HomeMy WebLinkAbout03-27-14 Zoning Board of Adjustment Meeting
CityofLaPorteZoningBoardofAdjustmentMeetingAgenda
RegularMeeting
NoticeisherebygivenofaoftheLaPorteZoningBoardofAdjustmenttobeheld
March27,20146:00p.m.
,atintheCouncilChambersofCityHall,604WestFairmontParkway,La
Porte,Texas,accordingtotheitemsofbusinesslistedbelow:
1.Calltoorder
2.ElectaVice-Chairman
3.ConsiderapprovalofNovember12,2013,meetingminutes.
4.ApublichearingwillbeheldtoconsiderVarianceRequest#14-93000001fortheproperty
locatedat327Dwire,furtherdescribedasLots1,2,17,&18,Block5,BayOaksSubdivision,W.
P.HarrisSurvey,AbstractNo.30,LaPorte,HarrisCounty,Texas.Theapplicants,Dennisand
RebeccaDorsett,seekavariancetoallowafencetoremaininthefrontyardsetbackcontrary
totheprovisionsofSection106-791oftheCodeofOrdinances.Thisvarianceisbeingsought
.
underthetermsofSection106-192oftheCityofLaPorteCodeofOrdinances
A.StaffPresentation
B.ApplicantPresentation
C.PublicComments
D.QuestionandAnswer
5.ApublichearingwillbeheldtoconsiderVarianceRequest#14-93000002forproperty
identifiedasLots25through30,Block715,TownofLaPorte,JohnsonHunterSurvey,
AbstractNo.35,HarrisCounty,Texas.Theapplicant,AnalyticStressRelieving,Inc.,seeksa
variancefromcurrentbuildingsetbackrequirementscontrarytotheprovisionsofSection106-622
oftheCodeofOrdinances.ThisvarianceisbeingsoughtunderthetermsofSection106-192
.
oftheCityofLaPorteCodeofOrdinances
A.StaffPresentation
B.ApplicantPresentation
C.PublicComments
D.QuestionandAnswer
6.AdministrativeReports
7.BoardCommentsonmattersappearingonagendaorinquiryofstaffregardingspecificfactual
informationorexistingpolicy
8.Adjourn
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting;
however,noactionwillbetakenbyCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,theCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshould
bereceived24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at
281.470.5019.
CERTIFICATION
IcertifythatacopyoftheMarch27,2014,agendaofitemstobeconsideredbytheZoningBoardof
AdjustmentwaspostedontheCityHallbulletinboardonthe____dayof__________
2014.
Title:______________________________
____________________________________________________
Outofconsiderationforallattendeesofthemeeting,pleaseturnoffallcellphonesandpagers,orplaceoninaudible
signal.Thankyouforyourconsideration.
Minutes
Zoning Board of Adjustment
Minutes of November 12, 2013
Board Members Present: Rod Rothermel, Charles Schoppe, T.J. Walker, and Nettie Warren (Alt 1)
Board Members Absent: Chester Pool, Sherman Moore, and Lawrence McNeal (Alt 2)
City Staff Present: City Planner Masood Malik, Assistant City Attorney Clark Askins, and
Office Coordinator Peggy Lee
1.Call to Order.
Vice-Chairman Rod Rothermel called the meeting to order at 6:00 p.m.
2. Elect a Chairman
Motion by Charles Schoppe to nominate Rod Rothermel as Chairman. Second by T.J. Walker.
Motion carried.
Ayes: Charles Schoppe, T.J. Walker, Rod Rothermel, and Nettie Warren
Nays: None
3. Consider approval of the September 26, 2013, meeting minutes.
With no objection presented, the September 26, 2013, minutes were approved as presented.
4. A public hearing will be held to consider Variance Request #13-93000006 for the property
located at 2322 Eagle Lane, further described as Lot 53, Block 2, Lakes at Fairmont Greens,
Section 1, W.P. Harris Survey, Abstract 30, La Porte, Harris County, Texas. The applicant seeks
a variance to allow 3.8 feet encroachment into the rear 15-foot building setback line, which is
prohibited by the Code of Ordinances. The variance is being sought under the terms of
Section 106-192 (b) (2) of the Code of Ordinances.
A.Staff Presentation
City Planner Masood Malik presented the staff report for Variance Request #13-93000006.
The applicant
City
Subdivision, Section 1.
Public hearing notices were mailed to three
subject tract. The City did not receive any response from the mail-out.
B.Applicant Presentation
Zoning Board of Adjustment
Minutes of November 12, 2013
Page 2 of 3
Roger and Melissa Martin, 10119 Shell Rock Rd., La Porte, were sworn in by Chairman
Rothermel. Mr. and Mrs. Martin, while raising their family, have lived in La Porte for 33
years and have plans to remain here as Mr. Martin is now retired. The Martins were
unaware the new home they purchased was a bit larger than would be allowed on the lot
and are now requesting favorable consideration of a variance to remedy the problem.
C.Public Comments
th
Mark Follis, 831 S. 7 St., was sworn in by Chairman Rothermel. Mr. Follis spoke in favor of
granting the variance, given the unique situation of the property. A detention pond exists
beyond the rear of the subject property; therefore there are no homes that would be
affected. Mr. Follis stated that setback requirements are being looked at by the Zoning
Ordinance Review Subcommittee.
D.Question and Answer
There were none.
Motion by T.J. Walker to approve Variance Request #13-93000006, allowing a 3.8 foot
encroachment into the re
Lane. Second by Charles Schoppe. Motion failed.
Ayes: Charles Schoppe, T.J. Walker, and Rod Rothermel
Nays: Nettie Warren
Motion by Nettie Warren to reconsider the prior motion. Second by Chairman Rothermel.
Motion carried.
Ayes: Nettie Warren, Charles Schoppe, T.J. Walker, and Rod Rothermel
Nays:
Motion by Charles Schoppe to approve Variance Request #13-93000006, allowing a 3.8 foot
k line for the property located at 2322 Eagle
Lane. Second by T.J. Walker. Motion carried.
Ayes: Charles Schoppe, T.J. Walker, Nettie Warren, and Rod Rothermel
Nays:
Assistant City Attorney Clark Askins read from Section 106-196 of the Code of Ordinances:
Appeals from the Board of Adjustment.
5. Administrative Reports
Mr. Malik reported the Planning & Zoning Chapter 106 Review Subcommittee has completed
converting the commercial and industrial use table from SIC to NAICS.
Zoning Board of Adjustment
Minutes of November 12, 2013
Page 3 of 3
6. Board comments on matters appearing on agenda or inquiry of staff regarding specific factual
information or existing policy.
There were no comments from the Board.
7. Adjourn
Chairman Rothermel adjourned the meeting at 6:19 p.m.
Respectfully submitted,
Peggy Lee
Secretary, Zoning Board of Adjustment
Passed and Approved on , 2014.
Rod Rothermel
Vice-Chairman, Zoning Board of Adjustment
VarianceRequest#14-93000001
327Dwire
1.StaffReport
2.Application(withsupporting
documentation/photosprovidedby
applicant)
3.ApprovedFencePlacementPlan
4.AreaMap
5.PublicResponses
StaffReportMarch27,2014
VarianceRequest#14-93000001
Requestedby
:DennisandRebeccaDorsett
Requestedfor
:AVariancetotheLaPorteCodeofOrdinances,Section106-791fora
perimeterfenceconstructedwithinthefrontyardsetback.
Location
:Lots1,2,17,18,Block5;BayOaksSubdivision,W.P.HarrisSurvey,
Abstract30,LaPorte,HarrisCounty,Texas.
Zoning:
LowDensitySingleFamilyResidential(R1)
Background
:Applicantisrequestingavariancetoallowanewlyconstructedfencewithin
thefrontyardsetbacktoremaininplace.Totaldevelopedsiteareaofthe
subjecttractisapproximately20,000squarefeetconsistingoffourlots;two
ofwhichfrontDwireandtwofrontBayOaksDrive.Thereisan
unimprovedrightofwayimmediatelytothewestofthesubjectproperties.
Thepropertyiszonedlowdensityresidentialandisappropriatelybeingused
asresidentialwithasinglefamilyunitplacedonthenortheastlot(lot2).The
City’sCodeofOrdinancesprohibitafencebeingerectedwithintherequired
frontyardsetbackofanyresidentialproperty.
Lastyear,theCityapprovedapermittoconstructafence.Theconditions
imposedonthepermitrequiredthefencetobebuiltatthefrontsetbackline
whichis25feetfromtherightofway/propertyline,howeverthecontractor
placedthefenceatalocationapproximately25feetfromtheedgeofthe
road.Theresultingfencelocationiswithintheapplicantsproperty,afew
feetbackfromthefrontpropertyline.
Thisvariancerequestisforawaiverofthestandardfrontyardsetback
requirementinordertoallowafenceconstructedforwardofthefront
propertylinesofbothDwireandBayOaksDrives.TheCity’sCodeof
Ordinances,Section106-791,prohibitsafencebeingerectedwithinthe
required25’frontyardsetbackinresidentialzoningdistricts.
LegalRequirements
:Section106-192(b)(1),oftheCodeofOrdinances,definesavarianceasa
deviationfromtheliteralprovisionsofthechapter,whichisgrantedbythe
Boardwhenstrictconformitytothechapterwouldcauseanunnecessary
hardshipbecauseofthecircumstancesuniquetothepropertyonwhichthe
varianceisgranted.
Section106-1definesfenceas“…amanmadestructuralbarriererectedonor
aroundapieceofpropertyoranyportionthereof.”
ZoningBoardofAdjustment
March27,2014
Page2of3
Exceptasotherwiseprohibited,theBoardisempoweredtoauthorizea
variancefromarequirementwhentheBoardfindsthatallofthefollowing
conditionshavebeenmet:
Thatthegrantingofthevariancewillnotbecontrarytothebestpublic
interest.
Thatliteralenforcementofthechapterwillresultinunnecessary
hardshipbecauseofexceptionalnarrowness,shallowness,shape,
topographyorotherextraordinaryorexceptionalphysicalsituation
uniquetothespecificpieceofpropertyinquestion.“Unnecessary
hardship”shallmeanphysicalhardshiprelatingtothepropertyitselfas
distinguishedfromahardshiprelatingtoconvenience,financial
considerationsorcaprice,andthehardshipmustnotresultfromthe
applicantorpropertyowner’sownactions;and
Thatbygrantingthevariance,thespiritofthechapterwillbeobserved.
Analysis
:Staffanalyzedthesurroundingareaandbaseduponsiteinspections,the
followingconsiderationsarenoted:
Thesubdivisioninquestionwasconstructedmanyyearspriorto
annexationintotheCityofLaPortein1989.BecauseHarrisCounty
didnotrequirefrontyardfencesetbacks,severalhomesinthe
subdivisionareconstructedwithfencesonoraboutthefront
propertylines.
TheCityisnotawareofanyrestrictivecovenantsapplicabletothe
subdivisionthatwouldotherwiserequirefencesetbacks.
Thedepartmenthasverifiedtheclaimoftheapplicantthatnumerous
homeswithinthesubdivisionhaveexistingfencesforwardofthe
frontyardsetbacklines,includingadjacentunits.Itappearstobea
commonformofdevelopmentcircumstancewithinthesubdivision.
Indeterminingifgrantingtheapplicant’srequestwouldbecontrarytothe
publicinterest,Staffrecognizesthefamilyhasissuesrelatedtoprevious
criminalactivityoccurringinthevicinityoftheproperty.Itisalso
acknowledgedthatsuchactivitywhenanalyzedinconnectionwithaspecial
needsindividual,resultsinauniqueneedforadditionalsecurity.
Inviewingthespecificgroundsforgrantingavariance,however,staffpoints
outthatthecondition,asitexists,“…istheresultoftheapplicantorproperty
owner’sownactions…”contrarytotheprovisionsofSection106-192.
However,stafffindsnogroundstojustify“…unnecessaryhardshipbecause
ofexceptionalnarrowness,shallowness,shapetopography,orother
extraordinaryorexceptionalphysicalsituationuniquetothepropertyin
ZoningBoardofAdjustment
March27,2014
Page3of3
question.”Securityofthepropertyandsafeoperationhowever,maybe
consideredinthisregard.
Conclusion/Recommendation
:
TheZoningBoardofAdjustment’sfinalconsiderationiswhethergranting
thisrequestobservesthespiritoftheordinance.Basedonthefactsnotedin
thisreport,thestaffrecommendationistoallowthefenceinitscurrent
locationduetothemitigatingfactorsabovedescribedincludingthecommon
andhistoricpracticewithinthissubdivisiontobuildfencesforwardofthe
buildingline,forfactorsrelatedtothecriminalactivitythathasoccurredin
thevicinityofthisproperty,andforcause/needspecificallyapplicabletothe
familyrequestingthevariance.
Appeals
:AsperSection106-196oftheCodeofOrdinancesoftheCityofLaPorte:
Anypersonorpersons,jointlyorseverally,aggrievedbyanydecisionofthe
BoardofAdjustment,oranytaxpayer,oranyofficer,department,boardor
bureauofthecitymaypresenttoacourtofrecordapetitionforawritof
certiorari,asprovidedbyV.T.C.A.,LocalGovernmentCodeSection
211.011,dulyverified,settingforththatsuchdecisionisillegal,inwholeor
inpart,specifyingthegroundsoftheillegality.Suchpetitionshallbe
presentedtothecourtwithintendaysafterthefilingofthedecisioninthe
officeoftheBoardofAdjustment.
CityApprovedFencePlacementPlan
AREA MAP
FAL
K AV
E
LOCATION OF
PROPERTY
(327 DWIRE DR.)
DWI
RE D
R
GALVESTON BAY
BAY
OAKS DR
Legend
F
AIRFIELD AVE
PARCEL
LA PORTE CITY LIMITS
VarianceRequest#14-93000002
Lots25-30,Block715
1.StaffReport
2.ProposedSetbacksforBIZoningDistricts
3.Application
4.ConceptualPlan
5.AreaMap
6.PublicResponses
StaffReportMarch27,2014
VarianceRequest#14-93000002
Requestedby
:AnalyticStressRelievingInc.
Requestedfor
:AVariancetotheLaPorteCodeofOrdinances,Section106-662foran
encroachmentintothebuildingsetbackrequirementswithinaBusiness
IndustrialZone.
th
Location
:SouthwestcornerofN.17andPolkStreets,Lots25-30,Block715;Townof
LaPorte,JohnsonHunterSurvey,Abstract35,LaPorte,HarrisCounty,
Texas.
Zoning:
BusinessIndustrial(BI)
Background
:Theapplicantisrequestingavariancetoallowforanencroachmentof30
feetintothe50footfrontsetbackandanencroachmentof20feetintothe30
footsidesetbackrequirementinordertoallowforconstructionofa
proposedtwo-storyofficebuilding.Thetotalsiteareaofthesubjecttractis
approximately0.4307acre,(18,750squarefeet)consistingoffivelots
th
frontingN.17StreetjustsouthofPolkStreet.Thepropertyiszoned
BusinessIndustrial(BI)andiscurrentlyvacantaftertherecentdemolitionof
asmallerindustrialstructurethatwassetbackapproximatelythesame
distanceasthebuildingbeingproposedinthisapplication.Thisproposed
officeisaGeneralCommercialuse,butbecauseitiswithinaBusiness
Industrialzone,theCodeofOrdinancescurrentlyrequiresagreatersetback
of50feetinthefrontand30feetontheside.BothGeneralCommercial
(GC)andLightIndustrial(LI)currentlyallowfor20footfrontand10foot
sidesetbacks.
WhileagreatmajorityoftheblocksfrontingWestMainStreetbetweenSH
146andSensRoadarecommerciallyzoned,thereisasmallsegment(five
th
blocksimmediatelywestof16StreetandnorthofWestMain)thatare
zonedBusinessIndustrial.MostoftheexistingbuildingsinthissmallBI
areaarepre-existing,non-conformingandtherefore,donotconformtothe
BIsetbacks.
TheCity’sCodeofOrdinances,Section106-662,prohibitsabuildingfrom
beingerectedwithintherequired50footfrontsetbackandwithinthe30foot
sideyardsetbackinBIzoningdistricts.
LegalRequirements
:Section106-192(b)(1),oftheCodeofOrdinances,definesavarianceasa
deviationfromtheliteralprovisionsofthechapter,whichisgrantedbythe
Boardwhenstrictconformitytothechapterwouldcauseanunnecessary
hardshipbecauseofthecircumstancesuniquetothepropertyonwhichthe
varianceisgranted.
ZoningBoardofAdjustment
March27,2014
Page2of3
Exceptasotherwiseprohibited,theBoardisempoweredtoauthorizea
variancefromarequirementwhentheBoardfindsthatallofthefollowing
conditionshavebeenmet:
Thatthegrantingofthevariancewillnotbecontrarytothebestpublic
interest.
Thatliteralenforcementofthechapterwillresultinunnecessary
hardshipbecauseofexceptionalnarrowness,shallowness,shape,
topographyorotherextraordinaryorexceptionalphysicalsituation
uniquetothespecificpieceofpropertyinquestion.“Unnecessary
hardship”shallmeanphysicalhardshiprelatingtothepropertyitselfas
distinguishedfromahardshiprelatingtoconvenience,financial
considerationsorcaprice,andthehardshipmustnotresultfromthe
applicantorpropertyowner’sownactions;and
Thatbygrantingthevariance,thespiritofthechapterwillbeobserved.
Analysis
:Staffanalyzedthesurroundingareaandbaseduponsiteinspections,the
followingconsiderationsarenoted:
Fromalandusestandpoint,abusinessindustrialzoneisahybridof
generalcommercialandlightindustrialzones.However,fromasetback
standpoint,itwasintendedtocreateabusinessparkfeelbyprovidingfor
greatersetbackscommoninmasterplannedbusinessindustrialparksthat
aremoreself-contained.Werethispropertyzonedcommercialorlight
industrial,thebuildingwouldconformtothesetbacksineachofthose
zones.
SeveralbuildingsinthisparticularBIareahavebeendevelopedasstand-
aloneindustrialfacilitiesmanyyearsagoanddonotconformtoamaster
planned,businessparkdesign.Additionally,mostofthosesame
buildingsaresituateduponthepropertyatsetbackdistanceswhichare
similartothatproposedforthisstructure.
TheCityisnotawareofanyrestrictivecovenantsapplicabletothe
subdivisionthatwouldotherwiserequireadditionalsetbacksspecifiedin
aBIzone.
Thesubjectintersectiondoesnothaveanoverabundanceoftraffic
circulationandsitevisibilitytrianglesappeartobeadequateevenwith
thezerolotlinestructurelocatedontheblocktotheeast.
ZoningBoardofAdjustment
March27,2014
Page3of3
Indeterminingifgrantingtheapplicant’srequestwouldbecontrarytothe
publicinterest,itisnotedthatthePlanningCommissionisintheprocessof
completingafullscalereviewofthe106ZoningCode.Thesubcommittee
presentingitsfindingshasdraftedaproposalthatamongotherthings,
recommendsBIsetbacksbemadeconsistentwithotherLIandGCzone
setbacks.Whilethisproposalhasnotyetpassed,itispartoftheproposed
recommendation.Staffdoesnototherwisecontemplateanyproblemthat
thisdevelopmentwouldposethatcouldbedeemedcontrarytothepublic
interest.
Inviewingthespecificgroundsforgrantingavariance,however,staffpoints
outthatthecondition,asitexists,“…istheresultoftheapplicantorproperty
owner’sownactions…”contrarytotheprovisionsofSection106-192.
However,stafffindsgroundstojustify“…unnecessaryhardshipbecauseof
exceptionalnarrowness,shallowness,shapetopography,orother
extraordinaryorexceptionalphysicalsituationuniquetothepropertyin
question.”Thesmallsizeoftheplattedblocksinlightofthelargesetback
requirementsofaBIzone,contributetothehardshipstodevelopmentof
propertyinthisarea.
Conclusion/Recommendation
:
TheZoningBoardofAdjustment’sfinalconsiderationiswhethergranting
thisrequestobservesthespiritoftheordinance.Basedonthefactsnotedin
thisreport,thestaffrecommendationistoallowforanencroachmentof30
feetintothe50footfrontsetbackandanencroachmentof20feetintothe30
footsidesetbackrequirementinordertoallowforconstructionofa
proposedtwo-storyofficebuilding.Staffbelievesthespiritoftheordinance
remainsintactbecauseBIsetbackswouldmostappropriatelybeappliedina
master-plannedbusiness-industrialparksetting.
Appeals
:AsperSection106-196oftheCodeofOrdinancesoftheCityofLaPorte:
Anypersonorpersons,jointlyorseverally,aggrievedbyanydecisionofthe
BoardofAdjustment,oranytaxpayer,oranyofficer,department,boardor
bureauofthecitymaypresenttoacourtofrecordapetitionforawritof
certiorari,asprovidedbyV.T.C.A.,LocalGovernmentCodeSection
211.011,dulyverified,settingforththatsuchdecisionisillegal,inwholeor
inpart,specifyingthegroundsoftheillegality.Suchpetitionshallbe
presentedtothecourtwithintendaysafterthefilingofthedecisioninthe
officeoftheBoardofAdjustment.
AREA MAP
VARIANCE REQ. 14-93000002
689
691690
LOCATION OF
PROPERTY
W POLK ST
LTS 27 28 29 & 30 BLK 715
LTS 25 & 26 BLK 715
714715
716
T
WMAIN S