HomeMy WebLinkAboutSTAFF REPORT STAFF REPORT
Project Manager: Jennifer Prochazka Date: March 29, 2004
Email: jprochazka @cstx.gov
ZBA Meeting Date: April 6, 2004
APPLICANT: Eric Barton, City of College Station
Community Development Department
REQUEST: Lot width variance and side setback variance
LOCATION: 1119 Detroit Street
PURPOSE: To allow for the demolition and reconstruction of a currently
deteriorated single - family residence on the property.
GENERAL INFORMATION
Status of Applicant: Community Development Department, Owners'
Representative
Property Owner: Lawrence (Glenn) & LaQuitta Stringfellow
Applicable
Ordinance Section: Article 5.2, Residential Dimensional Standards
PHYSICAL CHARACTERISTICS
Zoning and Land Use:
Subject Property: R -1, developed as single - family residential
East: R -2, developed as duplexes
North: R -1, developed as a church
West: R -1, developed as single - family residential
South: R -1, developed as single - family residential
Frontage: 40 feet along Detroit Street
Access: From Detroit Street
Topography &
Vegetation: Relatively flat with little vegetation
Flood Plain: N/A
VARIANCE INFORMATION
O:\ group\ deve_ser \stfrpt\zngstfrpt\honda. doc
Lot Width &
Setback
Required: According to the Unified Development Ordinance, the
minimum lot width required for R -1 lots is 50 feet, and the
minimum side setback is 7.5 feet.
Lot width &
Setback
Requested: 40 foot lot width and a 5 foot side setback on both sides of
the property.
Case Overview: The 40 foot wide lot exists as a result of a 1977 conveyance
of 10 feet (of the original 50 foot lot) to the Holy sanctified
Church that is located on the adjacent property to the north.
This conveyance was done without replatting the property.
Without this lot width variance, the property will not be
permitted to plat, and therefore, a new structure would not
be permitted to be constructed on this lot.
The subject property is currently developed as a deteriorated
single family home. With the help of the COCS Community
Development Department, a new house is planned for this
lot. The house is proposed to encroach into both of the side
setbacks by 2.5 feet.
The applicant is requesting a variance of 10 feet to the
required lot width and a variance of 2.5 feet to both side
setbacks.
ANALYSIS
Special Conditions: The applicant states: "In 1977 a 10' wide portion of the
original 50' wide parcel, identified as lot 13, was
conveyed (along with lot 12) from College Reality Co.,
Inc. to the Holy Sanctified Church (1115 Detroit Street)
located adjacent to the subject parcel. As a result of that
conveyance, the subject parcel was reduced to 40' in
width, thereby creating the hardship of developing on a
narrow parcel of land."
Hardships: The applicant states: "Due to the narrow 40' width of the
subject parcel, when the lot is replatted identifying the
two 7.5' side setback lines, the buildable area width of
the lot will become 25' (40 15' =25). The hardship that
will be creates as a result of replatting will be the creation
of a 40' wide lot and the reduction of buildable area
width."
Alternatives: The applicant states two alternatives:
1) Construct a long narrow house resulting in narrow,
cramped interior living spaces.
2) Deny the owners assistance to redevelop on their
existing 40' wide parcel of land.
O:\ group\ deve _ser \stfrpt\zngstfrpt\honda. doc
Public Interest: The applicant states: "Since the subject parcel's 40' wide
configuration with encroachments already exist, no
situation contrary to the public interest should be caused
by the granting of this variance and legally platting the
parcel for proper development.
SPECIAL INFORMATION
Ordinance Intent: Building setback requirements usually allow for some
degree of control over population density, access to light
and air, and fire protection. These standards are
typically justified on the basis of the protection of
property values.
Number of Property
Owners Notified: 17
Responses Received: One phone call for more information
ATTACHMENTS
Location Map
Application
Survey of existing conditions
Site Plan of proposed improvements
O:\ group\ deve _ser \stfrpt\zngstfrpt\honda. doc