City Variance 1270 –204 Wyoming Avenue – Lot Area - A variance from Section 27-308 requiring a minimum lot area of 9,600 square feet for an existing two-family dwelling on an undivided parcel to allow a minimum lot area of 6,500 square in a Residential 7,000 (R-70) zone, on Lots 45 & 46, Block 15, West Side Subdivision, a 6,500 square foot parcel of land. The purpose of the variance is to allow the re-financing of an existing property and no construction or reconstruction is proposed at this time. Tax ID: A17948A. Presented by: Karen Husman, Planner I

Conditional Approval.

OWNERS:                              Jean Neyrinck            
AGENT:                                 Nicolle K. Ament
PURPOSE:                            To allow the financing of an existing duplex
LEGAL DESCRIPTION:           Lots 45 & 46, Block 15, West Side Subdivision
ADDRESS:                            204 Wyoming Avenue
EXISTING LAND USE:            Duplex
PROPOSED LAND USE:        Duplex
EXISTING ZONING:                R-70

None

Subject Property – None
 
Surrounding Property –There have been 12 variance requests in this subdivision-

• 2 for setbacks and lot area (1 denied); 
• 2 for setbacks, lot area, and lot coverage;
• 1 for setbacks;
• 4 for lot area/size (three denied);
• 2 for lot coverage; and
• 1 for setbacks, lot area/size, lot coverage, and non-conforming use.

NORTH:   Zoning:      R-70
                  Land Use:  Single and two-family dwellings
SOUTH:    Zoning:      R-70     
                  Land Use:  Single and two-family dwellings
EAST:       Zoning:      R-70
                  Land Use:  Single and two-family dwellings
WEST:      Zoning:      R-70
                  Land Use:  Single and two-family dwellings

The applicant is requesting a variance from Section 27-308 requiring a minimum lot area of 9,600 square feet for an existing two-family dwelling to allow the re-financing of an existing duplex (two-family) dwelling on a 6,500 square foot parcel at 204 Wyoming Avenue. No construction or reconstruction is proposed at this time.
 
Several properties in this neighborhood have applied for zoning variances. Two applications were for setbacks and lot area/size, and 1 of those was denied. Two were for lot size variance to allow an existing single family dwelling to convert to a duplex, both were denied. Two were for existing duplexes on smaller lots, both were granted with conditions.

The proposed variance is not out-of-character for this area and neighborhood. There are at least six properties in this neighborhood with lot sizes smaller than allowed for the existing structures that have not been granted a zoning variance. All of these locations were constructed prior to the current zoning (pre-1972). This duplex was constructed in 1917 as is the duplex to the west (206 Wyoming Avenue). Staff did not receive any comments from other City Divisions or from the surrounding property owners concerning this variance request. 

Planning staff has reviewed this variance and is forwarding a recommendation of conditional approval of the request based on the determinations for granting variances as presented within this report.