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HomeMy WebLinkAboutOV101104 • f4, f APR 22 2011 Development and Infrastructure Services Planning Division 11000 N La Canada Drive, Oro Valley,Arizona 85737 • 520-2294815 • 520-742-1022 (Fax) l'!evnpr) BOARD OF ADJUSTMENT APPLICATION FOR: Zoning Variance Note: Submittals are due by noon Zoning Interpretation Appeal of Administrative Decision CASE NO.: NATURE OF REQUEST: zoNlier 1\501 A-utoLck-vbuse: 2,01.Nipe, VA-R1A- c€, tR -i 9QVfl_± /q22 TOt:14,z14" 13-e 64:109nuc.:7,--(0.1/41M *7142) ca;::::vecctkvrz3 ACC,eficCV---113U)L0 ljec) If necessary attached written narrative. APPLICANT: BR irckyr3e1) 1tv4-zuze PHONE: 52/0 - S4 E5 00 FAX: ADDRESS: 3 z----"? City 11j �313J State AZZip Email b tzia4n u OWNER: flAi v4,3 AT ok.:40...„ ADDRESS: '11.00 City/ O UAL-114 stateiazip 3-5757 PROPERTY LOCATION FOR VARIANCE REQUEST: PARCEL#: ObOti LEGAL DESCRIPTION: -11-f- 1,,,,sr- CURRENT ZON[NG R 1 - APPLICABLE FEE: '43 te,hr54).' ATTACHMENTS: COVE:0, t.-:errep„ riN67-3eb-,. te.--704:- • 13'T A" ikui 61) y),Aes, ,;ri-Norcf31. & SIGNATURE OF APPLICANT (ALSO PRINT NAME) DATE /.." -akurnsgy ,g 1 SUPPLEMENTAL QUESTIONS FOR APPLICATION FOR A VARIANCE Please provide the following information addressing 1 — 5 in the Findings from Section 21.6 I of the Oro Valley Zoning Code Revised (OVZCR). In order to authorize a variance request, the Board will be searching for sufficient evidence in accordance with the findings. Please answer the questions below in a narrative format. 1. Are there special circumstances or conditions applying to the property referred to in the application including its size, shape, topography, location or surroundings which do not apply to other properties in the district? _ <SeZ, A-a\WAD 2. Are there special circumstances that exist that are not self imposed or created by the owner/applicant? 4S ,..... hep 6‘..631/41 LErreta, 3. Is the authorizing of the variance necessary for the preservation and enjoyment of substantial property rights? 1:7 Le_,Pk Al A _ Lai L-E.:C-rr:..iz--„ 4. If granted, will the variance impose such conditions as will assure that the authorizing of the adjustment shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is located? L.. {` .V..i'S_er.:Y•,'^ T (�/Y�rT�'L'■�tV/$[ •t� L- 5. If granted, will the variance be the minimum necessary to afford relief and will not materially affect the health, safety, and welfare of the neighborhood or surrounding properties. c;„„ p Revised 11-20-08 2 These drawings are reduced sized prints of the constructions documents intended to be used for this project upon granting of the requested variances. Items pertaining to this requested are highlighted by red text. Schedule of Drawings 1 . Cover sheet (this sheet) 2. Civil Sheet, Cl from construction documents 3. Detail view of overall site plan 4. Floor plans, Sheet A2 5. Building Elevations, Sheet A3 Application for Variances Board of Adjustment Exhibit "A" 1_ rumseyAIRICH A RE Proposed Garage and Guest Quarters 9100 N. Marne Place ►.ROTA rg- ' 'El) _- t 0, U E GAL L E-G OCG O RD IA zo �� r 600 E. Calle ~ Z ip z o Concordia i Accessory structures e-/ iliniffill in front yard Q ///////// ,./ AlFirtit o v LLS-Si.__ MI ��. o R-S1* ' z MQNq Subject Property �/ 0rL 9100 N. Marne PI �° Briai sap Z aft R ?4*-1* 14rallir gCr0 R-1 \\ 4"4 I I 1°a 411Q)0,,, $ - ''' ./Jilt /At' R-6 AMU" Z E4N-FDL o, 8745 N. Glenhurst PI. 2 story House cc AirLIJj � E HARDy�D 8750 N. Glenhurst PI. 2 story House W HARDY-RD E HARDY RD , 8740 N. Glenhurst PI. 2 storyHouse ill' 111111 z 8730 N. Glenhurst PI. //&/ m 2 story House CQ -�v- z 8710 N. Glenhurst Pl. 0 Z En 2 story House (x- _EW..P_ORT_D.R �_ 0 Garage in Front Yard X Lth � I ' 8715 N. Glenhurst PI. 0 O _�, �— 2 story House 0/s-An3 1 0 R1 6�f = a. i. Z C)/ >Will&� TF g E G LEN H.URS_T_DR O/ . z 17 "Z/ .1 - 1 0 p7 :CD111 1111 111 1 i _ > i jck iT A-1-,k0-°1--'___±Pte1 I \ Figure 1 Vicinity Map Board of Adjustment Exhibit "B" rum se ARCf-11TE CTlJRE NOT TO SCALE Proposed Garage and Guest Quarters 4 APRIL 22, 2011 9100 N . Marne Place NORTH y �- ". is � fi E Calle Conco is ; ay. � � �� �i ��� � ll'r �� 600 rd• a =�y �" K « t. « Fw tee, ° Ok., ,. ,��`� � a�� '� � AGCessO qtr Ct4.,Jres in F Ont rY s.)- . .. - A IA Ise c . c o '�o ° ©`- o y `: yard -" . ' '*,:: , ,- .1�1►�cpo p ',..filiZ111; xr r __-_-- r t�. r st r - +P1. ,,," ,. ...:. ;-e',..�°' .�,M tr..F �.,`. .,.'. �. •-.:,..,,.,,,..�,e "�` ',�il .•+lF..,p" w '� •r'3 p. V " a ,.. — �f .,,t;r as � ,.; ry•5,.....< '�1 a.,-- .. .ro:‘,.:1,,,,..,,,,,,,,,,t t e �• a "4 k ,'� `"� �F �` '� )1 ., ..e x�`L '<, " w Spar. a w"- : '. 1. 2 .d�,. Y ya� i 1)0' F d y . 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'IP a.'lit 1 .s �� ry�. a�.'"*..-ft , + ��- � � �,��1,•,A� � / r �' ,c,17,* P ,�.,� ` � .14:•:' k `,* 1�At• -+��pf.M � a�r<r r n F d F` a..,B .`iE { _. it.' } -." ,..:..-..:.,,,,,.'......4, •w �It jD ` i �`I' ,,:::;-"..:',.:417,-f. ,e� +ire " • . <: r 'rte +L. _. +^ k i - • + cam-, " t. f'�, w s� e ...i. ♦, ti ♦. ^ .<,�.,"' ,- r ,,-,:„....."•,....--�t '1'w • :-7-4'''' aA...-4'44' °' .# °i^w^ Y°'*y!4 �` Figure 3 Cluster of 2 Story houses nearby subject property r !TTD ?Y NOT TO SCALE Proposed Garage and Guest Quarters APRIL 22, 2011 91 00 N. Marne Place NORTH 84-'-'71°0rPsr\ite:prtY:' urstP.ii.' . . „• . , • subject property :.1 .:, -ear Figure 4 ,,,..,- , hou, , ......„,,c, Figu. of 2 Story Gi.lenh,: . ... Cluster ...„, . . ,. ,.. N Glenhurst 87-40 - -. PI. n NI Glenhurst_ Al 875‘, ' ':--- 87t4* 5 N. .,....-,...,;G,:‘"le'.-n, hu' r. s t,Pl _ ' / ' ... ..„..„ ,... ...... „ .. , ....„. N '•',.. 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''--'''''' tc,...!';t,.,,,,,,7'',,,t,I .. - .,..- '..s': ,' +-"I'' 4,- ',', - .„,,,. ........ ' -'4'. ' '-* `',' '%,:7:., ,, ''2.,),..''' '''''''' ' • '> .i:‘. -.„,,,,,, 4.,... ...„,„,,,,.,, ,,,7,12,4,,,, ,,,,,,„,,.,,,, ,, , :....._.:;,,,ic. .,::''- -,,,s';,:c-., ...7'-' --.*:;;,-':;.•--,-,-- ,,-47. :,„.... ...„,........,.,,,,-...,,,,,...,,-.-„,,,,,,,,,,,....:-.,,,,,,,.„--;7:2-,-,,,,,.,,,,;,,,,‘,.;„,-'..'•- '-.:iii•w'__,,.,,,,,,,,...„, „„F. „4-•••• -',.i., ...7,,-•.,..:: . ' ,-•:-.:.!-,..;?2,7,:::,,,,,,,:..:,,,':,,4,7;7.74,,,,,,....,. ji.optiA T TO SCALE 2011 NOT IL 22, r U M, _ eY and Guest Quarters - -- d Garage e Propose Place Marne 9100 N . NORTH 8730 N. Glenhurst Pi. ��» ,,....,..-4,- -.gw.'a' ,II g3 A„, .. x< Alto 8740 N. Glenhurst PI. -°' s,' .,, aPP:,,,,,, ' Ili k E, \ vi.,,,,, ., ,..... s: -1:4''...: ,e, 1 3 f i $ ii, s f . •»;' ,ems. rC'\I ' ' ',, T . -,,,' - Y11 .,.. . . ._...:". ...iiko - - , 5a,p . ,r ,...... 4,..,,,,„.. __:,,,-,. . (,) c„0,- ' ‘,,,,,, -. . _. i „-,- ,.. a.),' --- - ,,,,, „, tie { } .�eiT i �� mow. --.... e r. ,„,.,4 4,4,-Nirrr...1c...... - -, ' - * *4110. '' l'Z'l:1;04* - * 4- -,* 4E: r »3' .=,cps. .— xr , �,+t f it, If''''...P' ' ' : ' :'': .. ,,,,:f:', 4'#.1.'.* ,,,, * » b Tar i. _ , of . ,�. • i4 ,J :-rf gip . ice'' 4..‘r`;;;'11.•ce ,. 'ilir .l ':.,;._:.,..',;,‘"',•,,, r .r"K, t .F_ w a 4. aM z ' . '_i> t .�`4 x. ,'z +n cy ��:1s�r”D . YY‘'1"- fi'l;p4,Ykilt-' *:'.,,. ` w , rc. ' ts* dfi '+ $ s' ..s� atha'� _� t h - d :',,,,:•:::,•;: #y.a* ams :3 ,r� . �J tiM d .—; , — n" < so tS /'\ ru m se NOT TO SCALE y Proposed Garage and Guest Quarters NORTH APRIL 22, 2011 9100 N . Marne Place Yellow shading indicates that portion of lot not available to Owner because of where his home is located on rear of lot. This area would all be available for a residence under a "new build" scenario ,,, Area = 34,695 s.f. \„\ or 45% of lot j _,_ \ ----------_Implied frontyard, �'I� Lportion of lot no closer !��� e+y��v;.���������to street than existing. �4,�,����� Ni�i�i�iti�i``��i`Area = 49109s.f.or64.3% of lot , . . 44# (Shown by hatChing) � i!:'���Iexisting pro osed '=•'•'`'/�, rPA I•#P4O. ,,4 r residence garage / guest i � moi, quarters %" ' i1 �� . ! Total Lot Area remaining portion of lot = 76,426 s.f. Area = 27,317 s.f. or 35.7% of Lot Figure 5 Lot Diagram of impleid front yard rumsey NOT TO SCALE Proposed Garage and Guest Quarters APRIL 22, 2011 9100 N. Marne Place NORTH wr- w + __...,.,,. --...__. ;i a,�,ter. Ar ''. .-..$••\\ A if I A 41111,i ,/,, - I 4Tomi, ., ,„4.NNN,, , ..'...„..,N, 4 Approximate footprint of proposed structure at previously graded area ate . ',,.g.F ' „� ' ''' . lliiiiiiiiilliallailiiiiiiiillitrt ",1 .` * •,` 1'. .,... « .'.' ° r Proposed structure will match ;..... top of wall height at existing residence •_ r��e-' ^�►Lam. •y .-.`.' , ➢.. ,. p r - -,.` v .. -a..•''fie t �"' # A ,- , . Approximate footprint of , proposed structure at , , _� previ �ously graded area _ . '"- - : 1. 1.11*%* .. - ' ' **** ' ' * -° rte.;, . Q� �..t • M-. ,. ♦ s • s ,I,,' h .,°� . } om it .i,v -•. �.. .� ts ^•rw!"^ � 3: _. x aj- t ^ { ' .i s , .kr•"' ;j ,,. .�' $ � _." 0, � v ., F r. mo►• II . , � ., ay w t: 4 y -11" . 4''t!►�f...;-1:4 ,„, 1•,. a'�„�,1`{'�^'.. �r -'"�s1"` ♦ � � y ` •. � - 't��'4 ° :�' as.=t !' 1:4 1 as "..' `T'""" • .,� ,.'s "tea �" w'•+�" ✓i. 's .tom -,.. "... .i" '�► .a �, y4r l ' t• . '' ,... , ,„ - -- , ..`„„,„..: ,..:.:, -.4'," \III,-' .•,':.-•' '-'4*-40/,'''14ti' •:' A,'..*-''** ,. It: j(? ,r. .3s. `a :. .w 2iiiiiWg'444timismaia...,MC Figure 6 Photos of proposed building site / ru _ sey NOT TO SCALE Proposed Garage and Guest Quarters APRIL 22, 2011 9100 N . Marne Place NORTH S 11-I I -1F- i= -11r- f Emsey L April 22, 2011 Members of the Board of Adjustment Town of Oro Valley, Arizona C/o Planning Division 11000 N. La Canada Dr. Oro valley, AZ 85737 Re: Request for two zoning variances for accessory structure at residence at 9100 N. Marne Place Members of the Board: Please find the following annotations to our Board of Adjustment Application: Nature of Request: The owner of the property at the above address purchased the property in its current condition. He proposes to construct a garage with a small guest quarters, above on a second floor, on his 76,426 s.f. lot. The property he purchased is currently over the allowable gradable area allowed by the Town hillside grading standards. When he looked for an area to construct his project he decided to work within the existing graded area. This will require 2 variances from Town of Oro Valley zoning standards. They are: Variance Request Number One: (Height) To allow the accessory building to be constructed to a height of 21 '-0", an increase of 3'-0" from the 18'-0" building height limitation for the R1-36 zone. Variance Request Number Two: (Location on lot) To allow the accessory building to be constructed on a portion of the lot that is closer to the street property line than the closet edge of the existing residence. The existing dimension from the street frontage to the closest construction is 192'-11/2". Under this petition, this dimension would become 162'- 41/4". Executive Summary of Rationale for Approvals Variance #1 : (Height) The requested height increase will allow the new structure to be constructed to a top of parapet elevation that is equal to the height of the top of parapet elevation at the existing residence on the property. The natural grade falls approximately 36" over the separation distance. Topography is sometimes seen as rationale for granting height increases. 3541 S. Calexico Avenue Tucson, AZ 85730-2645 Phone: (520) 546-5800 Cover to Application for Variances Page 2 There are numerous residences within the area of the subject property that have identical zoning and appear to have been granted relief in excess of that requested as shown in attached Exhibit "B". One of the cited examples (8730 N. Glenhurst PI.) appears to have height in excess of 30'. Variance #2 (Location on Lot) Figure 5 in Exhibit "B" shows how the existing residence location on the deep rear corner of the property takes away the right to use most of the lot for any further construction. This hardship is not created by the Owner. Due to the topography of the lot and due to the distance proposed to locate the accessory structure from the front of the lot (162'-5" approx.) it can be reasonably stated that proposed accessory structure won't feel too close to the street. The lot's most dense stand of trees is located between the street and the proposed accessory structure. There are other properties in the area that appear to have been granted similar relief. Supplemental Questions/Compliance with required Findings. 1 . Are there special circumstances or conditions applying to the property referred to in the application including its size, shape, topography, locations or surroundings which do not apply other properties in the district? Response: The subject parcel has an average cross slope of 22.2%. Most neighboring parcels have significantly less slope. The Hillside Development Zone per Section 24.2 limits grading area to less than that which is currently legally graded within the property boundaries. We do not seek to increase grading limits. Most other parcels in the area have land available for construction of a similar footprint accessory building without requesting variances. Figure 5 in Exhibit "B" shows how the location of the existing residence at the rear corner of the property eliminates approximately 45% of the lot that would otherwise be available for development. The area directly behind the house is too steep for building and would increase the grading area. The driveway in front of the existing garage must be maintained in order to keep it usable. The only portion of the lot remaining that is available for the project without increasing the area graded is the portion shown and proposed. By building two stories, the owner is able to achieve the desired floor area without asking for an increase in grading area. 2. Are there special circumstances that exist that are not self imposed or created by the owner/applicant? Cover to Application for Variances Page 3 Response: Please see response above. The special circumstances are not self imposed. 3. Is the authorizing of the variance necessary for the preservation and substantial enjoyment of property rights? Response: Per discussion above, the location of the existing residence takes away 45% of the lot for development. The lot size is 1 .87 acres. It certainly should be possible to build a 3,900 square foot residence with a four car garage on a land parcel of such a size. Authorization of the variances will allow the property owner to realize this goal. 4. If granted, will the variance impose such conditions as will assure that the authorizing of the adjustment shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the property is located? Response: The privileges requested appear to have been granted to other property owners in the area as evidence by Exhibit "B", at times far in excess of this request. 5. If granted, will the variance be the minimum necessary to afford relief and will not materially affect the health, safety, and welfare of the neighborhood or surrounding properties? Response: As per analysis above, no other portion of the lot is available for this proposed use. Other solutions would result in construction closer to the street than proposed. The application represents the minimum request that we could determine. -End of Cover to Application for Variances • 0089-919 (C)Z9) 'Lid r 4. 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Madhvani Madhvani J.; Patty Jureack; Kristi Subject: Re: BOA staff report for 11027 Joy Faith Drive-would live BOA members to have an opportunity to visit site Ms. Berchtold, We encourage the Board of Adjustment members to visit our new homesite and to review our request with SOMBRA Homes' Construction Superintendent, Tom O'Conner. Please convey to The Board members that my wife and I regret that we will not be able to attend the board meeting. Clearly, obtaining approval from the Board of Adjustment is very important to us as this decision will impact our quality of life in our new home. However, prior to the board meeting being scheduled, we made a commitment to our family to participate in a family event outside of Arizona. We hope The Board will understand and will not take our absence as a lack of concern for this matter. In my absence, Sanjay J. Madhvani, President, SOMBRA Companies, and Tom O'Conner, SOMBRA Homes, Construction Superintendent, will represent me at the meeting. Both of these gentlemen are thoroughly informed on our request and are willing to provide any information The Board needs. Respectfully, ) ( Tom & Cyndy Atkinson r Homeowners O\/ \- On May 12, 2011, at 10:51 AM, Berchtold, Karen wrote: C)6 Suzy, The Board of Adjustment members may wish to visit this site. Although the site is fairly visible from street, may I tell them that they can access the property? Thank you, Karen Berchtold, AICP Senior Planner Development and Infrastructure Services Department 520.229.4814 520.742.1022 kberchtold@orovalleyaz.gov Caring for our heritage, our community, our future. Please consider the environment before printing this email. 05/13/2011 4PLLEY,16,/�0 tea.<0 2 0 A,%;,,,' '' '''' :. r �� a''. LADED gr Development and Infrastructure Services Department June 6, 2011 Brad Fairweather 9100 N. Marne Place Oro Valley, AZ 85737 RE: Request for variances for property in Shadow Mountain Estates East from Zoning Code Section 23.6.A.3.b. to allow accessory building closer to the front lot line than main building and Section 23.4, and Section 23.6.A.3.b., to exceed allowed eighteen foot height for accessory structure; requested by Brad Fairweather. Zoning is R1-36. Parcel #225-12-0600 located at 9100 N. Marne Place, Oro Valley, AZ 85737 OV1011-004. Dear Brad: At the May 24, 2011, meeting the Oro Valley Board of Adjustment voted on the above referenced variance requests as follows: 1. The request for a variance from Zoning Code Section 23.6.A.3.b. to allow an accessory building closer to the front lot line than the main building was approved by a vote of 4-0; and 2. The request for a variance from Zoning Code Section 23.4, Table 23-2A: Dimensional Requirements and Section 23.6.A.3.b., to allow accessory structure to exceed the height of main building was denied by a vote of 4-0. If you have any further questions or I can be of any assistance, please do not hesitate to contact me. Singerely, Karen Berchtold, AICP Senior Planner (520)229-4814, kberchtold(orovalleyaz.gov Cc: File Permit Technicians S:\PERMPLUS\DOCS\OV1011-04\P_fairweather BOA 5-24-11.doc Planning Permitting Inspection&Compliance Engineering Operations Transit (520)229-4832 (520)229-4815 (520)229-4815 (520)229-4894 (520)229-5070 (520)229-4990 Caring for our heritage, our community, our future. 11000 N.La Canada Drive•Oro Valley,Arizona 85737 fax:(520)742-1022•www.orovalleyaz.gov 0 NOTICE OF PUBLIC HEARING BEFORE THE ORO VALLEY BOARD OF ADJUSTMENT In accordance with Section 21.6.H of the Oro Valley Zoning Code Revised and Arizona Revised Statutes Title 9-462.06, NOTICE IS HEREBY GIVEN that the Oro Valley Board of Adjustment will hold a public hearing on Tuesday, May 24, 2011, commencing at or after 3:00 p.m. The meeting will be held in the Hopi Conference Room, Development Services Building at the Oro Valley Town Hall, 11000 N. La Canada Drive, and the subject matter will be as further described below: OV1011-04: Brad Fairweather requests variances for property in Shadow Mountain Estates East from Zoning Code Section 23.6.A.3.b. to allow accessory building closer to the front lot line than main building and Section 23.4, and Section 23.6.A.3.b., to exceed allowed eighteen foot height for accessory structure. Zoning is R1-36. Parcel #225-12-0600 located at 9100 N. Marne Place, Oro Valley, AZ 85737. Site plans are available for review during normal business hours at the Oro Valley Town Hall, Development Service Center. Persons interested may appear in person, by agent or attorney, and the petitioners must appear or be represented. Any person seeking further information on this request for a variance may contact Karen Berchtold at (520) 229-4814 or e-mail: kberchtoldorovalleyaz.gov LD X ////) REQ: David Williams, AICP Planning Division Manager DATE:05/04/11 TIME: 5:00 PM BY: SLN S:\PERMPLUS\DOCS\OV 101 1-04\P NOTICE variance marne p1 5-24-11 BOA.doc 2 MAY 9,2011 PUBLIC NOTICES www.azbiz.corn NO110E OF PUBLIC REARMS BEFORE ME ORO IWO BOARD OF AWUSTMEIIT In ememinoe slth Seotfom 21AH d the Ow bay brag Code Robed and Arbon RMemd 8eabs TAs 9-48204 NOME IS MEN WWI tot be Oa allsy bed d A4rrttmwt r/bold a b elle bar or b sl lap!t,2M1,semen ng et ar ear 8M9 War nnn11nl be beet a the On amore Reear,11apmeat Seems bdbbr et yes Ow low les bre IMMO Lb Oink lolls,and M aMraol wailer all be as rule daybed below. 8918114k OW Ibbwabn names edam ter pewee a baba rale btis be loos bring Code Seddon 23.8.A.3A b lbw aeoesso y balding der b ye bort lot ba yam rain building and bafbn 23x4,and Sedan 2.9.O.A32.,b wooed deed elerben foot Mor for mammy endue Zoning le 31-30.ilial 0225124000 baled at 9100 N.lam Pl a.Oa Mibi AZ 55737. Sb pans aw arsbsbb for area daring nonoral buena bona at be Oro Nola lbws HaA Derola sant Iturbe Curer.Pumas lobated q upper b poem by vet a Mena,and the pollliowe met sa- w.a be nOrewnbd M pew seas Rather lineation on leis anent for a edema q mad Katyn Budded at(520 220-4514 or east itinitioldbooleada POMO i bob labral /P/Dee Vaasa AfCP Mg 9,2811 Planing Dada Meow NO110E OF PUBLIC HEARING BEFORE TRE ORO MLLES BOARD OF ADJUST1BFIIf eomrdura eAb Seobm 21.0.1 of be Oa alley brag Cods based and Aimee Rated Maas ?ttae 0-402.04 NOME A HMV M EN the lbs Oro May solid d Wawa bold s bele burp on ba h% lay!IL 2011,emawenbr0 at nr ear WM pia 1s noelhog nil be babl a be Rql Oeiarw beef.Owiommrt brim lode`/at as Ow bs+lw Rel.LIM L La Oa11i Bubo.and the Mae wear M be an brae demoted bear 111110114a 1emusAeaaen meets a adore br weft a Arm MI.Vberile Mol Sty bates boa Zoning Code boon 23.11.113.b.b tomb an areneay biding doer b bort lot One than lb arab bibtg,brit!s 01,2 Mae labor Pturad Arae Denbo aunt Pool 0 224-29-0640 bad et 11027 Jq Falb DAw,Os Vablt AZ 85737. Mb plw as arnbbb for was duet nomad babas hoes at M Oro Way ben Hal Daeopme t Sarre Cala Panora bMmebd q apps b pavan.by ape or Noma sad yrs M9gorws mutt q• Pear or be mpweurbd.Amy Mace seelirg bother Hormel=on yrs aged lox a whew*q Barbet Karam Buolardd at(5201229-4814 or earal liahldralikersbehat PIMIJNtws 9ebinbrY /V DMd eau`s.AICD Mqr 9,21111 2 TOWN OF ORO VALLEY BOARD OF ADJUSTMENT MEETING DATE: May 24, 2011 TO: BOARD OF ADJUSTMENT FROM: Karen Berchtold, AICP, Senior Planner HEARING DATE: May 24, 2011 CASE NO.: OV1011-004 REQUEST: Request for variances for property at 9100 N. Marne Place from Zoning Code Section 23.4, Table 23-2A: Dimensional Requirements, which limits the height of buildings in the R1-36 District to 18 feet; and Section 23.6.A.3.b., which requires that accessory buildings shall not exceed the height of the main building; and Section 23.6.A.3.b. to allow accessory building closer to the front lot line than main building. REQUEST SPECIFICS: The applicant is the owner of a single-story, single-family home in the Shadow Mountain Estates East subdivision (Attachment 1, Attachment 2). The property is zoned R1-36 Single Family District (Attachment 3). The lot is 1.75 acres in area, and the home includes 3,172 square feet of livable area and 572 square feet of existing garage area. The home is located at the southeast corner of the lot and is accessed by a circular driveway. The property is situated at the Town's eastern boundary next to the Coronado National Forest. The applicant submitted variance requests related to development of an accessory structure as follows: Variance 1 Height: The applicant has proposed an accessory structure that is 21 feet high. This requires a variance from two Zoning Code provisions: Section 23.4, Table 23.2A: Dimensional Requirements, which limits the height of accessory structures in the R1-36 Single Family District to 18 feet, and Section 23.6.A.3.b., which requires that accessory structures shall not exceed the height of the main building. Variance 2 Location: The second variance request is from Zoning Code Section 23.6.A.3.b., which requires that accessory buildings shall not be any closer to the front lot line than the main building. The accessory structure is proposed to be located 162 feet from the front lot line, whereas the main building is 192 feet from the front lot line. The setback requirements of the property are: Front yard: 30 feet (R1-36 Single-family District) Side yard: 15 feet (R1-36 Single-family District) Rear yard: 40 feet (R1-36 Single-family District) Maximum Building Height: 18 feet (R1-36 Single-family District) NOTIFICATION: All property owners within 300 feet of this property were notified of this hearing by mail. The property is posted with a notice of hearing, was posted online at www.orovalleyaz.gov and was advertised in the Daily Territorial. TOWN OF ORO VALLEY BOARD OF ADJUSTMENT Page 2 of 4 EXISTING LAND USE AND ZONING: Subject property: Single family home zoned R1-36 Single-family District North: Single family home zoned R1-36 Single-family District East: Coronado National Forest land South: Single family home zoned R1-36 Single-family District West: Single family home zoned R1-36 Single-family District SITE INFORMATION: The subject property is Lot 60 in the Shadow Mountain Estates— East subdivision (Attachment 4, Attachment 5). There are a total of 64 lots in the subdivision. The subject property is located on a cul-de-sac, and the width of the front property line is approximately 81 feet. The parcel is five-sided and irregularly shaped. The lot is one of approximately six lots on the eastern edge of the subdivision that have steep slopes (Attachment 6). The portion of the lot to the rear of the home has very steep slopes of more than 25% grade. The applicant wishes to build the structure in area that is already disturbed. The majority of lots in the subdivision have more moderate topography. Site photos are provided in Attachment 7. SUMMARY: Findings of Fact: • The property is 1.75 acres. • The property is five-sided and irregularly shaped. • The property is in the "Shadow Mountain Estates - East" subdivision which is comprised of 64 lots and was approved in 1960. • The subdivision is part of the Town's original 1974 incorporation area. • The applicant is requesting to develop an accessory structure that includes 1,573 square feet livable and garage area that would be located approximately 162 feet from the front lot line. • The main building is located 192 feet from the front lot line. • The home is located in the southeast corner of the property; Town GIS mapping indicates slopes greater than 25% to the rear of the home. • The main building is 18 feet, six inches high. • The proposed accessory building is 21 feet high. The Board of Adjustment should consider the following findings in making its decision for each variance request: A. There are special circumstances or conditions applying to the property referred to in the application including its size, shape, topography, location or surroundings which do not apply to other properties in the district. Variance 1 Height: The applicant indicates that topography of the lot is the basis for the requested height variance. Although the property is significantly impacted by topography, ample graded and paved area exists at the front of the home to accommodate additional building area in a single-story format. Reducing the building to a single-story would necessitate revision to the proposed building configuration in relation to the existing home, driveway and garage area. Variance 2 Location: According to the application, approximately 45% of the property at the rear of the lot is significantly impacted by steep slopes, preventing the accessory building from being located in the rear of the lot as intended by the Zoning Code. The TOWN OF ORO VALLEY BOARD OF ADJUSTMENT Page 3 of 4 intent of the zoning provision is to prevent accessory structures from being constructed in proximity to the front property line. The proposed accessory structure is located approximately 162 feet from the front property line. The required front setback is 30 feet. B. Special circumstances were not created by the owner or applicant. Variance 1 Height: The applicant can amend the proposed plan for construction and eliminate the need for the requested height variance. Variance 2 Location: The home was previously developed in the rear portion of the site and further that a significant portion of the rear lot is impacted by steep slope areas, reducing the area available for construction of the accessory building. C. The authorizing of the variance is necessary for the preservation and enjoyment of substantial property rights. Variance 1 Height: Modification of the proposed plan to meet the height requirements of the Zoning Code is possible and practical and would permit enjoyment of property rights commonly enjoyed by others in the same zoning district. Variance 2 Location: Based on the existence of steep slopes, most of the rear of the lot cannot be utilized for an accessory structure. If the accessory structure were to be located more than 192 feet from the front lot line, it would be located in an area of greater than 25% slope, which is undesirable to build on._ Authorizing the location variance will permit enjoyment of property rights commonly enjoyed by others in the same zoning district. D. Any variance granted imposes such conditions as will assure that the authorizing of the adjustment shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is located. Variance 1 Height: The applicant cites topography as a justification for the height variance. Although the site is significantly impacted by topography, there is existing, ample paved area that could accommodate the proposed square footage in a single-story footprint. As the owner can build a compliant building in terms of height, approval of the height variance may constitute a special privilege. Variance 2 Location: Authorizing the variance for the location of the accessory structure will allow a use commonly enjoyed by other properties in the same zoning district. The proposed location of the accessory structure meets the intent of the zoning code to prevent accessory structures within proximity of the front property line. E. The authorizing of the variance will not be materially detrimental to persons residing in the vicinity, to adjacent property, to the neighborhood or the public welfare in general. Variance 1 Height: The accessory structure would be located in an existing flat, graded area that is 3 feet lower than the main building. The accessory building is proposed to be 21 feet high so that the top of parapet will be at the same elevation of the top of parapet of the existing residence. The homes in the subdivision are low-profile, with few examples of two-story construction and therefore, a single-story structure may be more compatible with the neighborhood. Variance 2 Location: The proposed location is 162 feet from the front property line and will not be detrimental to the neighborhood or public welfare. TOWN OF ORO VALLEY BOARD OF ADJUSTMENT Page 4 of 4 SUGGESTED MOTIONS: The Board may wish to consider the following motions: I move to [approve, approve with conditions, or deny] OV1011-004, variance from Zoning Code Section Section 23.4, Table 23-2A: Dimensional Requirements, which limits the height of buildings in the R1-36 District to 18 feet; and Section 23.6.A.3.b., which requires that accessory buildings shall not exceed the height of the main building, with the following findings: I move to [approve, approve with conditions, or deny] OV1011-004, variance from Zoning Code Section 23.6.A.3.b. to allow accessory building closer to the front lot line than main building with the following findings: David Williams, AICP Planning Division Manager Project Manager: Karen Berchtold, AICP, Senior Planner (520) 229-4814, kberchtold( orovalleyaz.gov, ATTACHMENTS: 1. BOA application and attachments 2.Location Map 3. Zoning Map 4.Aerial Map 5. Subdivision plan 6.Topographic plan 7. 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' I, t b 1 •aQV@ DATA T AdLt I ,< CI Board of Adjustmer )V1011-004 ATTACHMENT 6 Topographic Map ":1''' ..._......_,N\\*, �� I 1 x p 1 E CALLE CONCORDIA \Zi 73 Z 1 R' -v r Legend c3Oro Valley Limits 2 Foot Contours(-98,-00,-05 Combines) Slope(%) <VALUE> I 1<15% Ii15%-25% 1111111>25% I ill' I SUBJECT PROPERTY \ Q� f r ll _ - 1 /0.4,, E s Z W.' -.:.- t i ,,,.,:.,, .:2,-*roilt,-.L.---_:-::-.-.--_,-,-7,-,,:,, :‘ ii ...,pi. /1"2--1:-.:::-;;;:-:::,- -,- --a--.:::::-_,::: ‘: z s „,„ ‘,1:‘,,,," t/ 1 'NW 4 , ,„,.. ,, ,,,,,,, f ,,,,A \ i„,,,,,,, `7th 1 _ Ir 06,ill/ :::::::....,„,_;±.....„:1----____::::____., 3 N ,, 44/4 104, M IY1I 44*, pl —; ` u. .ria Site Photos ATTACHMENT 7 Board of Adjustment, OV1011-004 liktor '°' 'a� .,,, X xi r psi, ;.i. , Property viewed from north. ray, d x. • r i ' e y4 r s Proposed site of accessory structure. S W. t r'.' r} x li, ll w" a' * Property viewed from west. ,. A .. °'MV4f/ F ✓ M'�.,_,✓e r.`,�, i S�v✓ ��n` '[�4, pw.,A ,ti,�,Y �„r a a; ' b PROPOSED NEW { t ,, ,'S'.'x a e. r r�'; STRUCTURE h�, .s '4';' r, r 5 ' , v., i moEXISTING `SiD RESIDENCE ,'- .,.i.l.;,;•'i' .,— . ....•I';' ... ' - -4., 4:).4::,:i i, ; liFyi, „, � 14" JII b,-, 'r ./, - ''.?;,.. '''''''''' Ae-*41' ,,,'• ,••',111e.,...'••-.'. It 7--,7111fiv.;•.,,: 4. $off aY r. ,. ,,,.s3.',t ., - . .,,, „/'. t� .J 4'� t^ _ ..�.... y��,/(�'+^a.r +may'" SUBJECTE\k AY TO •.e., ....c w '. ;f,1,. "!,',.F.3',...7';'-';,,...., ✓•rE O3 E T I f n� } y Ai . zv1, 'L:OX FOR SUBJECT P•-CPER f • ......,,..,,...,,,,,—...•..,;.. 1 TOP OF NEW S 1 RUCTU1 ,_-,„ MATCHES ELEVATION +, EXISTING RESIDENCE ' p ,' 4" 4 STRUCTURE TING RESIDENCE '7*t::' 4 1 ') ^ R.,,..,r bat:, 3x ;/'04 a✓r 4 ` .. y, �. '� .„rye • , } 1 „}� • rA •• "` w '� +rri* �•I:r. x' +,v • >,�� ° *ter • r -..w, 1 �, a� w. % • . r 4,,,,•F ..., -, - + , •'D .i �'.• 4� '4i, rte ,• y ,8. #. 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