HomeMy WebLinkAboutZ-7528 Staff AnalysisNovember 24, 2003
ITEM NO.: 4
File No.:
Owner:
Address:
Description:
Zoned:
Z-7528
Raymond and Brenda Ashmore
30 Cascades Drive
Lot 2, Block 3, Pleasant Valley Addition
Variance Requested: A variance is requested from the building
line provisions of Section 31-12 to allow a
new residence which crosses a front platted
building line.
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The applicant's justification is presented in
an attached letter.
Undeveloped
Single Family Residential
The R-2 zoned lot at 30 Cascades Drive is undeveloped and tree -
covered. The property slopes generally downward from back to front
(east to west). The applicants propose to construct a new single family
residence on the vacant lot. The new structure will be located 25 feet
from the front and rear property lines and eight (8) feet from each side
line. The proposed residence complies with all of the required Zoning
Ordinance setbacks; however, the garage portion of the structure crosses
a 30 foot front platted building line by 5 feet.
Additionally, because of the slope of the property, the front door will be
several feet above grade. The steps leading to the front door will also
extend across the platted building line by three (3) to four (4) feet. The
November 24, 2003
ITEM NO.: 4 (Cont.) _
steps will be located 26 to 27 feet back from the front property line. The
steps will be uncovered and unenclosed.
Section 31-12(c) of the City's Subdivision Ordinance requires that
variances for encroachments across platted building lines be reviewed
and approved by the Board of Adjustment. Therefore, the applicant is
requesting a variance to allow the building line encroachments.
Staff is supportive of the requested variance. The proposed placement of
the house on the lot provides for the minimum required rear and side yard
setbacks (25 feet — rear, 8 feet - each side). If the house were pushed
back on the lot, variances would be needed for reduced rear and side
(both rear corners) yard setbacks. Given the existing slope of the lot, staff
feels that the requested building line variance is reasonable. Additionally,
the slight curve in Cascades Drive along the front property line will give
the residence the appearance of lining -up with the adjacent houses to the
north and south. The residence as proposed by the applicant is similar in
size to the existing homes in this general area, and the requested building
line encroachment should have no adverse impact on these properties.
If the Board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the front building line for
the proposed garage and step structures. 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 Recommendations:
Staff recommends approval of the requested variances, subject to the
following conditions.
1. Completion of an one -lot replat reflecting the change in the front
platted building as approved by the Board.
2. The step structure must remain uncovered and unenclosed.
BOARD OF ADJUSTMENT:
(NOVEMBER 24, 2003)
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.
K