HomeMy WebLinkAboutZ-7767 Staff AnalysisDECEMBER 20, 2004
ITEM NO.: 8
File No.: Z-7767
Owner: Jim and Marla VanWyk
Applicant: Richard Harp
Address: 67 Bellegard Drive
Description: Lot 3, Block 38, Chenal Valley Addition
Zoned: 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 steps with a reduced
front setback and which cross a platted building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residence Under Construction
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Issues
B. Staff Analysis:
The R-2 zoned property at 67 Bellegard Drive is occupied by a two-story brick
single family residence which is under construction and nearing completion.
There will be a two -car wide driveway from Bellegard Drive which will serve as
access. The property slopes upward from front to back (south to north). The
front door of the new residential structure is approximately 12 feet above
grade. All surrounding properties are zoned R-2 and contain single family
residences or residential structures which are under construction.
The applicant is requesting to construct a step structure (21 steps) from the
front door/porch, as noted on the attached site plan. The step structure will
extend across a 25 foot front platted building line by nine (9) feet, resulting in a
16 foot front setback.
DECEMBER 20, 2004
ITEM NO.: 8 (CON'T.)
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 the proposed
step structure with a reduced front setback and which crosses a platted
building line.
Staff is supportive of the requested variances associated with the proposed
front step structure. Staff views the request as reasonable. Staff feels that
given the design of the house and its placement on the lot, the proposed step
design is the best and least intrusive option for the structure. Therefore, staff
believes the proposed step structure will have no adverse 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 step structure. 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
front step structure, 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 portion of the step structure extending past the front platted building
line must remain uncovered and unenclosed.
BOARD OF ADJUSTMENT:
(DECEMBER 20, 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 5 ayes and 0 nays.
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