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C�`1': SECF:ETP,RY
INTERDEPARTMENT[�I, CORRESPONDENCE
M&C-84-58
To: Honorable Mayor and Members of City Council
From: City Manager
Date: September 28, 1984
� Subject: Erroneous Interpretation of R-3 Zoning Regulations
In January 1983, the Planning and Zoning Commission requested a change to R-3
classification in the zoning ordinance that would allow zero rear and side
setbacks in most cases in order to require a greater cumulative green area
for use by residents of the development. A comparison of the requirements
before and after the proposed change follows:
BEFORE•
R-3 Residential
1. Minimum requirements for loE area axid setbac�.
Lot area: 7,260 square feet per unit
Setbacks
Front Rear Side
On Residential and Collector Streets 25' 25 ' S '
On Thoroughfares 35 ' 25 ' S'
Where siding a street---------------------------------------------20'
Where siding a thoroughfare_______________________________________25,
Where adjoining a different zone__________________________ ____15'
NOTE: A developer may apply to the Planning and Zoning Commission
for approval 'of lot areas not in conformance with these
regulations provided the Commission finds that the purpose
of the district is best served by such approval.
�� � . ,�� Y,,��,,,f� � .o- /- �'/
_ � :
;�,�
;.. , ,
Erroneous Interpretation of R-3 Zoning Regulation� M&C-84-58
September 28, 1984 PaQe 2
AFTER•
R-3 Residential
1. Minimum requirements for lot area and width may var .
Setbacks
Front Rear Side
Where fronting on a residential or
collector street. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25' 0' 0'
Where fronting on thoroughfare, , , , , , , , , , , , , , , , , , , , , 35' 0' 0'
Where siding a thoroughfare. . . . . . . . . . . . . . . . . . . . . . . . 0' 0' 35'
Where siding on a residential or
collector street. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0' 0' 25 '
Where backing up to a residential or
collector street. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0' 25' 0'
Where backing up to a thoroughfare. . . . . . . . . . . . . . . . . 0' 35' 0'
Where adjoining a different zone or
ad�acent property. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15' 15 ' 15'
After the required public hearings, the City Council adopted the proposed
change in March 1983.
Subsequent to that time, the developers of Regency Estates proposed an R-3
development known as Regency Court, which included 60 feet frontage on the
lots based on the premise that the new R-3 regulat:ions allowed such a
development. The developers envisioned single fam:ily residences to be located
on the reduced size lots and asserted that this type of development was in
keeping with the concept envisioned in the R-3 changes. The Planning Comciission
\ determined that the proposed development should be approved.
Building permits were refused by the Building Depar.tment due to the failure of
the builder to comply with setback requirements spe�cified for single family
residences. It is assumed that either the developer or the builder had a con-
versation with the then chairman of the Planning Commission, Glen Cress, and
explained to him that they were unable to acquire building permits. Mr. Cress
then explained to the Building Department that a "glitch" in the R-3 regulations
subverted the intentions of the Planning and Zoning Commission and that the
developers and builders were in compliance with the zoning ordinance and should
be given building permits with reduced setback requirements. Because the
Commission has always been the supposed experts on zoning matters, it was
assumed by the Building Department that there was no alternative but to begin
the issuance of permits.
Erroneous Interpretation of R-3 Zoning Regulations bi&G-84-SS
September 28, 1984 Page 3
In late 1983 and early 1984, the developers of some R-3 zoned properties
located in the San Joaquin Estates Subdivision approached the Planning and
Zoning Commission for approval of similar lot sizes in what was to be even-
tually known as Mission Estates and Carmel Village subdivisions. This, too,
was approved by the Planning Commission, and plans were delivered to the Public
Works Department for the improvements to be placed in those subdivisions. During
construction, the City staff inspected the construction of the improvements.
� In July 1984, Todd Stewart, a former City Councilman who was performing duties
as Administrative Assistant to the City Manager, took notice of the fact that
the lot sizes in the replat delivered to the City Secretary showed lot sizes
for single family residences which were much reduced from the normal sizes for
single family residences. After considerable research, he discussed the situa-
tion with the City Attorney and was told that the reduced lot sizes were, in
his opinion, a violation of the R-3 classification regulations.
I called A1 0'Farrell, one of the developers of Mission Estates and Carmel
Village and explained to him that a very serious situation existed regarding
lot sizes and setback requirements in the two subdivisions. After explaining
the details of the situation, he asked if it would be possible to have a meet-
ing with the City Attorney. The meeting was held a couple of days following
this conversation. City Council was made aware of the problem. The City
Attorney expressed the opinion to the Council that, although the regulations
of the R-3 classification were erroneously interpreted, it was a fact that
construction of the streets, utilities, and drainage had been substantially
completed in Carmel Village and Phase 1 of Mission Estates. In his opinion,
if this matter were taken to a court of law, it would be difficult for the
City to prevail because of the investment already made in those two subdivisions.
After several discussions, the City Attorney suggested that I should request a
variance from the Board of Adjustment which would approve the action of the
Planning and Zoning Coimnission regarding these two subdivisions. The Board of
� Adjustment, on a split vote, refused to grant the variances.
� The City Attorney has stated that, since the new zoning ordinance, which has
been passed on the second reading, will eliminate the possibility of a re-
currence of the situation and since the Planning and Zoning Commission has
already denied such a request for an interpretation, the most expeditious and
least expensive method for correcting the existing problem is for the City to
proceed with the issuance of permits in all of Carmel Village and Mission
Estates subdivisions in conformity with the plat that was approved by the
Planning and Zoning Commission.
I am attaching a copy of an interoffice memorandum to the Director of Public
Works that describes the manner in which permits will be issued in those
subdivisions.
Erroneous Interpretation of R-3 Zoning Regulations MSC-84-58
September 28 1984
Page 4
S�
I trust that this description of the chronoligical events as they occurred
will adequately provide an historical representation in the event of future
questions concerning this matter.
Respectfully submitted,
� ( � �° ��
James C. Mor an ��'?�J�
K
City Manager
JCM/ksn
Attachment
cc City Secretary
City Attorney
� ` Attachment (1)
M�C-84-58
INTERDEPARTMENTAL CORRESPONDENCE ���GN�UM
lyle�� �/�/�v
To : Director of Public Works
From: City Manager
Date : September 27 , 1984
Subject : Building Permits for Mission Estates and Carmel
Village Subdivisions
The purpose of this letter is to authorize the building
department to proceed with the issuance of building per-
mits in Carmel Village and Mission Estates subdivisions ,
effective Tuesday, October 2 , 1984. However, final in-
spection and subsequent occupancy of the residences within
those subdivisions are to be withheld until the City's
approval and acceptance of the following:
1. The widening of San Joaquin Parkway to City
specifications and acceptance and
Z - ,Additional "cross-overs" through the medians of
San Joaquin Parkway in accordance with City
specifications and plans .
�, Fl4y�17m;N�mcT;aN
ames . org n, � ity age
JCM/ksn
cc City Secretary
Building Department
City Attorney
City Engineer
Planning and Zoning Commission
Friendswood Heritage Development , Inc.
Fire Marshal