HomeMy WebLinkAboutZ-7746 Staff AnalysisNOVEMBER 29, 2004
ITEM NO.: 6
File No.:
Owner:
Address:
Description:
Zoned:
Z-7746
J. Bruce Cross
10 Noyant Court
Lot 106, Block 36, Chenal Valley Addition
R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 and the building line provisions of Section 31-12 to allow a porch addition with a
reduced front setback, and which crosses a platted building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Issues
B. Staff Analysis ---
The
nal sis:
The R-2 zoned property lot at 10 Noyant Court is currently undeveloped and
wooded. The property has a significant slope downward from front to back
(west to east). A 15 foot wide utility easement runs through the center of the
property, as noted on the attached sketch.
The applicant proposes to construct a two-story single family residential
structure on the property. A two -car wide drive from Noyant Court will serve as
access. The proposed house will have the appearance of a one-story
structure from the street, with a second lower level below the grade of the front
yard, because of the slope of the property.
The lot is located at the end of a cul-de-sac and has a 25 foot front platted
building line. The porch and a small sliver of the front of the house will cross
NOVEMBER 29, 2004
ITEM NO.: 6 CON'T.
the front platted building line, resulting in a 17 foot front setback. The
proposed porch structure will be covered and unenclosed.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet. Section 31-12( c) of the 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 variances from these ordinance standards to allow construction of
the new house with a reduced front setback and which crosses a platted
building line.
Staff is supportive of the variances associated with the proposed new house
construction. Staff feels that the request is reasonable. The excessive slope
of the property and the location of the utility easement through the center of
the property require that the house be pulled closer to the front property line.
Only a small sliver of the front wall of the house will cross the platted building
line. The main encroachment will be the front porch. As long as the porch is
unenclosed, staff feels that the reduced front setback will have no negative
impact on the adjacent properties or 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 platted front building line
for the proposed house. 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 variances associated with the new
house construction, 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. The porch must remain unenclosed on the north, south and west sides.
BOARD OF ADJUSTMENT: (NOVEMBER 29, 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.
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NOVEMBER 29, 2004
ITEM NO.: 6 ICON'T.
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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