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Home My WebLink AboutA3 ITEM#: 5 DATE: 07-25-12 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: July 20, 2012 CASE FILE NO.: ZBA-12-16 MEETING DATE: July 25, 2012 REQUESTED EXCEPTION: To allow a reduction of the front setback from 25 feet to 20 feet on the east (front) side of a single family detached residence. PROPERTY OWNER: Larry Gleason APPLICANT: Larry Gleason LOCATION: 711 Carroll Avenue (See Attachment A) ZONING: UCRM (Urban Core Residential Medium Density) BACKGROUND: The subject property has a single-family residence without a garage. The property is a rectangular shape approximately 100.69 feet wide by 90.10 feet deep. The existing house is a two-story structure. The front of the existing house is approximately 20.48 feet from the front property line. The rear of the house is approximately 25.74 feet from the rear property line. The north side of the house is approximately 9.60 feet from the side property line, and the south side of the existing house is approximately The required minimum setback distances in the UCRM district are 25 feet in the front and 20 feet in the rear. Since the house is considered as having two stories above grade, the required minimum side setback is 8 feet. In addition, the applicant has applied for a second "Exception of Minor Area Modification" to construct a one story addition on the west side (rear)of the existing house to function as an entry foyer off the kitchen. The dimensions of the addition are 8' wide and 14' long. The depth brings the rear wall to within 18 feet of the rear property line, 2 feet short of the minimum required setback of 20 feet. PROJECT DESCRIPTION: The homeowner, Larry Gleason, wishes to construct a canopy on the front of a proposed two-car garage and one-story entryway addition. An exception for minor area modifications to allow the canopy to extend 5 feet into the minimum required front yard setback of 25 feet is requested. (See attached plan view drawing, floor plans, building elevations and plat showing existing conditions and proposed additions.) The front edge of the proposed canopy would be in line with the front wall of the existing house. The existing house was constructed 5 feet closer to the front property line resulting in a 20' front yard setback, instead minimum front yard setback of 25' that is required for new houses and building additions in the UCRM zoning district. APPLICABLE REQUIREMENTS: Ames Municipal Code Section 29.1506(4)(c)(ii) states the following: (c) Exceptions for minor area modifications. The Board is authorized to grant exceptions from the requirements of the zoning ordinance to allow minor area modifications for single-family attached and detached dwellings that exist in developed areas, but not in cases of new construction. These are authorized for the following situations: (ii) Reduction of required residential front and rear yard setbacks for principal structures by no more than five feet; BASIS OF REQUEST: See the "Supporting Information" prepared by the applicant and included as part of this packet. FINDINGS OF FACT: Section 29.1506(4)(c)of the Zoning Ordinance describes the criteria that must be met for an Exception for Minor Area Modification. Below are the criteria followed by staff's analysis of each. 1. Special circumstances or practical difficulties apply to the property such that the terms of the ordinance cannot be satisfied. Nearly all of the houses on the west side of Carroll Avenue between 7th Street and 9th Street have similar setbacks from the front property line. The proposed canopy would maintain this setback from the front property line for both the existing houses and other houses on the west side of this block. The houses along Carroll are one and one-half stories to two stories in height. This matches the height of the existing house on this property. The garage and entry way addition are proposed to be only one story. The other lots in the two-block area from 7th Street to 9th Street are deeper than the subject property by approximately 45 feet, except for the corner lots that are similar in depth. This reduced lot depth presents practical difficulties in placing a house on this parcel with an east/west dimension similar to that of other houses in the 2 neighborhood and retain the minimum required rear yard setback. 2. The minor area modification will not be detrimental to the public health, safety, or general welfare. The Exception, if approved, would result in a reduced rear setback from 25 feet to 20 feet. It is unlikely that the casual observer would be aware of the encroachment into the setback since other houses along Carroll Avenue have similar front yard setbacks. The proposed addition retains side setbacks consistent with others in the neighborhood. 3. The minor area modification will not have a substantial negative impact upon neighboring properties. The proposed Exception will result in a front yard setback of 20 feet rather than the required minimum of 20 feet; however,the proposed canopy would extend no closer to the front lot line than the existing house. 4. The minor area modification does not exceed the reduction limits established in the listing of minor area modification in Section 29.1506(4)(c)(i), (ii), or(iii) whether the limits are reached by a single exception or serial exceptions. Section 29.1506(4)(c)(ii) allows for a reduction of a required front setback by no more than five feet. The requested reduction is 2 feet of the required 20-foot rear setback. 5. The minor area modification does not authorize a use or activity not otherwise expressly authorized by the regulations within the zoning district in which the property is located. The use is being converted from a two-family dwelling to a single-family dwelling and will remain as residential. Other than the reduced front setback, the proposed improvements are consistent with the zoning regulations. 6. The minor area modification is in conformity with the intent and purpose of the zoning ordinance and the general plan of the community. One of the intents of setback requirements is to allow for air and light circulation among buildings. The front canopy addition would have no impact on air circulation and light for neighboring properties. The reduction of the front setback for the subject property does not significantly impact the intent and purpose of the zoning ordinance, and has not effect on the general plan of the community forthis established neighbor of single-family and two- family structures. 3 7. The minor area modification is the minimum necessary to achieve the desired result. The applicant has submitted architectural drawings (received by the City on 07/17/12)showing the interior layout of the proposed garage and entryway addition. The applicant states that the proposed entryway is proposed as far from the front property line as possible without removing windows that provide solar gain to the interior of the home. The proposed entryway is set back 12 feet from the front of the existing house and the proposed garage is set back 6 feet from the front of the existing house. Both additions are located outside the minimum required front yard setback of 25 feet. Only the canopy extends into the setback area and no further than is the case for the existing house. 8. The minor area modification does not alter the applicant's obligation to comply with other applicable laws or regulations. The requested Exception for Minor Area Modification for 711 Carroll Avenue is fora specific distance and in a specific site location. All other obligations to comply with applicable laws or regulations are not effected by this modification and are not being considered through this application. CONCLUSIONS: The above findings lead staff to conclude that the eight criteria which the Board must consider have been satisfied. ALTERNATIVES: 1. The Zoning Board of Adjustment can approve this request for an Exception for Minor Area Modification to the front setback from the minimum required 25' to a front setback of 20' for the canopy on the front of the proposed garage and entryway of the single-family dwelling at 711 Carroll Avenue, based on the above findings of facts and conclusions. 2. The Zoning Board of Adjustment can deny this request for an Exception for Minor Area Modification to the front setback from the minimum required 25' to a front setback of 20' for the canopy on the front of the proposed garage and entryway of the single-family dwelling at 711 Carroll Avenue, based on the above findings of facts and conclusions. 3. The Zoning Board of Adjustment can refer this request back to staff and/or the applicant for further information. 4 DEPARTMENT RECOMMENDATION: The Zoning Ordinance allows for an exception to front setbacks to be granted by the Zoning Board of Adjustment as long as the proposed exception is in compliance with the criteria outlined in the ordinance. Staff has determined that the criteria are met with this application. Therefore, it is the recommendation of the Department of Planning and Housing that the Zoning Board of Adjustment approve Alternative#1 , based on the above findings of facts and conclusions. This will approve the request for an Exception for Minor Area Modification to the front setback from the required 25' to a front setback of 20' for the canopy on the front of the proposed garage and entryway of the single-family dwelling at 711 Carroll Avenue S:\PLAN SHR\Council Boards Commissions\ZBA\Misc\711 Carroll Avenue- Front Canopy Exception for Minor Area Modification 07-25-12.doc 5 Attachment A Vicinity Map — 711 Carroll Avenue 1■ yh LU ':h .r ,.�"�?� ''i,+�' �� -� 17 e, �� T a •, ,JTH yy ,UJ or i 5 i iW 2 III Ii I ,^syr I is J P lLl. O d. � u `rot b r " § aTFi S T E 7TH ST :per n rosy .k' � � •`4' .,� ,� (�,� 6TH ST F uTH� a ae tL� �fix° ..� .> �� um.r..�„ �, •_ �w. .fir._�.+.,�., a �`�., 6 Attachment B Aerial Photo of Site — 711 Carroll Avenue r r M. Ilk o^ �� ,�.� w�` � �• mom;•, ;� s � 5 b \ �AVAA a •' t. 19 AV Xt G 9 r, r t i 7 Attachment C Assessor's Office Photo of House — 711 Carroll Avenue a , p, r F„ W MkI 40 ��V1 8