HomeMy WebLinkAbout2014.11.25_Board of Adjustment AgendaPUBLIC NOTICE OF THE MEETING OF THE
OWASSO BOARD OF ADJUSTMENT
TYPE OF MEETING:
Regular
RECEIVED
DATE:
November 25, 2014
—
NOV 2 C` 2014 p','
TIME:
6 :00 PM
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PLACE:
Old Central, 109 North Birch
City Clerk's Office
NOTICE FILED BY:
Marsha Hensley
TITLE:
Assistant City Planner
Filed in the office of the Owasso City Cleric and posted at the north entrance to City Hall at 3:00 PM
on the 201h day of November, 2014.
MI5 11. ,-.
Marsha Hensley, Assistant City Pla r
OWASSO BOARD OF ADJUSTMENT
Tuesday, November 25, 2014, 6:00 PM
Old Central, 109 N. Birch
AGENDA
Call to Order
2. Roll Call
3. Approval of Minutes from the August 26, 2014 Regular Meeting.
BOARD OF ADJUSTMENT PUBLIC HEARING
4. OBOA 14 -08 – Special Exception Request - Consideration and appropriate action related to
a request for approval of a special exception to allow for the deviation of the maximum
allowed square footage of 750 square feet allowed for an accessory building in a residential
district. The subject property is located at 10912 E. 110" St. No., Lot 7, Block 3,
Meadowcrest Addition.
5. New Business (New Business is any item of business which could not have been foreseen at
the time of posting of the agenda)
6. Adjournment
nTity Wit out Limits.
TO:
Owasso Board of Adjustment
FROM:
Karl Fritschen
I Jurisdiction
Chief Urban and Long Range Planner
CASE:
OBOA 14 -08
SUBJECT:
Accessory Structure Square Foot Allowance
DATE:
November 24, 2014
BACKGROUND:
The City of Owasso received a request for a for a Special Exception to allow for the deviation of
the maximum allowed square footage of 750 square feet allowed for an accessory building in a
residential district. The subject property is located at 10912 E. 110th St. N., further described as lot
7, block 3 Meadowcrest Addition.
EXISTING LAND USE:
Residential Single Family Home
SURROUNDING LAND USE:
Direction
Zoning
Use
Land Use Plan
I Jurisdiction
North
RE
Residential
Residential
Owasso
South
RE
Residential
Residential
Owasso
East
RE
Residential
Residential
Owasso
West
RE
Residential
Residential
Owasso
SUBJECT PROPERTY /PROJECT DATA:
Property Size
0.89 acres
Current Zoning '.
RE - Residential Estate
Proposed Structure
Accessory Structure (Garage)
Lots /Blocks
N/A
Number of Reserve Areas
N/A
WithinPUD?
No
Within Overlay District?
No
Water Provider
City of Owasso
A Iicabie Pa backs
N/A
Streets (public or`' private)
N/A
APPLICABLE REGULATIONS:
Owasso Zoning Code Section 240 (E), Yards
APPROVAL PROCESS
"The Board of Adjustment shall hold the public hearing and, upon the concurring vote of three
members, may grant the Special Exception after finding that the Special Exception will be in
harmony with the spirit and intent of the code, and will not be injurious to the neighborhood or
otherwise detrimental to the public welfare. Provided that the Board in granting a Special
Exception shall prescribe appropriate conditions and safeguards, and may require such
evidence and guarantee or bonds as it may deem necessary to enforce compliance with the
conditions attached." - Section 1280 Owasso Zoning Code.
ANALYSIS:
The subject property is located 10912 E. 110th St. N. (lot 7, block 3 Meadowcrest addition)
contains a single family dwelling on a residential lot. The applicant proposes to add an 800
square foot structure on the west side of the main residence. The proposed structure will serve
as a detached garage.
Section 240.2 (E) states "the total gross floor area for any accessory building or buildings located
in the rear yard, required rear yard, and or both shall not exceed 750 square feet, (2) the total
gross floor area for any accessory building or buildings located in the rear yard, required rear
yard, and or both, shall not exceed 750 square feet. (The Board of Adjustment upon
application, and after notice and public hearing, may grant a special exception of E (2)
above.)"
The intent of the Special Exception process is to ensure that a proposed use or structure of this
size will be in harmony with the spirit and intent of the code, and will not be injurious to the
neighborhood or otherwise detrimental to the public welfare. Structures in excess of 750 square
foot have been identified as having the potential to potentially injurious to the neighborhood in
which they are located absent any safeguards or protections. Section 1280.3 of the Owasso
zoning code states that the Board of Adjustment can require appropriate conditions and
safeguards to a Special Exception request in order to ensure the harmony of a neighborhood is
maintained or to mitigate any potential negative impacts.
Staff visited the neighborhood and found that several detached garage structures exist, some
larger than the proposed unit. It was also found that most of the other detached garage
structures compliment the architecture of the main residential structure. Also, many of these
other structures were within the sideyard setback established in RE districts, which is 15 feet.
The applicant desires to place the detached garage to the west of the garage attached to the
main residence. The applicant proposes no new driveways connecting to 11011, Street, utilizing
the existing driveway. Because the property line is pitched at a significant angle, the proposed
structure will be within 7 feet of the property line at its closest point on the southwest corner. The
applicant has also indicated the structure will only be 10 feet in height (not including the top of
the gable). The closest structure not on the subject property is the home to west, which lies 64
feet from the property line. If the additional 7 feet is taken into account, then the distance is 71
feet. The sketch supplied with this request indicates that the structure will be placed 34 feet from
the front building setback and in RE districts the front setback is 35 feet.
As with most cases involving accessories buildings of this kind, the overall bulk of all structures on
the property and maintaining the harmony and character of the neighborhood should be
carefully considered. In this case, the bulk of the structure relative to the size of the property is
not the chief concern, as the property is nearly an acre in size with the only other structure being
the main residence. Rather, the proximity of the proposed structure to the west property line,
overall appearance of the building, and encroachment into the front setback are factors that
should be considered by the Board. Overall, staff believes that with certain safeguards, the
request will not have a detrimental impact to the neighborhood or cause a safety issue, as
similar structures have been allowed in the Meadowcrest neighborhood. However, staff
believes that the neighbors' concerns should be considered in the Board's decision.
Letters were mailed to all property owners within three - hundred (300) feet of the subject
property and the request was advertised in the Owasso Reporter. Staff has received comments
concerning OBOA 14 -08. Most of the concerns expressed by citizens dealt with the aesthetics of
the proposed structure.
RECOMMENDATION:
Staff recommends approval of OBOA 14 -08, subject to the following conditions:
1. The structure should be limited to a height and roof pitch that is complimentary and not
greater than the existing single - family dwelling located upon the property.
2. The architecture should complement the main structure in terms of color and
incorporating similar materials (e.g. stone, wood trim).
3. The proposed structure shall not be used for a residential dwelling.
4. No commercial or industrial activities shall be operated within the proposed structure.
5. The proposed structure shall not encroach Into any utility easement.
6. The proposed structure shall not encroach into the front yard setback.
7. A detailed dimensioned drawing showing property lines, building elevations, setbacks,
easements, proposed building footprint shall be submitted with the building permit
indicating compliance with above conditions.
ATTACHMENTS:
1. Area Map
2. Aerial Map
3, Property Survey
4. Site Plan
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