Boa-22562 5,I 19-13 04 Þ Board of Adjustment Case Report

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N Feet 0 200 400 BOA-22562 5,I 19-13 04 Þ BOARD OF ADJUSTMENT CASE REPORT

STR: 9304 Case Number: B0.A-22562 CZM:37 CD: 4 A.P#:

HEARING DATE: 0210512019 1:00 PM

APPLICANT : lzael Quezada

ACTION REQUESTED: Variance to allow a detached accessory structure to exceed 500 sq. ft. or 40% of the of the floor area of the principal structure (Sec. 45.030-8); Variance to allow stairs to be located in the required side (interior) setback (90.090-C); Variance to permit an accesory building to exceed 30% coverage of the floor area in the rear setback (Sec. 90.090-C-2) ; Variance to allow a detached accessory structure to exceed 18 ft in height and exceed 1-story in the rear setback in an RS-3 zoned district (90.090-C)

LOCATION: 3403 E 8 ST S ZONED: RS-3

PRESENT USE: residential TRACT SIZE: 7000.12 SQ FT

LEGAL DESCRIPTION: LT 7 BLK 1, BRADEN HGTS ADDN

RELEVANT PREVIOUS ACTIONS: None relevant.

RELATIONSHIP TO THE COMPREHENSIVE PLAN: The Tulsa Comprehensive Plan identifies the subject property as part of a " Existing Neighborhood " and an "Area of Stability".

The Areas of Stability include approximately 75% of the city's total parcels. Existing residential neighborhoods, where change is expected to be minimal, make up a large proportion of the Areas of Stability. The ideal for the Areas of Stability is to identify and maintain the valued character of an area while accommodating the rehabilitation, improvement or replacement of existing homes, and small scale infill projects. The concept of stability and growth is specifically designed to enhance the unique qualities of older neighborhoods that are looking for new ways to preserve their character and quality of life. The concept of stability and growth is specifically designed to enhance the unique qualities of older neighborhoods that are looking for new ways to preserve their character and quality of life.

The Existing Residential Neighborhood category is intended to preserve and enhance Tulsa's existing single family neighborhoods. Development activities in these areas should be limited to the rehabilitation, improvement or replacement of existing homes, and small-scale infill projects, as permitted through clear and objective setback, height, and other development standards of the zoning code. ln cooperation with the existing community, the city should make improvements to sidewalks, bicycle routes, and transit so residents can better access parks, schools, churches, and other civic amenities.

ANALYSIS OF SURROUNDING AREA: The subject tract is surrounded by RS-3 zoned residences on all sides. 5.4 REVtSEDl /291201 I CURRENT STAFF COMMENTS On 1t08119, the Board approved #B'C,A-22562 with a 5-0-0 vote. The following conditions were applied to approval: . Per the conceptual site plans submitted by the applicant (labeled 1-10). . The accessory building can not be used for short or long-term rental.

Re-hearing is required because publication notice was not given of the January 8,2019 hearing on 80A-22562.

PREVIOUS STAFF COMMENTS: The applicant is proposing to construct a two-car garage with a full second story as shown on the attached exhibits.

The Code states that detached accessory buildings can only cover up to 30% of the required 20 ft. rear setback in an RS-3 district. The rear setback is defined as the minimum distance set out by the zoning code of open, unoccupied space between the rear lot line and the required rear setback (Section 90.090-A.3; Section 95.220).

The maximum 30o/o area that is allowed by the Code on this lot is 300 sq. ft (50'x20'x30%). The proposed garage will result in 360sq. ft. of coverage in the rear setback; 60 ft. more than is permitted. The applicant has requested a Variance to exceed 30% of coverage in the required rear setback from 300 sq. ft. to 360 sq. ft.to permit the garage as shown in the conceptual plans.

The Code states that detached accessory buildings in RS districts may be located in the required rear setbacks if the building does not exceed one story or 18 feet in heiqht and is not more than 10 feet in height to the top of the plate (Section 90.090-C.2).

Figure 90-9: Moximum Height of Accessory Buíldings ln Rear Setbacks (RE, RS ond RD Districts or RM Zoned Lots Used for Detoched Houses or Duplexes)

max.18'

top plate max. 10'

detached occessory buil ding

As shown on the attached building plans, the proposed garage will exceed the 18'overall height requirement and will exceed the 1-story requirement. The applicant has requested a Variance to allowthe detached accessory building exceed 18'in heightto allowa overall height of 22'10" and to be 2-stories.

The Code states that detached accessory buildings are limited to a floor area of 500 sq. ft. or 40% of theprincipaldwelling,@Theapplicantisproposing1152sq.ft.ofdetached accessory structure floor area. The proposed detached accessory structure exceeds 500 sq. ft. The applicant has requested a Variance to increase the maximum permitted floor area of a detached accessory building on the lot from 500 sq. ft. to 1 152 sq. ft.

The proposed stairs are located within the 5 ft. side yard setback in an RS-3 zoning district. Section 909.090-C on the Codes states that setback in R zoning districts must be unobstructed and ground as indicated in Table 90-1. ln Table 90-1, structures unoccupied from the to the sky except þ,5 such as stairs are not permitted as a side yard setback obstruction. The applicant is before the Board requesting a Variance to permit stairs to be located within the side yard setback (Sec. 90.090-C; Table 90-1).

Sample Motion

Move to (approve/deny) a Variance to allow a detached accessory structure to exceed 500 sq. ft. or 40o/o of the of the floor area of the principal structure to be increased from 500 sq. ft. to 1152 sq. ft. (Sec.45.030-8); a Variance to allow stairs to be located in the required side (interior) setback (90.090-C); a Variance to allow a detached accessory building to exceed 30% coverage of the floor area in the rear setback to be increased from 300 sq. ft. to 360 sq. ft. (Sec. 90.090-C). Variance to allow a detached accessory building to exceed 18 ft. in height to 22 ft. and to exceed 1- story to 2-stories in the rear setback in an RS-3 zoned district (90.090-C)

o Finding the hardship(s) to be

o Per the Conceptual Plan(s) shown on page(s) of the agenda packet

a Subject to the following conditions - The Board finds that the following facts, favorable to the property owner, have been established:

"a. That the physical surroundings, shape, or topographical conditions of the subiect property would result in unnecessa4y hardships or practical difficulties for the property owner, as distinguished from a mere inconvenience, if the strict letter of the regulations were carried out; b. That titeral enforcement of the subject zoning code provision is not necessary to achieve the provision's intended purpose; c. That the conditions leading to the need of the requested variance are unique to the subiect property and not applicable, generally, to other property within the same zoning classification; d. That the alleged practical difficulty or unnecessary hardship was not created or self-imposed by the current property owner; e. That the variance to be granted is the minimum variance that will afford relief; f. That the variance to be granted will not alter fhe essential character of the neighborhood in which the subject property is located, nor substantially or permanently impair use or development of adjacent property; and g. That the variance to be granted will not cause substantial detriment to the public good or impair the purposes, spirit, and intent of this zoning code or the comprehensive plan."

5.q REVtSEDl /29/201 I Feet Note: Graphic overlays may not prccisely Subject al¡gn with phys¡cal îeatures on the ground. 400 BOA-22562 0 200 Tract Aer¡al Photo Date: February 2018 L# 19-13 04 5,5 N Feet subject :;;i'"",#il;"i:;,,l:!f,i:'"1":02'"i:";:i 0 50 100 80A-22562 /t\ Tract Aer¡al Photo Date: Februdry 2018 19-13 04 5,ln Looking north- towards subject site- on E. 8th St. S.

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~~'¿./t u. à_ ô! CÞ f? {'å g.â\ SERVICES Jeff S. Taylor DEVELOPMENT Zoning Ofüc¡al 175 EAST 2Nd STREET, SUITE 450 Plans Examiner TULSA, OKLAHOMA 74103~~

~~TEL(918) 596-7637 jstaylo r@cityoftulsa. org ZONING CLEARANCE PLAN REVIEW lzael Quezada 12t1t2018~~

~~APPLICATION NO: BLDR-Oí80140-2018 (PLEASE REFERENîE THts NUMBER WHEN )ONTA}TING oUR oFFtcE) Project Location: 3403 E 8th St S Description: DetachedGarage~~

OUR REVIEW HAS IDENTIFIED THE FOLLOWING CODE OMISSIONS OR DEFICIENCIES IN THE PROJECTAPPLICATION FORMS, DRAWINGS, AND/OR SPECIFICATIONS. THE DOCUMENTS SHALL BE REVISED TO COMPLY WITH THE REFERENCED CODE SECTIONS'

REVISIONS NEED TO ¡NCLUDE THE FOLLOWING: 1. A COPY OF THIS DEFICIENCY LETTER 2. A WRITTEN RESPONSE AS TO HOW EACH REVIEW COMMENT HAS BEEN RESOLVED 3. THE COMPLETED REVISED/ADDITIONAL PLANS FORM (SEE ATTACHED) 4. BOARD OF ADJUSTMENTAPPROVAL DOCUMENTS, IF RELEVANT

REVISIONS SHALL BE SUBMITTED DIRECTLY TO THE CITY OF TULSA PERMIT CENTER LOCATED AT 175 EAST 2Nd STREET, SUITE 450, TULSA, OKLAHOMA 74103, PHONE (918) 596.9601. THE CITY OF TULSA WILL ASSESS A RESUBMITTAL FEE. DO NOT SUBMIT REVIS¡ONS TO THE PLANS EXAMINERS.

~~SUBMITTALS FÐGD / EMAILED TO PLANS Ð(AMINERS WILL NOT BE ACCEPTED.~~

~~TION~~

~~1. SUBMTT TWO (2) SETS [4 SETS tF HEALTH DEPARTMENT REVIEW lS REQUIRED] OF REVISED oR ADDITIoNAL PLANS, REVISIONS SHALL BE IDENTIFIED WITH CLOUDS AND REVISION MARKS.~~

2. INFORMATION ABOUT ZONING CODE, INDIAN NATION COUNCIL OF GOVERNMENT (INCOG), BOARD OF ADJUSTMENT (BOA), AND TULSA METROPOLITAN AREA PLANNING COMMISSION (TMAPC) tS AVATLABLE ONLTNE AT r rlM^r.|NCOG.ORG OR AT INCOG OFFICES AT 2W.2"d ST.,8th FLOOR, TULSA, OK,74103, PHONE (918) 584-7526.

A COPY OF A'RECORD SEARCH'Lllg f x tlS NOT ¡NCLUDED WITH THIS LETTER. PLEASE 3. -REcoRD PRESENT THE SEARCH, ALONG WITH TH¡S LETTER TO INCOG STAFF AT TIME OF APPLYING FOR BOARD OF ADJUSTMENT ACTION AT INCOG. UPON APPROVAL BY THE BOARD OF ADJUSTMENT, INCOG STAFF WILL PROVIDE THE APPROVAL DOCUMENTS TO YOU FOR IMMED|ATE SUBM¡TTAL TO OUR OFFICE. (See revisions submittal procedure above.).

~~(continued)~~

~~1 5,&z REVIEW COMMENTS~~

~~SECTIONS REFERENCED BELOW ARE FROM THE CITY OF TULSA ZONING CODE TITLE 42 AND CAN BE VIEWED AT WW W.CITYOFTULSA-BOA.ORG~~

~~No. BLDR-018014-2018~~

Note: Ag provided for in Section 20.130 you may request the Board of Adjustment to grant a variance from the terma of the Zoning Code requlrcmênb ident¡fed ln the letter of deficiency below. Ple¿se dlrect all queetione coneernlng varlanges, special exceptions, appeals of an adminlstrative officlal decislon, Master Plan Developments Dist¡cb (f,PD), Planned Unit Developmenb (PUD), Corridor (CO) zoned districb, zcning changes, platting, lot splits, lot combinations, alternative compliance landscape and screening plans and all questions iegaøing (BOA) or (TMAPC) appllcatlon forms and fees to an INGOG representativs at 58¡l'7526. lt is your reiponslbllity to eubmlt to our offices documentation of any appeal declslons by an authorized decision maklng body affecting the status of your application ao wE may continue to process your applicatlon. INCOG does not act as your legal or responsible agent in submitting documents to the City of Tulsa on yor¡r behalf. Staff rEview commÊnts may sometimee identify compliance methods as provided in the Tulsa Zoning code. The permit applicant is responsible for exploring all or any options available to addre¡s the noncomplianee and eubmlt tñe eelected compllance option for review. Staff revlew makes neither repreeentatlon nor recommendation as to any optimal method of code eolution for the proJect"

~~ed House~~

A detached house is a residential building , other than a manufactu ing unit or mobile home, that contains only one dwelling that is located on a sing ts occupied by other princiPal residential buildings. Detached houses hed don ut other dwelling units. Detached houses include conventional ("stick-built") involving modular or system-built components as long as such co Review Gomments:

~~1. Provide a describing d dwelling unit on this lot and that its use is NOT for use by a family t of the occupants of the primary residence, or~~

2. in a Variance from the Board of BOA), to permit two Detached Houses per one lot of rd, if it is a dwelling unit designated for use by a family that is independent of the occupants of the primary residence. 2. 45.030-8 RS-2, RS-3, RS4, RS's or RM Districts ln RS-2, RS-3, RS4 and RS-S districts, the total aggregate floor area of all detached accessory buildings and accessory buildings not erected as an integral part of the principal residential building may not exceed 500 square feãt or 40% of the floor area of the principal residential structure, whichever is greater.

Review comments: You are proposing 1 152 sq ft of detached accessory structure floor area' The proposed detached accessory structure exceeds 500 sq ft. Reduce the size ofyour proposed detached äc"'"ssory structure to be less than 500 sq ft or apply to BOA for a variance to allow a detached accessory structure to exceed 500 sq ft of floor area'

~~3. 90.090-C Permitted Setback Obstructions in R Zoning Districts Setbacks in R zoning districts must be unobstructed and unoccupied from the ground to the sky except as indicated in Table 90-1.~~

Review Comments: The proposed stairs are located within the 5 foot side yard setback in an RS-3 zoning district. You may revise the plans to provide a 5 foot side setback or pursue a variance from the BOA [o permit stairs to be located in the 5 foot side yard setback in an Rs-3 zoning district.

~~2 9,23 4. 90.90.C: Detached Accessory Buildings~~

a. Detached accessory buildings may be located in rear setbacks in RE, RS and RD districts, 'provided that: (1) The building does not exceed one story or 18 feet in height and is not more than 10 feet in height to the top of the top plate; and

~~(2) Building coverage in the rear setback does not exceed the maximum limits established in Table 90-2:~~

Review Gomments: Revise plans to indicate that the detached accessory building will not exceed one story or 18 feet in height and is not more than 10 feet in height to the top of-the top plate or apply to the BÓA for a variancelo allow an accessory structure to exceed 1 story & 18 feet in height.

~~5. 90.090-C.2 Detached Accessory Buildings a. Detached accessory buildings may be located in rear setbacks in RE, RS and RD districts, provided that:~~

(2) Building coverage in the rear setback does not exceed the maximum limits established in Table 90-2: Review Gomments: #2. This lot is zoned RS-3.The rear setback is defined as the minimum distance set out by the zoning code of open unoccupied space between the rear lot line and the required rear setback (in your case, 20 feet from the rear property line). A maximum 30o/o area can be covered by the accessory building; (50' X 20' X 3O%) allows 300 sq ft of coverage. You are proposing 360 sq ft of coverage in the rear setback. Revise your plans to show compliance or apply to BOA for a variance to allow more than 30% coverage in the rear setback.

Thie letþr of deficienciês covsrc Zoning plan review items only. You may receive additional lettem from other O¡sãpi¡nes suctr as Eullding or WatertsãwerlDminage for iteme not addrcssed in this letter. A hard copy of this lettsr is available upon reguest by the applicant.

~~please Notify Plans Examiner By Email ìffhen You Have Submitted A Revislon.~~

~~END -ZONING CODE REVI EW~~

NOTE: THIS CONSTITUTES A PLAN REVIEW TO DATE IN RESPONSE TO THE SUBMITTED INFORMATION ASSOCIATED WITH THE ABOVE REFERENCED APPLICATION. ADDITIONAL ISSUES MAY DEVELOP WHEN THE REVIEW CONTINUES UPON RECEIPT OF ADDITIONAL INFORMATION REQUESTED IN THIS LETTER OR UPON ADDITIONAL SUBMITTAL FROM THE APPLICANT.

~~KEEP OUR OFFICE ADVISED OF ANY ACTION BY THE CITY OF TULSA BOARD OF ADJUSTMENT OR TULSA METROPOLITAN AREA PLANNING COMMISSION AFFECTING THE STATUS OF YOUR APPLICATION FOR A ZONING CLEARANCE PERMIT.~~

~~3 9.â .\~~