HomeMy WebLinkAboutZ-6139 Staff AnalysisMay 20, 1996
Item No.:
File No.: Z-6139
Owner. Jerry Carter
Address: 13000 Hinson Rd., #8 (#60 Estates Ct.)
Description: Lot 8, Pleasant Valley Estates
Subdivision
Zoned: R-2
variance Re ested: A variance is requested from the
building line provisions of Section
31-12 to permit construction of a
new house which crosses a platted
25 foot building line.
_justification: Applicant's Statement: The survey
shows a 25 foot building setback
line for Lot 8, Pleasant Valley
Estates Subdivision. As the survey
shows, the lot front boundary and
setback curves considerably because
of the street cul-de-sac. This
situation limits the construction
of a house at the site indicated on
the survey to a house of no more
that 37 feet in length. It is not
practical to alleviate this
limitation by moving the house
further back on the lot as there is
a radical drop-off of elevation of
35 to 40 feet starting immediately
to the rear of the house lines
drawn on the survey (the drop-off
starts approximately.55 feet from
the front curb). The subdivision
requires a house to have a minimum
of 3,200 square feet of heated
space or down to 2,800 square feet
if the Pleasant Valley Estates
Hoard of Directors approves.
The above restrictions/circumstances
make it necessary to request a waiver
to allow the part of the front setback
line as indicated on the survey to be
reduced from 25 feet to allow a house
of 54 feet in length to be
constructed.
May 20, 1996
Iteft No.• 3 Cont.
Present Use of ProoertY:
Proposed Use of Property:
Staff R - port:
A. Public Works Comments:
Without the waiver it is virtually
impossible to construct a house
that would meet the minimum square
footage requirement. A house of
only 37 feet in length would appear
very much "out of place" compared
to adjacent homes. Allowing up to
a 54 foot length house would allow
a more compatible appearance. The
proposed house would not place it
too close to the adjacent Lot 7.
Approximately 45 feet would exist
between the house and Lot 7
boundary lines. The requested
waiver would not result in letting
the house block the views, etc. of
adjacent houses. Utility lines
would not be effected.
Vacant lot
Single family residence
An SFHA Development Permit will be required, for any
construction on this lot, an elevation certificate must be
returned to evidence compliance with minimum floor elevation
of 426.0 NGVD. Address for lot is #60 Estates Ct. Public
works does not feel that the residence should be constructed
this close to public right-of-way. Recommend construction
within building lines due to size of lot.
B. Staff Anal sis
The applicant proposes to construct a new, two-story
residence on the R-2 zoned lot at #60 Estates Court. The
lot has only a relatively small area near the street that is
level and buildable. Beginning at a point approximately 55
from the front curb, the lot drops off radically by some 30-
40 feet. The presence of a platted 25 foot building line
further reduces the amount of buildable area available.
Staff believes the applicant has presented adequate
justification to allow a building line variance. The
terrain of the lot limits the buildable area to the
relatively small level area on the front of the property.
The subdivision requires a house to have a minimum of 3,200
square feet, which could be reduced to 2,800 square feet if
the Pleasant Valley Estates Board of Directors approves.
The applicant will provide the required 8 foot side yard on
K
May 20, 1996
Item No. 3 Cont.
the west side and will maintain the required front yard
setback. The buildable area hemmed in by the 8 foot side
yard and the -25 foot building line on the east side is only
37-38 feet wide. The buildable area between the front 25
foot building line and the point where the lot drops off is
approximately 30 feet deep.
By crossing the building line on the east side, the
applicant can have enough buildable area to construct the
size house required by the subdivision. The proposal is to
cross the platted 25 foot building line by approximately 15
feet, bringing the house to a point roughly 10 feet from the
property line.
In the Pleasant Valley Estates Subdivision, the property
line coincides with the curb line of the street. There is
no intervening right-of-way between the street and the
property line to increase the actual distance between the
street and any structures on the lot. This means the house
is proposed to sit approximately 10 feet from the curb of
the street itself. While staff has concerns about this
relationship, the fact that the lot is located at the end of
a short cul-de-sac may alleviate those concerns. Traffic is
very light on this cul-de-sac which serves a very small
number of houses and the proposed intrusion should have no
effect on traffic.
Staff is concerned about the location of the garage. Since
the house will sit so close to the east property line, the
garage should not be located on this end of the house.
Vehicles exiting a garage on the east end of the house would
back almost immediately onto the street. The applicant has
verbally informed staff that the garage will be on the
southwest side of the house, behind the platted 25 foot
front building line.
If the building line variance is approved, the applicant
will have to do a one -lot replat to reflect the change
approved by the Board. The applicant should review the
filing procedure with the Circuit Clerk to determine if the
replat requires a revised Bill of Assurance.
C. Staff Recommendation:
Staff recommends approval of the requested building line
variance subject to the following conditions:
1. A replat of the lot reflecting the change in the
building line as approved by the Board.
2. The garage is to be located on the southwest side of
the house, behind the front 25 foot building line.
3. SFHA Development permit must be obtained.
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May 20, 1996
Item No.• 3 Cont.
HOARD CF ADJUSTMENT: (MAY 20, 1996)
Joe Moore, authorized agent for Jerry Carter, was present. There
were no objectors present. Staff presented the item and a
recommendation of approval, with conditions. The Hoard was
informed that George Collins, president of the Pleasant Valley
Estates Home owners Association, had called to state that the
association had approved the application.
David Scherer, of the Public Works Department, voiced concerns
about the structure's proposed 10 foot setback from the street.
Mr. Moore offered no additional comments. It was noted earlier
that Mr. Moore had agreed to staff's recommendation that the
garage be located on the southwest side of the house, behind the
25 foot building line.
A motion was made to approve the requested building line variance
subject to the conditions outlined in the Staff Recommendation.
The motion was approved by a vote of 6 ayes, 2 noes and 1 absent.
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