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HomeMy WebLinkAboutStaff Report MEMORANDUM March 12, 2003 TO: Zoning Board of Adjustments FROM: Jennifer Reeves Email: @ci.college- station.tx.us SUBJECT: Variance for 822 Nimitz Street. Item: Consideration, discussion of a rear setback variance request for 822 Nimitz Street, consisting of an encroachment of 17.5 feet into the required 25- foot rear setback. Applicant: Eric Barton, (Housing Program Coordinator) - City of College Station Community Development Item Summary: This variance case was originally heard and denied on February 4, 2003. The Board only had four members including Chairman Hill. For a motion to pass with only four members, the vote would have had to be unanimous. A motion to approve the variance failed (3 -1). A letter was sent to Chairman Hill on behalf of the applicant for a request of a rehear. The board met on March 4, 2003 and past the motion passed to rehear the case. Draft minutes of the February 4th. & March 4th. 2003 ZBA meeting are included in the ZBA packet. Attachments: 1. Area map 2. Application 3. Small area map of previous variances granted by the Board of Adjustments in the same neighborhood. 4. Staff report dated January 23, 2003 5. Minutes from the February 4 & March 4, 2003 meeting STAFF REPORT Project Manager: Jennifer Reeves Date: 01 -23 -03 Email: jreeves @ci.college - station.tx.us ZBA Meeting Date: 02 -04 -03 APPLICANT: Eric Barton REQUEST: Rear setback variance LOCATION: 822 Nimitz PURPOSE: To allow Community Development to move forward with the Optional Relocation Project. GENERAL INFORMATION Status of Applicant: Housing Program Coordinator for the City of College Station Community Development Department Property Owner: Ruthie L. Glover Applicable Ordinance Section: Section 7: District Use Schedule - Table A PHYSICAL CHARACTERISTICS Zoning and Land Use: The subject property and surrounding properties are developed as R -1 Single Family Residential. Across Nimitz Street the property is zoned R -6 Apartment Building /High Density and developed as such. Frontage: Approximately 50 ft. of frontage on Nimitz Street. Access: Access is via a driveway onto Nimitz Street. Topography & Vegetation: The house is slightly above street level. Flood Plain: Not within a floodplain VARIANCE INFORMATION Setback Required: A rear setback of 25 feet is required for R -1 Single Family homes. Setback Requested: A rear setback of 7.5 feet O:\ group\ deve _ser \stfrpt\zngstfrpt\honda. doc Case Overview: This case involves a variance needed for the City of College Station Community Development Department to move forward with the Optional Relocation Project. This project involves an existing dilapidated, unsafe structure that will be replaced by a new, modest brick structure that will encroach less into the rear setback than the current structure. The current structure has a variable encroachment of 19 -20 feet into the rear setback. The new structure will encroach 17.5 feet into the rear setback; thus the applicant is requesting a rear setback of 7.5 feet. Special Conditions: The applicant has stated as a special condition: due to Nimitz Street encroaching approximately 15.5 feet into the front of the owners property, a variance of the rear setback is required to place the front of the new 31' x 32' replacement dwelling 10 feet from the edge of the paving of Nimitz Street, a standard already established by recent development adjacent to the subject property. Hardship: As a hardship the applicant has stated: without the variance, the lot is unbuildable due to the small lot size of approximately 3,285 square feet. An additional 777 square feet of the front of the lot is unusable because it is developed as Nimitz Street, leaving approximately 2,508 square feet of total lot area that can be developed. Alternatives: As far as alternatives the applicant has stated: Building a two -story replacement structure (this option would be both cost prohibited due to budget constraints and undesirable for an elderly owner due to stairs). The current design is for a 992 square feet replacement dwelling for a family of two adults and one child. 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: 15 Responses Received: None as of date of staff report ATTACHMENTS Location Map Application Site Plan O:\ group\ deve _ser \stfrpt\zngstfrpt\honda.doc MEMORANDUM February 18, 2003 TO: Zoning Board of Adjustments (ZBA) FROM: Jennifer Reeves Email: jreeves @ci.college - station.tx.us SUBJECT: Variance for 822 Nimitz Street. Item: Consideration of a rehearing of a variance request for 822 Nimitz Street, consisting of an encroachment of 17.5 feet into the required 25 -foot rear setback. Applicant: Eric Barton, (Housing Program Coordinator) - City of College Station Community Development Office. Item Summary: This variance case was originally heard and denied on February 4, 2003. The Board only had four members including Chairman Hill. For a motion to pass with only four members, the vote would have had to be unanimous. A motion to approve the variance failed (3 -1). The applicant has not provided Staff with any additional information regarding this item. A letter was sent to Chairman Hill on behalf of the applicant, and is included with this memorandum. Draft minutes of the February 4, 2003 ZBA meeting are included in the ZBA packet. Attachments: 1. Area map 2. Application 3. Staff Report dated January 23, 2003 4. Draft Minutes from the February 4, 2003 Meeting 5. Site Plan 6. Letter from Ruthie Glover dated February 17, 2003 7. Small Area Map showing the previous variances granted in the same neighborhood. 822 Nimitz February 4, 2003 INTRODUCTION Slide 3 (SAM) Good evening, my name is Jennifer Reeves Staff Planner This case originally was heard February 4th. Of this year, due to the board having just enough for a quorum the applicant needed a unanimous vote. The motion to approve the variance failed. March 4th. The applicant came back before the board to be considered for a rehear and the motion passed.. Basically the applicant is hear again tonight for the board to reconsider the granting of this variance request. ±' l , /; -1 S < >, 4 1 would like to remind the board that that the City of College Station did acquire 15 and half feet of the front of this lot for Nimkitz street, which does put this lot under an extreme hardship. CASE OVERVIEW Slide 4 (House Photo) This case involves a variance needed for their Community Development Department to move forward with the Optional Relocation Project. This project involves an existing dilapidated, unsafe structure that will be replaced by a new, modest brick structure that will encroach less into the rear setback than the current structure. The current structure has a variable encroachment of 19 -20 feet into the rear setback. The new structure will encroach 17.5 feet into the rear setback. Slide 5 (House Photo) Slide 6 (Survey -1) Special Condition: As a Special Condition Due to Nimitz Street encroaching approximately 15.5 feet into the front of the owners property, a variance of the rear setback is required to place the front of the new 31' x 32' replacement dwelling 10 feet from the edge of the paving of Nimitz Street, a standard already established by recent development adjacent to the subject property. Hardship: As a hardship without the variance, the lot is unbuildable due to the small lot size of approximately 3,285 square feet. An additional 777 square feet of the front of the lot is unusable because it is developed as Nimitz Street, leaving approximately 2,508 square feet of total lot area that can be developed. Slide 7 (Previous Varinaces): Several Varinces RESPONES The only response we have received is a letter from the apartment complex across the street. They were not for or against the variance, they just had some concerns about students parking in their parking lot. Slide 8 (Survey -2) Slide 9 (Survey -3) Mr. Eric Barton who is the Housing Program Coordinator the College Station Community Development Department is here on behalf of the Optional Relocation Program as well as to represent Ms. Glover the property owner. I would be glad to answer any questions you may have.