HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Date: January 26, 2000 ZBA Meeting Date: February 1, 2000
APPLICANT: City of College Station, Community Development Office
REQUEST: Side setback variance
LOCATION: 1114 Carolina
PURPOSE: To allow the sale of a new home.
GENERAL INFORMATION
Status of Applicant: Owner
Property Owner: Same
Applicable
Ordinance Section: Section 7; Table A District Use Schedule
PHYSICAL CHARACTERISTICS
Zoning and Land Use: The subject property and all surrounding properties are located
within and developed as R-1, Single Family Residential. The
homes in this area are predominately one-story homes of modest
size.
Lot Dimensions &
Frontage: 100' x 50', frontage is along Carolina Street.
Topography &
Vegetation: Relatively flat with landscaped vegetation.
Flood Plain: Not located within the flood plain.
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VARIANCE INFORMATION
Previous Action on this
Property: On September 1, 1998, the Board granted this property
variances to the side and rear setbacks. The Board
granted a 3'1" variance to the rear setback and a 1.3
variance to the side setbacks. The variances allow for a
rear setback of 21'11" and side setbacks of 6.0'. The
variances were granted based on a special condition of the
property being at minimal size and irregular shape, thus
causing a hardship of not being able to construct a dwelling
that would be a viable and functional structure.
The variances were granted before construction began on
the home. The construction is now complete and the final
survey for title has revealed that the side setback to the east
is only 5.19' from the property line. The rear setback and
the side setback to the west meet the variance previously
given. Since the home did not meet the side setback
variance previously given, we have requested that the
Community Development Office come back to the Board.
Thus, the applicant is requesting a 0.81 " additional
variance to the east side setback for a total variance of
2.31'.
ANALYSIS
Special Conditions: The applicant is again asking for a special condition
relating to the irregular lot shape. While the minutes of the
meeting held on September 1, 1998 show that the irregular
shape caused concern for meeting the rear setbacks, it was
not realized that the lot shape would also affect the side
setback requirements. The house is built at 38' in width as
was planned and submitted before you previously;
however, when the rectangular shaped house was
constructed the parallelogram shaped lot, an additional
encroachment resulted.
The error was not seen during the slab inspection.
Unfortunately, this error was only realized two weeks ago
when the final survey was conducted.
Lastly, it is not unusual for some Community Development
houses to encroach into the setback Some federal funding
programs waive setback requirements. This particular
funding however does not fall into that category.
Hardships: The applicant states a hardship of having to remove the east
wall of the existing structure. Because this is a Community
Development house, funds for construction are limited.
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Alternatives: The only alternative that Staff has found is to remove the
existing east wall and reconstruct it to meet the 6.0' side
setback granted on September 1, 1998.
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.
Similar Requests: On August 18, 1998, the Board granted a variance to the
side setbacks of two houses being built by Community
Development. These were also houses being built with
one -car garages on lots only 50' wide. The Board has also
granted variances due to unusual lot shapes.
Number of Property
Owners Notified: 26
Responses Received: I have received several inquiries into this case. However,
as of the date of this report, no particular opinions towards
the variance have been expressed.
ATTACHMENTS
Location Map
Application
Survey
Floor Plan
ZBA Minutes 9/1/98
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