The URL can be used to link to this page

Home My WebLink AboutCorrespondence CITY OF COLLEGE STATION ,r.�s'. 15 May 2008 James Lindner 204 Landsburg Ct. College Station, Texas 77845 RE: Written Interpretation Regarding Section 7.1 H of the UDO Dear Mr. Lindner: This letter is in response to your request for a written interpretation concerning the method for calculating the building height established by Section 7.1.H of the Unified Development Ordinance (UDO), specifically as it relates to Building E of the Southwest Business Center. Background The purpose of Section 7.1.H is to minimize the intrusion of non-residential and multi- family development on existing single-family residences. This section provides a level of protection for single family properties by requiring a maximum building height that is not more than one-half of the distance between the non-residential structure and the common property line shared with the single-family property. This provision helps mitigate the visual impact of the non-residential structure and limits the effect of noise, light, or privacy issues that may be generated by non-residential uses located adjacent to single- family properties. Determination The height of Building E of the Southwest Business Center is determined by measuring the vertical distance from finished grade at the common property line to the coping (or protective top member) on the building roof, similar to the method of calculating the height for a building with a flat roof The non-residential building is elevated in this case and it is important to note that staff included the elevation change between the grade at the common property line and the grade adjacent to the non-residential building in the calculation. When considering the most appropriate way to calculate the building height, staff had to the heart of the Research [/alley P.O.BOX 9960 1101 TEXAS AVENUE I L �(7 1 COLLEGE STATION•TEXAS•77842 979.764.3510 www.cstx.gov Written Interpretation—Pg.2 first determine the best fit for the roof configuration on Building E. In making this determination, staff decided the roof on Building E met the definition of a shed roof as established by Article 11 of the UDO and Means Illustrated Construction Dictionary (New Unabridged Edition) based on the following: • Section 7.1.H of the UDO states, "Building height refers to the vertical distance measured from the finished grade, or the base flood elevation where applicable, and the average height level between the eves and ridge line of a gable, hip, or gambrel roof'. Ridge line is not defined by the UDO, however, Means Illustrated Construction Dictionary (New Unabridged Edition), defines a ridge as, "the horizontal line formed by the upper edges of two sloping roof surfaces". The roof on building E has one sloped surface, therefore, the gable roof option did not seem like the appropriate choice. • Section 7.1.H of the UDO provides specific instructions on how to determine the building height for roof types such as hip, gable, gambrel and flat, however, a shed roof, such as the one on Building E, is not explicitly addressed. Staff considered the slope of the roof in this case and noted that it was relatively low (approximately 2/12) and regarded it a flat roof for the purpose of building height determination. • Article 11 of the UDO provides a definition for a shed roof separate and apart from a gable roof. If the intent of the UDO was to consider a shed roof the same as a gable or half-gable roof, there would have been no need to provide a separate definition for a shed roof. Staff also looked to the illustration in Section 7.1.H for additional guidance and observed that the building height is measured at the roof point closest to the residential property. Based on the aforementioned information, staff contends that the roof on Building E is best classified as a shed roof and considered the same as a flat roof for the purposes of Section 7.1.H. This interpretation may be appealed to the Zoning Board of Adjustments (ZBA). The next available ZBA meeting date is 1 July 2008. The submittal deadline for the July meeting is 2 June 2008. I trust this information is useful. Please contact me at 979.764.3570 should you have any questions. Sincere Bob Cowell, AICP Director of Planning and Development Services iv ho Page 1 of 1 Deborah Grace-Rosier - Pull Ad From: Deborah Grace-Rosier To: legal Ads Eagle Date: 6/10/2008 11:14 AM Subject: Pull Ad ..............___.......................___. ........................____- Please disregard the ad I just sent to run this Friday June 13. Address 12909 FM 2154. Any questions please call. Thanks! PS I will have two more ads coming. "No matter how little money and how few possessions you own, having a dog makes you rich." Louis Sabin Deborah Grace Rosier Staff Assistant City of College Station Planning & Development Services 1101 Texas Avenue College Station, Texas 77840 979-764-3570 Main 979-764-3784 Desk 979-764-3496 Fax dgrace@cstx.gov www.cstx.gov file://C:\Documents and Settings\dgrace.CSTX\Local Settings\Temp\XPgrpwise\484E622... 6/10/2008 og 5 - 7 -o g Additional Information : o Article 11. Definitions 11.1.A. For the purpose of this UDO certain words shall be interpreted as follows: 6. The words "will" and"shall" are always mandatory and not merely directory. 11.2. For the purpose of this UDO, certain words are used herein are defined as follows: Height: The vertical distance from the established grade at the center of the front of the structure to the highest point of the roof surface if a flat roof, to the deck line for mansard roofs, and to the mean height level between eaves and ridge for gabled, hip, and gambrel roofs. I have included photos of the adjacent building to show previous concerns raised with respect to adherence to the UDO that affect the integrity of the neighborhood. Specifically mechanical equipment screening,prohibited materials, and possible setback issues. All roof. . . mechanical equipment shall be screened from view or isolated so as not to be visible from any public right- of-way or residential district within 150 feet of the subject lot [7.3.B.]. For all facades parallel to . . . or clearly visible from a public street, not more than 40 percent of the exterior building materials shall include . . . pre-fabricated steel panels [7.3.C.]. A See Instruction Sheet ii LA C:\AVERY®5960Tm Easy Peel Labels 77 a Feed Paper for Easy Peel Feature "j j Use Avery®TEMPLATE 5960Tm ini j 08-117 08-117 08-117 GONZALES,CHAD W& LACY A GIL,THOMAS A&CRISSUNDA E LI DER,JAMES R LANDSBURG CT & CHERI J 203 LANDSBURG CT 201 LANDSBURG CT COLLEGE STATION,TX 77845 COLLEGE STATION,TX 77845-3950 COLLEGE STATION,TX 77845-3950 08-117 08-117 08-117 CANNON,ALVINE COVENANT PRESBYTERIAN SOUTHWOOD WEST 2805 ARROYO CT N 220 ROCK PRAIRIE RD 4101 5 TEXAS AVE#B COLLEGE STATION,TX 77845-7704 COLLEGE STATION,TX 77845-8795 BRYAN,TX 77802-4024 08-117 08-117 08-117 MESCHLER,MICHAEL F&FRANCES ASH,ELREY BUFORD III&TRACY MOFFITT, STEPHEN D& SARA R A LYNN 205 BERNBURG CT 203 BERNBURG CT 200 BERNBURG CT COLLEGE STATION,TX 77845-3949 COLLEGE STATION,TX 77845-3949 COLLEGE STATION,TX 77845-3949 08-117 08-117 08-117 ROZNOVSKY,KRISTA MEREDITH& HORD, PAUL H&ROXANE M WEBB,DEBRA ANN NICHOLAS AARON 202 BERNBURG CT 202 LANDSBURG CT 200 LANDSBURG CT COLLEGE STATION,TX 77845-3949 COLLEGE STATION,TX 77845-3950 COLLEGE STATION,TX 77845 08-117 08-117 08-117 JOHNSTON,MATTHEW A&KIRSTEN FEDORA, HERB L,Jr. CJR LUCKY INC A 9929 N DOWLING RD PO BOX 11028 2310 CRYSTAL DOWNS CT COLLEGE STATION,TX 77845-9101 COLLEGE STATION,TX 77842 OXNARD,CA 93036 08-117 08-117 08-117 BREEDLOVE, CRAIG ALLEN SOUTHWOOD WEST WILSON, EMILY 1713 BROADMOOR DR STE 210 4101 S TEXAS AVE#B 201 BERNBURG CT BRYAN,TX 77802-5220 BRYAN,TX 77802-4024 COLLEGE STATION,TX 77845-3949 Etiquettes faciles a peler ♦ Consultez la feuille www.avery.com Utilisez le gabarit AVERY®5960mc Sens de chargement d'instruction 1-800-GO-AVERY Trril Wl 0965 aasei siagei ssaappy ®A.JJ3AV 08-117 08-117 08-117 GONZALES,CHAD W& LACY A GIL,THOMAS A&CRISSUNDA E 2I DD04 ER,JAMES R LANDSBURG CT &CHERI J 203 LANDSBURG CT 201 LANDSBURG CT COLLEGE STATION,TX 77845 COLLEGE STATION,TX 77845-3950 COLLEGE STATION,TX 77845-3950 08-117 08-117 08-117 CANNON, ALVINE COVENANT PRESBYTERIAN SOUTHWOOD WEST 2805 ARROYO CT N 220 ROCK PRAIRIE RD 4101 S TEXAS AVE#B COLLEGE STATION,TX 77845-7704 COLLEGE STATION,TX 77845-8795 BRYAN,TX 77802-4024 08-117 08-117 08-117 MESCHLER,MICHAEL F&FRANCES ASH,ELREY BUFORD III&TRACY MOFFITT, STEPHEN D& SARA R A LYNN 205 BERNBURG CT 203 BERNBURG CT 200 BERNBURG CT COLLEGE STATION,TX 77845-3949 COLLEGE STATION,TX 77845-3949 COLLEGE STATION,TX 77845-3949 08-117 08-117 08-117 ROZNOVSKY, KRISTA MEREDITH& HORD, PAUL H& ROXANE M WEBB, DEBRA ANN NICHOLAS AARON 202 BERNBURG CT 202 LANDSBURG CT 200 LANDSBURG CT COLLEGE STATION,TX 77845-3949 COLLEGE STATION,TX 77845-3950 COLLEGE STATION, TX 77845 08-117 08-117 08-117 JOHNSTON,MATTHEW A&KIRSTEN FEDORA, HERB L,Jr. CJR LUCKY INC A 9929 N DOWLING RD PO BOX 11028 2310 CRYSTAL DOWNS CT COLLEGE STATION,TX 77845-9101 COLLEGE STATION,TX 77842 OXNARD,CA 93036 08-117 08-117 08-117 BREEDLOVE,CRAIG ALLEN SOUTHWOOD WEST WILSON, EMILY 1713 BROADMOOR DR STE 210 4101 5 TEXAS AVE#B 201 BERNBURG CT BRYAN,TX 77802-5220 BRYAN,TX 77802-4024 COLLEGE STATION,TX 77845-3949 660915 JoJ aieidwal asn wlslaags paai q oows