HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager Jennifer Reeves Report Date: March 14, 2007
Email: jreeves@cstx.gov Meeting Date: April 3, 2007
Project Number: 07-00500043
APPLICANT: Joe Gattis, Gattis Engineering
REQUEST: Building Height Variance
LOCATION: 1113 Arizona Street, Lots 8&9 of Block 2 of the McCulloch's Subdivision.
PURPOSE: To position a new multi-purpose building and required parking for an existing
church on a property adjacent to single family.
GENERAL INFORMATION
Status of Applicant: Agent for property owner
Property Owner: Christ Holy Missionary Baptist Church
Applicable Ordinance Section: Section 7.1.H General Provisions — Height
PHYSICAL CHARACTERISTICS
Zoning and Land Use
• Subject Property: Zoned R-1, Single Family Residential and currently
undeveloped.
• Northeast: Zoned R-1, Single Family Residential and developed as a
single family home.
• Northwest: Zoned R-1, Single Family and developed as a single family
home.
• Southeast: Zoned R-1, Single Family and is currently developed as
the Christ Holy Missionary Church Sanctuary.
• Southwest: Arizona Street which is classified as a residential Street
that fronts the subject property.
Frontage: The property has 100 feet of frontage on Arizona Street.
Access: From Arizona Street.
Topography
& Vegetation: Relatively level site with one mature tree.
Flood Plain: N/A
VARIANCE INFORMATION
Background: The Christ Holy Missionary Baptist Church is a neighborhood church
located on at 1113 Arizona Street. The church desires to expand its
facility by building a separate one-story multi-purpose building of
3,200 square feet on the adjacent property. The building will be used
for offices, classrooms, and a meeting hall.
The proposed multi-purpose building has an average height of 14.5
feet. The location of the building is shown as 20 feet from the
northeast property line. Section 7.1.H.1.a of the Unified Development
Ordinance requires that all non-residential building abutting single-
family property may be no taller than one-half the distance from the
shared property line. At the current location, the building would be
allowed a height of 10 feet; therefore the applicant is requesting a 4.5-
foot height variance.
ANALYSIS
Special Conditions: The applicant states that meeting the building height would require a
flat roof on the proposed building.
Hardships: The applicant lists the off-street parking requirements of the
project as a hardship.
Alternatives: The applicant identified no alternatives.
Staff has identified that possible alternatives could include building a
smaller building or acquiring more property for the expanded facility.
The Board could also grant a lesser variance.
Recommendation: Staff is recommending denial of this request. Staff has not been
informed of any unique circumstances related to the physical
characteristics of the property itself, nor has there been any evidence
of an inability to make reasonable use of the property.
SPECIAL INFORMATION
Ordinance Intent: The purpose of Section 7.1.H General Provisions — Height is to
protect single family uses against height encroachment from
neighboring non-residential construction. This is to protect against
noise as well as privacy.
Number of Property Owners Notified: 23
Responses Received: Two as of March 23rd, one in support, one in opposition.
ATTACHMENTS
1. Small Area Map and Aerial Map
2. Application
3. Site photo
4. Site Plan (provided in packet)