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Hanover West Gray Subdivision Variance Request Form

Hanover West Gray Subdivision Variance Request Form

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Published by: nancy_sarnoff on Apr 25, 2011
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11/02/2014

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Variance Request Information Form
Plat Name:
Hanover West Gray Subdivision
Company Name:
TBG Partners/ Vernon G Henry & Associates, Inc.
DateSubmitted:
04/20/2011
47 and 81
Specific variance is being sought and extent of variance:
Toallowa15’buildingsetbacklineonWaughratherthan25’;toallowa5’buildinglineonWestGrayratherthan15’;toallowmetalcanopiesovertheentryareasonWestGraytobeprojected5’intothebuildingsetbackfromthebuildingfacade
Chapter 42 Reference:
Sec. 42-150. Building line requirement.(c)The following chart is a summary of certain of the building line regulations of thisdivision and is intended for illustrative purposes only. In case of any conflict between thechart and the text of this division, the text shall control.UrbanAbutting Major Thoroughfare 25'Abutting Major Thoroughfare other thana transit corridor street with Planned ROW 15 feet, if meets standards of Sec. 42-154of 80' or lessSec. 42-154. Urban area--Major thoroughfares with planned right-of-way of 80 feet or less.Except for a transit corridor street, a building line requirement of 15 feet is authorizedfor parcels in an urban area that have frontage on a major thoroughfare with a plannedright-of-way of 80 feet or less if an applicant submits a subdivision plat or development platthat demonstrates compliance with each of the following standards, if applicable:(1)The subdivision plat does not provide for lots adjacent to the major thoroughfareand the development plat does not provide for single-family development adjacent to themajor thoroughfare, as applicable;(2)Any private street or private drive crossing the building line is substantiallyperpendicular to the adjacent major thoroughfare and the building line;(3)The area within the building line is not used for parking, driveways or any otherauto-related uses such as access to a drive-in window;(4)A clearly-defined pedestrian walkway that is separate from any private street orprivate drive is established across the building line perpendicular to the sidewalk providing aconnection from a public sidewalk along the major thoroughfare to an entrance to a buildingor the project;(5)Provision is made for a sidewalk that is at least five feet wide to be constructed
 
by the applicant within the right-of-way of the major thoroughfare;(6)The height of any building within 15 feet behind the building line is restricted tonot more than 75 feet, as measured in accordance with the Building Code;(7)Trees that are within 25 feet of the property line adjacent to the majorthoroughfare are protected as corridor trees pursuant to article V of chapter 33 of thisCode;(8)The building line conforms to the visibility triangle required by section 42-162 othis Code at the intersection of a major thoroughfare and any other street;(9)For any property used for nonresidential purposes, the maximum height of anyfence, wall, berm or combination thereof within the building line is 36 inches in heightmeasured from mean grade;(10)For multi-family residential uses, any fence, wall, berm or combination thereowithin the building line that is more than 36 inches high, but less than eight feet high,measured from mean grade is at least two feet from the property line adjacent to the majorthoroughfare and the space created thereby is used and maintained for landscape plantings;and(11)For purposes of section 33-127(b) of this Code, the number of required shrubsshall be equal to the number of required street trees multiplied by five, which requiredshrubs shall be distributed along the street frontage of the property in the landscape strip.
Statement of Facts:
(1a) The imposition of the terms, rules, conditions, policies and standards of this chapterwould create an undue hardship by depriving the applicant of the reasonable use of theland;(1b) Strict application would make this project infeasible due to the existence of unusualphysical characteristics that affect the property in question, or would create an impracticaldevelopment or one otherwise contrary to sound public policy;
This replat is for an apartment project which is proposed to replace a freestanding bar. Thenarrow (200’) width of this inner-city block, when coupled with the required setbacks, createsdimensional problems for apartment development and particularly for the structured parking.Suburban apartment sites are several acres in size and do not have this kind of dimensionalconstraint. Further, the standard setbacks push the open space to the public edges along thestreet, reducing the area available for courtyard open space for the enjoyment of the residents.This site has further dimensional problems created by a very old, deep storm sewer line thattraverses north/south across the property, effectively cutting the site in half A 45’ easement isbeing required by Public Works for this sewer, which was built without an easement. Allowingthe setbacks to be reduced provides the opportunity to create an urban style apartment buildingwith an unfenced and heavily landscaped area between the building and the street. Theresulting proximity to the sidewalk promotes “eyes on the street” by the apartment residents,increasing the safety for pedestrians walking to the numerous nearby existing stores and officebuildings as well as to the Whole Foods Market now under construction.The required setback for the two southwest corners of Waugh and West Gray is only 15’along Waugh. On the northwest corner there is an existing bank building with a 5’ setback. It is

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