HomeMy WebLinkAbout12-11-14 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,December11,2014,at6:00p.m.atCityHallCouncilChambers,604
WestFairmontParkway,LaPorte,Texas,regardingtheitemsofbusinessaccordingtothe
agendalistedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.Considerapprovalofmeetingminutes:November13,2014.
4.ApublichearingwillbeheldtoconsiderVarianceRequest1493000009,arequestby
RobertT.Britt,ownerofthepropertylocatedat730S.CarrollStreet,furtherdescribed
asLots4352,Block22,BayFronttoLaPorte.Theapplicantisseekingapprovalofa
variancetoallowconstructionofa2,000squarefootgarage/storagebuildingcontrary
totheprovisionsofSection106741oftheCodeofOrdinances.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments
d.QuestionandAnswer
5.ApublichearingwillbeheldtoconsiderVarianceRequest1493000010,arequestby
JuanCantu,ownerofthepropertylocatedat9413CarlowLane,furtherdescribedas
Lots267270,Block15,SpenwickPlaceSec2.Theapplicantisseekingapprovalofa
ofa6foothighfencelocatedinthefrontyardonthe
variancetoallowconstruction
propertylinecontrarytotheprovisionsofSection106791oftheCodeofOrdinances.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments
d.QuestionandAnswer
6.ApublichearingwillbeheldtoconsiderVarianceRequest1493000011,arequestby
th
TimothyMouton,ownerofthepropertylocatedat815S.5Street,furtherdescribed
asnorth14feetofLot10,Lots9and8,andthesouth14feetofLot7,Block152,Town
ofLaPorte.Theapplicantisseekingapprovalofavariancetoallowconstructionofa
canopystructurethatwillhousearecreationalvehiclethatencroaches2.2feetintothe
required5footsetbackcontrarytotheprovisionsofSection106771oftheCodeof
Ordinances.
a.StaffPresentation
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
www.laportetx.gov
ZoningBoardofAdjustmentAgenda
December11,2014SpecialCalledMeeting
Page2
b.ApplicantPresentation
c.PublicComments
d.QuestionandAnswer
7.Administrativereports.
8.Boardcommentsonmatterappearingontheagendaorinquiryofstaffregarding
specificfactualinformationorexistingpolicy.
9.Adjourn.
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting.
However,noactionwillbetakenbytheCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe
received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019.
CERTIFICATION
IcertifythatacopyoftheThursday,December11,2014agendaofitemstobeconsideredby
theZoningBoardofAdjustmentwaspostedontheCityHallbulletinboardonthe___dayof
________________,2014.
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
www.laportetx.gov
ZoningBoardofAdjustment
MinutesofNovember13,2014
BoardMembersPresent:CharlesSchoppe,T.J.Walker,ChesterPool,NettieWarren(Alt1),and
DougMartin(Alt2)
BoardMembersAbsent:LawrenceMcNealandRodRothermel
CityStaffPresent:PlanningDirectorTimTietjens,CityPlannerEricEnsey,AssistantCity
AttorneyClarkAskins,andOfficeCoordinatorPeggyLee
1.CalltoOrder.
ViceChairmanCharlesSchoppecalledthemeetingtoorderat6:00p.m.
2.Rollcallofmembers.
BoardMembersCharlesSchoppe,T.J.Walker,ChesterPool,NettieWarren(Alt1),andDoug
Martin(Alt2)werepresentforrollcall.
3.Considerapprovalofmeetingminutes:October23,2014.
MotionbyDougMartintoapprovethemeetingminutesofOctober23,2014.
SecondbyChesterPool.Motioncarried.
Ayes:T.J.Walker,ChesterPool,CharlesSchoppe,NettieWarren,andDougMartin
Nays:None
4.ApublichearingwillbeheldtoconsiderVarianceRequest#1493000007,arequestbyElectric
GuardDog,onbehalfofAppleTowing,ownerofthepropertylocatedat400E.MainStreet,
furtherdescribedasLots126,andtheabandonedalley,Block195,TownofLaPorte.The
applicantisseekingapprovalofavariancetoretaina10foothigh,12voltbatteryoperated,
solarpowered,electricsecurityfencethatproduces7,000voltsofshockcontrarytothe
provisionsofSection106799oftheCodeofOrdinances.
ViceChairmanSchoppeopenedthepublichearingat6:03p.m.
A.StaffPresentation
CityPlannerEricEnseypresentedƭƷğŅŅƭreportonavariancerequestbyElectricGuardDog
toretaina10foothigh,12voltbatteryoperated,solarpowered,electricsecurityfence
producing7,000voltsofshock,whichisprohibitedbySection106799oftheCodeof
Ordinances.ThefencewasinstalledwithoutapermitforAppleTowinglocatedat400E.
MainStreet.Electricfencesareonlyallowedonthepremisesofsinglefamilydwellingsand
ZoningBoardofAdjustment
MinutesofNovember13,2014
Page2of4
onlyforthepurposeofrestrainingdogsand/orlivestock.Althoughthefenceisstillinplace,
ithasbeendeactivatedpendingadecisionbytheBoard.
Publichearingnoticesweremailedto12propertyownerslocatedwithinЋЉЉofthesubject
tract.TheCityreceivedoneresponseinfavoroftherequest.
B.ApplicantPresentation
ViceChairmanSchoppesworeinElectricGuardDogrepresentativeMichaelPate,7608
FairfieldRd.,Columbia,SouthCarolina.Mr.Patestatedtheapparatuswasinstalled
approximately12inchesbehindtheexistingpermitted8footfence.Thesystemwas
installedforsecuritypurposes.
ViceChairmanCharlesSchoppesworeinMikeScully,1959EmeraldPointLane,LeagueCity,
TX,Owner/PresidentofAppleTowing.Mr.Scullyapologizedforviolationofthecodeby
constructingthefencepriortoobtainingapprovalfromtheCity.AppleTowingisunder
contracttomanageseizedvehicularassetsfortheUnitedStatesTreasury.A10footfence
isrequired.
C.PublicComments
Therewerenocommentsfromthepublic.
D.QuestionandAnswer
Therewerenoquestions.
MotionbyT.J.WalkertodenyVarianceRequest#1493000007.
SecondbyNettieWarren.MotionCarried.
Ayes:T.J.Walker,ChesterPool,CharlesSchoppe,NettieWarren,andDougMartin
Nays:None
AssistantCityAttorneyClarkAskinsreadfromSection106196oftheCodeofOrdinances:Appeals
fromtheBoardofAdjustment.
5.ApublichearingwillbeheldtoconsiderVarianceRequest1493000008,arequestbyRonnie
andBonnieHedrick,ownerofthepropertylocatedat1602WillowView,furtherdescribedas
Lot14,WillowView.Theapplicantisseekingapprovalofavariancetoallowconstructionofa
1,500squarefootgarage/storagebuildingcontrarytotheprovisionsofSection106741ofthe
CodeofOrdinances.
ViceChairmanSchoppeopenedthepublichearingat6:30p.m.
ZoningBoardofAdjustment
MinutesofNovember13,2014
Page3of4
A.StaffPresentation
CityPlannerEricEnseypresentedƭƷğŅŅƭreportonavariancerequestbyRonnieandBonnie
Hedricktoallowconstructionofa1,500squarefootgarage/storagebuildingontheir
propertylocatedat1602WillowView.
Publichearingnoticesweremailedto11propertyownerslocatedwithinЋЉЉofthesubject
tract.TheCityreceivedoneresponseinfavoroftherequest.
B.ApplicantPresentation
ViceChairmanSchoppesworeintheapplicant,RonnieHedrick,Jr.,1602WillowView.Mr.
Hedrickstatedheisacarcollectorandneedsadditionalstorageforhiscarsandboat.Mr.
Hedricknotedthereareotherexistingstoragebuildingsinthearea.
C.PublicComments
SusieMcDonald,1010N.PStreet,homeownertotherearofthesubjectproperty,
expressedconcernsoverthevariancerequest.Mrs.McDonaldandherhusbandpreviously
builtastoragebuildingandhadtoabidebytheregulations.Mrs.McDonaldexpressed
concernaboutpropertydevaluationandadditionalnoise,sincetheproposedbuildingwould
belocatedincloseproximitytohermasterbedroom.
SteveRocky,1505WillowView,spokeinfavorofthevariancerequest.Mr.Rockyhasa
1,500sq.ft.storagebuildingandbelievestheHedricksshouldbeallowedtobuildthe
storagebuilding.
D.QuestionandAnswer
Therewerenoquestions.
MotionbyChesterPooltoapproveVarianceRequest#1493000008toallowconstructionofa
1,500squarefootgarage/storagebuildingatthepropertylocatedat1602WillowView.
SecondbyNettieWarren.MotionCarried.
Ayes:T.J.Walker,ChesterPool,NettieWarren,andDougMartin
Nays:CharlesSchoppe
AssistantCityAttorneyClarkAskinsreadfromSection106196oftheCodeofOrdinances:Appeals
fromtheBoardofAdjustment.
6.AdministrativeReports
Therewerenoadministrativereports.
ZoningBoardofAdjustment
MinutesofNovember13,2014
Page4of4
7.Boardcommentsonmattersappearingonagendaorinquiryofstaffregardingspecificfactual
informationorexistingpolicy.
TherewerenocommentsfromtheBoard.
8.Adjourn
MotionbyT.J.Walkertoadjourn.
SecondbyChesterPool.ViceChairmanSchoppeadjournedthemeetingat6:48p.m.
Respectfullysubmitted,
PeggyLee
Secretary,ZoningBoardofAdjustment
PassedandApprovedon,2014.
RodRothermel
Chairman,ZoningBoardofAdjustment
CityofLaPorte,Texas
PlanningandZoningCommission
December11,2014
AGENDAITEM4
Considerapprovalofa
(Applicant:RobertT.Britt).
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
BoardofAdjustmentRegularMeeting
December11,2014
BrittVariance
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldtheBoardofAdjustmentapprovetherequestedvariancebyRobertT.Britt,ownerofthe
propertyat730S.CarrollStreet,toallowconstructionofa2,000squarefootgaragebuilding
whenthecodeallowsamaximumareaof1,000squarefeetforaccessorybuildings?
DISCUSSION
Applicant:
RobertT.Britt.
!ƦƦƌźĭğƓƷƭRequest:
TheattachedExhibitAisacopyoftheapplicationandsiteplanfortheproposedimprovements.
Theapplicantisseekingapprovalofvariancerequest#1493000009.Althoughtheplansindicate
aЍЎǣЎЉbuilding,theapplicanthasindicatedintheprojectdescriptionandjustificationletter
thattheactualsizeofthedetachedgaragewillbeЍЉǣЎЉ͵Asaresult,theproposedvariance
wouldallowfortheconstructiona2,000squarefootΛЍЉxЎЉΜdetachedgaragebuildingonthe
propertylocatedat730S.WillowStreet.
SubjectSite:
Therequestedvarianceisforthepropertylocatedat730S.CarrollStreet,furtherdescribedas
Lots4352,Block22,BayFronttoLaPorte.TheattachedExhibitAisanareamapthatshowsthe
existingconditionsofthesiteaswellasthesurroundingarea.
NoticeofPublicHearing:
Section106194oftheZoningOrdinance(seetheattachedExhibitC)stipulatesthevarious
requirementsforpublicnoticeofthepublichearing.Thisvarianceincludedallofthenecessary
coderequirementsforapublichearingincludingthefollowing:
Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays
priortothedateofthehearing.
Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten
dayspriortothedateofthehearing.
Asignwaspostedonthesitetendayspriortothehearingdate.
Additionally,noticeofthepublichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteat
leasttendayspriortothedateofthepublichearing.
BackgroundInformation:
Theapplicantsownthesubjectpropertyat730S.CarrollStreet.Thesubjectsiteis
approximately31,250squarefeetinareaandislocatedonS.CarrollStreetjustsoutheastof
ParkDrive.
1
BoardofAdjustmentRegularMeeting
December11,2014
BrittVariance
ThesiteiscurrentlyzonedR1andcontainsasinglefamilyresidentialhouse.Thefollowingtable
summarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ R1,LowDensityResidentialVacantsinglefamilyresidential
{ƚǒƷŷ R1,LowDensityResidentialExistingsinglefamilyresidential(740S.Carroll)
ĻƭƷ R1,LowDensityResidentialVacantandExistingsinglefamilyresidential(707&721
S.Holmes)
9ğƭƷ R1,LowDensityResidentialExistingsinglefamilyresidential(715,725,727S.
Carroll)
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.
2
BoardofAdjustmentRegularMeeting
December11,2014
BrittVariance
(1)Generally.Noaccessorybuilding,orcarportgarageforsingle
familydwellingsshalloccupymorethan25percentofarearyard,nor
exceed1,000squarefeetoffloorarea.
(2)Largelotresidentialonly.Accessorybuildingsinsinglefamily
residentiallargelotsmaynotexceed5,000squarefeetoffloorarea.
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
by1,000squarefeet.TheminimumlotareaforapropertywithintheR1,LowDensity
Residential,Districtis6,000squarefeet.TheğƦƦƌźĭğƓƷƭpropertyis31,250squarefeetinarea,
whichissignificantlylargerthantheminimumrequiredintheR1District.Howeverthecode
doesnotdifferentiateforlotsizeuntilthelotsizeexceeds43,560squarefeetinarea;where
5,000squarefeetinareaispermittedforaccessorybuildings.
Section106192oftheZoningOrdinance(seetheattachedExhibitC)statesthattheterm
ͻǝğƩźğƓĭĻͼrepresentsadeviationfromtheliteralinterpretationofthecodeapprovedbythe
Boardsubjecttothefactthatenforcementoftheprovisionsofthecodewouldcausean
unnecessaryhardshipbecauseofcircumstancesuniquetothesubjectproperty.TheBoardis
authorizedtograntavariancewhentheBoardfindsthatanumberofcriteriaaremet.The
followingtableoutlinesthosecriteriaandƭƷğŅŅƭanalysisofthosecriteria.
3
BoardofAdjustmentRegularMeeting
December11,2014
BrittVariance
Criterion:StaffFinding:
a.Thatthegrantingofthevariancewillnotbe Theproposedvariancewouldallowareasonable
contrarytothepublicinterest.improvementforconstructionofanaccessory
building,astheğƦƦƌźĭğƓƷƭlotislargerthanthe
standardlotinanR1District.Additionally,the
proposedbuildingwillbeconstructedto
complementthearchitectureoftheexistinghouse
onthelot.Noticewassenttoallpropertyowners
withina200footradiusfromthesubjectsitein
accordancewithcoderequirements.Atthetime
thisstaffreportwasdrafted,noresponsesforor
againstthevariancewerereceivedbystaff.
b.Thatliteralenforcementofthischapterwill Staffisunabletoidentifyanunnecessaryhardship
resultinunnecessaryhardshipbecauseof thatwouldwarrantthegrantingofthevariancein
exceptionalnarrowness,shallowness,shape,thisinstance.Approvalofthisvariancewouldallow
topographyorotherextraordinaryorexceptional constructionofalargeraccessorybuildingthan
physicalsituationuniquetothespecificpieceof whatthecodepermitsforapropertyunderanacre
propertyinquestion."Unnecessaryhardship"shall inarea.HoweverthesizeoftheğƦƦƌźĭğƓƷƭ
meanphysicalhardshiprelatingtotheproperty propertyisapproximately5timesthesizeofa
itselfasdistinguishedfromahardshiprelatingto standardlotinanR1District.Asaresult,therewill
convenience,financialconsiderationsorcaprice,stillbesignificantopenspaceintheyardnot
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
EXHIBITA
EXHIBIT
A
EXHIBIT
A
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
AREA MAP
(CLP #14-93000009)
PROPERTY
LOCATION
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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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CityofLaPorte,Texas
PlanningandZoningCommission
December11,2014
AGENDAITEM5
Considerapprovalofa
(Applicant:JuanCantu).
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
BoardofAdjustmentRegularMeeting
December11,2014
CantuVariance
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldtheBoardofAdjustmentapprovetherequestedvariancebyJuanCantutoallow
constructionofa6foothighfencelocatedinthefrontyardatthesubjectpropertylocatedat
9413CarlowLane?
DISCUSSION
Applicant:
JuanCantu.
!ƦƦƌźĭğƓƷƭRequest:
TheattachedExhibitAisacopyoftheapplicationandsiteplanfortheproposedimprovements.
Theapplicantisseekingapprovalofvariancerequest#1493000010,arequestedvarianceto
allowconstructionofanew6foothighchainlinkfencewithaportionofwoodfenceparallelto
theside(east)propertylinewithinthefrontyard.Thereisanexisting4foothighchainlink
fenceontheğƦƦƌźĭğƓƷƭpropertyline.Theexistingfencedoesnotcovertheentirelengthofthe
frontpropertyline.Theapplicantisproposingtoreplacethe4foothighfencewitha6foothigh
fenceandgateoffthedriveway.
SubjectSite:
Therequestedvarianceisforthepropertylocatedat9413CarlowLane,furtherdescribedasthe
Lots267270,Block15,SpenwickPlaceSec2.TheattachedExhibitBisanareamapthatshows
theexistingconditionsofthesiteaswellasthesurroundingarea.
NoticeofPublicHearing:
Section106194oftheZoningOrdinance(seetheattachedExhibitC)stipulatesthevarious
requirementsforpublicnoticeofthepublichearing.Thisvarianceincludedallofthenecessary
coderequirementsforapublichearingincludingthefollowing:
Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays
priortothedateofthehearing.
Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten
dayspriortothedateofthehearing.
Asignwaspostedonthesitetendayspriortothehearingdate.
Additionally,noticeofthepublichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteat
leasttendayspriortothedateofthepublichearing.
1
BoardofAdjustmentRegularMeeting
December11,2014
CantuVariance
BackgroundInformation:
Thesubjectsiteis39,088squarefeetinareaandislocatedbetweenUnderwoodRoadand
CanadaRoadonCarlowLane.ThesiteiscurrentlyzonedR1andcontainsanexistingsingle
familyresidentialhouse.Thefollowingtablesummarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ R1,LowDensityResidentialExistingsinglefamilyresidential(9410Belfast)
{ƚǒƷŷ R1,LowDensityResidentialExistingsinglefamilyresidential(9410,9414&9422
Carlow)
ĻƭƷ R1,LowDensityResidentialExistingsinglefamilyresidential(3313&3315
Andricks)
9ğƭƷ R1,LowDensityResidentialExistingsinglefamilyresidential(9425Carlow)
ApplicableCodeProvisions:
Section106333,stipulatesresidentialarearequirements,includingsetbacksintheR1District.
Thefollowingisanexcerptfromthatsectionasapplicabletothisvariancerequest(see
highlighted):
Sec.106791.ΑFrontyardareas.
Nofences,structures,grading,orbarrierhedgesshallbepermittedwithinanyfront
yardareasexceptinthecaseoflargelotresidentiallots,orinthecaseoflotswitha
frontyarddirectlyadjacenttotheshorelineofGalvestonBay,asprovidedinsection
106792.
Analysis:
Section106791oftheZoningOrdinancedoesnotallowforfencingtobelocatedinthefront
yard.Thefrontyardistheareabetweenthefrontoftheprincipalbuildingandthefrontlotline,
whichinaR1zonedistrictistypicallyaЋЎŅƚƚƷsetback.Theapplicantisrequestingapprovalof
avariancetoallowconstructionofafencealongthefrontsouthpropertylineandboththeeast
andwestsidepropertylinesinthefrontyard(thatareabetweenthebuildingandfrontlotline).
InanalyzingexistingconditionswithinthesurroundingSpenwickSubdivision,thereareother
fencesthatarelocatedwithinthefrontyard.Thevastmajorityofthosefencesareconstructed
ofchainlinkmaterial,whichisthematerialproposedbytheapplicant.Therearealsofrontyard
fencesinthesubdivisionthatare6feetinheight.TheBoardhasapprovedvariancesinthepast
toallowfrontyardfencingintheSpenwickSubdivision.
Section106192oftheZoningOrdinance(seetheattachedExhibitC)statesthattheterm
ͻǝğƩźğƓĭĻͼrepresentsadeviationfromtheliteralinterpretationofthecodeapprovedbythe
Boardsubjecttothefactthatenforcementoftheprovisionsofthecodewouldcausean
unnecessaryhardshipbecauseofcircumstancesuniquetothesubjectproperty.TheBoardis
authorizedtograntavariancewhentheBoardfindsthatanumberofcriteriaaremet.The
followingtableoutlinesthosecriteriaandƭƷğŅŅƭanalysisofthosecriteria.
2
BoardofAdjustmentRegularMeeting
December11,2014
CantuVariance
Criterion:StaffFinding:
a.Thatthegrantingofthevariancewillnotbe Theproposedvarianceisaconsistentwithother
contrarytothepublicinterest.fencinginthevicinity,asthereareotherЏchain
linkfenceswithinthefrontyardthroughoutthe
SpenwickSubdivision.Noticewassenttoall
propertyownerswithina200footradiusfromthe
subjectsiteinaccordancewithcoderequirements.
Atthetimethisstaffreportwasdrafted,no
responsesfororagainstthevariancewerereceived
bystaff.
b.Thatliteralenforcementofthischapterwill
Staffisunabletoidentifyanunnecessaryhardship
resultinunnecessaryhardshipbecauseof thatwouldwarrantthegrantingofthevariancein
exceptionalnarrowness,shallowness,shape,thisinstance.Therearenocircumstancesuniqueto
topographyorotherextraordinaryorexceptional thispropertythatwouldbeuniquetotheproperty
physicalsituationuniquetothespecificpieceof inquestion.Howevertheapplicantarguesthatthe
propertyinquestion."Unnecessaryhardship"shall hardshipinthiscaseisrelatedtoarecentthefton
meanphysicalhardshiprelatingtotheproperty hispropertyandtoprovidesecuritytohisproperty.
relatingto
itselfasdistinguishedfromahardship
convenience,financialconsiderationsorcaprice,
andthehardshipmustnotresultfromthe
applicantorpropertyowner'sownactions.
c.Thatbygrantingthevariance,thespiritofthis Althoughtherequesttoallowfencingwithinthe
chapterwillbeobserved.frontyardiscontrarytothespiritofthefence
regulationsascurrentlyimplemented,theapproval
ofthevariancemaypromotethesafetyofthe
applicantandhisproperty.
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
3
EXHIBIT A
EXHIBIT A
Fencingnotpartof
thevariance
request(orange)
Proposed6'Wood
Fence(green)
Existing4'Chain
LinkFence(yellow)
Proposed6'Chain
LinkFence(blue)
NOTE:THEPARTOF
THEPROPOSED
FENCEASSOCIATED
WITHTHISVARIANCE
ISIN"GREEN"AND
"BLUE"
EXHIBIT A
AREA MAP
(CLP #14-93000010)
CATLETT LN
PROPERTY
LOCATION
BELFAST LN
N
CARLOW L
WICHITA DR
MunicodePage 1of 2
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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MunicodePage 2of 2
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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CityofLaPorte,Texas
PlanningandZoningCommission
December11,2014
AGENDAITEM6
Considerapprovalofa
(Applicant:TimothyMouton).
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
BoardofAdjustmentRegularMeeting
December11,2014
MoutonVariance
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldtheBoardofAdjustmentapprovetherequestedvariancebyTimothyMoutontoallow
constructionofacanopystructurethatwillhousearecreationalvehiclethatencroaches2.2feet
intotherequired5footsetback?
DISCUSSION
Applicant:
TimothyMouton.
!ƦƦƌźĭğƓƷƭRequest:
TheattachedExhibitAisacopyoftheapplicationandsiteplanfortheproposedimprovements.
Theapplicantisseekingapprovalofvariancerequest#1493000011,arequestedvarianceto
allowconstructionofanewcanopytocoveraRVthatislocated2.8feetfromtheside(north)
propertyline.
SubjectSite:
th
Therequestedvarianceisforthepropertylocatedat815S.5Street,furtherdescribedasthe
north14feetofLot10,Lots9and8,andthesouth14feetofLot7,Block152,TownofLaPorte.
TheattachedExhibitBisanareamapthatshowstheexistingconditionsofthesiteaswellas
thesurroundingarea.
NoticeofPublicHearing:
Section106194oftheZoningOrdinance(seetheattachedExhibitC)stipulatesthevarious
requirementsforpublicnoticeofthepublichearing.Thisvarianceincludedallofthenecessary
coderequirementsforapublichearingincludingthefollowing:
Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays
priortothedateofthehearing.
Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten
dayspriortothedateofthehearing.
Asignwaspostedonthesitetendayspriortothehearingdate.
Additionally,noticeofthepublichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteat
leasttendayspriortothedateofthepublichearing.
BackgroundInformation:
Thesubjectsiteis9,750squarefeetinareaandislocatedbetweenW.GStreetandW.HStreet
th
onS.5Street.ThesiteiscurrentlyzonedR1andcontainsanexistingsinglefamilyresidential
house.Thefollowingtablesummarizesthesurroundingzoningandlanduses:
1
BoardofAdjustmentRegularMeeting
December11,2014
MoutonVariance
ZoningLandUse
th
bƚƩƷŷ R1,LowDensityResidentialExistingsinglefamilyresidential(807S.5St.)
th
{ƚǒƷŷ R1,LowDensityResidentialExistingsinglefamilyresidential(821S.5St.)
th
ĻƭƷ R1,LowDensityResidentialExistingsinglefamilyresidential(808&816S.5St.)
th
9ğƭƷ R1,LowDensityResidentialExistingsinglefamilyresidential(814&820S.4St.)
ApplicableCodeProvisions:
Section106333,stipulatesresidentialarearequirements,includingsetbacksintheR1District.
Thefollowingisanexcerptfromthatsectionasapplicabletothisvariancerequest(see
highlighted):
Sec.106771.Yardrequirements.
(3)Rearyardsonly.Anunenclosed,attachedpatiocover,awning,orcanopy,
providedthatnoportionofsuchpatiocovers,awnings,orcanopiesshallencroachinto
anyutilityeasements,oranyverticalprojectionthereof,andprovidedfurtherthatno
portionofsuchpatiocovers,awnings,orcanopiesshallbelocatedatadistanceless
thanfivefeetfromthesidepropertylineorthreefeetfromtherearpropertyline,or
anyverticalprojectionthereof.
Analysis:
Theapplicantisrequestingconsiderationofavariancetoallowforconstructionofapatiowith
canopycoverthatwouldallowhimtostoreanRVintherearyardofhisproperty.Theproposed
coverisapproximatelyЊЋwidebyЍАinlengthandwouldbelocated2.8feetfromthenorth
sidepropertyline.
ThephotographsincludedbytheapplicantinExhibitAshowtheexistingdrivewayconfiguration
onthenorthsideofhisproperty.Thereisadrivewayalongthesideyardthatleadstoagatein
therearyard.TheproposedRVstoragecoverwouldbelocatedbehindthatgate.
Section106192oftheZoningOrdinance(seetheattachedExhibitC)statesthattheterm
ͻǝğƩźğƓĭĻͼrepresentsadeviationfromtheliteralinterpretationofthecodeapprovedbythe
Boardsubjecttothefactthatenforcementoftheprovisionsofthecodewouldcausean
unnecessaryhardshipbecauseofcircumstancesuniquetothesubjectproperty.TheBoardis
authorizedtograntavariancewhentheBoardfindsthatanumberofcriteriaaremet.The
followingtableoutlinesthosecriteriaandƭƷğŅŅƭanalysisofthosecriteria.
Criterion:StaffFinding:
a.Thatthegrantingofthevariancewillnotbe Theproposedvarianceisareasonable
contrarytothepublicinterest.improvementtoallowforreasonablescreeningfor
aRV.Noticewassenttoallpropertyownerswithin
a200footradiusfromthesubjectsitein
Atthetime
accordancewithcoderequirements.
thisstaffreportwasdrafted,noresponsesforor
againstthevariancewerereceivedbystaff.
2
BoardofAdjustmentRegularMeeting
December11,2014
MoutonVariance
b.Thatliteralenforcementofthischapterwill Staffisunabletoidentifyanunnecessaryhardship
resultinunnecessaryhardshipbecauseof thatwouldwarrantthegrantingofthevariancein
exceptionalnarrowness,shallowness,shape,thisinstance.Therearenocircumstancesuniqueto
topographyorotherextraordinaryorexceptional thispropertythatwouldbeuniquetotheproperty
physicalsituationuniquetothespecificpieceof inquestion.Howeverthereisanexistingdriveway
propertyinquestion."Unnecessaryhardship"shall thatleadstotheareawheretheproposedRVcover
meanphysicalhardshiprelatingtotheproperty willbelocated.
itselfasdistinguishedfromahardshiprelatingto
convenience,financialconsiderationsorcaprice,
andthehardshipmustnotresultfromthe
applicantorpropertyowner'sownactions.
c.Thatbygrantingthevariance,thespiritofthis Inthiscase,theauthorizationofthevariancewould
chapterwillbeobserved.beinthespiritofthechapterastheproposed
improvementislocatedbehindanexistingsolid
woodfencethatwouldhelpminimizetheimpacton
theadjacentproperty.
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
3
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT B
AREA MAP
(CLP #14-93000011)
PROPERTY
T
G S
W
LOCATION
T
H S
W
MunicodePage 1of 2
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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MunicodePage 2of 2
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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