HomeMy WebLinkAboutZ-6262 Staff AnalysisFebruary 24, 1997
Item No.: 3
File No.
owner•
Address•
Description•
Zoned•
variance Requested:
Z-6262
Winrock Development Company
21 Cherryhill Cove
Lot 43, Block 4, Cherry Creek
Addition
R-2
A variance is requested from the
building line provisions of Section
31-12 to permit a reduction in a
rear building line from 25 feet to
15 feet.
Justification: Applicant's Statement: Winrock
Development Company requests a
variance from the 25' rear building
line on the above referenced lot.
We are requesting a 15' rear
building line in lieu of the 25,
rear building line.
Present Use of Property:
Proposed Use of Property:
When we submitted our final plat of
Cherry Creek Phase X which included
Lots 42 and 43, Block 4, we were
made aware that a larger portion of
these two lots would need to be
dedicated to accomplish the
construction of Bowman Road to the
adopted Master Street Plan
standards. When our preliminary
plat was approved, we were not
aware of this larger portion of
these two lots that would need to
be dedicated.
By complying with the dedication
needed and requested by the Public
Works Staff, typical houses would
encroach into the 25' rear building
line as shown on the enclosed plat
and survey. Therefore, our request
for the 15' rear building line.
Vacant lot
Single Family residence
February 24, 1997
Item No.. 3 (Cont.
Staff Report:
A. Public Works Issues:
If possible, staff would prefer to move structure towards
cul-de-sac and this provide a larger setback at rear. The
rear lot line will involve close grading to facilitate
construction of the minor arterial.
B. Staff Analysis:
21 Cherryhill Cove is a vacant lot located in a newly
developing phase of the Cherry Creek Addition. The lot is
located at the end of a cul-de-sac and is literally
"squeezed" between the end of the cul-de-sac and Bowman
Road. The lot has 25 foot building lines on both the front
and rear. The dedication of right-of-way for the new
alignment of Bowman Road reduced the depth of the lot. The
reduced lot depth, when combined with the front and rear
building lines, greatly reduced the buildable area available
on the lot.
The applicant is requesting a variance from the building
line provisions to allow for a reduction in the rear
building line from 25 feet to 15 feet. Due to the narrow
lot frontage on the cul-de-sac, the applicant does not wish
to move the house toward the front building line.
Staff believes the applicant has provided reasonable
justification for building line relief. The question
remains how best to accomplish it with the lot backing up to
an arterial street; Bowman Road. Rather than a "blanket"
reduction of the entire rear building line, staff proposes
that the building line be reduced to a minimum of 15 feet
only in the area necessary to accommodate the proposed
residence. This would allow a portion of the proposed house
to cross the 25 foot building line but would maintain it for
the majority of the lot. Although the proposed building
outline shown on the site plan is only illustrative, staff
would encourage the applicant to use a similar design in
which only a corner of the house crosses the 25 foot
building line.
C. Staff Recommendation:
Staff recommends approval of the requested building line
variance subject to the following conditions:
1. The variance is to accommodate a proposed building
footprint only and is not for the entire width of the
lot.
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February 24, 1997
Item No.: 3 Cont.
2. The plat is to reflect the building line variance for
only that portion of the building which crosses the 25
foot building line.
BOARD OF ADJUSTMENT: (FEBRUARY 24, 1997)
This item was discussed in conjunction with Item No. 2; Z-6261.
Gary Langlais abstained.
Ron Harrison was present representing Winrock. There were no
objectors present although Miles Goggans had called in opposition
to the request. Staff presented the item and recommended that
the Board approve a building line reduction only in the area
necessary to accommodate a proposed residence.
Mr. Harrison addressed the Board. He stated that he basically
agreed with staff's concept but he feared it would create
difficulty in final platting the lot before it could be sold to a
builder. He asked for greater latitude concerning the building
line rather than tying it to a specific footprint.
David Scherer, of Public Works, stated that it was very important
that potential buyers of the property be made aware of the
realignment of Bowman Road. He noted that the realigned street
would be much closer to the lots than it now is.
There was further discussion of means to accommodate the
applicant and still address staff's concerns. It was determined
that allowing a reduction in the building line in that area where
a house would most likely be constructed would be reasonable.
Thus, a motion was made to reduce the rear building line to 15
feet for the north half of Lot 43. The motion was approved
by a vote of 6 ayes, 0 noes, 1 absent, 1 open position and
1 abstaining (Langlais).
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