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Home My WebLink About09-25-1997 Regular Meeing and Public Hearing• • MINUTES Z~NG BOARD OF ADJUSTM~T MINUTES OF SEPTEMBER 25,1997 Members Present Chairperson Deborah Bernay, Board Members Sidney Grant, Willie Walker, Bob Capers, John Willis, Ruben Salinas, Rod Rothermel Members Absent C~ Staff Present Director of Planning Guy Rankin, Assistant City Attorney John Armstrong, Planning Secretary Peggy Lee I. CALL TO ORDER. Meeting was called to order by Chairperson Bernay at 7:00 PM. II. APPROVE THE MINUTES OF THE APRIL 24,1997 MEETING. V~rth no objections from the Board, Chairperson Bemay declared the minutes approved as presented. III. CONSIDER APPEAL OF THE ENFORCING OFFICER'S DECISION #A97-003. APPLICANT IS APPEALING THE BUII~ING OFFICIAL'S DETERMINATION`THAT THE REMOVAL. OF A MOBILE HOME FROM THE PROPERTY LOCATED AT 208- PINE BLUFF CONS'ITTUTED AN ABANDONMENT OF A NONCONFORMING USE. Guy Rankin presented staff s report. Mr. Rankin explained that the. applicant, Brenda Rogers (property owner) has appealed the Building Official's determination. that removal of a mobile home from 208 Pine Bluff constituted abandonment of a nonconforming use and replacement of the mobile home could not be allowed Public notices were mailed to 23 surrounding property owners. Gne reply was received in favor of the appeal; one opposed; and four were retained undeliverable. Staff recommended denial of the Appeal. A. PROPONENTS Chairman Bemay swore in Brenda Rogers. Ms. Rogers informed the Board that she never intended to abandon her rights. B. OPPONENTS There were none. Zoning Board of Adjustme~ • Minutes of September 25, 1997 Page 2 of 2 A motion was made by Bob Capen to deny Appeal of the Enforcing Officer's Decision #A97-003. The motion was seconded by Ruben Salinas. All were in favor and the motion passed. IV. STAFF REPORTS There were none. V. ADJOURN Chairperson Bernay declared the meeting duly adjourned at 7:17 PM. Respectfully submitted, Peggy e, Secretary, Board of Adjustment Approved on this the 23'~ day of October , 1997. ~' a. i; e orate B Chairperson, Board of Adjustment • • SPECIAL EXCEPTION #SE 97-004 • CST'Y OF LA PORTS • ZOtJING BOARD OF ADJUSTMENT SPECT~L EXCEPTION REQUEST ~;pplication ?ic.: _7- 4ll OFFICE_US.E_._ONLY: Fee.;.___?50.00 Date Rece_ved: ~D.-a. 9. - Receipt Pao.: vDOb ~~~- NOTE: This Fee is Non-Refundable Regardless of the Board's Decision. Applicant: ouc-, -,~~.__ ~~____.~,_~-~nE ~2._~ ~ ~ - --~ --.-~------------.. Name - ~ ~ + ___. 3 ay ~is2~ ~ 20 ~n I.-~-Po2r~ P H : "1 ! -_ 2. "7'~~0 _ Address I am the owner of the herein described property. I have authorized _._.__~____._,_ to act on my behalf in this matter. Own e r ~ : S~~ ~ .----~------------ -~----------------- Name _ PH: Address I an- requesting a Special Exception to Sect. I I - boy ~U_ B $ of the City Zoning Ordinance No. 1501. I am requesting this Special Exception for ' property located at 202 N•1$'~.__LaPa~?-rE___ GoTs -it~_~u~~y onj Address Lega=1 Description i~LoC:k ~q-o ~4NO AUAw~s__~T__ t3a.~rwa~rJ 1$~~-EWo L1L~---------._- _-- {/S 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 mum o 'de Aut ation to act on the Owneris behalf. ~- _l~-.-_Z - ~ ~ -- ---- `~--- ---- Date r plicant's Signature OFFICE USE ONLY Site Plan and Authorization (if applicable) attached? Yes (v~ No ( ) Date tr•ansn~itted to the aa5oard of Adjustments: _-___ ___._.__ Meeting Date: ~~1~3~_/Z__. App' icant Not.. ied o= Date: ------.----.__-.- Board' ~ Decision: -1p~r•oved f 1 rleni~d ) iIOC_Ce C. .Car:] .'eCy~lOn .aa=_er'i .. .. Apu__.. n~. _;vn°_;' • -----..._..__._.~._-- • • ? GE 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 except;ions 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 n,et on abutting pieces of property. (b) Exception to rear yard setbacks if. any four (4) 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 are additional letter or any information and exhibits you feel the Board should consider. FACTS RELEVANT TO THIS MATTER: xF'---.LC?l~?tJt%.~~ ~;CiLDlNUS__Lir'~2E_._.~i~r_.__Lni_._i~~$~..Z`..-.,..~,,c~ c~~_....w~i~N ~i W$_S. _ _o~ _ __ 1. Q_ _ _f5~;~7-.._.l~ir~T_._. T~__.~~ ._._~2c P!~~'s`l....._l-i_v ~_ _ _IN.... ~`_t~?~ _ ~? _S.t?~~4L FYeir,QT-on~ w~s._~~-~4._._E~P _.fl.!!~.D.._. ~-ivs..~l Gti- a-~~,e~-i~2 _1~T~y51Gt-?_ ,~Lctica ~~Va_fLa~._-_ S~2kG~___ A~n~7.- -~'2t.CC-~iz.__._C:.RAN~__ i,~~T~~?~%.T---..-.~_~-iLD_).,v~t .._ i~in.LT.---- • • P ~G 3 TYPE OF RELIEF BEING SOUGHT: 2.~ca1~.S-L_~~NaT ~ ~i.~ ALL~w~(_~~ gU(LD -~`L_.~XSc~1~c~j _~H ( Ft SNptC..l.~__g~_. ~JwA-L_~ S ;~2L1G~=~-,~_-L/~ ~ l_l N` .-•--1"1.0'1-f__ M~` _~(!~'3'In1 ~j - - i I - - - i __.~2s11~.- ~1.>~iC~ - 1,~+-l ~ GN f 5 __._ AP~/iefc, ~ C~1~-~.~I~Z 6 J ~F r o ~ ~ ~ _ THE. GROUNDS FOR THE REQUEST: • ~ STAFF REPORT OCTOBER 23, 1997 SPECIAL EXCEPTION REQUEST #SE 97-004 REOUESTED FOR: 202 N. 18~' Street, which is further described as Block 690; Lots 1-16, the alley and the closed West Adams Street right-of--way; Town of La Porte, Texas. REQUESTED BY: Douglas F. Latimer, property owner. (Mechanical Repair and Engineering, Inc.) ZONING: Light Industrial (LI) PURPOSE OF REQUEST: To allow construction of a roofed over pazking structure for the: parking of equipment. The unenclosed addition would be attached to and in line with the existing building,:which. . is located. six inches (6"); off the.front property line: (See Exhibit A) Background: Mechanical Repair andEngineering; Inc.. is an. existing machine shop specializing in the repair of heavy industrial equipment. The zoning at this location is appropriate for this type of establishment. At the time of construction, the structure met all zoning requirements; however, the adoption.of current Zoning Ordinance #1501 rendered the structure non-conforming due to the change in the front yazd setback requirements. The original structure at the corner of N. 18~' Street and West Polk Street was built in 1978. According to records, additions to this structure occurred in 1979, 1980, and 1981. At that time, a structure could be built up to the property line so the proposed six-inch (6") front yard setback met City requirements. Mechanical Repair - #~97-004 • 10/23/97 - Boazd of Adjustment Meeting Page 2 of 4 This was not the case in 1988 when the property owner wished to add another building addition. The adoption of Zoning Ordinance 1501 changed City requirements and structures were now required to have a lazger front yard setback. In order for the overhead crane tracks to be extended from the existing structure to the proposed addition, the property owner requested and was granted Special Exception #SE 88-008. The granting of this Special Exception enabled him to expand his business by adding a 90 X 80' shop and storage area. That addition was attached to and in line with the existing structure on the property. The proposed 90 X 100' roofed over (unenclosed) structure being considered at this time would be located on Lots 1, 2, part of Lot 3 and, part. of the closed West Adams Street right-of--way. As noted on the• exhibit attached, the property owner closed and purchased the street right-of-- ~way in 1995 by Ordinance°#95'=2032-A. In order.~to. extend. the overhead.crane:tracks~from:the.existing.building:into the new parking structure;.theproperty owner is again. requesting.approval of a six-inch (6") front yard setback. Analysis: The applicant is requesting. an exception to allow deviation from the setback requirements of the Zoning Ordinance. The exception is being. requested under the terms of Zoning Ordinance Section 11-605, which allows deviations to yard requirements in the following circumstances. • An exception from the front yazd requirements where the actual front yazd setback of any abutting lot does not meet the front yazd requirements. • A reaz yard exception where the actual reaz yazd setback of any four or more lots in the same block does not meet the reaz yazd requirements of these regulations. • A yazd exception on corner lots. Mechanical Repair - ~97-004 • 10/23/97 -Board of Adjustment Meeting Page 3 of 4 The Zoning Ordinance defines a special exception as a specified enumerated deviation from Zoning Ordinance requirements. The Board is empowered to grant a special exception when it finds the following: • Granting the exception will not adversely affect the value, or use of neighboring property. • Granting the exception will not be contrary to the best public interest. Regarding this request, the relief being requested is covered by the terms of the Special Exception Section. • The front yard setback of the existing building, is six inches (6"). The applicant.would like to build the:proposed.roofedover:.(unenclosed) structure additions with the same• setback. As.proposed,~this.addition (See-Exhibit A) will>meet.all. other~applicable zoning.requirements... Side and rear setbacks will be met. The maximum: seventy- percent (70%) lot coverage allowed. in a LI zone will not be exceeded. Based on the proposed use of the addition for parking of equipment, existing parking is adequate. Conclusion: Based on the facts and considerations noted above, staff recommends granting Special Exception #SE 97-004 with the following condition. • Special Exception #SE 97-004 be noted on the minor development site plan that must be submitted to and reviewed by the City for the issuance of a building permit. Mechanical Repair - ~97-004 10/23/97 -Board of Adjustment Meeting Page 4 of 4 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 211.011, 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. • • ExH:IBTT~ x L r A ~. • O N > . OZa M s x %f r s ro sos mm ~ ~`°°e _ . w gTgw x v Ber z oss v DD- ti m rnn I~1 TNOa O H ~.. 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