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HomeMy WebLinkAboutMin - Board of Adjustment - 1993 - 04/06 - RegularALLEN ZONING BOARD OF ADJUSTMENT I REGULAR MEETING APRIL 6, 1993 ATTENDANCE: Board Members Present: Galen Clay, Chairman Ed Terrell Ray Lewis Jeff Cocking, Alternate Board Members Absent: David Prall Bill Roberge City Staff Present: Bill Petty, Director of Community Development Sally Leeper, Secretary CALL TO ORDER AND ANNOUNCE A OUORUM: With a quorum of the Allen Zoning Board of Adjustment present, the meeting was called to order at 7:30 p.m. by Chairman Clay at the Allen Municipal Annex, City Council Chambers, One Butler Circle, Allen, Texas. Approve Minutes July 6. 1992 (Agenda Item Ir) Chairman Clay read the agenda item into the record as follows: "Approve minutes of July 6, 1992 Called Special Meeting." MOTION: Upon a motion by Board Member Lewis and a second by Board Member Terrell, the Board voted 4 FOR and 0 OPPOSED to approve the minutes of July 6, 1992, as presented. ZONING BOARD OF ADJUSTMENT APRIL 6, 1993 PAGE 2 Request to Appear Igor Farmer (Agenda Item III) Chairman Clay read the agenda item into the record as follows: "Request to Appear - Mayor Farmer." Mayor Farmer spoke to the Board and expressed Council's appreciation for their work. He discussed the need to use the tools that are available to them in making their decisions. Each member of the Board should express their opinions and solicit public input, in order to make the best decision possible. Board Member Lewis discussed the need for workshops to assist the Board in understanding their work. Mayor Farmer stated that staff would work with the board members to find available workshops. Election of Officers (Agenda Item IV) Chairman Clay read the agenda item into the record as follows: "Election of Officers: Chairman, Vice -Chairman" Board Member Terrell placed the name of Galen Clay in nomination for Chairman and the nomination was seconded by Board Member Lewis. With no additional nominations, Galen Clay was elected chairman by acclamation. Board Member Lewis placed the name of Ed Terrell in nomination for Vice -Chairman and the nomination was seconded by Board Member Cocking. With no additional nominations, Ed Terrell was elected vice-chairman by acclamation. 1 ZONING BOARD OF ADJUSTMENT APRIL 6, 1993 PAGE 3 Public Hearing 207 W. Main (Joe Barton Kine) (Agenda Item V) Chairman Clay read the agenda item into the record as follows: "Public Hearing - Consider a request by Mr. Joe Barton King on a structure located at 207 W. Main, for a variance to Section 3.01(U) Central Business District Regula- tions of the City of Allen Comprehensive Zoning Ordinance. Section 3.01(AA) states that all commercial buildings in the Central Business District shall be constructed of 100% masonry exterior walls. Proponent is seeking a variance to the above require- ment to allow the structure to be maintained with wood exterior." Ms. Sally Leeper, Secretary, administered the following oath to persons listed below who intended to testify during the hearing: "Each of you do solemnly swear or affirm that the testimony you shall present in this proceeding shall be the truth and nothing but the truth, so help you God." Mr. Bill Petty One Butler Circle { Allen, TX 75002 Mr. Joe Barton King 203 Belmont Allen, TX 75002 Chairman Clay opened the public hearing. Mr. Petty indicated that this Board requires four concurring votes to reach a decision. The request will be documented by resolution. Exterior walls in the Central Business District (CBD) are required to be masonry exterior. The Board has the authority to approve alternate building materials. The CBD has been designed as an area for redevelopment. The ordinance states that wooden residential structures cannot be converted for commercial use. However, some are determined to be significant for preservation if age and design are determined appropriate. He stated that the structure in question was nonconforming, has been vacant more than six months, and has therefore lost its nonconforming status. The structure will have to be brought into conformance with all other code requirements such as parking, plumbing, electrical, etc. The structure can be used for any and all uses allowable in the CBD. Mr. Petty stated that staff has no position on this request. Board Member Lewis asked if there is any type of screening required from surrounding businesses, and Mr. Petty stated that none is required between commercial structures. ZONING BOARD OF ADJUSTMENT APRIL 6, 1993 PAGE 4 Board Member Terrell questioned the length of time the structure has been vacant. He was advised that the structure has been vacant for more than a year. It was brought up to code in about 1978 or 1979, prior to the adoption of the 1981 Zoning Ordinance. Since that time, it has maintained its nonconforming status until its most recent vacancy. Board Member Cocking questioned what other options were available to the proponent? Mr. Petty stated that residential structures can continue to be used as residences as long as the use is not interrupted. If any nonconforming structure is vacant more than six months, it loses its nonconforming status. The only options would be to add masonry exterior, demolition, or a variance granted by this board. Board Member Lewis questioned whether the Board's decision would set a precedent for future structures in the CBD. It was discussed that this would not be the case. Mr. Joe King presented his request to the Board. He stated that he represents Mr. Randy Rainbolt and Mr. Terry Potter, potential owners of the property. He referred to the Zoning Ordinance Section "Purpose for the Central Business District." He stated that the building will be brought up to code for all items except the masonry exterior, for which he is requesting an exception. He discussed the significant need for preservation due to age and design. Mr. King reviewed three phases of architectural design: 1. Colonial phase - 1800 2. National phase -Post Colonial Period 1790-1860 -Neo Classical Period 1860-1930 3. Modern Phase 1930 -present The structure at 207 W Main was built in the National Phase (Neo Classical Period). It was inspired by past Greek and Roman architecture. Exterior ornamentation and decoration were used to continue the classical designs. He stated that the United States is the only country that has used wood frame and exterior siding continually through its development. Balloon framing was developed during this Neo Classical period. Mortise and tenon was used prior to 1830. Nails were developed during this period. Mass production of nails began. Saw mills provided straight boards for construction. He added that the climate dictated some changes to the original European structures. Mr. King stated that the significance to the Neo Classical architecture is its influence on the development of original American architecture. The prairie style was invented by Frank Lloyd Wright. This style eliminated some of the classical appointments to the exteriors, but otherwise is very similar to the Neo Classical. He stated that in the City of Allen there are approximately 5 or 6 structures that would be considered Neo Classical. The house at 207 ZONING BOARD OF ADJUSTMENT APRIL 6, 1993 PAGE 5 W. Main is the best example of this architecture during its heyday from 1900 to 1915. It includes: 1. 100+' of porch with columns. 2. Balloon frame construction. 3. High interior ceilings. 4. Smooth clapboard siding on the exterior. 5. Cypress wood siding, probably cut in East Texas, which is unique to Allen. 6. Interior panel doors and brass door hardware. 7. Brass mechanical doorbell. 8. Molded caps at tops of windows and doors. 9. Scalloped wood shingles in gables on second floor. Mr. King stated he believes the house was constructed in 1908; however, it could have been either 1903 or 1905. The 1908 date was provided to him by Ms. Gwen Pettit, Allen historian. Mr. King provided a brief history of the house which was prepared by Ms. Pettit and is attached hereto and made a part hereof. Mr. King stated that two other structures located in Allen might be considered of this same age and design; one is on Belmont next to the railroad (Cundiff house), and the other is the old blue frame house on Main Street across from the Baptist Church. The Cundiff house is currently being restored as a residence and the blue house on Main is, in his opinion, not structurally sound. Mr. King stated that the property has been vacated approximately 1 or 1'h years. The proponent is requesting approval of the variance for exterior masonry. Board Member Lewis questioned if the variance is allowed, does the proponent have a maintenance program to continue to maintain the exterior of the building. Mr. King stated that the new owners plan to refinish the outside, strip it down to original surface, repaint and repair any damaged areas. They anticipate the replacement of the porch flooring. It will then be maintained as a professional office facility. Board Member Cocking questioned if there were any plans to apply for historical designation from the State. Mr. King stated that they had no plans for that. Board Member Cocking further questioned if any additions had been made to the original construction. Mr. King stated that the porch on the south elevation has been enclosed. Board Member Terrell discussed the intended use of the structure and the parking require- ments for that use. Mr. King stated that the proponents intend to use it for office space. He L ZONING BOARD OF ADJUSTMENT APRIL 6, 1993 PAGE 6 stated that the current 5 spaces do not meet City code; however, owners will be adding 11 additional parking spaces, as 14 spaces are required for office use. Street parking will not be counted toward the required parking spaces. Chairman Clay asked whether Mr. King would certify that he did in fact inspect the building for quality of construction. He stated that yes, the structure is sound, the siding is cypress, and the construction is of balloon framing. Board Member Terrell discussed the use of office, and the desire to maintain the inside appearance of the building. Mr. King stated that current regulations regarding plumbing, electrical, and handicapped laws will be met. With no further testimony to be heard, Chairman Clay closed the public hearing. Chairman Clay stated that if the variance is granted, the integrity of the entire structure would be important. Board Members Terrell and Lewis stated that they were agreeable to maintaining the wood structure. They stated it was significant by its age and design. It represents a unique period of time in the history of Allen. It was further stated that the City of Allen has very few examples of this type of architecture and it was important to retain this one. MOTION: Upon a motion by Board Member Terrell and a second by Board Member Lewis, the Board voted 4 FOR and 0 OPPOSED to approve the request for variance to Section 3.01(U) Central Business District Regulations of the City of Allen Comprehensive Zoning Ordinance requiring masonry exterior to allow the structure at 207 W. Main to remain in its existing state of wood exterior. Adjoum: MOTION: Upon a motion by Board Member Terrell and a second by Board Member Cocking, the Board voted 4 FOR and 0 OPPOSED to adjourn the April 6, 1993, meeting of the Zoning Board of Adjustment at 8:45 p.m. These minutes approved this 2nd day of November, 1993. Galen Clay, Chairman BuI goWrIc ice -Chairman 207 West Main Street Gwendyn L. Pettit On Jan. 19, 1990, I stated in my column: The druggi;i built the house on the corner of Main and Allen Drive in 190B." However, I can not find the documentation for this date at thi; time. It was probably from a deed record. The druggist, J. Wesley Young, was the grandson of Samuel Young, one of Allen area's pioneer settlers, and the son of John L. Young, a sheriff of Collin County. Wes Young became a pharmacist, and opened a drug store in Allen about 1900. lie bought the corner propery at Main and Butler, where the old city hall/police station was located and built a brick building for his business about 1906. Dr. Compton's office occupied the back of the building. The Young Drug Store was the town's first Interurban station. Young built his home at the height of Allen's hey -day, about the time the Texas Electric Railway line was built. The half- moon porch on the second story would have given the Young family a view of all the town's comings and goings. Wes Young sold his pharmacy business in 1912 to W.G. Cundiff, and moved to Tarrant County. Cundiff later built his own building, and Young sold the business property in 1919. I do not know when the house was sold. I have been told that in the 1920s the house was the home of M.F. Sims, an Allen businessman, whose interests included the Mathews & Sims Implement Company. The house is known locally as the Angel house. The last resident was Dacia Angel, who died in the 1970s. Since that time the old home has housed several businesses that include an office supply, dress shop, real estate office, and a country crafts shop. In a newspaper article (about 1985) Sue Chumbley-Jack:,nn said the house was built in 1905. The article noted that Um owners of the office supply had installed central heating and air, and conduit wiring. "Chumbley-•Jackson is determined to preserve the dignity of the 80 -year-old building."