PRESENTER: Presenter
Owner/Applicant: Gerald Stautzenberger
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SUBJECT: Title
ZB24-0010 Hold a public hearing and consider a request for a variance to Section 144-3.4-2(b)(ii) to allow an addition to encroach 7 feet 3 inches into the 25-foot front setback required in the R-1A-6.6 "Single-family district" addressed at 2286 Sun Chase Blvd.
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BACKGROUND RATIONAL:
Case #: ZB24-0010
Applicant: Gerald Stautzenberger
2286 Sun Chase Blvd
New Braunfels, TX 78130
830-481-6324 ׀ bddg54@gmail.com
Staff Contact: Dana Moses, Planner
(830) 221-4054 ׀dmoses@newbraunfels.gov
The subject property is located on the south side of Sun Chase Blvd and is near the intersection of Sun Chase Blvd and Long Gate in the Townview East Subdivision, Unit 3, recorded in 2010.
The subject property is approximately 11,029 square feet in area with a depth of 154 feet and a width of 71 feet. The property is zoned “R-1A-6.6” Single-Family District. There is one 2,089-square-foot single-family home constructed on the property.
The applicant is requesting a variance to allow for an addition consisting of a bathroom and closet to be built onto the front of the home that will encroach 7 feet and 3 inches into the required 25-foot front setback in the “R-1A-6.6” Single-Family district.
1) That there are special circumstances or conditions affecting the land involved such that the strict application of the provisions of this Chapter would deprive the applicant of the reasonable use of land; (The applicant states that the variance request is due to the house being positioned on an angled street, which causes the setback encroachment. One side of the addition will encroach 7 feet and 3 inches into the 25-foot front setback). and
2) That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; (The applicant states that the reason for the remodel is better to accommodate the health needs of a family member). and
3) That the granting of the variance will not be detrimental to the public health, safety or welfare, or injurious to other property within the area; (The applicant states that the variance will not cause any public health or safety issues. It will, however, intrude 7 feet and three inches into the 25-foot front setback. There will not be an invasion of public space nor the creation of safety issues.) and
4) Granting of the variance will not have the effect of preventing the orderly use of other land within the area in accordance with the provisions of this Chapter; (The applicant states there will be no nullification of code or standards and will not impede on pedestrian traffic, utilities, nor encroach upon neighboring property.) and
5) That an undue hardship exists; (The house is positioned on an angled street, which causes the setback encroachment. If the property were positioned perpendicular to the street frontage, the addition would not be built past the garage, meeting the front setback requirement. Due to the front setback line being at an angle, one side of the addition would encroach 7 feet and 3 inches into the 25-foot front setback.
The applicant also states that constructing the addition directly in front of the house will result in dead valleys in the roof line and damage to the landscaping. While an addition to the back of the house is possible, it would be very challenging to overcome drainage, wastewater and roofing concerns.
The addition is proposed to be built off the front right bedroom of the home to be aligned straight with the existing house. The addition would encroach 7 feet and 3 inches into the 25-foot front setback). and
6) That the granting of a variance will be in harmony with the spirit and purpose of these regulations. (The applicant states that granting of the variance will be aligned with the intent of city regulations.)
GENERAL INFORMATION:
Size:
Lot area: 11,029 square feet
Lot depth: 154 feet
Lot width: 71 feet
Variance Request Due to Notice of Violation:
No
Surrounding Zoning and Land Use:
Across Street (Southeast) - R.1A-6.6, Single-family residence
North - R.1A-6.6, Single-family residence
South - R.1A-6.6, Single-family residence
East - R.1A-6.6, Single-family residence
West - R.1A-6.6, Single-family residence
Notification
Public hearing notices were sent to 28 owners of property within 200 feet of the subject property.