HomeMy WebLinkAbout05-27-1993 Public Hearing and Regular Meeting ZBOA
MINUTES
ZONING BOARD OF ADJUSTMENT
MAY 27,1993
Members Present: Chairman Deborah Bernay, Board Members Charles Christensen,
Sidney Grant, Bob Capen, Willie Walker, Alternate Board Member
James Zoller
Members Absent: Alternate Board Member Ruben Salinas
City Staff Present: City Inspector Mark Lewis, Assistant City Attorney John Armstrong,
Inspection Secretary Jasmine Ardion
I.
CALL TO ORDER
Meeting was called to order by Chairman Bernay at 7:05 PM.
II.
APPROVE MINUTES OF THE FEBRUARY 25, 1993, ZONING BOARD OF
ADJUSTMENT MEETING .
With no amendments or corrections presented, Chairman Bernay declared the
minutes approved as submitted.
III. CONSIDER SPECIAL EXCEPTION REQUEST #SE93-003. THE
PURPOSE OF THE EXCEPTION WHICH IS REQUESTED FOR U9
NORTH 10TH STREET IS TO ALLOW A COVERED PATIO WHICH DOES
NOT COMPLY WITH THE FRONT AND SIDE SETBACK
REQUIREMENTS OF ZONING ORDINANCE SECTION 6-500 TO
REMAIN IN PLACE.
Mark Lewis stated that Clinton Payne, owner of Happy Cajun Restaurant, has
requested a special exception for his business which is located at 129 North
10th Street. IT approved, the request would allow an existing outdoor covered
patio to remain in place. A building permit had not been issued for the
construction of this patio. The patio, as constructed, does not meet Zoning
Ordinance setback requirements.
Mr. Lewis stated that staff recommends the request be denied, based on the
following:
Page 2 of 3
Zoning Board of Adjustment
Minutes of May 27,1993
1. In order to grant a special exception, the Board is required to
show that it would not be contrary to the best public interest.
Given the lack of setback adjacent to what is considered a
somewhat heavily traveled roadway, staff feels it is not in the
best public interest to maintain this structure at this location.
Dust, created by the open roadway, is not conducive to an open
eating area.
2. In considering the issue of hardship, as defined by the Zoning
Ordinance, there has to be something that is peculiar to a piece
of property. Staff feels there is adequate property where a
structure could be constructed and at the same time meet
Zoning Ordinance setback requirements.
A.. PROPONENTS
Chairman Bernay swore in Clinton (Sonny) Payne. Mr. Payne stated
there was already a concrete slab where the patio was constructed.
Mr. Payne noted he does not feel the patio creates an interference.
B. OPPONENTS
There were none.
After some discussion, a motion was made Charles Christensen to grant
approval of SE93-003. The motion was seconded by Sidney Grant. All were
in favor and the motion passed.
v.
STAFF REPORTS
John Armstrong noted that he will be representing the City of La Porte in the
Couch/Davis case when it goes to the Supreme Court.
VI. ADJOURN
There being no further business to come before the Board, Chairman Bernay
declared the meeting duly adjourned at 7:35 PM.
Page 3 of 3
Zoning Board of Adjustment
Minutes of May 27,1993
Respectfully Submitted,
/'1 J
j/~{d{/J/tk~
Peggy ~
Planning Secretary
Minutes approved on the
day of
1st
~/)
tJiJik let>
Deborah Bemay, Chairperson :2J
Board of Adjustment
July
, 1993.
SPECIAL EXCEPTION REQUEST #SE93-004
SODARO'S TEA ROOM
CITY OF LA PORTE
"
ZONING BOARD OF ADJUSTMENT
SPECIAL EXCEPTION REQUEST
--------------------------------------------A~~l~~~;i~~-N~~~-~~:-bulf~
OFFI~i:_._U_~~__OJ!~J: f_~~;. _ __,J_5_~ .00 Date Rece i ved: '7f?;-7~7'-- C;~_
Rece i pt No.: .-1J_!_+ _
NOT1: This Fee is Non-Refundable Regardless of the Board's Decision.
-------------------------------------------------------_.__.~-----_..._----
Applicant:
J11J.KE._.c::J 1)?"J3BLt;..- SQ_[)/1g1L.____________.
Na% _
_CZqQlIJihbs..tL- hA f2TE" /EXlfs 1-151 J
Address I
PH: 1/.2).:["7/ .93 ifS-
I am the owner of the herein described property. I have authorized
___________.____._._.___...__________. to act on my behalf in this matter.
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Name
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Address
I am r e que s tin gaS p e cia I Ex c e p t ion to S e ct. /0 - ~ ct__ 0 f the C it Y
Zoning Ordinance No. 1501. I am requesting this Special Exception for
property located at _._._._._.___.___._________._____.
Owner*:
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Address
. Legal Description
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( ) Site Plan ( ) Minor Development Site Plan
( ) Major Development Site Plan ( ) General Plan
___'_'_'_'___.__6"_-.' _ _ ..'_._-_ _ _. _ _ _._ - - - - - ------.-....--~-._--._--..-.-.- -.-.---.-.--.-....---.---.--.--.-..
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 m~ provide Authorization to act
on the Owner's behalf.
c ~ :'-' -,
Date
/? .~ ~.J/ ~__(.___. / !....--,. (': :::-_-
Applicant's Signature
-----------------------------------------------------------------------
OFFICE USE ONLY
Site Plan and Authorization (if applicable) attached? Yes ( )
b i ~2jV_.____
No ( )}//}.
Date transmitted to the Board of Adjustments:
Meeting Date: -; ij/_.1J___ Applicant Notified of Date: _":'le;...J.._..____
Board's Decision:
Approved ( )
Denied ( )
Notice of Board Decision mailed to Applicant/Owner:
PAGE 2
A Special Exception is a deviation from the requirements of the
Zoning Ordinance. Before they grant a special exception, The Board of
Adjustments must determine that the exception is not contrary to the
best public interest and will not adversely affect the value or use of
adjoining property.
Special exceptions may be granted for the following items only:
(1) The reconstruction of or addition to a building occupied
by a non-conforming use. Additions cannot extend past
the lot occupied by the original structure or use. The
reconstruction or use cannot prevent the property from
returning to a conforming use.
(2) Deviation of yard requirements under the following cir-
cumstances:
(a) Exceptions to front yard requirements if front yard
setbacks are not met on abutting pieces of property.
(b) Exception to rear yard setbacks if any four (II) lots
within a block do not meet setback requirements.
(c) Exceptions to yard requirements on corner lots.
(d) Exceptions to front yard requirements if existing
front yard setbacks on a block are not uniform.
(3) Waiving or reduction of off street parking and loading
requirements if the Board feels they are unnecessary
for the proposed use of a building or piece of property.
Please remember it is the Applicant's responsiblity to prove
that a Special Exception will meet the above conditions.
If there is not adequate room on the remainder of this form to
list all pertinent information, please feel free to attach an
additional letter or any information and exhibits you feel the Board
should consider.
FACTS RELEVANT TO THIS MATTER:
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PAGE 3
TYPE OF RELIEF BEING SOUGHT:
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TH~_GROUNDS FOR THE REQUEST:
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I -
CED/1-'87
ReQuested For:
Zonin~:
ReQuested By:
Tyoe of ReQuest:
Bac~ound:
Analysis:
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~P~~ll~~~~~~I~I~I-~~~~~~H
Sodaro's Tea Room located at 317 W. Main Street and further
described as Lot 3; Block 39; Town of La Porte (see Exhibit A).
GC (General Commercial)
Mike and Debbie Sodaro, property owner.
A special exception to waive the off street parking requirements
of Zoning Ordinance Section 10-609. The exception is
requested under the provisions of Zoning Ordinance Section 11-
605.2.c.
The applicant plans to open a tea room, a type of small cafe, in
the building located at 317 West Main Street. This a permitted
G.c. use. The building contains approximately 1,000 square
feet of floor area. Under the terms of the Zoning Ordinance
Section 10-609, an eating establishment of this size is required
to have a minimum of 14 off street parking spaces. Due to the
manner in which the Main Street business district is developed,
it is not practically possible to develop off street parking. The
applicant is, therefore, requesting a special exception to Zoning
Ordinance parking requirements.
Zoning Ordinance Section 11-605.2 defines a special exception
as a specifically enumerated "deviation from the requirements
of the Zoning Ordinance." Section 11-605.2.c allows the Board
to consider "reduction or elimination of required parking".
The Zoning Ordinance also requires the Board to grant special
exceptions only:
· ''when...such exception will not adversely affect the value
or use of adjacent or neighboring property."
Page 2 of 3
Zoning Board of Adjustment
SE93-004
· when such exception will not ''be contrary to the best
public interest."
Parking in the Main Street business district is provided by
parallel parking along Main Street and the intersecting side
streets. The 100 block of South 3rd Street has been constructed
in manner that allows for "head in" parking. The alley in this
block is surfaced (shell and gravel) and used for vehicular
traffic (see Exhibit A). The area behind the applicant's
building is access able from the alley and available for deliveries
and employee parking. This is common practice in the Main
Street district.
The other businesses on this block area are an office supply, a
resale shop and an antique/furniture refinishing shop. The
parking available has been adequate to meet the needs of the
existing businesses. There also appears to be enough additional
capacity to accommodate the needs of a small cafe. Based on
the amount of parking currently available, granting this
exception should not adversely affect neighboring properties
and businesses.
As noted, this business is a permitted General Commercial use.
It will be required to comply with all other City Ordinance and
County food and health requirements. A tea room should be
compatible with the surrounding retail shops. Granting an
exception to parking requirements should not be contrary to the
best public intrest.
A final issue to be considered is that of need and hardship. As
illustrated on Exhibit A, there is no property available for on
premise customer parking. There is, however, adequate street
side parking available. To strictly enforce ordinance parking
requirements when a viable alternative is available would
impose an unreasonable hardship on the applicant.
Page 3 of 3
Zoning Board of Adjustment
SE93-004
Conclusion:
Anneal:
Based on the facts of this case, the staff recommends granting
Special Exception SE93-004 as follows:
The parking requirements of Ordinance
1501, section 10-609 shall.be waived for
the business located at 317 West Main
which is identified as Sardo's Tea Room.
This special exception shall apply to future
businesses of the same occupancy
classification (as determined by the
Standard Building Code) which might
occupy these premises.
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.
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