HomeMy WebLinkAboutZ-7553 Staff AnalysisJanuary 26, 2004
ITEM NO.: C
File No.: Z-7553
Owner:
M. E. Seckt LTD Co./ C. L. Clifton
Address:
40 West Windsor Drive
Description-
Lot B, Brookwood Addition
Zoned:
R-2
Variance Requested:
Variances are requested from the area and
building line provisions of Sections 36-254
and 31-12 to allow construction of a single
family home with a reduced front yard
setback and which crosses a 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.
Vacant
Single Family Residential
The R-2 zoned property at 40 West Windsor Drive is currently an
undeveloped single family lot. The site has been cleared, with some site
work having taken place. The lot slopes severely downward from front to
back (east to west). The lot backs up to the Hindman golf course.
The applicant proposes to construct a one-story brick and frame single
family residence on the property. A portion of the proposed residential
structure will cross the front platted 25 foot building line. The front of the
house will be located 16 feet back from the front property line.
January 26, 2004
ITEM NO.: C (Cont.
Section 36-254(d)(1), of the City's Zoning Ordinance, requires a minimum
front yard setback of 25 feet for residences'in R-2 zoning. Section 31-
12(c), of the City's Subdivision Ordinance, requires that encroachments
across platted building lines be reviewed and approved by the Board of
Adjustment. Therefore, the applicant is requesting variances from these
ordinance standards.
Staff is supportive of the requested variances, given the extreme slope
associated with this single family lot. If this were a new subdivision, the
lots with extreme slopes which back up to the golf course could be
developed in conjunction with the hillside standards found in the City's
Subdivision Ordinance. These standards include a 15 foot front building
line. The proposed house would conform to the hillside standards.
Additionally, the curve of the street at this location will help to give the
appearance that the proposed house aligns with the houses along this
side of the street. However, the curvature of the street could also have an
adverse visual impact on the property ownerimmediately to the north.
This is staff's only concern related to the proposal. Staff feels that the
applicant should obtain a letter from the property owner immediately to the
north agreeing to the proposed construction. Otherwise, staff feels that
the proposed house will have no adverse impact on the general area.
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 new 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 Recommendations:
Staff recommends approval of the requested variances, subject to the
following conditions:
1. Completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
2. A letter must be obtained from the property owner to the north
agreeing to the proposed construction.
BOARD OF ADJUSTMENT: (DECEMBER 22, 2003)
Staff informed the Board that the applicant failed to complete the required
notifications to surrounding property owners. Staff recommended that the item
be deferred to the January 26, 2004 Agenda.
The item was placed on the Consent Agenda and deferred to the January 26,
2004 Agenda by a vote of 5 ayes and 0 nays.
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January 26, 2004
ITEM NO.: C (Cont.
BOARD OF ADJUSTMENT: (JANUARY 26, 2004)
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.
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