City Variance 1261 – 2205 Tree Lane– Side Setback for two story - A variance from 27-308 requiring a minimum side setback of 8 feet for a 2-story structure to allow a minimum 5-foot side setback to allow the addition of a second story above an existing 2-car garage, in a Residential 9,600 (R-96) zone on Lots 2 & 3, Block 2 of Crawford Subdivision, a 14,690 square foot parcel of land. Tax ID: A05776. Presented by Karen Husman, Planner I
THE APPLICANT HAS REQUESTED WITHDRAWAL OF CITY VARIANCE APPLICATION 1261.

Planning staff recommends conditional approval based on the findings of the 7 criteria for Variance 1261.

OWNERS:                             Angela Gainan
AGENT:                                 Travis McDowell
PURPOSE:                            To allow a minimum 5-foot side setback to allow the addition of a second story above an existing 2-car garage
LEGAL DESCRIPTION:           Lots 2 & 3, Block 2 of Crawford Subdivision
ADDRESS:                            2205 Tree Lane
EXISTING LAND USE:            Residential
PROPOSED LAND USE:        Residential
EXISTING ZONING:                R-9600

None.

Subject Property - This is the original zoning of the subject property since 1972.

Surrounding Property - Records show there has been 1 variance application in this subdivision for setback on a detached structure (denied). There have been 7 variance applications in the adjacent subdivisions, 3 for setbacks (all approved), 2 for lot size (1 approved & 1 denied), 1 for lot coverage and setbacks (approved), 1 for lot size and setbacks (approved).

NORTH:   Zoning:      R-96
                  Land Use:  Residential single family
SOUTH:    Zoning:   R-96
                  Land Use:  Residential single family    
EAST:       Zoning:      R-96
                  Land Use:  Residential single family
WEST:      Zoning:      R-96
                  Land Use:  Residential single family

The applicant is requesting a variance from 27-308 requiring a minimum side setback of 8 feet for a 2-story structure to allow a minimum 5-foot side setback to allow the addition of a second story above an existing 2-car garage. The property is in a Residential 9,600 (R-96) zone on Lots 2 & 3, Block 2 of Crawford Subdivision, a 14,690 square foot parcel of land.  The applicant is planning to construct a master bedroom suite over the existing garage. The second story would require an 8-foot setback.  Structurally and esthetically, the new construction would be best over the existing wall of the garage that is currently at 5 feet from the property line. The new construction will be 23 feet, 8 inches at its highest point. Although the structure may not be as esthetically pleasing, the applicant could still construct the second story at 8 feet from the property line without a variance approval. There have been variances approved in the surrounding neighborhoods for setbacks, however none were for a second story setback reduction allowance. 

Planning staff has reviewed this application and is forwarding a recommendation of conditional approval for Variance request #1261, based on the determinations for granting a variance.