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HomeMy WebLinkAboutZ-9251 Staff AnalysisAUGUST 28, 2017 ITEM NO.: 7 File No.: Z-9251 Owner: Terra Firma Project, LLC Applicant: Brian Dale, White-Daters & Associates Address: 19415/19501 Summershade Drive Description: Lots 28 and 30, Wildwood Ridge Addition, Phase 2 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 two (2) new 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: Vacant Lots Proposed Use of Property: Single Family Residences STAFF REPORT A. Public Works Issues: 1. The minimum front building setback should be 20 ft. at the garage. B. Staff Analysis: The R-2 zoned properties at 19415 and 19501 Summershade Drive are currently undeveloped lots. The lots are located on the south side of Summershade Drive at Flint Creek Court. Some site work has taken place on the lots in preparation for new home construction. The lots have excessive slope from front to back (north to south). The lot at 19415 Summershade Drive (Lot 28) has approximately 45 feet of slope downward from the front (north) property to the rear (south) property line. 19501 Summershade Drive (Lot 30) has approximately 35 feet of slope downward from front to back. This represents a slope of approximately 30 percent for each lot. Both lots contain a 25 foot front platted building line. 19415 Summershade Drive (Lot 28) The applicant proposes to construct a new single family residence on the property, as noted on the attached site plan. The residence will be one (1) story in height with a basement. Covered porches will be located on the front and rear of the residence. A two -car wide driveway is proposed near the northeast corner of the lot, leading to a garage on the east side of the residence. The front wall of the proposed residence will be located 15.1 feet to 26 feet back from the front (north) property line. The garage area will be located 21.8 feet to 25.5 feet back from the front property line. The overall residence will cross the front platted building line by 4.2 feet to 9.9 feet. AUGUST 28, 2017 ITEM NO.: 7 (CON'T.) Z-9251 19601 Summershade Drive (Lot 30 The applicant proposes to construct a new single family residence on the property, as noted on the attached site plan. The residence will be one (1) story in height with a basement. Covered porches will be located on the front and rear of the residence. A two -car wide driveway is proposed near the northwest corner of the lot, leading to a garage on the west side of the residence. The front wall of the proposed residence will be located 15 feet to 23 feet back from the front (north) property line. The garage area will be located 20 feet to 20.7 feet back from the front property line. The overall residence will cross the front platted building line by five (5) feet to 10 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 new residences with reduced front setbacks and which cross a front platted building line. Staff is supportive of the front setback and building line variances. Staff views the request as reasonable. The variances are requested due to the excessive slope downward from the front of the lot to the rear. As noted previously, there is approximately 35 to 45 feet of drop from front to back. There will be approximately 14 feet of downward slope from the front of the residences to the rear of the structures. The lots have over 30 percent of downward slope. The lots appear to qualify for the hillside standards as per the City's Subdivision Ordinance and could have been platted with a 15 foot front setback at the time the subdivision was created. Staff feels that because of the curvature of the street the proposed residences will not appear to be out of alignment with future structures along the south side of Summershade Drive. Staff believes the reduced front setbacks 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 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 setback and building line variances, subject to the following conditions: 1. Completion of a one -lot replat (for each lot) reflecting the change in the front platted building line as approved by the Board. 2. Compliance with the Public Works requirement as noted in paragraph A. of the staff report. PJ AUGUST 28, 2017 ITEM NO.: 7 (CON'T Z-9251 BOARD OF ADJUSTMENT (August 28, 2017) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outline in the "staff recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by a vote of 5 ayes, 0 noes and 0 absent.