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HomeMy WebLinkAboutZ-9391 Staff AnalysisFEBRUARY 25, 2019 ITEM NO.: 4 File No.: Owner: Applicant: Add ress: Description: Zoned: Z-9391 Adam and Jenny Carson Jim Yeary 1509 Winslow Drive Lot 10, Hall Cove Addition R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a garage addition with reduced rear yard 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 1509 Winslow Drive is occupied by a one-story brick and frame single family residence. The property is located on the east side of Winslow Drive, north of N. Hughes Street. A one -car wide driveway is located at the northwest corner of the lot. The driveway runs along the north side of the residence to an attached carport at the northeast corner of the residence. The carport portion of the residence is located approximately 21.5 feet back from the rear (east) property line. The lot contains a 35 foot front platted building line. The applicant proposes to enclose and extend the existing carport portion of the residence, to become a new two -car garage addition. The proposed garage addition will be located ten (10) feet back from the rear (east) property line and 22 feet back from the north side property line. FEBRUARY 25, 2019 ITEM NO.: 4 (CON'T. Z-9391 Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the garage addition with a reduced rear setback. The applicant is also making a sunroom addition near the center of the structure which conforms to ordinance requirements. Staff is supportive of the requested rear setback variance. Staff views the request as reasonable. The R-2 zoned lot contains a 35 foot front platted building line, which pushes the home 10 feet further back on the lot than is typically required. The lot has a standard 150 foot depth. The increased front building line does somewhat reduce the amount of typical building area for this R-2 zoned lot. Additionally, adequate separation will exist between the proposed garage addition and the nearest structure to the east. A fairly major electrical power line runs along the rear (east) property line between the subject structure and the structure to the east. Staff believes the proposed garage 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 (February 25, 2019) Jim Yeary was present, representing the application. There were two (2) objectors present. Staff presented the application with a recommendation of approval. Jim Yeary addressed the board in support of the application. He explained that the existing carport portion of the residence already encroaches into the required rear yard setback. He noted that the garage would be attached to the principal structure and that it could be closer to the rear and side property lines if it were a detached structure. Chairman Allison asked if the existing carport was closer than 25 feet to the rear property line. Mr. Yeary noted that it was and explained. Larry Kirchner and Clayton Belknap addressed the Board in opposition. They discussed the" history of the abandonment of N. Hughes Street adjacent to their property and the easements which run through the rear portion of their property. The issue was further discussed. Mr. Yeary further noted that the structure could be detached and maintain the ten (10) foot setback from the rear property line as proposed. Chairman Allison offered the applicant a deferral based on the fact that only three (3) members of the Board were present. Mr. Yeary stated that he wished to move forward. There was a motion to approve the application as filed. The motion passed by a vote of 3 ayes, 0 nays, 1 absent and 1 open position.