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Home My WebLink AboutRes1998-003 Sponsored by Staff CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION NO. 2&03. A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMISSION, RATIFYING THE FEBRUARY 4, 1998 DECISION TO GRANT SUZANNE RIEDER AND EUGENE BEUTLER A BUILDING SETBACK VARIANCE TO CONSTRUCT A SECOND STORY ON THE EXISTING BUILDING LOCATED AT 432 THIRD AVENUE ON LOTS 37 AND 38, BLOCK 24, ORIGINAL TOWNSITE OF SEWARD WHEREAS, Susanne Rieder and Eugene Beutler applied for a building setback variance to construct a second story addition on the existing house located at 432 Third Avenue on Lots 37 and 38, Block 24, Original Townsite of Seward; and WHEREAS, the variance was requested because an as-built survey, dated October 13, 1997, identified that the north side of the house was 4.5 feet from the north property line, and nine feet from the rear property line; and WHEREAS, the as-built survey further noted that a deck and lean-to also encroach into the side and rear setbacks; and WHEREAS, the original portion of the house was constructed before the adoption of any local zoning codes and is therefore considered nonconforming, however in 1992 a 24 foot by 36 foot addition was constructed on the north side of the house; and WHEREAS, in 1992 the Zoning Code required a five foot side and ten foot rear yard setback in the Office Residential District, as it still does today; and WHEREAS, as a result of the 1992 addition, the north side of the house was located six inches into the north side setback and one foot into the rear setback; and WHEREAS, sometime after 1992, the garage was converted into living space, however the city has no record of a building permit being issued for that construction; and WHEREAS, although the proposed second story addition would not increase the existing building footprint it would vertically increase the building setback encroachment; and WHEREAS, a duly advertised public hearing meeting the requirements set forth in SCC ~ 15.01.040 was held by the Planning and Zoning Commission on February 4, 1998. mq lJpnpu! 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SUOmpUO;) ilU~M.onoJ ;Jt(l JO nu lUt(l p;JU!Ull;Jl;Jp UO!SS!UlUlO;) ;Jt(l '~Z:t'Ol'~l S ;);)S ql!M. ;J;)UUP10;);)U uf 'I uO!l;);}S :lUql UO!SS!UlUlO;) ilu!UoZ puu ilU!UUUId P1UM.;JS ;Jql Aq mIA'lOSIDI J..I 39: 'IDIo~IDImJ.. 'MON EQ-86 'ON uO!lnIos;J"M UO!SS!UlUlO;) ilu!uoZ puu ilu!UUllId P1UM.;JS Seward Planning and Zoning Commission Resolution No. 98-03 are not limited to measures relative to access, screening, site development, building design, operation of the use and other similar aspects to the proposed use. A condition of the variance permit approval shall require that the property owner remove the existing lean-to and deck from the required five foot side and ten foot rear yard setbacks. B. Special conditions and circumstances exist which are peculiar to the land or structures involved and which are not applicable to other lands and structures in the same district. Although there does not appear to be anything unique or peculiar about this property, the structure is unique in that the existing setback encroachment was created in 1992 when a previous owner constructed the 24 foot by 36 foot garage addition on the north side of the nonconforming house, and later remodeled it into living space. The addition was constructed and designed with a flat roof in order to construct a second story with the same dimensions as the first floor addition. C. The special conditions and circumstances were not caused by actions of the applicant. This condition has been met because the current property owner was not responsible for the existing setback encroachment. D. Financial hardship or inconvenience shall not be a reason for granting a variance. Financial hardship or inconvenience is not the reason the applicant has requested the variance. According to the applicant, the variance was requested in order to improve the appearance and prevent the deterioration of the existing building. E. No nonconforming land uses or structures within the district were considered as grounds for granting the requested variance. Although there are numerous nonconforming structures in the Office Residential district, none were considered in the review of this application. F. The requested variance is the minimum variance necessary to permit the reasonable use of the property. The strict interpretation of the zoning code would not allow the property owners to add the second story on the north side of the house as was originally planned when the first floor addition was constructed in 1992. The requested variance to construct a second story on the north side of the house will not increase the existing building footprint. G. The requested variance will not permit a land use in a district where the use is prohibited. This condition has been met. The property is zoned Office Residential and both a single-family residence and a hostel are allowed in the OR district. Section 2. Based on the above findings the Commission hereby ratifies its February 4, 1998 decision to grant Suzanne Rieder and Eugene Beutler a building setback variance to allow the construction of a second story on the north half of the existing house located at 432 Third Avenue on Lots 37 and 38, Block 24, Original Townsite of Seward, subject to the condition that the lean-to and deck are removed from the required setbacks. :" :...",...:.. 'i:},:;~'''r :.' -, ;..... <~... l;;:ff~.,e\: ~.~j~,~~::-~<~,::~ 'or c 0.1" #/./"8"0 V. ~~ tllYil . e. .~ ,,:.- -0- ~.~ "'~ : . ~ :; It): m,;rr;:;s :.:: <",1 If ~V i.',;" . .. .-~ ~ : .. ~ \~.... -0- ".~;:.: :: ;. . .~'./ 1")'.... "\ 0:.....~jO,J."\~O.... ~~~.:-) ',.~.,........Jy' .........-.. '" "'.t. "-,/ ".... _ _ ":) . 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