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HomeMy WebLinkAbout01/06/1987 - Regular Minutes - Zoning Board of AdjustmentsMINUTfiS . CITY OF COLLEGE STATION, TEXAS Zoning Board of Adjustment January 6, 1987 7:00 P.M. MEMBERS PRESENT: Chairman Meyer, Members fivans, Ruesink, Gilmore, Alternate Member Julien and Council Liaison Boughton MEMBERS ABSENT: Member McGuirk STAFF PRESENT: Zoning Official Kee & Planning Technician Volk A(iBNDA ITBM N0. 1. Call to Order - explanation o! !unctions and liaitations o! the Board. Chairman Meyer called the meeting to order, then explained the functions and limitations of the Board. AaBNDA ITBM N0. 2. Approval o! ainutes - aeeting o! December 16, 1986. Mr. Gilmore made a motion to approve the minutes as presented; Mr. Julien seconded the motion which carried unanimously (5-0). A(iBNDA ITBM N0. 3. Hear visitors. No one spoke. AtiBNDA ITBM NO. 4. Consideration o! a request for a variance to sign regulations to allow a sign at an existing aobile hose park at 301 Hrenek Tap Boad (Oak Forest Mobile Hoae Park). Owner o! property is Allen 8. SNOboda. Applicant is Oak Forest Mobile Hose Park. Zoning Official Kee referred to an aerial photo on the wall and pointed out there are two entrances to this park, then explained the applicant's request is to allow a sign at one of the entrances which would meet the regulations in the zoning ordinance for apartment/condominium signs, which allow a sign up to 100 square feet in area and 10 feet in height. She further explained there is no section in the zoning ordinance which addresses sign regulations for mobile home parks. Mrs. Meyer asked why the applicant needs a variance if there is no provision in the ordinance covering his particular request and Mrs. Kee replied if there are no provisions in the zoning ordinance to cover a subject, an applicant needs a variance to cover that use. Mrs. Kee continued her explanation by stating the applicant has indicated that mobile home parks are similar to multi-family projects, however land use figures prepared by the local Highway Department place mobile home dwelling units in the same category as single-family and two-family residences, and further that State law requires that mobile homes sitting on a foundation be allowed in any residential zone. She stated that staff considers Oak Forest more like a single-family area in that the homes are on individual lots with separate utility connections and has a density of 10 dwelling units per acre which falls between the density in single family residential areas and duplex areas. • She listed as an alternative to the applicant's request, allowing use of the requirements of area identification signs which are allowed in all residential zones 1 to identify small subdivisions or distinct areas within subdivision, the maximum size • allowed is 16 square feet in area and 4 feet in height. She went on to inform the Board that previous action regarding this mobile home park was taken in 1976 by the ZBA which allowed the reconstruction of an off-premise sign to be located on Texas Avenue at the corner of Texas and Krenek Tap Road, adding that this sign is now gone and the applicant wants to use that particular sign at the entrance of this project. Mrs. Meyer stated that the lots within this mobile home park are not single ownership lots, but rather are rented from the applicant/owner, and in a way, this park is like a condominium development in that it has camwon areas, whereas single family areas are totally owned. Mr. Evans stated that he does not perceive this to be like a single family residential area, but rather it appears to be more like an apartment complex with lower density. Mr. Julien asked what the discussion had been earlier about all signs requiring a provision in the ordinance and Mrs. Kee explained that if a sign is not addressed by the ordinance, it is prohibited. Allen Swoboda, 8606 Topaz, the owner and applicant of this request was sworn in and stated that he has removed the permitted sign at Texas and Krenek Tap Road, and would like to use that sign which is approximately 5 ft. x 10 feet in size at the entrance to this mobile home park, as he believes this development is more like an apartment complex due to the high turnover of tenants, and a sign limited to 4 ft. by 4 ft. would not be easily visible, therefore making the project harder to locate. He added that the size of the subdivision and the rapid turnover of tenants would justify a • larger sign. In answer to a question, he replied that the mobile homes are placed approximately 100 feet off Hrenek Tap Road, but the park itself is easily identifiable as a mobile home park. He went on to inform the Board that there are two other mobile home parks on Texas Avenue, each having a sign approximately 4 ft. by 8 feet in size. Discussion followed regarding allowed density of various residential districts with Mr. Evans concluding the discussion by making a motion to authorize a variance to the sign regulations from the terms of this ordinance as it will not be contrary to the public interest due to the following unique special conditions not generally found within the City: There are no provisions for signage at a mobile home park and this park is clearly an apartment/condominium type of park, and because a strict enforcement of the provisions of the ordinance would result in substantial hardship to this applicant being (the) difficulty in locating the mobile home park from Texas Avenue, and such that the spirit and intent of this ordinance shall be preserved and the general interests of the public and applicant served, subject to no limitations. Mr. Ruesink seconded the motion but then asked if the motion could be changed to indicate the difficulty in locating .the mobile home park is "from Krenek Tap Road" rather than from Texas Avenue. Mr. Evans agreed to the amendment and seconded the motion to amend made by Mr. Ruesink. Votes were cast on the motion to amend which carried unanimously (5-0), followed by votes cast on the amended motion which also carried unanimously (5-0}. ZBA Minutes 1-6-87 page 2 AGENDA ITEM N0. 5. Other business. i• No other business. AGENDA ITEM NO. 6. Adjourn. Mr. Gilmore made a motion to adjourn which Mrs. Meyer seconded. Motion carried unanimously (5-0) and the meeting was adjourned. APPROVED Chairman, orothy eyer n U ATTEST: ----------------------------- City Secretary, Dian Jones ZBA Minutes 1-6-87 Page 3