HomeMy WebLinkAbout09-24-15 Zoning Board of Adjustment Meeting
CityofLaPorte
ZoningBoardofAdjustmentAgenda
Noticeisherebygivenofa RegularMeeting oftheLaPorteZoningBoardofAdjustmenttobeheldon
Thursday,September24,2015,at6:00p.m.atCityHallCouncilChambers,604WestFairmontParkway,La
Porte,Texas,regardingtheitemsofbusinessaccordingtotheagendalistedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.Considerapprovalofmeetingminutes:February26,2015andMay28,2015.
4.ApublichearingwillbeheldtoconsiderVarianceRequest1593000010,arequestbyChristopher
Thebeauforthepropertylocatedat1703Roscoetoallowfoundationrepairtoanexistingcarriage
housethatencroachesЊЋ͵АintothefrontsetbackcontrarytotheprovisionsofSection106333of
theĭźƷǤƭCodeofOrdinanceswhichrequiresaminimum25footfrontsetback.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments
d.QuestionandAnswer
5.ApublichearingwillbeheldtoconsiderVarianceRequest1593000009,arequestbytheCityofLa
th
tƚƩƷĻƭParksandRecreationDepartmentforthepropertylocatedat402N.5Streettoallow
constructionofaЍhighornamentalironfencealongthenorthpropertylinewithinthefrontyard
contrarytotheprovisionsofSection106522oftheĭźƷǤƭCodeofOrdinanceswhichprohibits
fencinginthefrontyard.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments
d.QuestionandAnswer
6.Administrativereports.
7.Boardcommentsonmatterappearingontheagendaorinquiryofstaffregardingspecificfactual
informationorexistingpolicy.
8.Adjourn.
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting.
However,noactionwillbetakenbytheCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe
received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019.
CATION
CERTIFI
IcertifythatacopyoftheThursday,September24,2015agendaofitemstobeconsideredbytheZoning
BoardofAdjustmentwaspostedontheCityHallbulletinboardonthe___dayof________________,2015.
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
ZoningBoardofAdjustment
MinutesofFebruary26,2015
BoardMembersPresent:CharlesSchoppe,ChesterPool,T.J.Walker,NettieWarren(Alt1),and
DougMartin(Alt2)
BoardMembersAbsent:LawrenceMcNealandRodRothermel
CityStaffPresent:PlanningandDevelopmentDirectorTimTietjens,AssistantCityAttorney
ClarkAskins,andOfficeCoordinatorPeggyLee
1.CalltoOrder.
ViceChairmanCharlesSchoppecalledthemeetingtoorderat6:00p.m.
2.Rollcallofmembers.
BoardMembersCharlesSchoppe,ChesterPool,T.J.Walker,NettieWarren(Alt1),andDoug
t2)werepresent.
Martin(Al
3.Considerapprovalofmeetingminutes:January22,2015.
MotionbyTJWalkertoapprovetheminutesofJanuary22,2015.
SecondbyDougMartin.MotionCarried.
Ayes:Pool,Walker,Warren,Martin,andSchoppe
Nays:None
4.ApublichearingwillbeheldtoconsiderVarianceRequest#1593000001,arequestbyGerry
andTammyLehew,ownerofthepropertylocatedat10813HoustonDrive,furtherdescribed
asLots347352,Block8,BattlegroundEstatesSection2.Theapplicantisseekingapprovalof
avariancetoallowconstructionofa1,800squarefootaccessorybuildingcontrarytothe
provisionsofSection106741oftheCodeofOrdinances.
ViceChairmanSchoppeopenedthepublichearing.
A.StaffPresentation
PlanningandDevelopmentDirectorTimTietjenspresentedƭƷğŅŅƭreportonavariance
requestbyGerryandTammyLehewtoallowconstructionofan1,800squarefootaccessory
buildingonthepropertylocatedat10813HoustonDrive,BattlegroundEstatesSubdivision.
Therequestedbuildingexceedsthe1,000maximumallowedsquarefeetoffloorareaby
800feet.
Mr.Tietjensconfirmedthatallrequirementsforpublichearingnotificationhadbeenmet.
ZoningBoardofAdjustment
MinutesofFebruary26,2015
Page2of4
B.ApplicantPresentation
ViceChairmanSchoppesworeintheapplicant,GerryLehew,10813HoustonDr.Mr.
\[ĻŷĻǞƭ11yearolddaughterhasaspirationsofplayingsoftballincollegeandhopesto
participateintheOlympics.Thesizeoftherequestedbuildingisneededtohaveenough
gandbattingtunnelthatcanbeusedforpracticeduring
roomtoconstructanindoorpitchin
inclementweather.Mr.LehewsharedwiththeCommission,photosofhispropertythat
showedanexistinggaragebuiltbyWhirlwind,thecontractorheintendstousetoconstruct
thenewbuilding.Oncethefacilityisnolongerneededforpractice,thebuildingwillbeused
forboatandvehiclestorage.
C.PublicComments
ViceChairmanSchoppesworeinClarenceBoyer,817Mossey.Mr.Boyerreportedhishome
wasbuiltin1981andhadneverexperiencedfloodinguntilafterthe\[ĻŷĻǞƭbuilttheir
home.Mr.Boyeralsonotedpropertiesat811and823Mosseyhavefloodedsincethe
\[ĻŷĻǞƭhomewasbuilt.Mr.Boyerbelievesinstallationofaditch,whichwaspreviously
discussedwithMr.Lehew,wouldimprovedrainageinthearea.
D.QuestionandAnswer
StaffrespondedtoquestionsfromtheBoard.
MotionbyDougMartintoapproveVarianceRequest#1593000001,asamendedbyChester
Pool,toallowconstructionofa1,800squarefootaccessorybuildingat10813HoustonDr.
withtheconditiontherebeagradecutacrosstheeastsideofthepropertylinetohelp
improvedrainagealongMosseyLane.
SecondbyChesterPool.MotionCarried.
Ayes:Pool,Walker,Martin,andSchoppe
Nays:Warren
AssistantCityAttorneyClarkAskinsreadfromSection106196oftheCodeofOrdinances:Appeals
fromtheBoardofAdjustment.
5.ApublichearingwillbeheldtoconsiderVarianceRequest1593000002,arequestbyDR
Horton,ownerofthepropertylocatedat89BirdieLane,furtherdescribedasLot45,Block2,
LakesatFairmontGreensSection1.Theapplicantisseekingapprovalofavariancetoallow
constructionofanewsinglefamilyresidentialhousethatencroaches0.5feetintothe
required15footrearsetbackcontrarytotheprovisionsofSection106333oftheCodeof
Ordinances.
ViceChairmanSchoppeopenedthepublichearing.
ZoningBoardofAdjustment
MinutesofFebruary26,2015
Page3of4
A.StaffPresentation
PlanningandDevelopmentDirectorTimTietjenspresentedƭƷğŅŅƭreportonavariance
requestbyDRHortontoallowconstructionofanewsinglefamilyresidentialhousethat
encroaches0.5feetintotherequired15footrearsetbackat89BirdieLane.
ublichearingnotificationhadbeenmet.
Mr.Tietjensconfirmedthatallrequirementsforp
B.ApplicantPresentation
ViceChairmanSchoppesworeinLoriEvans,1012AutumnBrookSt.,Seabrook,TX,withDR
HortonHomes.Ms.Evansrepresentedtheprospectivebuyerwho,withthenewhome
construction,wouldliketohaveacoveredpatiothatwouldencroach0.5footintothe
requiredrearsetbackarea.
CharlesSchoppecommentedhewouldrathertheplansberevisedtoreducethepatio
lengthbysixinchesthangrantavariance.
Ms.Evansstatedshehadpresentedthatoptiontohercorporateofficeanditwas
determinedtheplanswouldhavetobereengineered,atanadditionalcost.
C.PublicComments
Therewerenocommentsfromthepublic.
D.QuestionandAnswer
Therewerenoquestions.
MotionbyDougMartintoapproveVarianceRequest#1593000002allowingconstructionofa
quired15footrear
newsinglefamilyresidentialhousethatencroaches0.5footintothere
setbackatthepropertylocatedat89BirdieLane.
SecondbyNettieWarren.MotionCarried.
Ayes:Martin,Walker,Warren,andSchoppe
Nays:Pool
AssistantCityAttorneyClarkAskinsreadfromSection106196oftheCodeofOrdinances:Appeals
fromtheBoardofAdjustment.
6.AdministrativeReports
TherewerenoAdministrativeReports.
ZoningBoardofAdjustment
MinutesofFebruary26,2015
Page4of4
7.Boardcommentsonmattersappearingonagendaorinquiryofstaffregardingspecificfactual
informationorexistingpolicy.
TherewerenocommentsfromtheBoard.
8.Adjourn
MotionbyCharlesSchoppetoadjourn.
SecondbyNettieWarren.Motioncarried.
Ayes:Pool,Walker,Warren,Martin,andSchoppe
Nays:None
ViceChairmanSchoppeadjournedthemeetingat6:50p.m.
Respectfullysubmitted,
PeggyLee
Secretary,ZoningBoardofAdjustment
PassedandApprovedon,2015.
CharlesSchoppe
ViceChairman,ZoningBoardofAdjustment
Zoning Board of Adjustment
Minutes of May 28, 2015
Board Members Present: Rod Rothermel, Charles Schoppe, T.J. Walker, and Nettie Warren (Alt 1)
Board Members Absent: Lawrence McNeal, Chester Pool, and Doug Martin (Alt 2)
City Staff Present: City Planner Eric Ensey, Assistant City Attorney Clark Askins, and Office
Coordinator Peggy Lee
1.Call to Order.
Chairman Rod Rothermelcalled the meeting to order at 6:00 p.m.
2. Roll call of members.
Board Members Charles Schoppe, Chester Pool, T.J. Walker, and Nettie Warren (Alt 1) were
present.
3. A public hearing will be held to consider Variance Request 15-93000004, a request by Oakland
th
Land and Development for the property located at 605 S. 16 Street to allow construction of a
metal office/warehouse building that is 3’ from the side (north) property line contrary to the
provisions of Section 106-522 of the city’s Code of Ordinances which requires a minimum 10
foot side setback in the LI, Light Industrial, district.
Chairman Rothermel opened the public hearing.
a.Staff Presentation
City Planner Eric Ensey presented staff’s report on a variance request by Oakland Land and
Development to allow construction of a new office/warehouse building three feet (3’) from
the side (north) property line, encroaching seven feet (7’) into the side setback at 605 S. 16 th
Street.
Mr. Ensey confirmed that all requirements for public hearing notification had been met.
b.Applicant Presentation
Chairman Rothermel swore in the applicant, Bill Campbell, ACW Design and Construction,
consultant for Oakland Land and Development. Mr. Campbell stated the variance is needed
because the narrowness of the drive-thru will make it difficult for larger trucks to access the
truck bays.
c.Public Comments
Chairman Rothermel swore in Alan Ward. Mr. Ward explained there would not be an
encroachment issue had the subject property been located several blocks away in a General
Commercial zone; therefore he would be in favor of allowing the encroachment.
Zoning Board of Adjustment
Minutes of May 28, 2015
Page 2 of 7
d.Question and Answer
There were no questions.
Motion by Nettie Warren to approve Variance Request #15-93000004, allowing construction
of a new metal office/warehouse facility to be located three feet (3’) from the side (north)
th
property line at 605 S. 16Street with the condition that all applicable fire rating
requirements be met.
Second by Charles Schoppe. Motion Carried.
Ayes: Rothermel, Schoppe, Walker, and Warren (Alt 1)
Nays: None
Assistant City Attorney Clark Askins read from Section 106-196 of the Code of Ordinances: Appeals
from the Board of Adjustment.
4. A public hearing will be held to consider Variance Request #15-93000005, a request by
Oakland Land and Development for the property located at 211 N. 11 th Street to allow
construction of a driveway that is 15 feet from the intersection of Adams Street and N. 12 th
Street (unimproved right-of-way) contrary to the provisions of Section 106-835, Figure 10-3 of
the city’s Code of Ordinances which requires a minimum 40 foot distance between a driveway
and ROW intersection.
Chairman Rothermel opened the public hearing.
a.Staff Presentation
City Planner Eric Ensey presented staff’s report on a variance request by Oakland Land and
Development to allow construction of a driveway that is fifteen feet (15’) from the
th
intersection of Adams Street and the unimproved right-of-way of N. 12 Street. This
request is associated with a one-story, 5,000 square foot metal office/warehouse building.
th Street right-of-way and there is
Mr. Ensey noted the City has no plans to improve the N. 12
a cemetery located to the west of the property with grave sites located within the N. 12 th
Street right-of-way.
Mr. Ensey confirmed that all requirements for public hearing notification had been met.
The City received one (1) response from the public in favor of the variance.
b.Applicant Presentation
Previously sworn in by Chairman Rothermel, Bill Campbell, ACW Design and Construction,
consultant for Oakland Land and Development, explained there is a safety concern because
there would be a CenterPoint pole in the middle of the driveway if they were required to
adhere to the 40’ setback requirement. Mr. Campbell also mentioned the grave sites known
th
to be in the N. 12 Street right-of-way.
Zoning Board of Adjustment
Minutes of May 28, 2015
Page 3 of 7
c.Public Comments
There were no public comments.
d.Question and Answer
Staff responded to questions from the Board.
Motion by Charles Schoppe to approve Variance Request #15-93000005, allowing construction
th
of a driveway at 211 N. 11 Street, fifteen feet (15’) from the intersection of Adams Street and
th
the N. 12 Street (unimproved right-of-way) .
Second by T.J. Walker. Motion Carried.
Ayes: Rothermel, Schoppe, Walker, and Warren (Alt 1)
Nays:
Assistant City Attorney Clark Askins read from Section 106-196 of the Code of Ordinances: Appeals
from the Board of Adjustment.
5. A public hearing will be held to consider Variance Request 15-93000006, a request by Oakland
Land and Development for the property located at 921 S. 14 th Street to allow construction of a
metal office/warehouse building that is 3’ from the side (south) property line contrary to the
provisions of Section 106-522 of the city’s Code of Ordinances which requires a minimum 10-
foot side setback in LI, Light Industrial, district.
Chairman Rothermel opened the public hearing.
a.Staff Presentation
City Planner Eric Ensey presented staff’s report on a variance request by Oakland Land and
Development to allow construction of a metal office/warehouse building located three feet
(3’) from the side (south) property line at 921 S. 14 th Street.
Mr. Ensey confirmed that all requirements for public hearing notification had been met. No
written comments were received.
b.Applicant Presentation
Chairman Rothermel swore in Rodney Slaton, representing Blyle & Associates, 911 S. 8 th
Street. Mr. Slaton responded to questions from the Board. He stated the variance would
not be onerous due to the adjacent use to the south being a parking/delivery area and zero
penetration on the south wall of the building. The variance would allow an additional 700
sq. ft. for the building, which will be used as a training facility.
Zoning Board of Adjustment
Minutes of May 28, 2015
Page 4 of 7
c.Public Comments
Jackson Hooper, 14902 La Quinta, Houston, TX, addressed the Board. Mr. Hooper is not in
favor of having the building so close to the Kroger parking area. He prefers the additional
separation, which leaves more open space for aesthetics and for safety of customers.
d.Question and Answer
There were no questions.
Motion by T.J. Walker to deny Variance Request #15-93000006 for construction of a metal
office/warehouse building located three feet (3’) from the side (south) property line at 921 S.
th
14 Street.
Second by Nettie Warren. Motion Carried.
Ayes: Rothermel, Schoppe, Walker, and Warren (Alt 1)
Nays:
Assistant City Attorney Clark Askins read from Section 106-196 of the Code of Ordinances: Appeals
from the Board of Adjustment.
6. A public hearing will be held to consider Variance Request 15-93000007, a request by Jacobs
Vehicle Management for the property at 1801 Sens Road to allow placement of up to 21 metal
containers off-chassis for storage of supplies for the company, contrary to the provisions of
Section 106-751(c), which allows for a maximum of two containers for storage of
materials/supplies for a business.
a.Staff Presentation
City Planner Eric Ensey presented staff’s report on a variance request by Jacobs Vehicle
Management to allow placement of up to 21 metal containers off-chassis for storage of
supplies for the company at 1801 Sens Road.
Mr. Ensey confirmed that all requirements for public hearing notification had been met. No
written comments were received.
b.Applicant Presentation
Previously sworn in by Chairman Rothermel, Alan Ward stated the subject containers are
used to carry tools to jobsites. All containers would be stored on the Light Industrial zoned
portion located at the rear of the property, away from Sens Road. No containers would be
stored on the Business Industrial zoned portion of the property. The containers would be at
least fifty feet (50’) from the north and south property lines and the applicant is willing to
provide screening, if necessary.
Zoning Board of Adjustment
Minutes of May 28, 2015
Page 5 of 7
Phil Dunlap, 12532 Three Lakes Drive, Walker, LA, has worked for Jacobs 39 years. The
company wants to centralize their operations by utilizing this location to store the tools that
will service jobsites all over the U.S.
c.Public Comments
Chairman Rothermel swore in Joel Barton, who resides south of the subject property. Mr.
Barton opposes the variance because containers on the ground would attract snakes, rats,
and skunks. He does not want Sens Road to look like Barbour’s Cut Blvd. and feels the
company may need to seek a site more suitable for their needs.
Chairman Rothermel swore in James Washburn, 12013 N. L, who resides adjacent to the
subject property. Over the years, Mr. Washburn has experienced drainage problems on his
property due to Jacobs building their property up. He provided photos he has taken over
the years. He also agreed with Mr. Barton about a possible vermin problem if the
containers are placed on the property.
d.Question and Answer
Staff responded to questions from the Board.
Motion by Charles Schoppe to approve Variance Request 15-93000007 to allow placement of
up to 21 metal containers off-chassis for storage of supplies at 1801 Sens Rd.
Second by Rod Rothermel. Motion Failed.
Ayes: Schoppe and Rothermel
Nays: Walker and Warren (Alt 1)
Assistant City Attorney Clark Askins read from Section 106-196 of the Code of Ordinances: Appeals
from the Board of Adjustment.
7. A public hearing will be held to consider Variance Request 15-93000008, a request by Market at
Spencer LLC for the property located at the southeast corner of Spencer and Canada further
described as Tracts 1-5, Spencer Highway Estates 2 of the deed records of Harris County, William
M. Jones Survey, Abstract 482, and Lot 1, Texaco at Canada to allow construction of parking and
drive aisles to accommodate future development of a commercial pad site within the required
20-foot conservation area setback contrary to the provisions of Section 106-443, Footnote 1.
a.Staff Presentation
City Planner Eric Ensey presented staff’s report on a variance request by Market at Spencer
LLC to allow construction of parking and drive aisles to accommodate future development of
a commercial pad site within the required 20-foot conservation area setback on the
property located at the southeast corner of Spencer and Canada. On the east property line
is a 15’ drainage easement that Harris County Flood Control District maintains.
Zoning Board of Adjustment
Minutes of May 28, 2015
Page 6 of 7
Mr. Ensey confirmed that all requirements for public hearing notification had been met.
One written response was received in favor of the request.
b.Applicant Presentation
Chairman Rothermel swore in Neal Atkinson, 7907 Tyce Hill, Spring, TX, 77388, engineer for
the project developer, who stated that Harris County Flood Control District will allow
parking in the easement, however, the City’s 20’ landscape setback prevents them from
paving the area for use as parking and drive aisles.
c.Public Comments
There were no comments from the public.
d.Question and Answer
There were no questions.
Motion by T.J. Walker to approve Variance Request #15-93000008 allowing construction of
parking and drive aisles to accommodate future development of a commercial pad site within
the required 20-foot conservation area setback.
Second by Nettie Warren. Motion Carried.
Ayes: Rothermel, Schoppe, Walker, and Warren (Alt 1)
Nays:
Assistant City Attorney Clark Askins read from Section 106-196 of the Code of Ordinances: Appeals
from the Board of Adjustment.
8. Administrative Reports
There were no administrative reports.
9. Board comments on matters appearing on agenda or inquiry of staff regarding specific factual
information or existing policy.
Chairman Rothermel reminded members of the importance of attending the meetings as it is
not fair to the applicants to have less than the full vote of the Board. Chairman Rothermel
requested staff develop rules of attendance that would include replacement upon reaching a set
number of absences.
10. Adjourn
Motion by Rod Rothermel to adjourn.
Second by Nettie Warren. Motion carried.
Zoning Board of Adjustment
Minutes of May 28, 2015
Page 7 of 7
Ayes: Rothermel, Schoppe, Walker, and Warren (Alt 1)
Nays:
Chairman Rothermel adjourned the meeting at 7:15 p.m.
Respectfully submitted,
Peggy Lee
Secretary, Zoning Board of Adjustment
Passed and Approved on , 2015.
Rod Rothermel
Chairman, Zoning Board of Adjustment
CityofLaPorte,Texas
ZoningBoardofAdjustment
September24,2015
AGENDAITEM4
Considerapprovalofa
(Applicant:ChristopherThebeau).
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
BoardofAdjustmentRegularMeeting
September24,2015
ThebeauFrontSetbackVariance
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldtheBoardofAdjustmentapprovetherequestedvariancebyMr.ChristopherThebeauto
allowrepairtothefoundationofanexistingcarriagehousethatencroaches12.7feetintothe
required25footfrontsetbackforthepropertyat1703Roscoe?
DISCUSSION
Applicant:
ChristopherThebeau,owner.
!ƦƦƌźĭğƓƷƭRequest:
TheattachedExhibitAisacopyoftheapplicationandsurveyofthepropertyshowingthe
locationoftheexistingcarriagehouseonthesite.Theapplicantisseekingapprovalofvariance
request#1593000010,arequestedvariancetoallowfoundationrepairtotheexistingcarriage
housethatis12.3feetfromthefront(south)propertyline.Thesitehasanexistingtwostory
carriagehousewhichwasbuiltintheЊВЋЉƭ͵Theapplicantdesirestoliftthestructureand
provideanewfoundation.
SubjectSite:
Therequestedvarianceisforthepropertylocatedat1703RoscoeinBayFronttoLaPorte
Subdivision.ThelegaldescriptionforthesiteisdescribedastheEast½ofLots27,28,29and30,
Block22,BayFronttoLaPorteSubdivision.TheattachedExhibitBisanareamapthatshowsthe
locationofthesiteandtheexistingcarriagehouseontheproperty.
:
NoticeofPublicHearing
Section106194oftheZoningOrdinancestipulatesthevariousrequirementsforpublicnoticeof
thepublichearing.Thisvarianceincludedallofthenecessarycoderequirementsforapublic
hearingincludingthefollowing:
Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays
priortothedateofthehearing.
Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten
dayspriortothedateofthehearing.
Asignwaspostedonthesitetendayspriortothehearingdate.
ceofthepublichearingpostedatCityHallandonthe/źƷǤƭ
Additionally,statelawrequiresnoti
websiteatleasttendayspriortothedateofthepublichearing.
1
BoardofAdjustmentRegularMeeting
September24,2015
ThebeauFrontSetbackVariance
BackgroundInformation:
Thesubjectsiteis6,250squarefeetinareaandislocatedonRoscoeStreetjustnorthofHolmes
Avenue.ThesiteiscurrentlyzonedR1,LowDensityResidential.Thefollowingtablesummarizes
thesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ PUD,PlannedUnitDevelopmentExistingsinglefamilyresidential(LakesatFairmont
Greens)
{ƚǒƷŷ PUD,PlannedUnitDevelopmentTaylorBayou
ĻƭƷ PUD,PlannedUnitDevelopmentVacantsinglefamilyresidential(LakesatFairmont
Greens)
9ğƭƷ PUD,PlannedUnitDevelopmentExistingsinglefamilyresidential(LakesatFairmont
Greens)
ApplicableCodeProvisions:
SetbacksforsinglefamilydetachedarecontainedinSection106333.Theexistingcarriage
housewouldbeconsideredtheprimarystructureonthesiteandisthereforesubjecttothe
minimumyardrequirementsoutlinedinthissection.Thefollowingisanexcerptfromthat
sectionasapplicabletothisvariancerequest(seehighlighted):
Sec.106333.TableB,residentialarearequirements.
MaximumMinimumMaximum
UsesMinimumMinimumMinimumMinimum
8
LotLotYardHeightDevelopmentLot
Site
16
Area/D.U.WidthSetbacksArea/UnitOpenSpace/Coverage/
S.F.L.F.L.F.F.R.S.S.F.UnitS.F.Minimum
2,3,4,5,6,10,1718
Landscaping
11,12,13,14,
Required
9,19
15
Singlefamily6000502515535Ft.9100Γ40%/N/A
detached4.8
DU/A
:
Analysis
Thereasonforthisvariancerequestisbecausetheapplicantisproposingtoremovetheexisting
structurefromitscurrentfoundationand,asaresult,theĭźƷǤƭnonconformingprovisions
requireittobebroughtintocompliancewithallapplicablezoningregulations.However,the
applicantdesirestoconstructthenewfoundationinthesamelocationthatthestructureis
currently.IntheğƦƦƌźĭğƓƷƭProjectDescriptionLetter(partofExhibitA),heprovidesadetailed
descriptionofthehistoryofthehousesonRoscoeStreet,includingthisstructure.Hisdesireisto
maintainmuchofthehistoricalcharacterofthestreetbymaintainingthehistoriclocationofthe
carriagehouse.
Section106192oftheZoningOrdinancestatesthatthetermͻǝğƩźğƓĭĻͼrepresentsadeviation
fromtheliteralinterpretationofthecodeapprovedbytheBoardsubjecttothefactthat
2
BoardofAdjustmentRegularMeeting
September24,2015
ThebeauFrontSetbackVariance
enforcementoftheprovisionsofthecodewouldcauseanunnecessaryhardshipbecauseof
circumstancesuniquetothesubjectproperty.TheBoardisauthorizedtograntavariancewhen
theBoardfindsthatanumberofcriteriaaremet.Thefollowingtableoutlinesthosecriteriaand
ƭƷğŅŅƭanalysisofthosecriteria.
Criterion:StaffFinding:
a.Thatthegrantingofthevariancewillnotbe Theproposedvarianceisreasonableforpreserving
contrarytothepublicinterest.thehistoricalcharacteristicofRoscoeStreet,which
datesbacktotheЊВЋЉƭ͵
Noticewassenttoallpropertyownerswithina
200footradiusfromthesubjectsiteinaccordance
withcoderequirements.Atthetimethisstaff
reportwasdrafted,noresponsesfororagainstthe
variancewerereceivedbystaff.
b.Thatliteralenforcementofthischapterwill Theexceptionalhardshipthatisuniquetothis
resultinunnecessaryhardshipbecauseof specificpieceofpropertycouldbeconsideredthe
exceptionalnarrowness,shallowness,shape,historicnatureoftheblockandanattemptto
topographyorotherextraordinaryorexceptional maintainthathistoricaluniqueness.
physicalsituationuniquetothespecificpieceof
propertyinquestion."Unnecessaryhardship"shall
meanphysicalhardshiprelatingtotheproperty
itselfasdistinguishedfromahardshiprelatingto
convenience,financialconsiderationsorcaprice,
andthehardshipmustnotresultfromthe
applicantorpropertyowner'sownactions.
c.Thatbygrantingthevariance,thespiritofthis TheintentoftheĭźƷǤƭnonconformingprovisions
chapterwillbeobserved.aretobringstructuresintocomplianceovertime.
Theseprovisionsallowstructurestoremainina
nonconformingstateuntilsuchtimethata
ucture
modificationismadethatcouldbringthestr
intocompliance.Nowthatthestructureisbeing
liftedoffitsfoundation,thepropertyownercould
relocateittocomplywiththesetbacks.
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:Applicationandsurvey
ExhibitB:Areamap
3
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
AREA MAP
EXHIBIT B
VARIANCE NO. 15-93000010
1703 ROSCOE AVE.
CityofLaPorte,Texas
PlanningandZoningCommission
September24,2015
AGENDAITEM5
Considerapprovalofa
(Applicant:CityofLaPorte,ParksandRecreationDepartment).
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
BoardofAdjustmentRegularMeeting
September24,2015
NorthsideParkFenceVariance
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldtheBoardofAdjustmentapprovetherequestedvariancebytheCityofLatƚƩƷĻƭParks
andRecreationDepartmenttoretaina4foothighornamentalironfencelocatedinthefront
th
yardalongthenorthpropertylineatthesubjectpropertylocatedat402N.5Street(case#15
93000009)?
DISCUSSION
Applicant:
CityofLaPorte,ParksandRecreationDepartment.
!ƦƦƌźĭğƓƷƭRequest:
TheattachedExhibitAisacopyoftheapplicationandsiteplanfortheproposedimprovements.
Theapplicantisseekingapprovalofvariancerequest#1493000009,arequestedvarianceto
allowconstructionofa4foothighornamentalironfencelocatedalongthenorthpropertyline
inthefrontyard.
SubjectSite:
th
Therequestedvarianceisforthepropertylocatedat402N.5Street,furtherdescribedasLots
1116,Block89,TownofLaPorteandisthesiteofthenewNorthsideParkSpashpark.TheĭźƷǤƭ
ParksandRecreationDepartmentrecentlyconstructedanewsplashparkfacilityonthesubject
site.TheattachedExhibitBisanareamapthatshowsthelocationofthesiteaswellasthe
surroundingarea.
:
NoticeofPublicHearing
Section106194oftheZoningOrdinancestipulatesthevariousrequirementsforpublicnoticeof
thepublichearing.Thisvarianceincludedallofthenecessarycoderequirementsforapublic
hearingincludingthefollowing:
Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays
priortothedateofthehearing.
Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten
dayspriortothedateofthehearing.
Asignwaspostedonthesitetendayspriortothehearingdate.
w,noticeofthepublichearingwaspostedatCityHall
Additionally,inaccordancewithstatela
andonthe/źƷǤƭwebsiteatleasttendayspriortothedateofthepublichearing.
BackgroundInformation:
Thesubjectsiteis18,750squarefeetinarea,andisthesiteoftheNorthsidePark.Thecity
recentlyconstructedanewsplashparkfacilityonthesubjectsite.Asaresult,thecityhasbeen
1
BoardofAdjustmentRegularMeeting
September24,2015
NorthsideParkFenceVariance
workingwiththeadjacentpropertyownertothenorthonameansofmitigatingpotential
impactsofparkusesontheirproperty.Asaresultofthosediscussions,thecityhasagreedto
constructaЏhighornamentalironfencefromthepropertyƚǞƓĻƩƭexistingwoodfencetothe
frontofthehouseandtransitiontoaЍhighornamentalfencefromthatpointtothefront
propertyline,whichisapproximatelyЌЉfromthefrontofthehouse.
ThesubjectsiteislocatedintheNorthsideneighborhoodatthenortheastcornerofTylerStreet
th
andN.5StreetandiszonedR1,LowDensityResidential.Thefollowingtablesummarizesthe
surroundingzoningandlanduses:
ZoningLandUse
th
bƚƩƷŷ R1,LowDensityResidential414N.5Street(O.Garcia)
th
{ƚǒƷŷ R1,LowDensityResidential330N.5Street;acrossTylerSt.(A.Lake)
th
ĻƭƷ R1,LowDensityResidential401N.5Street(HistoricColoredSchoolHouse);403
th
N.5Street(J.Bell);Vacant(TexanLand&CattleCo.)
9ğƭƷ R1,LowDensityResidentialNorthsidePark;acrossunimprovedalley(CityofLa
Porte)
ApplicableCodeProvisions:
Section106333,stipulatesresidentialarearequirements,includingsetbacksintheR1District.
Thefollowingisanexcerptfromthatsectionasapplicabletothisvariancerequest(see
highlighted):
Sec.106791.ΑFrontyardareas.
Nofences,structures,grading,orbarrierhedgesshallbepermittedwithinanyfront
yardareasexceptinthecaseoflargelotresidentiallots,orinthecaseoflotswitha
frontyarddirectlyadjacenttotheshorelineofGalvestonBay,asprovidedinsection
106792.
Analysis:
Section106791oftheZoningOrdinancedoesnotallowforfencingtobelocatedinthefront
yard.Thefrontyardistheareabetweenthefrontoftheprincipalbuildingandthefrontlotline,
whichinaR1zonedistricttypicallyhasa25footsetback.Inthiscase,thefrontyardisalongN.
th
StreetasthatishowthelotswereconfiguredintheoriginalTownofLaPorteplat.The
5
applicantisrequestingapprovalofavariancetoallowconstructionofafencewithinthefront
yardalongthenorthpropertylinetoprovideabarrierbetweentheparksiteandtheadjacent
propertyownertothenorth.Thisisauniquesituationanditisreasonabletoexpectabarrierto
preventusersoftheparkfromcuttingacrossadjacentresidentialproperties.
Section106192oftheZoningOrdinancestatesthatthetermͻǝğƩźğƓĭĻͼrepresentsadeviation
fromtheliteralinterpretationofthecodeapprovedbytheBoardsubjecttothefactthat
enforcementoftheprovisionsofthecodewouldcauseanunnecessaryhardshipbecauseof
circumstancesuniquetothesubjectproperty.TheBoardisauthorizedtograntavariancewhen
theBoardfindsthatanumberofcriteriaaremet.Thefollowingtableoutlinesthosecriteriaand
ƭƷğŅŅƭanalysisofthosecriteria.
2
BoardofAdjustmentRegularMeeting
September24,2015
NorthsideParkFenceVariance
Criterion:StaffFinding:
a.Thatthegrantingofthevariancewillnotbe Althoughthereareveryfewfrontyardfencesinthe
contrarytothepublicinterest.Northsideneighborhood,thisfencewouldprovidea
barrierbetweentheĭźƷǤƭpublicparkandthe
neighboringpropertytothenorth,andprevent
parkusersfromcuttingacrosstheadjacent
residentialƦƩƚƦĻƩƷǤƭfrontyard.
Noticewassenttoallpropertyownerswithina
200footradiusfromthesubjectsiteinaccordance
withcoderequirements.Atthetimethisstaff
reportwasdrafted,noresponsesfororagainstthe
variancewerereceivedbystaff.
b.Thatliteralenforcementofthischapterwill Theunnecessaryhardshipthatwouldwarrantthe
resultinunnecessaryhardshipbecauseof grantingofthevarianceinthisinstancecouldbe
exceptionalnarrowness,shallowness,shape,consideredthefactthattheproposedfrontyard
topographyorotherextraordinaryorexceptional fencewouldseparateandprovideabarrier
physicalsituationuniquetothespecificpieceof betweenparkusesandsinglefamilyresidential
propertyinquestion."Unnecessaryhardship"shall uses.
meanphysicalhardshiprelatingtotheproperty
itselfasdistinguishedfromahardshiprelatingto
convenience,financialconsiderationsorcaprice,
andthehardshipmustnotresultfromthe
applicantorpropertyowner'sownactions.
c.Thatbygrantingthevariance,thespiritofthis Althoughtherequesttoallowfencingwithinthe
chapterwillbeobserved.frontyardiscontrarytothespiritofthefence
regulationsascurrentlyadopted,theapprovalof
thevariancemaypromotethesafetyofthe
propertyownertothenorthbyprovidingabarrier
betweentheĭźƷǤƭparkandthesinglefamily
residentialpropertytothenorth.
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:Applicationandsiteplanfortheimprovements
ExhibitB:Areamap
3
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT B
AREA MAP
VARIANCE NO. 15-93000009
444444A
44444
402 N 5TH ST
444444444A