Zoning Board of Adjustments Minutes - 02/19/1997MINUTES
BOARD OF ADJUSTMENT
February 19, 1997
PRESENT:
Tom Hill, Chairman 0 Members
Roger Murphy 0
Charles A. Peters, III 0
David Seaton 0
John Key 0 Alternate #2
James Heath 0 Alternate #4
David A. Clark, Director of Community Development 0 City Staff
Steve Seese, City Planning Administrator 0
Paul Stillson, Planner II 0
Diane Parker, Recording Secretary 0
ABSENT:
Ray Hanold 0 Alternate #1
Bobby Redwine 0 Alternate #3
I. CALL TO ORDER
The meeting was called to order at 1:30 p.m. by Chairman Hill.
II. APPROVAL OF MINUTES
Mr. Murphy made a motion to approve the September 18, 1996 minutes. Mr. Peters seconded the
motion. The motion was passed with a unanimous vote.
III. VARIANCE
A. V 97-01
Reduce Exterior Setback to Fifteen Feet
5602 Old Lake Road
Case No.: V 97-01
Applicant: Gary Broyles
Property Owner: Classic Builders
Requested Action: Variance
Purpose: To reduce the required setback on the west property line from 25
BOARD OF ADJUSTMENT FEBRUARY 19, 1997 PAGE 1 of 3
Property:
Legal Description:
Existing Land Use:
Zoning:
Surrounding Land Use & Zoning
feet to 15 feet
5620 Old Lake Road
Proposed Lot 1, Classic Subdivision
Vacant lot
Residential Mixed Use
North: Commercial, HC
South: Vacant, Lake Wichita Dam, RMU
East: TU Electric Substation, HC
West: Vacant, RMU
Commentary.
The applicant is requesting a variance from Section 3290 (5) of the Zoning Ordinance for a
planned mini -warehouse at 5620 Old Lake Road. Section 3290 (5) requires a 25 foot exterior side
setback for all non-residential buildings in a Residential Mixed Use zone. The variance would
allow a reduction of the setback along Old Lake Road to 15 feet; whereas a 25 foot setback would
be maintained along FM 2380. Located at the intersection of Old Lake Road and FM 2380, the lot
is a triangular in shape, being adjacent to a street on two sides.
A mini -warehouse is a conditional use in this district and the project will be considered on February
12, 1997 by the Planning & Zoning Commission. Approval of the site with a reduced setback
would be conditional upon the approval of this variance request. If this request is not approved, a
25 foot setback will be required.
Special Conditions/Hardships:
The applicant has cited the following special conditions/hardships:
1. "Old Lake Road dead ends shortly passed the South line of this property. The City of
Wichita Falls owns the adjoining property."
2. "This is undeveloped property, the extra area is needed for construction of proposed
development."
3. "There is no other development between Old Lake Road and FM Highway 2380."
4. "There will not be any other development between Old Lake Road and FM Highway 2380."
Recommendation:
Staff finds that the irregular shape of the lot, caused by the intersection of two street rights -of -way
is an usual circumstance that is not due to the actions of the applicant. Because of the angle of
convergence of the two streets, the lot comes to a narrow point resulting in a smaller than usual
building area. This reduced building area is the result of a greater amount of the lot being within
the 25 foot setback area.
South of the applicant's lot, Old Lake Road was changed into a dead-end street with the
construction of the Holliday Creek Drainage project. Although the street has a right-of-way width of
60 feet, the pavement of the remaining road is only a 24 foot wide section, with no plans to widen
it. The City of Wichita Falls owns the land south of the applicant's lot; a majority of which is taken
up with the spillway and channel (see land use map). This area is now shown in the floodplain or
floodway. However, the area of the floodplain will be reduced when new flood maps are prepared
for the area.
_BOARD OF ADJUSTMENT FEBRUARY 19, 1997 PAGE 2 of 2
The shape of this lot limits the site design in terms of building location, parking location, and
maneuverability of vehicles. Staff recommends approval of this variance.
Conditions of Building Permit Approval:
This development must meet all Planning and Building Inspection requirements.
Two surrounding property owners were notified of this request. No responses were received.
Mr. Seese distributed a site plan of the proposed development. He also stated the State has
scheduled FM 2340 for widening in the future.
Mr. Key made a motion to approve this variance. Mr. McKinney seconded the motion. The
variance was approved with a unanimous vote.
IV. ADJOURN
The meeting was adjourned at 1:35 p.m.
Mr. Bill Daniel, Council Liaison, and Mr. Bobby Redwine, Board member, arrived after this extremely
brief meeting had adjourned.
Tom Hill, Chairman
Date
_BOARD OF ADJUSTMENT FEBRUARY 19, 1997 PAGE 3 of 3