HomeMy WebLinkAbout07-27-95 Regular Meeing and Public Hearing
l\fiNUTES
ZONING BOARD OF ADJUSTMENT
JULy 27, 1995
Chairman Deborah Bernay, Board Members Willie Walker,
Sidney Grant, Ruben Salinas, John Willis
Members Present:
Members Absent:
Bob Capen, Jim Zoller
, City Staff Present:
Director of Planning Guy Rankin, Chief Building Official Mark
Lewis, Assistant City Attorney John Armstrong, Planning
Secretary Peggy Lee
I. CALL TO ORDER
Meeting was called to order by Chairman Bernay at 7:02 PM.
II. ADMINISTER OATH OF OFFICE TO REAPPOINTED BOARD CHAIR.
John Armstrong administered the Oath of Office to Chairman Deborah Bernay.
ID. SELECT BOARD VICE CHAIR.
A motion was made by Ruben Salinas to nominate Sidney Grant as Vice Chairman.
The motion was seconded by John Willis. All were in favor and the motion passed.
IV. APPROVE THE MINUTES OF THE JULY 6, 1995, ZONING BOARD OF
ADJUSTMENT MEETING.
Chairman Bernay declared the minutes approved with the correction that Director of
Planning Guy Rankin and Board Member Ruben Salinas were present for the July 6,
1995, meeting.
V. CONSIDER VARIANCE REQUEST V95-003, WHICH HAS BEEN
REQUESTED FOR 2225 SENS ROAD. THE VARIANCE HAS BEEN
REQUESTED FOR THE PURPOSE OF ALLOWING CONSTRUCTION OF A
NEW BUILDING WITH A SIDE SETBACK TO BE REDUCED FROM 30 Fr.
TO 15 Fr.
Mr. Lewis presented staffs report for Variance Request V95-003. Eleven (11) public
notices were mailed to surrounding property owners. Two were returned in favor and
none returned in opposition of the variance; one was returned undeliverable.
Page 2 of 3
Zoning Board of Adjustment
Minutes of July 27, 1995
Mr. Lewis noted that the variance was requested by Ron and Bonnie Natole, the
owners of the property located at 2225 Sens Road. The Natoles requested a side
setback variance from 30 feet to 15 feet, due to the narrowness of the tract, to allow
for construction of a new building. Mr. Lewis added that setback variances have
been granted for the businesses on either side of the property, Cooperheat and, Forrest
Services.
Staff's review of the request found the following:
1) Strict enforcement of ordinance requirements would create a hardship
for this property.
2) The hardship is created by the narrowness of the property.
3) If developed in accordance with the terms of the variance, the facility
will satisfy Zoning Ordinance performance standards. The variance
will, therefore, preserve the spirit of the Zoning Ordinance.
4) If developed as proposed, the facility will comply with all applicable
City Ordinance requirements.
5) Based on the factors noted above, granting the variance will not be
contrary to the best public interest.
Staff recommended granting the variance subject to conditions.
A. PROPONENTS
Chairman Bernay swore in Ronald Natole. Mr. Natole asked the Board
to consider granting the variance and offered to answer any questions
the Board may have.
B. OPPONENTS
There were none.
A motion was made by Sidney Grant to grant Variance Request #V95-003 subject to
the following conditions:
Page 3 of 3
Zoning Board of Adjustment
Minutes of July 27, 1995
1) Building line setback adjacent to the southern boundary of the subject
tract shall be reduced to 15 feet.
2) The terms of this variance and the date on which it has been approved
shall be noted on the M~or Development Site Plan that is to be
submitted for this project.
3) Except as specifically noted above, this variance does not waive, alter
or supersede any ordinance requirements of the City of La Porte.
The motion was seconded by Ruben Salinas. All were in favor and the motion
passed.
VI. STAFF REPORTS
There were none.
VII. ADJOURN
Chairman Bernay declared the meeting duly adjourned at 7:20 P.M.
Respectfully Submitted,
~~
Pegg ,.
Planning Secretary
Minutes approved on the 28th day of
March
, 1996.
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Staff Report March 29, 1996
Appeal of the Enforcement Officer's Decision #A96-001
Requested By:
James Forrest, property owner.
Requested For:
A 1.5930 acre tract and a 1.0179 acre tract, both out of the Enoch Brinson Survey, A5, which
are collectively described as being located at 2231 Sens Road. (See Exhibit A)
Zonin~:
Business Industrial (BI) (See Exhibit B)
Purpose of Request:
The applicant is appealing the decision of the Enforcing Officer to deny a building permit for
construction of a new 17,000 square foot building addition. The permit was denied based on
failure of the building to maintain the 40 foot rear building setback required for structures
located in BI zones.
Back~ound:
As noted in the heading section of this report, the tract in question is located in a Business
Industrial zone. Zoning Ordinance Section 7-600, requires that buildings located in BI zones
maintain a 40 foot setback adjacent to rear property lines. As shown on the applicant's site plan,
the proposed building would have a rear setback of only 20 feet. Based on this failure to
maintain the proper setback, the Enforcing Officer was obligated to deny the requested permit.
As illustrated on Exhibit A, the site setback (south side) of the proposed addition would be 15
feet. In 1994, the Board of Adjustment granted variance V94-002, allowing a side setback of
15 feet adjacent to this property face. The proposed addition would comply with the terms of
this earlier variance. Side setback is not a factor, or consideration in regards to this appeal.
Analysis:
Zoning Ordinance Section 11-604 establishes the conditions under which the Board may grant
an appeal. The guidelines are as follows:
. That there is a reasonable difference of interpretation as to the specific intent
of the zoning regulations or zoning map, provided the interpretation of the
enforcement officer is a reasonable presumption and the zoning ordinance is
unreasonable.
. That the resulting interpretation will not grant a special privilege to one
property inconsiste~ with other properties or uses similarly situated.
. The decision of the Board must be in the best interest of the community and
consistent with the spirit and interest of the City's zoning laws and the
Comprehensive Plan of the City of La Porte.
I
In terms of this request, there is no real question regarding the specific intent of the Zoning
Ordinance, or map. Setback requirements are clearly spelled out by Ordinance. Zoning district
boundaries are clearly defmed on the City's Zoning Map.
The Enforcing Officer's decision to deny the permit was also reasonable. Given the clear
regulations established by the Zoning Ordinance and Map, denial of the permit was the only
action the officer was able to take.
What is at issue is the question as to whether the Zoning Ordinance's intent, as it applies to this
specific property, is reasonable. In order to answer this question, it is necessary to examine the
intent behind BI setback regulations.
Ordinance Section 7-200 establishes the purpose behind BI regulations.
. The purpose of the Business/Industrial Park District is to provide for the
establishment of industrial development that is compatible with surrounding
or abutting residential districts and to encourage high level performance
standards. Development in the Business/Industrial Park District is limited
to administrative, wholesaling, manufacturing and related compatible uses,
with suitable open spaces, landscaping and parking areas.
As noted in the preceding paragraph, BI zones are intended to act as buffers between residential
areas and more intense industrial activities. Building setback is one means of achieving this
buffering effect. Another reason for the somewhat large setbacks relates to the types of business
activity that are allowed in BI zones. The majority of uses permitted in BI zones are either
trucking related, or rely on trucking for pick up and delivery. In the context of this appeal, the
question is whether a 40 foot rear setback on this property is necessary either for buffering, or
to facilitate on site truck maneuvering and circulation.
As illustrated on Exhibit A, the rear property line of the applicant's tract directly abuts an
adjoining property. There is no intervening road or easement. As illustrated on Exhibit B, the
applicant's rear property line is also a zoning boundary. The abutting property is zoned Light
Industrial (LI). LI setback from side and rear property lines is lO feet.
Regarding buffering, staff would note the following:
· Buffering is most critical along the Sens Road face of the applicant's property.
Existing front building setback, in conjunction with appropriate landscaping can
provide adequate buffering for the non-industrial uses located on the west side of
Sens Road.
· Buildings located on adjoining LI tracts could be located within 20 feet of each
other.
· The applicant's requested 20 foot rear setback would insure a separation of at
least 30 feet from any building located on the adjoining tract.
· It is not necessary, nor is it the intent of the Zoning Ordinance to buffer between
BI and LI developments.
As buffering does not appear to be a great concern, the next question to consider is on site
maneuvering of truck traffic. Regarding this issue, staff would note that the 1994 variance
granted for this site, was in part approved based on the relative narrowness of the property, and
the need to create an area that could accommodate the maneuvering of large trucks. In this
regard, the variance has been successful in accomplishing its intended purpose. As illustrated
on Exhibit A, there is more than adequate maneuvering area to accommodate any truck traffic
likely to pass through this site.
Based on these factors, it would appear that a strict application of zoning setback would, as
applied to this property, result in an unreasonable standard.
With this in mind, the next issue to consider is special privilege. In this regard, staff would note
that another property "similarly situated" would be eligible for similar considerations by the
Board. As with this case, any future appeals would be considered on their own merits. As
there is nothing exclusive about access to the Board of Adjustment, granting this appeal, based
on unique property conditions, would not constitute any special privilege.
The fmal consideration is compliance with the spirit and intent of the Zoning Ordinance and
Comprehensive Plan. As noted in the discussion of buffering, granting this appeal would not
interfere with the ability of this property to function as a buffer. Granting the appeal would not
interfere with the ability of the facility to adequately accommodate on site maneuvering of truck
traffic.
Based on these considerations, granting this appeal would not be contrary to the intent or spirit
of the Zoning Ordinance or Comprehensive Plan. There is, however, one more issue relating
to this consideration. This is landscaping.
The Forrest Services facility pre-dates the City's landscaping requirements. In accordance with
the terms Variance V94-002, some landscaping was planted at the facility. It does not by itself, ,
however, really satisfy the intent of the Zoning Ordinance to have BI developments maintain
"high performance standards".
Staff would recommend that as a condition of granting this appeal, the applicant be required to;
provide additional landscape screening. Exhibit C illustrates a recommended planting plan.
Conclusion:
· Staff's decision to deny the requested permit was proper and the only action that
could be taken based on ordinance requirements.
· As applied to this specific site, strict application of BI rear setback requirements
appears to be unreasonable.
· Granting this appeal would not convey any special privilege to this property.
· Granting this appeal would not violate the spirit or intent of the Zoning
Ordinance, or Comprehensive Plan.
Based on these considerations, staff recommends granting Appeal of the Enforcement Officer's
Decision #A96-001, subject to the following condition:
· Landscaping be installed as specified by Exhibit "C" to this report.
Appeals:
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 Vernon's Texas Codes Annotated, Local Government Code, Section
211. 0 11, 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.
LEGEN-D
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MH MANUFACTURED HOUSING 2
,i-I LOW DENSITY RESIDENTIAL
, ,-2 MEDIUM DENSITY RESIDENTIAL
1-3 HIGH DENS'ITY RESIDENTIAL
NC NEIGHBORHOOD COMMERCIAL
GC GENERAL COMMERCIAL
BI BUSINESS INDUSTRIAL PARK
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