City Variance 1262 – 1025 Cook Avenue – Side Setback - The applicant is requesting a variance from 27-308 requiring a minimum side setback of 5 feet to allow a 2-foot side setback for an addition to an existing dwelling in a Residential 6,000 (R-60) zone on Lots 13 and 14, Block 19 of Broadwater Subdivision, a 7,000 square foot parcel of land. Tax ID: A03652. Presented by, Karen Husman, Planner I

Planning staff has reviewed this application and is forwarding a recommendation of conditional approval for Variance request #1262, based on the determinations for granting a variance.

OWNERS:                             Charles & Jane G. Bisbee
AGENT:                                 Same
PURPOSE:                            Allow a 2-foot side setback to allow an addition to an existing dwelling
LEGAL DESCRIPTION:          Lots 13 and 14, Block 19 of Broadwater Subdivision
ADDRESS:                           1025 Cook Avenue
EXISTING LAND USE:            Residential
PROPOSED LAND USE:       Residential
EXISTING ZONING:                Residential-6000 (R-60)

None.

Subject Property – None
 
Surrounding Property – Records show there have been 14 variance applications in this subdivision; 4 were for lot size (3 approved 1 denied), 4 involved non-conforming uses (3 approved, 1 denied), 5 were for setbacks (all approved), 1 for lot size and setbacks (denied).

NORTH:   Zoning:      R-60
                  Land Use:  Residential single family & multi-family
SOUTH:    Zoning:   Public
                  Land Use:  Public School    
EAST:       Zoning:      R-60
                  Land Use:  Residential single family & multi-family & 1 non-conforming commercial
WEST:      Zoning:      R-60
                  Land Use:  Residential single family & multi family

The applicant is requesting a variance from 27-308 requiring a minimum side setback of 5 feet to allow a 2-foot side setback to allow an addition to an existing dwelling in a Residential 6,000 (R-60) district. There have been 14 variance applications in this subdivision. Five of the variances were for requests to decrease the required setback distance. Many properties in the neighborhood have a structure that is built very close to the property line.

The property owner is requesting the variance to be able to add an addition to the existing house for additional space.  The home currently has an open covered porch on one side and the owners plan to convert it into living space with a remodel that will simply remove what is there and build onto the house in conformance with the building code.  The existing patio extends four feet into the setback and the plan is to go to three feet into the setback with the new structure, resulting in a 2-foot side yard setback to the property line.

The Planning Division staff heard from the neighbor to the east at 1021 Cook after the surrounding property notices were sent out about concerns that when the remodel was constructed that it was 2 feet setback from the property line. The neighbor stated that they had located property lines in the past when constructing a fence. Staff encouraged the neighbor to attend the Board of Adjustment Meeting to learn more about the variance and provide comment if desired. Staff did not receive any other comments on this variance application.

Planning staff has reviewed this application and is forwarding a recommendation of conditional approval for Variance request #1262, based on the determinations for granting a variance.