HomeMy WebLinkAboutZ-9113-A Staff AnalysisMAY 23, 2016
ITEM NO.: 3
File No.:
Owner:
Applicant:
Address:
Description.
Zoned:
Z-9113-A
Ives Custom Homes
Donnie Holland
15108 Angus Court, 4004 Lochridge Cove and
4008 Lochridge Cove
Lots 44, 50 and 51, Lochridge Estates Addition
R-2
Variance Requested. Variances are requested from the building line provisions of
Section 31-12 and the area provisions of Section 36-254 to
allow construction of three (3) residences with reduced front
setbacks and which cross front platted building lines.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped Lots
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The three (3) R-2 zoned lots at 15108 Angus court, 4004 Lochridge Cove and 4008
Lochridge Cove are currently undeveloped and are Lots 44, 50 and 51 of the
Lochridge Estates Addition. 15108 Angus Court (Lot 44) is located at the Southeast
corner of Angus Court and Lochridge Drive, with 4008 Lochridge Cove (Lot 51) being
at the southeast corner of Lochridge Cove and Lochridge Drive. 4004 Lochridge
Cove (Lot 50) is located immediately south of Lot 51 on the east side of Lochridge
Cove. 15108 Angus Court has a 25 foot platted building line along the west (front)
and north (street -fronting) property lines. 4008 Lochridge Cove has a 25 foot platted
building line along its west (front) and north property lines, with 4004 Lochridge Cove
having a 25 foot platted building line along its west (front) property line. The
applicant notes that Lot 44 has a 23 percent slope downward from west to east and
south to north, Lot 50 has a slope of 24 percent downward from west to east and
south to north, and Lot 51 has a 20 percent slope downward from west to east and
south to north.
MAY 23, 2016
ITEM NO.: 3 (CON'T.)
The applicant is proposing to construct a one-story brick residence on each of the
three (3) lots, as noted on the attached site plans. Because of the slope of the lots,
the applicant is proposing to locate the residences closer to the front property lines
at the high point of each lot. Lot 44 (15108 Angus Court) has a proposed front
setback ranging from 12.4 feet to 25 feet. Lot 50 (4004 Lochridge Cove) has a
proposed front setback ranging from 14.7 feet to 25 feet. Lot 51 (4008 Lochridge
Cove) has a proposed front setback ranging from 15 feet to 28 feet.
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
building line encroachments be reviewed and approved by the Board of Adjustment.
Therefore, the applicant is requesting variances from these ordinance standards to
allow the construction of three (3) residences with reduced front setbacks and which
cross front platted building lines.
Staff is supportive of the requested front setback and building line variances. Staff
views the request as reasonable. Section 31-371 of the City's Subdivision
Ordinance allows front setbacks (building lines) to be reduced to 15 feet when lots
have slopes in excess of 18 percent. As noted previously, the subject lots have
slopes ranging from 20 percent to 24 percent. The applicant is locating the
residences at the high points of the lots, which staff feels is justified given the existing
lot slopes. Additionally, the developer of the subdivision owns all of the three (3) lots
in question, as well as almost all of the surrounding lots that have been final platted.
Staff believes the requested front setback and building line encroachments will have
no adverse impact on the adjacent properties or the general area. It is likely that
other lots within this subdivision will need similar variances as they are proposed for
development.
If the Board approves the building line variances, the applicant will have to complete
a one -lot replats reflecting the change in the platted front building lines for the
proposed residences. 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 front setback and building line
variances, subject to the completion of a one -lot replat for each lot reflecting the
change in the front platted building lines as approved by the Board.
BOARD OF ADJUSTMENT
(May 23, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
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