setback and stucco exterior will have no adverse impact on the surrounding properties or the neighborhood. C. Staff Recommendation: Staff recommends approval of the requested variances, subject to the following conditions: 1. The porch must remain unenclosed on its north, south and west sides. 2. The front steps must remain uncovered and unenclosed. BOARD OF ADJUSTMENT: (JULY 26, 2010) Wayne Turner was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Wayne Turner addressed the Board in support of the application. Vice -Chair Smith noted that he only objected to the proposed dryvit-type exterior material. He asked why this type of exterior finish was chosen. Mr. Turner noted that the owners preferred the appearance of the dryvit-type exterior finish and explained that it was energy efficient. He noted that it would look just like stucco. JULY 26, 2010 ITEM NO.: 2 (CON'T. Vice -Chair Smith discussed the differences between stucco and the proposed dryvit- type exterior. He noted that the overlay district had reasons for requiring only certain types of exterior materials. There was a motion to approve the application as recommended by staff. The motion passed by a vote of 4 ayes, 1 nay and 0 absent. The application was approved.