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10/11/2021-BOA-Agenda Packet-Regular (2)AGENDA BOARD OF ADJUSTMENT MONDAY, OCTOBER 11, 2021 7:00 PM HISTORIC CHURCH BUILDING ­ 403 NORTH 7TH STREET SANGER, TEXAS 1.Call Meeting to Order, Establish a Quorum (Roll Call), Invocation. 2.CITIZEN INPUT: (Citizens are allowed 3 minutes to speak. The Board of Adjustment is unable to respond or discuss any issues brought up during this section.) 3.CONSENT AGENDA: a.Approval of Minutes 1.MINUTES FROM MARCH 8, 2021 4.Consider Any Items Removed from Consent Agenda. REGULAR AGENDA 5.614 N 2ND ST ­ VARIANCE Conduct a public hearing and consider a request for variance from Chapter 14 Planning and Zoning ­ Article 14.100 Zoning Ordinance Adopted, Section 18.1.1 Use Regulation, 18.2 Height Regulations, 18.3.1.a Area Regulations, & 18.6 Border Fencing. (Hammonds) 6.INFORMATION ITEMS: 7.FUTURE AGENDA ITEMS: (The purpose of this item is to allow the Mayor and members of the Board to bring forward items they wish to discuss at a future meeting, A Board Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. Items may be placed on a future meeting agenda with a consensus of the Board or at the call of the Mayor). 8.ADJOURN. I, the undersigned authority, do hereby certify that this Notice of Meeting was posted on the City Website, and on the bulletin board, at the City Hall of the City of Sanger, Texas, a place convenient and readily accessible to the general public at all times. Said notice was posted on the following date and time, and remained posted continuously for at least 72 hours prior to the scheduled time of said meeting and shall remain posted until meeting is adjourned. Page 1 AGENDABOARD OF ADJUSTMENTMONDAY, OCTOBER 11, 20217:00 PMHISTORIC CHURCH BUILDING ­ 403 NORTH 7TH STREETSANGER, TEXAS1.Call Meeting to Order, Establish a Quorum (Roll Call), Invocation.2.CITIZEN INPUT:(Citizens are allowed 3 minutes to speak. The Board of Adjustment is unable to respond or discuss anyissues brought up during this section.)3.CONSENT AGENDA:a.Approval of Minutes1.MINUTES FROM MARCH 8, 20214.Consider Any Items Removed from Consent Agenda.REGULAR AGENDA5.614 N 2ND ST ­ VARIANCEConduct a public hearing and consider a request for variance from Chapter 14 Planning and Zoning­ Article 14.100 Zoning Ordinance Adopted, Section 18.1.1 Use Regulation, 18.2 HeightRegulations, 18.3.1.a Area Regulations, & 18.6 Border Fencing. (Hammonds)6.INFORMATION ITEMS:7.FUTURE AGENDA ITEMS:(The purpose of this item is to allow the Mayor and members of the Board to bring forward items theywish to discuss at a future meeting, A Board Member may inquire about a subject for which notice hasnot been given. A statement of specific factual information or the recitation of existing policy may begiven. Any deliberation shall be limited to a proposal to place the subject on an agenda for asubsequent meeting. Items may be placed on a future meeting agenda with a consensus of the Board orat the call of the Mayor).8.ADJOURN.I, the undersigned authority, do hereby certify that this Notice of Meeting was posted on the CityWebsite, and on the bulletin board, at the City Hall of the City of Sanger, Texas, a place convenient andreadily accessible to the general public at all times. Said notice was posted on the following date and time, and remained posted continuously for at least 72 hours prior to the scheduled time of said meeting and shall remain posted until meeting is adjourned. October 8, 2021 at 11:40 a.m. Kelly Edwards, City Secretary City of Sanger, Texas Date/Time Posted This facility is wheelchair accessible and accessible parking spaces are available. Requests for additional accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the City Secretary's office at (940) 458­7930 for further information. Page 2 Board of Adjustment AGENDA MEMO AGENDA ITEM NO. AGENDA MEETING DATE: October 11, 2021 TO: John Noblitt, City Manager FROM:  ITEM/CAPTION: MINUTES FROM MARCH 8, 2021 AGENDA TYPE:  ACTION REQUESTED:   BACKGROUND: LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK: FINANCIAL SUMMARY ­ FUNDING/FISCAL IMPACT: FUNDS: STAFF RECOMMENDATION/ACTION DESIRED: ATTACHMENTS: Description Upload Date Type March 8, 2021 10/8/2021 Cover Memo Page 3 MINUTES BOARD OF ADJUSTMENT MONDAY, MARCH 8, 2021 7:00 PM HISTORIC CHURCH BUILDING ­ 403 N 7TH STREET SANGER, TEXAS COMMISSION MEMBERS PRESENT: Sally Amendola, Allen McAlister, Shane Stone, Phillip Surles, Jackie Turner, Bo Cooper COMMISSION MEMBERS ABSENT: Matt Fuller, Jason Miller STAFF MEMBERS PRESENT: Director of Development Services Ramie Hammonds, Permit Technician Stefani Dodson, City Engineer Tracy LaPiene 1.Call Meeting to Order Phillip Surles called the meeting to order at  7:01 p.m. 2.Determine a Presence of Quorum. A quorum is present. 3.Pledge 4.Consider and Possibly Adopt Minutes a.Minutes 7­13­2020 Sally Amendola made a motion to accept the minutes with the add of Allen McAlister name as present.  Motion was seconded by Bo Cooper.  Motion passes unanimously with a 6­0 vote. 5.501 N Stemmons ­ Setback Variance Conduct a Public Hearing and Consider, Discuss, and Possibly Act on a Variance from Chapter 14 Planning and Zoning ­ Article 14.100 Zoning Ordinance Adopted, Section 23.3.1.b & c Setbacks. Director Hammonds goes over the staff report.  She explains the board will be seeing more of these types of variance request as the I35 expansion.  She explains that they are requesting a zero lot line with Pecan and Frontage rd.   Open Public Hearing at 7:05 pm Close Public Hearing at 7:06p.m. Sally Amendola asked if they will be doing some sort of landscaping to replace what will be taking. Page 4 MINUTESBOARD OF ADJUSTMENTMONDAY, MARCH 8, 20217:00 PMHISTORIC CHURCH BUILDING ­ 403 N 7TH STREETSANGER, TEXASCOMMISSION MEMBERS PRESENT:Sally Amendola, Allen McAlister, Shane Stone, Phillip Surles, Jackie Turner, Bo CooperCOMMISSION MEMBERS ABSENT:Matt Fuller, Jason MillerSTAFF MEMBERS PRESENT:Director of Development Services Ramie Hammonds, Permit Technician Stefani Dodson, CityEngineer Tracy LaPiene1.Call Meeting to OrderPhillip Surles called the meeting to order at  7:01 p.m.2.Determine a Presence of Quorum.A quorum is present.3.Pledge4.Consider and Possibly Adopt Minutesa.Minutes 7­13­2020Sally Amendola made a motion to accept the minutes with the add of Allen McAlister name aspresent.  Motion was seconded by Bo Cooper.  Motion passes unanimously with a 6­0 vote.5.501 N Stemmons ­ Setback VarianceConduct a Public Hearing and Consider, Discuss, and Possibly Act on a Variance from Chapter 14Planning and Zoning ­ Article 14.100 Zoning Ordinance Adopted, Section 23.3.1.b & c Setbacks.Director Hammonds goes over the staff report.  She explains the board will be seeing more of thesetypes of variance request as the I35 expansion.  She explains that they are requesting a zero lot linewith Pecan and Frontage rd.  Open Public Hearing at 7:05 pmClose Public Hearing at 7:06p.m. Sally Amendola asked if they will be doing some sort of landscaping to replace what will be taking. The applicant explains they will do what ever the City will require to be in compliance. Phillip Surles made a motion to approve variance at 501 N. Stemmons.  The motion was seconded by Allen McAlister.  Motion passes unanimously with a 6­0 vote. 6.Adjourn There being no further agenda items for discussion, Phillip Surles adjourned the Board of Adjustment  7:08 p.m. Page 5 Board of Adjustment AGENDA MEMO AGENDA ITEM NO. AGENDA MEETING DATE: October 11, 2021 TO: John Noblitt, City Manager FROM: Ramie Hammonds, Development Service Director ITEM/CAPTION: 614 N 2ND ST ­ VARIANCE Conduct a public hearing and consider a request for variance from Chapter 14 Planning and Zoning ­ Article 14.100 Zoning Ordinance Adopted, Section 18.1.1 Use Regulation, 18.2 Height Regulations, 18.3.1.a Area Regulations, & 18.6 Border Fencing. (Hammonds) AGENDA TYPE: Regular ACTION REQUESTED:  Approval  BACKGROUND: The applicant is requesting a variance from the following codes 14.18.1.1 stating no dwelling unit is constructed above another unit, and to allow for a dwelling unit to be constructed above another dwelling unit. This is a typical multifamily configuration. A variance from 14.18.2 stating no building shall be exceed thirty­five (35) feet, and to allow for a building height of forty­four (44) feet. This would allow for the units to have 12 foot ceilings and also allow for an elevator shaft. A variance from 14.18.3 stating there shall be a front yard having a required depth of not less than twenty­five (25) feet as measured from the front property line and to allow for a front yard of fifteen (15) feet. Currently 2 nd St. does not allow for street parking as it is the truck route. This would allow for additional on lot parking. A variance from 14.18.6 stating border fencing of wood or masonry, not less than six (6) feet in height shall be installed by the builder at the time of construction of any multifamily complex, along the property line on a perimeter not abutting a public street or right­of­way. The fence shall be maintained throughout the existence of the multifamily unit by the owner of the unit, and to allow for a fence not to be constructed along the property separating the Multifamily 1 (M­1) district from the Industrial 2 (I­2) district.  LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK: N/A FINANCIAL SUMMARY ­ FUNDING/FISCAL IMPACT: N/A Page 6 Board of Adjustment AGENDA MEMOAGENDA ITEM NO.AGENDA MEETING DATE: October 11, 2021TO: John Noblitt, City ManagerFROM: Ramie Hammonds, Development Service DirectorITEM/CAPTION:614 N 2ND ST ­ VARIANCEConduct a public hearing and consider a request for variance from Chapter 14 Planning and Zoning ­ Article 14.100Zoning Ordinance Adopted, Section 18.1.1 Use Regulation, 18.2 Height Regulations, 18.3.1.a Area Regulations, &18.6 Border Fencing. (Hammonds)AGENDA TYPE: RegularACTION REQUESTED:  Approval BACKGROUND:The applicant is requesting a variance from the following codes 14.18.1.1 stating no dwelling unit is constructed aboveanother unit, and to allow for a dwelling unit to be constructed above another dwelling unit. This is a typical multifamilyconfiguration. A variance from 14.18.2 stating no building shall be exceed thirty­five (35) feet, and to allow for abuilding height of forty­four (44) feet. This would allow for the units to have 12 foot ceilings and also allow for anelevator shaft. A variance from 14.18.3 stating there shall be a front yard having a required depth of not less thantwenty­five (25) feet as measured from the front property line and to allow for a front yard of fifteen (15) feet.Currently 2 nd St. does not allow for street parking as it is the truck route. This would allow for additional on lotparking. A variance from 14.18.6 stating border fencing of wood or masonry, not less than six (6) feet in height shall beinstalled by the builder at the time of construction of any multifamily complex, along the property line on a perimeter notabutting a public street or right­of­way. The fence shall be maintained throughout the existence of the multifamily unit bythe owner of the unit, and to allow for a fence not to be constructed along the property separating the Multifamily 1(M­1) district from the Industrial 2 (I­2) district. LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:N/AFINANCIAL SUMMARY ­ FUNDING/FISCAL IMPACT: N/A FUNDS: N/A STAFF RECOMMENDATION/ACTION DESIRED: Staff would recommend APPROVAL of the requested variances to codes 14.18.1.1, 14.18.2, 14.18.3. Staff would recommend DENIAL of the requested variance to code 14.18.6 as staff did not find adequate hardship for this variance. ATTACHMENTS: Description Upload Date Type Staff Report 10/8/2021 Cover Memo Location Map 10/8/2021 Cover Memo Application 10/6/2021 Cover Memo Letter of Intent 10/6/2021 Cover Memo Multifamily MF­1 Regulations 10/8/2021 Cover Memo Site Plan 10/6/2021 Cover Memo Page 7 BOARD OF ADJUSTMENT STAFF REPORT Meeting Date: October 11, 2021 Case Coordinator: Ramie Hammonds, Development Service Director Request: Conduct a public hearing and consider a request for variance from Chapter 14 Planning and Zoning - Article 14.100 Zoning Ordinance Adopted, Section 18.1.1 Use Regulation, 18.2 Height Regulations, 18.3.1.a Area Regulations, & 18.6 Border Fencing. (Hammonds) Applicant: Lee Allison, Allison Engineering Group Case Overview The applicant is requesting a variance from the following codes 14.18.1.1 stating no dwelling unit is constructed above another unit, and to allow for a dwelling unit to be constructed above another dwelling unit. This is a typical multifamily configuration. A variance from 14.18.2 stating no building shall be exceed thirty-five (35) feet, and to allow for a building height of forty-four (44) feet. This would allow for the units to have 12 foot ceilings and also allow for an elevator shaft. A variance from 14.18.3 stating there shall be a front yard having a required depth of not less than twenty-five (25) feet as measured from the front property line and to allow for a front yard of fifteen (15) feet. Currently 2nd St. does not allow for street parking as it is the truck route. This would allow for additional on lot parking. A variance from 14.18.6 stating border fencing of wood or masonry, not less than six (6) feet in height shall be installed by the builder at the time of construction of any multifamily complex, along the property line on a perimeter not abutting a public street or right-of- way. The fence shall be maintained throughout the existence of the multifamily unit by the owner of the unit, and to allow for a fence not to be constructed along the property separating the Multifamily 1 (M-1) district from the Industrial 2 (I-2) district. Notification Response Form Staff mailed 17 public hearing notices to the owners of properties within 200 feet of the subject property. No response forms have been returned at the time of this report. Staff Recommendation Staff would recommend APPROVAL of the requested variances to codes 14.18.1.1, 14.18.2, 14.18.3. Staff would recommend DENIAL of the requested variance to code 14.18.6 as staff did not find adequate hardship for this variance. Attachments • Location Map • Application • Letter of Intent • MF-1 Multifamily Regulations • Site Plan Page 8 P E C A N S T N 2 N D S T N 3 R D S T P L U M S T P E A C H S T N 1 S T S T 707 N 2ND ST 203 PLU M ST 612 N 3R D ST 804 N3RD ST 705 N 2ND ST 503 2ND ST 504 3RD ST 707 N 1ST ST 101 PLUM ST 513 N 2ND ST 511 N 2ND ST 709 N 1ST ST 502 3RD ST 704 N 2ND ST 610 N 2N D ST 706 N 2ND ST 705 N 1ST ST 702 N 2ND ST 703 N 1ST ST 614 N 2ND ST 209 PEACH ST 800 N 3RD ST 800 N 3RD ST 800 N 3RD ST 800 N 3RD ST 800 N 3R D ST 800 N 3RD ST 800 N 3RD ST Source: Esri, DigitalG lobe, G eoE ye, E arthstar G eographics, CNES/AirbusDS, USDA, U SGS, AEX, Getm apping, Aerogrid, IG N, IG P, sw isstopo, andthe GIS User C omm unity /Location Ex hibit: 614 N 2nd S t. VarianceProject: 21SANZ ON -0021 0 150 30075 Feet DISC LA IME R :This map w as generat ed by G IS data prov idedby t he S anger G IS Depart ment. The City of Sanger does not guarantee t he correc tnes s oraccuracy of any feat ures on this m ap. T hese m approducts are f or illustration purpos es only andare not suitable for s ite-spec ific dec ision m aking.GIS dat a is subject t o c onstant c hanges , andmay not be com plete, acc urate or current.Date: 9/25/2021 4:10:31 P MDoc Name: 21SANZ O N-0021_614_2ndSt_VarianceCity L imits Exhibits SubjectArea Page 9 City of Sanger 201 Bolivar / P.O Box 1729 Sanger, TX 76266 940-458-2059 (office) 940-458-4072 (fax) www.sangertexas.org VARIANCE APPLICATION Applicant Name: Company: Address: City, State, Zip Phone: Fax: Email: Submittal Checklist Site Plan Letter of Intent $200.00 Application Fee (Check Payable to City of Sanger) Describe the subject property (address, location, size, etc.): ____________________________________________________________________________________________________________ ____________________________________________________________________________________________________________ Describe the proposed variance (how much, where on the property, for what purpose): ____________________________________________________________________________________________________________ ____________________________________________________________________________________________________________ ____________________________________________________________________________________________________________ ____________________________________________________________________________________________________________ ________________________________________________________________________ Owner Signature Office Use Fee Date >ĞĞůůŝƐŽŶ ůůŝƐŽŶŶŐŝŶĞĞƌŝŶŐ'ƌŽƵƉ ϮϰϭϱE͘ůŵ^ƚ͘ ĞŶƚŽŶ͕dyϳϲϮϬϭ ϵϰϬͲϯϴϬͲϵϰϱϯ ůĂůůŝƐŽŶΛĂĞͲŐƌƉ͘ĐŽŵ ____________________________________________________________________________________________________________________________________________________________________________________________________ e ______09/15/2021__________________ Date 614 N. 2nd Street, property ID #s 58589 and 58587, approximately 0.92 acres Please see attached letter of Intent X X X Page 10 City of Sanger 201 Bolivar / P.O Box 1729 Sanger, TX 76266 940-458-2059 (office) 940-458-4072 (fax) www.sangertexas.org VARIANCE REQUEST A variance is permission to vary from the terms of the Zoning Ordinance, permission to construct something the Zoning Ordinance would otherwise prohibit because of unusual circumstances. Variance requests are considered by the Zoning Board of Adjustment following a public hearing. Variances are granted to relieve an unnecessary hardship or practical difficulty. A financial hardship is not justification for a variance. A variance request must include the contents listed below. The City of Sanger will act on the request through the process described herein. SUBMITTAL REQUIREMENTS: x Letter of Intent x Site Plan x Application form signed by the owner and describing the property x Application Fee APPLICATION FEES: $200.00 x The application fee covers part of the cost for the city to review and act on the rezoning request, including providing notice of the public hearings as required by law. x The application fee is non-refundable. MEETING DATES: The Zoning Board of Adjustment is scheduled to meet on the second Monday of each month, if there is business to be conducted. Meetings with no business are not held. Public hearings require both published and mailed notices to be made prior to the meeting. Application should be submitted about one (1) month prior to the meeting. Consult with City Staff prior to submitting your application for detailed scheduling information. Page 11 City of Sanger 201 Bolivar / P.O Box 1729 Sanger, TX 76266 940-458-2059 (office) 940-458-4072 (fax) www.sangertexas.org VARIANCE REQUEST PROCESS The process for considering and acting on a request for a Variance to the Zoning Ordinance involves the following steps: 1. Pre-Application Consultation: A pre-application consultation with the city staff is recommended for all proposed variances. Staff can describe the request process and the criteria used by the Board of Adjustment. 2. Application: The completed application, letter of intent, site plan, and application fee should be submitted to the Department of Development Services on or before the deadline. 3. Public Notification: State law and the Zoning Ordinance require the public to be notified of the public hearing to consider the variance. Notice of the public hearing must be published in the newspaper at least fifteen (15) days prior. Notification of the public hearing is also mailed to the owners of the property within 200 feet of the subject property at least ten (10) days prior. 4. Zoning Board of Adjustment: The Zoning Board of Adjustment (BOA) will hold at least one (1) public hearing on the proposed variance. The applicant is expected to address the Board to describe the proposed variance and answer questions. During the public hearing, anyone in attendance may address the Board with comments and questions. City Staff will prepare a report for the Board and possibly make a recommendation to the Board. After the public hearing, the Board can grant a variance by majority vote of the Board Members. The Board can grant a variance up to the amount noted in the public notifications, but not more than that. Page 12 City of Sanger 201 Bolivar / P.O Box 1729 Sanger, TX 76266 940-458-2059 (office) 940-458-4072 (fax) www.sangertexas.org VARIANCE REQUEST CRITERIA The Zoning Ordinances sets the following criteria for the granting of variances from its strict terms. In making its determination, the Board of Adjustment shall consider the following factors: 1. that special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures, or buildings in the same district; 2. that literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance; 3. that the special conditions and circumstances do not result from the actions of the applicant; 4.that granting the variance requested will not confer on the applicant any special privilege that is denied by this ordnance to other lands, structures or buildings in the same district; and 5. no non-conforming use of neighboring lands, structures, or buildings in the same district and no permitted use of lands, structures, or buildings in other districts shall be considered grounds for the issuance of a variance. Financial hardship shall not be considered grounds for the issuance of a variance. Page 13 City of Sanger 201 Bolivar / P.O Box 1729 Sanger, TX 76266 940-458-2059 (office) 940-458-4072 (fax) www.sangertexas.org GUIDELINES FOR LETTER OF INTENT All variance applications should include a Letter of Intent. The Letter of Intent is the applicant’s opportunity to describe and justify the proposed variance to the City Staff, the Board of Adjustment, and the public at large. The Board will receive copies of the letter prior to the public hearings. Recommended content for a Letter of Intent: x Describe the location of the subject property. The description can include any or all of the following: o Physical address o Legal description, such as a tract and abstract, or a lot, block, and subdivision o Location (southwest corner of This Street and That Road, across the street from Landmark). x Describe the requested variance, such as a reduction in the minimum required rear yard from 25 feet to 20 feet. x Describe how the request matches the criteria required for a variance. x Contact information for the applicant or representative. This can be the owner, the prospective buyer, or someone else designated as point of contact. GUIDELINES FOR SITE PLAN All variance applications should include a Site Plan. The Site Plan is the applicant’s opportunity to graphically describe the proposed variance to the City Staff, the Board of Adjustment, and the public at large. The Board will receive copies of the site plan prior to the public hearings: Recommended content for a Site Plan: x property lines with dimensions x existing building and structures, with distances from property lines and other structures labeled x proposed structures with dimensions and distances labeled x required setback lines x proposed variance with dimensions labeled Applicants are also encouraged to submit pictures of the property, pictures of the existing buildings, and/or pictures or drawings of the proposed structures. Page 14 2415 N. Elm Street Denton, TX 76201 940.380.9453 www.ae-grp.com TBPE Firm #: 7898 P:\Projects\SFP2101 - 2nd Street and Plum\Zoning\Sanger Variance Request\Letter of Intent.docx Page 1 of 7 September 15, 2021 City of Sanger Department of Development Services Attn: Ramie Hammonds 201 Bolivar St. Sanger, Tx 76266 Re: Proposed MF Development Variance Request AEG No: SFP2101 Dear Ms. Hammonds, Allison Engineering Group (AEG) is delighted to present this Variance Request on behalf of the property owner, Springer Properties, LLC. We are requesting variance to four items in the zoning ordinance. Area Description: The site is located at 614 N. 2nd Street. We propose to develop a multi-family project on the site. A concept site plan is attached for reference. Future Land Use Map: The FLUP indicates the future use to be industrial. This is expected to change with the new comprehensive plan. Current Zoning: The current zoning is “MF-1” Multi-family Residential District, Low Density. This may change as well, but is not an issue, particularly for phase 1. Requested Conditions (Variance): Section 18, “MF-1” Multi-family Residential District-1 …………………………………………………………………………………………………………………………………………………………………. 18.1 Use Regulations: A building or premises in the MF-1 district shall be used only for the following purposes: 1.Three (3) or more single-family attached dwelling units, provided that no more than seven (7) dwelling units are attached in one continuous row or group and provided that no dwelling unit is constructed above another unit. Page 15 Page 2 of 7 Request: That dwelling units may be constructed one above the other. …………………………………………………………………………………………………………………………………………………………………. 18.2 Height Relations: No building shall exceed thirty-five (35) feet. Request: That the height limit be raised to 44 feet. …………………………………………………………………………………………………………………………………………………………… 18.3 Area Regulations: 1.Size of Yards: a.Front Yard: There shall be a front yard having a required depth of not less than twenty-five (25) feet as measured from the front property line. Request: That the front yard be reduced to fifteen (15) feet. …………………………………………………………………………………………………………………………………………………………………. 18.6 Border fencing of wood or masonry, not less than six (6) feet in height shall be installed by the builder at the time of construction of any multifamily complex, along the property line on any perimeter not abutting a public street or right-of-way. This fence shall be maintained throughout the existence of the multifamily unit by the owner of the unit. Request: That the fence not be required along the railroad right-of-way. …………………………………………………………………………………………………………………………………………………………………. The City of Sanger is in the process of updating its comprehensive plan. That will trigger changes to the zoning ordinances, likely the sub-division ordinances and possibly the building codes. It is our understanding that the project being proposed at this location is in accordance with the anticipated comprehensive plan. In summary, multifamily typically has units above each other, a building height of 44 feet is needed to allow the proposed 40 foot, three story building and a 15-foot front yard setback will provide space for additional parking in the rear. 2nd street is a truck route that does not allow for on street parking and Plum Street is not designed to accommodate on street parking. Spaces above the minimum required are expected to be necessary to accommodate all residents and guests for this facility. Current Physical Condition: The site is comprised of 2 tracts comprising a total of about 0.92 acres. Re-platting will be necessary to create a buildable lot. The existing home will remain for Phase 1. Once the home has completed its useful life then it will be demolished and a second apartment building constructed. By this time, we are anticipating that the changes to the comprehensive plan and the zoning ordinance will be complete and the additional building can be constructed by right. Proposed Site Conditions: P:\Projects\SFP2101 - 2nd Street and Plum\Zoning\Sanger Variance Request\Letter of Intent.docx Page 16 Page 3 of 7 P:\Projects\SFP2101 - 2nd Street and Plum\Zoning\Sanger Variance Request\Letter of Intent.docx A concept site plan has been prepared for this project. • Both buildings will front on N. 2nd Street. • No parking entrance off of N. 2nd Street. • Parking access will be from Plum Street. • Dumpster will be located in rear. • Perhaps a common area between the buildings. • Recreational areas between the buildings and east of the parking. Reasoning for Zoning Variance Request: Generally, the intent is to provide transitional (step down) zoning (land use) from I-2 to I-1 to MF-2 to MF- 1 to SF-10 to SF-8 and so on. The current arrangement of zoning intensities is somewhat transitional and somewhat arbitrary. Additionally, a more intense density in both height and coverage would help to mitigate some of the nuisance conditions emanating from the railroad and industrial activities, predominately noise and site. As a truck route, 2nd Street invites traffic that is not conducive to most commercial and residential uses. It is more suitable to industrial uses, which in themselves are not compatible with the residential areas west of 2nd Street or the vision for the downtown area. The proposed multi-family will not be a transition from 2nd Street but it will help to buffer the railroad activity and be a responsible transition to the residential areas on the west side and downtown. A smaller front yard setback along the east side of 2nd Street will provide more opportunity to exceed the number of required parking spaces and make up for not having on street parking. It will also provide more opportunity for on-site common recreational areas. Landscape elements other than fences may provide a better buffer with the railroad than a privacy fence. A chain link fence with landscaping of trees, bushes and shrubs would be more effective than a fence alone. The developer may use more creativity in establishing a buffer that is compatible and even conducive to his proposed development in lieu of one dictated to him that is not necessarily site specific. A summary statement for each of the primary consideration is: 1. That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures, or buildings in the same district; The proposed changes do not apply to other lands within the district at this time but are expected to apply once the City plans and ordinances are revised. Other lands may not be in the process of developing at this time. 2. That literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance; Page 17 Page 4 of 7 P:\Projects\SFP2101 - 2nd Street and Plum\Zoning\Sanger Variance Request\Letter of Intent.docx As indicated above, it is anticipated that other properties will be provided the same rights once the City plans and ordinances are revised. 3. That the special conditions and circumstances do not result from the actions of the applicant; The revisions to the comprehensive plan were initiated by the City, not the applicant. 4. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordnance to other lands, structures or buildings in the same district; 5. As indicated above, it is anticipated that other properties will be provided the same rights once the City plans and ordinances are revised. It is also reasonable that other properties proposing similar projects would receive like consideration. 6. No non-conforming use of neighboring lands, structures, or buildings in the same district and no permitted use of lands, structures, or buildings in other districts shall be considered grounds for the issuance of a variance. The site is not promoting a non-conforming use and is not providing any adjacent or nearby non-conforming uses as justification for this request. The intent is to develop a site the conforms to the rules and regulations of the City as communicated by its current regulations and plans in progress. The existing residential structure on site is a non-conforming use. The intent is to phase out this use in a timely and responsible manner. Such timeliness includes the consideration of a responsible return on recent investments before scraping the house. Contacts: Lee Allison, P.E., applicant or Jeff Springer, owner may be contacted regarding additional information needed to consider this request. We are confident that the City of Sanger will give reasonable and responsible consideration of this request. We eagerly look forward to working with the City to help shape the future of Sanger. Respectfully Submitted, Allison Engineering Group Lee Allison, P.E. Attachments: Concept Site Plan Preliminary Building Elevations Aerial Map Future Land Use Map Zoning Map Page 18 Page 5 of 7 P:\Projects\SFP2101 - 2nd Street and Plum\Zoning\Sanger Variance Request\Letter of Intent.docx Aerial Map Page 19 Page 6 of 7 P:\Projects\SFP2101 - 2nd Street and Plum\Zoning\Sanger Variance Request\Letter of Intent.docx Future Land Use Map Industrial (Under revision with comprehensive plan update) Page 20 Page 7 of 7 P:\Projects\SFP2101 - 2nd Street and Plum\Zoning\Sanger Variance Request\Letter of Intent.docx Zoning Map Multi-family Residential District, Low Density Page 21 SECTION 18 "MF-1" MULTI-FAMILY RESIDENTIAL DISTRICT-1 General Purpose and Description: The “MF-1” Multifamily Residential District is intended to provide for medium density residential development not to exceed ten (10) units per acre. This district functions as a buffer or transition between major streets, nonresidential areas or higher density residential areas and lower density residential areas. Density in this district is not to exceed ten (10) units per acre. 18.1 Use Regulations: A building or premises in the MF-1 district shall be used only for the following purposes: 1. Three (3) or more single-family attached dwelling units, provided that no more than seven (7) dwelling units are attached in one continuous row or group and provided that no dwelling unit is constructed above another unit. 2. Multifamily dwelling. 3. Other uses as listed in Section 30 of this ordinance. The following specific uses shall be permitted in a MF-1 district when granted in accordance with Section 31: 1. Uses listed in Section 30 of this ordinance. 18.2 Height Relations: No building shall exceed thirty-five (35) feet. 18.3 Area Regulations: 1. Size of Yards: a. Front Yard: There shall be a front yard having a required depth of not less than twenty-five (25) feet as measured from the front property line. b. Side Yard: There shall be a side yard on each side of a continuous row or group of dwellings of not less than ten (10) feet. There shall be ten (10) feet separation between buildings without openings and fifteen (15) feet between buildings with openings. A side yard adjacent to a side street shall not be less than twenty (20) feet. No side yard for allowable nonresidential uses shall be less than twenty -five (25) feet. If a side yard adjacent to a single-family zoning district there shall be a total of sixty (60) feet setback from the adjacent building line for buildings in excess of one (1) story in height. c. Rear Yard: There shall be a rear yard with a depth of not less than twenty (20) feet. 2. Size of Lot: a. Lot Area: No building shall be constructed on any lot less than two thousand eight hundred eighty (2,880) square feet, or equivalent thereof, per dwelling unit, not to exceed ten (10) units per gross acre. b. Lot Width: The width of a lot shall be not less than twenty-four (24) feet at any point for a single- family attached unit and eighty (80) feet as measured along the front building line for a multifamily unit. c. Lot Depth: The depth of the lot shall be not less than one hundred twenty (120) feet at any point . 3. Minimum Dwelling Size: The minimum size of a family attached dwelling unit shall be nine hundred (900) square feet, exclusive of garages, breezeways and porches. The minimum floor area of multifamily units shall be seven hundred fifty (750) square feet per unit. 4. Lot Coverage: In no case shall more than forty percent (40%) of the total lot area be covered by the combined area of the main buildings and accessory buildings. 18.4 Parking Regulations: The number of parking spaces required shall be based on the following: [1.] Two (2) bedroom units equal one and three-quarters (1-3/4) spaces per unit. [2.] Three (3) bedroom units equal two (2) spaces per unit. [3.] Required parking may not be provided within the required front yard. [4.] Off-street parking spaces shall be provided in accordance with the requirements set forth in Section 32. 18.5 Refuse Facilities: Every dwelling unit in a multifamily complex shall be located within two hundred fifty (250) feet of a refuse facility, measured along the designated pedestrian and vehicular travel way. There shall be Page 22 available at all times at least six (6) cubic yards of refuse container per thirty (30) multifamily dwelling units. For complexes with less than thirty (30) units, no less than four (4) cubic yards of refuse container shall be provided, three sides from persons standing at ground level on the site or immediately adjoining property, by an opaque fence or wall of wood or masonry not less than six (6) feet nor more than eight (8) feet in height or by an enclosure within a building. Refuse containers shall be provided and maintained in a manner to satisfy city public health and sanitary regulations. Each refuse facility shall be located so as to provide safe and convenient pickup by refuse collection agencies. 18.6 Border fencing of wood or masonry, not less than six (6) feet in height shall be installed by the builder at the time of construction of any multifamily complex, along the property line on any perimeter not abutting a public street or right-of-way. This fence shall be maintained throughout the existence of the multifamily unit by the owner of the unit. 18.7 Each residential unit in a multifamily dwelling shall be provided with at least two (2) paths of egress to a place of safety in the event of fire or other emergency. Page 23 A R C H I T E C T S , I N C .n Architects Planners Interior Design SPRINGER APARTMENTSN E L S O N + M O R G A N m+SANGER, TX 10 ' - 0 " 25'-0" 10 ' - 0 " 20'-0" 15 ' - 0 " 15'-0" 10'-0" 35'-0" S 2ND ST R E E T BUILDING SETBACK PROPERTY LINE EXISTING GARAGE 32515 0.00 32516 0.00 32517 0.00 32518 0.00 S EXISTING HOUSE SD BU I L D I N G SE T B A C K PR O P E R T Y LI N E PLUM STREET OV E R H E A D PO W E R LI N E LA N D S C A P E BU F F E R UTILITY EASEMENT SCALE: 1" = 20' SITE PLAN EXISTING Page 24 A R C H I T E C T S , I N C .n Architects Planners Interior Design SPRINGER APARTMENTSN E L S O N + M O R G A N m+SANGER, TX 1 2 3 4 5 6 7 8 9 10 11 10 ' - 0 " 25'-0" 10 ' - 0 " 20'-0" 15 ' - 0 " 15'-0" 10'-0" 35'-0" 27'-0" 26'-0" 26'-0" R 25'-0"R 25'-0" 2,742 sq ft SIDEWALK UTILITY POLE TO BE RELOCATED SIDEWALK FUTURE SIDEWALK DUMPSTER ENCLOSURE COVERED AWNING NO PARKING S 2ND ST R E E T BUILDING SETBACK PROPERTY LINE EXISTING HOUSE 32515 0.00 32516 0.00 32517 0.00 32518 0.00 S EXISTING GARAGE SD BU I L D I N G SE T B A C K PR O P E R T Y LI N E PLUM STREET OV E R H E A D PO W E R LI N E APARTMENT BLDG B 6 TWO BEDRM UNITS UP LA N D S C A P E BU F F E R FUTURE PARKING FUTURE PARKING FIRE LANE UTILITY EASEMENT FIRE LANE SCALE: 1" = 20' SITE PLAN (PHASE 1) Page 25 A R C H I T E C T S , I N C .n Architects Planners Interior Design SPRINGER APARTMENTSN E L S O N + M O R G A N m+SANGER, TX 12 13 14 15 16 17 18 19 20 21 22 1 2 3 4 5 6 7 8 9 10 11 10 ' - 0 " 25'-0" 10 ' - 0 " 20'-0" 10'-0" 35'-0"35'-0" 37 ' - 0 " 27'-0" 26'-0" 26'-0" R 25'-0"R 25'-0" 2,742 sq ft 2,742 sq ft SIDEWALK SIDEWALK UTILITY POLE TO BE RELOCATED COVERED AWNING SIDEWALK DUMPSTER ENCLOSURE COVERED AWNING SIDEWALK NO PARKING S 2ND ST R E E T BUILDING SETBACK PROPERTY LINE 32515 0.00 32516 0.00 32517 0.00 32518 0.00 S SD BU I L D I N G SE T B A C K PR O P E R T Y LI N E PLUM STREET OV E R H E A D PO W E R LI N E APARTMENT BLDG A 6 TWO BEDRM UNITS UP APARTMENT BLDG B 6 TWO BEDRM UNITS UP LA N D S C A P E BU F F E R FIRE LANE UTILITY EASEMENT FIRE LANE SCALE: 1" = 20' SITE PLAN (PHASE 2) Page 26