B.
City Board of Adjustment
- Meeting Date:
- 04/01/2015
- SUBJECT
- Variance #1210 - 1220 Concord Drive
- THROUGH:
- Candi Millar
- PRESENTED BY:
- David Green
Information
REQUEST
Variance #1210 – 1220 Concord Drive, Front Setback for Detached Garage: The applicant is requesting a variance from 27-310(i) requiring a 20 foot setback from a street for a new detached garage to allow a 10.5 foot setback to S. Plainview street in a Residential 7,000 (R-70) zone, on Lot 5, Block 2, Centerview Subdivision, 2nd Filing, a 5,720 square foot parcel of land, Tax ID: A04329, Roger and Barbara Boss, owners.
RECOMMENDATION
Staff is recommending Conditional Approval.
APPLICATION DATA
| OWNER: Roger and Barbara Boss | |
| AGENT: None | |
| LEGAL DESCRIPTION: Lot 5, Block 2, Centerview Subdivision 2nd Filing | |
| ADDRESS: 1220 Concord Drive | |
| CURRENT ZONING: Residential 7000 (R-70) | |
| EXISTING LAND USE: Residential | |
| PROPOSED USE: Residential | |
| SIZE OF PARCEL: 5,720 Square Feet |
CONCURRENT APPLICATIONS
None
APPLICABLE ZONING HISTORY
There have been 5 variance requests in this subdivision, 4 of the 5 variances have been granted. The requests ranged from required setbacks, lot coverage, and lot size too small for multiple dwelling units. The one that was denied was for a 4 plex on a very small lot.
SURROUNDING LAND USE & ZONING
| NORTH: | Zoning: R-70/Community Commercial (CC) Land Use: Residential/Commercial |
| SOUTH: | Zoning: R-70 Land Use: Residential |
| EAST: | Zoning: Residential 60 (R-60) Land Use: Residential |
| WEST: | Zoning: R-70 Land Use: Residential |
BACKGROUND
REASONS
The applicant is requesting a variance from Section 27-310(i) requiring a 20 foot setback from a street for a new detached garage to allow a 10.5 foot setback to S. Plainview Street in a Residential 7,000 (R-70) zone, on Lot 5, Block 2, Centerview Subdivision, 2nd Filing, a 5,720 square foot parcel of land, generally located at 1220 Concord Drive. The applicant wishes to build a detached garage on the property. In the letter submitted by the applicant, he wishes to have a garage to get personal vehicles and yard equipment inside a secure building. According to ORION data from the state, surrounding homes in the neighborhood were constructed from the mid to late 1950’s.
The lots in this neighborhood along South Plainview Street are smaller than others in the immediate neighborhood. Staff also noticed that the residential lots in this neighborhood are all less than 7,000 square feet which is the required minimum lot size in R-70 zoning. The subject property is one of the smaller lots at 5,720 square feet and, although the address is Concord, the front door faces South Plainview Street. This house has been set on the lot facing South Plainview Street and if it met current requirements using South Plainview Street as the front, the house would be only 8.5 feet wide. This is because the lot is approximately 48.5 feet deep from South Plainview and R-70 zoning requires a 20 foot front and rear setback, leaving only 8.5 feet of buildable space if actual setbacks were met. This same issue carries over to trying to accommodate any kind of a detached garage structure on the property.
Section 310(i) requires a 20 foot front setback for a detached structure. Because of utilities already buried in the yard to serve the property, there is not enough room to move the proposed detached garage to meet the front setback and not interfere with the utilities. Utility companies have minimum separation requirements between differing utilities, relocating utilities in the yard would have to meet new requirements and possibly result in more room required for utilities. The new proposed garage would, with this variance, line up with the house at the requested setback and not interfere with the utilities underground.
Planning staff has reviewed this application and is forwarding a recommendation of conditional approval for the variance based on the determinations for review provided within this report. Staff finds that because of the utilities location in the yard and the narrowness of the lot and the direction the house has been placed on this lot, the applicant has few options for a detached garage. The proposed variance would provide the applicants with a garage on their property that will meet their needs and provide a secured area for vehicles and other personal items.
Planning staff did receive on call from a surrounding property owner asking questions for clarification about the variance but there have not been any other comments from the surrounding neighbors at the time this staff report was completed.
RECOMMENDATION
Staff recommends conditional approval of the variance.
The applicant is requesting a variance from Section 27-310(i) requiring a 20 foot setback from a street for a new detached garage to allow a 10.5 foot setback to S. Plainview Street in a Residential 7,000 (R-70) zone, on Lot 5, Block 2, Centerview Subdivision, 2nd Filing, a 5,720 square foot parcel of land, generally located at 1220 Concord Drive. The applicant wishes to build a detached garage on the property. In the letter submitted by the applicant, he wishes to have a garage to get personal vehicles and yard equipment inside a secure building. According to ORION data from the state, surrounding homes in the neighborhood were constructed from the mid to late 1950’s.
The lots in this neighborhood along South Plainview Street are smaller than others in the immediate neighborhood. Staff also noticed that the residential lots in this neighborhood are all less than 7,000 square feet which is the required minimum lot size in R-70 zoning. The subject property is one of the smaller lots at 5,720 square feet and, although the address is Concord, the front door faces South Plainview Street. This house has been set on the lot facing South Plainview Street and if it met current requirements using South Plainview Street as the front, the house would be only 8.5 feet wide. This is because the lot is approximately 48.5 feet deep from South Plainview and R-70 zoning requires a 20 foot front and rear setback, leaving only 8.5 feet of buildable space if actual setbacks were met. This same issue carries over to trying to accommodate any kind of a detached garage structure on the property.
Section 310(i) requires a 20 foot front setback for a detached structure. Because of utilities already buried in the yard to serve the property, there is not enough room to move the proposed detached garage to meet the front setback and not interfere with the utilities. Utility companies have minimum separation requirements between differing utilities, relocating utilities in the yard would have to meet new requirements and possibly result in more room required for utilities. The new proposed garage would, with this variance, line up with the house at the requested setback and not interfere with the utilities underground.
Planning staff has reviewed this application and is forwarding a recommendation of conditional approval for the variance based on the determinations for review provided within this report. Staff finds that because of the utilities location in the yard and the narrowness of the lot and the direction the house has been placed on this lot, the applicant has few options for a detached garage. The proposed variance would provide the applicants with a garage on their property that will meet their needs and provide a secured area for vehicles and other personal items.
Planning staff did receive on call from a surrounding property owner asking questions for clarification about the variance but there have not been any other comments from the surrounding neighbors at the time this staff report was completed.
RECOMMENDATION
Staff recommends conditional approval of the variance.