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HomeMy WebLinkAboutZ-8881 Staff AnalysisSEPTEMBER 30, 2013 ITEM NO.: 1 File No.: Z-8881 Owner: Chris and Anne Ladner Applicant: Chris Ladner Address: 3105 Painted Valley Drive Description: Lot 24, Block 28, Pleasant Valley Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a garage addition with a 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 3105 Painted Valley Drive is occupied by a two-story brick and frame single family residence. There is a two -car wide driveway at the southwest corner of the lot. The driveway leads to a garage at the southeast corner of the house. The garage portion of the residence has a height of one (1) story. An open space, green belt tract is located along the rear (eastern) property line, between this residence and the homes to the east and north. The applicant proposes to enclose the existing garage area to create additional living space and construct a new garage addition at the southeast corner of the residence, as noted on the attached site plan. The proposed garage addition is approximately 1, 000 square feet in area and will include a workshop area. The proposed addition will be located 10.1 feet to 20 feet back from the south side property line. The addition will have a setback of 12 feet from the rear (eastern) property line. The addition will not encroach into the 10 foot utility easements which run along the south (side) and east (rear) property lines. SEPTEMBER 30, 2013 ITEM NO.: 1 CON'T. Section 36-254(d)(3) of the City's Zoning Ordinance requires a rear setback of 25 feet for principal structures in R-2 zoning. Therefore, the applicant is requesting a variance to allow the proposed garage addition with a reduced rear setback. Staff is supportive of the requested rear setback variance. Staff views the request as reasonable. The existing house and driveway configuration on the lot make it necessary to locate the new garage addition at the southeast corner of the residence. This in combination with the lot depth being 20 to 30 feet shallower than the average single family lot create the need for a reduced rear setback. The lot does back up to an open space tract. The tract ranges in width from approximately 60 to 150 feet. Therefore, the proposed addition will have the appearance of having a rear setback of much more than the 25 feet typically required. Additionally, the applicant has received approval for the addition from the Pleasant Valley POA Architectural Committee (letter attached). Staff believes the proposed addition with reduced rear setback will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested rear setback variance, as filed. BOARD OF ADJUSTMENT (September 30, 2013) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff_ The vote was 5 ayes, 0 nays and 0 absent. The application was approved.