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Home My WebLink About03-26-15 CANCELLED-no quorum Zoning Board of Adjustment Meeting CityofLaPorte ZoningBoardofAdjustmentAgenda Noticeisherebygivenofa RegularMeeting oftheLaPorteZoningBoardofAdjustmenttobeheldon Thursday,March26,2015,at6:00p.m.atCityHallCouncilChambers,604WestFairmontParkway,La Porte,Texas,regardingtheitemsofbusinessaccordingtotheagendalistedbelow: 1.Calltoorder. 2.Rollcallofmembers. 3.ApublichearingwillbeheldtoconsiderVarianceRequest1593000003,arequestbyLaPorte LodgingHospitalityLLCtoallowconstructionofadrivewayforanewFairfieldInn&Suiteshotel at711Highway146Souththatis26.5feetfromtheintersectioncontrarytotheprovisionsof Section106835,Figure103oftheCodeofOrdinancesthatrequiresaminimumdistanceof40 feetfromtheintersection. a.StaffPresentation b.ApplicantPresentation c.PublicComments d.QuestionandAnswer 4.Administrativereports. 5.Boardcommentsonmatterappearingontheagendaorinquiryofstaffregardingspecificfactual informationorexistingpolicy. 6.Adjourn. AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting. However,noactionwillbetakenbytheCouncil. IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019. CERTIFICATION IcertifythatacopyoftheThursday,March26,2015agendaofitemstobeconsideredbytheZoning BoardofAdjustmentwaspostedontheCityHallbulletinboardonthe___dayof________________, 2015. Title: CityofLaPorte604W.FairmontParkwayPhone:(281)4715020 PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005 CityofLaPorte,Texas PlanningandZoningCommission March26,2015 AGENDAITEM3 Considerapprovalofa (Applicant:LaPorteLodgingHospitalityLLC). 9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ /źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ BoardofAdjustmentRegularMeeting March26,2015 FairfieldInn&SuitesDrivewayVariance PlanningandDevelopmentDepartment StaffReport ISSUE ShouldtheBoardofAdjustmentapprovetherequestedvariancebyLaPorteLodgingHospitality LLCtoallowconstructionofadrivewayforanewFairfieldInn&Suiteshotelat711Highway146 Souththatis26.5feetfromtheintersectionwhenSection106835,Figure103oftheCodeof Ordinancesrequiresaminimumdistanceof40feetfromtheintersection(case#1593000003)? DISCUSSION Applicant: LaPorteLodgingHospitalityLLC. !ƦƦƌźĭğƓƷ͸ƭRequest: Theapplicantisseekingapprovalofvariancerequest#1593000003,toallowconstructionofa newhotelbrandedasaFairfieldInn&Suites.Theproposedhotelis55,140squarefeetoffloor areawithatotalof68guestrooms.Thebuildingwillbefourstoriesinheight. TheapplicantisseekingapprovalofvariancetoallowforconstructionofadrivewayonW.G Streetthatis26.5feetfromtheintersectionoftheHighway146andW.GStreetrightsofway. TheattachedExhibitAisacopyoftheapplicationandsiteplanshowingthelocationofthe proposedhotelbuildingaswellasspecificsonthedistanceofthedriveway. SubjectSite: Thesubjectsiteisa1.266acrevacanttractoflandlocatedatthenortheastcornerHighway146 andW.GStreet.Thepropertyhasbeenaddressedas711Highway146Southandisfurther describedasLot1,BlockA,FairfieldAddition.TheattachedExhibitBisanareamapthatshows theexistingconditionsofthesiteaswellasthesurroundingarea. NoticeofPublicHearing: Section106194oftheZoningOrdinancestipulatesthevariousrequirementsforpublicnoticeof thepublichearing.Thisvarianceincludedallofthenecessarycoderequirementsforapublic hearingincludingthefollowing: Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays priortothedateofthehearing. Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten dayspriortothedateofthehearing. Asignwaspostedonthesitetendayspriortothehearingdate. Additionally,incompliancewithstatelaw,noticeofthepublichearingwaspostedatCityHall andonthe/źƷǤ͸ƭwebsiteatleasttendayspriortothedateofthepublichearing. 1 BoardofAdjustmentRegularMeeting March26,2015 FairfieldInn&SuitesDrivewayVariance BackgroundInformation: ThesiteiscurrentlyzonedGC,GeneralCommercial,Districtandisavacantandundeveloped parcel.Thefollowingtablesummarizesthesurroundingzoningandlanduses: ZoningLandUse bƚƩƷŷ GC,GeneralCommercialDaysInn(705Highway146South) {ƚǒƷŷ GC,GeneralCommercialBankofAmericabranchbank(715Highway146South) ĻƭƷ GC,GeneralCommercialStateHighway146rightofway 9ğƭƷ GC,GeneralCommercialHollidayInnExpress&Suites(908W.GStreet) : ApplicableCodeProvisions Section106835,stipulatesthecurbanddrivewaycriteriaforcommercialuses.Thefollowingis anexcerptfromthatsectionasapplicabletothisvariancerequest(seehighlighted): 2 BoardofAdjustmentRegularMeeting March26,2015 FairfieldInn&SuitesDrivewayVariance * The distance shall be measured from the intersection of property lines common with the street right-of-way lines. Analysis: Therequestistoallowforadrivewaythatislocated26.5feetfromtheintersectionofthe Highway146andW.GStreetrightofway.Section106835requiresaminimum40distance fromtheintersectionofpropertylinescommonwiththestreetrightofwaylines.Inthiscase thereisadditionalrightofwayalongHighway146asaresultoftheoriginalTownofLaPorte th platwheretheS.9Streetrightofwaywouldhavebeenoriginallyplatted.Itwasincorporated intotheHighway146rightofwaywhenitwasacquiredforthehighway.Theapplicantasserts thattheactualdistancefromthedrivewaytothecurboftheintersectionis71feet.Staffis unawareofanyplansbyTXDOTtowidentheHighway146feederroadinthislocation. Section106192oftheZoningOrdinancestatesthatthetermͻǝğƩźğƓĭĻͼrepresentsadeviation fromtheliteralinterpretationofthecodeapprovedbytheBoardsubjecttothefactthat enforcementoftheprovisionsofthecodewouldcauseanunnecessaryhardshipbecauseof circumstancesuniquetothesubjectproperty.TheBoardisauthorizedtograntavariancewhen theBoardfindsthatanumberofcriteriaaremet.Thefollowingtableoutlinesthosecriteriaand ƭƷğŅŅ͸ƭanalysisofthosecriteria. Criterion:StaffFinding: a.Thatthegrantingofthevariancewillnotbe Theproposedvariancewouldallowforadriveway contrarytothepublicinterest.withintheminimumЍЉ͸distancefromtherightof wayintersectionofpropertylines.Thedistance fromthepavedroadwaywillbeАЊ͸͵Staffdoesnot anyTXDOTplanstowidenHighway146at knowof thistime.Howeverthereispossibilitythatthis couldhappeninthefutureifthedemandwarrants suchimprovements. Noticewassenttoallpropertyownerswithina 200footradiusfromthesubjectsiteinaccordance withcoderequirements.Atthetimethisstaff reportwasdrafted,noresponsesfororagainstthe variancewerereceivedbystaff. b.Thatliteralenforcementofthischapterwill uniqueto Staffcannotfindanexceptionalhardship resultinunnecessaryhardshipbecauseof thispropertythatwouldwarrantthegrantingof exceptionalnarrowness,shallowness,shape,thevarianceasonedrivewaywouldprovide topographyorotherextraordinaryorexceptional sufficientcirculationforthesite.Theapplicant physicalsituationuniquetothespecificpieceof assertsthattheyrequestedacurbcutfromTXDOT propertyinquestion."Unnecessaryhardship"shall onHighway146andwasdeniedduetoproximity meanphysicalhardshiprelatingtotheproperty totheonrampfromthefeederroadtothe 3 BoardofAdjustmentRegularMeeting March26,2015 FairfieldInn&SuitesDrivewayVariance itselfasdistinguishedfromahardshiprelatingto highway. convenience,financialconsiderationsorcaprice, andthehardshipmustnotresultfromthe applicantorpropertyowner'sownactions. c.Thatbygrantingthevariance,thespiritofthis Theauthorizationofthevariancecouldbe chapterwillbeobserved.consideredinthespiritofthechapterasthecityis unawareofanyTXDOTplanstowidentheHighway 146feederroad.Ifthereisnowideningofthe highway,thenthelocationofthedrivewaywould notprovideasafetyconcernasthedrivewaywould beАЊ͸fromthepavedintersectionofHighway146 andW.GStreet. 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 4 EXHIBIT A EXHIBIT A EXHIBIT A AREA MAP EXHIBIT B µ W F ST LOCATION OF PROPERTY W G ST W H ST 1 inch = 200 feet