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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Jennifer Reeves, Staff Planner Email: jreeevs @cstx.gov Report Date: July 18, 2005 ZBA Meeting Date: August 2, 2005 APPLICANT: Keith Ellis, Applicant REQUEST: Front Setback Variance of five feet and one inch. LOCATION: 210 Timber Street PURPOSE: To allow the builder to continue the construction of a single family home. GENERAL INFORMATION Status of Applicant: Builder, Ellison Custom Homes Property Owner: Patrick & Sue Mahoney Applicable Ordinance Section: Section 7.1.D.1.e of the Unified Development Ordinance (UDO): "Where an existing block was created by an approved plat prior to July 15, 1970, a new (infill) single - family dwelling unit shall use the adjacent Tots to determine the appropriate front yard setback. The new dwelling unit shall be set no closer the street or farther back from the street than the nearest neighboring units." PHYSICAL CHARACTERISTICS Zoning and Land Use: The subject property as well as the surrounding properties is zoned R -1 Single Family. Frontage & Access: The subject property has frontage and access via Timber Drive Topography & Vegetation: Relatively flat with large caliper Live Oaks in the front and rear of the lot. Flood Plain: Not located within the 100 -year flood plain. VARIANCE INFORMATION ANALYSIS Item Background: The Applicant is requesting a variance to Section 7.1.D.1.e of the UDO in order to construct a larger than current average home in this area to continue the upgrading trend already evidenced in the neighborhood. Even though the resulting setback lies within the R -1 Single Family Residential setback of 25 -feet, the applicant is requesting a 5 -foot 1 -inch variance to comply O:\ group\ deve _ser \stfrpt\zngstfrpt \honda. doc with the contextual front setback as referenced in Section 7.1.D.1.e. of the UDO. Special Conditions & Hardship: The applicant states: "The City of College Station granted a building permit for 210 Timber to Ellis Custom Homes, based upon the current site plan which Ellis Custom Homes has followed. After construction commenced including, site work, pier installation and foundation preparations, Ellis ordered an independent form survey to be completed the day before the foundation pour. It was during the survey that the UDO Section 7.1.D.1.e was discovered by an independent surveyor and brought to our attention. Ellis Custom Homes then notified the City of College Station. Substantial trees at the rear of the property preclude the client from moving his home further back without sacrificing the shade trees which characterize the neighborhood. We request a front setback variance of 5.1 -feet for the above reasons." Alternatives: The applicant states: "Reducing the size of the residence (and scope of the project) would cause it to fit within the setback limits of Section 7.1.D.1.e. However this would defeat the effort to upgrade this area of the City ". 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. The intent of this section is to insure that any infill development in older neighborhoods is in context with the existing development. Number of Property Owners Notified: 24 Responses Received: None as of date of the staff report. ATTACHMENTS • Location Map • Application • Memo to Staff from Applicant • Survey /Site Plan 0 : \ group\ deve _ser \stfrpt\zngstfrpt \honda. doc 210 Timber August 2, 2005 INTRODUCTION Good evening, I am Jennifer Reeves, Staff Planner Slide 1 (Title) BACKGROUND The applicant is requesting a 5 foot 1 -inch variance to the contextual front setback requirement. Slide 2 (SAM) CASE OVERVIEW The subject property is located at 210 Timber Street which is located just south off of George Bush Drive (show general location). This is in an R -1 Single Family Residential Zoning District. According to the City of College Station Zoning Ordinance, property in an R -1 zoning district is required to have a minimum front building setback of 25 -feet. sv,k The proposed home is meeting this setback requirement, however Section of the Unified Development Ordinance (UDO) states: "Where an existing block was created by an approved plat prior to July 15, 1970, a new (infill) single - family dwelling unit shall use the adjacent lots to determine the appropriate front yard setback. The new dwelling unit shall be set no closer to the street or farther back from the street than the nearest neighboring units." C) Q(o-j^ _ � �.�kkos m,k S I :J• This case involves an over site made by the builder and by city staff in establishing the contextual front setback. The applicant states as a Special Conditions & Hardship: "The City of College Station granted a building permit for 210 Timber to Ellis Custom Homes, based upon the current site plan which Ellis Custom Homes has followed. After construction commenced including, site work, pier installation and foundation preparations, Ellis ordered an independent form survey to be completed the day before the foundation pour. It was during the survey that the UDO Section 7.1.D.1.e was discovered by an independent surveyor and brought to our attention. Ellis Custom Homes then notified the City of College Station. Substantial trees at the rear of the property preclude the client from moving his home further back without sacrificing the shade trees which characterize the neighborhood." As an Alternative: The applicant states: "Reducing the size of the residence (and scope of the project) would cause it to fit within the setback limits of Section 7.1.D.1.e. However this would defeat the effort to upgrade this area of the City ". 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 the health, safety and welfare. The intent of this section is to insure that any infill development in older neighborhoods is in context with the existing development. RESPONES Staff has received 11 phone calls in reference to the public hearing sign and the notification letters. Basically everyone that I spoke with we're just inquiring about the request.