The URL can be used to link to this page

Home My WebLink About10-14-15 Special Called Zoning Board of Adjustment Meeting CityofLaPorte ZoningBoardofAdjustmentAgenda Noticeisherebygivenofa SpecialCalledMeeting oftheLaPorteZoningBoardofAdjustmenttobeheldon Wednesday,October14,2015,at6:00p.m.atCityHallCouncilChambers,604WestFairmontParkway,La Porte,Texas,regardingtheitemsofbusinessaccordingtotheagendalistedbelow: 1.Calltoorder. 2.Rollcallofmembers. 3.Considerapprovalofmeetingminutes:February26,2015andMay28,2015. 4.ApublichearingwillbeheldtoconsiderVarianceRequest1593000010,arequestbyChristopher Thebeauforthepropertylocatedat1703Roscoetoallowfoundationrepairtoanexistingcarriage housethatencroachesЊЋ͵А͸intothefrontsetbackcontrarytotheprovisionsofSection106333of theĭźƷǤ͸ƭCodeofOrdinanceswhichrequiresaminimum25footfrontsetback. a.StaffPresentation b.ApplicantPresentation c.PublicComments d.QuestionandAnswer 5.ApublichearingwillbeheldtoconsiderVarianceRequest1593000009,arequestbytheCityofLa th tƚƩƷĻ͸ƭParksandRecreationDepartmentforthepropertylocatedat402N.5Street(MartinLuther KingJr.Park)toallowconstructionofaЍ͸highornamentalironfencealongthenorthpropertyline withinthefrontyardcontrarytotheprovisionsofSection106522oftheĭźƷǤ͸ƭCodeofOrdinances whichprohibitsfencinginthefrontyard. a.StaffPresentation ApplicantPresentation b. c.PublicComments d.QuestionandAnswer 6.ApublichearingwillbeheldtoconsiderVarianceRequest1593000011,arequestbyMarkFollisfor thepropertylocatedat116S.Broadwaytoallowconstructionofaresidential/commercialbuilding issetbackЉ͸fromthefrontpropertylineandЉ͸from onalotzonedMainStreet(MS)Districtthat theside(north)propertylinecontrarytotheprovisionsofSection106443oftheĭźƷǤ͸ƭCodeof OrdinancesthatrequiresafrontsetbackequaltotheaverageofallstructureontheblockandaЎ͸ sidesetback;andadetachedgaragethatisЌ͸fromtherearpropertylineandЉ͸fromthenorth(side) propertylinecontrarytotheprovisionsofSection106741whichrequiresaЋЉ͸rearsetbackandaЎ͸ sidesetback. a.StaffPresentation b.ApplicantPresentation c.PublicComments d.QuestionandAnswer 7.Administrativereports. 8.Boardcommentsonmatterappearingontheagendaorinquiryofstaffregardingspecificfactual informationorexistingpolicy. 9.Adjourn. AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting. However,noactionwillbetakenbytheCouncil. CityofLaPorte604W.FairmontParkwayPhone:(281)4715020 PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005 ZoningBoardofAdjustmentAgenda October14,2015RegularMeeting Page2 IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019. CERTIFICATION IcertifythatacopyoftheWednesday,October14,2015agendaofitemstobeconsideredbytheZoning 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 Martin(Alt2)werepresent. 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 PlanningandDevelopmentDirectorTimTietjenspresentedƭƷğŅŅ͸ƭreportonavariance requestbyGerryandTammyLehewtoallowconstructionofan1,800squarefootaccessory buildingonthepropertylocatedat10813HoustonDrive,BattlegroundEstatesSubdivision. Therequestedbuildingexceedsthe1,000maximumallowedsquarefeetoffloorareaby 800feet. Mr.Tietjensconfirmedthatallrequirementsforpublichearingnotificationhadbeenmet. ZoningBoardofAdjustment MinutesofFebruary26,2015 Page2of4 B.ApplicantPresentation ViceChairmanSchoppesworeintheapplicant,GerryLehew,10813HoustonDr.Mr. \[ĻŷĻǞ͸ƭ11yearolddaughterhasaspirationsofplayingsoftballincollegeandhopesto participateintheOlympics.Thesizeoftherequestedbuildingisneededtohaveenough roomtoconstructanindoorpitchingandbattingtunnelthatcanbeusedforpracticeduring inclementweather.Mr.LehewsharedwiththeCommission,photosofhispropertythat showedanexistinggaragebuiltbyWhirlwind,thecontractorheintendstousetoconstruct thenewbuilding.Oncethefacilityisnolongerneededforpractice,thebuildingwillbeused forboatandvehiclestorage. C.PublicComments ViceChairmanSchoppesworeinClarenceBoyer,817Mossey.Mr.Boyerreportedhishome wasbuiltin1981andhadneverexperiencedfloodinguntilafterthe\[ĻŷĻǞ͸ƭbuilttheir home.Mr.Boyeralsonotedpropertiesat811and823Mosseyhavefloodedsincethe \[ĻŷĻǞ͸ƭhomewasbuilt.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 PlanningandDevelopmentDirectorTimTietjenspresentedƭƷğŅŅ͸ƭreportonavariance requestbyDRHortontoallowconstructionofanewsinglefamilyresidentialhousethat encroaches0.5feetintotherequired15footrearsetbackat89BirdieLane. Mr.Tietjensconfirmedthatallrequirementsforpublichearingnotificationhadbeenmet. 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 newsinglefamilyresidentialhousethatencroaches0.5footintotherequired15footrear 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 October14,2015 AGENDAITEM4 Considerapprovalofa (Applicant:ChristopherThebeau). 9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ /źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ BoardofAdjustmentRegularMeeting October14,2015 ThebeauFrontSetbackVariance PlanningandDevelopmentDepartment StaffReport ISSUE ShouldtheBoardofAdjustmentapprovetherequestedvariancebyMr.ChristopherThebeauto allowrepairtothefoundationofanexistingcarriagehousethatencroaches12.7feetintothe required25footfrontsetbackforthepropertyat1703Roscoe? DISCUSSION Applicant: ChristopherThebeau,owner. !ƦƦƌźĭğƓƷ͸ƭRequest: TheattachedExhibitAisacopyoftheapplicationandsurveyofthepropertyshowingthe locationoftheexistingcarriagehouseonthesite.Theapplicantisseekingapprovalofvariance request#1593000010,arequestedvariancetoallowfoundationrepairtotheexistingcarriage housethatis12.3feetfromthefront(south)propertyline.Thesitehasanexistingtwostory carriagehousewhichwasbuiltintheЊВЋЉ͸ƭ͵Theapplicantdesirestoliftthestructureand provideanewfoundation. SubjectSite: Therequestedvarianceisforthepropertylocatedat1703RoscoeinBayFronttoLaPorte Subdivision.ThelegaldescriptionforthesiteisdescribedastheEast½ofLots27,28,29and30, Block22,BayFronttoLaPorteSubdivision.TheattachedExhibitBisanareamapthatshowsthe locationofthesiteandtheexistingcarriagehouseontheproperty. NoticeofPublicHearing: Section106194oftheZoningOrdinancestipulatesthevariousrequirementsforpublicnoticeof thepublichearing.Thisvarianceincludedallofthenecessarycoderequirementsforapublic hearingincludingthefollowing: Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays priortothedateofthehearing. Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten dayspriortothedateofthehearing. Asignwaspostedonthesitetendayspriortothehearingdate. Additionally,statelawrequiresnoticeofthepublichearingpostedatCityHallandonthe/źƷǤ͸ƭ websiteatleasttendayspriortothedateofthepublichearing. 1 BoardofAdjustmentRegularMeeting October14,2015 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. UsesMinimumMinimumMaximumMinimum MinimumMinimumMaximum 8 LotLotYardHeightSiteDevelopmentLot 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 159,19 Singlefamily6000502515535Ft.9100Γ40%/N/A detached4.8 DU/A : Analysis Thereasonforthisvariancerequestisbecausetheapplicantisproposingtoremovetheexisting structurefromitscurrentfoundationand,asaresult,theĭźƷǤ͸ƭnonconformingprovisions requireittobebroughtintocompliancewithallapplicablezoningregulations.However,the applicantdesirestoconstructthenewfoundationinthesamelocationthatthestructureis currently.IntheğƦƦƌźĭğƓƷ͸ƭProjectDescriptionLetter(partofExhibitA),heprovidesadetailed descriptionofthehistoryofthehousesonRoscoeStreet,includingthisstructure.Hisdesireisto maintainmuchofthehistoricalcharacterofthestreetbymaintainingthehistoriclocationofthe carriagehouse. Section106192oftheZoningOrdinancestatesthatthetermͻǝğƩźğƓĭĻͼrepresentsadeviation fromtheliteralinterpretationofthecodeapprovedbytheBoardsubjecttothefactthat 2 BoardofAdjustmentRegularMeeting October14,2015 ThebeauFrontSetbackVariance enforcementoftheprovisionsofthecodewouldcauseanunnecessaryhardshipbecauseof circumstancesuniquetothesubjectproperty.TheBoardisauthorizedtograntavariancewhen theBoardfindsthatanumberofcriteriaaremet.Thefollowingtableoutlinesthosecriteriaand ƭƷğŅŅ͸ƭanalysisofthosecriteria. Criterion:StaffFinding: a.Thatthegrantingofthevariancewillnotbe Theproposedvarianceisreasonableforpreserving contrarytothepublicinterest.thehistoricalcharacteristicofRoscoeStreet,which datesbacktotheЊВЋЉ͸ƭ͵ 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 TheintentoftheĭźƷǤ͸ƭnonconformingprovisions chapterwillbeobserved.aretobringstructuresintocomplianceovertime. Theseprovisionsallowstructurestoremainina nonconformingstateuntilsuchtimethata structure modificationismadethatcouldbringthe 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 October14,2015 AGENDAITEM5 Considerapprovalofa (Applicant:CityofLaPorte,ParksandRecreationDepartment). 9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ /źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ BoardofAdjustmentRegularMeeting October14,2015 MLKJr.(formerlyNorthside)ParkFenceVariance PlanningandDevelopmentDepartment StaffReport ISSUE ShouldtheBoardofAdjustmentapprovetherequestedvariancebytheCityofLatƚƩƷĻ͸ƭParks andRecreationDepartmenttoretaina4foothigh3railwoodfencelocatedinthefrontyard th alongthenorthpropertylineatthesubjectpropertylocatedat402N.5Streetalsoknownat MartinLutherKingJr.Park(case#1593000009)? DISCUSSION Applicant: CityofLaPorte,ParksandRecreationDepartment. !ƦƦƌźĭğƓƷ͸ƭRequest: TheattachedExhibitAisacopyoftheapplicationandsiteplanfortheproposedimprovements. Theapplicantisseekingapprovalofvariancerequest#1493000009,arequestedvarianceto allowconstructionofa4foothighornamentalironfencelocatedalongthenorthpropertyline inthefrontyard. SubjectSite: th Therequestedvarianceisforthepropertylocatedat402N.5Street,furtherdescribedasLots 1116,Block89,TownofLaPorteandisthesiteofthenewMartinLutherKingJr.(formerly Northside)ParkSpashpark.TheĭźƷǤ͸ƭParksandRecreationDepartmentrecentlyconstructeda newsplashparkfacilityonthesubjectsite.TheattachedExhibitBisanareamapthatshowsthe locationofthesiteaswellasthesurroundingarea. NoticeofPublicHearing: Section106194oftheZoningOrdinancestipulatesthevariousrequirementsforpublicnoticeof thepublichearing.Thisvarianceincludedallofthenecessarycoderequirementsforapublic hearingincludingthefollowing: Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays priortothedateofthehearing. Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten dayspriortothedateofthehearing. Asignwaspostedonthesitetendayspriortothehearingdate. Additionally,inaccordancewithstatelaw,noticeofthepublichearingwaspostedatCityHall andonthe/źƷǤ͸ƭwebsiteatleasttendayspriortothedateofthepublichearing. BackgroundInformation: Thesubjectsiteis18,750squarefeetinarea,andisthesiteofMartinLutherKingJr.(formerly Northside)Park.Thecityrecentlyconstructedanewsplashparkfacilityonthesubjectsite.Asa 1 BoardofAdjustmentRegularMeeting October14,2015 MLKJr.(formerlyNorthside)ParkFenceVariance result,thecityhasbeenworkingwiththeadjacentpropertyownertothenorthonameansof mitigatingpotentialimpactsofparkusesontheirproperty.Asaresultofthosediscussions,the cityhasagreedtoconstructaЏ͸highornamentalironfencefromthepropertyƚǞƓĻƩ͸ƭexisting woodfencetothefrontofthehouseandtransitiontoaЍ͸highornamentalfencefromthat pointtothefrontpropertyline,whichisapproximatelyЌЉ͸fromthefrontofthehouse. 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,LowDensityResidentialMartinLutherKingJr.(formerlyNorthside)Park;across unimprovedalley(CityofLaPorte) ApplicableCodeProvisions: Section106333,stipulatesresidentialarearequirements,includingsetbacksintheR1District. Thefollowingisanexcerptfromthatsectionasapplicabletothisvariancerequest(see highlighted): Sec.106791.ΑFrontyardareas. Nofences,structures,grading,orbarrierhedgesshallbepermittedwithinanyfront yardareasexceptinthecaseoflargelotresidentiallots,orinthecaseoflotswitha frontyarddirectlyadjacenttotheshorelineofGalvestonBay,asprovidedinsection 106792. Analysis: Section106791oftheZoningOrdinancedoesnotallowforfencingtobelocatedinthefront yard.Thefrontyardistheareabetweenthefrontoftheprincipalbuildingandthefrontlotline, whichinaR1zonedistrictistypicallya25footsetback.Inthiscase,thefrontyardisalongN. th 5StreetasthatishowthelotswereconfiguredintheoriginalTownofLaPorteplat.The applicantisrequestingapprovalofavariancetoallowconstructionofafencewithinthefront yardalongthenorthpropertylinetoprovideabarrierbetweentheparksiteandtheadjacent propertyownertothenorth.Thisisauniquesituationanditisreasonabletoexpectabarrierto preventusersoftheparkfromcuttingacrossadjacentresidentialproperties. Section106192oftheZoningOrdinancestatesthatthetermͻǝğƩźğƓĭĻͼrepresentsadeviation fromtheliteralinterpretationofthecodeapprovedbytheBoardsubjecttothefactthat enforcementoftheprovisionsofthecodewouldcauseanunnecessaryhardshipbecauseof circumstancesuniquetothesubjectproperty.TheBoardisauthorizedtograntavariancewhen theBoardfindsthatanumberofcriteriaaremet.Thefollowingtableoutlinesthosecriteriaand ƭƷğŅŅ͸ƭanalysisofthosecriteria. 2 BoardofAdjustmentRegularMeeting October14,2015 MLKJr.(formerlyNorthside)ParkFenceVariance Criterion:StaffFinding: a.Thatthegrantingofthevariancewillnotbe Althoughthereareveryfewfrontyardfencesinthe contrarytothepublicinterest.Northsideneighborhood,thisfencewouldprovidea barrierbetweentheĭźƷǤ͸ƭpublicparkandthe neighboringpropertytothenorth,andprevent parkusersfromcuttingacrosstheadjacent residentialƦƩƚƦĻƩƷǤ͸ƭfrontyard. 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 betweentheĭźƷǤ͸ƭparkandthesinglefamily 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 AREA MAP EXHIBIT B VARIANCE NO. 15-93000009 ISON ST W MAD 402 N 5TH ST W TYLER ST CityofLaPorte,Texas ZoningBoardofAdjustment October14,2015 AGENDAITEM6 ConsiderapprovalofaVariancerequest toallowconstructionofaresidential/commercialmixedusebuilding thatencroachintothefrontandside(north)setback th forthepropertylocatedat116S.16Street (Applicant:MarkFollis). 9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ /źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ BoardofAdjustmentRegularMeeting October14,2015 FollisSetbackVariance PlanningandDevelopmentDepartment StaffReport ISSUE ShouldtheBoardofAdjustmentapprovetherequestedvariancebyMr.MarkFollowtoallow constructionofaresidential/commercialbuildingonalotzonedMainStreet(MS)Districtthat encroachesintothefrontandside(north)propertylineforthepropertylocatedat116S. Broadway? DISCUSSION Applicant: MarkFollis,owner. !ƦƦƌźĭğƓƷ͸ƭRequest: TheattachedExhibitAisacopyoftheapplicationandsupplementalinformationprovidedby theapplicantindicatingtheplanfordevelopmentofthissite.Theapplicantisseekingapproval ofvariancerequest#1593000011,arequestedvariancetoallowconstructionofanew residential/commercialmixedusebuildingthatencroachesintothefrontandside(north) setback.Thesubjectsiteiscurrentlyvacant. SubjectSite: Therequestedvarianceisforthepropertylocatedat116S.Broadway.Thelegaldescriptionfor thesiteisdescribedastheLot25,Block37,TownofLaPorte.TheattachedExhibitBisanarea mapthatshowsthelocationofthesite.TheapplicantownsLots2225&thesouth½ofLot26, Block37,TownofLaPorte. NoticeofPublicHearing: Section106194oftheZoningOrdinancestipulatesthevariousrequirementsforpublicnoticeof thepublichearing.Thisvarianceincludedallofthenecessarycoderequirementsforapublic hearingincludingthefollowing: Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays priortothedateofthehearing. Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten dayspriortothedateofthehearing. Asignwaspostedonthesitetendayspriortothehearingdate. Additionally,statelawrequiresnoticeofthepublichearingpostedatCityHallandonthe/źƷǤ͸ƭ websiteatleasttendayspriortothedateofthepublichearing. 1 BoardofAdjustmentRegularMeeting October14,2015 FollisSetbackVariance BackgroundInformation: ThesubjectsiteisЋЎ͸byЊЋЎ͸withatotal3,125squarefeetinareaandislocatedonthewest sideofS.BroadwaybetweenMainStreetandAStreet(acrossfromFivePointsPlaza).Thesiteis currentlyzonedMS,MainStreetDistrict.Thefollowingtablesummarizesthesurrounding zoningandlanduses: ZoningLandUse bƚƩƷŷ MS,MainStreetDistrictVacantTract(N.½ofLot26andLot27,ownedbythe CityofLaPorte) {ƚǒƷŷ MS,MainStreetDistrictVacantTract(Lot24,ownedbytheapplicant) ĻƭƷ MS,MainStreetDistrictVacantTract(ownedbyD.PaulLarson) 9ğƭƷ MS,MainStreetDistrictFivePointsPlazaPark ApplicableCodeProvisions: TheMainStreet(MS)Districtallowsforamixofcommercialandresidentialuses.The ğƦƦƌźĭğƓƷ͸ƭproposalincludesconstructionofanewmixedusecommercial/residentialbuilding, withcommercialonthemainfloorandresidentialonthesecondfloor.Theapplicantalso proposesconstructionofadetachedalleyloadedgarage. SetbacksfordevelopmentintheMSDistrictarecontainedinSection106443.Thefollowingis anexcerptfromthatsectionasapplicabletothisvariancerequest(seehighlighted): Sec.106443.TableA,Commercialarearequirements. Adjacent to Minimum Maximum Minimum Maximum Residential Bldg. Design UsesLandscaping LotYard Setbacks Height Minimum Yard Standards 8 Requirements Coverage F.R.S.(feet) 1, 3, 4, 6, 79 Setback F.R.S. 2, 6 5%—four foot Main Design minimum 60% *-20-5 N/A 36 7 Street Guidelines 5 frontage *Within the Main Street District, excluding those principal structures in the Overlay, the front yard is the average of the existing structures on that side of the street on the same side of the street or the setback of the closest structure on an adjacent lot. This applies to the primary structure only. Any accessory buildings must be a minimum of six feet from the main structure, but may be zero feet from any lot lines. Analysis: Theapplicantisrequestingapprovalofthisvariancetoallowfordevelopmentofalivework structurethatisuniquetotheCityofLaPorte.TheMSDistrictisjustthatdistricttoallowfor suchflexibilityinuse.Additionally,thelocationofthebuildingonazerolotline(oronthe propertyline)willfacilitateinextendingthefeelalongMainStreettothatsectionofBroadway acrossfromFivePointsPlaza.IntheğƦƦƌźĭğƓƷ͸ƭProjectDescriptionLetter(partofExhibitA),he providesadetaileddescriptionoftheproposeddevelopment. Section106192oftheZoningOrdinancestatesthatthetermͻǝğƩźğƓĭĻͼrepresentsadeviation fromtheliteralinterpretationofthecodeapprovedbytheBoardsubjecttothefactthat 2 BoardofAdjustmentRegularMeeting October14,2015 FollisSetbackVariance enforcementoftheprovisionsofthecodewouldcauseanunnecessaryhardshipbecauseof circumstancesuniquetothesubjectproperty.TheBoardisauthorizedtograntavariancewhen theBoardfindsthatanumberofcriteriaaremet.Thefollowingtableoutlinesthosecriteriaand ƭƷğŅŅ͸ƭanalysisofthosecriteria. Criterion:StaffFinding: a.Thatthegrantingofthevariancewillnotbe Theproposedvarianceisreasonableforcontinuing contrarytothepublicinterest.theMainStreetdevelopmentpatterofzerolotline developmentalongS.Broadwayandwillprovide developmentonavacantparcelofland. Noticewassenttoallpropertyownerswithina 200footradiusfromthesubjectsiteinaccordance withcoderequirements.Atthetimethisstaff reportwasdrafted,noresponsesfororagainstthe variancewerereceivedbystaff. b.Thatliteralenforcementofthischapterwill Theexceptionalhardshipthatisuniquetothis resultinunnecessaryhardshipbecauseof specificpieceofpropertycouldbeconsideredthe exceptionalnarrowness,shallowness,shape,historicnatureoftheMainStreetareaandan topographyorotherextraordinaryorexceptional attempttomaintainandcontinuethathistorical physicalsituationuniquetothespecificpieceof uniquenessonthisproperty. propertyinquestion."Unnecessaryhardship"shall meanphysicalhardshiprelatingtotheproperty itselfasdistinguishedfromahardshiprelatingto convenience,financialconsiderationsorcaprice, andthehardshipmustnotresultfromthe applicantorpropertyowner'sownactions. c.Thatbygrantingthevariance,thespiritofthis TheMainStreetDistrict(especiallytheͻhǝĻƩƌğǤͼ chapterwillbeobserved.portionoftheDistrict)wasintendedtoallowfor similarstructures.ThesectionofS.Broadwayfrom MainStreettoAStreetisidealforthetypeof developmentproposedwithazerolotlineinthe frontandwillcomplementtheFivePointsPlazaand immediatearea. AppealProcedure: Sec.106196.Appealsfromtheboardofadjustment. Anypersonorpersons,jointlyorseverally,aggrievedbyanydecisionoftheboardof adjustment,oranytaxpayer,oranyofficer,department,board,orbureauofthecitymay presenttoacourtofrecordapetitionforawritofcertiorari,asprovidedbyTexasLocal GovernmentCode§211.011,dulyverified,settingforththatsuchdecisionisillegal,inwholeor inpart,specifyingthegroundsoftheillegality.Suchpetitionshallbepresentedtothecourt withintendaysafterthefilingofthedecisionintheofficeoftheboardofadjustment. ATTACHMENTS ExhibitA:Applicationandsurvey ExhibitB:Areamap 3 EXHIBIT A EXHIBIT A EXHIBIT A EXHIBIT A EXHIBIT A LA PORTE, TX 77571 S-1 Fax (281) 471-6038www.follisconstruction.comLa Porte, Tx.77571 116 N. BROADWAY ST. CHECKED BYDRAWING NO Ph. (281) 471-6881111 N. Broadway DRAWN BY FOLLIS PROJECT: Design/Build General Contractors JOB NO SCALE DATE SEAL LA PORTE, TX 77571 Follis Construction, Inc. 111 N. BROADWAY ST. MARK FOLLIS DESCRIPTIONREVDATEBY CUSTOMER: _____________________________ EXHIBIT A LA PORTE, TX 77571 Fax (281) 471-6038www.follisconstruction.comLa Porte, Tx.77571 116 N. BROADWAY ST. 01 CHECKED BYDRAWING NO Ph. (281) 471-6881111 N. Broadway DRAWN BY FOLLIS PROJECT: Design/Build General Contractors JOB NO SCALE DATE SEAL LA PORTE, TX 77571 Follis Construction, Inc. 111 N. BROADWAY ST. MARK FOLLIS DESCRIPTIONREVDATEBY CUSTOMER: LA PORTE, TX 77571 Fax (281) 471-6038www.follisconstruction.comLa Porte, Tx.77571 116 N. BROADWAY ST. 03 CHECKED BYDRAWING NO Ph. (281) 471-6881111 N. Broadway DRAWN BY FOLLIS A PROJECT: Design/Build General Contractors JOB NO SCALE DATE SEAL EXHIBIT LA PORTE, TX 77571 Follis Construction, Inc. 111 N. BROADWAY ST. MARK FOLLIS DESCRIPTIONREVDATEBY CUSTOMER: FUTURE PHASE Fax (281) 471-6038www.follisconstruction.comLa Porte, Tx.77571 04 CHECKED BYDRAWING NO Ph. (281) 471-6881111 N. Broadway DRAWN BY A Design/Build General Contractors PROJECT: JOB NO SCALE DATE SEAL EXHIBIT LA PORTE, TX 77571 Follis Construction, Inc. 111 N. BROADWAY ST. MARK FOLLIS DESCRIPTIONREVDATEBY CUSTOMER: AREA MAP 181 5960 W MA IN S T LOCATION OF PROPERTY 198 3837 199 STE A A ST W 200 3536