Loading...
HomeMy WebLinkAbout09/06/2005 - Regular Agenda Packet - Zoning Board of AdjustmentsWorkshop Agenda College Station Zoning Board of Adjustment Second Floor Conference Room # 1 1101 Texas Avenue Tuesday, September 6, 2005 5:30 p.m. CITY OF COLLEGE STATION Planning d' Development Services Call to order 2. Discussion and possible action concerning the 200-foot notification area. 3. Discussion and possible action concerning the wording for the notification letters sent to property owners. 4. Adjourn. Consultation with Attorney {Gov't Code Section 551 071 ~ possible action The Zoning Board of Adjustments may seek advice from its attorney regarding a pending and contemplated litigation subject or attorney-client privileged information. After executive session discussion, any final action or vote taken will be in public. If litigation or attorney-client privileged information issues arise as to the posted subject matter of this Zoning Board of Adjustments meeting, an executive session will be held. The building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive services must be made 48 hours before the meeting. To make arrangements call (979) 764-3517 or (TDD) 1-800-735-2989. • CITY OF COLLEGE STATION Planning er Development Services 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone 979.764.3570 /Fax 979.764.3496 MEMORANDUM January 6, 2004 TO: Zoning Board of Adjustment FROM: Molly Hitchcock, StafF Planner SUBJECT: 200-foot public hearing mail notification • Asa °future agenda item" on May 4, 2004, board members requested that the staff provide information about the 200-foot notification standard the City of College Station uses for mailed notifications of public hearings for variance requests. The purpose of this memorandum is to: explain the types of notification required for variance requests, discuss the City's reason for requiring a 200-foot notification for variance requests, summarize recent discussions by City Council regarding changing the 200-foot notification standard, and provide the notification standards of other Texas cities. Should the Board wish to discuss the information in this memorandum and the issue of notification, a member should request that it be placed on a future agenda. Current Notification Standards When a variance to zoning regulations is to be considered by the Zoning Board of Adjustments, the City of College Station notifies the public by: 1. Posting a meeting agenda at City Hall least 72 hours before the meeting; 2. Publishing a notice in The Eagle at least 15 days prior to the meeting; and 3. Mailing a notice to property owners within 200 feet of the parcel under consideration at least 10 days prior to the meeting. At a minimum, Section 3.1(F)(2)(c) of the Unified Development Ordinance requires that published and mailed notices provide: 1. The general location of the land that is the subject of the application; 2. The substance of the application, including the magnitude of proposed development and the current zoning district; 3. The time, date, and location of the public hearing; and • 4. A phone number to contact the City. As a standard practice, staff also places public hearing signs on the parcel under consideration the week before the hearing. The 200-Foot Standard Section 211.007 of the Texas Local Government Code requires cities to provide notice of a request for rezoning of property to owners of real property within 200 feet of the property on . which the rezoning is proposed. Yet there is no similar statutory notification requirement for requests for variances. Nonetheless, since 1940, the College Station City Council has consistently adopted, in the City's zoning ordinance, the same notification requirements for variance requests as state law requires for rezonings. It is likely that the City Council adopted variance notice requirements that are identical to the state-required rezoning notice requirements for consistency and ease of implementation. City Council Discussions In 2003, the City Council held policy discussions to give City staff direction in the drafting of the Unified Development Ordinance. When posed with the question of whether or not notification distances should be increased, the Council's consensus was that the official required distance ought to be the same as statutory requirements. However, the Council also determined that as a policy, the City should continue to strive to exceed the statutory requirements to, for example, notify homeowners associations and other interested groups. Based upon that direction, as a practice, Staff has been sending mailed notification to known neighborhood organizations. Standards of Other Cities A survey of seventeen other Texas cities establishes a trend that most cities, like College Station, send mailed notification for variance requests to 200 feet from the property line. Two cities-Austin and Grand Prairie-notify to 300 feet from the property line. • Mailed Notification Distances for ZBA Arlin ton 200 ft. Austin 300 Beaumont 200 B an 200 Cor us Christi 200 Denton 200 Garland 200 Grand Prairie 300 Gra evine 200 Irvin 200 Killeen 200 Lewisville 200 McAllen 200 Plano 200 Victoria 200 Waco 200 Wichita Falls 200 • Deborah Grace - ZBA Notification letter. DOC Page 1 July 19, 2005 TO WHOM IT MAY CONCERN.• Re: Variance request NOTICE OF PUBLIC HEARING This is to notify you that the City of College Station is considering a variance request for the following property: Applicant: Subject Property: (See attached location map.) Proposed Variance: Property Zoning: The Zoning Board of Adjustment will hold a public hearing on Tuesday, August 2, 2005 at 6:00 p.m. to consider the above referenced variance request. The public hearing will be held in the City Hall Council Chambers located at 1101 Texas Avenue South, College Station, Texas. All owners of the subject property and property owners within 200 feet of the subject property have received notification of this request. The public hearing is your opportunity to speak in favor of or in opposition to the variance request. Any request for sign interpretive services for the hearing impaired must be made 48 hours before the meeting. To make arrangements call (979) 764-3547 or (TDD) 1-800-735- 2989. For additional information, please contact the Planning & Development Services Department at (979) 764-3570. JENNIFER REEVES STAFF PLANNER CITY OF COLLEGE STATION Planning e~' Development Services Agenda College Station Zoning Board of Adjustment Second Floor Conference Room # 1 1101 Texas Avenue Tuesday, September 6, 2005 6:00 p.m. Call to order -Explanation of functions of the Board. 2. Consideration, discussion and possible action of absence requests. 3. Public hearing, presentation, discussion, and possible action, to consider a variance for 1000 Spring Loop, Lots 4-9, Block U, University Park Phase II. Applicant is Municipal Development Group for River Ridge Townhomes, LTD. (05-24 TF) 4. Public hearing, presentation, discussion, and possible action, to consider a variance for 316 Pershing, Lots 19 & 20, Block 5, Oakwood Addition. Applicant is Darrell Barrington Homes LLC. (OS-133 MH) Discussion of Administrative Adjustments approved by City Staff. No adjustments given 6. Consideration and possible action on future agenda items - A Zoning Board Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 7. Adjourn. Consultation with Attorney~Gov't Code Section 551.071; possible action. The Zoning Board of Adjustments may seek advice from its attorney regarding a pending and contemplated litigation subject or attorney-client privileged information. After executive session discussion, any final action or vote taken will be in public. If litigation or attorney-client privileged information issues arise as to the posted subject matter of this Zoning Board of Adjustments meeting, an executive session will be held. The building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive services must be made 48 hours before the meeting. To make arrangements call (979) 764-3517 or (TDD) 1-800-735-2989. STAFF REPORT t Project Manager: Trey Fletcher, Sr. Planner Email: tfletcher(a)_cstx.gov Report Date: 8-26-2005 Meeting Date: 9-6-2005 • • APPLICANT: Greg Taggart of MDG REQUEST: Parking Variance LOCATION: 1000 Spring Loop PURPOSE: To reduce the number of required parking spaces for a new multi-family residential development. GENERAL INFORMATION Status of Applicant: Agent for River Ridge Townhomes, LTD. Property Owner: River Ridge Townhomes, LTD. Applicable Ordinance Section: UDO Section 7.2.H Number of Off-Street Parking Spaces Required PHYSICAL CHARACTERISTICS Zoning and Land Use Subject Property: R-4 Multi-Family, vacant but proposed for multi-family residential North: R-4 Multi-Family across Spring Loop, developed as multi-family residential West: R-4 Multi-Family, developed as multi-family residential and C-1 General Commercial, partially undeveloped and partially developing as hotel and retail uses East: R-4 Multi-Family, developed as multi-family residential and A-P Administrative Professional, developed as office and education facilities South: A-P .Administrative Professional, developed as office Frontage: Approximately 546 ft. on Spring Loop Access: Access will be from Spring Loop with an emergency access point to a public alley near the northwestern corner of the parcel Topography & Vegetation: Relatively flat with few trees Floodplain: This parcel is not located within a Special Flood Hazard Area. VARIANCE INFORMATION Background: River Ridge Townhomes LTD is in the process of developing "84 townhouse-style condos" on Spring Loop. The parcel was recently rezoned from A-P Administrative-Professional to R-4 Multi-family with a condition that all access is to/from Spring Loop, and a second emergency access may be to/from the public alley near the northwest corner of the parcel. The applicant states that "these apartments would meet the parking requirements if they were platted as townhomes, i.e. no change to the drawing except lot • calls." The UDO defines townhomes as "one of a group of no less than three, nor more than twelve, attached dwelling units, each dwelling unit located on a separate lot and thereby distinguished from condominium units". A multi-familiy dwelling (also referenced as an apartment building) is defined as, "A residential structure providing complete, independent living facilities for three or more families or households living independently of each other and including permanent provisions for living, sleeping, cooking, eating, and sanitation in each unit. Condominiums are included in this definition". The UDO requires townhomes to provide two vehicles per dwelling unit. Parking for multi-family is based upon the number of bedrooms per dwelling unit. An apartment/condo with each bedroom less than 130 sq. ft. requires 1.25 parking spaces per bedroom. With a proposal for 84 two-bedroom units, a complex would be required to provide 252 parking spaces. The applicant would like to provide 176 spaces, thus requesting a variance for 76 parking spaces. • • ANALYSIS Special Conditions & Hardship: Under Special Conditions and Hardships on the application, the applicant does not address the any attributes of the specific property in question but states that the only difference between the townhome and condominium parking requirements is the way the property is platted. The application states that, "The technically of drawing lot in no way changes the site plan physically. The proposed parking would actually be surplus." As referenced in the previous section, townhomes must have each dwelling unit located on a separate lot and are thereby distinguished from condominium units. That is, each lot must have frontage to a public street, or private street constructed to a public standard. This includes a minimum right-of-way of 50 feet and the parking to be • provided off-street. Required front setbacks may be reduced when rear access to the lot is provided. Alternatives: The applicant has stated that the project could be abandoned or the number of units reduced. Another alternative involves constructing the same density but reconfiguring the design to free additional land for surface parking. SPECIAL INFORMATION Ordinance Intent: The purpose of Section 7.2 Off-Street Parking Standards is to establish the guidelines for off-street parking spaces consistent with the proposed land use to: 1. Eliminate the occurrence of non-resident on- street parking in adjoining neighborhoods; 2. Avoid the traffic congestion and public safety hazards caused by a failure to provide such parking spaces; and 3. Expedite the movement of traffic on public thoroughfares in a safe manner, thus increasing the carrying capacity of the streets and reducing • the amount of land required for streets, thereby lowering the cost to both the property owner and the City. • • Number of Property Owners Notified: Responses Received: ATTACHMENTS 1. Location Map 2. Application 3. Conceptual site plan 25 One as of the date of the staff report. v m m r V m "'~ m C m Z r a~i m ,O V 1 N ~N rn ~D ;rte..; ;~' d6 ~L YARROW ....::0 :..... ................. k ::pj:::: ; ~~p~ ::::: W :::::: D W r ~ I:: :?f: O ~D .. .... ....... ~. ... ... ~ . .. ... ... ... C .... ... T O ........ .................:I':.p::......... ~ ..J : ~: ....... ............. ...............:.:.:..... o ~4 ~ V J ... .. .+. .O. .^.l' ~~JJ J U/ '~':1 : N O '~::'A::::::::. ~ ........ ........ : .::::::~:::: O -p . .. ....... .......;~ ... ~~ ~ W W W . : _ :: : ~A O ~ •~. ~ ~~ ~ NW ? ~ :~: ~n ....... .................. .......... ............ .. ....:J ...... ... ~ :~: ~ N ~ ~ ~. ... .... ~....... ~.......:C~J'.:... ........ ~ ~ ~ ~ ~ G~ w ::: ::'.::' :::::: ....... ..... .. ::i ' ........:: ~ ~ : ~~: ~; ' ~ . .~ F~yr~^4~~~~~ .. ... .. ,...• ~ , • ~ ~ a ~~ .... ... .. L.uJ .. ... ... . ....... . ' F 1 ; ;~~~ : : 01 d~ ........ . ........... .. N ~w A N ~ (7~ W ~ ~ woo ~ dd~~yr O _ ~~ J N ~ C ~,,~ r ~~ O C Z W ~ ~N ~ N ~ N w w N ~ r WO A T V C co O0 1. '::::. :::::~::':.:::'.~'::: ~ N _ '~ ~ ~ :~: :~: . ~ :i::~:.:.::: :i~~: ::... ~:: '~ '~::: ~ .... .. . ... . ~~ ................ ' W ~ . .. ::::::::. : ~ .p :::::::: ::;~ ::::::.: ::r :~;: ~...~:• ~ cn a ... ........... .................... .. ........ ...... .......... .. ... ......... .................... ..... ..... ... . .: ~; :.....: ~ N ~r Q W V ~ ^ ~ O ~ O :IC:1.' ::t::. ~ ao - ..~ ,~ .... ~ , ~ N o> .........::~ .:::::::.............. .,..... .. ~ N ~ ~ O p •w 1 ~ W 1 i ~ . .. .. ."~" 3 ~ N ~ N N N ~ --' ~ W N ... .............................. ........... ...... ~ A .. .. .. ....... 7 ~ W .............. ........... .. :~: ~ W ...: ~: ... ..... '~: ~: :~: o ...:::., :. ~:::::::::.. .:.:..::.::::.. ~::::::::::. N w O~ ~ dd w N ~ ~/~~ A ~~ ~~ o~ W v W y 1 ~~ ~~ FO OFFICE US ONLY CASE NO.: "~ DATE SUBMITTED: l `~~ V SI/ CYwl~t o~ CC7LLIWGt~ S°r°A~rO~ /'!a»nirt~ ~ L)~r~efrip»rtru Seruires ~"'~ I~ r (~'/ I ZONING BOARD OF ADJUSTMENT APPLICATION VV MINIMUM SUBMITTAL REQUIREMENTS: Filing Fee of $150.00. Application completed in full. Additional materials may be required of the applicant such as site plans, elevation drawings, sign details and floor plans. The Zoning Official shall inform the applicant of any extra materials required. Date of Preapplication Conference: APPLICANT//P'ROJECT MANAGER'S INFORMATION Primary Contact for the Project): rr Name GV ~QD/k~ ~• ~~~ ~/'~ ~ ~ve.~/ ~t t ~OCR~I~`t-37M~PS Street Address v ~Co2-S~~ t ~~CI~S" Hy~-rS-~'C~'"_ ,City ~D~~~Cq~J"~Q'~~G1,•. State ~~~ Z//i~~ Code /~? ~ Q'C7 s E-Mail Address ~A ~ S"f'K ®L1 Cc~t.o~• C6wt. Phone Number - _~"G~~ 1 c~ ~ 3" S3~ l Fax Number ~~~~~ ~Q3 " ~.~~,3 ~ROPERTY OWNER'S INFORMATION: Name (VGr ~~ >° ~oGeJk~ e3 ~-~ ~ G2~+/ G~,tG Street Address b 6 O S E-E ~o -So J"~. rCity ~ p Q1-~-- State ~G _ Zip Code /~~78 ~ E-Mail Address Q~TOYI ~ 4 (GCLI~. Cava., Phone Number ~Z~1 tp, O -~~~ Fax Number C`l~) ~Qo ~~~ LOCATION OF PROPERTY: Address Q ~ bD0 5 L H LUO Lot •' [, Block V Su ivision ~~ltUC/S! Q/ {~ ~,,~ Description if there is no Lot, Block and Subdivision "~'I~~' Action Requested: (Circle One) Setback Variance Appeal of Zoning Official's Interpretation Parking Variance Special Exception Sign Variance Other Current Zoning of S ubject Property: ~ -- P Applicable Ordinance Section: ~ t~ '~T ~t.~~C(, ~Ct.ltc~ /~,S (~ S e~ Z.2 av~.. t~' ~~ s 3 ~ n~ 2 ~ ~o©~ 6/13/03 Page 1 of 6 GENERAL VARIANCE REQUEST T e following specific va^tion from the ordinance is requested: ~© og~-~- ~ 4' Ou~H,~ oH,~. r-S ~~t. ~tc~3 fr P ire 02~ /oarw ~ ~ e u~.~ ~ l S (~ 7cr ~ ~.. = ~'~' a /' G S'-fQ lCt ~1r10%~-~ This variance is necessary due to the following special conditions: Special Condition Definition: To justify a variance, the difficulty must be due to unique circumstances involving the particular property. The unique circumstances must be related to a physical characteristic of the property itself, not to the owner's personal situation. This is because regardless of ownership, the variance will run with the land. Example: A creek bisecting a lot, a smaller buildable area than is seen on surrounding lot s, specimen trees. Note: A cul-de-sac is a standard street layout in College Station. The shape of standard cul-de-sac lots arP•CC3' gener of special conditions. __ _ 1n ~e ~r Q~a.-. -hueK,-~S ~ o-~ v~~-F ~('(,.~ G~~~~ Ir'Q5~ urn The unnecessary hardship (s) hardship is/are: ~c -ia-r,1•t. armor i ~ ~rr~ru_ s . by meeting the provisions of the ordinance other than financial Hardship Definition: The inability to make reasonable use of the property in accord with the literal requirements of the law. The hardship must be a direct result of the special condition. ~xample: A hardship of a creek bisecting a lot could be the reduction of the buildable area on the lot, when ompare to neighboring pr opertigs1~ P I < < < ,L ..r ~t't ~ce~ 4-t `~'1 ~rf d~/ a.~c~ ~ ~ ~ `~ ~ cam. e P ~N- tn-D G~ Gi7~ ~t S ~~ The f owin altern tives to the requested varianc a are pos ' e: t p `~e QcV C ~ ~ P GLV t~1,c. c~Xi/ 6~ tJ kt~ s .. OV C ~ 2ud4'u- ~ 1 ~t~'• :7 The applicant has prepared this application and certifies that the facts stated herein and exhibits attached hereto are true, correct and complete. r--- _ ~~ .~ ~ ~ ~~s ~~~ Signa and T' a Date 6/13/03 Page 2 of 6 This variance will not be contrary to the public interest by virtue of the following facts: I ~ I I 1 1 I 1 I I I I I EbEb I k~n I I I I I / ~ lI . / o I ~S1 ~ I I Fpm ~ ,9t~~y 1 ~ 1 ~lli I 1 bl i 1 I I I.. I ~~~p$ / ~ ^ I E IF^ 10 }¢'~y t qa~ I I I • -0f 1 N 1 I I~ I a 1 I ________ ------ ------ I I I ____.~.._______ _~_J____ A ,b '~` LP/ ^' -- --- - / ________________1 _ r-- M „bb,S0017, Ni - I 1 ~_ ___ ______________I r / `>"^•~'°'""~ ~ I -- - I • - _ -~ - _ _ °~ - - - ~ ~-I ~' z - ----- -------- - I '--------~~ -- { A~]~ ~ uan~s III »L/v"x"~'i Vr o ------- - - ----- --- -- -- - - _ - --_-- - 6091 60LI S06I 1002 cn I x ______________ _ __ __ i I 809i 80L[ b061 2002 ~I A 1 I g 1 I LOL[ E061 E002~[ I e I II L091 1 ~~~ S~ ~ ; ~ I I 909[ ' 90L[~S- 2061 ~. 5 0002 I f~ II S09[ ~ _ ~ " SOLI~E 7061 ~i Y 5002 I J I I I r09I rOLi . 9 rtiS ~ 1 ---iit ~n ai .I E091 E £OL[ 90818 1012 eoY y I ~i ~I p C~ I C I 2091 ELI ~l 20[2 I ~~9 °t ~ I 1 IgI tn. (~ 1 1 i t 1091 [OL[ 0081 9 EO[2~ I L,,,I ~ I E081 ~t -012~ S I °1 ~ I 8001 60ST 2081 SO[2 i +I I ~ ~ II LObI 80Si 1081 x 9012 ~~ I 21 ~ I I 1 ~ ~ 90bI LOS[ q LO[2 ~ I 1 I • _ ~ I 1 i y I i I SOYI n 8905I~ I ( $ 1 i `~ x / ,~ I p I l _-- ~ _ R _ I 1 " YOYI~. SOSI ~t. '/' I •' ~ O I f __f _ _ 1 J. EObI ~[. 405[ ~' ~ ~ I 1 ~ c0 ~"~ i A I 1 _~_ _ _ _ 2001 fOSI /~ - i eoEi ~ rolr 1 ri, ~ ; I I IObf 20S[ ~ / _r I cn ;^~ i LOfI ~ ~ r wSI y . iii ~-_' 20Ir i j >O 1 _ I ~J ~ i i ~ 90Ei EO[I 1 ~N ~ ~ I I~ I ~ ~ { $ ~' ~ ~ Id suel _ ~ rorr~ I ~; w I r0£I~ SOrr~b I ____ __ ______ 1 i EOEI~{ 9071 i I I 1- 1 ` -rr 1 ~ LOII i 1 >~'°;~ _ ---1-- ~ I I 20 yi ~ i I I ---i,--i -l 'I lOEI , $ ~ ~ mN° c N ry$ N o N c 80rI I I I P w A IJ N 1 ~---_ ___ y~ 601I 1 -~__~ I 1 ~ f ----------- ~ t ~ Os b - - ~ ZZ - - - ----V -- -----~-------- ^' _ SZ 8l - ~ - ---- --- -I- - - ~~~^-,~--~RC~em- ,v ,~,~ --- -- - ' --- - -r- ~2 ~~ ~ 1 't\\~ Si >I 1 d ~ I ` 9 .\ ~~I I A n I~ 1 ^~~ AF_] i 1 . 1 ~ 1 1 I 1 1 I I ~. 1 I , i I I ~ I I 1 T7 k m ~.4 .m o . V~ o ~ b o ~m R ~ m S 5 g5 N ~ 8 oD ~ g~ ~ ~ D ~ ~ ~ ~ ~ ~ y _ ~ ~~ 1 A ~uixe:o suiiE A / "~ CeYSiA?o ca~ O ~ m O - CONCEPT SITE PLAN fOR ~ . 1 (~ ~~ ~ E n c '1 css-sz:i fuuc mas~,l.mroxoo.~om vi . ' • ~ Nor N ~ LOT 4R, BLOCK U SECTION II REPEAT UNIVERSITY PARK imp ~n ..m.Lm...Px E * , t Y\c~~e ' "`~" `9 o~ , r s 1 R93-. ~ ( r\'cca'er:es scareroxsrr.l+ +v es c o , PAGE 721 VOLUME 538 REV. oAIE o. Gouu x e 1 ~ p ff' ~ . . (YJ VS'L'L%;L\7S. 17.1\:{<~/;kti I m$ - OOp' , 4.70 ACRES awe r.w nmwe: ~ ~ E ~ O s xp PROOfRrv OE uux~GW//_fUE~E~OPMEN~~GROUP Px ~ Oi BE ~ ~ ~ RiCwV+O CARiEF LEn n- COLLEGE SIAPOx. BRA105 COUNhBtEXAS E f ROO CEO UR USECON EmnOLE ORNN IOMMOPI iEC OUP xRRE55C0 wR,1iEn 5 xt OG L W iCIPK 4F IRIS ORAWwG 5 GOPVHiGxiF- AS Of PRU~EC1 WiE. • • u STAFF REPORT Project Manager: Molly Hitchcock Report Date: August 23, 2005 Email: mhitchcock@cstx.gov Meeting Date: September 6, 2005 APPLICANT: Darrell Bairrington REQUEST: Front and side setback variances LOCATION: 316 PershingAve. PURPOSE: To allow the builder to continue the construction of a single family home. GENERAL INFORMATION Status of Applicant: Builder, Bairrington Homes, LLC Property Owner: Bairrington Homes, LLC Applicable Ordinance Sections: UDO Section 7.1.D.1.e (contextual front setback) UDO Section 5.2 Residential Dimensional Standards (side setback) PHYSICAL CHARACTERISTICS Zoning and Land Use: The subject property and surrounding properties are zoned R-1 Single Family Residential. Frontage: 100 feet on Pershing Ave. and 145 feet on Park Place Access: Access will be via the side street, Park Place. Topography & Vegetation: Relatively flat Flood Plain: Not located within a flood plain. VARIANCE INFORMATION Background: When the UDO was adopted in 2003, a provision for contextual front setbacks was made to aide the compatibility of infill development in older residential neighborhoods, Section 7.1.D.1.e states: Where an existing block was created by an approved plat prior to July 15, 1970, a new (infill) single-family dwelling unit shall use the adjacent lots to determine the appropriate front yard O:\group\deve_ser\stfrpt\zngstfrpt\honda.doc d ) setback. The new dwelling unit shall be set no • closer the street or farther back from the street than the nearest neighboring units. The site plan the applicant was using was approved in error by the City. The standard single family front setback of 25 feet was shown on the plan, but contextual setbacks apply in this area. The subject property was built with a front setback of 24.88 feet. The neighboring property has a front setback of 44.41 feet; thus a variance of 20 feet is requested to the front setback. The property's survey shows the required 7.5-foot side setback to be at 7.32 feet; thus a variance of 3 inches is requested to the side setback. LJ • ANALYSIS Special Conditions: Hardships: Alternatives: SPECIAL INFORMATION The applicant states that the setback information was not the deed, slab survey, or building permit. The applicant states that the location of the house has been established. The Board may grant lesser variances. Such an alternative will require the removal of the existing foundation. 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 intent of Section 7.1.D.1.e is to insure that any infill development in older neighborhoods is in context with the existing development. Number of Property Owners Notified: 18 Responses Received: None as of date of staff report. ATTACHMENTS 1. Location Map 2. Application 3. Property Survey O:\group\deve_ser\stfrpt\zngstfrpt\honda. doc 3 FOR OFFICE USE ONLY CASE NO.: ~ r -~ DATE SUBMITTED: CtT~ O.~ Co I~.~G~ S rATrO~t J NlunaF~g c~r:LkNa(trjima~rez.5rrt+lcrs l Q~ ZONING BOARD OF ADJUSTMENT APPLICATION MINIMUM SUBMITTAL REQUIREMENTS: -"'" Filing Fee of $1.50.00. IN~~V~ Application completed in full. Additional materials may be required of the applicant such as site plans, elevation drawings, sign details and floor plans. The Zoning Official shall inform the applicant of any extra materials required. Date of Preapplication Conference: APPLICANT/PROJECT MANAGER'S INFORMATION (Primary Contact for the Project): ~~Il~-I IUIo 77J~ Name ~ f (~.E ~.~ ~ ~ a1(~~l N ~ I~IJ - Nri (mil I~C~TI~I~~ ef~0'YN~~j LLC 1~ ~(3/a ~'i~'IE! Street Addr~eVss 7~ ~ g~~1e-~ (" I~~EI~,. City ~.u~.(_tCo~ s~-7 %0/(~ State ~ /~ Zpip Code ~ ~ g S E-Mail Address `~ 0n~~) rr ~ ~-(~ X--1~ -°~'"~ rj~"t'~ ~Y? Phone Number 1 ~ ~ ~~ a '~7 gQ ~ Fax Number "1 7 9"~- q Q-~ g ~ 3 .PROPERTY OWNER'S INFORMATION: Name r~.1f~' I IZi~ l Il) CaT~ ll) ~ 17'l ~ L ~-C; !~ I~ 1~ //q- I ~/ /l~ (0 7'~/l,~ ~-~Q /~! F.S Street Address `1 G ~ ~t~2.n--~' ~, ~~/L City ~d LL.~(f1~ ~'777~?-~l fJ/l) State ~~ Zip Code 77 $ ~~ E-Mail. Address •1 0 ~q i rY ~ COX -/ h "1f"~ I''h f~ CLI 1?'r Phone Number ~79 -' ~~ a° -] ~0 f Fax Number g7q'Grq~-~ g~3 LOCATION OF PROPERTY: Address ~ E b ~~5~ ~ /~ Lot 19 ~~ Block J~ Subdivision 0 ~- K ~-a o (~ /4"~ ~ / "j-/Q} Description if there is no Lot, Block and Subdivision Action Requested: of Zoning Official's Interpretation Sign Variance Other Current Zoning of Subject Property: '~ I (~ ~ ~~ ~l~-?'Ul CI l-,~ i2. ES i ~ EhJ ~ Applicable Ordinance Section: __ ~ ~ ~ S iLCT t O l~ 7, ~ ~ ,~ . ,~, , ~ - ~ ~E7~3~ P~ • ~~ ~T-l n ~ ~, a . ~ ES I ~ ~~ T( ~tL .~ ~ lm ~ s t ~ nli~-L ~T19~V ~ I'~72.~ S ~-. 6/13/03 Page 1 of 6 Parking Variance Special Exception . ~ GENERAL VARIANCE REQUEST ~T following specific variation from the ordinance is requested: ~X L - X2.0 ~ /~-/~- ~(/ ~ /W i(1 ~E=T~/ix~ ~I-PP ~2.o x ~ rn ~~~ Y - 3 V~q-Q.t ~y~ E o ~v si ~~ ~ ETA ~~<< ~-~ PIc~ su~v~ This variance is necessary due to the following special conditions: Special Condition Definition: To justify a variance, the difficulty must be due to unique circumstances involving the particular property. The unique circumstances must be related to a physical characteristic of the property itself, not to the owner's personal situation. This is because regardless of ownership, the variance will run with the land. Example: A creek bisecting a lot, a smaller buildable area than is seen on surrounding lots, specimen trees. Note: A cul-de-sac is a standard street layout in College Station. The shape of standard cul-de-sac lots are generally not special conditions. hardship is/are: ,~ t~ financial Hardship Definition: The inability to make reasonable use of the property in accord with the literal requirements of the law. The hardship must be a direct result of the special condition. Example: A hardship of a creek bisecting a lot could be the reduction of the buildable area on the lot, when i compared to neighboring properties. ~- T~ 7~l-~'l ~5 T ~ /NT~ l.U ~ C~iU~l.1 ~ 7~" C }{'f~~U~ ~ T/~E ,~- !~~/~-7~~.,~ 0 IG ~~ !ffl USA The following alternat'ves to the requested variance are possible: J~oN~_ _l~OSSIg~~~ This variance will not be contrary to the public interest by virtue of the following facts: The applicant has prepared this application and certifies that the facts stated herein and exhibits attached hereto are true, correct and complete. - ~~ ~ - ~~_ nature and Titl C~~~~v Date 6113/03 Page 2 of 6 o co /r "' ~~ V ~ ~4 ~ W ...~ ...- y 01 N~ N ~ N pp W ~~'Y O ~ o ~ ~ W ~ N A~ Z (~ .A ~ A l=l A ~ ~ ~ ~ ~ V ~ ~ ~ ~ ~ O O O V O ~ ~ ~ O 111 ~~~`~ OV N ~ O V "~~ W Q !~ N s CTS W W O p OD V A ~~ "'' N D A `-' C.~J W Z .0,9~ O T nn ~ ~ ~aa -I ~' 'i'~ A ~ ~ l:lU o N W ~ ~ ~ 1T1 ~ V C~ ~ 00 / >. 000 ~ _ / \N ~ /\ -~-~ z 1 ^~~ I._J --' " ~ A ~ , ~ N ~ 4 NW ~~" _ Q W O ...- 1 A ' ~! _ ~ ~ W s~, V ~ aoV w cn~ V C~~ -~ y O A V~ ~ W ~~ " ~° ~ ° ,.., A C W (O `a V ~ ~~ ~ ~ e ~O O V W A ~W .a~ N CT ~ OD ^ N O ~ A ~ " ~ O o 0~ ~ W A~ V ~ -~ Gl~ NO V O Q VO (D O V j V d /r. ' '~ O W O co ~ O V ~ N Cy ~ W ~~ W CO '0 N W O ~ ^ W A UJ W N N ~ O WN ~W A ~a O ~ O 0 O ~ A ~ p ~ ~ w O co Cn rn N wV ~' v 0~\y ^ ~ ~ ~~ W ~ .a ~ ~A tD O N C W N W (fl ~`Z' A ~'J (J1 pp A W ~ A O ~ ~ 4t y O V N co ~ N N W V ~ .,,~ ~ .~ O (p W N CJ7 N ~ (p o CJ7 A ~a ^ l/ /^ t ~ ~ -' W ~ ~ A A o ~,,~ do O W V lVl ~ O ~"D~ j ~ O W CJ1 W~ J` /A _ N ~~l2 A 0 V ~ N ~ W y~ ~ N Oo ~ 1O ~ ~ W W Ul ~ ~ W ~ O -~ V A !% v ...~ OD W ~ N O CO ~ to ~ O ~ ' ~ O N ~ ~ ~~ ~ V V N~ `-' W ~ O ~ O W V V A NO ~ O ~ C'~ ~ O S N _~~Q ~ ~ W N N T N ~ Q~ (O W w ,~ W ~ V CO ~ CO Q Cn N ~ W N A O W --` N ~ '~ s `O CJ7 D V A ~ ~ N ~ N ^ W Q O A ~ N "'' ~ --' A .O O ~~ ~~ ~ ~ N ~ ' ~ O ~~ W ~~ ~ V W j N O A ~ W S J A ~ `~ ~ ~ ~_ ~~ 3~ J~`' ~~ P ~~~~~~ Q~~ 0 ~, k 5 O ~~ ui V N ~' ~ Y N 7 }} Q Z ~ o W m~~U~ ~ OQ~ r4 ~ ~ oga~ ~ ~ N S mozo~mz aOw .. i N O~ Y? p G ~aJ~5 8 ~o°v~i ~ w c? ~$ ~~ ~~ n o \ O~ ~ ~~ ~~ ~s rye/ S ~ m a~ ~~ ~ \ \~i i '~ .a~. 1~• ~ .B9 Zf. ri ~ V n S .9YY ~ q, '~~ ~~ •~\ ~, ~ ~ ~ ~ o .zo8 ~ \~ F o ``yam ~ ~oo° .~ gyp. .°os `~'d~~~ ~~ a ~ .~0~ r ~ o S ~~~ ~ ~ r o ~~'~ ~~ J r /~ ~~ ~$ ~x ~~ ~ ~~ 0 0 i on ~ yd W ~~~°~ ~~ ~~~~ a= ~ }~ ~~~~ a~ o~ o ~~ U~~ ~~ g~ ~~ ~4n 5?~ o~ Y=Z ~ ~~ ~~ _~~~ ~~ ~~ ~~s