HomeMy WebLinkAbout01/06/2026 - Regular Agenda Packet - Zoning Board of Adjustments
College Station, TX
Meeting Agenda
Zoning Board of Adjustment
1101 Texas Avenue, College Station, TX 77840
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The City Council may or may not attend this meeting.
January 6, 2026 6:00 PM Council Chambers
College Station, TX Page 1
Notice is hereby given that a quorum of the meeting body will be present in the physical location
stated above where citizens may also attend in order to view a member(s) participating by
videoconference call as allowed by 551.127, Texas Government Code. The City uses a thirdparty
vendor to host the virtual portion of the meeting; if virtual access is unavailable, meeting access
and participation will be in-person only.
1. Call meeting to order and consider absence requests.
2. Agenda Items.
2.1. Consideration, discussion, and possible action to approve meeting minutes:
Attachments: 1. October 7 2025
2.2. Public Hearing, presentation, discussion, and possible action regarding a variance to the
maximum size of accessory structures per the Unified Development Ordinance Section 6.5.B.1
‘Accessory Structures,’ for the property located at Woodland Acres, Lot 6 (Front 419' of), Acres
1.4445, generally located at 904 Ashburn Avenue. The property is zoned GS General Suburban.
Case #AWV2025-000091
Sponsors: Gabriel Schrum
Attachments: 1. Staff Report
2. Aerial and Small Area Map
3. Concept Plan and Survey
4. Applicant's Supporting Information
3. Adjourn.
Adjournment into Executive Session may occur in order to consider any item listed on the agenda if a
matter is raised that is appropriate for Executive Session discussion.
I certify that the above Notice of Meeting was posted on the website and at College Station City Hall,
1101 Texas Avenue, College Station, Texas, on December 19, 2025 at 5:00 p.m.
City Secretary
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Zoning Board of Adjustment
Page 2 January 6, 2026
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and who may need accommodations, auxiliary aids, or services such as interpreters,
readers, or large print are asked to contact the City Secretary’s Office at (979) 764-3541, TDD
at 1-800-735-2989, or email adaassistance@cstx.gov at least two business days prior to the
meeting so that appropriate arrangements can be made. If the City does not receive notification
at least two business days prior to the meeting, the City will make a reasonable attempt to
provide the necessary accommodations.
Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun.
"Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly
Carried Handgun) A Person Licensed under Subchapter H, Chapter 411,
Government Code (Handgun Licensing Law), may not enter this Property with a
Handgun that is Carried Openly."
Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia.
“Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire
libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411,
Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad
portando arma de mano al aire libre.”
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October 7, 2025 Zoning Board of Adjustments Minutes Page 1 of 2
Minutes Zoning Board of Adjustments
Regular Meeting October 7, 2025
MEMBERS PRESENT: Chairperson Bill Lartigue, Board Members Justin Collins, Michael Martinez, Jaymeson Hacker, and James Hutchins CITY STAFF PRESENT: Assistant Director of Planning & Development Services Molly
Hitchcock, Staff Planner Garrett Segraves, Assistant City Attorney David Purnell, Technology
Service Specialist Roxanna Duran, and Administrative Support Specialist Kristen Hejny 1. Call meeting to order. Chairperson Lartigue called the meeting to order at 6:10 p.m. 2. Agenda Items 2.1. Consideration, discussion, and possible action to approve meeting minutes:
• September 2, 2025 Board Member Martinez moved to approve the meeting minutes from September 2, 2025, Board Member Collins seconded the motion, the motion passed 5-0.
2.2. Public Hearing, presentation, discussion, and possible action regarding a height variance
to the Airport Zoning Ordinance for the properties located at A002601, John H Jones
(ICL), Tract 22, 50.15 Acres, and A002601, John J Jones (ICL), Tract 77.2, 20.54 Acres.
The properties are zoned R Rural and PDD Planned Development District. Case
#AWV2025-000095
Planner Segraves presented the item to the Board and stated that the applicant is requesting
a 63-foot height variance for the use of a mobile crane.
Staff recommended approval of the request due to the fact that it does meet the
specified criteria. Specifically:
1. A literal application or enforcement of the regulation would result in practical difficulty or unnecessary hardship. 2. The granting of the relief would result in substantial justice being done.
3. The granting of the relief would not be contrary to the public interest.
4. The granting of the relief would be in accordance with the spirit of the regulation. Board Member Collins asked for additional information on how the eight-hour time
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October 7, 2025 Zoning Board of Adjustments Minutes Page 2 of 2
allowance placed by the Texas A&M University System and the Federal Aviation Administration, is regulated.
Assistant Director Hitchcock clarified that mobile cranes are temporary variances with time limitations as recommendations from outside entities. Chairperson Lartigue opened the public hearing.
No visitors spoke.
Chairperson Lartigue closed the public hearing.
Board Member Hutchins motioned to approve the variance as it will not be contrary to the public interest, the fact that the Federal Aviation Administration (FAA) and
Texas A&M University did not have concerns, and that the approval was within the Zoning Board of Adjustment’s jurisdiction, Board Member Hacker seconded the motion, the motion passed 5-0.
3. Discussion and possible action on future agenda items - A 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. There was no discussion on future agenda items.
4. Adjourn.
The meeting adjourned at 6:16 p.m. Approved: Attest:
______________________________ ________________________________ Bill Lartigue, Chairperson Kristen Hejny, Board Secretary
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Zoning Board of Adjustment Page 1 of 4
January 6, 2026
VARIANCE REQUEST
FOR
904 Ashburn Ave
AWV2025-000091
REQUEST: An increase to the maximum size of an accessory structure as set forth in the
Unified Development Ordinance Section 6.5.B.1 ‘Accessory Structures’
LOCATION: 904 Ashburn Ave
WOODLAND ACRES, LOT 6 (FRONT 419' OF), ACRES 1.4445
ZONING: GS General Suburban
PROPERTY OWNER: SPEARS BRANDON & ERICA
APPLICANT: Brandon Spears
PROJECT MANAGER: Gabriel Schrum, Staff Planner
gschrum@cstx.gov
BACKGROUND: The subject property is the location of an approximately 2,061 sq.ft. single
family home accessed by a gravel drive. The home was built around 1963 with
no major additions being made to the site until this proposal. According to UDO
Section 6.5.B.1 “all accessory uses shall contain no more square footage than
twenty-five (25) percent of the habitable floor area of the principal structure or
four hundred (400) square feet, whichever is greater.” With the primary
structure size of 2,061 sq.ft., the combined area of all accessory uses is not to
exceed 515.25 sq.ft. (25% of the area of the principal structure). The applicant
is proposing to add a detached 1,196 sq.ft. accessory living quarters (this
includes conditioned storage) to the rear of the existing home. At 1,196 sq.ft.,
the proposed accessory living quarters would be 58% of the principal structure
on site. This necessitates the request for the variance to Unified Development
Ordinance Section 6.5.B ‘Accessory Structures’ to allow the total accessory
structures on the lot to exceed the 25% maximum (515.25 square feet) by
allowing an additional 680.75 sq.ft. of accessory structures, which is 58% of the
size of the home.
APPLICABLE
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Zoning Board of Adjustment Page 2 of 4
January 6, 2026
ORDINANCE SECTION: Section 6.5.B.1 ‘Accessory Structures’
ORDINANCE INTENT: UDO Section 6.5.B.4.A ‘Accessory Structures’ sets maximum square footage
requirements for Accessory Structures that limit their size to scale in relation to
the primary home in single family zoning districts.
RECOMMENDATION: Staff recommends denial of the variance request.
NOTIFICATIONS
Advertised Board Hearing Date: January 6, 2026
Property owner notices mailed: 9
Contacts in support: None at the time of this report
Contacts in opposition: None at the time of this report
Inquiry contacts: None at the time of this report
ADJACENT ZONING AND LAND USES
Direction Zoning Land Use
Subject Property GS General Single-Family Home
North GS General Suburban Single-Family Home
South GS General Suburban Single-Family Home
East (across Ashburn
Ave) GS General Suburban Single-Family Home
West GS General Suburban Single-Family Home
PHYSICAL CHARACTERISTICS
1. Frontage: The subject property has approximately 150 feet of frontage on Ashburn Ave.
2. Access: The subject property is currently taking access from Ashburn Ave via an existing gravel driveway.
3. Topography and vegetation: The subject property is a deep lot, with existing hedges and canopy trees
screening the majority from the public ROW along Ashburn Ave. The site also has a large mass of bamboo
and trees around the eastern property line. According to City estimates, the impervious cover for the entire
lot does not exceed 55%. When a landowner applies for a building permit, a more detailed calculation is
required to show that the maximum impervious cover limit will not be exceeded.
4. Floodplain: The subject property is not located within FEMA regulated floodplain.
REVIEW CRITERIA
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Zoning Board of Adjustment Page 3 of 4
January 6, 2026
According to Unified Development Ordinance Section 3.19.E ‘Criteria for Approval of Variance’, no variance shall
be granted unless the Board makes affirmative findings in regard to all nine of the following criteria:
1. Extraordinary conditions: That there are extraordinary or special conditions affecting the land involved such
that strict application of the provisions of the UDO will deprive the applicant of the reasonable use of his
land.
Extraordinary or special conditions do exist for this property. The property is a large, deep lot (over 400 ft.
in depth) and is vegetated with the abundance located near the ROW of Ashburn Ave, and the lot abuts the
Schob Nature Preserve (owned by Texas A&M University) along the eastern property line. While special
conditions exist on the lot, there are options to further increase the dwelling space on site without
necessitating a variance. The special conditions do not prohibit conformance with the ordinance.
The applicant has stated that, “the ordinance doesn't not allow the building of an ADU that would be viable
for habitation. Our lot is large enough to allow the size of ADU.”
2. Enjoyment of a substantial property right: That the variance is necessary for the preservation and
enjoyment of a substantial property right of the applicant.
The variance is not necessary for the preservation and enjoyment of the substantial property right of the
applicant. If the proposed variance is not granted, the applicant can still build an accessory structure within
the 25% threshold and follow Section 6.5.B.1 ‘Accessory Structures’ of the UDO. If the variance is not
granted, the applicant is not being denied a substantial property right of a single-family lot.
3. Substantial detriment: That the granting of the variance will not be detrimental to the public health, safety,
or welfare, or injurious to other property in the area, or to the City in administering this UDO.
Granting the variance would not be detrimental to the public health, safety, or welfare, or injurious to other
property in the area, or to the City in administering the UDO.
4. Subdivision: That the granting of the variance will not have the effect of preventing the orderly subdivision of
land in the area in accordance with the provisions of this UDO.
The granting of the variance will not have the effect of preventing the orderly subdivision of land in the area
in accordance with the provisions of the UDO. The surrounding properties are platted lots within the
Woodland Acres Subdivision.
5. Flood hazard protection: That the granting of the variance will not have the effect of preventing flood
hazard protection in accordance with Article 8, Subdivision Design and Improvements.
The granting of this variance will not have the effect of preventing flood hazard protection in accordance
with Article 8, Subdivision Design and Improvements as the site is already developed and due to no portion
of this property being located within floodplain.
6. Other property: That these conditions do not generally apply to other property in the vicinity.
Other lots in the area are significant in depth and there are several that abut the larger tract owned by
TAMU. There are other lots in this subdivision that have large accessory structures, but these structures
have been permitted as detached garages and not Accessory Dwelling Units. There are other Accessory
Dwelling Units in the area that have been able to meet size standards put forth in Section 6.5.B ‘Accessory
Structures’.
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Zoning Board of Adjustment Page 4 of 4
January 6, 2026
7. Hardships: That the hardship is not the result of the applicant’s own actions.
A hardship has occurred based upon the applicant’s own actions and does not occur due to an extraordinary
condition of the land. The applicant is seeking to build to 58% of the total principal structure compared to
25% permitted by Section 6.5.B.1 ‘Accessory Structures’. The addition could be redesigned to meet
standards without a variance.
8. Comprehensive Plan: That the granting of the variance would not substantially conflict with the
Comprehensive Plan and the purposes of this UDO.
The granting of this variance would not substantially conflict with the Comprehensive Plan.
9. Utilization: That because of these conditions, the application of the UDO to the particular piece of property
would effectively prohibit or unreasonably restrict the utilization of the property.
The application of the UDO standards to this particular property does not restrict the applicant in the
utilization of their property. The applicant would still able to utilize their property as a single-family lot and
build an accessory structure within the maximum allotted accessory structure size.
ALTERNATIVES
The applicant is proposing to add an approximately 1,196 sq.ft. detached accessory dwelling unit to the
property. The applicant could reduce the square footage of the accessory structure to fall within the 25%
requirement (515.25 sq.ft.) or could increase the size of the principal structure.
STAFF RECOMMENDATION
The applicant is seeking a variance to the maximum accessory structure size of 25% of the principal structure as
set forth in Section 6.5.B.1 ‘Accessory Structures’. Due to the lack of meeting all of the required criteria
provided above, including lack of a special condition on the property that necessitates a variance to allow for a
larger accessory structure and the fact that there is no denial of a substantial property right, Staff recommends
denial of the variance request.
ATTACHMENTS
1. Aerial and Small Area Map
2. Concept Plan and Survey
3. Applicant’s Supporting Information
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Page 9 of 16
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MATERIALPRODUCTTRADENAMEMODELNUMBER
MID-CENTURY MODERNEXISTING ONE-STORY TWO BEDROOM RESIDENCEAPPROX. 2,061 F2EXISTING CARPORTEXISTING STORAGE50' R.O.W. ASHBURN AVENUE1.4445 ACRESPART OF LOT 662,921.09 SQUARE FEETEXISTING HEDGE EXISTING GRAVELDRIVEEXISTING TREES & BAMBOO STANDEXPANDED CARPORT
50' BUILDING LINE EASEMENTEASEMENTEXISTING FRONTLAWNEXISTING BACK OPEN FIELDNEW DRIVE EXTENDS THRU EXISTING TREE & BAMBOO STAND3-POINTTURN AROUNDPROPOSED NEW DETACHED ADUEXPANDED STORAGES 46° 50' 0" E 150.38'N 43° 01' 51" E 419.00'S 43° 05' 01" W 418.87'46° 54' 59" W 150.00'e: ma_studio@mac.comSpear Residence m + astudio77021m + a5910 Grace LaneHouston, TexasPH 713-440-0083architectureDrawings shown on this sheet are intended to describe generaldesign intent only and are to be construed as overall projectperformance based criteria only. Contractor, upon acceptance ofthe drawings and the contract for construction, shall beresponsible for specific assembly execution and implementation to theextent as permitted by code and statute, and such shall beunderstood by Owner, Contractor, and Architect to be related toopportunities and constraints of the Owner's project budget. Thecontractor shall review proposed assemblies with the architectprior to commencing the work. Acceptance by Architect shall notconstitute any implied warranty.COPYRIGHT 2025 M + A ARCHITECTURE STUDIOM + A RETAINS OWNERSHIP OF THIS DESIGN AND GRANTS A ONE TIME LIMITED LICENSE TO BUILD THE DESIGN CONTAINED HEREIN AT THESINGLE INTENDED ORIGINAL LOCATION. ALL OTHERUSES OF THIS INSTRUMENT OF PROFESSIONAL SERVICE ARE PROHIBITED WITHOUT PRIOR AUTHORIZATION OF M + A ARCHITECTURE STUDIOREPRODUCTION FOR OTHER PURPOSESSTRICTLY PROHIBITEDC904 ASHBURN, COLLEGE STATION, 778401.0ASSCHEMATIC ARCHITECTURAL SITE PLAN945 F2 CONDITIONED LIVING AS GLULAM BEAM VERSIONOR1046 F2 CONDITIONED LIVING AS STEEL BEAM VERSIONEXISTING PATH THRUPLUS 150 CONDITIONED STORAGEPLUS 150 CONDITIONED STORAGEAPPROXIMATEPROPOSEDLOCATION
ISSUED FOR PLANNING & ZONING REVIEW ONLYMark Schatz, FAIA - TX # 18399NOT ISSUED FOR CONSTRUCTION
Page 11 of 16
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e: ma_studio@mac.comSpear Residence m + astudio77021m + a5910 Grace LaneHouston, TexasPH 713-440-0083architectureDrawings shown on this sheet are intended to describe generaldesign intent only and are to be construed as overall projectperformance based criteria only. Contractor, upon acceptance ofthe drawings and the contract for construction, shall beresponsible for specific assembly execution and implementation to theextent as permitted by code and statute, and such shall beunderstood by Owner, Contractor, and Architect to be related toopportunities and constraints of the Owner's project budget. Thecontractor shall review proposed assemblies with the architectprior to commencing the work. Acceptance by Architect shall notconstitute any implied warranty.COPYRIGHT 2025 M + A ARCHITECTURE STUDIOM + A RETAINS OWNERSHIP OF THIS DESIGN AND GRANTS A ONE TIME LIMITED LICENSE TO BUILD THE DESIGN CONTAINED HEREIN AT THESINGLE INTENDED ORIGINAL LOCATION. ALL OTHERUSES OF THIS INSTRUMENT OF PROFESSIONAL SERVICE ARE PROHIBITED WITHOUT PRIOR AUTHORIZATION OF M + A ARCHITECTURE STUDIOREPRODUCTION FOR OTHER PURPOSESSTRICTLY PROHIBITEDC904 ASHBURN, COLLEGE STATION, 77840
PRELIMINARY - not issued for any regulatory reviewMark Schatz, FAIA - TX # 18399
1.0AFIRST FLOOR PLAN*All above with any City of College Station AmendmentsSD= SMOKE DETECTOR. HARDWIRE ALLDECTECTORS TO POWER + EACH UNITTO HAVE BATTERY BACKUP. TIE ALLUNITS TOGETHER SO THAT ALARM IN ONE UNIT ACTIVATES ALARM IN OTHERUNITS.CM= CARBON MONOXIDE DETECTOR. HARDWIRE ALL DECTECTORS TO POWER + EACH UNIT TO HAVE BATTERY BACKUP 2021 International Residential Code2021 International Energy Conservation Code2023 National Electrical Code2021 Uniform Plumbing Code2021 Uniform Mechanical CodePROPERTY LINES AND DIMENSIONALLAYOUT INFORMATION BASED ONSURVEY PROVIDED BY OWNER. SHOULDFIELD CONDITIONS REVEAL ANYDEVIATIONS G.C. TO NOTIFY OWNERPRIOR TO PROCEEDING WITH ANYPERMANENT WORK.GENERAL TERMITE NOTE:Whole house Timbor Termite treatment on entire wood frame structure - see product datasheet included as part of permit submissionGOVERNING CODES:1046 F2 conditioned living area AREA TOTALS:150 F2 conditioned storage area BATHLIVINGDININGSMALL KITCHENBEDROOMMEDIUM
OUTDOOR STORAGECOVERED TERRACECARPORT PORCHSee added ATC Hazards by Locationreport attached to permit submission:ASCE 7-10 Risk Category x = x-mphWIND SPEED STRUCTURAL DESIGN:VERSION "B" - PRIMARY STEEL BEAMS & WOOD FRAME OPTIONPage 13 of 16
e: ma_studio@mac.comSpear Residence m + astudio77021m + a5910 Grace LaneHouston, TexasPH 713-440-0083architectureDrawings shown on this sheet are intended to describe generaldesign intent only and are to be construed as overall projectperformance based criteria only. Contractor, upon acceptance ofthe drawings and the contract for construction, shall beresponsible for specific assembly execution and implementation to theextent as permitted by code and statute, and such shall beunderstood by Owner, Contractor, and Architect to be related toopportunities and constraints of the Owner's project budget. Thecontractor shall review proposed assemblies with the architectprior to commencing the work. Acceptance by Architect shall notconstitute any implied warranty.COPYRIGHT 2025 M + A ARCHITECTURE STUDIOM + A RETAINS OWNERSHIP OF THIS DESIGN AND GRANTS A ONE TIME LIMITED LICENSE TO BUILD THE DESIGN CONTAINED HEREIN AT THESINGLE INTENDED ORIGINAL LOCATION. ALL OTHERUSES OF THIS INSTRUMENT OF PROFESSIONAL SERVICE ARE PROHIBITED WITHOUT PRIOR AUTHORIZATION OF M + A ARCHITECTURE STUDIOREPRODUCTION FOR OTHER PURPOSESSTRICTLY PROHIBITEDC904 ASHBURN, COLLEGE STATION, 77840
PRELIMINARY - not issued for any regulatory reviewMark Schatz, FAIA - TX # 18399
1.0ASSCHEMATIC ARCHITECTURAL FOUNDATION PLAN1234ABCDSEE STRUCTURAL ENGINEERING SHEETS FORACTUAL REINFORCING AND STRUCTURAL DETAILS:ARCHITURAL FOUNDATION SHEETS PROVIDED TO COMMUNICATE LAYOUT INTENT ONLYVERSION "B" - PRIMARY STEEL BEAMS & WOOD FRAME OPTIONPage 14 of 16
e: ma_studio@mac.comm + astudio77021m + a5910 Grace LaneHouston, TexasPH 713-440-0083architectureDrawings shown on this sheet are intended to describe generaldesign intent only and are to be construed as overall projectperformance based criteria only. Contractor, upon acceptance ofthe drawings and the contract for construction, shall beresponsible for specific assembly execution and implementation to theextent as permitted by code and statute, and such shall beunderstood by Owner, Contractor, and Architect to be related toopportunities and constraints of the Owner's project budget. Thecontractor shall review proposed assemblies with the architectprior to commencing the work. Acceptance by Architect shall notconstitute any implied warranty.COPYRIGHT 2025 M + A ARCHITECTURE STUDIOM + A RETAINS OWNERSHIP OF THIS DESIGN AND GRANTS A ONE TIME LIMITED LICENSE TO BUILD THE DESIGN CONTAINED HEREIN AT THESINGLE INTENDED ORIGINAL LOCATION. ALL OTHERUSES OF THIS INSTRUMENT OF PROFESSIONAL SERVICE ARE PROHIBITED WITHOUT PRIOR AUTHORIZATION OF M + A ARCHITECTURE STUDIOREPRODUCTION FOR OTHER PURPOSESSTRICTLY PROHIBITED2.0ASpear Residence
904 ASHBURN, COLLEGE STATION, 77840
ISSUED FOR PLANNING & ZONING REVIEW ONLYMark Schatz, FAIA - TX # 18399NOT ISSUED FOR CONSTRUCTION VERSION "B" - PRIMARY STEEL BEAMS & WOOD FRAME OPTIONWEST ELEVATION - VERSION WHERE TALLER WALLS CLOSE TO ROOF DECKWEST ELEVATION - VERSION WHERE KITCHEN & BATH VOLUME IS LOWERCOVERED TERRACECARPORTSOUTH ELEVATIONNEW OAK STANDCOVERED TERRACECARPORTNORTH ELEVATION - VERSION WHERE TALLER WALLS CLOSE TO ROOF DECKPage 15 of 16
Name of Project: BACKYARD ADU - 904 ASHBURN AVE (AWV2025-000091)
Address: 904 ASHBURN AVE
Legal Description: WOODLAND ACRES, LOT 6 (FRONT 419' OF), ACRES 1.4445
Applicant: BRANDON SPEARS
Property Owner: SPEARS BRANDON & ERICA
Applicable ordinance section being appealed/seeking waiver from:
section 6.5
The following specific variation to the ordinance is requested:
larger SF for the ADU than is currently allowed by ordinance
The unnecessary hardship(s) involved by meeting the provisions of the ordinance other than financial
hardship is/are:
Section 6.5 does not allow the building of an ADU greater than 400SF or 25 percent of our existing SF-age.
The nature of our small 2 bedroom/1bath house limits the SF of the ADU to a size that is not viable for 2
elderly people.
The following alternatives to the requested variance are possible:
allow the building of a larger ADU, by SF, than is allowed by ordinance.
APPEAL/WAIVER APPLICATION
SUPPORTING INFORMATION
The variance will not be contrary to public interest due to:
the ADU will not be publicly seen from the street as it will be in our back field. due to its single story structure
and low roof, it will not cause a visual nuisance to the surrounding properties. the increase in SF will stretch
back along the property line and limit its visual impact (if any) from the street.
The following special condition exists:
the ordnance doesn't not allow the building of an ADU that would be via for habitation. Our lot is large enough
to allow the size of ADU.
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