HomeMy WebLinkAboutZ-9253 Staff AnalysisAUGUST 28, 2017
ITEM NO.: 8
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9253
CBE Holdings, LLC
Michael B. Phillips
1607 N. University Avenue
Northeast corner of N. University Avenue and "O" Street
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Variance Requested: Variances are requested from the area provisions of Section
36-156 to allow an accessory structure with reduced street
side setback and increased rear yard coverage.
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:
The setback for the garage should be at least 15 ft. from the "O" St. right-of-way
to prevent blocking of the "O" St. right-of-way.
B. Staff Analysis:
The R-2 zoned property located at 1607 N. University Avenue is occupied by a one-
story frame single family residence within the west half of the property. The site is
located at the northeast corner of N. University Avenue and "O" Street. A one-story
(carport/storage) is located at the southeast corner of the site, within the rear yard
area. The rear yard area is fenced. A paved alley runs along the east (rear) property
line.
The applicant proposes to remove the existing structures from the site and construct
a new 1.5 story single family residence and detached garage structure, as noted on
the attached site plan. The proposed principal structure will comply with all required
building setbacks. The proposed garage structure will be located 9.2 feet back from
the south, street side property line and zero (0) feet from the east (rear) property
line. The proposed accessory structure will be approximately 25.5 feet by 23.5 feet
in area, and will occupy approximately 41.6 percent of the required rear yard area
(rear 25 feet of the lot). The accessory garage will be connected to the house by a
small covered (unenclosed) walkway. Vehicular access to the garage structure will
be from " O" Street.
AUGUST 28, 2017
ITEM NO.: 8 [CON'T.
Z-9253
Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum street
side setback of 15 feet and a maximum rear yard coverage of 30 percent (rear 25
feet of the lot). Therefore, the applicant is requesting variances from these
ordinance requirements to allow the accessory garage structure with a reduced
street side setback of 9.2 feet, and an increased rear yard coverage of approximately
41.6 percent.
Staff does not support the variances as filed. Staff has no problem with the
requested increased rear yard coverage variance. The proposed accessory garage
structure's size will not be out of character with other accessory structures to the
north along the alley right-of-way and within this general area. The nearby Hillcrest
Design Overlay District allows a rear yard coverage of 40 percent.
However, the Public Works staff does not support the requested reduced street side
setback for the proposed garage structure. The applicant is proposing to access the
garage from "O" Street. Public Works feels that the required 15 foot street side
setback should be provided. This would allow vehicles to park out of the paved
roadway if the garage door is closed or if the garage is used for storage. Otherwise,
vehicles parked on the driveway area will be located mostly within the area of right-
of-way and could possibly extend into the paved roadway.
C. Staff Recommendation:
Staff recommends denial of the requested setback and coverage variances, as filed.
BOARD OF ADJUSTMENT (August 28, 2017)
Michael Phillips was present, representing the application. There were no objectors
present. Staff noted that the applicant had revised the application to provide a 13 foot
street side setback for the proposed accessory garage structure. Staff noted that Public
Works was in support of the revision. Staff recommended approval of the requested
street side setback and coverage variances, as revised.
Michael Phillips addressed the Board and confirmed that the application had been
revised as noted.
There was a motion to approve the application as revised. The vote was 5 ayes, 0 noes
and 0 absent. The revised application was approved.
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