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11-26-2007 (Zoning Board of Adjustment) Agenda Packet
Wylie Zoning Board of Adjustment CITY OF WYLIE NOTICE OF MEETING Regular Meeting Agenda Monday, November 26, 2007 —7:00 pm Wylie Municipal Complex — Council Chambers 2000 Highway 78 North Jeff Ellis Chair Linda Jourdan Vice-Chair Marilyn Herrera Board Member Layne LeBaron Board Member Karyn McGinnis Board Member Willie Osborne Alternate Board Member William Baumbach Alternate Board Member Renae 011ie Planning Director Charles Lee Senior Planner Jasen Haskins Assistant Planner Mary Bradley Administrative Assistant In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie Municipal Complex, distributed to the appropriate news media, and posted on the City website: www.xylietexas.gov within the required time frame. As a courtesy, the entire Agenda Packet has also been posted on the City of Wylie website: www.wvlietexas.gov. The Chair and Board Members request that all cell phones and pagers be turned off or set to vibrate. Members of the audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone conversation. The Wylie Municipal Complex is wheelchair accessible. Sign interpretation or other special assistance for disabled attendees must be requested 48 hours in advance by contacting the City Secretary's Office at 972.442.8100 or TD 972.442.8170. CALL TO ORDER Announce the presence of a Quorum. CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the October 22, 2007 Meeting. AGENDA Public Hearing 1. Hold a public hearing to consider and act upon a request by Kenneth Anderson for a Variance to PD 2002-52 requiring a side yard setback of 11.25 feet. (ZBA 2007-21). 2. Hold a public hearing to consider and act upon a request by Chrissie Ezell for a Variance to Section 3.2.B.3 of the Zoning Ordinance requiring a rear yard setback of 25 feet. (ZBA 2007-22). November 26,2007 Wylie Zoning Board of Adjustment Regular Meeting Agenda Page 2 of 2 ADJOURNMENT CERTIFICATION I certify that this Notice of Meeting was posted on this 21st day of November, 2007 at 5:00 p.m. as required by law in accordance with Section 551.042 of the Texas Government Code and that the appropriate news media was contacted. As a courtesy, this agenda is also posted on the City of Wylie `i``Asifrill ;i.wylietexas.gov. V• C-1-Th 62':/k•-ALC -,uU, -�j = // - o 2 ,Q^ Carole Ehrlich,Cit Secretary S L • _ Date Notice Removed s • \ i; ,, rEii�� �``` Zoning Board of Adjustments ipill 7 CITY OF WYLIE g November 26, 2007 Regular Business Meeting Wylie Zoning Board of Adjustment CITY OF WYLIE NOTICE OF MEETING Regular Meeting Agenda Monday, November 26, 2007 —7:00 pm Wylie Municipal Complex — Council Chambers 2000 Highway 78 North Jeff Ellis Chair Linda Jourdan Vice-Chair Marilyn Herrera Board Member Layne LeBaron Board Member Karyn McGinnis Board Member Willie Osborne Alternate Board Member William Baumbach Alternate Board Member Renae 011ie Planning Director Charles Lee Senior Planner Jasen Haskins Assistant Planner Mary Bradley Administrative Assistant In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie Municipal Complex, distributed to the appropriate news media, and posted on the City website: www.xylietexas.gov within the required time frame. As a courtesy, the entire Agenda Packet has also been posted on the City of Wylie website: www.wvlietexas.gov. The Chair and Board Members request that all cell phones and pagers be turned off or set to vibrate. Members of the audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone conversation. The Wylie Municipal Complex is wheelchair accessible. Sign interpretation or other special assistance for disabled attendees must be requested 48 hours in advance by contacting the City Secretary's Office at 972.442.8100 or TD 972.442.8170. CALL TO ORDER Announce the presence of a Quorum. CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the October 22, 2007 Meeting. AGENDA Public Hearing 1. Hold a public hearing to consider and act upon a request by Kenneth Anderson for a Variance to PD 2002-52 requiring a side yard setback of 11.25 feet. (ZBA 2007-21). 2. Hold a public hearing to consider and act upon a request by Chrissie Ezell for a Variance to Section 3.2.B.3 of the Zoning Ordinance requiring a rear yard setback of 25 feet. (ZBA 2007-22). November 26,2007 Wylie Zoning Board of Adjustment Regular Meeting Agenda Page 2 of 2 ADJOURNMENT CERTIFICATION I certify that this Notice of Meeting was posted on this 21st day of November, 2007 at 5:00 p.m. as required by law in accordance with Section 551.042 of the Texas Government Code and that the appropriate news media was contacted. As a courtesy, this agenda is also posted on the City of Wylie `i``Asifrill ;i.wylietexas.gov. V• C-1-Th 62':/k•-ALC -,uU, -�j = // - o 2 ,Q^ Carole Ehrlich,Cit Secretary S L • _ Date Notice Removed s • \ i; ,, rEii�� �``` Wylie Zoning Board of Adjustment CITY OF WYLIE Minutes Zoning Board of Adjustment Monday, October 22, 2007 — 7:00 pm Wylie Municipal Complex— Council Chambers 2000 Highway 78 North CALL TO ORDER Announce the presence of a Quorum. Chairman Jeff Ellis called the meeting to order at 7:03PM. Those present were: Chairman Mr. Jeff Ellis, Vice-Chair Ms. Linda Jourdan, Board Member Ms. Karyn McGinnis, Board Member Mr. Layne LeBaron, and Board Member Ms. Marilyn Herrera. Staff members present were: Planning Director Renae 011ie, Assistant Planner Jasen Haskins and Administrative Assistant Mary Bradley. CONSENT ITEMS 1. Consider and act upon approval of the Minutes of the September 24, 2007 Meeting. A motion was made by Board Member Herrera, and seconded by Vice-Chair Jourdan, to approve the minutes of the September 24, 2007 meeting as submitted. Motion carried 5 — 0. Minutes October 22, 2007 Wylie Zoning Board of Adjustment Page 1 of 6 PUBLIC HEARINGS 1. Hold a public hearing to consider and act upon a request by Mike Sferra (City of Wylie) for a Variance to Section 5.5(a) Temporary Uses of the Zoning Ordinance restricting a Temporary Use to a period of 90 days.(ZBA 2007-17). Mr. Haskins stated that the subject property was created in September 2007 with the platting of the Community Park Addition. A portable building is the most fiscally responsible option to obtain the additional office space needed to address current over crowding. Currently, the City of Wylie has three portable buildings, one in front of the Public Works building, and two behind the Municipal Complex. The current request will allow a portable building located within the Community Park Addition. The requested variance will allow a portable building for approximately three years, which will allow time for the new municipal complex to be constructed and completed. Public comment forms were mailed to 83 property owners, and one response in favor of the request was received. Board Member Herrera stated that the report did not explain or expand on the request. Chairman Ellis opened the Public Hearing. Vice-Chair Jourdan addressed the concern from the public comment form regarding bright lights shining during the night. City of Wylie Public Service Director, Mike Sferra, stated that no bright lights will be shining during the night, however, there will be a porch light outside the building. The portable building will be constructed similar to the existing buildings, which are located behind the municipal complex and public works buildings. Chairman Ellis closed the Public Hearing. A motion was made by Board Member LeBaron, and seconded by Chairman Ellis, to grant the variance to Section 5.5(a) Temporary Uses of the Zoning Ordinance restricting a Temporary Use to a period of 90 days to three years. Motion carried 5 — 0. 2. Hold a public hearing to consider and act upon a request by Sean and Ashley Burt for a Variance to Section 2.5.4.3.(d) and (f) Development Standards of the Zoning Ordinance requiring a five foot side yard setback and the required five foot separation from other structures. (ZBA 2007-18). Minutes October 22, 2007 Wylie Zoning Board of Adjustment Page 2 of 6 Mr. Haskins stated that the applicant came before the Board in August 2007, for the same request. The applicant requests a variance to the setback and building separation requirements in order to maintain an existing accessory building. The building is three inches from the main structure and three to six inches from the side property line. Although the request was denied August 27, 2007, the applicant was told a reconsideration of the request was possible if they received a positive recommendation from the Fire Marshal regarding the location of the accessory building as it relates to fire safety. The Fire Marshal has submitted a note stating that the accessory building does not pose a fire hazard. Public comment forms were mailed to 31 property owners, and one response was received in favor of the request. Chairman Ellis opened the Public Hearing. Mr. Sean Burt, 606 Andersonville, stated that the accessory building is painted the same color as the trim along the main structure, which is green and white. The Fire Marshal and the Fire Chief, both came out and looked inside the building, and recommended not to store flammable items. Chairman Ellis closed the Public Hearing. A motion was made by Board Member LeBaron, and seconded by Board Member McGinnis, to grant the variance to Section 2.5.4.3(d) and (f) development standards of the Zoning Ordinance to reduce the side yard setback from the required five feet to zero feet and reduce the five feet separation from other structures to three inches. Motion carried 4 — 1, with Board Member Herrera in opposition. 3. Hold a public hearing to consider and act upon a request by Melinda Chadwick for a Variance to Section 2.5.4.b.6.a Development Standards of the Zoning Ordinance limiting the height of accessory buildings to fourteen feet. ZBA 2007-19). Mr. Haskins stated that the subject property was created in December 1998 with the platting of Phase II of Stoneridge Farms. It is located at 641 Rockspring Drive. The applicant requests a variance to the height limitations in order to build an accessory building up to twenty-five feet in height. The requested variance, from 14 to 25 feet, represents a 56% increase in the height allowed by the ordinance. A purpose of the accessory building ordinance is to contain the overall size of uninhabited structures compared to the lot size and main structure. Public comment forms were mailed to twelve property owners, and six responses were received and all were in favor of the request. Minutes October 22, 2007 Wylie Zoning Board of Adjustment Page 3 of 6 Chairman Ellis opened the Public Hearing. Mrs. Melinda Chadwick, applicant, 641 Rockspring Drive, stated that the reason for the additional garage will store a thirty foot trailer, and a boat. The proposed height is an outline and is not the actual height, but will match the roof pitch and material from the main structure. Vice Chair Jourdan asked if the travel trailer was 25 feet in height. Mrs. Chadwick responded that the travel trailer was thirteen feet, with the a/c unit. Board Member Herrera asked for the maximum square foot for an accessory building. Ms. 011ie stated that the allowable size of an accessory building is based on lot coverage and square footage of the main structure. Mr. Haskins stated that the proposed building can be 1,720 square feet. The Zoning Ordinance allows for two accessory buildings, however, if the applicant constructs the proposed building at that size, no other accessory building can be constructed. Ms. 011ie reminded the board members that they could approve the request as submitted, deny the request or alter the height request as they deem necessary. Chairman Ellis closed the Public Hearing. A motion was made by Board Member LeBaron, and seconded by Board Member Jourdan, to grant the variance to section 2.5.4.b.6.a Development Standards of the Zoning Ordinance limiting the height of the accessory buildings to fourteen feet. Motion carried 5 — 0. 4. Hold a public hearing to consider and act upon a request by Francis Campbell for a Variance to Section 4.3.F.1(a)(1) Architectural Features of the Zoning Ordinance requiring a brick structure with at least 20% stone on the front façade. (ZBA 2007-20). Mr. Haskins stated that the applicant requests a variance to the requirement for a brick structure with at least a 20% stone on the front façade. The property is located at 400 Alanis Drive. Currently, the roughly 5,000 square foot structure has brick on approximately 40% of the building with the remainder being constructed of wood siding. The Zoning Ordinance requires that a building in a CR zoned district be 100% brick with at least 20% stone on the front façade. The applicant states that a hardship exists due to the structure being built without a brick ledge around the entire building, which facilitates brick construction. The subject property was annexed into the city in 1988 and has never been platted. The property is currently vacant and has been for more than six months. The surrounding area is either outside the city limits, zoned Agricultural or Single- Family (SF 10/24). Minutes October 22, 2007 Wylie Zoning Board of Adjustment Page 4 of 6 Eight public comment forms were mailed, and no comment forms were returned. Chairman Ellis opened the Public Hearing. Mrs. Frances Campbell, 6006 Pleasant Valley Road, applicant for subject property, stated that a structural engineer came to the site and stated that there is no feasible way to add brick to the building. Mrs. Campbell read the statement from the structural engineer, Greg Wilson, "The foundation was not constructed with a brick ledge, therefore brick can not be attached to the outside of the structure, because it would not be properly supported." Chairman Ellis asked Staff if adding brick ledge to non-conforming buildings, per the requirement from the Zoning Ordinance, is that review based on individual buildings. Ms. 011ie stated that based on conversations with City Engineer, as well as another civil engineer, a brick ledge can be added; this was addressing another project within the Regency Business Park. If adding a brick ledge varies from building to building, was not discussed. Mrs. Campbell submitted the letter from Mr. Greg Wilson, structural engineer, for the Board Members and Staff to review. Chairman Ellis stated that the letter does not address if a brick ledge can be added, and recommended having City Engineer to address if a brick ledge can be added. Chairman Ellis closed the Public Hearing. A motion was made by Board Member LeBaron, and seconded by Board Member Herrera, to grant the variance contingent upon approval from City Engineer, to confirm that a brick ledge can not be added to the building without compromising structure integrity. Motion carried 4 — 1, with Vice-Chair Jourdan in opposition. MISCELLEANOUS Mr. Haskins stated that a proposed amendment for patio covers was considered by the Planning and Zoning Commission; additional revisions were requested and will be considered again on November 6, 2007, and considered by City Council on November 13, 2007. Ms. Bradley polled the Board Members for preference on when to have the November meeting. All Board Members were in consensus to have the meeting on November 26, 2007. Minutes October 22, 2007 Wylie Zoning Board of Adjustment Page 5 of 6 ADJOURNMENT A motion was made by Board Member LeBaron, and seconded by Board Member Jourdan, with the consensus from all Board Members to adjourn the meeting at 7:45PM. Jeff Ellis, Chairman ATTEST: Mary Bradley, Secretary Minutes October 22, 2007 Wylie Zoning Board of Adjustment Page 6 of 6 Wylie Zoning Board of Adjustment CiTY OF WYLIE AGENDA REPORT Meeting Date: November 26, 2007 Item Number: 1 Department: Planning Case Number: 2007-21 Prepared By: Jasen Haskins Project Location: 1613 Crescent Oak Date Prepared: October 31, 2007 Subdivision Name: Bozman Farms Location Map, Site Plan, Photos, Notification List and Exhibits: Map with Responses Subject Variance to PD 2002-52 requiring a side yard setback of 11.25 feet. Discussion The subject property is located at 1613 Crescent Oak. The applicant requests a variance to the requirement for a side yard setback from 11.25 feet to two feet in order to maintain an existing patio cover. The requested variance of 9.25 feet represents an 82% adjustment to the requirements of the PD. The setback means that any structure more than 48" in height must retain that minimum distance from the property line. The purpose of the building setback requirements is to preserve and promote open space and increase safety. The applicant has provided a survey showing the location of the patio cover and several photographs illustrating the placement, materials, and backyard topography. The applicant states that a hardship exists due to main structure being built at or near the build lines,thus limiting the size of the patio cover. In addition,the unique topography of the back yard would potentially require leveling and water drainage work before a concrete patio could be built. Public comment forms were mailed to 15 property owners within 200 feet of this request, as required by State Law. One response has been received at the time of this posting in favor of the request. The Board shall not grant a variance to the development code which: (1) Permits a land use not allowed in the zoning district in which the property is located; or (2) Is in the public right-of-way or on public property; or (3) Alters any definition of the development code; or (4) Is other than the minimum variance that will afford relief with the least modification possible to the requirements of the development code; or (5) Is based on physical conditions or circumstances of the property so general or recurring in nature as to reasonably make practicable the formulation of a general regulation to be adopted as an amendment to the development code; or (6) Is based exclusively on findings of personal or financial hardship. Page 1 of 2 Page 2 of 2 ZBOA 2007-21 In order to grant a variance to the development code the Board shall find that all the following have been satisfied: (1) That there are unique physical circumstances or conditions of the lot, or other exceptional physical condition particular to the affected property; (2) That because of these unique physical circumstances or conditions,the property cannot be reasonably developed or used in compliance with the provisions of the development code; (3) That due to such unique physical circumstances or conditions,the strict application of the development code would create a demonstrated hardship; (4) That the demonstrable hardship is not self-imposed; (5) That the variance if granted will not adversely affect the proposed development or use of adjacent property or neighborhood; (6) That the variance, if granted will not change the character of the zoning district in which the property is located; (7) That the variance, if granted is in keeping with the intent of the development code; and (8) That the variance, if granted will not adversely affect the health, safety or welfare of the citizens of Wylie. 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Approach: 277 Driveway: 886 TYPE "A' DRAINAGE City Sidewalk: 704 Lot Coverage: 29% Lead Sidewalk: ,gyp Patio/AC Pad: 1 1 6 Fence Length: 185' Total Fiatwork: 1813 506.5 432.2 ' - N77'34'13"E 45,0 6' ---N---- \ 507.5 568.2 i . o „ r CO 4 , r� r 507.7 ill 6 17 " 20 SL ___:-2, ,, t� 505.5 11 }C( - .. ---_,,_ — 50 7.4 W OPT. I N. ._OV'D, PATIO in , 1-..-::, i < ui ."1714.7,.'7 p,, .i-c\I ;,1 ..: ' a LF9 . - _.'•,.1F ', .4 5 3 CAR GARAGES ;i: ;.t` ...is;4+ < cii08 f 09 f 05 LOT 23 0I aCff = FP .°i``'+ � .-.. 7, i v) _ _ t I ll19 f CO 141-6„ z 0 7 I 49'--1 1" 11 I I ... -i------ Li;0 I I 0 rY 504.5 �I,L _� � I 3, 1 1111i .- ry _0„ 36" CONC.,' 2S' �L '+507.5 a r- N wAL�c — .i, L______ /"ioCONC. 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''- z . �. . � f\ / ` � ,\ �:17 . � .a :�' \ ! if ''';i, _ , - - tik, ‘1 , r ., .i: - - ■ .\ \` ' 2 1.Ili § |/ \,. i . _ . r - • \� — - + ' . 2 I. \ ,� ; `al �I\.' T. i . . tL . i � NOflFHCAflON APPLICANT: Kenneth L. Anderson APPLICATION FILE #2007-21 1613 Crescent Oak Street Wylie, Texas 75098 Liii BLIQABST LOT TRACT TAX I.D. # PROPERTY OWNER NAME Applicant .�' 1613 Crescent Oak Street I Kenneth L. Anderson Vylie, Texas 75098 Bozman1607 Crescent Oak Street 2 Bik G Lot 21 R-91 3- G- -1 Todd Stone Wylie, Texas 75098 1• First Mod -- 2202 E. Scyene.. Road ... Blk G R-91 3, G-022 -1 of America Ltd Mesquite, Texas 7 181 B o 1611 Crescent Oak Street 4 BIk G R-91 3- OG- 30-1 Chris Gooch Wylie, Texas 75098 BozmcinFarm Est 1 1613 Crescent Oak Street 81k G 2 -9103- G- -1 Kenneth Anderson le, Texas 75098 Bozman Farm Est 1 C Bozman Farm Development t Ltd. 1 LBJ Freeway, Ste. 830 Blk G 2 -91 3- G- -1 c/o East Fork Water Su.•1 Co • Dallas, Texas 75244 Bozman Farm Est 1C 17855 Dallas Parkway#200 III Blk 1 Lot I R-91 3- 01- 1 -1 RH of Texas Limited Partnershi. Dallas, Texas 75287 111 Bozman Farm Est 'IC II 81 Dallas Parkway 2 R- 1 - 1- 2 -1 H of Texas Limited Partnershi. Dallas, Texas 75287 Bozman Farm Est IC First Mortgage 2202 E. Scyene Road _ 3 R-9103-001-0030-1 of America Ltd Me •ulte, Texas 7 181 Bozman Farm Est IC First Mortgage 2202 E. Scyene Road ... 10 Bik I 4 R-91 3- 1- 4 -1 of America Ltd Mesquite, Texas 7 181 Bozman Farm Est 1 C First Mortgage2202 E. Scyene Road 11 Blk I 8 -91 3- I- B -1 of - • Ltd Mes.uite,uite, Texas 7 181 Bozman Farm Est 1 C .. c 2202 E. Scyene Road 12 BIk I 9 91 3- 1- .9 -1 of America Ltd Mesquite, Texas 7 181 Boar an Farm Est IC 17855 Dallas Parkway#200 13 Blk I 10 R-91 - 1- 1 -1 RH of Texas Limited Partnership Dallas, Texas 75287 Bozman Farm Est 1 C 1609 Canyon Creek Court 14 Blk I 11 r-91 3- 1- 11 -1 - Steven Nelson Wylie, Texas 75098 PO Box 600818 C 15 Abst 979 Tract 45 I - 97 - - 4 -1 Mavrock I, LP Dallas, Texas 75360 16 1 __ F-5.0 18 K -:-.. lotTi. .. ${h'����•�r�.� ,• '�� 'r �,. {f- �f r #� "�ro:�^�is�`��� :�.��fy�' �-"' `�'a �;�s:s e y s �"'��, w�r �s a.,. w� �.� �.'`. -�.;; �,� �,: f'� � .. 9• r, �^-^ �47' ?{�r �� dS�.r'cre �L' „� .°y '��s,7 {,.. � �'s�"r,�e ' ��f''��k�'a'r9� ��X�„ ' f �y" ' � r;,Y �"fe�.� i � r .�r-r �,.� .r � �,r +��"'.s � � .�s Fr r•• '�!�; �r' ':� �« „�'.'�' Y � r ��;��:. t :�,� .:. r '� ��r.�c✓c.,"�v� _ ���,,n� r..�+ �r-".�..�- �� '� .���N` '� '�`,� > %''J '� s r- x�• 33. • """�3"� � :.5�' . -J . r �s. e Y- ' � � Y `�x�'.�`.:vr' � i�S'�'z,�'"r,-r��-��.�a`� �"�`#cs=�° �r r�� :�,' `s•;�r �s� �'{�'�. ���°'*'.�'"�"�' ^ '`,�,�',e , �r� � {'S 9 r � S9 r� .r"' o$ 2 9'H"�.r .S 'f r ,�" r r Cy. ��°' v� Nk �c.� �3�s.� �.y: f �� y �-; `�r �,.�. �, ".�`�' : �.s• �.�s�""w� �„r� `� �s?'�'�,�''`,`�s°�.��t �sr�'' ,r „,a- �r # s,i �� a r{ "�, r ^7 x �"T'�ss s.� �l'-µ^, r'�.0..��- aS{ ' ='Tr � �'J'o- $'�"" �:r• �. . � � �s ���������� .r�y�$�,���� �' •s��.��� +�.. �'",1�''"{,��// �'��._�"�`�".� �j�3�f� ; ;�:� �-��� ` ! f: x ���-'��'� ���� ? 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Tc��s � �a��: 1.�� � . � �`, ��l�a.se prr'���� � � A�dr�s�: _ � �� � � _� �i�na��r . �� � � ��n�r�r�nr�r�: f � � W lle Zonln Board of . Y g + Ad' ustment � 1T� �F �� I�I� J Meeting Date: November 26, 2007 Item Number: 2 Department: Planning Case Number: 2007-22 Prepared By: Jasen Haskins Project Location: 1722 Harvest Crossing Date Prepared: November 6, 2007 Subdivision Name: Pheasant Creek Location Map, Site Plan, Photos, Notification List and Exhibits: Map with Responses � Variance to Section 3.2.B.3 of the Zoning Ordinance requiring a rear yard setback of 25 feet. � . The subject property is located at 1722 Harvest Crossing. The applicant requests a variance to the requirement for a rear yard setback of 25 feet to 21 feet in order to maintain an existing patio cover. The requested variance of 4 feet represents a 16% adjustment to the requirements of the zoning Ordinance. The setback means that any structure more than 48" in height must retain that minimum distance from the property line. The purpose of the building setback requirements is to preserve and promote open space and increase neighborhood safety. This Board has approved several similar variances over the past 12 months. Staff has initiated a Zoning Ordinance revision that if approved by City Council, would allow this patio cover without the variance, however a variance has been requested pending the outcome of the Council's vote. The applicant has provided a survey showing the location of the patio cover and several photographs illustrating the placement and materials. The applicant states that a hardship exists due to main structure being built at or near the build lines, thus limiting the size of the patio cover. Public comment forms were mailed to 29 property owners within 200 feet of this request, as required by State Law. No responses have been received at the time of this posting. The Board shall not grant a variance to the development code which: (1) Permits a land use not allowed in the zoning district in which the property is located; or (2) Is in the public right-of-way or on public property; or (3) Alters any definition of the development code; or (4) Is other than the minimum variance that will afford relief with the least modification possible to the requirements of the development code; or (5) Is based on physical conditions or circumstances of the property so general or recurring in nature as to reasonably make practicable the formulation of a general regulation to be adopted as an amendment to the development code; or (6) Is based exclusively on findings of personal or financial hardship. Page 1 of 2 Page 2 of 2 ZBOA 2007-22 In order to grant a variance to the development code the Board shall find that all the followin� have been satisfied: (1) That there are unique physical circumstances or conditions of the lot, or other exceptional physical condition particular to the affected property; (2) That because of these unique physical circumstances or conditions, the property cannot be reasonably developed or used in compliance with the provisions of the development code; (3) That due to such unique physical circumstances or conditions, the strict application of the development code would create a demonstrated hardship; (4) That the demonstrable hardship is not self-imposed; (5) That the variance if granted will not adversely affect the proposed development or use of adjacent property or neighborhood; (6) That the variance, if granted will not change the character of the zoning district in which the property is located; (7) That the variance, if granted is in keeping with the intent of the development code; and (8) That the variance, if granted will not adversely affect the health, safety or welfare of the citizens of Wylie. 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