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
and Vegetation:
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 just over two feet from the original building
face. 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 1. The subject property was annexed into the City in 1992.
Conditions: The building on the property (present at 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 a 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'.
Hardship: 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
improvements.
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2. 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
improvements.
Without a variance, the building will need to be moved
back
from the building setback line.
Alternatives: The following alternatives have been identified:
1. Do not make the building
improvements. The property
Would gain illegal 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 could never be enlarged, extended,
reconstructed,
substituted, or structurally altered".
2. The Board may grant a smaller variance to legalize the
encroachment caused by the right-of-way project (1').
Although the purpose of the applicant's request is to allow
for fagade improvements, this action would remove the
restrictions placed upon the property by "illegal non-
conforming" status and allow other site improvements to
take place.
2. 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.
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Number of 9
Property Owners
Notified:
Responses At the time of this report, no responses have been received.
Received:
ATTACHMENTS
Application
Location Map
Building Elevation
Proposed Right -Of -Way Acquisition Graphic
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