HomeMy WebLinkAbout03-26-1992 Public Hearing and Regular Meeting ZBOA
MINUTES
ZONING BOARD OF ADJUSTMENT
MARCH 26,1992
Members Present: Deborah Bernay, Charles Christensen, Sidney Grant (alternate), Willie
Walker, Steve Hines
Members Absent: All Present
City Staff Present: Director of Planning Chuck Harrington, Chief Building Official Ervin
Griffith
I.
CALL TO ORDER
Meeting was called to order by Deborah Bernay at 7:00 PM.
II.
APPROVE MINUTES OF THE JANUARY 23, 1992, PUBLIC HEARING
AND REGULAR MEETING.
A motion was made by Charles Christensen to approve the minutes of the
January 23, 1992, Public Hearing and regular meeting. A second was made by
Steve Hines. The vote was unanimous; 5 ayes and 0 nays.
III. CONSIDER SPECIAL EXCEPTION SE92-002 WHICH REQUESTS AN
EXCEPTION TO THE PROVISIONS OF ORDINANCE 1501, SECTION
10-401.4.b WHICH REQUIRES FRONT YARD CARPORTS TO BE SET
BACK AT LEAST 25 FEET FROM INTERSECTIONS OF PUBLIC
RIGHTS-OF-WAY. EXCEPTION IS REQUESTED TO ALLOW A
FRONT YARD CARPORT WITH A SETBACK OF 18 FEET ADJACENT
TO A PUBLIC INTERSECTION. CARPORT IS LOCATED AT 203
SOUTH 4TH STREET.
Mr. Harrington reported to the Board that this request was for a 7 foot
exception to the 25 foot setback which is required for a front yard carport
located at a public intersection. The front yard carport is located at 203
South 4th Street. In September 1991, when it was constructed, the Zoning
Ordinance did not allow front yard carports. At that time, the City notified
the Owner that the carport was in violation. As the City was in the process of
developing new carport regulations no further action was taken against the
Page 2 of 3
Zoning Board of Adjustment
Minutes of March 26, 1992
owner at that time. The new regulations, when adopted, did allow front yard
carports but required a setback of 25 feet adjacent to public intersections.
This is the reason for the requested exception.
Twenty-five (25) public notices were mailed to surrounding property owners.
We received four (4) responses, all being in favor of the Special Exception.
Three (3) were returned undeliverable.
Staff's report recommended approval of the Special Exception based on the
following findings of fact:
The granting of the exception will not be contrary to the public
interest.
The literal enforcement of the ordinance will result in an unnecessary
hardship due to the exceptionally narrow corner lot.
By granting the exception, the spirit of the ordinance will be observed.
After hearing staff's report, Dr. Bernay asked for comments.
A. PROPONENTS
Joyce Smith Sly was sworn in by Chairperson Deborah Bernay.
Ms. Sly spoke on her own behalf and requested approval of her
request.
B. OPPONENTS
No opposition was presented.
A motion was made by Charles Christensen to grant SE#92-002 and was
seconded by Steve Hines. The vote was unanimous; 5 ayes and 0 nays.
Page 3 of 3
Zoning Board of Adjustment
Minutes of March 26, 1992
IV.
ADJOURN
There being no further business, the meeting was adjourned at 7:10 PM.
Respectfully Submitted,
Peggy Lee, Secretary
Board of Adjustment
Minutes approved on the
day of
,1992.
Deborah Bernay, Chairperson
Board of Adjustment
ApPEAL OF THE ENFORCING OFFICER'S DECISION
A92-001
CITY OF LA PORTE
(
ZONING BOARD OF ADJUSTMENT
APPEAL OF ENFORCEMENT OFFICER'S DECISION
--------------------------------------------A~~li~;ti~~-N~~~J1L-~-~~-
OFFICE USE ONLY: Date Recei ved: 71j/~(42--
-----------------------------------------------------------------------
Applicant:
JOHN B. STRF.T,AND ;::lnn ,TAN.ll. ~rpppT Z'>:ND
Name "..
~
P.O. Box 1855
T"Porrp 'T'PYr1<::
Address
77S71
~
PH:
471-3094
I am the owner of the herein described property. I have authorized
LARRY WILSON to act on my behalf in this matter.
Owner*:
Name
PH:
Address
I am appealing the decision regarding
Sect. of the City Zoning
this appeal -in regards to the property
at 11230 W. Main , LaPorte lIT gO,i'l. () lrl nr C::n
Street Address
or the interpertation of
Ordinance No. 1501. I am
located
P;::>r+ OQ T ",Porte OUtlots
'Legal Description
making
( ) Site Plan () Minor Development Site Plan
( ) ~aj0P Gevelupment Site Plan ( ) General Plan
A Site Plan of the property is attached. Also, I have listed the
information requested below on the following pages of this form:
a) All facts concerning the matter that has led up to this request.
b) The type of relief I am seekinr, (setbacks, lot coverage, etc.).
c) The grounds upon which I am making this request.
* If applicant is NOT the owner, he
on the Owner's behalf.
~y 11 1992 i
Date
-----------------------------------~~---
OFFICE USE ONLY
Site Plan and Authorization (if applicable) attached? Yes ( ) No ( )
Date transmitted to the Board of Adjustments:
Heeting Date:
Applicant Notified of Date:
Board's Decision:
Approved ( )
Denied ( )
Notice of Board Decision mailed to Applicant/Owner:
APPEAL OF ENFORCEMENT OFFICER'S DECISION
APPLICANT: JOHN STEELAND and JANA STEELAND, on behalf of themselves
as owner of the location and on behalf of the lessee, MATLACK, INC.
VIOLATION LOCATION ALLEGED: Tr. 90A, Outlot So. Part 90;
(020*071*Tr.D)
11230 West Main, LaPorte, Texas
FACTS RELEVANT TO THIS MATTER:
On April 28, 1992, Matlack, Inc. and John B. Steeland were
notified that there was a alleged violation of City Ordinance No.
1501, to-wit:
"Operating a truck terminal (SIC 4231) in a General Commercial
Zone in violation of Section 6-401 of Zoning Ordinance No. 1501 and
contrary to the terms of Zoning Permit #: 90-0581."
TYPE OF RELIEF BEING SOUGHT:
Applicants are requesting the Zoning Board of Adjustment to
hear and decide that there is an error in the decision made by the
enforcement office in the enforcement of Zoning Ordinance No. 1501
pursuant to Section 11-603 of the ordinance and find that the
operation of a truck terminal precedes the effective date of the
ordinance and has continued as a Non-Conforming Use under said
ordinance.
GROUNDS FOR THE REQUEST:
The Applicants would show the Board that the property in
question has been used as a truck terminal approximately the last
15 years. D. P. BONHAM (a trucking company) operated from this
'location from approximately 1979 or 1980 until sometimes in 1986.
In November, 1986, MATLACK, INC. began operating a truck terminal
from this location and has continued operating from that location
ever since.
MATLACK, INC. operates the truck terminal out of the location
at 11230 W. Main, LaPorte, Texas. The legal description is as
follows:
3.2881 acre tract out of LaPorte Outlot 71, Richard Pearsall
Survey, Abstract No. 625 in Harris County, Texas.
JOHN STEELAND purchased this property on 1-13-89 from Jeff
Felts, and at that time MATLACK, INC. was the lessee and has so
continued.
MATLACK, INC. leased another piece of property from JOHN
1
STEELAND and began operating a business of serv~c~ng trucks and
trailers. This business is operated from 3210 Boyette, LaPorte,
Texas. This location is immediately south of the W. Main address.
This operation was begun in 1990. MATLACK, INC. obtained permit No.
90-058 for the operation of this business since it was different
from the truck terminal. JOHN STEELAND built a road that connects
the two business locations in approximately 1989. The truck and
trailer servicing businesses has operated out of that location
since 1990. This property was purchased by JOHN STEELAND
approximately in 1980 and its legal description is as follows;
2.347 acre tract out of LaPorte Outlot 90 of the Richard
Pearsall Survey, Abstract No. 625 in Harris County, Texas.
The Applicants believe that no violation of ordinance has
taken place. No permit was ever taken out by MATLACK, INC. on the
truck terminal since it was a Non-Conforming Use and no permit was
necessary.
APPLICANTS REQUEST AN ORAL HEARING BEFORE THE BOARD, OR IF NO
ORAL HEARING IS ALLOWED, THAT THEY BE GIVEN THE OPPORTUNITY TO
-SUBMIT AFFIDAVITS OF WITNESSES TO VERlEY THEIR POSITION.
BN 21733000
ey r Applicants
4620 Fairmont, Suite 202
Pasadena, Texas 77504
713-998-8880
Fax- 713-998-8479
2
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.................................................................................................... .............
Location:
11230 West Main which is further described as being Tr
90A; South Part 90; (020*071 *Tr D); La Porte Outlots
Appeal Reauested By:
John B. and Jana Steeland, property owners, on behalf
of Matlack, Inc.
Decision Under Appeal:
City's determination that Matlack, Inc. is operating a
truck terminal (SIC 4231) in a General Commercial
Zone in violation of Section 6-401 of Zoning Ordinance
1501 and contrary to the terms of Zoning Permit
#90-058. (See Exhibit A)
Background & Analysis:
Matlack, Inc. is a trucking company which has, as noted
in the attached appeal application, occupied the facility
located at 11230 West Main Street. Also as noted, on
June 20, 1990, Matlack, Inc. was granted a zoning permit
(#90-058) for 3210 Boyette, a neighboring facility. (See
Exhibit B). The zoning permit allows a truck repair
service to be operated at this address. The City, to this
point does not dispute the facts as presented by the
applicants.
Staff does, however, dispute certain statements contained
in the applicant's application. First, although Matlack
has occupied the West Main Street site since 1986, the
facility has not been in operation as a truck terminal
from that date. Rather the conversion to use as a truck
terminal appears to have taken place some time
subsequent to construction of the "road connecting the
two (2) business locations in 1989". (See Appeal
application, Pg. 2). Prior to that time, to the best of the
City's knowledge, the facility operated as Matlack's
Repair & Service Center. The City believes terminal
Page 2 of 3
Appeal of the Enforcement
OIDcer's Decision #A92-001
operation actually began sometime after Matlack's repair
operation moved to the Boyette location. The City's
first formal awareness that a terminal was operating at
this location came on June 5, 1991. On this date a
Matlack truck and trailer carrying Toluene overturned
on West Main Street at the terminal's driveway entrance.
A copy of the Fire Department response report is
attached as Exhibit C.
Regarding construction of the referenced "road," staff
challenges this description of the construction. What is
described by the applicants as a road is actually a large
surfaced area used to park trucks and trailers.
Exhibit D was prepared from an aerial photograph taken
in February of 1986. This exhibit shows~Boyette Street,
which connects the two (2) locations, as already existing.
Boyette Street is in much the same condition today as it
was in 1986. There have been no substantial
improvements to the road since 1986. Exhibit D also
shows the area around the West Main facility that had
been surfaced for use as driveway and parking in 1986.
Exhibit E (prepared from the same aerial photograph)
indicates the approximate area currently surfaced and
used as a parking/staging area for Matlack's trucks and
trailers. Staff believes this area, the "road" referenced by
the applicant, was constructed to allow Matlack to begin
operation as a terminal.
The date of construction cannot be firmly established.
The parking area was never permitted and it was built
without the City's knowledge. The applicant's statement,
however, places construction at a date no earlier than
1989. This was subsequent to the 1987 adoption of
Zoning Ordinance 1501. Based on this date, the
Matlack truck terminal located at 11230 West Main
Street cannot be considered a nonconforming use.
!',
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it 17/
Page 3 of 3
Appeal of the Enforcement
Officer's Decision #A92-001
Conclusion:
Appeals:
Matlack, Inc. has not established a nonconforming use as
a truck terminal at 11230 West Main. Truck terminal
operation was established at a date no earlier than 1989
and likely subsequent to the repair facility being
transferred to 3210 Boyette in 1990. The terminal
parking/staging area was constructed without permits
and is therefore, at this time an illegal structure.
Based on the above conclusion, staff recommends denial
of Appeal A92-001.
As per Section 11-610 of Zoning Ordinance 1501:
Any person or persons, jointly or severally, aggrieved by
any decision of the Board of Adjustment,- or any
taxpayer, or any officer, department, board, or bureau of
the City of La Porte may present to a court of record a
petition for a writ of certiorari, as provided by Vemon's
Texas Codes Annotated, Local Government Code,
Section 211.011, duly verified, setting forth that such
decision is illegal, in whole or in part, specifying the
grounds of the illegality. Such petition shall be
presented to the court within ten (10) days after the
filing of the decision in the office of the Board of
Adjustment.
. ~.
~WUI~~
~~
City of La Porte
Eswhlished 1892
C I T Y
o F
LAP 0 R T E, T E X A S
ORDINANCE NO. 1501
April 28, 1992
CERTIFIED MAIL
#=P 683 846 312
Mr. W. E. Miller
Matlack, Inc.
11230 West Main
La Porte, TX 77571
VIOLATION LOCATION: Tr. 90A; Outlot So. Part 90
D); La Porte Outlots
(020*071*Tr.
(11230 West Main)
Dear Mr. Miller,
On the 27th of April, 1992, the Inspection Division of the
City of La Porte inspected. the above referenced property and
found it to be in violation of City Ordinance No. 1501.
Ooeratina a truck terminal IS.I.C. ~4231) in a General Commercial
Zone in violation of Section 6-401 of Zonina Ordinance No. 1501
and contrarv to the terms of Zonina Permit #=90-058)
As record owner of the property, you are given notice to
abate the violation within lQ days of receipt of this notice.
Failure to abate this violation within the specified time will
result in further action to insure compliance with the City
Ordinance. Further action could include formal citation being
issued and subsequent prosecution in the Municipal Court of the
City of La Porte.
If you have any
concerning this matter,
writing to the City of
77572-1115. Thank you.
questions or require any information
please contact me at (713) 471-5020 or by
La Porte, P. O. Box 1115, La Porte, Tx
~:C~
Inspector
be:
Larry Wilson - 4620 Fairmont Parkway, Ste. 202 - Pasadena, Tx
77 504
EXH1B1T L\
--,~......"""~"--""'-
,.
CITY OF LA PORTE
ZONING PERMIT
DATE ISSUED 6-20-90
PERMIT NO. 90-058
THIS PERMIT IS ISSUED TO : Matiack Inc.
BUSINESS NAME
3210 Boyette
STREET ADDRESS
Blk 72
LEGAL DESCRIPTION
TYPE OF BUSINESS:. Mechanical Shop
PROPERTY ZONE GC
SIC USE CATEGORY
7538
This permit becomes invalid with
or ownershi~ of this building or
1/Z/~
any change of use, occupancy, tenancy
lease space.
Owner or Proprietor
SJ/~3:4!i~.
Zoning Administrator
POST IN A CONSPICIOUS PLACE
EXHIBIT 13
H.M.S. Inc..: Atlanta
Incident Number:(91007155)
.. . No. Dir. street
Location: (11230) ( ) (SPENCER.
Cross street: ( ) (
Term 26 09/16/91
Calls For Service
Date: ( 6/ 5/91)
Name Type Apt.~
)()( )
) ( )
08:55
PD110
How Received:(9) 911 EMERGENC
Shift:(1)
Gr i c1 : ( 45)
District:(2 )
City
Code
Response:(3) EMERGENCY
) Name Type:(C) COMPLAINANT
) ( ) ( ) Phone: (713-471-1533)
Received By: (327 ) MCCORQUODALE/LIZ.
Dispatched By:(196 ) RICHARDS/WANDA MARIE
Off Assigned: (442 ) KELLY,DAVID
Unit Assigned: ( ) Additional Units:(l)
Case Assigned:( ) KELLY,DAVID
Assigned:(06/05/91) Last Act:(06/05/91)
Disposition: (NR) ( NO REPORT
TOLUENE DI-ISOCYANATE CAME LOOSE FROM TRAILERI
AND PROVIDED TRAFFIC CONTROL/LMC
Activity:(B06 ) ASSIST ALL OTHERS
Person/Business: (MATLACK
Addre:::.;:): (11230) ( ) (SPENCER
Time Received: (8: (9)
Time Dispatched: ( 8:09)
Time Ar rived: (8 : 11 )
Time Completed: (10:40)
)
2 )
149)
Remarks TANK LOADED WITH
OFFICERS ASSISTED MATLACK
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.1 EXHIBIT E
~
VARIANCE REQUEST V92-001
/.
CITY OF Ln. PORTS
ZONING BOARD OF ADJUSTMSNT
VARIANCE REQUEST
-----------------------------------------------------------------------
OFFICE USE ONLY:
Fee: $100.00
Application No.:
Date Received:
Receipt No.:
Regardless of the Board's Decision.
NOTE: This Fee is Non-Refundable
:::::::::~---~-~~~~:;--~J11i~~~;;-~---------------------------
J~- h<,~:~rn;; /f(- :t~d~G PH: L/7/-J?b33
.4 uddrelSs
I am the -t:H'O'IJe:'r of the herein described property. I have authorized
to act on my behalf in this matter.
Owner*:
B,.)
;I::r-dl -
//~Y7uV~
~ Name
$/V' ~ 7040
Address
PH: ~7/-;A79~
,
I am requesting a variance to Sect.
Ordinance No. 15~1. I am requesting
at .;r:.. ~ ;:;:...( - ?S' #' /L/S p-__~ ~
Street Address
7 ? CJ-o of the Ci ty Zoning
this var)ance foz property located
~~ :$':. ,g r r-,A ~ ~.4 .-
Legal Description
( ) Site Plan ( ) Minor Development Site Plan
( ) Major Development Site Plan ( ) General Plan
A Site Plan of the property is attached. Also, I have listed the
information requested below on the following pages of this form.
a) All facts concerning the matter that has led up to this request.
b) The type of relief I am seeking (setbacks, lot coverage, etc.).
c) The grounds upon which I am making this request.
* If applicant is NOT the owner, he
on the Owner's behalf.
~::J. ~ -1 A
v..::.... ~ ,
Date
,t 0 act
,.-
-----------------------------------------------------------------------
OFFICE USE ONLY
Site Plan and Authorization (if applicable) attached? Yes ( ) No ( )
Date transmitted to the Board of Adjustments:
Meeting Date:
Applicant Notified of Date:
Notice to surrounding property owners - Date:
Board's Decision:
Approved ( )
Denied ( )
Notice of Board Decision mailed to Applicant/Owner:
...,................................................. .....-. ,-.. .....-................"..,......
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Location:
2221 Sens Road which is further described by the metes
and bounds description in Exhibit A
Reauested By:
Mr. Decker McKim, Agent on behalf of Mr. Rod
Havens, Property Owner
Zoning:
Business Industrial (BI)
Reauested Variance:
A variance to the 30 foot Business Industrial side yard
setback requirement of Zoning Ordinance Section 7-600.
The variance is requested to allow construction of a 40
foot by 200 foot addition to an existing building. The
proposed addition would match the existing 4 foot side
yard setback of the existing building.
Background & Analysis:
Variance requests are governed by Section 11-606 of the
Zoning Ordinance. A variance is defined by this section
as:
A deviation from the literal provisions of the
Zoning Ordinance which is granted when strict
conformity to the Zoning Ordinance would cause
an unnecessary hardship because of circumstances
unique to the property on which the variance is
granted.
The unique circumstances that are defined by this
section include "exceptional narrowness" of a tract of
property. Narrowness is the circumstance that applies to
this request.
Page 2 of 3
Variance Request V92-001
The tract in question comprises approximately one (1)
acre. (See Exhibit B). It is a narrow, rectangular piece
of property with 87 feet of street frontage. The tract is
500 feet deep. The building presently located on the
property was built while La Porte's previous Zoning
Ordinance (#780) was in effect. The structure
complied with all zoning requirements in effect at the
time.
When the property was rezoned to Business Industrial in
1987 (in conjunction with the adoption of Ordinance
1501), the 30 foot side yard setbacks required for BI
developments rendered the building a legally
nonconforming structure. The setbacks, due to the
narrow configuration of the tract, also severely restricted
the buildable area available on the site.
As illustrated on Exhibit B, maximum building width,
under the terms of the current Zoning Ordinance is 27
feet. Further, a building addition, in order to comply
with setback requirements would have to be offset from
the existing structure. These setbacks severely restrict
development on what could otherwise be useable
property. These circumstances appear to qualify as a
legitimate hardship.
As illustrated on Exhibit C, the proposed addition would
be a direct extension of the existing building. Other
than the variance necessary for the 4 foot setback on the
north face of the property, all other zoning requirements
would be satisfied. Front setback is not at issue.
Setback on the south side of the property would exceed
40 feet. Rear setback would be nearly 200 feet. Lot
coverage would remain substantially under the 50%
maximum and there is more than adequate room tosdevelop any additional required parking.
Page 3 of 3
Variance Request V92-001
Conclusion:
Appeals:
The narrow configuration of the subject tract in
conjunction with the zoning setbacks currently in effect
are sufficient to preclude future development of this
tract. This results in a legitimate and unnecessary
hardship as defined by the Zoning Ordinance. Staff
recommends approval of this variance request.
As per Section 11-610 of Zoning Ordinance 1501.
- Any person or persons, jointly or severally, aggrieved by
any decision of the Board of Adjustment, or any
taxpayer, or any officer, department, board, or bureau of
the City of La Porte may present to a court of record a
petition for a writ of certiorari, as provided by Vemon's
Texas Codes Annotated, Local Government Code,
Section 211.011, duly verified, setting forth that such
decision is illegal, in whole or in part, specifying the
grounds of the illegality. Such petition shall be
presented to the court within ten (10) days after the
filing of the decision in the office of the Board of
Adjustment.
.SHANKS SURVEYORS
Billy l. Shanks..
REGISTERED PUBLIC SURVEYOR
9<<) Gemini, Suite 2().4
Houlton, Texal noe2
488 . 8305
OCT. 17, 1986
EXHIBIT "A"
A PARCEL OF LAND CONTAINING 0.9986 ACRES
BEING OUT OF AND PART OF A 52.4866 ACRE TRACT
OF LAND DESCRIBED IN A DEED FROM J. A. SPARGUA,
ET trx, TO R. H. MILLER DATED MAY 17, 1919,
AND RECORDED IN VOLUME 2575, PAGE 227 OF THE
DEED RECORDS OF HARRIS COUNTY, TEXAS, SAID
0.9986 ACRE TRACT BEING OUT Of THE ENOCH
BRINSON SURVEY, ABSTRACT NO.5, HARRIS COUNTY,
TEXAS, AND BEING MORE PARTICULARLY DESCRIBED
BY ~IETES AND BOUNDS AS FOLLOWS I
BEGINNING AT A 1/2 INCH IRON ROD SET AT THE NORTHWEST CORNER OF SAID 52.4866
ACRE TRACT BEI~jG ON THE EAST RIGHT OF WAY LINE OF SENS ROAD (26TH :;TREET),
60 FEET HIDE;
THENCE S 89 DEGS. 56 MINS. 45 SECS. E ALONG THE NORTH LINE OF SAID 52.4866
ACRE TRACT, FOR A DISTANCE OF 500.00 FEET TO A 1/2 INCH IRON ROD FOUND FOR
CORNER;
THENCE ON A BEARING OF SOUTii ALONG AND WITH A LINE PARALLEL WI'l'H HiE \~EST
LINE OF SAID 52.4866 ACRE TRACT, BEING THE EAST LINE OF SENS ROAD, FOR A
DISTANCE OF 87.00 FEET TO A 1/2 INCH IRON ROD FOUND FOR CORNER}
THENCE N 89 DEGS. 56 MINS. 45 SECS. W ALONG AND WITH A LINE PARALLEL WITH
THE NORTH LINE OF SAID 52.4866 ACRE TRACT, FOR A DISTANCE OF 500.00 FEET TO
A 1/2 INCH IRON ROD FOUND FOR CORNER, ON THE EAST LINE OF SENS ROAD, 60
FEET WIDE, BEING THE WEST LINE OF AFORESAID 52.4866 ACRE TRACT;
THENCE ON A BEARING OF NORTH ALONG AND WITH THE EAST RIGHT OF WAY LINE OF
SENS ROAD, 60 FEET WIDE, BEING THE WEST LINE OF SAID 52.4866 ACRE TRACT,
FOR A DISTANCE OF 87.00 FEET TO THE PLACE OF BEGINNING AND CONTAINING
43,500 SQUARE FEET OR 0.9986 ACRE OF LAND.
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EXHIBIT A
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VOL, 2575. PC..22 7. /I.e. D 11. (26TH
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2221 SENS ROAD
STREET )
NOTE: PLAT RECORDED IN VOLUME 40, FAGE 169, llARRIS COUNTY MAP RECORDS.
LOT DOES NOT LIE iVITHIN 100 YEAr. FLOOD PLAIN ACr.OPDINC, TO TilE
FEDERAL INSURANCE ADMINISTRATION FLOOD Ml\P. (ZONE C, PJ\NEL# 485487
0010 D, NOV. 1, 1985).
l\~cluc.e.c..1 LOf'!
AlO+ (0 5c.c..-/e.
SURVEY
OF A 0.9936 ACRE TRACT OUT OF THE ENOCH BRINSON SURVEY,
ABSTRACT 5 J IlARR I S COmiTY J TEXAS
SCALE: 1"=100 I
DATE: OCT. 17, 198G
SURVEY BY: T.J,S.
DRAWN BY: G.A.H.
FOR: HAVEN CONST. INC.
PURCHASER:
JOB NO. 85-11569
SHANKS SURVEYORS
I HEREBY CERTIFY THAT THIS SURVEY
CONFORMS TO THE CURRENT TEXAS
SURVEYORS ASSOCIATION STANDARDS
AND SPECIFICATIONS FOR A CATEGORY
I B, CONDITION 3 SURVEY.
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(j ....cLGif ,;. /.' A.4-...L--(':'"
BILLY L. SHANKS
REGISTRATION NO. /821
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940 GEMINI
EXHIBIT B
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IKfir {MCT /IS o ES.::;VUi-' ;,v 2221 SENS ROAD
VC>L2S75. PG.~27. H.C.D!?,. (26TH STREET)
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,l.' LINES
-,,'
NOTE: PLAT RECORDED IN VOLUME 40, PAGE 169, HARRIS COUNTY MAP RECORDS.
LOT D08S NOT LIE WITHIN 100 YEAR FI,OOD PLAIN l\Cr.ORDING TO TilE
FEDEML INSURANCE l\DMINISTMTION FLOOD Ml\P. (ZONE c, Pl\NEL# 485487
0010 D, NOV. 1,1985).
l<e.dV(F:d cOfY
Nor 10 5c..0\.1e..
SURVEY
OF A 0,9936 ACRE TRACT OUT OF TilE ENOCH BRINSON SURVEY,
ABSTRACT 5, HARRIS COlltlTY, TEXAS
PURCHASER:
JOB NO. 85.-11569
1. HEREBY CERTIFY THAT THIS SURVEY
CONFORMS TO THE CURRENT TEXAS
SURVEYORS ASSOCIATION STANDARDS
AND.SPECIFICATIONS FOR A CATEGORY
18, CONDITION :3 SURVEY.
J /1'2" /l
L,~ct; ~,(..dl_i-L'
~ILLY L. SHANKS
REG'isTRATION NO. 182\
.......'1&.
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.......t..__..........
SCALE: 1"=100'
DATE: OCT. 17, 1986
SURVEY BY: T.J.S.
DRAWN BY: G.A.H.
FOR: Rl\VEN CONST. INC.
SHANKS SURVEYORS
940 GEMIN I
~H1B1T C
l/