HomeMy WebLinkAboutZ-8255 Staff AnalysisAUGUST 27, 2007
ITEM NO.: 7
File No.: Z-8255
Owner: Matthew and Sarah Bell
Applicant: Charlie Basham
Address: 225 Epernay Loop
Description: Lot 50, Block 71, 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 a single family residence
with 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: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The R-2 zoned property at 225 Epernay Loop is occupied by a one-story brick
single family residence which was recently constructed. There is a two -car
wide driveway from Epernay Loop which serves as access. The single family
lot contains a 25 foot front platted building line.
When the house was constructed a mistake was made in laying out the
home's foundation. The front setback was measured from a straight line
between the two (2) front corner pins instead of compensating for the slight
curvature in the front property line. This resulted in the front corner of the
garage portion of the house extending across the platted building line by
approximately three (3) feet, as noted on the attached site plan. This resulted
in a 22 foot front setback.
AUGUST 27, 2007
ITEM NO.: 7 ICON'T.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for R-2 zoned lots. 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 standards to allow the new
residential structure with a reduced front setback and encroachment cross a
platted building line. The 22.5 foot rear yard setback was approved
administratively by staff prior to construction.
Staff is supportive of the requested variances. Staff views the front
encroachment as being a very minor issue. A mistake was made in laying out
the house which caused the minor encroachment. Only approximately 15
square feet of the residence extends across the platted building line and into
the minimum front setback. The residence is located within a curve of Epernay
Loop, which gives the structure no appearance of being out of alignment with
other structures along the street. Staff believes the residence, as constructed,
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 completion
of a one -lot replat reflecting the change in the front platted building line as
approved by the Board.
BOARD OF ADJUSTMENT:
(AUGUST 27, 2007)
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 3 ayes, 1 nay and 1 absent.