HomeMy WebLinkAbout11-13-14 Special Called Zoning Board of Adjustment Meeting
City of La Porte Planning and Development Department
Established 1892 Tim Tietjens, Director
CityofLaPorte
ZoningBoardofAdjustmentAgenda
Noticeisherebygivenofa SpecialCalledMeeting oftheLaPorteZoningBoardofAdjustment
tobeheldon Thursday,November13,2014,at6:00p.m.atCityHallCouncilChambers,604
WestFairmontParkway,LaPorte,Texas,regardingtheitemsofbusinessaccordingtothe
agendalistedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.Considerapprovalofmeetingminutes:October23,2014.
4.ApublichearingwillbeheldtoconsiderVarianceRequest1493000007,arequestby
ElectricGuardDog,onbehalfofAppleTowing,ownerofthepropertylocatedat400E.
MainStreet,furtherdescribedasLots1through26andtheabandonedalley,Block195,
TownofLaPorte.Theapplicantisseekingapprovalofavariancetoretaina10foot
high,12voltbatteryoperated,solarpowered,electricsecurityfencethatproduces
7,000voltsofshockcontrarytotheprovisionsofSection106799oftheCodeof
Ordinances.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments
d.QuestionandAnswer
5.ApublichearingwillbeheldtoconsiderVarianceRequest1493000008,arequestby
RonnieandBonnieHedrick,ownerofthepropertylocatedat1602WillowView,further
describedasLot14,WillowView.Theapplicantisseekingapprovalofavarianceto
squarefootgarage/storagebuildingcontrarytothe
allowconstructionofa1,500
provisionsofSection106741oftheCodeofOrdinances.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments
d.QuestionandAnswer
6.Administrativereports.
7.Boardcommentsonmatterappearingontheagendaorinquiryofstaffregarding
specificfactualinformationorexistingpolicy.
8.Adjourn.
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
www.laportetx.gov
ZoningBoardofAdjustmentAgenda
November13,2014SpecialCalledMeeting
Page2
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting.
However,noactionwillbetakenbytheCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe
received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019.
CERTIFICATION
IcertifythatacopyoftheThursday,November13,2014agendaofitemstobeconsideredby
theZoningBoardofAdjustmentwaspostedontheCityHallbulletinboardonthe___dayof
________________,2014.
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
www.laportetx.gov
ZoningBoardofAdjustment
MinutesofOctober23,2014
BoardMembersPresent:CharlesSchoppe,T.J.Walker,ChesterPool,NettieWarren(Alt1),and
DougMartin(Alt2)
BoardMembersAbsent:LawrenceMcNealandRodRothermel
CityStaffPresent:PlanningDirectorTimTietjens,CityPlannerEricEnsey,AssistantCity
AttorneyClarkAskins,andOfficeCoordinatorPeggyLee
1.CalltoOrder.
ViceChairmanCharlesSchoppecalledthemeetingtoorderat6:04p.m.
2.Rollcallofmembers.
BoardMembersCharlesSchoppe,T.J.Walker,ChesterPool,NettieWarren(Alt1),andDoug
Martin(Alt2)werepresentforrollcall.
3.Considerapprovalofmeetingminutes:August28,2014.
MotionbyT.J.WalkertoapprovethemeetingminutesofAugust28,2014.
SecondbyNettieWarren.Motioncarried.
Ayes:T.J.Walker,ChesterPool,CharlesSchoppe,NettieWarren,andDougMartin
Nays:None
4.ApublichearingwillbeheldtoconsiderVarianceRequest#1493000004,requestedbyRobert
th
Choates,ownerofthepropertylocatedat121S.5Street,furtherdescribedasLots1516,
Block41,TownofLaPorte.Theapplicantisseekingapprovalofavariancetoallowanawning
thatencroaches10feetintotherequired10footsidesetbackadjacenttotheW.AStreet
rightofwayintheMainStreetDistrictcontrarytotheprovisionsofSection106240ofthe
CodeofOrdinances.
A.StaffPresentation
CityPlannerEricEnseypresentedƭƷğŅŅƭreportonavariancerequestbyRobertChoatesto
th
allowanawningconstructedat121S.5Street,toencroachuptothepropertylinewithin
the10footsidesetbackadjacenttotheWestAStreetrightofway.Asconstructed,the
awningencroachesintotheW.AStreetrightofway;however,theapplicanthasindicated
hewouldremovethesectionthatencroachesintotherightofway,ifthevarianceis
approved.
ZoningBoardofAdjustment
MinutesofOctober23,2014
Page2of5
Publichearingnoticesweremailedto13propertyownerslocatedwithinЋЉЉofthesubject
tract.TheCitydidnotreceiveanyresponsesfromthemailout.
B.ApplicantPresentation
ViceChairmanCharlesSchoppesworeinRobertChoates,1918LauraLane.Mr.Choates
statedhemadeamistakeinnotplacingtheawninginaccordancewiththecode.The
awningwasconstructedtopreventrainfromblowinginthroughhisshopdoors,when
open.
C.PublicComments
Therewerenocommentsfromthepublic.
D.QuestionandAnswer
Therewerenoquestions.
MotionbyChesterPooltoapproveVarianceRequest#1493000004,allowinganawning
th
constructedat121S.5Street,toencroachuptothepropertylinewithinthe10footside
setbackadjacenttotheWestAStreetrightofway.
SecondbyCharlesSchoppe.MotionCarried.
Ayes:T.J.Walker,ChesterPool,CharlesSchoppe,NettieWarren,andDougMartin
Nays:None
5.ApublichearingwillbeheldtoconsiderVarianceRequest1493000005,arequestbyBayArea
Habitat,ownerofthepropertylocatedat237S.BrownellSt.,furtherdescribedasLots19and
20,Block71,BayFronttoLaPorte.Theapplicantisseekingapprovalofavariancetoallowa
drivewaythatencroaches15.5feetintotherequired25footsetbackforadrivewayadjacent
totheE.BStreetrightofwaycontrarytotheprovisionsofSection106835oftheCodeof
Ordinances.
A.StaffPresentation
CityPlannerEricEnseypresentedƭƷğŅŅƭreportonavariancerequestbyBayAreaHabitat
forHumanitythatwouldallowadrivewaytoencroach15.5feetintotherequired25foot
setbackforadrivewayadjacenttotheunimprovedE.BStreetrightofwayat237S.
BrownellStreet.Theapplicantwasunabletoreconfigurethestructureonthesitetoavoid
theneedforavariance.
Publichearingnoticesweremailedto16propertyownerslocatedwithinЋЉЉofthesubject
tract.TheCityreceivedoneresponseinfavoroftherequest.
ZoningBoardofAdjustment
MinutesofOctober23,2014
Page3of5
B.ApplicantPresentation
Therewasnopresentationfromtheapplicant.
C.PublicComments
Therewerenopubliccomments.
D.QuestionandAnswer
StaffrespondedtoquestionsfromtheBoardregardingthefuturedrivewayshownonthe
plan.
MotionbyDougMartintoapproveVarianceRequest#1493000005toallowadrivewayto
encroach15.5feetintotherequired25footsetbackforadrivewayadjacenttothe
unimprovedE.BStreetrightofwayat237S.BrownellStreet.
SecondbyChesterPool.MotionCarried.
Ayes:T.J.Walker,ChesterPool,CharlesSchoppe,NettieWarren,andDougMartin
Nays:None
6.ApublichearingwillbeheldtoconsiderVarianceRequest1493000006,arequestbyEdgar
Hinojosa,ownerofthepropertylocatedat727S.BlackwellAve.,furtherdescribedasLots22
27andtheadjoining15feetofLot21,Block25,BayFronttoLaPorte.Theapplicantisseeking
approvalofavariancetoallowconstructionofanewsinglefamilydetachedresidencethat
encroaches8feetintotherequired15footrearsetbackintheR1ZoneDistrictcontraryto
theprovisionsofSection106333oftheCodeofOrdinances.
A.StaffPresentation
CityPlannerEricEnseypresentedƭƷğŅŅƭreportonavariancerequestbyEdgarHinojosato
allowconstructionofanewsinglefamilyresidencethatencroaches8feetintotherequired
15footrearsetbackofthetriangularshapedpropertylocatedat727S.Blackwell.
PublichearingnoticesweremailedtosixpropertyownerslocatedwithinЋЉЉofthesubject
tract.TheCityreceivedthreeresponsesinoppositiontotherequest.
B.ApplicantPresentation
Theapplicantwasnotpresent.
C.PublicComments
JoseGutierrez,2008ParkDrive,spokeinoppositiontothevariancerequest.Mr.Gutierrez
ownsadjacentpropertyhehasretainedinitsnaturalhabitatforwildlife.Mr.Gutierrezfeels
ZoningBoardofAdjustment
MinutesofOctober23,2014
Page4of5
thesubjectpropertyistoosmallforahouse;especiallyonelocatedsoclosetohisproperty
line.
DavidGaar,1911Roscoe,spokeinoppositiontothevariancerequest.Mr.Gaarspoke
aboutneedingtopreservetheenvironmentalhealthofGalvestonBayandallowingahouse
tobebuiltatthislocationwouldbeamistake.
VivianSerrano,2008ParkDrive,spokeinoppositiontothevariancerequest.Ms.Serrano
questionedthepublicnotificationprocessbecauseshedidnotreceivenoticeofthehearing.
Additionally,theCityInspectorwhoinspectedtheconstructionofherhomehadpreviously
toldherthatahomecouldneverbebuiltonthesubjecttractbecausethelotwastoosmall.
D.QuestionandAnswer
BoardMembersdiscussedthemeritsoftherequest.
MotionbyDougMartintodenyVarianceRequest#1493000006forconstructionofanew
singlefamilyresidencethatencroaches8feetintotherequired15footrearsetbackofthe
propertylocatedat727S.Blackwell.
SecondbyChesterPool.MotionCarried.
Ayes:T.J.Walker,ChesterPool,CharlesSchoppe,NettieWarren,andDougMartin
Nays:None
AssistantCityAttorneyClarkAskinsreadfromSection106196oftheCodeofOrdinances:
AppealsfromtheBoardofAdjustment.
7.AdministrativeReports
PlanningDirectorTimTietjensreported:
TherewillbeaspecialcalledBoardofAdjustmentmeetingonNovember13,2014.
Publictestimonyforthepreviousvariancerequestincludedastatementthataformer
CityInspectorhadstatedthatahomecouldneverbebuiltonthesubjecttractdueto
thesmalllotsize.IfinfactaformerCityInspectordidmakethatstatement,thenhe
wasincorrect.
8.Boardcommentsonmattersappearingonagendaorinquiryofstaffregardingspecificfactual
informationorexistingpolicy.
ChesterPoolinquiredaboutthepreviousvariancerequestastothesizeofthehousethatwas
beingplanned.Staffcalculatedtheareaandestimatedthesizetobeapproximately900sq.ft.
ZoningBoardofAdjustment
MinutesofOctober23,2014
Page5of5
9.Adjourn
MotionbyNettieWarrentoadjourn.
SecondbyChesterPool.ViceChairmanSchoppeadjournedthemeetingat6:49p.m.
Respectfullysubmitted,
PeggyLee
Secretary,ZoningBoardofAdjustment
PassedandApprovedon,2014.
RodRothermel
Chairman,ZoningBoardofAdjustment
CityofLaPorte,Texas
PlanningandZoningCommission
November13,2014
AGENDAITEM4
ConsiderapprovalofaVariancerequest
toretaina10foothigh,12voltbatteryoperated,
solarpowered,electricsecurityfence
thatproduces7,000voltsofshockand
islocatedinsidetheexistingperimeterfence
forAppleTowinglocatedat400E.MainStreet
(Applicant:ElectricGuardDog,onbehalfofAppleTowing).
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
BoardofAdjustmentRegularMeeting
November13,2014
AppleTowingVariance
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldtheBoardofAdjustmentapprovetherequestedvariancebyElectricGuardDog(on
behalfofthepropertyownerAppleTowing)toretaina10foothighelectricfencethatislocated
insidetheexistingperimeterfence?
DISCUSSION
Applicant:
ElectricGuardDog(onbehalfoftheowner:AppleTowing).
!ƦƦƌźĭğƓƷƭRequest:
TheattachedExhibitAisacopyoftheapplicationandsiteplanfortheproposedimprovements.
Theapplicantisseekingapprovalofvariancerequest#1493000007,arequestedvarianceto
allowtheapplicanttoretaina10foothighelectricfence.Thefencewasconstructedwithouta
permit.
SubjectSite:
Therequestedvarianceisforthepropertylocatedat400E.MainStreet,furtherdescribedas
Lots1through26andtheabandonedalley,Block195,TownofLaPorte.TheattachedExhibitA
isanareamapthatshowstheexistingconditionsofthesiteaswellasthesurroundingarea.
NoticeofPublicHearing:
Section106194oftheZoningOrdinance(seetheattachedExhibitC)stipulatesthevarious
requirementsforpublicnoticeofthepublichearing.Thisvarianceincludedallofthenecessary
coderequirementsforapublichearingincludingthefollowing:
Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays
priortothedateofthehearing.
Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten
dayspriortothedateofthehearing.
Asignwaspostedonthesitetendayspriortothehearingdate.
Additionally,noticeofthepublichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteat
leasttendayspriortothedateofthepublichearing.
BackgroundInformation:
AppleTowingownsthesubjectlotat400EMainStreet.Thesubjectsiteisapproximately2.13
acresinareaandislocatedonE.MainStreeteastofS.BroadwayStreet.
ThesiteiscurrentlyzonedGC,GeneralCommercial,andisatowingandwreckeryard.The
followingtablesummarizesthesurroundingzoningandlanduses:
1
BoardofAdjustmentRegularMeeting
November13,2014
AppleTowingVariance
ZoningLandUse
bƚƩƷŷ GC,GeneralCommercialVacant
{ƚǒƷŷ R1,LowDensityResidentialExistingnursinghomefacility(208S.UtahAvenue)
ĻƭƷ MS,MainStreetVacant
MSO,MainStreetwithOverlay
9ğƭƷ GC,GeneralCommercialVacant,Existingcommercialdevelopment(111N.Utah
Avenueand119N.UtahAvenue)
ApplicableCodeProvisions
:
Section106799oftheCityofLaPorteCodeofOrdinancesstipulatestherequirementsfor
electricfenceswithinthecity.Theonlyallowanceforelectricfencesareforasinglefamily
dwellingwhenusedonlyforthepurposeofrestraininglivestock.Therearenoallowancesfor
electricfencingforcommercial/industrialproperties.ThefollowingisSection106799inits
entiretyforreferencepurposes.Thetexthighlightedinyellowidentifiestheallowancefor
electricfencesinthecity.
Sec.106799.Construction,maintenanceofelectricfences.
(a)Exceptasprovidedherein,itshallbeunlawfulforanypersonowningor
controllinganypropertyinthecitytoconstruct,maintain,orpermittoremain
onsuchpropertyanyfencechargedwithelectricity,ortocauseanyfenceto
becomechargedwithacurrentofelectricity,toconnectanysuchfencewitha
sourceofelectricityortopermitanyfenceunderthecontrolofsuchpersonto
beconnectedwithasourceofelectricity.
(b)Theuseofelectricfencesshallbeallowedonthepremisesofanysingle
familydwelling,withoutregardtothezoningdistrictclassificationofthe
property,onlyforthepurposeoferectinganenclosuretorestrainthe
movementofdogsand/orlivestock.Allelectricfenceequipmentsoutilizedshall
beaULapprovedproductandinstalledandmaintainedinaccordancewiththe
manufacturer'sinstructions.Theownerand/orcontrollerofthepremisesshall
beresponsiblefor1)obtainingabuildingpermitpriortoinstallationofthe
electricfence;2)installingandmaintainingsignagethatidentifiesthefenceas
an"electricfence",and3)schedulingacityinspectiontoconfirmtheproductis
tested/approvedandinstalledinaccordancewithmanufacturer'sinstructions.
(c)PermitfeesshallbeinaccordancewithappendixAoftheCodeof
Ordinances.
(d)Inanyprosecutionunderthissectiontestimonythatanyfencewas
underthecontrolofthedefendantorsituatedonhispremisesandthatany
personreceivedanelectricshockbycomingincontactwithsuchfenceshallbe
primafacieevidencethatsuchdefendantcausedsuchfencetobechargedwith
acurrentofelectricityandcausedandpermittedsuchfencetobeconnected
withasourceofelectricity.
2
BoardofAdjustmentRegularMeeting
November13,2014
AppleTowingVariance
Analysis:
Inthiscase,theapplicantconstructedthefencewithoutfirstobtainingapermitfromthecity.
TheattachedExhibitCisaletterfromtheDirectorofPlanningandDevelopmenttothe
representativesofElectricGuardDogaddressingthecodeviolation.TheĭźƷǤƭcode
enforcementofficerreceivedacomplaintontheproposedfenceandhasinitiatedcode
enforcementontheimprovement.TheapplicantapproachedthePlanningandZoning
CommissionduringtheirreviewofChapter106(ZoningOrdinance)andtheCommission
indicatedthattheywerenotinterestedatthistimeinmodifyingthecode.Theysuggestedthat
theapplicantseekapprovalofavariance,iftheydesiredtoretainthenoncompliantfence.The
applicantexpressedsomeconcerntotheP&Zatthemeetingregardingavariancerequest
becausetheyhavebeendeniedmanytimesinthepastforsimilarfences.
Theapplicantisproposinginstallationofanelectricfencethatrunsoffa12voltbatterythatis
chargedbysolarenergy.Thefenceisusedforsecuritypurposesandproduces7,000voltsof
shock.Althoughtheapplicanthasincludedsignageonthefencewarningofthecharge,staffhas
concernswiththesafetyassociatedwiththeelectricfence.Additionallytheelectricfenceis10
feetinheight,whichexceedsthecodeallowanceof8feet.TheattachedExhibitDcontainsa
couplephotographsoftheproposedfenceforreferencepurposes.
Section106192oftheZoningOrdinance(seetheattachedExhibitE)statesthattheterm
ͻǝğƩźğƓĭĻͼrepresentsadeviationfromtheliteralinterpretationofthecodeapprovedbythe
Boardsubjecttothefactthatenforcementoftheprovisionsofthecodewouldcausean
unnecessaryhardshipbecauseofcircumstancesuniquetothesubjectproperty.TheBoardis
authorizedtograntavariancewhentheBoardfindsthatanumberofcriteriaaremet.The
followingtableoutlinesthosecriteriaandƭƷğŅŅƭanalysisofthosecriteria.
3
BoardofAdjustmentRegularMeeting
November13,2014
AppleTowingVariance
Criterion:StaffFinding:
a.Thatthegrantingofthevariancewillnotbe TheĭźƷǤƭCodeofOrdinancesspecificallyonlyallow
contrarytothepublicinterest.forelectricfencesinlimitedsituations,specifically
forresidentialpropertiesforthesolepurposeof
containinglivestock.Thereisnoallowanceforsuch
fencesoncommercialand/orindustrialproperties.
Althoughtheelectricfencewouldprovidesecurity
protectiontotheapplicant,theelectricchargeof
theproposedfencecoulddetrimentaltopublic
safety.Atthetimethisstaffreportwasdrafted,no
responsesfororagainstthevariancewerereceived
bystaff.
b.Thatliteralenforcementofthischapterwill Staffcannotfindthattheenforcementofthese
resultinunnecessaryhardshipbecauseof provisionsresultinanunnecessaryhardshipinthis
exceptionalnarrowness,shallowness,shape,case.Thereisnothingassociatedwiththe
topographyorotherextraordinaryorexceptional narrowness,shallowness,shape,topographyor
physicalsituationthatwouldwarrantthe
physicalsituationuniquetothespecificpieceof other
propertyinquestion."Unnecessaryhardship"shall approvalofthisvariance.Becausetheelectricfence
meanphysicalhardshiprelatingtotheproperty hasbeenconstructed,theresultofavariance
itselfasdistinguishedfromahardshiprelatingto approvalwouldbeasaresultoftheproperty
convenience,financialconsiderationsorcaprice,ƚǞƓĻƩΉğƦƦƌźĭğƓƷƭownactions.
andthehardshipmustnotresultfromthe
applicantorpropertyowner'sownactions.
c.Thatbygrantingthevariance,thespiritofthis Inthiscase,stafffindsthattheauthorizationofthe
chapterwillbeobserved.variancewouldnotbeinthespiritofthechapteras
thecitydoesnotallowforelectricfencesin
commercialorindustrialzonedistricts.
Furthermore,thecodewasspecificallyintendedto
allowforelectricfencesonlyinrelationto
containinglivestockforresidentialproperties.
AppealProcedure:
Sec.106196.Appealsfromtheboardofadjustment.
Anypersonorpersons,jointlyorseverally,aggrievedbyanydecisionoftheboardof
adjustment,oranytaxpayer,oranyofficer,department,board,orbureauofthecitymay
presenttoacourtofrecordapetitionforawritofcertiorari,asprovidedbyV.T.C.A.,Local
GovernmentCode§211.011,dulyverified,settingforththatsuchdecisionisillegal,inwholeor
inpart,specifyingthegroundsoftheillegality.Suchpetitionshallbepresentedtothecourt
withintendaysafterthefilingofthedecisionintheofficeoftheboardofadjustment.
ATTACHMENTS
ExhibitA:Applicationandjustificationletter
ExhibitB:Areamap
ExhibitC:LetterforDirectorofPlanningandDevelopment
ExhibitD:Photosofthefence
ExhibitE:Sections106192through106195oftheZoningOrdinanceregardingvariances
4
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
µ
EXHIBIT B
AREA MAP
(VARIANCE REQUEST #14-93000007)
414187
415
416
502
186
507
185
412
184
602
319
120
LOCATION OF
92
PROPERTY
720
183
135
93
301
114
111
615
182
69
195
119
400
206
196
205
212
211
121
68
215
197
0
325
232
204
201
236
208
202
203
210
207
67
202
309
300
201
215
1 inch = 200 feet
216
220415
EXHIBIT C
EXHIBIT C
9IL.L5
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EXHIBIT E
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 E
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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CityofLaPorte,Texas
PlanningandZoningCommission
October23,2014
AGENDAITEM5
Considerapprovalofa
(Applicant:RonnieandBonnieHedrick).
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
BoardofAdjustmentRegularMeeting
November13,2014
HedrickVariance
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldtheBoardofAdjustmentapprovetherequestedvariancebyRonnieandBonnieHedrick,
ownersofthepropertyat1602WillowViewStreet,toallowconstructionofa1,500squarefoot
garage/storagebuildingwhenthecodeallowsamaximumareaof1,000squarefeetfor
accessorystructures?
DISCUSSION
Applicant:
RonnieandBonnieHedrick.
!ƦƦƌźĭğƓƷƭRequest:
TheattachedExhibitAisacopyoftheapplicationandsiteplanfortheproposedimprovements.
Theapplicantisseekingapprovalofvariancerequest#1493000008.Theproposedvariance
wouldallowfortheconstructiona1,500squarefootgarage/storagebuildingontheirproperty
locatedat1602WillowViewStreet.
SubjectSite:
Therequestedvarianceisforthepropertylocatedat1602WillowViewDrive,furtherdescribed
as14,WillowViewsubdivision.TheattachedExhibitAisanareamapthatshowstheexisting
conditionsofthesiteaswellasthesurroundingarea.
NoticeofPublicHearing:
Section106194oftheZoningOrdinance(seetheattachedExhibitC)stipulatesthevarious
requirementsforpublicnoticeofthepublichearing.Thisvarianceincludedallofthenecessary
coderequirementsforapublichearingincludingthefollowing:
Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays
priortothedateofthehearing.
Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten
dayspriortothedateofthehearing.
Asignwaspostedonthesitetendayspriortothehearingdate.
Additionally,noticeofthepublichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteat
leasttendayspriortothedateofthepublichearing.
BackgroundInformation:
Theapplicantsownthesubjectlotat1602WillowViewStreet.Thesubjectsiteisapproximately
21,200squarefeetinareaandislocatedonWillowViewjustsouthofN.PStreet.
1
BoardofAdjustmentRegularMeeting
November13,2014
HedrickVariance
ThesiteiscurrentlyzonedR1andcontainsasinglefamilyresidentialhouse.Thefollowingtable
summarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ R1,LowDensityResidentialExistingsinglefamilyresidential(1518WillowView)
{ƚǒƷŷ R1,LowDensityResidentialExistingsinglefamilyresidential(1606WillowView)
ĻƭƷ LL,LargeLotResidentialExistingsinglefamilylargelotresidential(10110N.P
Street)
9ğƭƷ R1,LowDensityResidentialExistingsinglefamilyresidential(1603WillowView)
ApplicableCodeProvisions:
Section106741outlinesthegeneralprovisionsforaccessorystructures.Subsection(e.1)states
thatnoaccessorybuildingcanexceed1,000squarefeetoffloorarea.Thefollowingisan
excerptofSection106741,withtheapplicablesectionimpactingthisvariancehighlightedin
yellow.
Sec.106741.Generalprovisions.
(a)Noaccessorybuildings,usesorstructuresshallbeerectedorlocatedin
anyrequiredyardotherthantherearyardexcept:
(1)Adetachedprivategarageasdefined,maybepermittedinside
yards,provided:
a.Itcomplieswithalltherequirementsofthissection;
b.Itshallbefivefeetormorefromsidelotlines;and
c.Thesideyarddoesnotabutastreetrightofway.
(2)Accessorybuildingsbuiltonaskidfoundation,nolargerthan
120squarefeetandnomorethanonestoryinheightmaybelocatedin
utilityeasementsinrequiredrearyards,exceptthattheymaynotbe
locatedcloserthanthreefeetfromasideorrearpropertylineorcloser
thansixfeetfromanyotherstructure.
(b)Accessorybuildings,usesandstructuresshallnotexceed15feetin
height,shallbethreefeetormorefromalllotlines,shallbesixfeetormore
fromanyotherbuildingorstructureonthesamelot,andshallnotbelocated
uponanyutilityeasement.
(c)Privategaragestructureswithvehicularaccessdoorsfacingpublic
alleys,asdefinedinthepublicimprovementconstructionpolicyandstandards,
shallbe20feetormorefromthealleyrightofway.Detachedgarageslocated
inrearyardsofcornerlotsshallbesetbackaminimumtenfeetfromthe
propertylineabuttingthesidestreetrightofway.
(d)Detachedprivategarages,asdefined,maybe20feetinheight,orthe
heightoftheprincipalstructure,whicheverisless.
(e)Floorarea.
(1)Generally.Noaccessorybuilding,orcarportgarageforsingle
familydwellingsshalloccupymorethan25percentofarearyard,nor
exceed1,000squarefeetoffloorarea.
2
BoardofAdjustmentRegularMeeting
November13,2014
HedrickVariance
(2)Largelotresidentialonly.Accessorybuildingsinsinglefamily
residentiallargelotsmaynotexceed2,000squarefeetoffloorarea.
Accessorybuildingswithafloorareainexcessof1,000squarefeetmust
belocatedatleast30feetfromanypropertylineand30feetbehindthe
rearoftheprimarystructure.
(f)Nopermitshallbeissuedfortheconstructionofmorethanone
detachedprivategarageorcarportstructureforeachdwelling.
(g)Windgenerators,forproducingelectricityorotherformsofenergyshall
notbelocatedinanyyardsotherthantherearyardandmustbesetback150
feetfromallpropertylinesortheheightofthestructure,whicheverisgreater.
(h)Reserved.
(i)Noaccessoryusesorequipmentexceptforairconditioningstructures
orcondensersmaybelocatedinarequiredsideyardexceptforsideyards
abuttingstreetswhereequipmentisfullyscreenedfromview.
(j)Largelotdistrict.Thepropertyownerofatoolhouse,barn,shed,
storagebuildingand/orlivestockinthelargelotdistrictonatractoneacrein
sizeorlargerauthorizedwithoutaprincipalstructureontheproperty,shallbe
responsibleforensuringnoonelivesinthetoolhouse,barn,shed,orstorage
buildingwithoutproperlypermittingthestructureforresidentialhabitation,the
propertyiskeptinasanitaryconditionandthepropertycomplieswithall
applicablecityregulations.
Analysis:
Inthiscase,theproposedaccessorybuildingwillexceedthemaximumallowedsquarefootage
by500squarefeet.TheminimumlotareaforapropertywithintheR1,LowDensityResidential,
Districtis6,000squarefeet.TheğƦƦƌźĭğƓƷƭpropertyis21,200squarefeetinarea,whichis
significantlylargerthantheminimumrequiredintheR1District.Howeverthecodedoesnot
differentiateforlotsizeuntilthelotsizeexceeds43,560squarefeetinarea;where2,000
squarefeetinareaispermittedforaccessorybuildings.
Section106192oftheZoningOrdinance(seetheattachedExhibitC)statesthattheterm
ͻǝğƩźğƓĭĻͼrepresentsadeviationfromtheliteralinterpretationofthecodeapprovedbythe
Boardsubjecttothefactthatenforcementoftheprovisionsofthecodewouldcausean
unnecessaryhardshipbecauseofcircumstancesuniquetothesubjectproperty.TheBoardis
authorizedtograntavariancewhentheBoardfindsthatanumberofcriteriaaremet.The
followingtableoutlinesthosecriteriaandƭƷğŅŅƭanalysisofthosecriteria.
3
BoardofAdjustmentRegularMeeting
November13,2014
HedrickVariance
Criterion:StaffFinding:
a.Thatthegrantingofthevariancewillnotbe Theproposedvariancewouldallowareasonable
contrarytothepublicinterest.improvementforconstructionofanaccessory
building,astheapplicantslotislargerthanthe
standardlotinanR1District.Noticewassenttoall
propertyownerswithina200footradiusfromthe
subjectsiteinaccordancewithcoderequirements.
Atthetimethisstaffreportwasdrafted,no
responsesfororagainstthevariancewerereceived
bystaff.
b.Thatliteralenforcementofthischapterwill Staffisunabletoidentifyanunnecessaryhardship
resultinunnecessaryhardshipbecauseof thatwouldwarrantthegrantingofthevariancein
exceptionalnarrowness,shallowness,shape,thisinstance.Approvalofthisvariancewouldallow
topographyorotherextraordinaryorexceptional constructionofalargeraccessorybuildingthan
physicalsituationuniquetothespecificpieceof whatthecodepermitsforapropertyunderanacre
propertyinquestion."Unnecessaryhardship"shall inarea.HoweverthesizeoftheğƦƦƌźĭğƓƷƭ
meanphysicalhardshiprelatingtotheproperty propertyisapproximately3.5timesthesizeofa
relatingto
itselfasdistinguishedfromahardship standardlotinanR1District.Asaresult,therewill
convenience,financialconsiderationsorcaprice,stillbesignificantopenspaceintherearyardnot
andthehardshipmustnotresultfromthe coveredbythebuildingfootprint.
applicantorpropertyowner'sownactions.
c.Thatbygrantingthevariance,thespiritofthis Thevariancecouldbeinthespiritofthechapteras
chapterwillbeobserved.thesubjectpropertyissignificantlylargerthana
standardsinglefamilyresidentiallot.
AppealProcedure:
Sec.106196.Appealsfromtheboardofadjustment.
Anypersonorpersons,jointlyorseverally,aggrievedbyanydecisionoftheboardof
adjustment,oranytaxpayer,oranyofficer,department,board,orbureauofthecitymay
presenttoacourtofrecordapetitionforawritofcertiorari,asprovidedbyV.T.C.A.,Local
GovernmentCode§211.011,dulyverified,settingforththatsuchdecisionisillegal,inwholeor
inpart,specifyingthegroundsoftheillegality.Suchpetitionshallbepresentedtothecourt
withintendaysafterthefilingofthedecisionintheofficeoftheboardofadjustment.
ATTACHMENTS
ExhibitA:Applicationandsiteplanfortheproposedimprovements
ExhibitB:Areamap
ExhibitC:Sections106192through106195oftheZoningOrdinanceregardingvariances
4
EXHIBIT A
EXHIBIT A
EXHIBIT A
µ
EXHIBIT B
AREA MAP
(VARIANCE REQUEST #14-93000008)
2
10135
1011310123
10105
101019923
9919
N P ST
10108
1505
1512
10106
15141509
1513
1404
1
406
10210
15181517
10104
16021603
10110
16061607
LOCATION OF
PROPERTY
16081611
16101613
1612
1700
1704
1705
1708
1615
1707
0
417
416
414
1
1712
1614
1715
1716
1802
1803
10111 1 inch = 200 feet
1806
1807
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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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