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Home My WebLink Aboutstaff comments STAFF REPORT Project Manager: Jennifer Prochazka, Planner Report Date: March 24, 2006 Email: jprochazka@cstx.gov Meeting Date: April 4, 2006 Project Number: 06-00500019 APPLICANT: Terry Smith & Robert Smith REQUEST: Rear Setback Variance LOCATION: Proposed lots 3A, 4A and 5A, Block 2, Prairie View Heights Subdivision PURPOSE: To allow for a 15 foot rear setback for residential structures. GENERAL INFORMATION Status of Applicant: Property owners Applicable Ordinance Section: 5.2 Residential Dimensional Standards requires a 20 foot rear setback in R-1 Single-Family Residential. PHYSICAL CHARACTERISTICS Zoning and Land Use of Subject Property and Surrounding Area: Zoned R-1 Single-Family Residential and developed as a single-family home. Frontage & Access: 150 feet on Columbus Street Topography & Vegetation: Relatively flat with some vegetation Flood Plain: Not within a floodplain VARIANCE INFORMATION Background: The property was subdivided as Prairie View Heights prior to the 100 foot lot depth requirement for single-family properties. A variance was granted in March 2006 to legitimize the existing 85 foot lot depth. Because of the existing limited depth of the lot, the applicant is requesting a 5 foot rear setback variance to increase the buildable area of the lots. The Unified Development Ordinance requires a minimum front building setback of 25 feet and a minimum rear building setback of 20 feet. On a standard single- family lot (100' lot depth) the buildable depth is 55 feet. The subject property has a buildable depth of 40 feet (see graphic below). Home of Texas A&M University Buildable Area 85' 100 50' 50' The buildable area of the proposed lots is 1,400 square feet. The minimum buildable area for a standard single-family lot is 1,925 square feet. The proposed variance would create a buildable area of 1,575 square feet for each of the lots. ANALYSIS Special Conditions: As a special condition the applicant states the following: "Lot depths are only 85 feet." There is not an opportunity to capture more lot depth to increase the buildable area. Hardships: As a hardship the applicant states the following: "I will be unable to use property similar to existing lots in area. All are 50 feet by 85 feet. There is no way to capture 100 foot depth. Land doesn't exist." Alternatives: There is no identified alternative to the rear setback variance requested. Recommendation: Staff recommends approval of the 5 foot rear setback variance request because of the 85 foot lot depth creates a smaller buildable area than other standard R-1 Single-Family lots. Home of Texas A&M University SPECIAL INFORMATION Ordinance Intent: The intent of setback requirements is to allow for some degree of separation between adjacent uses for access to light and air, and for the purpose of fire protection. These standards are typically justified on the basis of the protection of property values. The Board must determine if the intent of the ordinance is met by the request and should ensure that the request is reasonable based on the special conditions and hardships. Number of Property Owners Notified: 29 Responses Received: I have not received any inquiries on this case. ATTACHMENTS 1. Small Area Map and Aerial Map 2. Application 3. Original Plat drawing (provided in packet) Home of Texas A&M University STAFF REPORT Project Manager: Jennifer Prochazka, Planner Report Date: February 28, 2006 Email: jprochazka@cstx.gov Meeting Date: March 7, 2006 Project Number: 06-00500019 APPLICANT: Terry & Robert Smith REQUEST: Lot depth variance LOCATION: 617 Columbus Street PURPOSE: To allow the property to legally re-subdivide. GENERAL INFORMATION Status of Applicant: Property owner Applicable Ordinance Section: 5.2 Residential Dimensional Standards PHYSICAL CHARACTERISTICS Zoning and Land Use of Subject Property and Surrounding Area: Zoned R-1 Single Family Residential and developed as single family housing. Frontage & Access: 150 feet on Columbus Street Topography & Vegetation: Relatively flat with some vegetation. Flood Plain: Not within a floodplain. VARIANCE INFORMATION Background: The property was platted as Prairie View Heights prior to the requirement to plat and prior to the 100 foot lot depth now required in single family developments. In 1983, the applicants replatted Lots 3, 4, and 5 into Lots A and B. Lot A is currently undeveloped. Lot B has an existing home that it approximately 800 square feet in area. The applicants' intent is to remove the existing home and develop the property as three single family homes. The applicant requests this variance in order to return the property to its original configuration, three 50 foot by 85 foot single family lots. The existing lot depth is 85 feet; therefore a 15 foot lot depth variance is requested. ANALYSIS Special Conditions: As a special condition the applicant states the following: "Lot depths are only 85 feet." Hardships: As a hardship the applicant states the following: "I will be unable to divide the lots into 50 feet by 85 feet. I will be unable to use property similar to existing lots in area. All are 50 feet by 85 feet. There is no way to capture 100 foot depth. Land doesn't exist." Alternatives: There is no identified alternative to the lot depth variance requested. Recommendation: Staff recommends approval of the lot depth variance request because the depth currently exists and there is no foreseeable opportunity to increase the lot depth. SPECIAL INFORMATION Ordinance Intent: The intent of lot dimension requirements usually allow for some degree of control over population density. These standards are typically justified on the basis of the protection of property values. The Board must determine if the intent of the ordinance is met by the request and should ensure that the request is reasonable based on the special conditions and hardships. Number of Property Owners Notified: 29 Responses Received: I have received one inquiry phone call. The caller was not concerned with the variance request. ATTACHMENTS 1. Small Area Map and Aerial Map 2. Application 3. Existing Plat (provided in packet) 4. Original Plat drawing (provided in packet)