HomeMy WebLinkAboutZ-9113-C Staff AnalysisOCTOBER 28, 2019
ITEM NO.: 4
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9113-C
Ives Custom Homes
Donnie Holland
2004 Argyll Cove, 4000 Lochridge Cove and
18900 Lochridge Drive
Lots 18R, 49 and 149, Lochridge Estates Addition
Variance Requested: Variances are requested from the building line provisions of
Section 31-12 and the area provisions of Section 36-254 to
allow a 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 2004 Argyll Cove, 4000 Lochridge Cove and 18900
Lochridge Drive are currently undeveloped and are Lots 18R, 49 and 149 within the
Lochridge Estates Addition. The subdivision is located east of Marsh Road, north of
Lawson Road. Each of the lots has a 25 foot front platted building line. Lot 18
R has a 22.5 percent slope downward from west to east, Lot 49 has a 21.2 percent
slope downward from west to east, and Lot 149 has a 20 percent slope downward
from north to south.
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 18R (2004 Argyll cove) has a front setback ranging
from 15 feet to 25.4 feet. Lot 49 (4000 Lochridge Cove) has a proposed front setback
OCTOBER 28, 2019
ITEM NO.: 4 (CON'T.
Z-9113-C
ranging from 13 feet to 22.3 feet. Lot 149 (18900 Lochridge Drive) has a proposed
front setback ranging from 16.6 feet to 37.3 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 22.5 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
(October 28, 2019)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval. There was no further discussion.
The item was placed on the consent agenda and approved, as recommended by staff.
The vote was 3 ayes, 0 noes and 2 absent.
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