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HomeMy WebLinkAboutZ-8622 Staff AnalysisJANUARY 31, 2011 ITEM NO.: A File No.: Z-8622 Owner: Philip and Gina Tappan Applicant: Philip Tappan Address: 8 E. Palisades Drive Description: Lot "D", Block 1, East Palisades Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a building addition with a 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 8 East Palisades Drive is occupied by a two-story brick and frame single family residence. The property slopes downward from front to back. The residence is one-story as vie'Ned from the front and two-story from the rear. There is a two -car wide driveway from East Palisades Drive at the southwest corner of the property. The driveway accesses a carport within the west portion of the residence. The applicant is preparing to remodel the residential structure. The lot contains a 40 foot front platted building line. The applicant is proposing to make additions to the existing residence, as noted on the attached site plan. The additions include a two-story garage addition on the west end of the residence. The proposed garage addition will be located five (5) to JANUARY 31, 2011 ITEM NO.: A (CON'T. seven (7) feet back from the west side property line. All portions of the additions will be located behind the front platted building line. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of eight (8) feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the reduced side setback for the proposed garage addition. Staff is supportive of the requested variance. Staff views the request as reasonable. Because of the downward slope of the property from front to back and the increased front setback platted for this property (40 feet instead of the typical requirement of 25 feet), the applicant has very little option in placement of a garage addition to the residence. The proposal will not be out of character with other structures in the area. The homes along both sides of East Palisades Drive are fairly large structures with varying front and side setbacks. Staff believes the proposed garage addition with reduced side setback will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested setback variance, subject to the building additions being constructed to match the existing residence. BOARD OF ADJUSTMENT: (DECEMBER 20, 2010) The applicant was present. There were no objectors present. Staff noted that the applicant had agreed to defer the application to the January 31, 2011 agenda, based on the fact that circumstances regarding the application had changed. Staff supported deferral of the application. The item was placed on the Consent Agenda and deferred to the January 31, 2011 agenda with a vote of 3 ayes, 0 noes, 1 absent and 1 open position. Staff Update: The applicant submitted a letter to staff on January 18, 2011 requesting to withdraw the application. The applicant has revised the site plan for the property to provide the required side building setback. Staff supports the withdrawal request. JANUARY 31, 2011 ITEM NO.: A CON'T. BOARD OF ADJUSTMENT: (JANUARY 31, 2011) Staff noted that the applicant submitted a letter on January 18, 2011 requesting to withdraw the application, as the applicant had revised the site plan for the property to provide the required side building setback. Staff supported the withdrawal request. The item was placed on the Consent Agenda and withdrawn with a vote of 4 ayes, 0 noes, 0 absent and 1 open position DECEMBER 20, 2010 ITEM NO.: 5 File No.: Z-8622 Owner: Philip and Gina Tappan Applicant: Philip Tappan Address: 8 E. Palisades Drive Description: Lot "D", Block 1, East Palisades Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a building addition with a 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 8 East Palisades Drive is occupied by a two-story brick and frame single family residence. The property slopes downward from front to back. The residence is one-story as viewed from the front and two-story from the rear. There is a two -car wide driveway from East Palisades Drive at the southwest corner of the property. The driveway accesses a carport within the west portion of the residence. The applicant is preparing to remodel the residential structure. The lot contains a 40 foot front platted building line. The applicant is proposing to make additions to the existing residence, as noted on the attached site plan. The additions include a two-story garage addition on the west end of the residence. The proposed garage addition will be located five (5) to seven (7) feet back from the west side property line. All portions of the additions will be located behind the front platted building line. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of eight (8) feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the reduced side setback for the proposed garage addition. DECEMBER 20, 2010 ITEM NO.: 5 (CON'T. Staff is supportive of the requested variance. Staff views the request as reasonable. Because of the downward slope of the property from front to back and the increased front setback platted for this property (40 feet instead of the typical requirement of 25 feet), the applicant has very little option in placement of a garage addition to the residence. The proposal will not be out of character with other structures in the area. The homes along both sides of East Palisades Drive are fairly large structures with varying front and side setbacks. Staff believes the proposed garage addition with reduced side setback will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested setback variance, subject to the building additions being constructed to match the existing residence. BOARD OF ADJUSTMENT: (DECEMBER 20, 2010) The applicant was present. There were no objectors present. Staff noted that the applicant had agreed to defer the application to the January 31, 2011 agenda, based on the fact that circumstances regarding the application had changed. Staff supported deferral of the application. The item was placed on the Consent Agenda and deferred to the January 31, 2011 agenda with a vote of 3 ayes, 0 noes, 1 absent and 1 open position.