HomeMy WebLinkAboutOV101109 PO .,':7#11>„;,..,
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Development and Infrastructure Services
January 30, 2012
James Dinning
2553 W. Owl Vista Place
Oro Valley, AZ 85742
RE: Request for variance from Zoning Code Section 23.6.A.3.b. to allow an accessory
structure to be located closer to front property line than the main building. Property is at
2553 W. Owl Vista Place. OV1011-09.
Dear James:
At the Board of Adjustment meeting on Tuesday, January 24, 2012, the Board voted 2-1 to
grant the above-referenced request for a variance.
You may now apply for a building permit for the accessory structure.
Please do not hesitate to contact me if you have any questions, or I can be of any further
assistance.
Sincerely,
/ 14J17)
Karen Berchtold, AICP, 229-4814, kberchtold@orovalleyaz.gov
Senior Planner
Cc: File
S:\PERMPLUS\DOCS\OV1011-09\dinning BOA approval 1-30-12.doc
Planning Permitting Inspection&Compliance Engineering Operations Transit
(520)229-4821 (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
Members of the public have the right to speak during any postedublic hearing.
However, those items not listed as a p g�
public hearing are for consideration and
action by the Board during the course of their business meeting. Members of the
public may be allowed to speak on g
p these topics at the discretion of the Chair.
If you wish to address the Board on any item(s) on this agenda, please complete a blue
ue
speaker card located on the agenda table at the back of the room and give it to the
Recording Secretary. Please indicate
rY on the speaker card which item number and
topic you wish to speak on, or if you wish to speak during "Call to Audience,"
please specify what you wish to discuss when completing the blue speaker card.
Please step forward to the podium when the Chair announces the item(s) on the agenda
which you are interested in addressing.
1. For the record, please state your name and whether or notY ou are a Town
resident.
2. Speak only on the issue currently being discussed by the Board. Please
organize your speech, you will only be allowed to address the Board once
regarding the topic being discussed.
3. Please limit your comments to 3 minutes.
4. During "Call to Audience" you may address the Board on any issueY ou wish.
5. Any member of the public speaking must speak in a courteous and respectful
manner to those present.
Thank you for your cooperation.
"Notice of possible quorum of the Oro Valley Town Council, Boards, Commissions, and
Committees: In accordance with Chapter 3, Title 38, Arizona Revised Statutes and
Section 2-4-2 of the Oro Valley Town Code, a majority of the Town Council, Conceptual
Design Review Board, Historic Preservation Commission, Parks and Recreation
Advisory Board, Planning and Zoning Commission, Storm Water Utility Commission and
the Water Utility Commission may attend the above referenced meeting as a member of
the audience only."
MINUTES
ORO VALLEY BOARD OF ADJUSTMENT
REGULAR SESSION
DECEMBER 20, 2011
HOPI CONFERENCE ROOM
11000 N. LA CANADA DRIVE
CALL TO ORDER AT OR AFTER 3:00 PM
Chair Hoy-Johnson called the meeting to order at 3:00 p.m.
ROLL CALL
PRESENT: Sandra Hoy-Johnson, Chair
Mike Zinkin, Vice Chair
Jeremy Christopher, Member
EXCUSED: Jimmy Fields, Member :.
Paul Parisi, Member
ORDER OF BUSINESS
MINUTES: APPROVAL OF THE OCTOBER 25, 2011, MINUTES
MOTION: A motion was made by Vice Chair Zinkin and seconded by Member
Christopher to approve the October 25, 2011 minutes.
MOTION carried, 2-0.
PUBLIC HEARING:
1. Request for a variance for property located at 9380 N. Calle El Milagro, Oro
Valley, AZ 85737.
Chair Hoy-Johnson swore in the applicant, Karen Steinbronn.
Mrs. Steinbronn made the following comments in support of the variance request:
- Home was purchased primarily due to the well and size of the property
- Plans to establish an organic or naturally grown garden
- Accessory structure will house one horse
- Best location is towards the front of the property due to setback of the house
- Special circumstance exists due to the location of home compared to
neighboring property, which existed before they bought the property
- Location of the accessory structure should not be a hindrance to neighboring
12/20/11 Board of Adjustment Regular Session Minutes 1
properties, due to the natural vegetation in the front yard.
Mrs. Steinbronn noted concerns in regards to the Staff Report:
- Section A: Did not include two properties that border to the south and east that
are less than 100 ft. from the front setback.
- Section C: They have no plans to raise or graze horses. They want to keep the
garden in the rear yard due to the irrigation system from the well. There are no
alternative locations due to: the southeast extension of the property is 158 ft.
wide and would require solid fences on two sides. Located on that section of
property are the water system and driveway access to Tucson Electric Power
(TEP) equipment.
- Section D: The homes to the north and south on N. El Calle Milagro g o are
approximately 200 ft. from the front property line, which allows accessory
buildings on the side of their homes without requiring a variance.
- Section E: Setbacks are not the same as theire ro ert . The streetscape
p Y p
is already altered based on the Town of Oro Valley's Road Maintenance
Building, located 300 ft. from them.
Member Christopher inquired as to whether there was a TEP easement. Mrs.
Steinbronn said she did not know, but that TEP has access through their
property.
Vice Chair Zinkin asked how it would affect the Steinbronn'slans if
p the structure
was built where it met the code. Mrs. Steinbronn said since thero ert was
p p Y
zoned for agriculture, their plan was to significantly increase theg arden. She
said a partial greenhouse, underground water, and irrigation system exist on the
property, and they would have to invest in a pumpand tank to bringwater to the
front of the property.
Chair Hoy-Johnson asked if there was anyneighbor feedback
g Mrs. Steinbronn
said there were no neighbors that were opposed to the variance.
Karen Berchtold, OV Senior Planner, :resented the following:
g
- Location Map
- Zoning Map
- Aerial Map
- Variance Request
- Site Photos
- Staff Analysis
- BOA Findings
Chair Hoy-Johnson questioned staff in regard to the statement made by the
applicant regarding Section A of the Staff Report.
12/20/11 Board of Adjustment Regular Session Minutes 2
Joe Andrews, OV Chief Civil Deputy Attorney, responded that a house can be
built up to 50 ft. from the front lot line, the setback in the R1-44 zone.
Member Christopher inquired about the TEP easement.
Del Steinbronn, applicant, said the property was surveyed and the TEP
easements run along the back of the east side of the property.
Chair Hoy-Johnson opened the public hearing.
Karen Riker Harned, OV resident, said she walks past the property on a weekly
basis and noticed that they were doing some clearing on the property and was
pleased that they planned to set the structure back some distance. Ms. Riker
Harned said she supports the variance request.
Sam Mintor, OV resident, is a neighbor to the north and a retired TEP executive.
Mr. Mintor said that TEP has the right to access the property. Mr. Mintor said
that one of the Oro Valley zoning requirements is that any structure used to
house animals must be at least 100 ft. from the neighboring property. Mr. Mintor
said that makes it difficult to place any structure in the back of the applicant's
property. Mr. Mintor said the area is heavily vegetated, which would make the
structure hardly visible. Mr. Mintor said he would like to see the variance granted
and believed it would not impact anyone adversely.
Chair Hoy-Johnson closed the public hearing.
MOTION: A motion was made by Member Christopher and seconded by Vice
Chair Zinkin to approve the request for a variance from Zoning Code Section
23.6.A.3.b to allow an accessory structure.
Member Christopher commented on the five findings as follows:
- Lot is L shaped, which makes it a unique property
- TEP constraint can not be ignored
- Staff notes in their report that other neighboring properties have more freedom
of movement due to their rectangular shape
- Special circumstances were not created by the owner/applicant
- Property is zoned and allowed to be used for farm purposes and is a substantial
property right
- There are other structures that are clearly closer to the road and debunk the
staff's streetscape argument
- This variance is not materially detrimental to the other neighbors.
Vice Chair Zinkin said he was in agreement, but Arizona Statute states
that we as a board can only approve variances when the five criteria are
12/20/11 Board of Adjustment Regular Session Minutes 3
met. Vice Chair Zinkin said there was ample area on the property to place the
structure.
Chair Hoy-Johnson said when the statute was instituted it may have been ag ood
idea at the time, but now the population has increased. Chair Hoy-Johnson said
she thought there were alternative locations for the structure.
Member Christopher said the Board of Adjustment exists so that you can apply
some subjective criteria to it. Member Christopher said it was clear to him that it
was a uniquely shaped lot and by not approving this, we prevent the property
owner from substantial property rights.
Vice Chair Zinkin said we are not talkingabout local zoning codes, but Arizona
Statute. He asked staff if the Board would be delinquent by'�- not appY g I in all five
of the criteria.
Chad Daines, OV Principal Planner, said all five criteria must be met. Mr. Daines
said it is in the opinion of the Board, based on the evidence that is heard, as to
whether the applicant has met the findings.
Chair Hoy-Johnson asked for staff's determination and view on the variance
request. Mr. Daines said in the staff's opinion, there were other sites that were
appropriate to allow their use of the property and not necessitate the need for the
variance.
MOTION failed 1-2 with Chair Hoy-Johnson and Vice Chair Zinkin opposed.
MOTION: A motion was made by Vice Chair Zinkin and seconded by Hoy
-
Johnson
Ho -
Johnson to deny the request for a variance from Zoning Code Section 23.6.A.3.b
to allow an accessory structure for thero ert located at 9380 N. Calle El
p p Y
Milagro in the Linda Vista Citrus Tracts No. 2.
Member Christopher recommended to the Board that this variance request be
continued until more Board members are present.
Vice Chair Zinkin withdrew the motion.
MOTION: A motion was made by Member Christopher and seconded byVice
p
Chair Zinkin to continue this case to the next scheduled Board of Adjustment
Regular Session.
MOTION carried, 3-0.
2. Planning Division Manager Update
12/20/11 Board of Adjustment Regular Session Minutes 4
Mr. Daines updated the Board on the following:
Steam Pump Village Planned Area Development
St. Mark's Church
LA Fitness Submittal
Community Academy
Rancho Vistoso Parcel 7-I
Fry's Fuel Station Neighborhood Meeting
Sign Code Amendment - Planning & Zoning Commission
General Plan Amendment Mixed Use
General Plan Amendment on Neighborhood Meetings
Appointments to the Board of Adjustment
ADJOURNMENT
MOTION: Amotion was made by Vice Chair Zinkin and seconded by Member
Christopher to adjourn the meeting at 3:55 p.m.
MOTION carried, 3-0.
.ti.
12/20/11 Board of Adjustment Regular Session Minutes 5
•
2
TOWN OF ORO VALLEY
BOARD OF ADJUSTMENT MEETING DATE: January 24, 2012
TO: BOARD OF ADJUSTMENT
FROM: Karen Berchtold, AICP, Senior Planner, kberchtold(orovalleyaz.gov, 229-4814
HEARING DATE: January 24, 2012
CASE NO.: OV1011-009
REQUEST: Request for a variance from Zoning Code Section 23.6.A.3.b to allow an accessory
structure to be closer to the front lot line than the main building. Property is located at
2553 W. Owl Vista Place.
REQUEST SPECIFICS:
The subject property is located near the Town's western boundary between Naranja Drive and Lambert
Lane, and is zoned R1-144, Single-Family Residential. The lot is 3.3 acres and retains a substantial
amount of native vegetation.
The applicant is requesting a variance 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 (Attachment 1,
Attachment 2, Attachment 3). The applicant is requesting the variance to construct a 1,120 square foot,
16 foot high accessory structure (garage) in the front yard of the home. The existing home is
approximately 270 feet from the front lot line and the proposed garage is 160 feet from the front lot line.
The setback requirements of the property are:
Front yard: 50 feet (R1-144)
Side yard: 20 feet
Rear yard: 50 feet
Maximum Building Height: 18 feet
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.
EXISTING LAND USE AND ZONING:
Subject property: Single family home zoned R1-144
North: Vacant property zoned R1-144
East: Casa Adobes Baptist Church zoned R1-144
South: Vacant property zoned R1-144
West: Single family home zoned R1-144
SITE INFORMATION:
The subject property is not part of a subdivision. The property is zoned R1-144 Single-family Residential
(Attachment 4). The lot is a rectangular shape, one of three similarly sized lots that the applicant notes
have been subdivided out of a ten acre property. The property is accessed by a shared, paved driveway
that creates a turnaround in the front of the house. There is an attached three-car garage, and a walled
•
TOWN OF ORO VALLEY
BOARD OF ADJUSTMENT
Page 2 of 4
pool area in the rear yard. The home is located on the lot at a roughly equal distance from Y q the front and
rear lot lines. There is a substantial amount of native vegetation, drainage channels, and nd a riparian area
on the lot.
There is an approximately six foot change in grade from the northern to the southern e n property line.
This slope is less than 15%, which is considered moderate (Attachment 5).
SUMMARY:
Findings of Fact:
• The property is 3.34 acres in size.
• The existing home includes 5,009 square feet of livable area and a three-car garage.
• The property is a rectangular shape.
• The property is not part of a subdivision.
• The property is part of an area that was annexed by the Town in 2002.
• The home was constructed in 2006.
• The lot frontage is 220 feet; depth is 660 feet; and rear property line is 220 feet.
• The existing home is located approximately 270 feet from the front lot line, and the walled pool
area in the rear yard is located 210 feet from the rear lot line.
• The accessory structure is a garage proposed to be located 160 feet from the front lot line and 40
feet from the side lot line.
• There is a drainage channel in the front yard adjacent to the turnaround area, and drainage
channels.
• There is a riparian area along the rear property line.
• The property shares a driveway with the parcel to the north.
The Board of Adjustment should consider the following findings in makingits decision for each
request:
variance
A. There are special circumstances or conditions applying to the Y
pro ert referred to in the
propertyapplication including its size, shape, topography, location or surroundings which do not
apply to other properties in the district.
The property size is 3.3 acres. The lots surrounding the subject property are also
p Y
approximately 3.3. acres in size. Other lots in the vicinity with access from W. Owl Vista
Place and W. Desert Splendor Court are 3.3 to 3.4 acres in size (total of 24 lots). The
layout of the - �
y home on the lot is such that the home occupies much of the lot width.
The slope of the property is moderate at less than 15%, which is comparable to other lots
in the vicinity. The property has one or more drainage channels, as well as a mapped
riparian area along the eastern property line. This is consistent with otherro erties in the
vicinity.
p p
The existing home is positioned an approximately equal distance from the front and rear
property lines. The rear of the property is adjacent to a church.
TOWN OF ORO VALLEY
BOARD OF ADJUSTMENT Page 3 of 4
B. Special circumstances were not created by the owner or applicant.
There are drainage channels in the rear of the property that provide development limits in the rear
yard. However, there are adequate areas adjacent to the home that can accommodate the
garage accessory structure and still meet setbacks.
C. The authorizing of the variance is necessary for the preservation and enjoyment of
substantial property rights.
In the narrative, the applicant notes that a number of options were explored regarding
placement of the proposed accessory structure, and that consultants agreed that a
variance was needed to minimize impact. The submittal includes an aerial map of the
property on which the footprint of the proposed accessory structure is depicted, illustrating
some possible options for locating the structure.
The front of this building is the westernmost corner of the structure. The accessory
structure must be located east of this location to meet the Zoning Code requirement of not
being any closer to the front lot line than the main building. The location of the home
across much of the extent of the lot width does limit the potential sites at the sides of the
home. However, based on the applicant's drawing, it appears that there are additional
possible locations where the accessory structure could be located near the north or south
side of the home that would meet the zoning code requirement.
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.
If the variance is granted, the applicant could construct an accessory structure in the front
yard of the home, set back 160 feet from the front lot line. If the variance is granted to
allow an accessory structure in the front yard, this would be inconsistent with the
limitations on other, similar properties in the vicinity and zone.
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.
If the variance is granted, the applicant could construct an accessory structure in the front yard
160 feet from the front property line. An accessory structure in the front yard would be visible by
neighbors in the vicinity, but would not be visible from a public street.
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 or approve with conditions] OV1011-009 variance request to allow an accessory
ccessory
structure to be located closer to the front lot line than the main building at 2553 W. Owl Vista Place,
with
the finding that the following criteria have been met:
OR
I move to deny OV1011-009 variance request to allow an accessorystructure to be located closer oser to the
front lot line than the main building at 2553 W. Owl Vista Place, with the findingthat the criteria
been met.
e �a have not
G-t -Po/-
David Williams, AICP
Planning Division Manager
Project Manager: Karen Berchtold, AICP, Senior Planner
(520) 229-4814, kberchtold anorovalleyaz.gov, http://www.orovalleyaz.gov/
ATTACHMENTS:
1. BOA application and attachments and supplemental submittal
2. Location Map
3. Aerial Map
4. Zoning Map
5. Topographic plan
6. Site Photos
Cc: File
S:\PERMPLUS\DOCS\OV1011-09\PZ_BOA staff report 2553 W Owl Vista Pl.doc
. .
.---------------1
J.'
11 NOV 2 8 2011
TOWN OF ORO VALLEY
PLANNING&ZONING DIVISION
Tiown of Oro Valley-
11,000 N.LA CANADA DRIVE,ORO VALLEY AZ 85731.--- __ . .
4 a
A _ - & Phone: (520)229-4800 Fax: (520)742-1022
. ..... --
www.orovalleyaz.gov
BOARD OF ADJUSTMENT APPLICATION
FOR: i Zoning Variance Note: Submittals are due by noon
_Zoning Interpretation
Appeal of Administrative Decision CASE NO.:0\I \ 0 i -Doi
NATURE OF REQUEST:
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•
If necessary attached written narrative.
APPLICANT: ...-1---Atil c- Tx-1-k,c v. ) L 11/4.)Ni 1146--
PHONE: FAX: '-'
ADDRESS: -1,3" 3 W. 049L- vt47T31...kue
City OP-o vAiL(Ar..-_,\I State A-L_ Zip 85142- Email \
OWNER: Somit,
ADDRESS: 5.41/40.4
City State Zip
PROPERTY LOCATION FOR VARIANCE REQUEST:
PARCEL#: -:_2-)-1-2_7_o:3-00 LEGAL DESCRIPTION: 52243. 40" NI 44b,iii j4E4- su.)1-1 3.3444 --''
CURRENT ZONING: R j - I Li Li APPLICABLE FEE:
ATTACHMENTS:
SIGNATURE OF APPLICANT (ALSO PRINT NAME)
Di/VrE/
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A AiAAES-3,-Ti Q,K, DiM)1/4,))i-d 6---
Revised 11-20-08
1
SUPPLEMENTAL QUESTIONS FOR APPLICATION FOR A VARIANCE
Please provide the following information addressing I - 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?
i 0u.-J(4 kO- L &PJ -CI,AAT 1S -WEEN Da-D tc Tb 1141 b .
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2. Are there special circumstances that exist that are not self imposed or created by the
owner/applicant?
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AN1 t S
3. Is the authorizing of the variance necessary for the preservation and enjoyment of substantial
property rights?
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i L - ri c- Li '4rce.tgrInlea:;11he 4rnceimpse 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?
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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.
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Revised 11-20-08
2
V
N
PROPOSED GARAGE ADDITION
28'X40'= 1120 SQ. FT.
EXISTING DRIVE
O
�t-
THE GROUND IMMEDIATELY ADJACENT TO THE FOUNDATION
SHALL BE SLOPED AWAY FROM THE BUILDING AT A SLOPE
OF NOT LESS THAN ONE UNIT VERTICAL IN 2.0 UNITS
HORIZONTAL (5 % SLOPE) FOR A MIN.DISTANCE OF 10'
MEASURED PERPENDICULAR TO THE WALL.
IF PHYSICAL OBSTRUCTIONS OR LOT LINES, PROHIBIT
10' OF HORIZONTAL DISTANCE, A 5 % SLOPE SHALL BE
PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF
DIVERTING WATER AWAY FROM THE FOUNDATION.
SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A
MIN OF 2% WHERE LOCATED WITHIN 10' OF THE BUILDING
FOUNDATION.
i
I
NORTH
CODE EDITION
2006 INTERNATIONAL -RESIDENTIAL CODE
EXISTING RESIDENCE � LEGAL
� 5220.40' N440.71'E660.171
NE4 SW4 3.34 AC
N SEC. 9-12-31
.50 5ET BACK
EXISTING SEPTIC SYSTEM
OWNERI
MR. MRS. PATRICK DINNING
ZONING: R 1- 144
0�0
IT S} ALL BE TE -€E CQNTRACTOR,S RESPONSIBILiT`/
TO REVIEW THE CONSTRUCTION DOCUMENTS AND
THE CONSTRUCTION SITE FOR ANY DISCREPANCIES 111=40#1
OR OMISSIONS AND RESOLVE ANY CONFLICTS WITH �---
THE .DESIGNER AND/OR DRAFTSMAN PRIOR To
CONSTRUCTION COMMENCEMENT.
CONTRACTOR TO FIELD VERIFY ALL DIMENSIONS it
AND SPECIFICATIONS PRIOR TO CONSTRUCTION.
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