HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Trey Fletcher, Sr. Planner Report Date: 1-3-2006
Email: tfletcher@cstx.gov Meeting Date: 1-10-2006
APPLICANT: Jefferson Christian Homes, Inc.
REQUEST: Setback Variance
LOCATION: 211 Lee Avenue
PURPOSE: To allow for the construction of a carport as an
accessory use.
GENERAL INFORMATION
Status of Applicant: Homebuilder representing the property owner
Property Owner: Micajah W. and Nancy P. Newman
Applicable
Ordinance Section: UDO Sections 5.2 Residential Dimensional Standards
and 6.4 Accessory Structures
PHYSICAL CHARACTERISTICS
Zoning and Land Use
Subject Property: The subject property and surrounding properties are
zoned R-1 Single Family Residential and are used for
Single Family Residential.
Frontage: 75.32 feet on Lee Avenue
Access: An unimproved alley (15') exists in the rear. All
vehicular access is to the front via Lee Avenue.
Topography &
Vegetation: Relatively flat suburban landscape with some
vegetation and several trees.
Floodplain: None.
VARIANCE INFORMATION
Background: The property owner is proposing to construct a 2-car
carport and storage building within the required rear
setback of 20 feet in addition to a substantial one-
story kitchen/master bedroom addition to the primary
structure, which is a two-story residence. The
applicant is requesting to encroach 15 feet, resulting
in a 5-foot rear setback. The enlarged primary
structure and the proposed carport / storage building
would be connected by a covered breezeway.
ANALYSIS
Special Conditions: The applicant states: "The long, narrow shape of the
lot creates a smaller building area than is seen on
surrounding lots."
Hardships: The applicant states: "The rear setback restriction
eliminates the ability to provide covered off-street
parking."
Alternatives: None were offered by the applicant; however, the
applicant may reconfigure the home addition or
construct a smaller addition that would allow the new
carport/storage structure to be moved out of the
setback. The carport/storage structure could also be
moved closer to the home. As always, the Board may
grant a lesser variance.
Recommendation: Staff recommends denial of the request. The
homeowner is proposing the construction of the
carport in addition to a substantial addition to the rear
of the house significantly reducing the buildable area
available for such an accessory use. A porte cochere
is proposed along the north side of the house, and
meets required setbacks. Two movable sheds exist in
the rear of the lot and will be relocated or removed to
accommodate the planned improvements. As
structures are prohibited from easements, the
proposed carport and storage building are planned to
be constructed next to a 5-foot public utility easement
that runs along the rear of the property.
It is the opinion of staff that the variance is not
necessary for the preservation and enjoyment of a
substantial property right of the applicant, nor do
extraordinary or special conditions affect the subject
property such that a strict application of City codes
and/or ordinances deprives an applicant reasonable
use of his or her property.
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. The Board must determine if the
intent of the ordinance is met by the request and
should ensure that the request is reasonable based
on the special conditions and hardships.
Miscellaneous: This structure received a College Station Historical
Marker in 1999. According to the applicant of the
marker, the home was built in the 1930s.
Number of Property
Owners Notified: 24, including 3 notices to representatives of the
Oakwood Subdivision.
Responses Received: None as of date of staff report.
ATTACHMENTS
1. Location Map
2. Application
3. Site Plan
4. Survey