16550 South Park Boulevard, to the Board of Zoning Appeals for a Variance to the Lot Width Requirements - DocsLib

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16550SouthParkBoulevard Foravariancetothelotwidthrequirements.

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NOTICE OF PUBLIC HEARING

Notice is hereby given that application is being made by Michael Khmelnitsky, Build CLE, 16550 South Park Boulevard, to the Board of Zoning Appeals for a variance to the lot width requirements. The applicant is purchasing the property with the intent to build a new house on this parcel, which is 104 feet wide by 258 feet in depth. The SF-1 Single Family Residential zoning district requires a minimum lot size of 15,000 square feet and a lot width of 100 feet or the average width of the lots on the block. In this instance, the average lot width of existing properties is 163 feet on this block of South Park Boulevard. The parcel meets the size requirement but not the average lot width on this block.

The Board of Zoning Appeals will hold a Public Hearing on said application on Tuesday, July 6, 2021 at 7:00 p.m. via video and audio conference. Please see the note below in regard to being heard with respect to this application.

Plans are available for public review online at https://www.shakeronline.com/AgendaCenter. In addition, a complete meeting packet is posted at the latest the Friday before the meeting date.

______Dan Feinstein Secretary Board of Zoning Appeals

To request an accommodation for a person with disability, call the City’s ADA Coordinator at 216/491-1440, or Ohio Relay Service at 711 for TTY users.

Please Note: For the safety of staff and residents, in-person attendance is not permitted. Zoom meeting from a PC, Mac, iPad, iPhone or Android device. Join online to listen and watch at https://zoom.us/j/99656786876?pwd=OUs3V016QnNpeVFYR1k0aHQxc0pMQT09, Password: 33553400, Description: Board of Zoning Appeals and City Planning Commission Meeting; or join by phone to listen at 833-548-0282 (toll free); Webinar ID: 996 5678 6876, Password: 33553400.

Public comment will be taken during the meeting and residents may submit comments/questions regarding items on the agenda at least 6 hours in advance of the meeting by emailing Daniel Feinstein at [email protected]; or by calling (216) 491-1435. Any comments or questions received before the meeting will be read into the record at the meeting. The audio of the meeting will be available the following day on the City’s website.

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The City of Shaker Heights Board of Zoning Appeals and City Planning Commission

STAFF REPORT

ADDRESS: HEARING DATE: 16550 South Park Boulevard July 6, 2021 Build CLE Property Case#: 2115

SUMMARY: A variance to the required lot width to create a buildable lot in the SF-1 Single Family Residential zoning district for this 104 foot wide lot on a block where the average lot width is 163 feet.

STAFF POSITION: x Staff suggests approval based on: The applicant has shown a house footprint that fits on the lot and is not out of character on the street. There is no other use for the lot and no way to widen the lot. The lot is 26,832 square feet in size, which is over 1.5 times the minimum lot size in this zoning district. The City Planning Commission will review the site plan of a new house proposed on the lot. The effective front yard width of two other lots on this block are similar to this lot. The lot widths of other properties on this block are widely variable. The lot still meets the minimum 100 foot width requirement. It meets all block and lot standards except for width. The 104-foot wide lot is not significantly different from two of the other lots on this block. There is a practical difficulty of trying to build on the lot without any way to widen it. The essential character of the neighborhood will not be altered due to the variable lot sizes on the street and the ability to locate a house on the lot that meets setback requirements.

ACTION: x Variance to the lot width for the vacant lot.

FACTS: 1. The applicant proposes to build a house on this lot, which is 104 feet wide by 258 feet in depth. 2. The SF-1 Single Family Residential zoning district has a 100-foot minimum lot width or the average lot width on the block. The average lot width on this block of South Park Boulevard is 163 feet. 3. The 104-foot by 258 foot lot does meet minimum square footage requirements of 15,000 square feet. 4. The applicant would like to build a new house on the property. A sample site plan has been submitted for a new house located on the lot.

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The City of Shaker Heights Board of Zoning Appeals and City Planning Commission

STAFF REPORT

Continued ADDRESS: HEARING DATE: 16550 South Park Boulevard July 6, 2021 Build CLE Property Case#: 2115

CODE SECTIONS: 1. 1220.06 – SF-1 Single Family lot is required to be 100 feet wide or the average width of lots on the street block. (163 feet on this block) 2. 1220.06 – SF-1 Single Family lot is required to be 15,000 square feet.

OTHER ISSUES: 1. The lot has existed as the extra side to the Lee Road corner lot at 16500 South Park Boulevard. The lot was not sold with the house lot when the property was purchased to be renovated. 2. This lot is under contract to be purchased pending a variance to the lot width and a new house built. 3. The applicant lists the effective width, which is the width at the front building setback line on the submitted plan of the block. 4. Using effective front, the lot at 17200 South Park Boulevard is 103 feet wide. 5. The two lots at 16980 South Park are both 100 feet wide, but do not create the same situation as there is an existing house stretching over both lots. 6. The Shaker Historical Society property at 16740 South Park Boulevard is incorrectly listed by the County at 100 feet in width. This does not square with the map as the lot is wider compared to this lot, but not much more. 7. The City Planning Commission will review the site plan of any future new house proposal.

PRECEDENT: 1. 23699 Shaker – subdivide a double lot to create a 100 foot wide lot and a variance to the average lot width of the block. 2. 18631 Shaker – resubdivide a 300-foot wide lot into three separate 100-foot wide lots (the average lot width for the rest of the block is 111 feet) for new houses on Shaker Boulevard. Three houses were eventually built on the lots. 3. 18631 Shaker – split one lot into two and built a new house on a 100-foot wide lot. 4. 22331 Douglas – build a new house with a variance to the overall lot size. 5. 3609 Ludgate – build a new house with a variance to overall lot size. 6. 3565 Ludgate – build a new house with a variance to the overall lot size. 7. 3021 Ludlow – build a new house with a variance to the lot size. 8. 16406 Scottsdale – build a new house with a variance to lot size.

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12 13 SOUTH PARK 222.79' 104.75' 139.25' LLC 440.796.3598 33205 Cannon Rd. Solon, Ohio 44139 150.0' 160.0' design 2,080 sq ft

30.6' 58.0' 15.0' 150' FRONT YARD

800 sq ft EXIST. 60.0'

70.0' NEW HOUSE EXIST. HOUSE HOUSE 3,600 S.F. 45.5'

475' 336 sq ft

LEE ROAD

29.9' 58.0' 15.0' PRIVATE RESIDENCE 73204011 73204009 73204010 Lot 73204009 South Park Blvd. SHAKER HEIGHTS, OH 44120 258.3' SCALE: 1" = 60'-0" SITE PLAN

JOB NUMBER: 2156

6/14/2021

SCHEMATIC SITE PLAN SCALE:1"=60'-0" N SP

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