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Home My WebLink About04-28-16 04-28-16 Regular Called Zoning Board of Adjustment Meeting CityofLaPorte ZoningBoardofAdjustmentAgenda Noticeisherebygivenofa RegularMeeting oftheLaPorteZoningBoardofAdjustmenttobeheldon Thursday,April28,2016,at6:00p.m.atCityHallCouncilChambers,604WestFairmontParkway,LaPorte, Texas,regardingtheitemsofbusinessaccordingtotheagendalistedbelow: 1.Calltoorder. 2.Rollcallofmembers. 3.Considerapprovalofmeetingminutes:March3,2016. 4.ApublichearingwillbeheldtoconsiderVarianceRequest1693000002,arequestbyBaywayHomes (CharlesAnders)forthepropertylocatedat530Dr.MartinLutherKingJr.Drivelegallydescribedas lots1,2&3,Block104,TownofLaPorteSubdivisiontoallowforconstructionofanewsinglefamily detachedhousethatissetback0feetfromtheside(north)propertyline,contrarytotheprovisions ofSection106333oftheĭźƷǤ͸ƭCodeofOrdinancesthatrequiresaminimum5footsidesetback. a.StaffPresentation b.ApplicantPresentation c.PublicComments d.QuestionandAnswer 5.ApublichearingwillbeheldtoconsiderVarianceRequest1693000003,arequestbyS.16 th Street th Partners(JosephLlamas)forthepropertylocatedat1401S.16StreetlegallyknownasTracts1B3, Abstract35,JohnsonHunterSurvey,toallowforalandscapefrontageonS.16 th Streetof14.75feet andalandscapefrontageontheunimprovedW.MStreetrightofwayof10feetforconstructionof anewwarehouse/distributionfacility,contrarytotheprovisionsofSection106522oftheĭźƷǤ͸ƭ rightsofwayfor CodeofOrdinancesthatrequiresaminimum25footlandscapefrontagealong developmentgreaterthan10acresinsize. a.StaffPresentation b.ApplicantPresentation c.PublicComments d.QuestionandAnswer 6.Administrativereports. 7.Boardcommentsonmatterappearingontheagendaorinquiryofstaffregardingspecificfactual informationorexistingpolicy. 8.Adjourn. AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting. However,noactionwillbetakenbytheCouncil. IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable attendees,requestsshouldbe accommodationsforpersonsattendingpublicmeetings.Tobetterserve received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019. CityofLaPorte604W.FairmontParkwayPhone:(281)4715020 PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005 ZoningBoardofAdjustmentAgenda April28,2016RegularMeeting Page2 CERTIFICATION IcertifythatacopyoftheThursday,April28,2016,agendaofitemstobeconsideredbytheZoningBoardof AdjustmentwaspostedontheCityHallbulletinboardonthe___dayof________________,2016. Title: CityofLaPorte604W.FairmontParkwayPhone:(281)4715020 PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005 ZoningBoardofAdjustment MinutesofMarch3,2016 BoardMembersPresent:RodRothermel,T.J.Walker,NettieWarren,andCharlesSchoppe BoardMembersAbsent:ChesterPool,DennisOian,andDougMartin CityStaffPresent:CityPlannerEricEnsey,AssistantCityAttorneyClarkAskins,andPlanning TechnicianRyanCramer 1.CalltoOrder. ChairmanRodRothermelcalledthemeetingtoorderat6:00p.m. 2.Rollcallofmembers. BoardMembersChesterPool,DougMartinandDennisOianwerenotpresent. 3.Considerapprovalofmeetingminutes:December10,2015. Motion byT.J.WalkertoapprovethemeetingminutesoftheDecember10,2015meeting. Second byCharlesSchoppe.Motioncarried. Ayes:RodRothermel,T.J.Walker,NettieWarren,andCharlesSchoppe Nays:None 4.ApublichearingwillbeheldtoconsiderVarianceRequest1693000001,arequestbyKathleen Lemonforthepropertylocatedat401and403BayshoreDriveforthefollowingvariances:1) AproposedlotfrontageofЍА͸contrarytotheprovisionsofSection106333thatrequiresa 50footfrontage;2)thenorthernlotwilltotal4,700squarefeetinareacontrarytothe provisionsofSection106333thatrequiresaminimum6,000squarefootlotforsinglefamily development;3)afrontsetbackof15feetfromthefrontpropertylinecontrarytoSection 106333thatrequiresaminimumsetbackof25feetfromthefrontpropertyline;4)alot coverageof44.2%fortheproposednewhouseonthenorthernlotcontrarytotheprovisions ofSection106333thatallowsamaximumlotcoverageof40%. ChairmanRothermelopenedthepublichearingat6:02p.m. a.StaffPresentation CityPlannerEricEnseypresentedƭƷğŅŅ͸ƭreportonthevariousvariancerequestsbyKathleen Lemonforthepropertylocatedat401and403BayshoreDrive.Thevariousvariancesare requiredtoallowtheapplicanttoconstructasinglefamilydetachedhouseonthenorthern portionofthelotandretaintheexistinghouseatthesouthernportion. Theapplicantwillberequiredtoreplatthepropertyinordertodemolishthesecondhouse andanaccessorybuildinginordertobuildthenewproposedbuilding.Thegarageofthe mainhouserequiresafivefootsetbackfromthenewpropertyline,whichisthereasonfor theneedofafrontagevariance.Mr.Enseystatedthatthelocationoftheexistinghouseon thesouthernportionofthelotforcesthecreationofasmallerlot,whichtriggersthelot coveragevariance. Mr.Enseyconfirmedthatallrequirementsforpublichearingnotificationhavebeenmet. NoticesofthepublichearingweremailedtoallpropertyownerslocatedwithinЋЉЉ͸ofthe subjectsite.Threepropertyownersweredirectlynotifiedofthepublichearingviamail. b.ApplicantPresentation ChairmanRothermelsworeintheapplicant,KathleenLemon.Ms.Lemonsaidthatthe setbackvariancewasinordertomatchtheƓĻźŭŷĬƚƩƭ͸housesandvisuallylookmore aestheticallyappearingonthestreet.Theapplicantalsonotedthattheywereonlythelot coveragemaximumpercentagebecauseofthefactthatthehousewillhaveoverhangsand decksandthereisgreenspaceintheformofasewereasementadjacenttoherproperty. c.PublicComments Therewerenopubliccomments. d.QuestionandAnswer NettieWarrenaskediftheroofoverhangsdoinfactcountaspartofthelotcoverage percentageandMr.Enseyconfirmedthattheydid. Motion byCharlesSchoppetoapprovethefollowingvariances:1)Aproposedlotfrontageof ЍА͸contrarytotheprovisionsofSection106333thatrequiresa50footfrontage;2)the northernlotwilltotal4,700squarefeetinareacontrarytotheprovisionsofSection106333 thatrequiresaminimum6,000squarefootlotforsinglefamilydevelopment;3)afrontsetback of15feetfromthefrontpropertylinecontrarytoSection106333thatrequiresaminimum setbackofЋЎ͸fromthefrontpropertyline;4)alotcoverageof44.2%fortheproposednew houseonthenorthernlotcontrarytotheprovisionsofSection106333thatallowsamaximum lotcoverageof40%. Second byNettieWarren.MotionCarried. Ayes:RodRothermel,T.J.Walker,NettieWarren,andCharlesSchoppe Nays:None AssistantCityAttorneyClarkAskinsreadfromSection106196oftheCodeofOrdinances: AppealsfromtheBoardofAdjustment. 5.AdministrativeReports CityPlannerthankedtheBoardformakingtimeforthespecialcalledmeetingandnotedthere werecurrentlynoagendaitemsforthenextmeeting. 6.Boardcommentsonmatterappearingontheagendaorinquiryofstaffregardingspecific factualinformationorexistingpolicy. ChairmanRothermelaskediftherehadbeenanydiscussionwithCityCouncilaboutrequiring Boardmeetingattendance.CityPlannerEnseysaidtheCitykeepsattendanceandrecordsand forwardsreportstoCityCouncil.StaffislookingintowritingbylawsfornotonlytheZoning BoardofAdjustment,butthePlanningandZoningCommissionaswell. 7.Adjourn Motion byCharlesSchoppetoadjourn. Second byT.J.Walker.MotionCarried. ChairmanRothermeladjournedthemeetingat6:18p.m. Respectfullysubmitted, RyanCramer Secretary,ZoningBoardofAdjustment PassedandApprovedon,2016. RodRothermel Chairman,ZoningBoardofAdjustment CityofLaPorte,Texas ZoningBoardofAdjustment April28,2016 AGENDAITEM4 Considerapprovalof (Applicant:CharlesAnders) EricJ.Ensey,CityPlanner PlanningandDevelopmentDepartment CityofLaPorte,Texas ZoningBoardofAdjustmentMeeting April28,2016 BaywaySideSetbackVariance PlanningandDevelopmentDepartment StaffReport ISSUE ShouldtheBoardofAdjustmentapprovethevariancerequestedbyBaywayHomes(CharlesAnders)for thepropertylocatedat530Dr.MartinLutherKingJr.Drive,legallydescribedasLots1,2&3,Block104, TownofLaPorteSubdivision(case#1693000002)?Thevariancewouldallowtheapplicanttohavea proposedsidesetbackofЉ͸fromtheside(north)propertylinefortheproposednewhousecontraryto theprovisionsofSection106333,whichrequiresaminimumЎ͸sidesetbackforsinglefamilydetached residential. DISCUSSION Applicant: CharlesAnders,BaywayHomes !ƦƦƌźĭğƓƷ͸ƭRequest: Theapplicantisseekingapprovalofvariancerequest#1693000002.Thevariancerequestedwould allowtheapplicanttoconstructanewsinglefamilydetachedhousewhileavoidingtakingdownthetree thatsitsontheLot2&Lot3dividingline.TheattachedExhibitAincludestheapplicationandsiteplan fortheproposedvariancesubmittedbytheapplicant. Basedontheinformationprovidedbytheapplicant,Mr.AnderscurrentlyownsLots1,2&3ofBlock 104.Thesiteislargelyundeveloped.However,thereiscurrentlyahouseonLot4ofwhichaportion encroachesontoLot3.Thisstructureisnotownedbytheapplicant. Inthiscase,theğƦƦƌźĭğƓƷ͸ƭplanistobuildanewsinglefamilydetachedhousethatsitsalongthenorth propertylineofLots1,2&3inamannerthatavoidsremovalofamaturetree.Therewouldalsobe sufficientseparationbetweentheexistingstructureonLot4andtheğƦƦƌźĭğƓƷ͸ƭproposedhouse.The applicantmaydesiretoaddresstheencroachmentontohispropertyoftheexistinghouseonLot4asa separatecivilmatter. SubjectSite: Thesubjectsitesmakeupa.215acretractoflandaddressed530Dr.MartinLutherKingJr.Driveandis legallydescribedasLots1,2&3,Block104,TownofLaPorteSubdivision.Thepropertyislocatedatthe southeastcornerofDr.MartinLutherKingJr.DriveandtheNorthEStreetRightofWay,the/źƷǤ͸ƭhike andbiketrail. ZoningBoardofAdjustmentMeeting April28,2016 BaywaySideSetbackVariance NoticeofPublicHearing: Section106194oftheZoningOrdinancestipulatesthevariousrequirementsforpublicnoticeofthe publichearing.Thisvarianceincludedallofthenecessarycoderequirementsforapublichearing includingthefollowing: Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendaysprior tothedateofthehearing. Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesitetendays priortothedateofthehearing. Asignwaspostedonthesitetendayspriortothehearingdate. Additionally,incompliancewithstatelaw,noticeofthepublichearingwaspostedatCityHallandonthe /źƷǤ͸ƭwebsiteatleasttendayspriortothedateofthepublichearing. BackgroundInformation: ThesiteiscurrentlyzonedR2,MediumDensityResidential.Thefollowingtablesummarizesthe surroundingzoningandlanduses: ZoningLandUse NorthR2,MediumdensityPublicunimprovedrightof Residentialway(HikeandBiketrail) SouthR2,MediumdensityResidential(526Dr.Martin ResidentialLutherKingJr.Drive) WestR2,MediumdensityLPISDProperty Residential th EastR2,MediumdensityResidential(527N4) Residential ApplicableCodeProvisions: Section106333,stipulatestheresidentialarearequirements.Thefollowingisanexcerptfromthat sectionasapplicabletothisvariancerequest(seehighlighted): UsesMin.Min.Min.YardMax.Min.Max.Lot LotLotSetbacksHeightSiteCoverage/Min. AreaWidth AreaLandscaping Single6000ЎЉ͸ЋЎ͸ЊЎ͸Ў͸ЌЎ͸910040%/N/A Family Detached Analysis: Theapplicantisrequestingavariancethatwouldallowforthebuildingofanewsinglefamilyresidence. ThelotsownedbytheapplicantareLots1,2&3,Block104oftheTownofLaPorteSubdivisionPlat.As currentlyconfigured,alllotsfrontDr.MartinLutherKingJr.Drive.Thesitecurrentlyhasonehousethat belongstotheownerofLot4thatsitspartiallyonitsproperty.Theapplicantisproposingtoleavethe encroachinghousealone,aswellasalargematuretreeandbuildonthenorthernmostportionofLots 1,2&3.Becauseoftheencroachmentoftheneighboringhouseandthetree,theapplicantdesiresto locatetheproposedhouseonthenorthernportionofthelot. ZoningBoardofAdjustmentMeeting April28,2016 BaywaySideSetbackVariance Section106192oftheZoningOrdinancestatesthatthetermͻǝğƩźğƓĭĻͼrepresentsadeviationfrom theliteralinterpretationofthecodeapprovedbytheBoardsubjecttothefactthatenforcementofthe provisionsofthecodewouldcauseanunnecessaryhardshipbecauseofcircumstancesuniquetothe subjectproperty.TheBoardisauthorizedtograntavariancewhentheBoardfindsthatanumberof criteriaaremet.ThefollowingtableoutlinesthosecriteriaandƭƷğŅŅ͸ƭanalysisofthosecriteria. Criterion:StaffFinding: a.ThatthegrantingofthevariancewillnotbeThegrantingofthevariancebeingrequested contrarytothepublicinterestwouldallowtheapplicanttobuildanewhouse, withoutdisturbingthepeoplealreadylivingat theencroachinghouseorremovingaquality nativetree.Totheadjacentnorthofthesubject siteisthe/źƷǤ͸ƭhikeandbiketrailwithinapublic rightofway. b.ThatliteralenforcementofthischapterwillStafffindsthattheencroachinghouseisan resultinunnecessaryhardshipbecauseofuniquephysicalsituationuniquetothissite. exceptionalnarrowness,shallowness,shape,Additionally,thecityhasatreepreservation topographyorotherextraordinaryorordinanceandhasidentifiedtheimportanceof exceptionalphysicalsituationuniquetothenativetrees. specificpieceofpropertyinquestion. "Unnecessaryhardship"shallmeanphysical hardshiprelatingtothepropertyitselfas distinguishedfromahardshiprelatingto convenience,financialconsiderationsor caprice,andthehardshipmustnotresultfrom theapplicantorpropertyowner'sownactions. c.Thatbygrantingthevariance,thespiritofthisTheproposedvariancecouldbeconsideredtobe chapterwillbeobserved.inspiritwiththeZoningOrdinance(Chapter106) bypreservingaqualitynativetreeconsistentwith theĭźƷǤ͸ƭtreepreservationregulations.However, staffdoesnotsupportanyencroachmentintothe ĭźƷǤ͸ƭrightofway,includingbutnotlimitedto eaveoverhangs.Soifanyvarianceweretobe approvedbytheBoard,staffwouldrecommenda conditionthatstipulatesthis. AppealProcedure: Sec.106196.Appealsfromtheboardofadjustment. Anypersonorpersons,jointlyorseverally,aggrievedbyanydecisionoftheboardofadjustment,orany taxpayer,oranyofficer,department,board,orbureauofthecitymaypresenttoacourtofrecorda petitionforawritofcertiorari,asprovidedbyV.T.C.A.,LocalGovernmentCode§211.011,dulyverified, settingforththatsuchdecisionisillegal,inwholeorinpart,specifyingthegroundsoftheillegality.Such ZoningBoardofAdjustmentMeeting April28,2016 BaywaySideSetbackVariance petitionshallbepresentedtothecourtwithintendaysafterthefilingofthedecisionintheofficeofthe boardofadjustment. ATTACHMENTS ExhibitA:Applicationandsiteplanfortheproposedimprovements ExhibitB:Areamap EXHIBIT A EXHIBIT A EXHIBIT B 632 606 628 622 618 601 612 630 608 608 SubjectProperty 606 527 523 526 519 518 522 517 514 514 510 505 508 502 Legend Parcels City Limits Railroad Drainage Channels Disclaimer: This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. Gov. C. §2501.102. The user is encouraged to independently verify all information contained in this product. The City of La Porte makes no representation or warranty as to the accuracy of this product or to its fitness for a particular purpose. The user: (1) accepts the product AS IS, WITH ALL FAULTS; (2) assumes all responsibility for the use thereof; and (3) releases the City of La Porte from any damage, loss, or liability arising from such use. 1 " = 99 ' City of La Porte La Porte GIS Mapping I 604 W. Fairmont Parkway La Porte, TX 77571 (281) 471-5020 www.laportetx.gov CityofLaPorte,Texas ZoningBoardofAdjustment April28,2016 AGENDAITEM5 ConsiderapprovalofaVariancerequest toallowconstructionofawarehouse/distributionfacilitywithaparkingarea thatencroachesintotherequiredlandscapefrontagerequirement contrarytotheprovisionsoutlinedinSection106522ofthe/źƷǤ͸ƭCodeofOrdinances thatrequiresa25footlandscapefrontagefor commercial/industrialdevelopmentover10acresinsize. (Applicant:JosephLlamas,S.16 th StreetPartners,LP). EricJ.Ensey,CityPlanner PlanningandDevelopmentDepartment CityofLaPorte,Texas BoardofAdjustmentSpecialCalledMeeting April28,2016 S.16 th StreetPartnersLandscapeFrontageVariance PlanningandDevelopmentDepartment StaffReport ISSUE ConsiderationofavariancerequestbyS.16 th StreetPartnerstoallowconstructionofanew warehouse/distributionfacilitywithaparkingareathatencroachesintotherequiredlandscape frontagealongbothS.16 th StreetandtheunimprovedW.MStreetrightofway.Section106 522oftheCodeofOrdinancesrequiresaminimumЋЎ͸footlandscapefrontageforall commercial/industrialdevelopmentgreaterthan10acresinsize. DISCUSSION Applicant/PropertyOwner: th JosephLlamas,S.16StreetPartners. !ƦƦƌźĭğƓƷ͸ƭRequest: Theapplicantisseekingapprovalofvariancerequest#1693000003,inordertoallow constructionofanewwarehouse/distributionfacility.Theparkingareafortheproposed th developmentencroachesintotheЋЎ͸ŅƚƚƷrequiredlandscapefrontagealongboththeS.16 StreetandunimprovedW.MStreetfrontages.TheproposedencroachmentwouldbeЊЎ͸along th theunimprovedW.MStreetrightofwayandЊЉ͵Ў͸alongtheS.16Streetfrontage.Asaresult, theapplicantisproposingaЊЉ͸landscapefrontagealongtheunimprovedW.MStreetrightof th wayandaЊЍ͵АЎ͸landscapedfrontagealongS.16Street. TheattachedExhibitAincludesthevarianceapplicationandsupplementalinformationand exhibitsprovidedbytheapplicant.TheğƦƦƌźĭğƓƷ͸ƭinformationincludestheirrationaleforthe variancerequest.Partofthatrequestincludesconstructionofbermsandlandscapingasa meansofmitigatingtheimpactoftheencroachmentalongbothS.16 th StreetandW.MStreet. SubjectSite: Thesubjectsiteisapproximately12.6acresinsize.Thesiteiscurrentlyundevelopedandis locatedatthesoutheastcornerofS.16 th StreetandtheunimprovedW.MStreetrightofway. Thesitehasbeenaddressed1401S.16 th StreetandislegallydescribedasTracts1B3,Abstract 35,JohnsonHunterSurvey.TheattachedExhibitBisanareamapthatshowstheexisting conditionsofthesiteaswellasthesurroundingarea. NoticeofPublicHearing: Section106194oftheZoningOrdinancestipulatesthevariousrequirementsforpublicnoticeof thepublichearing.Thisvarianceincludedallofthenecessarycoderequirementsforapublic hearingincludingthefollowing: Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendays priortothedateofthehearing. 1 BoardofAdjustmentSpecialCalledMeeting April28,2016 S.16 th StreetPartnersLandscapeFrontageVariance Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesiteten dayspriortothedateofthehearing. Asignwaspostedonthesitetendayspriortothehearingdate. Additionally,incompliancewithstatelaw,noticeofthepublichearingwaspostedatCityHall andonthe/źƷǤ͸ƭwebsiteatleasttendayspriortothedateofthepublichearing. BackgroundInformation: ThesiteiscurrentlyzonedGC,GeneralCommercial,andisavacantandundevelopedparcel. Thefollowingtablesummarizesthesurroundingzoningandlanduses: ZoningLandUse North GC,GeneralCommercialUndeveloped(acrosstheunimprovedW.MStreet rightofway) South PUD,PlannedUnitDevelopmentExistingwarehouse/distributionfacilityinthePort th CrossingBusinessPark(1701S.16Street) West LI,LightIndustrialExistingIndustrialDevelopment(1410&1500S.16 th Street) East PUD,PlannedUnitDevelopmentExistingCommercialDevelopment ApplicableCodeProvisions: Section106522,stipulatestherequirementsforindustrialdevelopmentintheLI,Light Industrial,District: Section106522,TableA,Industrialarearequirements Adjacent to Minimum Minimum Maximum Residential Yard Maximum Bldg. Landscaping Lot Minimum Yard UsesDesign SetbacksHeight 6 Requirements Coverage Setback F.R.S. 2, F.R.S.(feet)Standards 1, 3, 510 (percent)(percent) 5, 9 4 (feet) (feet) 5% up to one acre—four foot minimum frontage light industrial 7.5% one acre— district; all 10 acres—10 foot 20-10-10 30-50-50 N/A 70 permitted or minimum frontage conditional 10%—greater than 10 acres—25 foot minimum frontage 2 BoardofAdjustmentSpecialCalledMeeting April28,2016 S.16 th StreetPartnersLandscapeFrontageVariance Analysis: Theapplicantisproposingconstructionofawarehouse/distributionfacilityonthesubjectsite. TheproposeddevelopmentisapermitteduseaccordingtheSpecialConditionalUsePermit approvedbytheCityCouncilinSeptemberof2015.Theparkinglotproposedwiththe developmentencroachesintothe25footrequiredlandscapefrontage. Asameansofbackground,thePlanningandZoningCommissionandCityCouncilapproved variousmodificationstotheĭźƷǤ͸ƭZoningOrdinance(Chapter106oftheCodeofOrdinances)in Novemberof2014.Oneofthosemodificationsincludedaddingalandscapefrontage requirement.Thepurposeofthisrequirementwastoprovidemorelandscapingandgreen spacetodevelopments.Theamountoffrontagewasbasedonthesizeofthelot:upto1acre requireda4footfrontage;between1acreand10acresrequireda10footfrontage;andover 10acresrequiresa25footfrontage.Inthiscase,theğƦƦƌźĭğƓƷ͸ƭsiteis12.6acres,which requiresa25footlandscapefrontage.Thesitealsohasdualfrontagebecauseitfronttwo publicrightsofway(S.16 th StreetandW.MStreet). TheW.MStreetrightofwayiscurrentlyundeveloped.Althoughthecityhasfutureplansto th developW.MStreet,thereisnotimeframefortheconstructionoftheroad.TheS.16Street frontageistheprimaryfrontageforthesitewheretheapplicantproposestotakeaccesstothe siteatthistime.Itisalsothevisiblefrontageforthesiteandthefrontofthebuildingfor th travelersonS.16Street. ItisimportanttonotethattheapplicantisrequiredthroughtheapprovedSpecialConditional th UsePermitapprovedbytheCityCounciltodedicateaportionoftheS.16Streetrightofway priortodevelopmentofthetractofland.IftheapplicantķźķƓ͸Ʒhavetodedicatethatproperty, th theywouldcomplywiththelandscapefrontagerequirementonthatportionoftheS.16Street th frontage(whichisabout½ofthelengthofthesitealongS.16Street).Asaresultofthis th requireddedication,theentirelandscapefrontagealongS.16StreetisproposedatЊЍ͵АЎ͸͵ Section106192oftheZoningOrdinancestatesthatthetermͻǝğƩźğƓĭĻͼrepresentsadeviation fromtheliteralinterpretationofthecodeapprovedbytheBoardsubjecttothefactthat enforcementoftheprovisionsofthecodewouldcauseanunnecessaryhardshipbecauseof circumstancesuniquetothesubjectproperty.TheBoardisauthorizedtograntavariancewhen theBoardfindsthatanumberofcriteriaaremet.Thefollowingtableoutlinesthosecriteriaand ƭƷğŅŅ͸ƭanalysisofthosecriteria. Criterion:StaffFinding: a.Thatthegrantingofthevariancewillnotbe Thegrantingofthisvariancewouldallowthe contrarytothepublicinterest.applicanttomaximizedevelopmentoftheparcel.In ordertomitigateanypotentialimpactofthe proposedencroachment,theapplicantisproposing constructionofbermsandinstallationof landscapingtofurtherprovideavisualbuffer betweentherightsofwayandthesite. Noticewassenttoallpropertyownerswithina 200footradiusfromthesubjectsiteinaccordance withcoderequirements.Atthetimethisstaff 3 BoardofAdjustmentSpecialCalledMeeting April28,2016 S.16 th StreetPartnersLandscapeFrontageVariance reportwasdrafted,noresponsesfororagainstthe variancewerereceivedbystaff. b.Thatliteralenforcementofthischapterwill Staffcannotfindanunnecessaryhardshipthat resultinunnecessaryhardshipbecauseof warrantsthegrantingofthisvariance.However, exceptionalnarrowness,shallowness,shape, thesizeoftherequiredonsitedetentionpond, portionofthesite topographyorotherextraordinaryorexceptional whichhasresultedinalarge physicalsituationuniquetothespecificpieceof beingdevotedtoapondstructure,couldbe propertyinquestion."Unnecessaryhardship"shall consideredahardship. meanphysicalhardshiprelatingtotheproperty itselfasdistinguishedfromahardshiprelatingto convenience,financialconsiderationsorcaprice, andthehardshipmustnotresultfromthe applicantorpropertyowner'sownactions. c.Thatbygrantingthevariance,thespiritofthis Throughtheproposaloftheapplicanttoconstruct chapterwillbeobserved.bermsandlandscapingalongtherightsofway, theyareattemptingtominimizetheimpactofthe encroachment. 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 1900 St. James Place, Suite 125 Ipvtupo 77056 Nikolay Nikolov WGA, LLP 2500 Tanglewilde, Suite 120 TX 77063 Houston 713-789-1900 nnikolov@wga-llp.com 04-04-2016 EXHIBIT A EXHIBIT A EXHIBIT A A EXHIBIT EXHIBIT A A EXHIBIT A EXHIBIT D EXHIBIT B 1328 1300 1328 SubjectParcel 1410 1500 1701 1606 Legend Parcels City Limits Railroad Drainage Channels Disclaimer: This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. Gov. C. §2501.102. The user is encouraged to independently verify all information contained in this product. The City of La Porte makes no representation or warranty as to the accuracy of this product or to its fitness for a particular purpose. The user: (1) accepts the product AS IS, WITH ALL FAULTS; (2) assumes all responsibility for the use thereof; and (3) releases the City of La Porte from any damage, loss, or liability arising from such use. 1 " = 189 ' City of La Porte La Porte GIS Mapping I 604 W. Fairmont Parkway La Porte, TX 77571 (281) 471-5020 www.laportetx.gov