HomeMy WebLinkAboutZ-8052 Staff AnalysisJUNE 26, 2006
ITEM NO.: 9
File No.: Z-8052
Owner: Ladley and Jesha Abraham
Applicant: Jennifer Herron
Address: 404 Hickory Creek Court - Southeast
Description. Lot 41, Hickory Creek Addition, Phase I.
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 and the building line provisions of Section 36-12 to allow a porte-cochere with a
reduced front setback and which crosses a front platted building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The R-2 zoned property at 404 Hickory Creek Court -Southeast is currently
undeveloped. The lot backs up to an adjacent subdivision to the east. Single
family residences exist on the adjacent lots to the north and south. The lot has
a 25 foot front platted building line.
The applicant proposes to construct a new single family residence on the lot,
as noted on the attached site plan. A circular drive is proposed from Hickory
Creek Court -Southeast to serve as access. As part of the new home
construction, a porte-cochere (attached) is proposed on front of the house,
JUNE 26, 2006
ITEM NO.: 9 (CON'T.
over the circular drive. The porte-cochere will extend across the front platted
building line by six (6) feet to 7.5 feet. The resulting front setback will be 17.5
to 19 feet.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for R-2 zoned property. 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 variances from these ordinance requirements to allow the
proposed new residence with a reduced front setback and to cross the front
platted building line.
Staff is supportive of the requested variances. Staff views the request as
relatively minor. The lot is located within the bulb of a cul-de-sac street, so the
porte-cochere will not have the appearance of being out of alignment with
adjacent structures. The property is located within the gated Hickory Creek
Subdivision, and the architectural review committee for the subdivision has
approved the proposed construction. Staff believes the proposed single family
residence, with porte-cochere, 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 residential 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 setback and building line
variances, associated with the new residential 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 porte-cochere structure must remain unenclosed on the north, south
and west sides.
BOARD OF ADJUSTMENT
(MAY 22, 2006)
Vice Chairman Burruss called the meeting to order. Roll call revealed only two (2)
members present (Burruss and Wilbourn) and lack of quorum. Staff explained that no
meeting could take place without a quorum, and that all applications would be
transferred to the June 26, 2006 Agenda.
2
JUNE 26, 2006
ITEM NC.: 9 (CON'T.
BOARD OF ADJUSTMENT:
(JUNE 26, 2006)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval.
Staff informed the Board that the applicant had revised the application to provide a 34
foot setback from curb for any portion of the porte-cochere structure. Staff noted that
the neighborhood association and both abutting property owners had submitted letters
supporting the revised application. Staff added the following condition to the "staff
recommendation:"
3. The porte-cochere structure must be at least 34 feet back from the street curb at
any point.
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 open position.
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