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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Molly Hitchcock Date: February 27, 2003 Email: mhitchcock@ci.college-station.tx.us ZBA MEETING DATE: March 4, 2003 APPLICANT: Richard Jefferson of New Concepts Construction REQUEST: Side and rear setback variances LOCATION: 210 Lee Avenue PURPOSE: For the construction of a new garage and improvements to an existing garage structure GENERAL INFORMATION Status of Applicant: Contractor Property Owner: Dr. and Mrs. Bruce Hoekstra Applicable Ordinance Section: Section 7: District Use Schedule—Table A PHYSICAL CHARACTERISTICS Zoning and Land Use: The subject property and surrounding area is zoned and developed as R-1 Single Family Residential. Frontage: 100 feet on Lee Ave. Access: Via a driveway onto Lee. The property does have the ability to access a rear alley. Topography & Vegetation: Relatively flat with existing trees and landscaping. Flood Plain: Not within a flood plain. VARIANCE INFORMATION Setback Required: A rear setback of 25 feet, a rear setback of 20 feet for a garage, and a side setback of 7.5 feet are required in R-1 Single Family zoning districts. Setback Requested: No rear setback and a varying side setback of 2.5 to 3 feet. Case Overview: The owners are planning to make several additions and improvements to their home. One project is the updating of the existing garage (which staff understands will be used as a studio) and the addition of a new garage. The existing garage was built on the rear property line in 1938, before the city had adopted setback regulations. The structure is non-conforming to current standards, and therefor must receive a variance to reconstruct or structurally alter the building, or to change the use of the building; thus the applicant is requesting a 25-foot rear setback variance for the existing garage structure. The new garage is proposed to be constructed flush with the existing garage along the rear property line. The rear setback for R-1 is 25 feet, but garages are allowed 20 feet from the rear property line. This new structure would also encroach into the required side setback; thus the applicant is requesting a 20-foot rear setback variance and a 41/2- to 5-foot side setback variance for a new garage. Special Condition/ Hardship: As discussed in the attached application, the applicant would like the Board to consider the existing configuration of structures and driveway as special conditions. He also describes the alley behind the home as a buffer between the subject property and the home behind it. It is stated that the proposed renovations will not be possible without the necessary variances. Alternatives: No alternatives have been identified. 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: 18 Responses Received:One person has contacted Development Services, but has not yet spoken with staff about the project. ATTACHMENTS 1. Location map 2. Application with attachments (Some of the attachments contain multiple photographs that can not been seen on the photocopies. The originals will be available at the meeting.) 3. Site plan At'P(00,a OA( As jrop:7, --1) tx ' A) W Cor O iJk J� J fit 2 / J 1- r ( % " --2- 5-, rel C:-AtL l 210 LEE Slide 2 (SAM) This request is for a property in South Side that is planning renovations and additions to the property. To do a couple of the planned projects, rear and side setback variances would be necessary. Slide 3 (survey/site plan) Since there are a few variance requests on this property, I'd like tom-them one at a time. First is the construction of a new garage, which is shown in gray at the top left of your screens. Single Family Residential neighborhoods require a 20-ft. rear setback for garages. The homeowners would like to construct the garage on the rear property line, flush with the old garage, which was built bet9rav the city had setbacks. -F�-ii-- At this location, the new garage would also encroac into the 7.5-ft. side setback. Second, the existing garage is currently on the property line. The plans are for this building to be improved and used as a studio/work space. Although it may be grandfathered, it needs to be brought into compliance if it's structurally altered or if the use changes t e pd improvements to happen, the existing structure will need a variance to the required 25-ft. rear setback. SPECIAL CONDITION / HARDSHIP The application states that the renovations will be impossible without the requested variances. As special conditions, he offers the current configuration of structures on the lot, and the alley at the rear of the property that provides additional space against the property across the alley. Since the time of the staff report, I have received, two letters about this case from L1O U GaJApi- abutting property owners, both of which . The neighbor to the south is against the side setback variance, and the neighbor to the north is in support of the requests. -