HomeMy WebLinkAbout03-30-1989 Public Hearing and Regular Meeting• •
N12NUTES
® •
• LA PORTS BOARD OF ADJUSTMENTS
MINUTES ~OF
MARCH 30, 1989
Members Present: Jack Farsoi;, Gladys Roth, Jody Seeger, Debo-'~1;
Bernay
Members Absent: Jack Humphrey
City Staff Present: Joel Aibrecl~t
Others Present: Gary Grod2, Danny Barfield, Atty. for i~r.
Groda, i~r. & tars. i;i..lly L•cmar, I~TOe Garza,
several citizens
1. CALL TO ORDER
The rieeting ti°as called to order by Vice Ghairr,an Deborah Bernay at
7 : 0 2 P . 1~1.
2. CONSIDER APPROVING 14INUTES OF THE NOVEMBER 10, 1988 PUBLIC HEARING
AND REGULAR MEETING
_u. motion was made by Jedy Seeger, seconded by Gladys Roth to
approve the minutes as read. The vote was unanimous and the
motion carried.
3. CONSIDER REQUEST BY GARY GRODA; 1013 SAN JACINTO; BLK 305, LOTS
4-9, LA PORTS; FOR A SPECIAL EXCEPTION TO SECTION 11-605.2A OF
ORDINAIiCE 1501. SE#89-001
Joel _u_lbrecl;t., D_rector of Community Development, presented the
City Staff report. Nr. Albrecht stated, as background, this
request was first made on January. 11, 1989 in which l~r. Groda
wanted to puce a building in front of property he otans. Public
nOtiCe, based 017 infOr(:7atlOn Staff r'2Ce:~vEd, was f ~.r5~ fOr 1CtS
z;,5~6,7,~2,«9, TYi:iS Was :in error, sirlCe !"!1'. Grod2 loos 1"eating iOtS
6, 7, 8, ~9 . The ne.Xt public notice wa:~ fOr '' GtS Lix~ . ":~.nce that
t_ry;e ~•'~r. Groda i;as acgL~_.red lots 6,7,8 ~:9. Staff has a copy of
the real CState sales COntraCt fOr i.l;e j%UrCiic~ti.C~ i%f ti a ~ Ci i C:%: .
Th i . ecr~tr•act gal; i ch enlarges tl;e .property ow~;ed by i•lr. Groda ..'sr.
C?;an~eS Staff ° S Or_gi nai recomrr,endati On. Tl;e COntraCt was then
~:reserfted to board ~er~be~'s.
Due to' tl;e appl.Cant ~:ccu.~ring additic~nai i~ro~~e~°ty 1••'.r. GroGa's
bu lding. can be enlarEed under tY~e cur~•r•en~. %oning. Grc:_~•; ance. Due
to i.ncrez~ed i~nd, l;e rec,uire;:;et;ts for i;his srecial exception
® {a111 be l:sade f cVO''abie ~'~~ .~.L2f f~ ,iClI:C~•`Ver, ~ii.~l f 1C 1'F C;~Ie~C•dr;g
cond.t.ional p as~•a;;~~. Tf;P :•e coi;d~tac~;s are•
•
C:
I"iI?dU~rS-!:ALCM: 3~, 1Ro;
Fury, 2
i. T}7e land tr•ansact_on take pa ace anc t}~,at. :,%aff 1•,2s written
proof of such transact-_on ;ait}^in ~~ days of apprcval.
2. ?i'o bvi idi ng permits to be i Ssved, and no work 4n cddit? onai
buildir:'g can Mart until pl-oof of ownership is presented to
t};e City.
?'ir. Par';SOn a5i{ed..•f Or Vel"if 1CatiCn tr!at }•}r. C1"Oda was reglleSt:sn$ he
be allowed to ~ double t'r,e size of an existing building. ?~•ir.
~!lbrec'r!t col7f:ir,:,ed.
Danny dal"field, attorney for Gary Groda, presented staff wit}7 a
petition of citizens in favor of ti7e request being granted. l~r.
Barfield stated that son;e of t17e signatures -aere f rcn; citizens
outside of La Forte, but the majority of signatures are f ror.7 t.}7e
area c:f t}:'e %C+0 ft. notificati on.
lir. Barfield also confir:~,ed t};at due to acquir i n~ the additional
property i~r. Groda would meet the requirements for additional
hulloing and parking splice.
r~
U
}~!r. Barfield also stated that it is ?1r. Groda's request that the
special exception be granted under t17e terms presented by staff.
Gary Groda was t}7en sworn in as a witness. In his testimony, her.
Groda stated that he owns lots ~+ a 5, and is cul~•1"Frltiy under
contract to purchase lots 6,7,8,& 9. tdr. Groda confirmed that his
request for a special exception was necessary for continual
operation of his business in this area. He also stated that ~.Y,2
e;;pansi on of t'r,e bu i sineSS will not create a negative affect o17
i:};e surrounding area. i~r. Groda was dismissed.
~~ol7n Arrristrong, Assistal7t City Nttor•ney, told ti;e board ;:ler•,bel"s
:.hat t::nder Secticn i i .b07 of t};e Zoning Ordinance t?7e boal•d s
er:,powered to grant such a request. it is also cal i•};ir! tl;eir Hower
tc, ir,;,rose suc?7 co17r}~.tiol;s.
!•=it}7 170 f urt}ier diSCuSS:iOn GeSired, Gladys r,Ot}:
grant tipec~~al Exce, t.ior, ~c~.-OC'1 to ?r. Groda as
Farson seconded the ~:ct:can. the ;,ot~on carried
vote.
r:;ode a n-:ot.c•n to
presented. ~1a!lies
with a unan ~r~o>.;s
~. CONSIDER REQUEST B~ BILL1' B. LA14AR; 701 SOUTH KAt?SAS; RLK 263,
LOTS 1,2 & 20' OF LOT 3; LA PORTE; FOR AN APPEAL OF Ei~FORCEI•SENT
OFFICER'S DECISION. AP~i89-001
noel. Albrec'r,t, 'tile City Staff representative, stater: ;~.,~a?'• ~•}::e
cen:al of t.};s req+.:est by 2n EnfcrcE•lt:el;i: C+ff ~.cer ~~: G: rac~•c~ on i;i'•F
® r•ec;~?_r•ea ,~ael-:t~,-; ;~%e (2~) feet ~•ett,ae}~ rcc;u:~r•er:;el;t: cstab=.i=.;7ed 1;
t?7e Zon~17;; Grd:~ !7ar.ce. ' :',e r~l"o;:.e:"t•;+ i ~ ~.acatec: at 7~+ i So t:; }
Kansas. T'r,e a~:. ~1 ~ cal;t f ..r•st r•,acie appi i cati ol? for a ",uiid i nr~ ner' r~,i t.
;c^c T;^e
iYl !:t'•b`e1T.~r.er, : l' : -~~:1•~c:,e of t?•,e bl~_~ci:+,-
r r ..:v
I'.
r~!-•!~::it. ~4a~
:
r,::;-
c, C: ;7.~i.~"E:~i.sic>!; of al; ~F' ?: '~~' car;~or•t. n t?7e fr•Ont of `.}~,
1%1 i iytjTF~-1`iQRC^ ?~, ~ ~C:
PLG= .`.
•
® Tlie pernit w25 Cen2eCi in JanUar}', !G$Q. Ctdff's gel?'i.' Gf t.}ie
request was based on the setback reo,uirer;ients in the zoning
ordinance. ?~r. Laniar's house is on the twenty-five foot setback:
line. ~ f a carport was COr:sL'r>.rcted it, would be in viola tion of
setback requirer,;ents. In re.earchi ng 1', r. Lar;ar's appeal, it -.ra:
determined that due to lot size l;e can, without violation,
construct d carport in the backyard of his liorie and enter f non a
side street.
?'r. Albr echt stated that staff's recor„n;zndation ~~ould be to Deny
the appeal due t0 tl-ie setback r'eQu~reti;ent8 estab ~ ].Shed In the
Zoning Grdinance.
!fir. Billy Lantar, as a sworn witness, stated in liis behalf , that
the carport would serve as protection of his autor:,obile. re
couldn't see that it would cause any obstruction of view fron the
intersection. »e also stated tl?at other carports exist i;'1 his
neighborhood. l~r. Lanar does not want to construct the carport in
the back of his Borne because of additional cost.
Janice Grahan, ?fir. Lanar's neig'r,bor, was sworn in as a witness.
She does not understand why other carports exist.
John Arr;strong, Assistant City Attorney, said that a reasonable
interpretation of the ordinance can't charge setback reo,virer.,ents
® as set ~up in the Zoning Ordinance. The Boa:°d can cnl}' overrule if
the official interpreted the content ;wrong.
Jarr;es Farson stated that this reo,uest definitely violates the
Zoning Grdinance.
Jody Seeger r,ade a r;,cticn to den}~ the reo,uest. lit°. Janes Parson
seconded the r:;otion. The notion carried with a unanirious vote.
Deborah ~err.~ay explained to i%!r. L~r?ar thzt tine City Staff -•~cu~d be
happ}7 to help hir7 with Glternative t•'ays to build his carport.
5. COt~SIDER~A REQUEST BY NOE GARZA OF GARZA'S TIRE ~ MECHANIC SHOP;
318 H. 8TH STREET; BLK 77, LOTS 8-9; LA PORTS; FOR All _u_PP uL OF
ENFORCEMENT OFFICER'S DECISI01.1. AP~89-002.
l~lr. J021 Albrecl;t, r'•_rectcr Gf Gor,inur.~ity !%2velopf:tent, :,rF~E!'!teC
Staff's 1'~eCOr':r:!enda%).or,. ?"1r. "lbreclit Mated tliAi the e'RpcnC~lCt? C:f
ti':e e::_s'c.:~nL buildin; violates Szci.:~.on ~-~OC~ Table is of :.1:•e %r,;;i;ie
C~rdinat;cc.
Tile re~vesi. fo-' bi.,;.J.d~.n~ expansion :gas der,_ed b}' staff of ::F; a
Site Flan =evieti-r fUr i•I":C fal ~.U1•+:in~ t°e~,sons.
1 . niG t;Gt i.:eet f :: ~"2 CCrjr: -rJ!.aCCiiir r r_ ~ t ~-
Y:iti:::ti iQ(?' Cif bi:.' ?•c;i.i;~:
%. S~Oii +:C~l:~~~ E:;:Cee(' if+a 3:il:il~:"t ~i..'',.•:~1.'cli::!? ~t;ii• C::;'vE'r'a~P.
_.xpar,
{ `'l,~:d].ng l.'OUICi Et1C:T'e,cCii 1,' ilit:, :.e%b&C~: i"E(';Ulreri~elit:.
s s
Y GV.r. ~
f
J
u. ?•:~ot ~dect:2te !°oorr, for ac'c~S.tionai parkin
%v2 %O t}':ye vicl2tions listed above, it is stiff's 1'ecalrr:2ndGl•Aon
to deny this appeal.
The Hoard asked if there are ar.y alternatives for ?~:r•. Garza. i~~r.
Albrecht expiar•:ed l,i;ct this is a unicve situation because there
are occupied residences next door to ?fir. Garza's ~-ropert;t ar.d
there was no ~.~ay to ac;uire additional property.
I•ir, GaT-za, after being sworn in, asked the Dcar-d to grant this
appeal in order for him to expand his l;usir,ess. Pe also stated
that he cov~ld use lots across the street for parking. He has had
this bt:siness for about one year.
1•?r. Albreci;t stated t?;at using tine parkir,a across the street was
not adequate because the prcpert.y s not adjoinin5 to ?;is~
property, The oni;,a way he could expand ?7is parking would be to
purchase t'r,e property on either side of his p!°oper•ty.
?r!r. Garza said that would be irr,possibiE.
James rarson r•?ade a notion to deny th?.s appeal. Jody Seeger
seconded t•he mot?.on. Parson, Bernay, Seeger voted for, ar.d Roth
voted against the notion. ~lze motion carried with a rnajority
uGte.
® 5. ADJOURN
Jody Seeger Wade a motion to adjourn the r•;eeting. There was a
second by Gladys Roih. The meeting a~~;,~ourr!ed at ~•5C ~.?!.
Respectfully submitted
?~~arti;a handers
Secr~etar ~°
?~} i r.a~tes approved on day of '••ay, i9o~
Deborah nern~y
•
U
•
Special Exception Request nSE89-002
Report
• •
•
•
Request: Special Exception Rec,vest ;~S~$-002
Requested for: 217 i/2 C2rf field
Legal Descripti~ Irorth 1/2 of Lots 1~-16; 131k ;; Sylvan 2~eaci;
Addition (See E>:hibit A)
Applicant: Q Feter S. & Jan R. John, O~~ners
Special Exception To Residential front setback requirer,ents as
provided for by Section 11-605.2.6.1 of
Ordinance ~f1507
Background : ~~ ®~~ ~St~.,~t~~ ~ ~ z'
abandoned.
Mr. & Dirs. John are proposing to build a new hor.~e cn the proper"ty
in ouestion. As noted on exhibit A, tY,e Joi;n's property occupies the
northern half of lots Ili-16 of >lk 5; Sylvan beach Addition. There is
an existing home under separate ownership located on tl?e soutl;ern half
of the same lots. S~`o~ ~ ~
Tl;e placement of the hcr.~,e i s constrained by two factors. _. The
first is the location cf existing utility service lines whicl? cross
the John's property a-id serve tl;e i;ouse located next door to the
south. As propOSed the rear of tl;e John's house will be located
approximately two feet from the closest utility line (underground
electrical conduit). This is tl;e minimum distance which will allow
for safe separaticn between tl?e hov~se and utilities. The overall rear
setback will be seventy (70) feet. (~---~Tb-~=B) ~p ~~
The second factor i~. t};e Trinity Street right of way which is
located between the John's front property line and Galveston &ay.
Trinity Street, as .find i cat.ed by ex.l;ibi t C, f orr:;erly ran from ~;ortl; of
Grove Street to Little Cedar >;ayou. The port ion of ~ tinily in front.
of.• the John's property is one of the few surviving fragr„ents of this
R.O.W. The rest has been lost to subsidence and erosion xs
permanently ••under water. The rigi;t of way has r,ct however been
Analvsis ~ 'Conclusion:
iv'rlile the distance bet-aeen the shore (vegetation) line a~;d the
f I'Gnt Of ;liP. prUpGSeci hOUSe iS approxirately fort;-f i \%e (~~) feet, ti?e
setbaclt frc,~a ti?e actual front property line is cnly twenty (?~) fee:.
(See E.xl? ibit B). The location of t}',e utility iine~= l::r•E:~.~ent. tl?e hct,s•e
f;"or.:, be i r:~g r~ioved further back en the property.
Ti?e Jchn's are r~ee,uest~.ir,g :~ Special Exception to the residential
front setback rec;uirements of twenty-five (~25) feet 2s pr ov_c=ed fcr• by
Section 1 i.605.2.b..1 This section allows "any e;:cept~on from, t:~:e
front. )'crci reClliir'c~elit5 where the 2Ct.Ua1 front yard setback Uf any
cbUttln$ lot does not .meet. tl;e f 1'Orit )°a1"d r'eC,•l~ r•er?er~t.. °'
® ~ •
Special Exception rSEB~-OOE, Fage 2
• 9s indicated on exhibit A, the house located next door to t};e
John's properly }-:as a =rout setback of seventeen (17) feet; six (~)
incl;es. N,r. & 1•irs. John are reouestinG a front setback of twenty (20)
feet six (6) inches.
In considering a Special Exception Request, the Board must
consider two criteria.
The first consideration rnust be the specific reo,uirements wY.~ich
apply to a particular request. In this case, given the front setback
of the house located ner.t door the attached site plan, marked Exhibit
B, idenL-if=~~ed., as: ,job ~f1eo-o3 end dated 7/1C/88 satifies the
prerequisites of Section 11-605.
The second consideration s the charge Given t;o the Board by
Section 11-605.1. "Special Exceptions...shall be granted...only when
the~3oard finds t'nat such .Special Exception will not adve~°sely affect
the value and use of adjacent or neighboring property or be contrary
to the best public interest."
The Board, based on their own analysis an public input must decide
what the best public interest is in regards to this request. _. This
decision will determine whether it is appropriate to approve or deny
this request.
•
•
~~
U
•
f'~.^ fi ~ .f •~'y ;,ice.:' -f ~'.'~~. -{''~~.~L.
r./ ~7.~!
- (~,. Fire .:n/ ~~ ~/-i1.77 1;yfr`%/:
tK/.,a f.J.V
Shre7 ~
~ ~~ ~ ~' 1
v (
/e /i Lwr L.,..1 ~ ^.~<
`~7.. . 64
E' 3 6.ryc : E/./. /// ra F -i".•r~.i,:~~rl!^++'~rt...t~ex ~~ .
G r
- , ~U n ,•lso
1 7r 1 1 ..... s:.i:~ler.a~c~AlL~:..~ra;~ f
v" ~ t ~ I /~/rrfrl (/s L..!/a ~1 n/e7Th %t!~ /L ~\
.. ~. I I \\ __ ~ ~
.- obi--.. '•;• . ~~.J,< ~~ :~' ...._._ ~i3~~
'~; 'S•• ~C.: fA•~Sf Lon /9 V _. R.a.(.ntt ~ A 1 ..
• _. •r:':E •ir_;..::::. 1? ji yam' _ •i~ `~ "
•. ••' •.
~.'=t'r _'-•~.:i% •NOti i~~Cn~IC iar/d ,•~/~D•/ed.~ `~`~% ..,:R•y ~• .. 'rye': .~/..•,:r• :a_`
_ - - d/.}..•,r.j.: t erne/%tfairer . .~•J~' _ - - - - - +.?
.• -•NOTE:~:~: nLL PLF.V;,T10!:S AP.E~ DETERt1]~KI:O+FRON ~DIF'Ei.E;:T]A]. =_LI:V:1iIf~NS RUI: 1'ROH XATIO::;~L-• ~•- •
'• G~ODETIC SV?VE1' Si:NCII !SARX NO.'.~}! 1006 1ACI,TCD I\ i11F, TOi' OF TIIE E•/;_tiT i:1:D.OF '`
• -- ' -~ Tli}: NORTY. CO`ICFESE ASL'T~:~T OF' A 9FIDGE IACATL•'D ON.°. 11l'NDRL'D Tit! RTY-OI:~ l ] ? 1) - -
' YAI:DS. SOJTB OF T11E 1N?ERSECTION OF ^i;^nFIE1.J S'1'RELi A::1) 1!IG)!WAY NO. 1C6: •,•• -
DA.t 5/25%EF_-• -. --• - ..~ .. _SC;:LI:C•]" ='20 FEL"i •'' -
• ]; J. 3. J:EI.SON, REGiSTEnED PUBLIC• SURVE)'O^n, NO. 1703, DO IIEREL)' CERTIFY i!!ET Tl1E i'L+1T 51!0:::7
11EREOV ACCURATELY FEPRESE::7S AN ON T!lE CROU!7U SURVEY !:Tr}: >;::DF.R :~Y DIRF.CTIO1 AND SUPERViSIO\ .
. :~.07:'TIIE,::ORT7! 0~E-1:AIt' 141 OF LOTS i<„]5 6 16, E•).OCI: FIVE IS), OF SYLVi.N 'JEACII 1'iRST SUS-
• .DiV7SIp1, I:I TI!E JOIINSON 11V::TER SVRVEY;•!I1.P.F]S.000I:iY, TEX:•S; ;•(:CORD1::1: ^•O NwP OR P: 1T TIER-
' ~•,OF R~COr'\DED iN VOi.UNE 3.,AT I'i~GE 72 OF TY.E DiAF $ECORDS OF 1!nRRIS COU::'iY, TEXTS.
• AJ.I. I:4PROV};};E:^S-i.RE SlIOI•:N O::•~SUS,'ECT IATS AND ALL E!:CROAC!i::E::TS, CO1:i'I.3CTS A:+D I'ROTRL:SIOT`S
- AF.%•' S:!O;.N . AS ~FOU::D "O!1 TISL• GROUND. - •• . -
4
i •_1`I'fC11A5i:F't .J01!:v ANTIIOK':',•:i1L•I.ER •ET.UX•; '--'- '' "' ' "' '
~ :. ~G:• '~t •40379 \ .. - .. ..
•• -/.1 . 5.:.'l:LSO': • ~~,:~ •. ~ 1' S 1.(• ~ i;,:..t`.:\
--°:~ i.EC: i'U31IC. SURVE:)'OR ~•..:••.••.••.•...•- .•. •... .
- .. 1:0. 1703 '. •i~:• ~•!:.•.e .:~.,
-• .. .. ~%:,`•;~,~wt;;;•:r RECEIVED
,~ .
M,AY 1 ti ~g89
CODE ENFORCEh;EJt[I
1 I
L; jj
I/rI
~2[ 1
I~
~~
.ill:il ~"i ~ ~ r• f' ice/
'' /['~ 14L I(i 1? ~ti L: i .(G i ®~ II SC j~ C=c \.•`~ ~/.\`:~ ,;,• _,; ~_ ~ ~/ •_,•'.ti' / ~~' :. ~./%i~
17 iC [.° Lo ../ ~ } r1 33 .'.~ i .:S i I ..L ~ •?eo~ \ i /~ Kp7 f_,~\`~ ~ • `~ % ~\~~ ~ .~~. \/
^ i2 V /` ~
+ ! \ .r/. / ~~\
2? 1/ 10 /9 /Q /7 Ii /J /! /3 I~ I2d t `~` G \~ `~ ./ ~•
DDD 22~ ~~ ,~
sT DDDDI~ !, ~ •~ o
DD -~ is
;35 6
3 .f S L 7 B 9 /~ // /2 tz/ 72~ 2~~ ~5~ o II \" ,~ . `
1T DD DDD Dd 2.i 2510 I i~ ~ o
DDD^
~ ~ ~. s `J
s ~~ ° ~~
2' •5° 0 . ~ • dY .~~
I/t //S //~ //i //t //} //J //I /// //O /ot O 2
I D~-.1D^D^D
.~D^^
II
1 /1! /IJ Nt /1f /1[ JT (1t ( /Sy /!A /"/ `j
ADD
//3 /7~ /t/ /~O /!9 /36 /37 /SL /.J /3t ~ /J3
' ^ ~ ^ ^ ~ ~I
D D
D
DD
Jf1 /fit NC //! /fo /f/ /f7 /S /f} /SSti /./~
"i LzL1 ~ ~ 1,-g
)i[ /`" SAS =<< (. f p'~
D 2'~ r I~
~ 2` 1~` ~g\ / go ~1•
i.{S ~ 2~1 `'G >~p 'SI
E ,/ ~~
__ !~ =11 tt ~ `1
Il~, i ~ ..E. 7~3
~~~
~,~ i'4 ter, i l/
1qf ` ~ /
E7»~ !'" a
'S ~r5 1A
'e y~ 4 ~07
c 1 ~r f~~ ~ /
~~E
./[i /[[ /[d /Ls /LJ JT /[/ /[o /J9. /SQ /T7 30o I rt.+ 'DI jag 2c3 '~Cl, ~ ~~ /
Q ~/ ~
' /70 /7/ /tI /JJ /it /rJ /7L /r 7 /7s //t /EO ) d )/9 ))o !11 !/2 f° Q i° / '
Jr^D^D^^DDD ~~
r /
L
e
/oft //oo //o/ /io2 /ioJ /ro! /io_ ao[ /iof /i /io ///o //// r/fa //,7 0 /
D D ~D ID^D ~ a ..~ ,
4- ,- Q
Y L /• Y' LI' Lf' /~ Air' LO Le' rfe Lf• Lf. ~I'
5~ /
s //Jt //s/ /~!o //z! UJ ~ //JTI //7t //1 //1/ /Nd /K1 I u1/ /•JO /ue , \ /
r~ I / ~a
./isa //I! bto uri /~, Cen:elery Iia[ br7 /iJi //:9 //sci //c/ ' ~'O ~J ' ~/~ ~G
~R ~ b
I @y
/? Q p d 4°
/is /is/ /i/ t I/s t /i!t / J I /Ils I //7y i /A!e /7. / ' /f:1 \ / ~i ~
\vJ ~I r~ o .v ! ~ ~ ~'
,e ~ 3 1
. I ~ ~V/ \o ie ~~` I
ue! //el rreL /re: t/1s~ rriy /~/t~ /~!/ ///o //ss //.re ~ ~ ~ tir
'-. ~-
•f r~F /
t ~ i i ~ ~r/a `l I~
s I
~^DD~DD^^^D~ I ~ r c ri a. ,;.
' ~ , ~ 'I ~r:1? ~ / %j' /r !CVs: / /C)n
~~
~~n nii~ nn~ n~~n o4 ,:
fi~ ~~~~,
f
NAP of
Tr+t
Ci t~ a~f' L ¢z ,lr~op't e
Oren Ot ~ r.: y./ w•e//,
Dr/ /rl../)}9
EXNIBI'i' C