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08/12/2019-BOA-Agenda Packet-RegularAGENDA BOARD OF ADJUSTMENT MONDAY, AUGUST 12, 2019 7:00 PM 502 ELM STREET SANGER, TEXAS 1.Call Meeting to Order 2.Determine a Presence of Quorum. 3.Pledge 4.N 3rd Street & Plum Street Variance ­ Public Hearing Conduct a Public Hearing Regarding a Request for a Variance From Section 19 – “MF­2” (Multi­ Family Residential District ­ 2), Exhibit A – Zoning Ordinance of the City of Sanger, Chapter 14 – Planning and Zoning of the City of Sanger Code of Ordinances, to Allow Variance From Minimum Front Yard Setback Requirement of 25 Feet, and Minimum Side Yard Setback  Adjacent to the Street Requirement of 20 Feet for Proposed Multi­Family Development, Generally Located North­ West Corner of 3rd Street, and Plum Street. 5.N 3rd Street and Plum Street Variance ­ Action Item Consider, Discuss and Act on a Request for a Variance From Section 19 – “MF­2” (Multi­Family Residential District ­ 2), Exhibit A – Zoning Ordinance of the City of Sanger, Chapter 14 – Planning and Zoning of the City of Sanger Code of Ordinances, to Allow Variance From Minimum Front Yard Setback Requirement of 25 Feet, and Minimum Side Yard Setback  Adjacent to the Street Requirement of 20 Feet for Proposed Multi­Family Development, Generally Located North­West Corner of 3rd Street, and Plum Street. 6.April 8th 2019 BOA Meeting Minutes N/A 7.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. AGENDABOARD OF ADJUSTMENTMONDAY, AUGUST 12, 20197:00 PM502 ELM STREETSANGER, TEXAS1.Call Meeting to Order2.Determine a Presence of Quorum.3.Pledge4.N 3rd Street & Plum Street Variance ­ Public HearingConduct a Public Hearing Regarding a Request for a Variance From Section 19 – “MF­2” (Multi­Family Residential District ­ 2), Exhibit A – Zoning Ordinance of the City of Sanger, Chapter 14 –Planning and Zoning of the City of Sanger Code of Ordinances, to Allow Variance From MinimumFront Yard Setback Requirement of 25 Feet, and Minimum Side Yard Setback  Adjacent to theStreet Requirement of 20 Feet for Proposed Multi­Family Development, Generally Located North­West Corner of 3rd Street, and Plum Street.5.N 3rd Street and Plum Street Variance ­ Action ItemConsider, Discuss and Act on a Request for a Variance From Section 19 – “MF­2” (Multi­FamilyResidential District ­ 2), Exhibit A – Zoning Ordinance of the City of Sanger, Chapter 14 – Planningand Zoning of the City of Sanger Code of Ordinances, to Allow Variance From Minimum FrontYard Setback Requirement of 25 Feet, and Minimum Side Yard Setback  Adjacent to the StreetRequirement of 20 Feet for Proposed Multi­Family Development, Generally Located North­WestCorner of 3rd Street, and Plum Street.6.April 8th 2019 BOA Meeting MinutesN/A7.AdjournI, the undersigned authority, do hereby certify that this Notice of Meeting was posted on theCity Website, and on the bulletin board, at the City Hall of the City of Sanger, Texas, a placeconvenient and readily accessible to the general public at all times. Said notice was posted on thefollowing 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. August 9, 2019 at 11:30 AM. Cheryl Price 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. Board of Adjustment AGENDA MEMO AGENDA ITEM NO. AGENDA MEETING DATE: August 12, 2019 TO: Alina Ciocan, City Manager FROM: Muzaib Riaz, Planner, Development Services ITEM/CAPTION: N 3rd Street & Plum Street Variance ­ Public Hearing Conduct a Public Hearing Regarding a Request for a Variance From Section 19 – “MF­2” (Multi­Family Residential District ­ 2), Exhibit A – Zoning Ordinance of the City of Sanger, Chapter 14 – Planning and Zoning of the City of Sanger Code of Ordinances, to Allow Variance From Minimum Front Yard Setback Requirement of 25 Feet, and Minimum Side Yard Setback  Adjacent to the Street Requirement of 20 Feet for Proposed Multi­Family Development, Generally Located North­West Corner of 3rd Street, and Plum Street. AGENDA TYPE: Public Hearing ACTION REQUESTED:  Other: Public Hearing BACKGROUND: The subject property is described as Lot 4, Block 76 of O.T. Sanger subdivision. It is zoned as MF­2 (Multi­Family Residential District ­ 2) which requires a minimum front yard setback of 25 feet from North 3rd Street, and minimum side yard setback adjacent to the street of 20 feet from Plum Street. The applicant is proposing to develop apartment building at the site identical to the one across the street on N 3rd Street. LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK: Notification Response Form Staff mailed thirty (30) public hearing notices to the owners of properties within 200 feet of the subject property. No responses were received at the time of this report. FINANCIAL SUMMARY ­ FUNDING/FISCAL IMPACT: N/A FUNDS: N/A Board of Adjustment AGENDA MEMOAGENDA ITEM NO.AGENDA MEETING DATE: August 12, 2019TO: Alina Ciocan, City ManagerFROM: Muzaib Riaz, Planner, Development ServicesITEM/CAPTION:N 3rd Street & Plum Street Variance ­ Public HearingConduct a Public Hearing Regarding a Request for a Variance From Section 19 – “MF­2” (Multi­Family ResidentialDistrict ­ 2), Exhibit A – Zoning Ordinance of the City of Sanger, Chapter 14 – Planning and Zoning of the City ofSanger Code of Ordinances, to Allow Variance From Minimum Front Yard Setback Requirement of 25 Feet, andMinimum Side Yard Setback  Adjacent to the Street Requirement of 20 Feet for Proposed Multi­Family Development,Generally Located North­West Corner of 3rd Street, and Plum Street.AGENDA TYPE: Public HearingACTION REQUESTED:  Other: Public HearingBACKGROUND:The subject property is described as Lot 4, Block 76 of O.T. Sanger subdivision. It is zoned as MF­2 (Multi­FamilyResidential District ­ 2) which requires a minimum front yard setback of 25 feet from North 3rd Street, and minimumside yard setback adjacent to the street of 20 feet from Plum Street. The applicant is proposing to develop apartmentbuilding at the site identical to the one across the street on N 3rd Street.LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:Notification Response FormStaff mailed thirty (30) public hearing notices to the owners of properties within 200 feet of the subject property. Noresponses were received at the time of this report.FINANCIAL SUMMARY ­ FUNDING/FISCAL IMPACT:N/AFUNDS:N/A STAFF RECOMMENDATION/ACTION DESIRED: Staff Recommendation Staff has NOT found a sufficient cause of hardship for recommending approval of the proposed variance, and recommends DENIAL. Board of Adjustment AGENDA MEMO AGENDA ITEM NO. AGENDA MEETING DATE: August 12, 2019 TO: Alina Ciocan, City Manager FROM: Muzaib Riaz, Planner, Development Services ITEM/CAPTION: N 3rd Street and Plum Street Variance ­ Action Item Consider, Discuss and Act on a Request for a Variance From Section 19 – “MF­2” (Multi­Family Residential District ­ 2), Exhibit A – Zoning Ordinance of the City of Sanger, Chapter 14 – Planning and Zoning of the City of Sanger Code of Ordinances, to Allow Variance From Minimum Front Yard Setback Requirement of 25 Feet, and Minimum Side Yard Setback  Adjacent to the Street Requirement of 20 Feet for Proposed Multi­Family Development, Generally Located North­West Corner of 3rd Street, and Plum Street. AGENDA TYPE: Regular ACTION REQUESTED:  Other: Denial BACKGROUND: The subject property is described as Lot 4, Block 76 of O.T. Sanger subdivision. It is zoned as MF­2 (Multi­Family Residential District ­ 2) which requires a minimum front yard setback of 25 feet from North 3rd Street, and minimum side yard setback adjacent to the street of 20 feet from Plum Street. The applicant is proposing to develop apartment building at the site identical to the one across the street on N 3rd Street.  LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK: Notification Response Form Staff mailed thirty (30) public hearing notices to the owners of properties within 200 feet of the subject property. No responses were received at the time of this report. FINANCIAL SUMMARY ­ FUNDING/FISCAL IMPACT: N/A FUNDS: N/A Board of Adjustment AGENDA MEMOAGENDA ITEM NO.AGENDA MEETING DATE: August 12, 2019TO: Alina Ciocan, City ManagerFROM: Muzaib Riaz, Planner, Development ServicesITEM/CAPTION:N 3rd Street and Plum Street Variance ­ Action ItemConsider, Discuss and Act on a Request for a Variance From Section 19 – “MF­2” (Multi­Family Residential District ­2), Exhibit A – Zoning Ordinance of the City of Sanger, Chapter 14 – Planning and Zoning of the City of Sanger Codeof Ordinances, to Allow Variance From Minimum Front Yard Setback Requirement of 25 Feet, and Minimum SideYard Setback  Adjacent to the Street Requirement of 20 Feet for Proposed Multi­Family Development, GenerallyLocated North­West Corner of 3rd Street, and Plum Street.AGENDA TYPE: RegularACTION REQUESTED:  Other: DenialBACKGROUND:The subject property is described as Lot 4, Block 76 of O.T. Sanger subdivision. It is zoned as MF­2 (Multi­FamilyResidential District ­ 2) which requires a minimum front yard setback of 25 feet from North 3rd Street, and minimumside yard setback adjacent to the street of 20 feet from Plum Street. The applicant is proposing to develop apartmentbuilding at the site identical to the one across the street on N 3rd Street. LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:Notification Response FormStaff mailed thirty (30) public hearing notices to the owners of properties within 200 feet of the subject property. Noresponses were received at the time of this report.FINANCIAL SUMMARY ­ FUNDING/FISCAL IMPACT:N/AFUNDS:N/A STAFF RECOMMENDATION/ACTION DESIRED: Staff Recommendation Staff has NOT found a sufficient cause of hardship for recommending approval of the proposed variance, and recommends DENIAL. ATTACHMENTS: Description Upload Date Type Staff Report 8/9/2019 Backup Material Location Map 8/9/2019 Backup Material Application 8/9/2019 Backup Material Letter of Intent 8/9/2019 Backup Material Site Plan 8/9/2019 Exhibit Distance from Pavement Exhibit 8/9/2019 Exhibit MF­2 Zoning Regulations 8/9/2019 Backup Material Engineering Comments 8/9/2019 Backup Material ZONING BOARD OF ADJUSTMENT STAFF REPORT Meeting Date: August 12, 2019 Case #: 19SANZON-0022 Case Coordinator: Muzaib Riaz, Planner, Development Services Request: Conduct a Public Hearing and Consider, Discuss and Act on a Request for a Variance From Section 19 – “MF-2” (Multi-Family Residential District - 2), Exhibit A – Zoning Ordinance of the City of Sanger, Chapter 14 – Planning and Zoning of the City of Sanger Code of Ordinances, to Allow Variance From Minimum Front Yard Setback Requirement of 25 Feet, and Minimum Side Yard Setback Adjacent to the Street Requirement of 20 Feet for Proposed Multi-Family Development, Generally Located North-West Corner of 3rd Street, and Plum Street. Applicant: Brandon Miller, JBM Homes ______________________________________________________________________________ Case Overview The subject property is described as Lot 4, Block 76 of O.T. Sanger subdivision. It is zoned as MF-2 (Multi-Family Residential District - 2) which requires a minimum front yard setback of 25 feet from North 3rd Street, and minimum side yard setback adjacent to the street of 20 feet from Plum Street. The applicant is proposing to develop apartment building at the site identical to the one across the street on N 3rd Street. Applicant’s reason for the proposed front yard setback variance is to have more land area available to develop larger living room and kitchen and have more space available for rear parking lot drive aisle. Measuring the distance of the building line from the existing pavement on 3rd Street shows that with the front yard setback of 20 feet instead of the required 25 feet, the building would be 40 feet away from the edge of the pavement compared to less than 40 feet for some of the adjacent buildings. According to staff’s analysis, the building can meet code without a front yard setback variance. The setbacks are measured from the property line and not from the edge of the pavement. Measuring building distance from the edge of the pavement is not the same as measuring building distance from the property line. Also, the existing pavement width of N 3rd Street in front of the subject site does not meet city standards for residential streets and is less than the required 31 feet. Sitting the building further away from the road is not a sufficient cause for hardship. Applicant’s reason for proposing side yard setback variance is to add a 5x8 fire sprinkler riser room attached to the side of the building that would house fire suppression and fire alarm monitoring equipment such as 6” water supply line, valves, control panel, etc. According to staff’s analysis the fire sprinkler riser room can be placed within the existing building footprint with established setback requirements for MF-2 zoning district. The variance for side yard setback requirement to add a 5x8 riser room on the apartment building across the street was approved because the riser room was added after the building was built and there was no space left to add the riser room other than within the side yard setback. Adding the riser room within side yard setback which can be added in a bump out on the northwest or northeast corner of building in area of sidewalk is not a sufficient cause of hardship to recommend approval of the side yard setback variance. Notification Response Form Staff mailed thirty (30) public hearing notices to the owners of properties within 200 feet of the subject property. No responses were received at the time of this report. Staff Recommendation Staff has NOT found a sufficient cause of hardship for recommending approval of the proposed variance, and recommends DENIAL. Actions for Zoning Board of Adjustment The Zoning Board of Adjustment should approve the requested variance from zoning regulations if it finds it to be in conformance with Section 41 (Zoning Board of Adjustment) of the City of Sanger Code of Ordinances, Chapter 14 – Planning and Zoning, Exhibit A – Zoning Ordinance of the City of Sanger Texas. Attachments  Location Map  Application  Letter of Intent  Site Plan  Distance from Pavement Exhibit  MF-2 Zoning District Regulations  Engineering Comments © Denton Count yLandmark GIS 0 90 18045 Feethttps://gis .d en to ncou nt y.c om O.T. Sa nge r Blo ck 76, Lot 4 - Varia nce ± Thi s p ro du ct i s for i n fo rm a tio na l pu rp o se sand m a y n ot h a ve b e e n p re p are d for o r b esuitable f o r l eg a l, e ng in e e rin g , o r s ur ve yin gpurposes. It d o es no t re pr es en t a n o n -the -g ro u ndsurvey a nd re p re se nts o n ly th e ap p ro xi ma terelative lo ca tio n of p ro p erty bo u nd a ri es . De n ton C ou n ty d oe s n o t g u a ran te e th e c o rre ctn es sor a cc ur ac y o f a n y fea tu re s o n th is p ro d u ct an dassumes n o r es po n si bi li ty in co n ne cti on th er ew i th .Thi s p ro du ct m ay be re vi se d a t an y ti me w ith ou tnotification to an y u se r. SECTION 19 "MF-2" MULTI-FAMILY RESIDENTIAL DISTRICT - 2 General Purpose and Description: The MF-2 Multiple Family Dwelling District is a residential attached district intended to provide for the highest residential density not to exceed twenty (20) units per acre. The district is usually located adjacent to a major street and serves as a buffer or transition between retail/commercial development or heavy automobile traffic and medium or low density residential development. The number of efficiency units shall not exceed twenty-five percent (25%) of the total number of units of a multifamily development. 19.1 Use Regulations: A building or premises in the MF-2 district shall be used only for the following purposes: 1. Multifamily dwelling (apartment building). 2. Other uses as listed in Section 30 of this ordinance. The following specific uses shall be permitted in an MF-2 district, when granted in accordance with Section 31: 1. Uses listed in Section 30 of this ordinance. 19.2 Height Regulations: No building shall exceed thirty-five (35) feet. 19.3 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 from the front property line. Accessory buildings shall be located not less than sixty (60) feet from the front property line. b. Side Yard: There shall be a side yard on each side of the lot having a width of not less than ten (10) feet. There shall be ten (10) feet separation between buildings without openings (windows) 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 is adjacent to a single-family zoning district then subsection “d” shall apply. c. Rear Yard: There shall be a rear yard with a depth of not less than twenty (20) feet. d. 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 when an MF-2 district is adjacent to a district zoned for single-family use. 2. Size of Lot: a. Lot Area: Front lot shall have a minimum two thousand two hundred fifty (2,250 ) square feet per dwelling unit, not to exceed twenty (20) units per gross acre. b. Lot Width: The width of a lot shall not be less than eighty (80) feet as measured along the front building line. c. Lot Depth: The average depth of the lot shall not be less than one hundred fifty (150) feet. 3. Minimum Dwelling Size: The minimum living area for multifamily dwelling units shall be as follows: a. Efficiency units shall be a minimum of four hundred fifty (450) square feet. b. One (1) bedroom units shall be a minimum of six hundred (600) square feet. c. Two (2) bedroom units shall be a minimum of seven hundred fifty (750) square feet. d. Three (3) bedroom units shall be a minimum of nine hundred (900) square feet. 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. 19.4 Parking Regulations: The number of parking spaces required shall be based on the following: [1.] Efficiency units equal one (1) space per unit. [2.] One (1) bedroom units equal one and one-half (1-1/2) spaces per unit. [3.] Two (2) bedroom units equal one and three-quarters (1-3/4) spaces per unit. [4.] Three (3) bedroom units equal two (2) spaces per unit. [5.] Required parking may not be provided within the required front yard. [6.] Off-street parking spaces shall be provided in accordance with the requirements for specific uses set forth in Section 32. 19.5 Refuse Facilities: Every dwelling unit 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 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. Each refuse facility shall be screened from view on 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. 19.6 Border fencing of wood or masonry of 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. 19.7 Each story in any multistory design, regardless of density, shall be provided with two (2) paths of entry and exit with each providing separate access to places of safety in the event of fire or other emergency. (Ordinance 06-09-12 adopted 6/4/12) 940.458.2059 | 201 Bolivar St. |PO Box 1729 | Sanger, TX 76226 | www.sangertexas.org    facebook.com/SangerTexas     @CityofSanger  ENGINEERING  Memorandum To:  Muzaib Riaz  From:  Tracy A. LaPiene, P.E., City Engineer  Date:  08/08/19  Re:  Variance Request   Denton CAD Parcel #58681   Engineering Review    Engineering is not in support of the variance request.  Sufficient cause of hardship is not demonstrated. Sitting farther back from road so building does not  look out of place is not sufficient cause.  Developer can install fire riser room within building footprint, or can install in a bump out on northwest  or northeast corner of building in area of sidewalk so request for variance for riser room is not sufficient  cause.  Board of Adjustment AGENDA MEMO AGENDA ITEM NO. AGENDA MEETING DATE: August 12, 2019 TO: Alina Ciocan, City Manager FROM:  ITEM/CAPTION: April 8th 2019 BOA Meeting Minutes N/A AGENDA TYPE: Consent Agenda ACTION REQUESTED:  Approval  BACKGROUND: N/A LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK: N/A FINANCIAL SUMMARY ­ FUNDING/FISCAL IMPACT: N/A FUNDS: N/A STAFF RECOMMENDATION/ACTION DESIRED: N/A ATTACHMENTS: Description Upload Date Type April 8th 2019 BOA Meeting Minutes 8/9/2019 Exhibit MINUTES: Board Of Adjustment April 8th, 2019 MEMBERS PRESENT: Marissa Barrett, Sandra Hensley, Dennis Dillon, Sally Amendola, Bo Cooper, Phillip Surles MEMBERS ABSENT: Matt Fuller OTHERS PRESENT: City Planner Muzaib Riaz, Building Official Ramie Hammonds, Permit Technician Stefani Dodson, Trey Gruenwald, Joe Duty, Lisa Duty, Ronny Beard, Tommy Crutcher 1. Call Meeting to Order. 7:02 PM 2. Determine Presence of a Quorum. 3. Pledge. 4. Consider and Possibly Adopt Minutes of the Meeting of November 6, 2018. Commissioner Surles made a motion to accept the minutes. Commissioner Cooper seconded. Motion passes unanimously. 5. Conduct a Public Hearing for a Requested Variance From Minimum Side Yard Adjacent to a Street Setback Requirement of Twenty (20’) Feet; and to Allow a Side Yard Adjacent to a Street Setback of Fifteen (15’) Feet, for the Property 4904-4906 Villas Drive, Sanger, Texas; Generally Located at the North-East of the Intersection of Ashton Drive and Villas Drive. Muzaib speaks briefly and goes over the staff report. He explains that the 15ft set back request does not encroach onto any easements. Open Public Hearing at 7:05 PM Tommy Crutcher says he is the builder and explains that they both will fit within the utility easements. He also explains that the duplex will look the same as all of the others if the new setback is aloud. Ramie adds that this area is in a PD for the neighborhood with 15 ft. setbacks. Close Public Hearing at 7:09 PM 6. Consider, Discuss and Act on the Requested Variance From Minimum Side Yard Adjacent to a Street Setback Requirement of Twenty (20’) Feet; and to Allow a Side Yard Adjacent to a Street Setback of Fifteen (15’) Feet, for the Property 4904-4906 Villas Drive, Sanger, Texas; Generally Located at the North-East of the Intersection of Ashton Drive and Villas Drive. Commissioner Surles made a motion to approve. Commissioner Barrett seconded. Motion passes unanimously 7. Conduct a Public Hearing for a Requested Variance From Minimum Side Yard Adjacent to a Street Setback Requirement of Twenty (20’) Feet; and to Allow a Side Yard Adjacent to a Street Setback of Fifteen (15’) Feet, for the Property 4905-4907 Sanger Circle Drive, Sanger, Texas; Generally Located South-East of the Intersection of Ashton Drive and Sanger Circle Drive. Muzaib speaks briefly said it the same as the previous request. Open Public Hearing; 7:10 PM Close Public Hearing; 7:11 PM 8. Consider, Discuss and Act on the Requested Variance From Minimum Side Yard Adjacent to a Street Setback Requirement of Twenty (20’) Feet; and to Allow a Side Yard Adjacent to a Street Setback of Fifteen (15’) Feet, for the Property 4905 -4907 Sanger Circle Drive, Sanger, Texas; Generally Located South-East of the Intersection of Ashton Drive and Sanger Circle Drive. Commissioner Surles made a motion to approve. Commissioner Amendola seconded. Motion passes unanimously. 9. Adjourn 7:12 PM