HomeMy WebLinkAboutApplication (08-107) FOR OFFICE/ J
USE1� ONLY
CASE NO.: V to'i
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DATE SUBMITTED: C ..-09 'OS
CITY OF COLLEGE STATION
Planning d-Development Serinas '(�fir, , 16
WRITTEN INTERPRETATION c
/ MINIMUM SUBMITTAL REQUIREMENTS:
V Filing Fee of$45.
Application completed in full.
The Zoning Official shall inform the applicant of any extra materials or additional information needed.
APPLICANT'S INFORMATION:
Name .J El lin eC L t n q ui r t
Street Address (91 Lands koLkTI%,J City C Iiecje J4 4I' -
State 'TX Zip Code 7 7 d ]` E-Mail Address J eLr1'1' 5 Linc)..,, '' : 5�.A4en` t& k, o of
Phone Number 9 79 - 3 / "(1,/-1 (S Fax Number _` 7' - (-j SS- -2( 15+
Specific Section: LAD 0 7 , ( t3 ( E1 I Z, b, C n ) Z(j 17
Interpretation requested: Li tla+ I S -Or) c� 4 V 0 cC: e btA1 Id 1 h c.) t%1 1 41 k+
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Reason/Explanation for Written Int rpretation Request: 1t
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The applicant has prepared this application and certifies that the facts stated herein and exhibits attached
hereto are true, correct and complete.
S. ature and TZ Date
6/13/03
Page 1 oft
I am requesting a written interpretation for UDO Sections 7.1 B1, H1 (a, b, &c), and H2 (a, &
b). These sections of the UDO have been in effect since the original UDO was adopted. It is
apparent that the intent of the regulation is to establish an effective building height for the
purposes of setback. Section 7.1 H1 b states, "calculation of the height limits shall be to the
highest point of the structure." My immediate concern for a written interpretation deals with
Building E in the Southwest Business Center; however, this interpretation would likely have a
significant impact on development and architectural roof types used throughout the city.
The July 2005 approved building plan for Southwest Business Center had sufficient building
setbacks to meet the effective building height requirements—that is the original setback distance
was 2 times the distance from "average height level between the eaves and ridge line" to the base
flood elevation. A problem arose when the developer began constructing a building that was
different in size and location from the one that was on the approved site plan. (see note from
Boyer). As of submission of this written interpretation request, there are no approved building
plans for how the building is currently being built, although construction has resumed.
The UDO specifically makes mention of 5 architectural roofing styles to provide examples for
how to determine the effective building height for purposes of setback. The UDO does not make
mention of numerous architectural roofing styles or combinations of styles; such a list would be
quite large (see computation below). The UDO makes no mention of architectural roofing styles
such as: Bonnet, cross gabled, front gabled, pavilion-hipped, salt box, shed roof, domed, v
design, cross-hipped, pyramidal, chipped gable, Dutch hip, octagon, geodesic dome, etc. If the
UDO would have to list every permutation of any one or combination of any architectural
roofing styles, the list would include 121,645,100,400,000,000 different roofing styles. This list
would require a minimum of 405,483,668,000,000 additional pages (assuming 300 words per
page) to the UDO to cover all permutations of architectural roofing styles. Therefore it is
obvious that the intent of the code was for the effective building height to be determined based
on rational judgment. The UDO in all of these examples uses either the maximum or an average
between the high and low points when determining the effective building height. Nowhere in
any of the examples is the lowest point used to determine the effective height. If anything, it
would appear that the highest point would be used if there was any doubt because that would be
the most conservative approach and the closest adherence to the ordinance.
While the UDO does not mention shed roofs, there is a direct relationship between a gable roof
and a shed roof(see exhibit 1 and 3). The gable roof has two opposite slopes that meet at a ridge
whereas a shed roof has one slope that terminates at a ridge. The architectural and engineering
standards for a gable roof and a shed roof are similar; the visual difference when looking from
the sloped side is identical. That is, half a gable roof is a shed roof.
Architectural Graphic Standards (10th ed.) notes there are essentially two types of roofs: flat
roofs and sloped roofs. Therefore, a shed roof has to be either a flat roof or a sloped roof. If the
roof of Building E in the Southwest Business Center is a flat roof, then according to the UDO,
the setback distance should be 2 times the distance from "the highest point of the coping of a flat
roof" to the base flood elevation. I would hope the city would contend that the developer has a
flat roof, as this would maximize the required setback. If not, then the only other option is to
classify the roof as a sloped roof; whereby the average height of the building between the eaves
and ridge would be used to determine the setback.
Ds - 10,
: (5
Mr. Lance Simms, Assistant Director of Planning &Development Services, City of College
Station, TX has erroneously interpreted the UDO with respect to effective building height of
Building E of the Southwest Business Center. He stated that because a shed roof is not explicitly
identified in the UDO, the developer does not have to meet the setback requirements of either a
flat roof or a sloped roof. He further stated that the requirement for setback would be that the
setback would only have to be twice the distance of the lowest point of a shed roof. This is not
consistent with 7.1 B 1. Section 7.1 H1 b states "calculation of the height limits shall be to the
highest point of the structure." If Mr. Simms interpretation is correct, then a shed roof(see
exhibit 3) could have any slope and such slope would not affect the setback. Therefore, a
building with a shed roof and a slope of 60/12, according to Mr. Simms interpretation, could
have a ridge that exceeds 200 feet; and that such would not affect the setback requirements at all.
Or using the same interpretation, a developer could build a geodesic dome with a perimeter wall
of 8 feet tall and a height of over 200 feet with only a 16 foot setback.
There has been a preliminary determination that the developer has violated the height-setback
requirement (see notes from Boyer and Simms). Mr. Simms indicated that the developer is
considering adding a steeper roof slope to the back of the building to lower the effective building
height of and reduce the setback requirements. A roof of this design would make the roof a
gambrel, which is specifically called out in section 7. 1 H1 a. of the UDO. In fact, such an
interpretation would allow any developer to add a gambrel roof architectural design or shed roof
architectural design to the back of any roof and therefore completely circumventing Section 7. 1,
and allowing any developer to build within 15 feet of any residential property line. If this is the
true interpretation then I will request that the city address all permutations of roofing
architectural designs to protect its interest and the interests of its citizens. This would allow
commercial developments to be virtually in a person's backyard without any buffer. I cannot
believe that was the intent of our City Council when the UDO was adopted, but quit the opposite.
An interpretation of the UDO that would allow for bizarre roof structures to overbuild a site and
encroach upon and devalue the citizen's homes is unconscionable.
There have been a number of missteps in the process of building the disputed project. However,
the solution is NOT to devalue adjacent homeowners property, rather it is to develop a solution
that does not impact the values of the adjacent homes and complies with the intent of the UDO.
"As far as the elevations and structure, we are issuing a stop work order to get the revised
building plans showing the building they are actually constructing, and to obtain topographical
information from the southeast side of the building where there may be a height-setback issue."
Lindsay B. Boyer,AICP Senior Planner
"The contractor recently provided additional information on the plans for building "E" of the
Southwest Business Center. Based on the information submitted and my observations on site, I
believe there is a building height/setback violation at a couple of places along the rear of the
building. The contractor is working to develop a solution at this time and will submit revised
plans for our review and approval before proceeding with the corrective measures." Lance
Simms, CBO Assistant Director of Planning & Development Services
08- 101
64-06
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