|
Case Number: |
A-18-173 |
|
Applicant: |
Kaufman and Killen (Representative) |
|
Owner: |
Arturo Lopez, KSM Properties |
|
Council District: |
6 |
|
Location: |
5745, 5679, 5682, 5650, and 5550 Easterling Road |
|
Legal Description: |
Lots 5, 6, 7, the Southwest Irregular 104.65 Feet of 8, 9, 10, , 11, 12, 13, 14, P-213, P-213B, P-2134, NCB 17639 |
|
Zoning: |
“R-6 AHOD” Residential Single-Family Airport Hazard Overlay District and “C-3 NA CD” General Commercial Nonalcoholic Sales District with Conditional Use for a Construction Contractor Facility with Outside Storage |
|
Case Manager: |
Logan Sparrow, Interim Development Services Manager |
Summary of Appeal
On August 30, 2018 Arturo and Elizabeth Lopez submitted an application appealing the Development Services Director’s decision to deny non-conforming use rights. The applicant contends that they have not violated the Chapter, and are asking the Board of Adjustment to overturn the Director’s decision to terminate nonconforming use rights.
Zoning and Non-Conforming Use History
Portions of the subject property were annexed on March 26, 1989, and the southern portion was annexed on December 31, 1996. Upon annexation, the properties were zoned “Temp R-1” Temporary Single-Family Residence District. Zoning Case # Z96232, Ordinance # 85293, dated December 12, 1996 rezoned a small portion of a property on the west side of Easterling Road from “Temp R-1” to “B-3NA SUP”, which converted to the current “C-3NA CD” General Commercial Nonalcoholic Sales District with Conditional Use for a Construction Contractor Facility with Outside Storage.
The batching plant at 5550 Easterling Road was established in 1995. On March 11, 2003 the business was given a Certificate of Occupancy for “ready mix cement plant, truck repair, & batching plant.” Following the issuance of the Certificate of Occupancy, the property was granted nonconforming use rights on May 14, 2004. The nonconforming rights were granted for all properties located at 5550, 5745, 5682, 5679, and 5650 Easterling Road. These uses were established before the property was annexed, as indicated in a 2004 letter certifying nonconforming rights for the batching plant. The nonconforming use has not been renewed since the original application.
Mr. Lopez admitted liability to the numerous violations found at his properties within a Compliance Agreement with the City. The executed Agreement is attached as are two extensions to the deadlines he had agreed to on January 31, 2018. He has failed to correct the violations within the extensions as agreed to by both parties.
The approval of nonconforming use rights is subject to a series of conditions codified in Chapter 7 of the Unified Development Code (UDC), including the requirement that violations of the Chapter may result in the loss of nonconforming use rights. Generally, nonconforming use rights allow for the continuation of a registered use, provided that such use cannot expand, cannot close for more than 365 days, and, in the event of casualty in excess of 50% of the replacement cost, cannot be rebuilt.
Applicable Code References
Sec. 35-702. - Continuing Lawful Use of Property and Structures.
(a) Nonconforming Use Defined. A nonconforming use shall be any use which:
(1) On the effective date of the ordinance from which this chapter is derived was lawfully operated as a nonconforming use in accordance with the provisions of any prior zoning ordinances; or
(2) On or after the effective date of the ordinance from which this chapter is derived was lawfully operated in accordance with the provisions of said ordinance but which use, by reason of amendment to said ordinance, or other governmental action, is not a permitted use in the district in which the use is located; provided, however, that a permitted use, otherwise in accordance with the provisions of this chapter, shall not be deemed a nonconforming use for a failure to comply with the provisions of this chapter relating to permitted signs, yard requirements, off-street parking requirements, or off-street loading requirements. Territory annexed into the city may continue as provided in subsections (a) and (b) of V.T.C.A. Local Government Code § 43.002, except as provided in subsection (c) thereto.
Sec. 35-706. - Termination of Nonconforming Uses.
Termination of nonconforming rights under subsections (a) and (b) of this section shall provide for notice and hearing as provided in section 35-406 of this chapter.
(a) By Violation of Chapter. The violation of this chapter shall terminate immediately the right to operate a nonconforming use.
(b) By Specific Acts of Termination. Any one (1) of the following specific acts of termination shall terminate immediately the right to operate a nonconforming use:
(1) Changing a nonconforming use to a conforming use;
(2) Changing a nonconforming use to another nonconforming use as herein provided and authorized; provided, however, that the termination shall apply only to the nonconforming use existing prior to any change;
(3) Nonoperation or non-use of a nonconforming use for a period of twelve (12) or more successive calendar months;
(4) Vacancy for a period of twelve (12) or more successive calendar months of the structure or that part of a structure occupied by a nonconforming use.
(c) By Action of the Zoning City. The zoning city may inquire into the existence of a nonconforming use, and after public hearing and investigation into the conditions created by the use, fire or health hazards created by the use, and any other danger or nuisance to the public due to or created by any condition or use existing on the property, require the discontinuance of such use. The owner of the use under investigation by the board shall have not less than ten (10) days' written notice prior to the day of the public hearing. Time allowed for discontinuance of such use shall be prescribed by the board at a subsequent public hearing, after having heard from the affected parties, based on the board's ruling as to a reasonable amortization period for the nonconforming use. In prescribing said time period, the board shall consider the following factors:
(1) The owner's capital investment in structures, fixed equipment, and other assets (excluding inventory and other assets that may be feasibly transferred to another site) on the property before the time the use became nonconforming.
(2) Any costs that are directly attributable to the establishment of compliance date, including demolition expenses, relocation expenses, termination of leases, and discharge of mortgages.
(3) Any return on investment since inception of the use, including net income and depreciation.
(4) The anticipated annual recovery of investment, including net income and depreciation. Note: For termination of nonconforming structures, see section 35-707, below.
(d) At the Direction of City Council. The zoning city, at the direction of the city council, shall require the discontinuance of a nonconforming use. The board, after having heard from the affected parties, must provide a reasonable amortization period for the discontinuance of such use based on the factors set forth in subsection (c), above.
(e) By Destruction or Damage of Structure. The right to operate and maintain any nonconforming use, except a single-family dwelling unit, shall terminate and shall cease to exist whenever the structure or structures in which the nonconforming use is operated and maintained is damaged or destroyed from any cause whatsoever, and the cost of repairing such damage or destruction exceeds fifty (50) percent of the replacement cost of such structure on the date of such damage or destruction. A nonconforming single-family dwelling unit which is destroyed or damaged more than fifty (50) percent of the replacement cost may be rebuilt provided a building permit is issued within one (1) year of the date of such damage or destruction. The director of planning and development services may require the submission of necessary evidence to verify the date of damage or destruction.
(f) Applicability to Extraction Facilities. The provisions of this section shall not apply to any tract of real property that is used primarily for the extraction and processing of limestone, sand, gravel, rock, or soil, provided that such use is in compliance with the applicable state and federal permit requirements.
Code Enforcement History
Summary of cases filed properties operated by Arturo Lopez
|
Address |
Number of Court Cases and Type |
Next court date |
|
5745 Easterling |
Civil citations (12) Class C (32) |
January 15th 2019 |
|
5679 Easterling |
Civil citations (32) Class C (52) |
January 15th 2019 |
|
5682 Easterling |
Civil citations (7) Class C (9) |
January 15th 2019 |
|
5650 Easterling |
Civil citations (30) Class C (32) |
January 15th 2019 |
|
5550 Easterling |
Civil citations (13) Class C (32) |
January 15th 2019 |
|
TOTALS |
Civil Citations = 94 Class C = 157 |
|
Remaining items to correct for all properties
• UDC Section 35-311 unpermitted use
o Appealing the non-conforming rights decision to the BOA.
o Or rezone to allow for commercial business activity on each property
o Remove all inoperable vehicles and vehicle parts from each property
• City code 10-6 Electrical permit
o Obtain Electrical permits for each structure
§ Inspections and approvals required for all electrical installation conducted without a permit
• City code 10-6 Mechanical permit
o Obtain Mechanical permits for each structure housing mechanical equipment
§ Inspections and approvals required for all mechanical installation conducted without a permit
• City code 10-6 Plumbing permit
o Obtain Plumbing permits for each building with plumbing installed
§ Inspections and approvals required for all plumbing installation conducted without a permit
• City code 10-12 Certificate of Occupancy
o Obtain COO for permits each building
§ Inspections and approvals required for all structures installed without proper inspections
• Pending dangerous structure investigations
o Remove and or repair vacant buildings
• Flood plain violations for each property
o Comply with signed compliance agreement
5745 Easterling:
Property ID 664703
17639-000-0090 - NCB 17639 BLK LOT 9, 10 AND S IRR 104.65 FT OF 8 (WSTSD FRWY ANNXTN)
Remaining items to correct
• UDC Section 35-311 unpermitted use
o Appealing the non-conforming rights decision to the BOA.
o Or rezone to allow for long term storage and cement processing equipment
• City code 10-6 Electrical permit
o Obtain Electrical permits for building and processing plant
§ Inspections and approvals required for all electrical installation conducted without a permit
• City code 10-6 Mechanical permit
o Obtain Mechanical permits for building and processing plant
§ Inspections and approvals required for all mechanical installation conducted without a permit
• City code 10-6 Plumbing permit
o Obtain Plumbing permits for building and processing plant
§ Inspections and approvals required for all plumbing installation conducted without a permit
• City code 10-12 Certificate of Occupancy
o Obtain COO for permits building and processing plant
§ Inspections and approvals required for all structures installed without proper inspections
• Dangerous Structure remove and or repair 2 Buildings
AHO/Citations issued:
|
|
Date |
Case # |
Civil Administrative(AHC) Or Class C filing(FCS) |
Description of violation |
|
1 |
1/27/2018 |
23004447 |
AH038327 |
CH 35-311 UNPERMITTED USE O/S |
|
2 |
2/15/2018 |
23017212 |
AH038341 |
CH 35-311 UNPERMITED USE |
|
3 |
3/1/2018 |
23024318 |
AH038347 |
CH 35-311 UNPERMITTED USE O/S |
|
4 |
3/1/2018 |
23024323 |
AH |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
5 |
3/1/2018 |
23024325 |
AHC |
CH 10-6 PERMITS (ELECTRICAL) |
|
6 |
3/1/2018 |
23024328 |
AHC |
CH 10-6 PERMITS (MECHANICAL) |
|
7 |
3/1/2018 |
23024331 |
AH038345 |
CH 10-6 PERMITS (PLUMBING) |
|
8 |
3/14/2018 |
23033205 |
AH046710 |
CH 35-311 UNPERMITTED USE O/S |
|
9 |
3/14/2018 |
23033206 |
AH046711 |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
10 |
3/14/2018 |
23033210 |
AH046712 |
CH 10-6 PERMITS (ELECTRICAL) |
|
11 |
3/14/2018 |
23033211 |
AH046713 |
CH 10-6 PERMITS (MECHANICAL) |
|
12 |
3/14/2018 |
23033214 |
AH046714 |
CH 10-6 PERMITS (PLUMBING) |
|
|
2/6/2018 |
23011820 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
1 |
2/6/2018 |
23011822 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
2 |
2/6/2018 |
23011823 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
3 |
2/6/2018 |
23011824 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
4 |
2/6/2018 |
23011826 |
FCS |
CH 35-311 UNPERMITTED USE |
|
5 |
2/6/2018 |
23011827 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
6 |
3/24/2018 |
23036882 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
7 |
3/24/2018 |
23036885 |
FCS |
CH 35-311 UNPERMITTED USE M/W |
|
8 |
3/24/2018 |
23036887 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
9 |
3/24/2018 |
23036889 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
10 |
3/24/2018 |
23036891 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
11 |
3/24/2018 |
23036896 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
12 |
3/31/2018 |
23041559 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
13 |
3/31/2018 |
23041563 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
14 |
3/31/2018 |
23041566 |
FCS |
CH 10-6 PERMIT (ELECTRICAL) |
|
15 |
3/31/2018 |
23041568 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
16 |
3/31/2018 |
23041570 |
FCS |
CH 10-6 PERMIT (PLUBMING) |
|
17 |
4/7/2018 |
23045611 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
18 |
4/5/2018 |
23045640 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
19 |
4/7/2018 |
23045640 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
20 |
4/7/2018 |
23045735 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
21 |
4/7/2018 |
23045737 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
22 |
4/7/2018 |
23045745 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
23 |
4/14/2018 |
23051074 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
24 |
4/14/2018 |
23051076 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
25 |
4/14/2018 |
23051077 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
26 |
4/14/2018 |
23051079 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
27 |
4/14/2018 |
23051080 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
28 |
6/28/2018 |
23079169 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
29 |
6/28/2018 |
23079171 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
30 |
6/28/2018 |
23079172 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
31 |
6/28/2018 |
23079173 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
32 |
6/28/2018 |
23079174 |
FCS |
CH 10-12 CRETIFICATE OF OCCUPANCY |
5679 Easterling:
Property ID 664715 and Property ID 664709
17639-000-0134 - NCB 17639 BLK LOT 13 and 17639-000-0112 - NCB - 17639 BLK LOT 11 & 12
Remaining items to correct
• UDC Section 35-311 unpermitted use
o Appealing the non-conforming rights decision to the BOA.
o Or Rezone to allow for long term storage, cement processing equipment and auto mechanic work
• City code 10-6 Electrical permit
o Obtain Electrical permits for building, processing plant and auto mechanic work
§ Inspections and approvals required for all electrical installation conducted without a permit
• City code 10-6 Mechanical permit
o Obtain Mechanical permits for building, processing plant and auto mechanic work
§ Inspections and approvals required for all mechanical installation conducted without a permit
• City code 10-6 Plumbing permit
o Obtain Plumbing permits for building, processing plant and auto mechanic work
§ Inspections and approvals required for all plumbing installation conducted without a permit
• City code 10-12 Certificate of Occupancy
o Obtain COO for permits for building, processing plant, and auto mechanic work shop
§ Inspections and approvals required for all structures installed without proper inspections
AHO/Citations issued:
|
|
Date |
Case # |
Civil Administrative(AHC) Or Class C filing(FCS) |
Description of violation |
|
1 |
1/18/2018 |
23001407 |
AH017823 |
CH 35-311 UNPERMITTED USE (SCRENING) |
|
2 |
1/25/2018 |
23005496 |
AH046702 |
CH 10-6 PERMITS (MECHANICAL) |
|
3 |
1/25/2018 |
23005498 |
AH046703 |
CH 10-6 PERMITS (PLUMBING) |
|
4 |
1/25/2018 |
23005499 |
AH046705 |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
5 |
1/27/2018 |
23004448 |
AHC |
CH 35-311 UNPERMITTED USE O/S |
|
6 |
2/6/2018 |
23004452 |
AHC |
CH 35-311 UNPERMITTED USE (SCREENING) |
|
7 |
2/15/2018 |
23017215 |
AHC |
CH 35-311 UNPERMITTED USE |
|
8 |
2/16/2018 |
23017218 |
AHC |
USE LOT 2 |
|
9 |
3/1/2018 |
23024357 |
AHC |
CH 35-311 UNPERMITTED USE O/S ID:664709 |
|
10 |
3/1/2018 |
23024359 |
AHC |
CH 10-12 CERTIFICATE OF OCC ID:664709 |
|
11 |
3/1/2018 |
23024360 |
AHC |
CH 35-311 UNPERMITTED USE O/S ID:664709 |
|
12 |
3/1/2018 |
23024362 |
AHC |
CH 10-6 PERMITS (ELECTRICAL) ID:664709 |
|
13 |
3/1/2018 |
23024366 |
AHC |
CH 10-6 PERMITS (MECHANICAL) ID:664709 |
|
14 |
3/1/2018 |
23024368 |
AHC |
CH 10-6 PERMITS (PLUMBING) ID:664709 |
|
15 |
3/1/2018 |
23024374 |
AHC |
CH 35-311 UNPERMITTED USE ID:664715 |
|
16 |
3/1/2018 |
23024375 |
AHC |
CH 35-311 UNPERMITTED USE O/S ID:664715 |
|
17 |
3/1/2018 |
23024376 |
AHC |
CH 10-12 CERTIFICATE OF OCC ID:664715 |
|
18 |
3/1/2018 |
23024377 |
AHC |
CH 10-6 PERMITS (ELECTRICAL) ID:664715 |
|
19 |
3/1/2018 |
23024378 |
AHC |
CH 10-6 PERMITS (MECHANICAL) ID:664715 |
|
20 |
3/1/2018 |
23024379 |
AHC |
CH 10-6 PERMITS (PLUMBING) |
|
21 |
3/14/2018 |
23032882 |
AHC |
CH 35-311 UNPERMITTED USE READY MIX |
|
22 |
3/14/2018 |
23032885 |
AHC |
CH 35-311 UNPERMITTED USE O/S |
|
23 |
3/14/2018 |
23032888 |
AHC |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
24 |
3/14/2018 |
23032889 |
AHC |
CH 10-6 PERMITS (ELECTRICAL) |
|
25 |
3/14/2018 |
23032891 |
AHC |
CH 10-6 PERMITS (MECHANICAL) |
|
26 |
3/14/2018 |
23032895 |
AHC |
CH 10-6 PERMITS (PLUMBING) |
|
27 |
3/14/2018 |
23032898 |
AHC |
CH 35-311 UNPERMITTED USE READY MIX |
|
28 |
3/14/2018 |
23032903 |
AHC |
CH 35-311 UNPERMITTED USE O/S |
|
29 |
3/14/2018 |
23032906 |
AHC |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
30 |
3/14/2018 |
23032908 |
AHC |
CH 10-6 PERMITS (ELECTRICAL) |
|
31 |
3/14/2018 |
23032911 |
AHC |
CH 10-6 PERMITS (MECHANICAL) |
|
32 |
3/14/2018 |
23032912 |
AHC |
CH 10-6 PERMITS (PLUMBING) |
|
|
2/6/2018 |
23011739 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
1 |
2/6/2018 |
23011741 |
FCS |
CH 35-311 UNPERMITTED USE |
|
2 |
2/6/2018 |
23011755 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
3 |
2/6/2018 |
23011764 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
4 |
2/6/2018 |
23011773 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
5 |
2/6/2018 |
23011789 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
6 |
2/6/2018 |
23011800 |
FCS |
CH 35-311 UNPERMITTED USE |
|
7 |
2/6/2018 |
23011804 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
8 |
2/6/2018 |
23011805 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
9 |
2/6/2018 |
23011806 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
10 |
3/24/2018 |
23036898 |
FCS |
CH 35-311 UNPERMITTED USE ID:664709 |
|
11 |
3/24/2018 |
23036930 |
FCS |
CH 35-311 UNPERMITTED USE O/S ID:664709 |
|
12 |
3/24/2018 |
23036936 |
FCS |
CH 10-12 CERTIFICATE OF OCCID:664709 |
|
13 |
3/24/2018 |
23036939 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) ID:664709 |
|
14 |
3/24/2018 |
23036942 |
FCS |
CH 10-6 PERMITS (MECHANICAL) ID:664709 |
|
15 |
3/24/2018 |
23036945 |
FCS |
CH 10-6 PERMITS (PLUMBING) ID:664709 |
|
16 |
3/24/2018 |
23036946 |
FCS |
CH 35-311 UNPERMITTED USE (SHOP) ID:664715 |
|
17 |
3/24/2018 |
23036947 |
FCS |
CH 35-311 UNPERMITTED USE O/s ID:664715 |
|
18 |
3/24/2018 |
23036951 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) ID:664715 |
|
19 |
3/24/2018 |
23036952 |
FCS |
CH 10-6 PERMITS (MECHANICAL) ID:664715 |
|
20 |
3/24/2018 |
23036954 |
FCS |
CH 10-6 PERMITS (PLUMBING) ID:664715 |
|
21 |
3/31/2018 |
23002074 |
FCS |
POSSIBLE INOPERABLE VEHICLE |
|
22 |
3/31/2018 |
23002075 |
FCS |
POSSIBLE INOPERABLE VEHICLE |
|
23 |
3/31/2018 |
23002076 |
FCS |
POSSIBLE INOPERABLE VEHICLE |
|
24 |
3/31/2018 |
23011789 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
25 |
3/31/2018 |
23041572 |
FCS |
CH 35-311 UNPERMITTED USE |
|
26 |
3/31/2018 |
23041576 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
27 |
3/31/2018 |
23041579 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
28 |
3/31/2018 |
23041580 |
FCS |
CH 10-6 PERMITS (MECHANCIAL) |
|
29 |
3/31/2018 |
23041581 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
30 |
4/7/2018 |
23045747 |
FCS |
CH 35-311 UNPERMITTED USE O/S ID:664709 |
|
31 |
4/7/2018 |
23045750 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
32 |
4/7/2018 |
23045753 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
33 |
4/7/2018 |
23045754 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
34 |
4/7/2018 |
23045757 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
35 |
4/7/2018 |
23045759 |
FCS |
CH 35-311 UNPERMITTED USE |
|
36 |
4/7/2018 |
23045761 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
37 |
4/7/2018 |
23045770 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
38 |
4/7/2018 |
23045773 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
39 |
4/7/2018 |
23045779 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
40 |
4/7/2018 |
23045789 |
FCS |
CH 35-311 UNPERMITTED USE M/W |
|
41 |
5/4/2018 |
23056849 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
42 |
5/4/2018 |
23056853 |
FCS |
CH 35-311 UNPERMITTED USE |
|
43 |
6/28/2018 |
23079177 |
FCS |
CH 35-311 UNPERMITTED USE ID:664709 |
|
44 |
6/28/2018 |
23079180 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) ID:664709 |
|
45 |
6/28/2018 |
23079182 |
FCS |
CH 10-6 PERMTIS (MECHANICAL) ID:664709 |
|
46 |
6/28/2018 |
23079184 |
FCS |
CH 10-6 PERMITS (PLUMBING) ID: 664709 |
|
47 |
6/28/2018 |
23079186 |
FCS |
CH 10-12 CERTIFICATE OF OCC ID:664709 |
|
48 |
6/28/2018 |
23079190 |
FCS |
CH 35-311 UNPERMITTED USE ID:664715 |
|
49 |
6/28/2018 |
23079195 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) ID:664715 |
|
50 |
6/28/2018 |
23079197 |
FCS |
CH 10-6 PERMITS (MECHANICAL) ID:664715 |
|
51 |
6/28/2018 |
23079200 |
FCS |
CH 10-6 PERMITS (PLUMBING) ID:664715 |
|
52 |
6/28/2018 |
23079204 |
FCS |
CH 10-12 CERTIFICATE OFOCC ID:664715 |
5682 Easterling:
Property ID 664682
17639-000-0051 - NCB 17639 BLK LOT 5 (WESTSIDE FREEWY ANNEXATION)
Remaining items to correct
• Dangerous Structure remove and or repair 2 Buildings
AHO/Citations issued:
|
|
Date |
Case # |
Civil Administrative(AHC) Or Class C filing(FCS) |
Description of violation |
|
1 |
1/22/2018 |
23001503 |
AH046683 |
CH 10-6 PERMITS S/C |
|
2 |
1/24/2018 |
23004522 |
AH038340 |
CH 35-311 UNPERMITTED USE |
|
3 |
2/16/2018 |
23017223 |
AH038344 |
CH 35-311 UNPERMITTED USE |
|
4 |
3/1/2018 |
23024341 |
AC046693 |
CH 35-311 UNPERMITTED O/S |
|
5 |
3/1/2018 |
23024343 |
AC046694 |
CH 35-311 UNPERMITTED USE |
|
6 |
3/14/2018 |
23032860 |
AC046697 |
CH 35-311 UNPERMITTED USE O/S |
|
7 |
3/14/2018 |
23032863 |
AC046698 |
CH 35-311 UNPERMITTED USE |
|
1 |
3/24/2018 |
23036864 |
FCS |
CH 35-311 UNPERMITTED USE S/C |
|
2 |
3/24/2018 |
23036867 |
FCS |
CH 35-311 UNPERMITTED USE (PLANT) |
|
3 |
3/24/2018 |
23039087 |
FCS |
CH 35-311 UNPERMITTED USE (PLANT) |
|
4 |
3/29/2018 |
23021470 |
FCS |
CH 35-311 UNPERMITTED USE (PLANT) |
|
5 |
3/31/2018 |
23013506 |
FCS |
CH 35-311 UNPERMITTED USE ID:664682 |
|
6 |
3/31/2018 |
23041601 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
7 |
4/7/2018 |
23045797 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
8 |
6/28/2018 |
23079166 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
9 |
6/28/2018 |
23079166 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
5650 Easterling: 17639-000-0064
Property ID 664695
NCB 17639 BLK LOT 6 AND 7 (WESTSIDE FREEWY ANNEXATION)
Remaining items to correct
• UDC Section 35-311 unpermitted use
o Rezone to allow for the Cement Factory and portable building
• City code 10-6 Electrical permit
o Obtain Electrical permits for cement factory and portable building
§ Inspections and approvals required for all electrical installation conducted without a permit
• City code 10-6 Mechanical permit
o Obtain Mechanical permits for cement factory and portable building
§ Inspections and approvals required for all mechanical installation conducted without a permit
• City code 10-6 Plumbing permit
o Obtain Plumbing permits for
§ Inspections and approvals required for all plumbing installation conducted without a permit
• City code 10-12 Certificate of Occupancy
o Obtain COO for Cement factory and portable building
§ Inspections and approvals required for all structures installed without proper inspections
AHO/Citations issued
|
|
Date |
Case # |
Civil Administrative(AHC) Or Class C filing(FCS) |
Description of violation |
|
1 |
1/22/2018 |
23001493 |
AH046676 |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
2 |
1/22/2018 |
23001494 |
AH046677 |
CH 10-6 PERMITS (RAMP) |
|
3 |
1/22/2018 |
23001495 |
AH046678 |
CH 10-6 PERMITS (MECHANICAL) |
|
4 |
1/22/2018 |
23001496 |
AH046679 |
CH 10-6 PERMITS (PLUMBING) |
|
5 |
1/22/2018 |
23001497 |
AH046680 |
CH 10-6 PERMITS (ELECTRICAL) |
|
6 |
1/22/2018 |
23001499 |
AH046682 |
CH 10-6 PERMITS (GENERATORS) |
|
7 |
1/22/2018 |
23001505 |
AH046683 |
CH 10-6 PERMITS (SIDE WALKS) |
|
8 |
1/22/2018 |
23001506 |
AH046684 |
CH 10-6 PERMITS (FENCE) |
|
9 |
1/23/2018 |
23003883 |
AH046688 |
29-86 |
|
10 |
1/24/2018 |
23004480 |
AH038332 |
CH 10-6 PERMITS (ELECTRICAL) |
|
11 |
1/24/2018 |
23004483 |
AH038333 |
CH 10-6 PERMITS (MECHANICAL) |
|
12 |
1/24/2018 |
23004492 |
AH038334 |
CH 10-6 PERMITS (PLUMBING) |
|
13 |
1/24/2018 |
23004503 |
AH038335 |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
14 |
1/24/2018 |
23004504 |
AH038336 |
CH 10-6 PERMITS (SIDE WALKS) |
|
15 |
1/24/2018 |
23004508 |
AH038337 |
CH 10-6 PERMITS (RAMP) |
|
16 |
1/24/2018 |
23004512 |
AH038338 |
RIGHT-OF-WAY OBSTRUCTION |
|
17 |
2/7/2018 |
23004519 |
AH038339 |
CH 10-6 PERMITS (RETAINING WALL) |
|
18 |
3/1/2018 |
23024345 |
AH038350 |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
19 |
3/1/2018 |
23024347 |
AH046690 |
CH 10-6 PERMITS (ELECTRICAL) |
|
20 |
3/1/2018 |
23024348 |
AH046691 |
CH 10-6 PERMITS (MECHANCIAL) |
|
21 |
3/1/2018 |
23024350 |
AH046692 |
CH 10-6 PERMITS (PLUMBING) |
|
22 |
3/1/2018 |
23024353 |
AH038348 |
CH 10-6 PERMITS (CEMENT RAMP) |
|
23 |
3/1/2018 |
23024354 |
AH038349 |
CH 10-6 PERMITS (RETAINING WALL) |
|
24 |
3/14/2018 |
23032865 |
AH047151 |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
25 |
3/14/2018 |
23032867 |
AH047152 |
CH 10-6 PERMITS (ELECTRICAL) |
|
26 |
3/14/2018 |
23032872 |
AH047152 |
CH 10-6 PERMITS (MECHANICAL) |
|
27 |
3/14/2018 |
23032874 |
AH047154 |
CH 10-6 PERMITS (PLUMBING) |
|
28 |
3/14/2018 |
23032876 |
AH047155 |
CH 10-6 PERMITS (RETAINING WALL) |
|
29 |
3/14/2018 |
23032877 |
AH047156 |
CH 10-6 PERMITS (RAMP) |
|
30 |
3/14/2018 |
23032880 |
AH047157 |
CH 10-6 PERMITS (SIDEWALKS) |
|
1 |
2/6/2018 |
23012012 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
2 |
2/6/2018 |
23012017 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
3 |
2/6/2018 |
23012020 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
4 |
2/6/2018 |
23012021 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
5 |
2/6/2018 |
23012025 |
FCS |
CH 35-311 UNPERMITTED USE |
|
6 |
3/31/2018 |
23013146 |
FCS |
CH 10-6 PERMITS (RETAINING WALL) |
|
7 |
3/31/2018 |
23013500 |
FCS |
CH 10-6 PERMITS (SIDEWALK) |
|
8 |
3/24/2018 |
23036868 |
FCS |
CH 10-12 CERTIFICATED OF OCCUPANCY |
|
9 |
3/28/2018 |
23036874 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
10 |
3/24/2018 |
23036876 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
11 |
3/24/2018 |
23036878 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
12 |
3/28/2018 |
23041300 |
FCS |
CH 35-311 UNPERMITTED USE (READY MIX) |
|
13 |
3/31/2018 |
23041604 |
FCS |
CH 35-311 UNPERMITTED USE |
|
14 |
3/31/2018 |
23041605 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
15 |
3/31/2018 |
23041606 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
16 |
3/31/2018 |
23041607 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
17 |
3/31/2018 |
23041609 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
18 |
4/7/2018 |
23045807 |
FCS |
CH 35-311 UNPERMITTED USE (READY MIX) |
|
19 |
4/7/2018 |
23045830 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
20 |
4/7/2018 |
23045833 |
FCS |
CH 10-6 PERMITS (MECHNICAL) |
|
21 |
4/7/2018 |
23045852 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
22 |
4/5/2018 |
23045853 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
23 |
4/7/2018 |
23045853 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
24 |
5/4/2018 |
23056862 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
25 |
5/4/2018 |
23056865 |
FCS |
CH 10-6 PERMITS (MECHNICAL) |
|
26 |
5/4/2018 |
23056869 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
27 |
5/4/2018 |
23056870 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
28 |
6/28/2018 |
23079208 |
FCS |
CH 35-311 UNPERMITTED USE |
|
29 |
6/28/2018 |
23079216 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
30 |
6/28/2018 |
23079217 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
31 |
6/28/2018 |
23079222 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
32 |
6/28/2018 |
23079223 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
5550 Easterling - (aka 0 Easterling) :
Property ID 1112134 17639-000-2134 - NCB 17639 BLK LOT P-2134
Property ID 1107211 17639-000-2132 - NCB 17639 BLK LOT P-213B
Property ID 664742 17639-000-2130 - NCB 17639 BLK LOT P-213
Property ID 1108018 17639-000-2133 - NCB 17639 BLK LOT P-214
Remaining items to correct
• UDC Section 35-311 unpermitted use
o Appealing the non-conforming rights decision to the BOA.
o Or rezone to allow for long term storage and the cement factory
o Remove all inoperable vehicles and vehicle parts from each property
• City code 10-6 Electrical permit
o Obtain Electrical permit for the cement factory and office
§ Inspections and approvals required for all electrical installation conducted without a permit
• City code 10-6 Mechanical permit
o Obtain Mechanical permit for the cement factory and office
§ Inspections and approvals required for all mechanical installations conducted without a permit
• City code 10-6 Plumbing permit
o Obtain Plumbing permit for the cement factory and office
§ Inspections and approvals required for all plumbing installation conducted without a permit
• City code 10-12 Certificate of Occupancy
o Obtain COO for the Cement factory and office
§ Inspections and approvals required for all structures installed without proper inspections
• Pending dangerous structure investigation requires removal and or repair of vacant building on site
AHO/Citations issued
|
|
Date of case |
Case # |
Civil Administrative(AHC) Or Class C filing(FCS) |
Description of violation |
|
1 |
1/27/2018 |
23004461 |
AHC |
CH 35-311 UNPERMITTED USE |
|
2 |
3/1/2018 |
23024275 |
AHC |
CH 35-311 UNPERMITTED USE O/S |
|
3 |
3/1/2018 |
23024286 |
AH046306 |
CH 35-311 UNPERMITTED USE ID:664715 |
|
4 |
3/1/2018 |
23024291 |
AH046301 |
CH 10-6 PERMITS ELECTRICAL (OWNER) |
|
5 |
3/1/2018 |
23024296 |
AH046302 |
CH 10-6 PERMITS MECHANICAL (OWNER) |
|
6 |
3/1/2018 |
23024297 |
AH046303 |
CH 10-6 PERMITS (PLUMING) |
|
7 |
3/1/2018 |
23024299 |
AH046304 |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
8 |
3/14/2018 |
23032915 |
AHC |
CH 35-311 UNPERMITTED USE O/S |
|
9 |
3/14/2018 |
23032917 |
AHC |
CH 35-311 UNPERMITTED USE O/S |
|
10 |
3/14/2018 |
23032918 |
AHC |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
11 |
3/14/2018 |
23032922 |
AHC |
CH 10-6 PERMITS (ELECTRICAL) |
|
12 |
3/14/2018 |
23032924 |
AHC |
CH 10-6 PERMITS (MECHANICAL) |
|
13 |
3/14/2018 |
23032925 |
AHC |
CH 10-6 PERMITS (PLUMBING) |
|
1 |
1/18/2018 |
23001423 |
FCS |
CH 14-47 DUMPING |
|
2 |
1/26/2018 |
23006076 |
FCS |
CH 14-47(B) DUMPING CEMENT |
|
3 |
2/3/2018 |
23010568 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
4 |
2/3/2018 |
23010576 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
5 |
2/3/2018 |
23010587 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
6 |
2/3/2018 |
23010591 |
FCS |
CH 35-311 UNPERMITTED USE |
|
7 |
2/6/2018 |
23011711 |
FCS |
CH 35-311 UNPERMITTED USE |
|
8 |
3/6/2018 |
23021468 |
FCS |
SEC 10-12 CERTIFICATE OF OCCUPACNY |
|
9 |
3/28/2018 |
23036963 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
10 |
3/28/2018 |
23036964 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
11 |
3/28/2018 |
23036966 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
12 |
3/28/2018 |
23036969 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
13 |
3/31/2018 |
23006063 |
FCS |
CH 14-47 (B) DUMPIMG CEMENT CREEK |
|
14 |
3/31/2018 |
23006076 |
FCS |
CH 14-47(B) DUMPING CEMENT CREEK, |
|
15 |
3/31/2018 |
23006620 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
16 |
3/31/2018 |
23010558 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
17 |
3/31/2018 |
23011711 |
FCS |
CH 35-311 UNPERMITTED USE |
|
18 |
3/31/2018 |
23013671 |
FCS |
CH 14-47(B) ILLEGAL DUMPING |
|
19 |
4/7/2018 |
23045872 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
20 |
4/7/2018 |
23045874 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
21 |
4/7/2018 |
23045875 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
22 |
4/7/2018 |
23045876 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
23 |
4/7/2018 |
23045881 |
FCS |
CH 35-311 UNPERMITTED USE O/S |
|
24 |
4/7/2018 |
23045884 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
|
25 |
5/4/2018 |
23057089 |
FCS |
CH 10-6 PERMITS (ELECTRICAL) |
|
26 |
5/4/2018 |
23057090 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
27 |
5/4/2018 |
23057092 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
28 |
6/28/2018 |
23079241 |
FCS |
CH 35-311 UNPERMITTED USE |
|
29 |
6/28/2018 |
23079243 |
FCS |
CH 10-6 PERMITS (ELECTRCIAL) |
|
30 |
6/28/2018 |
23079244 |
FCS |
CH 10-6 PERMITS (MECHANICAL) |
|
31 |
6/28/2018 |
23079245 |
FCS |
CH 10-6 PERMITS (PLUMBING) |
|
32 |
6/28/2018 |
23079247 |
FCS |
CH 10-12 CERTIFICATE OF OCCUPANCY |
The litany of Code Enforcement violations for building without permits, illegal expansion of a nonconforming use, and absence of Certificates of Occupancy are each violations of the Chapter (Chapter 35 - Unified Development Code). These cases are still awaiting a hearing and have not yet been fully adjudicated.
On June 6, 2018 the applicant submitted an application to certify nonconforming use rights at the subject property. As a result of the aforementioned violations of the code, on July 31, 2018 Development Services Department denied the request for nonconforming use rights.
Staff Analysis on Section 35-706. - Termination of Nonconforming Uses
The language in Section 35-706 specifically states that “The violation of this Chapter shall immediately terminate the right to operate a nonconforming use”. Therefore, it is staff’s position that the Unified Development Code requires the Director of Development Services to terminate nonconforming use rights for violating the terms of the Unified Development Code. The myriad of violations of the Chapter detailed in this report constitute an egregious violation of the Chapter. If this would not result in the loss of nonconforming use rights, it would be challenging to pursue the termination of such rights in a subsequent case.
Board of Adjustment
The Board of Adjustment is asked to determine the intent of Section 35-706: Termination of Nonconforming Uses.
In addition, in this case, the Board of Adjustment has the authority to review and consider the appeal before it, investigate facts, weigh evidence, and draw conclusions. The Board may reverse or affirm, in whole or in part, the administrative decisions brought forward by the appellant and discussed in this report.
Therefore, the Board is charged with reviewing the subject decisions described below pursuant to Section 35-481 of the UDC:
Staff correctly interpreted the intent of Section 35-706. Further, that the aforementioned citations issued by Code Enforcement constitute violations of the Chapter (Chapter 35 - Unified Development Code).
The Board of Adjustment may vote in the affirmative and reverse the Director’s decision to deny nonconforming use rights.
The Board of Adjustment may also vote in opposition to the appeal, thereby upholding the Director’s decision to deny nonconforming use rights.
Staff Recommendation:
Staff recommends DENIAL of A-18-173 based on the following findings of fact:
1. Section 35-706 clearly establishes that the right to operate a nonconforming use shall terminate in the event that the Chapter (UDC) is violated.
2. That the extensive history of Code Enforcement violations at the above-referenced property are each an apparent violation of the Chapter (UDC).