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HomeMy WebLinkAboutZ-6673 Staff AnalysisMay 24, 1999 Item No.: 5 File No.: Owner: Address: Descri tion: Zoned: Variance Requested: Justification: Present Use of Property Proposed Use of Property: Staff Report: Z-6673 Pebble Beach Company 1800 Sawgrass Dr. Lot 1, Pebble Beach Estates Phase I �� Variances are requested from the area regulations of Section 36-254 and the building line provisions of Section 31-12 to permit construction with a reduced front yard and which crosses a platted building line. The topography of the lot (steep slope) makes it unfeasible and undesirable to set back to the 25 foot building line. Vacant lot Single Family residence A. Public Works Issues: No Comments. B. Staff Analvsis: The applicant is proposing to construct a new single family residence on the R-2 zoned property located at 1800 Sawgrass Drive. The applicant proposes to build across the platted 25 foot front building line, resulting in a front yard setback of 15 feet. The Code requires a front yard setback of 25 feet for this R-2 zoned lot. Staff believes the variance request to be reasonable. The lot has been filled near the front to provide a level building area. A swale cuts across the lot approximately 2/3 of the distance from the front property line. Beyond May 24, 1999 Item No.: 5 (Cont. the swale, the property rises in elevation near the rear property line. Putting the house behind the 25 foot building line would require additional filling and grading to provide a reasonable building site. Reduced front building lines are not uncommon in the Pebble Beach Estate Addition, including lots directly across the street from this site. Allowing the reduced front yard setback is not out of character with the neighborhood and should have no impact on adjacent properties. The house will have a setback from the curb of the street of 27± feet. All other required setbacks will be met or exceeded. The site plan submitted by the applicant proposes reducing the building line to 15 feet across the entire width of the property. Staff believes it is more appropriate to reduce the building line only to the extent necessary to accommodate the proposed house. The building line will remain at 25 feet other than at the point the house is proposed to encroach across the 25 foot line by 10 feet. If the Board approves the building line variance, the applicant will have to do a one -lot replat reflecting the change in the building line as approved by the Board. The applicant should review the filing procedure with the Circuit Clerk's Office to determine if the replat requires a revised Bill of Assurance. C. Staff Recommendation: Staff recommends approval of the requested building line and front yard setback variances only to the extent necessary to accommodate the proposed house subject to compliance with the following conditions: 1. A one -lot replat reflecting the change in the building line as approved by the Board. 2. Submission of a revised site plan showing the building line being varied only to the extent necessary to accommodate the proposed house. BOARD OF ADJUSTMENT: (MAY 24, 1999) Items 4 (Z-6672) and 5 (Z-6673) were discussed concurrently and voted on separately. K May 24, 1999 Item No.: 5 (Cont.) Pat McGetrick was present representing the application. There were no objectors present. Staff presented items 4 and 5 and offered a recommendation of approval, subject to a one -lot replat reflecting the change in the building line. Staff informed the Board that the applicant had submitted revised site plans showing the building line being varied only to the extent necessary to accommodate the proposed homes. In response to a question from Norm Floyd, Mr. McGetrick stated that he originally platted the lots. Mr. Floyd stated that he had a problem with developers platting unbuildable lots and then coming to the Board of Adjustment for variances. In response to a question from Mr. Floyd, Mr. McGetrick stated that there was a specific home proposed for 1901 Sawgrass (No. 4, Z-6672) but that no specific home was proposed for 1800 Sawgrass (No. 5, Z-6673). Mr. Floyd stated that he had no problem with the minor variance requested for 1901 Sawgrass but that he questioned the need for the variance at 1800 Sawgrass. There was further discussion of the swale and hillside on the property at 1800 Sawgrass. Mr. McGetrick stated that a home could be built on the lot without a variance but that it would involve additional cutting and filling of the lot. Mr. Floyd asked if drainage in the swale could be put underground. Mr. McGetrick responded that the swale did not carry the amount of water that would require a culvert. During the discussion, Tad Borkowski of Public Works stated that the plat of the Subdivision had been approved and that Public Works did not have a problem with the drainage on the lot at 1800 Sawgrass. A motion was made to approve the requested building line variance for 1901 Sawgrass (No. 4, Z-6672) subject to a one -lot replat. The motion was approved by a vote of 5 ayes, 0 noes and 0 absent. A motion was then made to defer item 5, Z-6673 to allow Public Works to further review the drainage issue. There was a brief discussion of what information was expected from Public Works. Mr. McGetrick stated that the question was not a Public Works issue, since there was no drainage easement on the lot and since the swale did not carry water run-off from other lots or the street. The motion to defer was withdrawn. A motion was made to approve the requested building line and setback variances for 1800 Sawgrass (No. 5, Z-6673) subject to a one lot replat. The motion was approved by a vote of 3 ayes, 2 noes and 0 absent.