HomeMy WebLinkAbout08-28-14 Zoning Board of Adjustment Meeting
City of La Porte Planning and Development Department
Established 1892 Tim Tietjens, Director
CityofLaPorte
ZoningBoardofAdjustmentAgenda
Noticeisherebygivenofa RegularMeeting oftheLaPorteZoningBoardofAdjustmenttobe
heldon Thursday,August28,2014,at6:00p.m.atCityHallCouncilChambers,604West
FairmontParkway,LaPorte,Texas,regardingtheitemsofbusinessaccordingtotheagenda
listedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.Considerapprovalofmeetingminutes:March27,2014.
4.ApublichearingwillbeheldtoconsiderVarianceRequest1493000003,requestedby
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NewHopeBaptistChurchlocatedat222N.4Street,furtherdescribedasLots310,
Block64,TownofLaPorte.Theapplicant,PastorRickieEdwardsonbehalfofNewHope
BaptistChurch,isseekingapprovalofavariancetoallowabuildingadditionthat
encroaches13.5feetintotherequired30footfrontsetbackforareligiousinstitutionin
theR1zonedistrictcontrarytotheprovisionsofSection106333oftheCodeof
Ordinances.ThisvarianceisbeingsoughtunderthetermsofSection106192oftheCity
ofLaPorteCodeofOrdinances.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments
d.QuestionandAnswer
5.Administrativereports.
6.Boardcommentsonmatterappearingontheagendaorinquiryofstaffregarding
specificfactualinformationorexistingpolicy.
7.Adjourn.
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting.
However,noactionwillbetakenbytheCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe
received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019.
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
www.laportetx.gov
ZoningBoardofAdjustmentAgenda
August28,2014RegularMeeting
Page2
CERTIFICATION
IcertifythatacopyoftheThursday,August28,2014agendaofitemstobeconsideredbythe
ZoningBoardofAdjustmentwaspostedontheCityHallbulletinboardonthe___dayof
________________,2014.
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
www.laportetx.gov
ZoningBoardofAdjustment
MinutesofMarch27,2014
BoardMembersPresent:RodRothermel,CharlesSchoppe,T.J.Walker,ShermanMoore(Alt1),
andNettieWarren(Alt2)
BoardMembersAbsent:ChesterPoolandLawrenceMcNeal
CityStaffPresent:PlanningDirectorTimTietjens,GISManagerBrianSterling,Assistant
CityAttorneyClarkAskins,andOfficeCoordinatorPeggyLee
1.CalltoOrder.
ChairmanRodRothermelcalledthemeetingtoorderat6:00p.m.
2.ElectaViceChairman
MotionbyShermanMooretonominateCharlesSchoppeasViceChairman.
SecondbyNettieWarren.Motioncarried.
Ayes:RodRothermel,CharlesSchoppe,T.J.Walker,ShermanMoore,andNettieWarren
Nays:None
3.ConsiderapprovalofNovember12,2013,meetingminutes.
Withnoobjectionpresented,theNovember12,2013,minuteswereapprovedaswritten.
4.ApublichearingwillbeheldtoconsiderVarianceRequest#1493000001fortheproperty
locatedat327Dwire,furtherdescribedasLots1,2,17,&18,Block5,BayOaksSubdivision,
W.P.HarrisSurvey,Abstract30,LaPorte,HarrisCounty,Texas.Theapplicants,Dennisand
RebeccaDorsett,seekavariancetoallowafencetoremaininthefrontyardsetbackcontrary
totheprovisionsofSection106791oftheCodeofOrdinances.Thevarianceisbeingsought
underthetermsofSection106192oftheCityofLaPorteCodeofOrdinances.
A.StaffPresentation
PlanningDirectorTimTietjenspresentedthestaffreportforVarianceRequest#14
93000001.Theapplicants,DennisandRebeccaDorsett,arerequestingavariancetoallowa
fencetoremaininthefrontyardat327Dwire.
Publichearingnoticesweremailedto24propertyownerslocatedwithinЋЉЉofthesubject
tract.TheCityreceivedtworesponsesfavoringtherequest,oneopposed,andonereturned
undeliverable.
B.ApplicantPresentation
RebeccaDorsett,327DwireDr.,wassworninbyChairmanRothermel.Ms.Dorsettstated
shehasaspecialneedssonforwhomphysicalandoccupationalneedssetupsarepositioned
throughouttheyard.Ms.Doresettexplainedhowthefenceprovidessecurityforherson.
ZoningBoardofAdjustment
MinutesofMarch27,2014
Page2of3
Shenotedthereareothersimilarexistingfencesinthearea.Toremovethefencewould
cost$2,000.
C.PublicComments
Therewerenopubliccomments.
D.QuestionandAnswer
Therewerenone.
MotionbyShermanMooretoapproveVarianceRequest#1493000001,allowingafenceto
remainwithinthefrontyardsetbackat327DwireDr.
SecondbyCharlesSchoppe.MotionCarried.
Ayes:RodRothermel,CharlesSchoppe,T.J.Walker,ShermanMoore,andNettieWarren
Nays:None
AssistantCityAttorneyClarkAskinsreadfromSection106196oftheCodeofOrdinances:
AppealsfromtheBoardofAdjustment.
5.ApublichearingwillbeheldtoconsiderVarianceRequest#1493000002forproperty
identifiedasLots25through30,Block715,TownofLaPorte,JohnsonHunterSurvey,Abstract
No.35,HarrisCounty,Texas.Theapplicant,AnalyticStressRelieving,Inc.,seeksavariance
fromcurrentbuildingsetbackrequirementscontrarytotheprovisionsofSection106622of
theCodeofOrdinances.ThevarianceisbeingsoughtunderthetermsofSection106192of
theCityofLaPorteCodeofOrdinances.
A.StaffPresentation
PlanningDirectorTimTietjenspresentedthestaffreportforVarianceRequest#14
93000002.Theapplicantisrequestingavariancetoallowforanencroachmentof30feet
intothe50footfrontsetbackandanencroachmentof20feetintotherequired30footside
setbackinordertoallowforconstructionofaproposedtwostoryofficebuilding.The/źƷǤƭ
CodeofOrdinances,Section106662,prohibitsabuildingfrombeingerectedwithinthe
required50footfrontsetbackandwithinthe30footsideyardsetbackinBIzoningdistricts.
PublichearingnoticesweremailedtotenpropertyownerslocatedwithinЋЉЉofthe
subjecttract.TheCityreceivedtworesponsesinfavorofthevarianceandnoneopposed.
B.ApplicantPresentation
BillPruitt,SynergyBuildingSystems,wassworninbyChairmanRothermel.Mr.Pruittstated
hehandledthedemolitionoftheoldbuildingandispreppingthesiteforAnalystic{ƷƩĻƭƭƭ
newbuilding.Mr.Pruittrequestedfavorableconsiderationofthevariancerequest.
C.PublicComments
ZoningBoardofAdjustment
MinutesofMarch27,2014
Page3of3
Therewerenopubliccomments.
D.QuestionandAnswer
Therewerenone.
MotionbyT.J.WalkertoapproveVarianceRequest#1493000002,allowinganencroachmentof
30feetintothe50footfrontsetbackandanencroachmentof20feetintotherequired30foot
sidesetbackforpropertydescribedasLots25through30,Block715,TownofLaPorte,Johnson
HunterSurvey,AbstractNo.35,HarrisCounty,Texas.
SecondbyCharlesSchoppe.Motioncarried.
Ayes:RodRothermel,CharlesSchoppe,T.J.Walker,ShermanMoore,andNettieWarren
Nays:None
AssistantCityAttorneyClarkAskinsreadfromSection106196oftheCodeofOrdinances:
AppealsfromtheBoardofAdjustment.
6.AdministrativeReports
PlanningDirectorTimTietjensannouncedthehiringofEricEnseyasthenewCityPlanner.Mr.
TietjensthankedGISManagerBrianSterlingandOfficeCoordinatorPeggyLeeforfillingin
duringtheCityPlannervacancy.
7.Boardcommentsonmattersappearingonagendaorinquiryofstaffregardingspecificfactual
informationorexistingpolicy.
ShermanMooreapologizedforhisabsenceatthelastmeetingashehadoriginallycommitted
tobeingatthemeeting.
8.Adjourn
MotionbyShermanMooretoadjourn.
SecondbyCharlesSchoppe.ChairmanRothermeladjournedthemeetingat6:25p.m.
Respectfullysubmitted,
PeggyLee
Secretary,ZoningBoardofAdjustment
PassedandApprovedon,2014.
RodRothermel
Chairman,ZoningBoardofAdjustment
CityofLaPorte,Texas
PlanningandZoningCommission
August28,2014
AGENDAITEM4
Considerapprovalofa
(Applicant:PastorRickieEdwards).
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
BoardofAdjustmentRegularMeeting
August28,2014
NewHopeBaptistChurchVariance
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldtheBoardofAdjustmentapprovetherequestedvariancebyNewHopeBaptistChurchto
allowconstructionofanadditionthatencroaches13.5feetintotherequired30footfront
setbackforreligiousinstitutionsintheR1,LowDensityResidential,District?
RECOMMENDATION
StaffrecommendstheBoardofAdjustmentapprovetheproposedvariancesubjecttothe
findingsdescribedinthisstaffreport.
DISCUSSION
Applicant:
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NewHopeBaptistChurch.Locatedat222N.4Street.Attachedisanareamapthatshowsthe
existingconditionsofthesite(seetheattachedExhibitB).
!ƦƦƌźĭğƓƷƭRequest:
TheapplicantisseekingapprovalofVarianceRequest#1493000003,arequestbyNewHope
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BaptistChurchlocatedat222N.4Street,furtherdescribedasLots310,Block64,TownofLa
Porte.TheattachedExhibitAisacopyoftheapplicationandsiteplanfortheproposed
improvements.Theapplicantisseekingapprovalofavariancetoallowabuildingadditionthat
encroaches13.5feetintotherequired30footfrontsetbackforareligiousinstitutionintheR1
zonedistrictcontrarytotheprovisionsofSection106333oftheCodeofOrdinances(seethe
tablebelowundertheͻğƦƦƌźĭğĬƌĻcodeƦƩƚǝźƭźƚƓƭͼsectionofthisreport).Theproposed
buildingadditionwillallowforconstructionofanofficespaceforthepastor.Thisispartofother
improvementsproposedbythechurch,includingparkinglotimprovements,foyeraddition,and
landscapingenhancements.
NoticeofPublicHearing:
Section106194oftheZoningOrdinance(seetheattachedExhibitC)stipulatesthevarious
requirementsforpublicnoticeofthepublichearing.Thisvarianceincludedallofthenecessary
coderequirementsforapublichearingincludingthefollowing:
Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays
priortothedateofthehearing.
Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten
dayspriortothedateofthehearing.
Asignwaspostedonthesitetendayspriortothehearingdate.
Additionally,noticeofthepublichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteat
leasttendayspriortothedateofthepublichearing.
1
BoardofAdjustmentRegularMeeting
August28,2014
NewHopeBaptistChurchVariance
BackgroundInformation:
NewHopeBaptistChurchownsLots310,Block64,TownofLaPorte.Thesubjectsiteis
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approximately25,000squarefeetinareaandislocatednorthofW.MainStreetonN.4Street
(seetheattachedExhibitB).
ThesiteiscurrentlyzonedR1andisvacant.Thefollowingtablesummarizesthesurrounding
zoningandlanduses:
ZoningLandUse
th
bƚƩƷŷ R1,LowDensityResidentialExistingsinglefamilyresidential(232N.4Street)
th
{ƚǒƷŷ R1,LowDensityResidentialExistingsinglefamilyresidential(200N.4Street)
ĻƭƷ R1,LowDensityResidentialExistingAT&Tbuildingandparkinglot(502W.Polk
Street)
9ğƭƷ R1,LowDensityResidentialVacant
ApplicableCodeProvisions:
Section106333oftheCodeofOrdinancesstipulatessetbackrequirementsforreligious
institutions;seetheexcerptfromthetablebelow.Therequiredfrontsetback(seehighlighted)
isthesubjectofthevariancerequestedinthisinstance.
Sec.106333.TableB,residentialarearequirements.
MinimumMinimumMinimumMaximumMinimumMinimumMaximum
LotLotYardHeightSiteDevelopmentLot
Area/D.U.WidthSetbacksArea/UnitOpenSpace/Coverage/
S.F.L.F.L.F.F.R.S.S.F.UnitS.F.Minimum
Landscaping
Required
Publicorprivate30201045Ft.N/AN/AN/A/6%
educationaland
religious
institutions,large
groupcarefacilities,
daycarecenters,
recreational
buildings,boarding,
andnursinghomes
Analysis:
Section106192oftheZoningOrdinance(seetheattachedExhibitC)statesthattheterm
ͻǝğƩźğƓĭĻͼrepresentsadeviationfromtheliteralinterpretationofthecodeapprovedbythe
Boardsubjecttothefactthatenforcementoftheprovisionsofthecodewouldcausean
unnecessaryhardshipbecauseofcircumstancesuniquetothesubjectproperty.Inthiscase,the
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existingbuildingislocated16.5feetfromthefrontpropertylinealongN.4Street,which
representsanexistingencroachmentintothefrontsetback.Theproposedvariancewouldallow
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BoardofAdjustmentRegularMeeting
August28,2014
NewHopeBaptistChurchVariance
fortheconstructionofanadditiontotheexistingbuildingthatwouldnotencroachanyfurther
intothefrontsetbackthantheexistingbuilding.
Section106192(b.2)oftheZoningOrdinance(seetheattachedExhibitC)statesthattheBoard
isauthorizedtograntavariancewhentheBoardfindsthatanumberofcriteriaaremet.The
followingtableoutlinesthosecriteriaandƭƷğŅŅƭanalysisofthosecriteria.
Criterion:StaffFinding:
a.Thatthegrantingofthevariancewillnotbe Theproposedvarianceisareasonable
contrarytothepublicinterest.improvementtoanexistingstructuretocontinueits
viabilityinthecommunity.Noticewassenttoall
propertyownerswithina200footradiusfromthe
subjectsiteinaccordancewithcoderequirements.
Atthetimethisstaffreportwasdrafted,no
responsesfororagainstthevariancewerereceived
bystaff.Therewasonecallforinformation.
b.Thatliteralenforcementofthischapterwill Theexceptionalphysicalsituationthatisuniquein
resultinunnecessaryhardshipbecauseof thiscaseisthefactthattheexistingstructure
exceptionalnarrowness,shallowness,shape,alreadyencroachesintothe30footrequiredfront
topographyorotherextraordinaryorexceptional setbackby13.5feet.Inthissituation,requiringthe
physicalsituationuniquetothespecificpieceof applicanttocomplywiththerequiredsetbacks
propertyinquestion."Unnecessaryhardship"shall wouldnotbepracticalbecauseitwouldcausethe
meanphysicalhardshiprelatingtotheproperty relocationoftheofficeadditiontolocationthat
relatingto
itselfasdistinguishedfromahardship źƭƓƷasfunctionalfortheflowofthechurch.This
convenience,financialconsiderationsorcaprice,existingencroachmentrepresentstheunnecessary
andthehardshipmustnotresultfromthe hardship,whichwasnotaresultoftheğƦƦƌźĭğƓƷƭ
applicantorpropertyowner'sownactions.actions.
c.Thatbygrantingthevariance,thespiritofthis Inthiscase,stafffindsthattheauthorizationofthe
chapterwillbeobserved.variancewouldbeinthespiritofthechapterasthe
requestdoesnotproposeanencroachmentintothe
frontsetbackbeyondwheretheexistingstructure
encroaches.
already
ATTACHMENTS
ExhibitA:Applicationandsiteplanfortheproposedimprovements
ExhibitB:Areamap
ExhibitC:Sections106192through106195oftheZoningOrdinanceregardingvariances
3
EXHIBIT A
EXHIBIT A
EXHIBIT B
AREA MAP
W ADAMS ST
NEW HOPE BAPTIST CHURCH
222 N. 4TH ST.
LTS 3 4 5 & 6 BLK 64
LTS 7 & 8 BLK 64
LTS 9 & 10 BLK 64
1 inch = 100 feet
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EXHIBIT C
Sec. 106-192. Variance.
(a)Application for variances. All applications for a variance from the terms of this chapter shall
be in writing and shall specify the facts involved, the relief desired, and the grounds thereof.
Each such application shall be filed with the enforcement officer who after investigation shall
transmit such application together with his report to the board of adjustment within ten days
after the filing of the application with the enforcement officer.
(b)
Findings of fact/definition of hardship.
(1)
The term "variance" shall mean a deviation from the literal provisions of this chapter
which is granted by the board when strict conformity to this chapter would cause an
unnecessary hardship because of the circumstances unique to the property on which
the variance is granted.
(2)
Except as otherwise prohibited, the board is empowered to authorize a variance from
a requirement of this chapter when the board finds that all of the following conditions
have been met:
a.
That the granting of the variance will not be contrary to the public interest;
b.
That literal enforcement of this chapter will result in unnecessary hardship
because of exceptional narrowness, shallowness, 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 must not
result from the applicant or property owner's own actions; and
c.
That by granting the variance, the spirit of this chapter will be observed.
(3)
The applicant shall have the burden of proving to the board that the foregoing
conditions have been met.
(c)
Use variance prohibited. No variance shall be granted to permit a use in a zoning district in
which that use is prohibited.
(d)
Hearings on applications for variances. The board of adjustment shall fix a reasonable time
for the hearing of all applications for variances, give public notice thereof, as well as due
notice to the parties in interest, and decide the same within a reasonable time, as specified in
section 106-194. Upon the hearing any party may appear in person or by agent or by
attorney.
Sec. 106-193. Additional conditions.
The board is empowered to impose upon any variance or special exception any condition
reasonably necessary to protect the public interest and community welfare.
Sec. 106-194. Notice of public hearings before the board of adjustment.
(a)The notice of public hearings provided for in this section shall be given by publication once in
a newspaper of general circulation in the city stating the time and place of such hearings,
which shall not be earlier than ten days from the date of such publication, and in addition
thereto, the board of adjustment shall mail notices of such hearing to the petitioner and to all
owners of property lying within 200 feet of any point of the lot or portion thereof, on which a
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EXHIBIT C
special exception or variance is desired, and to all other persons deemed by the board of
adjustment to be affected thereby; such owners and persons shall be determined according
to the last approved tax roll of the city. Such notice may be served by depositing addressed
and postage paid, in the city post office.
(b)
Requirements for public notice by sign posting:
(1)
Public notice for procedures requiring public notice by sign posting shall be provided
by the city at least ten days before the public hearing.
(2)
The applicant shall place public notice sign on the property within 20 feet of the
abutting street.
(3)
The sign shall be clearly visible, readable, and not to create hazard to traffic on the
public right-of-way abutting the property.
(4)
Public notice sign shall include the date, time, place, and purpose of public hearing.
(5)
The applicant must return the sign to the city within ten days after the appeal period
for the public hearing has ended.
(6)
The erection of this sign shall not require a permit from the city.
(Ord. No. 1501-05, § 6(Exh. F), 3-19-07)
Sec. 106-195. Vote necessary for decision of board of adjustment.
The concurring vote of four members of the board of adjustment shall be necessary to
reverse any order, requirement, decision, or determination of the enforcement officer or to decide in
favor of the applicant on any matter upon which it is required to pass under this chapter, or to effect
any variance in this chapter.
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