c.
City Board of Adjustment
- Meeting Date:
- 09/07/2016
- SUBJECT
- City Variance #1242- 2023 La Brea Street
- THROUGH:
- Wyeth Friday
- PRESENTED BY:
- Karen Husman
Information
REQUEST
City Variance 1242 – 2023 La Brea Street – A variance from 27-308 requiring a maximum lot coverage of 30% to allow a maximum lot coverage of 39% for a proposed detached garage of 784 square feet in a Residential 9,600 (R-96) zone on Lot 9, Block 13 of Evergreen Subdivision, 2nd Filing a 7,500 square foot parcel of land. Tax ID: A06872. Presented by Karen Husman, Planner I
RECOMMENDATION
Planning Staff is recommending conditional approval.
APPLICATION DATA
OWNERS: Robert & Susan Schieno
AGENT: Levi Newman
PURPOSE: To allow 39% lot coverage where 30% is the maximum allowed.
LEGAL DESCRIPTION: Lot 9, Block 13 of Evergreen Subdivision, 2nd Filing
ADDRESS: 2023 La Brea Street
EXISTING LAND USE: Residential
PROPOSED LAND USE: Residential
EXISTING ZONING: Residential-9600 (R-96)
AGENT: Levi Newman
PURPOSE: To allow 39% lot coverage where 30% is the maximum allowed.
LEGAL DESCRIPTION: Lot 9, Block 13 of Evergreen Subdivision, 2nd Filing
ADDRESS: 2023 La Brea Street
EXISTING LAND USE: Residential
PROPOSED LAND USE: Residential
EXISTING ZONING: Residential-9600 (R-96)
CONCURRENT APPLICATIONS
None.
APPLICABLE ZONING HISTORY
Surrounding Property – Records show there have been 8 variance applications in this subdivision; 3 were for lot size, 5 were for setbacks. There have been 11 variances in the surrounding subdivisions; 8 for setbacks, 1 for lot size, 1 for lot coverage, and one for the number of units for multi-unit development.
SURROUNDING LAND USE & ZONING
NORTH: Zoning: R-96
Land Use: Single Family Dwellings
SOUTH: Zoning: R-96
Land Use: Single Family Dwellings
EAST: Zoning: R-96
Land Use: Single Family Dwellings
WEST: Zoning: R-96
Land Use: Single Family Dwellings
Land Use: Single Family Dwellings
SOUTH: Zoning: R-96
Land Use: Single Family Dwellings
EAST: Zoning: R-96
Land Use: Single Family Dwellings
WEST: Zoning: R-96
Land Use: Single Family Dwellings
BACKGROUND
The applicant is requesting a variance from 27-308 requiring a maximum lot coverage of 30% to allow a maximum lot coverage of 39% for a proposed detached garage of 784 square feet in a Residential 9,600 (R-96) zone on Lot 9, Block 13 of Evergreen Subdivision, 2nd Filing, a 7,500 square foot parcel of land.
This is an older neighborhood in Billings and was developed prior to zoning of R-96. Many of the lots are smaller than the required 9,600 square foot minimum size. Most of the neighborhood homes and accessory structures were built within the 30% maximum restriction for the lots. The owner of the lot is proposing to construct a detached garage on the east side of the subject property. The detached garage is proposed to be 20’x28’ (784 square feet) and this would make the property exceed lot coverage by 690 square feet. The owner is requesting the variance since the existing garage is too small to park larger vehicles.
Staff’s research of the surrounding neighborhoods revealed several similar lots, however none were close to the 39% lot coverage requested by the applicant. Records show there have been 8 variances in this subdivision; 3 were for lot size, 5 were for setbacks and all were approved. There have been 11 variances in the surrounding subdivisions; 8 for setbacks, 1 for lot size, one for the number of units for multi-unit development and 1 for lot coverage from 30% to allow 32% (this one was approved). In addition, staff researched 25 properties in the surrounding neighborhood and 2 were at the maximum of 30%, 3 at 32%, 3 at 33%, and 1 at 34% (no variances on record for these properties). The remaining 16 properties reviewed were less than 30%.
Planning staff has reviewed this application and is forwarding a recommendation of conditional approval for a variance from the required 30% maximum lot coverage to allow 34% for this property based on the criteria for granting a variance.
This is an older neighborhood in Billings and was developed prior to zoning of R-96. Many of the lots are smaller than the required 9,600 square foot minimum size. Most of the neighborhood homes and accessory structures were built within the 30% maximum restriction for the lots. The owner of the lot is proposing to construct a detached garage on the east side of the subject property. The detached garage is proposed to be 20’x28’ (784 square feet) and this would make the property exceed lot coverage by 690 square feet. The owner is requesting the variance since the existing garage is too small to park larger vehicles.
Staff’s research of the surrounding neighborhoods revealed several similar lots, however none were close to the 39% lot coverage requested by the applicant. Records show there have been 8 variances in this subdivision; 3 were for lot size, 5 were for setbacks and all were approved. There have been 11 variances in the surrounding subdivisions; 8 for setbacks, 1 for lot size, one for the number of units for multi-unit development and 1 for lot coverage from 30% to allow 32% (this one was approved). In addition, staff researched 25 properties in the surrounding neighborhood and 2 were at the maximum of 30%, 3 at 32%, 3 at 33%, and 1 at 34% (no variances on record for these properties). The remaining 16 properties reviewed were less than 30%.
Planning staff has reviewed this application and is forwarding a recommendation of conditional approval for a variance from the required 30% maximum lot coverage to allow 34% for this property based on the criteria for granting a variance.
RECOMMENDATION
Planning Staff is recommending conditional approval of City Variance #1242 based on the criteria for variances.