HomeMy WebLinkAboutZ-7361-A Staff AnalysisDECEMBER 17, 2007
ITEM NO.: 2
File No.: Z-7361 -A
Owner: Velvin Rob Herndon III and Tami C. Herndon
Applicant: Billy Roehrenbeck/Bryan Mueller
Address: 8816 Ranch Blvd.
Description: Lot 260, Cypress Point Addition
Zoned: R-2
Variance Requested: A variance is requested from the building line provisions of
Section 31-12 to allow a new single family residence which crosses a front platted
building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No comments.
B. Staff Analis:
The R-2 zoned property at 8816 Ranch Blvd. is occupied by a two-story brick
single family residence. The property is located on the north side of Ranch
Blvd. at its current termination. There is a two -car wide driveway from Ranch
Blvd. at the southeast corner of the property. The lot contains a 30 foot front
platted building line.
On February 24, 2003 the Board of Adjustment granted a variance for a
reduced rear yard setback for the proposed residence. The northeast corner
of the house was to be located 10 feet back from the rear (north) property line.
When the residence was constructed, a mistake was made in laying out the
structure's footprint, rotating the structure slightly clockwise on the lot and
across the front platted building line. A small portion of the front of the house
DECEMBER 17, 2007
ITEM NO.: 2 (COON'T.)
is located 27 to 28 feet back from the front property line, crossing the platted
building line by two (2) to three (3) feet. The mistake also pulled the residence
slightly further back from the rear property line (12.5 feet), lessening the
previously approved rear setback variance.
Section 31-12(c) of the Subdivision Ordinance requires that encroachments
across platted building lines be reviewed and approved by the Board of
Adjustment. Therefore, the applicant is requesting a variance from this
ordinance standard to allow the single-family residence which extends across
the front platted building line.
Staff is supportive of the requested variance. Staff views the encroachment
across the front platted building line as very minimal. The. encroachment being
only two (2) to three (3) feet, combined with the slight curvature of Ranch Blvd.
in front of this lot, does not give the structure the appearance of being out of
alignment with the residences to the west. There is not another single-family
lot east of this property. An access drive to the Cypress Point lake and park is
located immediately east of this lot, with railroad right-of-way further east.
Staff believes the slight building line encroachment will have no adverse
impact on the adjacent properties or the neighborhood.
If the Board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the platted front building line
for the residence. 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 variance, subject to the
completion of a one -lot replat reflecting the change in the front platted building
line as approved by the Board.
BOARD OF ADJUSTMENT: (DECEMBER 17, 2007)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.