HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Date: May 23, 2000 ZBA Meeting Date: June 6, 2000
APPLICANT: Rich Dale Properties (Steve Rians)
REQUEST: Front setback variance
LOCATION: 500 Graham Road
PURPOSE: To allow for the construction of a new fagade.
GENERAL INFORMATION
Status of Applicant
Property Owner:
Applicable
Ordinance Section:
Property Owner
same
Section 7. District Use Schedule — Table A
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Zoning and The subject property and properties to the northwest,
Land Use: southwest and northeast are zoned as M-2 Heavy Industrial.
The property to the southeast is A -O Agricultural Open.
Frontage: 467.95' of frontage on Graham Road.
Access:
The present structure is provided access via a driveway on
Graham Road.
Lot Dimensions:
467.95" to the northwest (Graham Road)
181.78' to the southwest
467.95' to the southeast
180.56' to the northeast
Topography
The subject property is flat with no landscaping. When site
and Vegetation:
improvements are made, the landscaping will be required to
meet code.
Flood Plain:
Not located within a flood plain.
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VARIANCE
Setback Required: According to the City of College Station Zoning Ordinance,
the minimum front building setback is 25'.
Setback 22' front setback.
Requested:
Case Overview: As part of a building and parking lot expansion and
upgrading project, the applicant would like to add a new
fagade on the front of his building. The extent of the new
fagade would be several inches to over two feet from the
original building face, which is located on the front setback
line. Thus, the applicant is requesting a variance of 3
feet to the front setback to allow for the construction of
the new fagade.
ANALYSIS
Special The ZBA could consider the following as special conditions:
Conditions:
1. The subject property was annexed into the City in 1992.
The building (on the property at the time of annexation)
is located on the 25' front setback line.
2. The applicant purchased the subject property before
annexation. He states that it has always been his intent
to make building improvements. At the time of purchase,
the building improvements would not have had to meet
the City's front setback requirement.
3. The City is in the process of purchasing a portion of land
from the subject property for Phase 2 of the 1995 Graham
Road CIP project. The project's purpose is to bring
Graham Road, which was built to county standards before
annexation, up to the City's major collector standard. The
City is acquiring a triangular piece of land, increasing from
0' from the front property line to the north, to 2.5' at the
west end of the property. Along the property line in front
of the building, the taking will vary from approximately 1"
to approximately 1'.
Hardships: The ZBA could consider the following as hardships:
1. The original building was constructed before annexation.
When applying City ordinance standards, the building is
located on the front setback line. Without removing the
front face of the building (and challenging the building's
structural integrity), there is little flexibility for fagade
improvement.
3. Irregardless of any fagade enhancement, the existing
building will be encroaching into the front setback once
the City acquires the land for the Graham Road
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improvements. Without a variance, the building fagade
will need to be moved back from the building setback line
or gain legal non -conforming status.
Alternatives: The following alternatives have been identified:
Do not make the building improvements. The existing
building fagade would gain legal non -conforming status
after the Graham Road CIP. According to Section 6.3 of
the City of College Station Zoning Ordinance, to maintain
the non -conforming status and thus, not have to move the
building, the building fagade could not be "enlarged,
extended, reconstructed, substituted, or structurally
altered". In the future, the applicant could ask the Board
for a special exception to make changes to his fagade, but
even if granted, the amount of changes permitted would
be limited by ordinance.
2. The Board may grant a smaller variance to legalize the
encroachment caused by the right-of-way project (1" to
1). Although the purpose of the applicant's request is to
allow for fagade improvements, this action would remove
the restrictions placed upon the building by "legal non-
conforming" status.
3. As with all variances, the Board may also grant less than
the requested variance amount (0' to 3).
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.
Previous Action A site plan involving a fagade improvement, warehouse
On This Property: addition, and parking lot enlargement and enhancement is
currently being reviewed by staff.
Similar Requests: The Board has granted a setback variance for decreased
property depth due to right-of-way acquisition. In 1995,
when Texas Avenue was being widened, a 6' front variance
was granted to Wings 'N More Restaurant for a covered
patio.
The ZBA has granted four special exceptions on Graham
Road since its annexation in 1992. The properties were
non -conforming in terms of City parking and landscaping
standards, but wished to expand their building size.
Number of 9
Property Owners
Notified:
Responses At the time of this report, no responses have been received.
Received:
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ATTACHMENTS
Application
Location Map
Building Elevation
Proposed Right -Of -Way Acquisition Graphic
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