HomeMy WebLinkAbout05-26-16 Regular Called Zoning Board of Adjustment Meeting
CityofLaPorte
ZoningBoardofAdjustmentAgenda
Noticeisherebygivenofa RegularMeeting oftheLaPorteZoningBoardofAdjustmenttobeheldon
Thursday,May26,2016,at6:00p.m.atCityHallCouncilChambers,604WestFairmontParkway,LaPorte,
Texas,regardingtheitemsofbusinessaccordingtotheagendalistedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.Considerapprovalofmeetingminutes:April28,2016.
4.ApublichearingtoconsiderVarianceRequest1693000004,arequestbyFrankBallRealty(Frank
Ball)forthepropertylocatedatthesoutheastcornerofS.BroadwayStreetandtheunimprovedE.L
StreetrightofwaylegallydescribedasЊЊЎofLots16,Lots1732,andtheabandonedalley,Block
1159,TownofLaPorte,toallowforconstructionofanewsinglefamilyattachedtownhouse
developmentwithadensityof13.6dwellingunitsperacre,contrarytotheprovisionsofSection106
333oftheĭźƷǤƭCodeofOrdinancesthatrequiresamaximumdensityof10dwellingunitsperacre.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments
d.QuestionandAnswer
5.ApublichearingtoconsiderVarianceRequest1693000005,arequestbyKathleenLemonforthe
propertylocatedat401and403BayshoreDrive,legallydescribedasLots19&20,Block49,Sylvan
BeachSubdivision,toallowconstructionofasinglefamilyhousewithalotfrontageofЍЎ͵АЊwhich
wouldresultinalotwithatotalof4,571squarefeetinareacontrarytotheprovisionsofSection
106333thatrequiresa50footfrontageanda6,000squarefootlot.
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.
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
ZoningBoardofAdjustmentAgenda
May26,2016RegularMeeting
Page2
CERTIFICATION
IcertifythatacopyoftheThursday,May26,2016,agendaofitemstobeconsideredbytheZoningBoardof
AdjustmentwaspostedontheCityHallbulletinboardonthe___dayof________________,2016.
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
Zoning Board of Adjustment
Minutes of April 28, 2016
Board Members Present: Rod Rothermel, Dennis Oian, Nettie Warren, Chester Pool and Charles
Schoppe
Board Members Absent: T.J. Walker and Doug Martin
City Staff Present: Assistant City Attorney Clark Askins, City Planner Eric Ensey, and Planning
Technician Ryan Cramer
1. Call to Order.
Chairman Rod Rothermel called the meeting to order at 6:00 p.m.
2. Roll call of members.
Board Members T.J. Walker and Doug Martin were not present.
3. Consider approval of meeting minutes: March 3, 2016.
Motion by Charles Schoppe to approve the meeting minutes of the March 3, 2016 meeting.
Second by Chester Pool. Motion carried.
Ayes: Rod Rothermel, Dennis Oian, Nettie Warren, Chester Pool and Charles
Schoppe
Nays: None
4. A public hearing to consider Variance Request 16-93000002, a request by Bayway Homes
(Charles Anders) for the property located at 530 Dr. Martin Luther King Jr. Drive, legally
described as lots 1, 2 & 3, Block 104, Town of La Porte Subdivision, to allow for construction of
a new single family detached house that is set back 0 feet from the side (north) property line,
contrary to the provisions of Section 106-
minimum 5-foot side setback.
Chairman Rothermel opened the public hearing at 6:01 p.m.
a. Staff Presentation
Charles Anders to
allow for the construction of a new house that would be set back zero feet from the
property line.
City Planner Ensey said that this variance is required because the applicant has a large tree
in the middle of his property. Unless the tree is removed, its location leaves him unable to
build a house with the required five foot setback.
Chairman Rothermel asked if the City had any plans to build a street in the right of way to
Staff recommended that a stipulation be added stating that no portion of the building could
encroach into the right of way.
Mr. Ensey confirmed that all requirements for public hearing notification have been met.
the
subject site.
b. Applicant Presentation
Chairman Rothermel swore in the applicant Charles Anders. Mr. Anders said that he would
have room to build the house if the property did not have a large oak tree. However
because it is there, he has to shift his building design over.
c. Public Comments
There were no public comments.
Chairman Rothermel closed the public hearing at 6:23 PM.
d. Question and Answer
There was no question and answer
Motion by Dennis Oian to approve Variance Request 16-93000002, a request by Bayway Homes
(Charles Anders) for the property located at 530 Dr. Martin Luther King Jr. Drive legally
described as lots 1, 2 & 3, Block 104, Town of La Porte Subdivision to allow for construction of a
new single family detached house that is set back 0 feet from the side (north) property line,
contrary to the provisions of Section 106-
minimum 5-foot side setback.
Second by Nettie Warren. Motion Carried.
Ayes: Rod Rothermel, Dennis Oian, Nettie Warren, Chester Pool and Charles
Schoppe
Nays: None
Assistant City Attorney Clark Askins read from Section 106-196 of the Code of Ordinances:
Appeals from the Board of Adjustment.
th
5. A public hearing will be held to consider Variance Request 16-93000003, a request by S. 16
th
Street Partners (Joseph Llamas) for the property located at 1401 S. 16 Street legally known as
th
Tracts 1B-3, Abstract 35, Johnson Hunter Survey, to allow for a landscape frontage on S. 16
Street of 14.75 feet and a landscape frontage on the unimproved W. M Street right-of-way of
10 feet for construction of a new warehouse/distribution facility, contrary to the provisions of
Section 106-inimum 25-foot landscape
frontage along rights-of-way for development greater than 10 acres in size.
Chairman Rothermel opened the public hearing at 6:10.
a. Staff Presentation
City Planner Ensey presented -93000003 in which S
th
16 Street Partners is requesting to encroach on the landscaping frontage requirements
th
along S. 16 Street and W. M Street.
City Planner said that the City does plan to construct a street in the W. M Street right-of-
way but there is no timeline for the project.
b. Applicant Presentation
th
Joseph Llamas, 1503 Ridgecrest Drive, Austin, Texas, presented on behalf of S. 16 Street
Partners. Mr. Llamas said that his end user for the building would not have room for the
trucks to back in and out without the variance. The applicant also noted that they were
th
donating to the City of La Porte a 40-foot portion of right-of-way in order to widen 16
Street in the future.
c. Public Comments
There were no public comments.
Chairman Rothermel closed the public hearing at 6:33 PM.
d. Question and Answer
Chairman Rothermel asked Assistant City Attorney Clark Askins if there was any way the
City could compel the applicants to put in berms on M Street. Assistant City Attorney
Askins said that they could add a condition to their approval of a variance.
Motion by Dennis Oian to Variance Request 16-93000003, a request by S. 16th Street Partners
(Joseph Llamas) for the property located at 1401 S. 16th Street, legally known as Tracts 1B-3,
Abstract 35, Johnson Hunter Survey, to allow for a landscape frontage on S. 16th Street of 14.75
feet and a landscape frontage on the unimproved W. M Street right-of-way of 10 feet for
construction of a new warehouse/distribution facility, contrary to the provisions of Section 106-
-foot landscape frontage along
rights-of-way for developments greater than 10 acres in size, subject to the condition that
berms be installed along the W. M Street right-of-way at the time of initial construction of the
site.
Second by Chester Pool. Motion Carried.
Ayes: Rod Rothermel, Dennis Oian, Nettie Warren, Chester Pool and Charles
Schoppe
Nays: None
Assistant City Attorney Clark Askins read from Section 106-196 of the Code of Ordinances:
Appeals from the Board of Adjustment.
6. Administrative Reports
City Planner Ensey said that there is an item on the agenda for next month so the Board can plan
on there being a meeting.
7. Board comments on matter appearing on the agenda or inquiry of staff regarding specific
factual information or existing policy.
There were no board comments.
8. Adjourn
Motion by Nettie Warren to adjourn.
Second by Charles Shoppe. Motion Carried.
Ayes: Rod Rothermel, Dennis Oian, Nettie Warren, Chester Pool and Charles Schoppe
Nays: None
Chairman Rothermel adjourned the meeting at 6:18 p.m.
Respectfully submitted,
Ryan Cramer
Secretary, Zoning Board of Adjustment
Passed and Approved on , 2016.
Rod Rothermel
Chairman, Zoning Board of Adjustment
CityofLaPorte,Texas
ZoningBoardofAdjustment
May26,2016
AGENDAITEM4
Considerapprovalorotheractionof
(Applicant:FrankBallRealty)
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
ZoningBoardofAdjustmentMeeting
May26,2016
BroadwayTownhomesDensityVariance
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldtheBoardofAdjustmentapprovethevariancerequestedbyFrankBallRealty(FrankBall)forthe
propertylocatedatthesoutheastcornerofS.BroadwayStreetandtheunimprovedE.LStreetrightof
way,legallydescribedasЊЊЎofLots16,Lots1732andtheabandonedalleyofBlock1159,TownofLa
Porte,(case#1693000004)?Thevariancewouldallowtheapplicanttodevelopthesiteasatownhouse
developmentwithadensityof13.6dwellingunitsperacres(or32units)contrarytotheprovisionsof
Section106333,whichallowsamaximumdensityof10dwellingunitsperacrefortownhouse
development.
DISCUSSION
Applicant:
FrankBallRealty,FrankBall
!ƦƦƌźĭğƓƷƭRequest:
Theapplicantisseekingapprovalofvariancerequest#1693000004.Thevariancerequestedwould
allowtheapplicanttodevelopa2.35acretractoflandassinglefamilyattachedtownhomes.The
attachedExhibitAincludestheapplication,conceptualsiteplan,andprojectdescriptionforthe
proposedvariancesubmittedbytheapplicant.Inthiscase,theapplicantisrequestingapprovalofa
variancetoallowatotalof32singlefamilyattachedtownhomesonthe2.35acretractofland.
Theapplicanthasindicatedthattheproductwillbesinglefamilyattachedasopposedtomultifamily.
Thedifferencebeingthateachunitwillbeconstructedonanindividuallyplattedlot.
SubjectSite:
Theapplicantisundercontracttopurchasetheundevelopedsite,whichislegallydescribedasЊЊЎof
Lots116,Lots1732andthevacatedalleyofBlock1159,TownofLaPorteSubdivision.Thesubjectsite
is2.35acresinarea.TheattachedExhibitBisanAreaMapshowingthesubjectsiteandthesurrounding
development.
NoticeofPublicHearing:
Section106194oftheZoningOrdinancestipulatesthevariousrequirementsforpublicnoticeofthe
publichearing.Thisvarianceincludedallofthenecessarycoderequirementsforapublichearing
includingthefollowing:
Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendaysprior
tothedateofthehearing.
ZoningBoardofAdjustmentMeeting
May26,2016
BroadwayTownhomesDensityVariance
Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesitetendays
priortothedateofthehearing.
TheapplicantsignedanAffidavitofPostingindicatingthattherequiredsignwaspostedon
thesitetendayspriortothehearingdate.
Additionally,incompliancewithstatelaw,noticeofthepublichearingwaspostedatCityHallandonthe
/źƷǤƭwebsiteatleasttendayspriortothedateofthepublichearing.
BackgroundInformation:
ThesiteiscurrentlyzonedR3,HighDensityResidential.TheattachedExhibitCisaZoningMapthat
showsthesubjectsitecomparedtothesurroundingneighborhood.Thefollowingtablesummarizesthe
surroundingzoningandlanduses:
ZoningLandUse
NorthR3,MediumdensityChurchillPlace
Residential
SouthR3,MediumdensityHikeandBikeTrail;single
Residentialfamilydetachedresidential
frontingN.ForrestAve.
WestGC,GeneralCommercialLaPorteRecreationCenter
EastR3,MediumdensitySinglefamilyresidentialhouse
Residential
ApplicableCodeProvisions:
Section106333,stipulatestheresidentialarearequirements.Thefollowingisanexcerptfromthat
sectionasapplicabletothisvariancerequest(seehighlighted):
UsesMin.Min.Min.Max.Min.Max.Lot
LotLotYardHeightSiteCoverage/Min.
AreaWidthSetbacksAreaLandscaping
Townhouses,
2000 20 25-20-20 45 Ft. 4400 75%/25%
quadraplexes (10,000 s.f 10.0
of site area 100 ft. wide) DU/A
Analysis:
Theapplicantisrequestingavariancethatwouldallowforthedevelopmentofa2.35acretractofland
assinglefamilyattachedtownhomes.Section106333oftheĭźƷǤƭCodeofOrdinancesallowsfora
maximumdensityof10dwellingunitsperacre,whichwouldallowforamaximumof23unitsonthe
subjectsite.Theapplicantisdesiring32dwellingunits,whichequatestoadensityof13.6dwellingunits
peracre.Staffrecognizesthattheuseproposedbytheapplicantisapermitteduseforthesite,theissue
comesdowntothedensityproposed.Theapplicantisproposingatotalof9additionaldwellingunits
thanwhatthecodeallowsfortownhousedevelopment.
Section106192oftheZoningOrdinancestatesthatthetermͻǝğƩźğƓĭĻͼrepresentsadeviationfrom
theliteralinterpretationofthecodeapprovedbytheBoardsubjecttothefactthatenforcementofthe
provisionsofthecodewouldcauseanunnecessaryhardshipbecauseofcircumstancesuniquetothe
subjectproperty.TheBoardisauthorizedtograntavariancewhentheBoardfindsthatanumberof
criteriaaremet.ThefollowingtableoutlinesthosecriteriaandƭƷğŅŅƭanalysisofthosecriteria.
ZoningBoardofAdjustmentMeeting
May26,2016
BroadwayTownhomesDensityVariance
Criterion:StaffFinding:
a.ThatthegrantingofthevariancewillnotbeThegrantingofthisvariancewouldallowthe
contrarytothepublicinterestapplicanttodevelopthesiteasasinglefamily
attachedtownhomedevelopment.Townhouse
developmentispermittedintheR3zonedistrict,
howeverthedensitypermittedfortownhouse
developmentis10unitsperacre.Ontheother
handmultifamilydevelopmentisalsopermitted
intheR3districtallowingadensityof14
dwellingunitsperacre.Multifamilyisgenerally
thoughtofasapartmentcomplexdevelopment.
Thedeveloperintendstoplateachtownhouse
unitasalot,therebyresultinginasinglefamily
attachedproductandnotamultifamilyproduct.
Atthistime,theapplicanthasnotexploredthe
optionofpurchasinganyoftheadjacent
undevelopedrightofwaytoaddtotheir
development.Iftheapplicantaddedthat
adjacentrightofway,theymaygetclosertothe
densitythattheyarerequesting.
b.ThatliteralenforcementofthischapterwillStaffcannotfindanunnecessaryhardship
resultinunnecessaryhardshipbecauseofassociatedwiththissitethatwouldwarrantthe
exceptionalnarrowness,shallowness,shape,grantingofthisvariancerequest.
topographyorotherextraordinaryor
exceptionalphysicalsituationuniquetothe
specificpieceofpropertyinquestion.
"Unnecessaryhardship"shallmeanphysical
hardshiprelatingtothepropertyitselfas
distinguishedfromahardshiprelatingto
convenience,financialconsiderationsor
caprice,andthehardshipmustnotresultfrom
theapplicantorpropertyowner'sownactions.
c.Thatbygrantingthevariance,thespiritofthisShouldtheBoardgrantthevariance,theresult
chapterwillbeobserved.wouldbeanincreaseindensityabovewhatis
currentlyallowedinthecodefortownhouse
development.Althoughstaffrecognizesthateach
variancerequestisreviewedbasedonitsown
meritanduniquecircumstances,staffdoeshave
someconcernwithaperceivedperceptionthat
couldoccurifdensityisincreasedinthis
circumstance.
ZoningBoardofAdjustmentMeeting
May26,2016
BroadwayTownhomesDensityVariance
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
petitionshallbepresentedtothecourtwithintendaysafterthefilingofthedecisionintheofficeofthe
boardofadjustment.
ATTACHMENTS
ExhibitA:Applicationandsiteplanfortheproposedimprovements
ExhibitB:AreaMap
ExhibitC:ZoningMap
EXHIBIT A
EXHIBIT A
A
EXHIBIT
A
EXHIBIT
A
EXHIBIT
A
EXHIBIT
EXHIBIT B
AREA MAP
VARIANCE REQ. #16-93000004
YE FAIR
KWMONT PK
T PWY
ON
IRM
FA
W
T
K S
W
LOCATION OF
PROPERTY
E L ST
1 inch = 400 feet
EXHIBIT C
ZONING MAP
VARIANCE REQ. #16-93000004
R-2
YE FAIR
KWMONT PK
T PWY
ON
IRM
FA
W
GC
T
K S
W
LOCATION OF
PROPERTY
E L ST
R-3
R-1
LEGEND
ZONING
LOW-DENSITY RESIDENTIAL
MED-DENSITY RESIDENTIAL
PUD
R-1
HI-DENSITY RESIDENTIAL
GENERAL COMMERCIAL
1 inch = 400 feet
PLANNED UNIT DEVELOPMENT
CityofLaPorte,Texas
ZoningBoardofAdjustment
May26,2016
AGENDAITEM5
Considerapprovalofa
(Applicant:KathleenLemon)
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
BoardofAdjustmentMeeting
May26,2016
LemonHouseVariance
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldtheBoardofAdjustmentapprovethevariancerequestedbyKathleenLemonfortheproperty
locatedat401and403BayshoreDrive,legallydescribedasLots19and20,Block49,SylvanBeach
Subdivision(case#1693000005)whichwouldallowtheapplicanttocreatealotwithproposedfrontage
ofЍЎ͵АЊͲwhenSection106333requiresaminimumЎЉoflotfrontageforsinglefamilydetached
residential;thiswouldresultinalotareaof4,571squarefeet
DISCUSSION
Applicant:
KathleenLemon
!ƦƦƌźĭğƓƷƭRequest:
Theapplicantisseekingapprovalofvariancerequest#1693000005.Thevariancerequestedwiththis
requestwillallowtheapplicanttoreplatandsubdivideherpropertyandconstructanewsinglefamily
residentialhouseonthenewlycreatedlot.TheattachedExhibitAisacopyoftheapplicationandplan
showinghowtheapplicantintendstoconfigurethelotandtheimprovementsthereon.
Basedontheinformationprovidedbytheapplicant,Ms.LemoncurrentlyownsbothLots19and20,
whichcontaintwoexistinghousesandtwoaccessorybuildings.Herplanistodemolishthehouseand
thesmalleraccessorybuildingonthenorthernportionofthepropertyandreplatthepropertyina
mannertoallowfortheconstructionofanewhouseonthenorthernportionoftheproperty.The
proposalwouldretaintheexistinghouseanddetachedgarageonthesouthernportionoftheproperty.
Thisvariancerequestisforthenorthernmostlotwheretheapplicantproposestoconstructhernew
home.
SubjectSite:
Thesubjectsitesmakeupa.29acretractoflandaddressed401and403BayshoreDriveandislegally
describedasLots19&20,Block49,SylvanBeachSubdivision.Thepropertyislocatedatthenorthwest
cornerofBayshoreDriveandGroveAvenue.TheattachedExhibitBisanareamapthatshowsthe
locationofthepropertyinquestion.
NoticeofPublicHearing:
Section106194oftheZoningOrdinancestipulatesthevariousrequirementsforpublicnoticeofthe
publichearing.Thisvarianceincludedallofthenecessarycoderequirementsforapublichearing
includingthefollowing:
BoardofAdjustmentMeeting
May26,2016
LemonHouseVariance
Noticeofpublichearingwaspostedinthenewspaperofgeneralcirculationtendaysprior
tothedateofthehearing.
Mailednoticesweresenttoallownersofpropertylyingwithin200feetofthesitetendays
priortothedateofthehearing.
TheapplicantsignedanAffidavitofPostingindicatingthattherequiredsignwaspostedon
thesitetendayspriortothehearingdate.
Additionally,incompliancewithstatelaw,noticeofthepublichearingwaspostedatCityHallandonthe
/źƷǤƭwebsiteatleasttendayspriortothedateofthepublichearing.
BackgroundInformation:
ThesiteiscurrentlyzonedR1,LowDensityResidential.Thesubjectsitecontainstwohousesandtwo
accessorybuildingsbeingusedasgarages.Thefollowingtablesummarizesthesurroundingzoningand
landuses:
ZoningLandUse
NorthR1,LowdensityResidentialResidential(405Bayshore)
SouthR1,LowdensityResidentialResidential(100Grove)
WestR1,LowdensityResidentialUndevelopedLot
EastR1,LowdensityResidentialSylvanBeachBoatLaunchand
Parking
ApplicableCodeProvisions:
Section106333,stipulatestheresidentialarearequirements.Thefollowingisanexcerptfromthat
sectionasapplicabletothisvariancerequest(seehighlighted):
UsesMin.Min.Min.YardMax.Min.Max.Lot
LotLotSetbacksHeightSiteCoverage/Min.
AreaWidthAreaLandscaping
Single6000ЎЉЋЎЊЎЎЌЎ910040%/N/A
Family
Detached
Analysis:
Theapplicantisrequestingapprovalofavariancethatwouldallowforthereplattingoftheexistinglots
thatsheownsinordertoconstructanewsinglefamilyresidence.Thelotsownedbytheapplicantare
Lots19and20,Block49oftheSylvanBeachAdditionSubdivisionPlat.Theapplicanthadpreviously
comebeforetheZoningBoardofAdjustmentandwasgrantedanumberofvariancesinordertoreplat
herlot.Oncethevarianceswererequestedtheapplicanthadthesitesurveyedandthelotwidthcame
backsmallerthanhadbeenpresentedinthepreviousvariancerequests.Thisnewlotwidthresultedina
lotsizeof4,571squarefeet.Ifthevarianceisapprovedthenitwillreplacethepreviousapproved
variancestolotwidthandlotsize.
Section106192oftheZoningOrdinancestatesthatthetermͻǝğƩźğƓĭĻͼrepresentsadeviationfrom
theliteralinterpretationofthecodeapprovedbytheBoardsubjecttothefactthatenforcementofthe
provisionsofthecodewouldcauseanunnecessaryhardshipbecauseofcircumstancesuniquetothe
subjectproperty.TheBoardisauthorizedtograntavariancewhentheBoardfindsthatanumberof
criteriaaremet.ThefollowingtableoutlinesthosecriteriaandƭƷğŅŅƭanalysisofthosecriteria.
BoardofAdjustmentMeeting
May26,2016
LemonHouseVariance
Criterion:StaffFinding:
a.ThatthegrantingofthevariancewillnotbeThegrantingofthevariancesbeingrequested
contrarytothepublicinterestwouldallowtheapplicanttheabilitytoreplat
Lots19and20andconstructanewhouseonthe
northernlot.Becauseofthelocationofthe
existingstructuresonthelotsaswellasthe
replattingandplacementofthenewlotline,the
northernlotcannotcomplywiththeminimum
requirementsforlotwidth.
b.ThatliteralenforcementofthischapterwillTheselotshavebeenplattedintheircurrentstate
resultinunnecessaryhardshipbecauseofsince1911aspartoftheSylvanBeachSubdivision
exceptionalnarrowness,shallowness,shape,FinalPlat.Lots19and20wereplattedand
topographyorotherextraordinaryorcomplywiththeminimumrequirementsinterms
exceptionalphysicalsituationuniquetotheoflotwidthandarea.Howeverbothlotsare
specificpieceofpropertyinquestion.plattedtofrontGrove.Theexceptionalhardship
"Unnecessaryhardship"shallmeanphysicalthatcouldbearguedisthelocationofthehouse
hardshiprelatingtothepropertyitselfasandaccessorybuildingonthesouthernportionof
distinguishedfromahardshiprelatingtothelot.Thelocationofthesestructuresdictate
convenience,financialconsiderationsortheplacementofthepropertyline,whichdoes
caprice,andthehardshipmustnotresultfromnotallowfortheapplicanttocomplywiththe
theapplicantorpropertyowner'sownactions.minimumlotsizeandareaforthenorthernlot.
Additionally,asitcurrentlyexists,therearetwo
primarystructureonthelotsthatbothfront
Bayshore.Theproposedvariancewouldallowthe
applicanttodemolishoneofthestructures(and
itsaccessorybuilding)andconstructanewhouse
initsplace.
c.Thatbygrantingthevariance,thespiritofthisTheintentofthe/źƷǤƭnonconformingprovisions
chapterwillbeobserved.aretobringstructuresintocomplianceovertime,
butduetotheconfigurationandlocationof
existingbuildingsthisfuturelotwillnotbeableto
bereplattedinamannerthatmeetslotwidth
requirementsunlessanaccessorybuildingistorn
down.
AppealProcedure:
Sec.106196.Appealsfromtheboardofadjustment.
BoardofAdjustmentMeeting
May26,2016
LemonHouseVariance
Anypersonorpersons,jointlyorseverally,aggrievedbyanydecisionoftheboardofadjustment,orany
taxpayer,oranyofficer,department,board,orbureauofthecitymaypresenttoacourtofrecorda
petitionforawritofcertiorari,asprovidedbyV.T.C.A.,LocalGovernmentCode§211.011,dulyverified,
settingforththatsuchdecisionisillegal,inwholeorinpart,specifyingthegroundsoftheillegality.Such
petitionshallbepresentedtothecourtwithintendaysafterthefilingofthedecisionintheofficeofthe
boardofadjustment.
ATTACHMENTS
ExhibitA:Applicationandproposedplat
ExhibitB:Areamap
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT B
AREA MAP
29
30
L
E
E
C
I
R
C
L
E
A
V
E
49
PROPERTY
LOCATION
13
1
12
1 inch = 100 feet
2