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City of La Porte Zoning Board of Adjustment Meeting Agenda
Notice is hereby given of a Regular Meeting and Public Hearing of the La Porte Zoning Board of
Adjustment to be held on September 22, 2011, at 6:00 P.M. at City Hall Council Chambers, 604 West
Fairmont Parkway, La Porte, Texas, regarding the items of business according to the agenda listed
below:
1. Call to order
2. Consider approval of August 25, 2011, meeting minutes.
Consider Variance Request #11- 93000009 for the property located at 217 Sylvan Street,
further described by the Harris County Appraisal District as Lot 12, Block 3, Sylvan Beach First
Subdivision, Volume 3, Page 72, Map Records of Harris County, Johnson Hunter Survey,
Abstract No. 35, La Porte, Harris County, Texas. Barbra and Cletus Sheppard, property owners,
seek a variance to build a two foot high deck with handicapped ramp over one foot height limits in
the front yard, contrary to the provisions of Section 106 -771 of the Code of Ordinances. This
variance is being sought under the terms of Section 106- 192(b) (2) of the Code of Ordinances.
A. Staff Presentation
B. Proponents
C. Opponents
D. Proponents Rebuttal
4. Close Public Hearing
5. Administrative Reports
6. Board Comments on matters appearing on agenda or inquiry of staff regarding specific factual
information or existing policy
7. Adjourn
A quoi�uin of City Council members may be present and participate in discussions during this meeting; lhowever,
no action will be taken by Council.
In compliance Avith the Americans Avith Disabilities Act, the City of La Porte Avill provide for reasonable
accommodations for persons attending public meetings. To better seine attendees, requests should be received 24
hours prior to the meetings. Please contact Patrice Fogaity, City Secretary, at 281.470.5019.
CERTIFICATION
I certify that a copy of the September 22, 2011, agenda of items to be considered by the Zoning Board
of Adjustment was posted on the City Hall bulletin board on the day of
, 2011.
Title:
MINUTES
Zoning Board of Adjustment
Minutes of August 25, 2011
Members Present George Maltsberger, Charles Schoppe, Chester Pool, T.J. Walker, and Lawrence
McNeal (Alt. No 1).
Members Absent Rod Rothermel, and Sherman Moore (Alt. No. 2),
City Staff Present Traci Leach, Assistant City Manager; Masood Malik, City Planner; Clark Askins,
City Attorney; Shannon Green, Planning Assistant.
1. Call to Order.
Chairman George Maltsberger called the meeting to order at 6:00 p.m.
2. Consider approval of the July 28, 2011, meeting minutes.
Motion by Charles Schoppe to approve the Minutes of July 28, 2011. Second by Lawrence
McNeal. Motion carried.
Ayes: George Maltsberger, Charles Schoppe, Chester Pool, T.J. Walker, and Lawrence
McNeal (Alt. No 1).
Nays: None
Abstain: None
3. Consider Variance Request #11- 93000007 for the property located at 916 Seabreeze
Avenue, further described by the Harris County Appraisal District as Lot 20, Parkway Block
of Bay Shore Park, Volume 10, Page 22, Johnson Hunter Survey, Abstract No. 35, La Porte,
Harris County, Texas. Richard Sparks, property owner, seeks a variance to reduce the rear
building setback from 15' to 13'5" for an existing structure, contrary to the provisions of
Section 106 -333, Table B, of the Code of Ordinances. This variance is being sought under
the terms of Section 106- 192(b) (2) of the Code of Ordinances.
Chairman Maltsberger opened the Public Hearing at 6 :03.
A. STAFF PRESENTATION
Masood Malik, City Planner, presented staff's report.
Twenty -seven public hearing notices were mailed to property owners within 200' of the
subject property. The City received one response in favor and one was returned
undeliverable.
B. PROPONENTS
Applicant Richard Sparks, spoke in favor variance 11- 93000007.
C. OPPONENTS
There were none.
D. PROPONENTS REBUTTAL
There were none.
Motion by Charles Schoppe to approve Variance Request #11- 93000007, for the property located
at 916 Seabreeze to reduce the rear yard setback from 15' to 13'5" for an existing structure.
Second by Lawrence McNeal. Motion carried.
Ayes: George Maltsberger, Charles Schoppe, Chester Pool, T.J. Walker, and Lawrence
McNeal (Alt. No 1).
Nays: None
Abstain: None
4. Close Public Hearing
Chairman Maltsberger closed the public hearing at 6:09pm.
Zoning Board of Adjustment
Minutes of August 25 2011
Page 2 of 3
6. Consider Variance Request #11- 93000008 for the property located at 230 South Idaho
Street, further described by the Harris County Appraisal District as Lots 26 -29, Block 62,
Bay Front to La Porte, Johnson Hunter Survey, Abstract No. 35, La Porte, Harris County,
Texas. Rafael Aroca, property owner, seeks a variance to allow construction of a storage
building in the side yard, contrary to the provisions of Section 106 -741 of the Code of
Ordinances. This variance is being sought under the terms of Section 106- 192(b) (2) of
the Code of Ordinances.
Chairman Maltsberger opened the Public Hearing at 6:10pm.
A. STAFF PRESENTATION
Masood Malik, City Planner, presented staffs report.
Twenty public hearing notices were mailed to property owners within 200' of the subject
property. The City received one returned undeliverable.
B. PROPONENTS
Applicant Rafael Aroca, spoke in favor of variance 11- 93000008.
C. OPPONENTS
There were none.
D. PROPONENTS REBUTTAL
There were none.
Motion by Chester Pool to approve Variance Request #11- 93000008, for the property located at
230 South Idaho to allow construction of a storage building in the side yard. Second by Charles
Schoppe. Motion carried.
Ayes: George Maltsberger, Charles Schoppe, Chester Pool, T.J. Walker, and Lawrence
McNeal (Alt. No 1).
Nays: None
Abstain: None
6. Close Public Hearing
Chairman Maltsberger closed the public hearing at 6:20pm.
7. Administrative Reports
The Planning and Zoning Commission is currently working with consultant on the Comprehensive
Plan Update. The Commission reviewed Chapter 1 and Chapter 2 will be presented at the
September 15 Planning & Zoning Commission Meeting.
The City is currently working with the perspective consultant on updating the Northside
Neighborhood Plan which is about 10 years old.
8. Board Comments
Chairman Maltsberger requested staff to follow up on the maintenance of the Hwy 146
landscaping at the intersection. Masood Malik will contact TXDOT and update the board
members.
9. Adjourn
Motion by Charles Schoppe to adjourn. Second by Lawrence McNeal. Motion Carried.
Ayes: George Maltsberger, Charles Schoppe, Chester Pool, T.J. Walker, and Lawrence McNeal
(Alt. No 1).
Nays: None
Abstain: None
Zoning Board of Adjustment
Minutes of August 25 2011
Page 3 of 3
Chairman George Maltsberger adjourned the meeting at 6:26pm.
Submitted by,
Shannon Green
Secretary, Zoning Board of Adjustment
Approved on this day of , 2011.
George Maltsberger
Chairman, Zoning Board of Adjustment
21 7 SYL
1 0, 041 1�
LK R OM EO I !' • �i ' 1►' '.
EXHIBIT D - PUB LIC NOTICE RESPONSE
(Node receive] as to (late)
Staff Report September 22, 2411
Variance R equest #V11-93000009
Re€ uestecl b Barbara and Cletus Sheppard (Property O
Reguesteed for A two foot high deck with handicapped ranip exceeding one foot over the height limits in
the front yard of Lot 12, Block 3, S Beach First Subdivision, La Porte, Harris
County, Texas.
Location 217 Sylvan Street
Zonis Low Density Residential (R -1)
I3acicr oxrritd Per the Harris County Appraisal District (fICAD) record, this residential single - family
house was built in 1950 With land area of 7 S. F. The primary residence is a one
story frame house on blocks with a total living area of 1, 196 S. F.
Applicants are proposing a 15'x20' deck with handicapped ramp in front of the house.
The deck will be located within 25' front building setback and will be built two foot high
abode the height of the exterior finished grade elevation. Per the applicants, the reason
for building higher is to have safe access in and out for a confined wheelchair person.
As per Section 106 -771 of the Code of Ordinance, deck shall not extend more than one
foot above the height of the exterior finish grade. Upon a request for building permit, it
is found that the bottom part of the deck is one foot above the height limits and is not
allowed by the ordinance.
This variance request seeks to allow a two foot high deck with handicapped ramp to
build in the front yard. The owners submitted specifications/ plans for a proposed deck
and stated that a deck will be a finished out structure with all the trim work matching the
house. h1 addition, it would serve as a safe access for a handicapped person in the house.
Arla1 sis: Section 106- 192(b)(1), in the Code of Ordinances, defines a vcarianc�e cos ce cle3�ication �°oara
the literal provisions of the clualrter, which is gi-o ►reed by the Inc arfl it'hen strict
coglbra dly to the clapper svoulrl cause cin unnece.ssai:y har(lship hecause of the
circumstances unique to the l)roper•tjr on rt the wiricancc is grcaavecl.
Definition:
In general, a deck is a flat surface capable of supporting weight, similar to a floor, but
typically constructed outdoors, often elevated fron-► the ;ground, and usually connected
to a building.
Except as otherwise prohibited, the board is empowered to authorize a variance from a
requirement when the board finds that all of the following, conditions have been met.
�,4 That the granting of the variance will not be contrary to the best public interest.
Zoning Board of A( jtistonent
September 22, 2011
Page 2 of 2
Conclusion
d. That literal enforcement of the chapter will result in unnecessary hardship because of
exceptional narrowness, slaallo'%vness, shape, topography or other extraordinary or
exceptional physical situation unique to the specific piece of property in question.
"Unnecessary hardship" shall mean physical hardship relating to the property itself as
distinguished from a hardship relating to convenience, financial considerations or
caprice, and the hardship roust not result from the applicant or property owner's own
actions; and
�:• That by granting the variance, the spirit of the chapter will be observed.
In determining if granting the applicant's request would be contrary to the public interest,
Staff recognizes that the development of the deck may not create a visual obstruction
issue with the adjoit7ing properties.
A survey of surrounding properties shores that this non - compliance with the ordinance is
common to the neighborhood. In viewing the specific grounds for granting a variance,
Staff points out that the condition, as it exists, was the "...result of the applicant or
property owner's own actions..." contrary to the provisions of Section 106 -192. We
also find no grounds to justify "...unnecessary Hardship because of exceptional
narrowness, shallowness, shape topography, or other extraordinary or exceptional
physical situation unique to the property in question." This property represents a typical
example of standard lots on the curare within subdivisions throughout the City.
Variance Request #V 11- 93000009, which seeks a variance for Pover the height limit, by
allowing proposed deck with handicapped ramp to build in the front yard, is contrary to
the provisions of the Code of Ordinances. In addition, the parameters for the requested
variance appear to meet the provisions established by Section 106 -192.
While recognizing the circumstances associated with the physical situation of the
property owner, the Board could consider:
Allowing a deck to be built two foot high, over the height limits (variance
granted).
Allowing the owner to comply Nvith the requirement of the ordinance (variance
denied).
App eals: As per Section 106-1.96 of the Code of Ordinances of the City of La forte:
Any person or persons, jointly or severally, aggrieved by any decision of the Board of
Adjustment, or any taxpayer, or any officer, department, board or bureau of the city may
present to a court of record a petition for a writ of certiorari, as provided by V.T.C.A.,
Local Government Code Section 211.011, duly verified, setting forth that such decision
is illegal, in whole or in part, specifying the grounds of the illegality. Such petition shall
be presented to the court within ten clays after the filing of the decision in the office of the
Board of Adjustment.
CITY OF Lk PORTE
ZONTIN BOARD OF A-DJUSTM-ENT
Address Phone
I am the owner of the herein clescribed property. I have authorized
to act on my behalf in this matter.
e
Owner*
Name
7 �SI I �14en
-Address Phone
I am requesting a variance to Sect. o f th city Zoning regulations Chapter 106 of the
Code of Ordinance. ---- (A y (� n S-�
I am rcqUCStlDg this variance for property located at
St eet Address
Legal Description
Site Plan Minor Development Site Plan
M . ajor Development Site Plan General Plan
A Site Plan of the property i a tt ac h e d. Al I liave listed the information requested beloiv on the
following pages of this form.
a ) All f concerning the matter that has led up to this request.
b) The type of relief I am seeking (setbacks, lot coverage, etc.).
c) The grounds upon Which I am malting this request.
If applicant is NOT the owner, he must proAde Authorization to act on the Owner's behalf,
J
Date Applicant �Si2n�atUre
Office Use Only
Site Plan and Authorization (if applicable) attached? Yes () No
Date transmitted to the Board of Adjustments:
Meeting Date:
Applicant Notified of Date:
Notice to surrounding property oivners® Date'
Board's Decision: Approved () Denied ( )
Notice of Boards Decision mailed to Appllcant/OWner: -
TYPE OF RELIEF BEING SOUGHT:
6
THE GROUNDS FOR THE REQUESTS:
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BAYTOVVN.TX77521
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Warning and Important Instructions: This is not a final design plan or estimate. EDGENET, INC. assumes no responsibility for the correct use m
output of this program. All information contained on this page is subject to the terms in the disclaimer located at the end nf this document.
Advadunoiaminsirouioneein Eotonoamumplan n!unaesUmmoWn final del disa0*, EDGENET INC. moauume ninQuna
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output of this program. All information contained on this page is subject to the terms in the disclaimer located at the end of this document.
Advertencia e instrcciones importantes: Esto no as un plan ni una estimaci6n final del diseno, EDGENET, INC. no asume ninguna
responsibilidad del use o de la salida correcto de este programa.Toda la informaci6n contenida en esta p6gina esO conforme a los t6rminos en
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Waminq and Important Instructions: This is not a final design plan or estimate. EDGENET, INC. assurnes no responsibility for the correct use o/
output of this program. All information contained on this page is subject to the terms in the disclaimer located at the end of this document.
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Warning and Important Instructions: This is not a final design plan or estimate. EDGENET, INC. assumes no responsibility for the correct use or
output of this program. All information contained on this page is subject to the terms in the disclaimer located at the end of this document.
Advertencia e instrcciones importantes: Esto no es un plan ni una estimac!6n final del diseho. EDGENET, INC. no asurne ninguna
responsibilidad del use o de la salida correcto de este programa.Toda la informaci6n contenida en esta p6gina est6 conforme a los t6rminos en
le negaci6n, situada en el extrenno de este documento,
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output of this program. All information contained on this page is subject to the terms in the disclaimer located at the end of this document.
Advertencla e instrcciones importantes: Este no es un plan ni una estimaci6n final del diseno. EDGENET, INC. no aSUme ninguna
responsibilidad del use o de la salida correcto de este programa.Toda la informaci6n contenida en esta p6gina est6 conforme a los t6iminos en
la negaci6n, situada an et extremo de este documento.
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Warning and Important Instructions: This is not a final design plan or estimate. EDGENET, INC. assumes no responsibility for the correct use or
output of this program. All information contained on this page is subject to the terms in the disclaimer located at the end of this document.
Advertencia e instrcciones importantes: Esto no es un plan ni una estimaci6n final del diseft, EDGENET, INC. no asume ninguna
responsibilidad del use o de la salida correcto de este programa.Toda la informaci6n contenida en esta p6gina est6 conforme a los t6rminos en
Ja negaci6n, situada en el ext(emo de este documento.
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Warning and Important Instructions: This is not a final design plan or estimate. EDGENET. INC. assumes no responsibility for the correct use or
output of this program. All information contained on this page is subject to the terms in the disclaimer Bata* the end of this document.
Advertencia e instreciones importantes: Esto no es un plan ni una estimaci6n final AF di EDGENET, INC. no asume ninguna
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Warning and Important Instructions: This is not 2 final design plan or estimate. EDGENET, INC. assumes no responsibility for the correct use or
output of this program. All information contained on this page is subject to the terms in the disclaimer located at the end of this document.
Advertencia e instrcciones importantes: Esto no es un plan ni una estimaci6n final del diseho. EDGENET, INC. no asurne ninguna
responsibilidad del use o de la salida correcto de este programa.Toda la informacift contenida en esta p6gina est6 conforme a Ios t6rminos en
la negaci6n, situad@ en el extreme de este docurnento.
Copyright (D 1989-2011 Edgenet, Inc.
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NOTES:
1. BEARINGS ARE RASED oN THE NORTHERLY 4, THIS SURVE'YINC COMPANY HAS NOT
LINE OF SYLVAN STREET BEING ASSUMED PERFORMED ABSTRACTINC ON THIS
N 70 °00 T. PROPERTY, THEREFORE THERE .YCAY
2. SUI7fECT TO 20NINC, ORDINANCES, RXI.ST ADDITIONAL EASEMENTS,
RESTRICTIONS AND OTHER ENCUMBRANCES
CONDITIONS, COVENANTTS, AND OF RECORD.
RESTRICTIONS OF SUBDIVISION..
3. CERTIFIED FOR THIS TRANSACTION r 6' ALLEY
ONLY.
F°tvD.rf2 "I.R. rs 70 °00'00" E 5q.00'
r0`
�r
1 VRIC.HROBS CJNC, PROTRUDES
U .3' ONTO SUBJECT PROPWRTY
IETAL SHED �5 FOR A L,SNGTH OP 5R.0'.
NO SLAB a
Q c,
h
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IN DRIVE
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BORnwER: CLETUS SHEPPARD k BARBARA SHEPP 7'Tris It .Mess -. tie in the.
ADDRESS, 2f7 SYLVAN STREET - LA PORT`, TEXAS 77571 100 yy ®ar f{aod�p in and is i
ZONL' i -E a l—ted by
_. _.. _ Ur Federeet lr rana.e Administrmtitm
LEGAL DESCRIPTION: LOT TWELYE (12), IN BLOCK THREE (3 }, OF dasign tad� Haoard .dren
SYLVA,V BEACH FIRST SUBDIVISION, AN ADDITION IN HARRIS COUNTY, CQ """ r 0YC 0945L
TEXAS, ACCORDING TO THE MAP OR PLAT THEREOF, RECORDED IN dat®d 0 -r0 -0r
YOLUAW 3, PAGE 7:2 Of MW WIP RECORDS OF HARRIS COUNTY, .. TEXAS. NO raspanaiL Pitgp asm — o;i frrr Flood
Plczn Letarrninatwn or Ftmod —j.
LENDER: TITLE CO3lPA,YY: STEHART TITLE
I do —tify lhni t,i nrrvaV — thiv day mad® on Ora 9—nd and
thmi thiv P4.t taarectAy . _b the propzrh! Layaay ow- -hcd
h -- Thmt the facts faund al .. the time of this erir -V rh-- the
impr»aenumty .arid 0_1 0._ arc no d ;sa.vlannaiea app—t on the
9_,,d _ _pj ae rh__ rhi. —.y G h—d an 041 WE-
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eartifud for tats trrsraeaaiiun arty.
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RALPH L HENNESSY �
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JOB NO. 00071 x - 2'7 U P, PSOYE (201) 331- ,34F4'FAy (261) 406 -06
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Shipping containers may be used as temporary material storage facilities on construction
sites in all zoning districts except residential (R-1, R-2, and R-3). In addition, commercial
construction allowed in residential zoning districts may use shipping containers as temporary
material storage facilities. (Note: Certificate of occupancy shall not be issued until shipping
container is removed from the site.)
(Ord. No. 1501-11, § 7, 3-27-00; Ord. No. 1501-NI\TNTN, § 6(Exh. F), 4-25-05)
Sees. 106-752-106-770. Reserved.
See. 106-771. Yard requirements.
The following shall not be considered as encroachments on yard setback requirements:
(1) Chimneys, flues, belt courses, etc. Chimneys, flues, belt courses, leaders, sills, pilasters,
lintels, ornamental features, cornices, eaves, gutters, steps, stoops, and the like,
provided they do not project more than four feet into any front or rear yard, and two
feet into any side yard,
Terraces, decks, patios, etc. Ibrraces, decks, patios, or similar features, provided they
do not extend more than one foot above the height of the exterior finish grade
elevation, or to a distance less than two feet from any lot line, or encroach upon any
utility easement. Further, pools shall not be considered as an encroachment on a front
yard setback, provided that such pools are located in a front yard adjacent to Galveston
Bay, and provided further that such pool does not extend more than one foot above the
exterior finish grade elevation, onto a distance less than two feet from any lot Line or
encroach upon any utility easement.
(3) Rear yards only. An unenclosed, attached patio cover, awning, or canopy, provided that
no portion of such patio covers, awnings, or canopies shall encroach into any utility
easements, or any vertical projection thereof, and provided further that no portion of
such patio covers, awnings, or canopies shall be located at a distance less than five feet
from the side property line or three feet from the rear property line, or any vertical
projection thereof,
(4) Front and side yard carports. Front and side yard carports shall be permitted for
single-family detached homes subject to the following requirements:
a. Carports in a required front or side yard shall not be located closer than five feet
from -,;-ny front or side property line.
Supp. No. 12
CDIDS:86'
EYHIBIT