HomeMy WebLinkAboutCorrespondence 1
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CITY OF COLLEGE STATION
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 Valley
P.O.BOX 9960
1101 TEXAS AVENUE
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 7.1.11 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 7.1.11 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.
Sincerely,
Bob Cowell, AICP
Director of Planning and Development Services
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