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HomeMy WebLinkAbout01/14/1997 - Regular Minutes - Zoning Board of AdjustmentsMINUTES Zoning Board of Adjustment CITY OF COLLEGE STATION, TEXAS January 14, 1997 6:00 P.M. MEMBERS PRESENT: Chairman Rife and Members Hollas, Alexander, Sawtelle and Blackwelder. MEMBERS ABSENT: Alternate Member Taggart, Anderson and Ochoa. STAFF PRESENT: Staff Planner Dunn, Development Coordinator Volk and Assistant City Attorney Reynolds. AGENDA ITEM NO. 1: Call to order -explanation of functions of the Board. Chairman Rife called the meeting to order and explained the functions of the Board. AGENDA ITEM N0.2: Approval of minutes from the meeting of January 2,1997. Mr. Hollas moved to approve the minutes from the meeting of January 2, 1997 as written. Mr. Blackwelder seconded the motion which passed unopposed (5 - 0). AGENDA ITEM N0.3: Consideration of a variance request to the minimum duplex lot width requirements for several proposed cul-de-sac lots on Brittain Court, a replat of block 2 of the Regency South Subdivision located along the south side of Brothers Boulevard, approximately one block southwest of Texas Avenue South. Staff Planner Dunn presented the staff report and stated that the applicant wishes to replat a 2.82 acre tract of R-6 zoned land for the development of ten duplexes. At the presubmission conference on January 2, 1997, the applicant was informed that several lots at the end of the cul-de-sac did not meet the minimum lot width requirements for duplex development. After producing a site layout plan, the applicant has determined that the four cul-de-sac lots cannot fully meet the lot width requirements along wrath drainage detention and private access requirements. Therefore, the applicant is requesting a variance to the minimum lot width requirements in order to process and file the replat. According to the Zoning Ordinance, duplexes are pernutted in R-6 districts as long as they are built under the zoning restrictions of the R-2 Duplex district. Table A requires that duplex lots meet a minimum lot width of 35' per dwelling unit for a total of 70' width for both duplex units. Note E states that when all off-street parking is provided in the rear or side yard, the lot width may be reduced to 30' per dwelling unit for a total of 60' width for both units. In cases such as this where there are odd-shaped lots and width variations, the minimum lot width is measured at the front setback line. Lot 7, as reflected on the conceptual plan, will have front yard parking and will be required to meet the 70' lot width. Lots 4-6 will have either side or rear yard parking. Therefore, the minimum width for these three lots will be 60', as measured from the front setback line. Though side yard parking will be provided on lots 5 & 6, the applicant wishes to maintain a 25' instead of 15' front setback for these lots, due to the fact that reducing the front setbacks would only make it more difficult to meet the 60' lot width at the front building line. Required 60' 60' 60' 70' Proposed 57' S8' S3' 68' Variance 3' 2' 7' 2, Staff Planner Dunn stated that in order to provide ease in transferring lot dimensions from the plat to the site itself, the applicant is also requesting an additional foot of variance for each lot. The difficulty in meeting the minimum lot width requirements stems mainly from two elements which are offered as special conditions in this case (1) Detention pond location. A significant portion of lot 5 contains a drainage and utility easement area designated for a detention pond which serves the entire subdivision; and, (2) Access easement location. The 25' private access easement along lots 5 and 6 is required in order to allow vehicular access to the adjacent city park. The reduction of buildable area due to the location of the access easement and detention pond is offered as a hardship in this case. Although the elements themselves do not affect lot widths, they do serve to reduce the size as well as buildable areas of all the lots around the cul-de-sac. The applicant also feels that strict enforcement of this requirement would further reduce the allowable density m the district (R-6 allows up to and over 24 dwelling units per acre; the proposed development would result in seven dwelling units per acre, which is less than R-1 Single Family density requirements). The only alternative in this case is to reduce the number of duplex lots from ten to nine. The plat could be reconfigured with nine larger lots which would meet the required lot dimensions. However, this alternative would further reduce the density of the development from seven to six dwelling units per acre, which is half of the allowable twelve units per acre in R-2 districts. Sixteen surrounding property owners were notified of the request with one inquiry. Chairman Rife opened the public hearing. Applicant Tony Jones of 710 Canterbury approached the Board and was sworn in by Chairman Rife. He stated that he is representing the owners of the property who wish to develop a single cul-de-sac with duplexes. The density is less than the R-1 Single Family Residential zoning district allows and the smallest lot is approximately 8200 square feet which well exceeds the minimum lot size. Due to the shape of the lots at the end of the cul-de-sac, the minimum lot width as measured at the setback line, is not adequate. As shown on the site plan, the buildings can be shifted so that the minimum setback requirements are met. Chairman Rife closed the public hearing Discussion followed among the Board and Mr. Blackwelder moved to authorize a variance from Table A of Ordinance number 1638 to the lot width requirements from the terms of this ordinance as it will not be contrary to the public interest, due to the following special condition: odd shape of original lot to be developed; and because a strict enforcement of the provisions of the ordinance would result in unnecessary hardship to this applicant being: inability to construct duplex project as planned which will continue to remain less dense than required; and such that the spirit of this ordinance shall be observed and substantial justice done subject to the following limitation: the lot width variance is limited to lots 4, 5, 6 and 7 based on the plan presented. Mr. Hollas seconded the motion which passed unopposed (5 - 0). AGENDA ITEM N0.4: Other business. Staff Planner Dunn stated that staff is currently working with the original contractor of the Longmire Education Center to resolve the outstanding landscaping rssue. Mr. Sawtelle questioned staffregarding the roof line sign at the Exxon service stations. StaffPlanner Dunn stated that no contact has been made concerning these signs to date. AGENDA ITEM NO. S: Adjourn. Mr. Hollas moved to adjourn the meeting of the Zoning Board of Adjust ent. ackwelder seconded the motion which passed unopposed (5 - 0). APPRO C ayne ' e Cpl f~G7r4c~~~ January 14, 1997 Page 2 of 2 ZBA Minutes Zoning Board of Adjustment i• i• • Guest Register Date / Name Address 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25.