[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6565315,"mediaKeyId","3222177-667ff8616bd94bc54bbeefcf087e5e08","parentId",3222177,"title","Board grants lot-depth and area variances to resolve garage encroachment at 2421 and 2425 60 Eighth Street","audioSeconds",660,"startMs",2938000,"endMs",3598000,"viewUrl","/Search/View?dp=1&key=3222177-667ff8616bd94bc54bbeefcf087e5e08&start=2938&end=3598","thumbnailUrl","https://assets.pipeline.soar.com/3222177-667ff8616bd94bc54bbeefcf087e5e08/thumbnail_2938000.jpg","articleUrl","/articles/6565315/Galveston/Galveston-County/Texas/Board-grants-lot-depth-and-area-variances-to-resolve-garage-encroachment-at-2421-and-2425-60-Eighth-Street","mediaUrl","https://secure.pipeline.soar.com/6565315-28779f93f5c0ea33912cf761b6bade3d/orig.mp4?Expires=1775471576&Signature=AEseBCwRB~XcsR2603qZd3Qu4naZNvHSVzSpOFrIvxYImYI8mvHS0Ey6OsYVp1RqWVnD2mlAp60bUHJiE6xk1Ki40X1Is9Z0KhkGAs~L9lJvQ5kjBGoa5LyUBqe3ScIIK3TV9zIHDJ2osmJNbv7-7VRK6rtJbdP32mdBxsYiIdQ6D6VyH26SajxxnV5KfgOX~XCGIe6JXVoGwcWxeE9-WZI3mu6m9GRhMxmBg8IRg1reUKm6jSus56v9QnwhN39XNUoktEN5q46BJN0NxTXOVul-7ZhLZsT2ePUyWf-KyPurAPOzQ4ONJ0Jm6M2g9Lg1~xwFW7egH0E-DiA43c8JLA__&Key-Pair-Id=KUT5TJCACFTXG","author","Galveston","date","2025-05-07T00:00:00Z","article","The Galveston Zoning Board of Adjustment on May 7 granted variances to reduce minimum lot area and lot depth for two adjoining parcels at 2421 and 2425 60 Eighth Street to resolve a garage that encroaches on the common property line.

Donna, planning staff, said 19 public notices were mailed; two were returned (one in favor, one no comment). The northern lot currently contains a single-family residence; the southern lot contains a residence with an attached garage that encroaches slightly over the existing property line. The applicant proposes a replat that would adjust the common boundary so the garage sits entirely on a single parcel, but because the replat creates two new lots that do not fully meet the R-1 lot dimension standards, variances are required.

Staff summarized the requested variances, describing approximately a 699-square-foot variance requested for proposed Tract A, a 17.15-foot variance in lot depth measurement for one lot, and a 1.13-foot variance required for lot depth on the southern parcel. Staff noted the odd-shaped lots result from an alley that parallels and curves near Stuart Road and that the existing configuration has long been nonconforming.

Architect and applicant representative Brax Easterwood said the owners have held both properties for many years and that a garage was built between the properties after Hurricane Ike. Owner Rodney Rees told the board he is 90 years old and wants the parcels separated clearly so that future sales or estate planning are not encumbered by the encroachment. Rees described the concrete bulkhead supporting the garage and said the bulkhead meets city requirements when installed.

A motion to approve the variances found the situation unique, that strict enforcement would impose an unnecessary hardship, and that the relief requested was the minimum needed to correct the lot configuration. The motion was seconded and adopted; the board directed staff to record the decision and allow the replat/variance to proceed under the conditions articulated in the staff report.

The variances will allow the owner to reconfigure the lot lines so the garage and bulkhead sit on a single parcel; staff will file the decision in the public record and proceed with permit/platting steps per city procedure.","mediaType","Video","parentTitle","Galveston - Zoning Board of Adjustments - May 07, 2025","oneSentenceSummary","The zoning board approved variances to reduce required lot depth and area for two adjoining parcels at 2421 and 2425 60 Eighth Street so a garage that encroaches on the common property line will sit wholly within a reconfigured lot; applicants said the configuration dates to post-Hurricane Ike construction.","taxTitle","Galveston , Galveston County, Texas","taxId",5145,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6565320,"Zoning board upholds staff ruling that Seawall ice-and-water kiosk exceeds height limits",1833,1104000,2937000,"/Search/View?dp=1&key=3222177-667ff8616bd94bc54bbeefcf087e5e08&start=1104&end=2937","https://assets.pipeline.soar.com/3222177-667ff8616bd94bc54bbeefcf087e5e08/thumbnail_1104000.jpg","/articles/6565320/Galveston/Galveston-County/Texas/Zoning-board-upholds-staff-ruling-that-Seawall-ice-and-water-kiosk-exceeds-height-limits","https://secure.pipeline.soar.com/6565320-05c110c543ffea9c69a0d7a025aeb05d/orig.mp4?Expires=1775471576&Signature=OTSYEgdSfNjk8Fb7ttoL5GduEH4-uT9nYL0Gc-JwMXVwE69DcqhTLKI4TYZST7J8pfCCbvuZp~moDvkPgD8k4-BATE0R5Xk72QBJ~AA0xxl~aU1c0Wx5BgutR20toZ7TJ9sV0cEYHkyePbJAAMbJlCFKsi6QRj8xX8Piv0zDm2mKcZggFLXm~CtNfY2~wCBxuVZgkyVTaz8zZjTgrbBJyY-UIcMn7c66BxIZrG6SwshIVGbsVBmiJgwOfOYGm0oWjPFnhDhC2JJLkP9yeZzhiZWQgX9NHIr95xH6aPVSJoLWwXbiNj8w9XZ-ZRVp7Lk3uHL27Qu7n3HRARz24RbMhA__&Key-Pair-Id=KUT5TJCACFTXG","The Galveston Zoning Board of Adjustment on May 7 affirmed the planning staff’s interpretation that a proposed ice-and-water vending kiosk at 6600 Seawall exceeds the city’s maximum 10-foot height limit for vending kiosks, denying the applicant’s appeal.

Donna, planning staff, told the board that the applicant submitted building plans in January 2025 for an ice-and-water vending kiosk and associated equipment. Staff determined the proposed kiosk exceeded the limited-use standards for vending kiosks because the planned height — approximately 15 feet, 7 inches from grade to the top of equipment on the submitted plans — surpasses the 10-foot maximum listed in the Galveston Land Development Regulations, Article 2 (limited uses). Staff cited the LDR provision (article 2, section 2.37382 as referenced in the staff report) that vending kiosks and ATMs shall not exceed 10 feet in height and explained that the LDR’s “maximum height” language contains no exception for kiosks.

The permit for the kiosk remained in review and was on hold pending the outcome of the appeal. Donna said the board’s options were to reverse, affirm, or modify staff’s determination; she advised members they were not acting as staff but should determine whether staff’s decision was arbitrary or supported by the facts and law.

Applicant Paul Church and co-owners of the strip center described the unit as a prepackaged, wind-rated unit with a small condenser that protrudes above the kiosk structure. Church said the protruding condenser represents a small portion of the structure — “literally 30 square feet” — and that the unit could be painted and engineered to be windstorm rated and tied down. He cited examples of other kiosks on the Seawall and said the kiosk would provide ice and water for beachgoers and restaurant customers. The submitted plans show a total height of roughly 15 feet 7 inches for the kiosk equipment above grade; Church said the vending portion itself is shorter and that the condenser is the portion above 10 feet.

Members questioned engineering and tie-down plans, generator location, noise, and whether the unit would be operational after a storm. Members were reminded by staff that those operational and engineering details are building-department issues and that the sole question for this appeal was the correctness of staff’s height determination under the LDR. Members also heard public support: Robert Reeves, who identified himself as a master electrician, said such units are commonly installed across the U.S. and can be made compliant; Joey Barnhill, a strip-center co-owner, and the property owners also endorsed the proposal and described parking availability and tenant support.

After discussion, a board member moved to affirm staff’s determination, finding that staff “went by the rules and measured it” and that the proposed kiosk does not meet the LDR height limit. Another member seconded. The board voted to affirm staff’s determination; the motion passed and the appeal was denied. Staff noted that the applicant retains other options discussed in the packet, including applying for a variance, pursuing a text amendment, or seeking judicial review.","The Galveston Zoning Board of Adjustment on May 7 affirmed staff’s determination that a proposed ice-and-water vending kiosk at 6600 Seawall exceeds the land development regulations’ 10-foot maximum height limit; the applicant’s appeal was denied.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6565325,"Board approves reduced front setback for AC platform at 17427 Bristow Drive",527,576000,1103000,"/Search/View?dp=1&key=3222177-667ff8616bd94bc54bbeefcf087e5e08&start=576&end=1103","https://assets.pipeline.soar.com/3222177-667ff8616bd94bc54bbeefcf087e5e08/thumbnail_576000.jpg","/articles/6565325/Galveston/Galveston-County/Texas/Board-approves-reduced-front-setback-for-AC-platform-at-17427-Bristow-Drive","https://secure.pipeline.soar.com/6565325-5b06170f13d99bc194e533e444206e71/orig.mp4?Expires=1775471576&Signature=o7ETmjph3H3Z~C1CBAe8m72AoRVAgghSAPa7glUpOl37S67OI1zMlhUK9pj-xoTT6W-8tSvJUd7S5boFZpGumSk-MYGxgVtO9zJa97UrnEHu4Bfn8bBbyVRbETSPbyijagOhtYIHxKXNzQNdrpmOiGTVv4ayjX6F-6Biy3YVvW~twjV4v5z4LEOI-x4srsOZ7QrqJ8SE8xAgYWhziTop1ia7k0NRss1Fa12QoBRNkO6NVp0kFPf~u1MFwoIHc0gcE2kQ-B-L1COqsHxVEmOEeakIRA1ih0VhqHV-xrYLHewS9I9o~C~6ozkWvZPeQPSSjrldp7j-HoCuMpFltOE85Q__&Key-Pair-Id=KUT5TJCACFTXG","The Galveston Zoning Board of Adjustment on May 7 approved a special exception allowing the property at 17427 Bristow Drive to reduce its front-yard setback from 20 feet to 18 feet so an air-conditioning platform that overhangs the build line by about 1–2 feet can remain.

Donna, planning staff, said 37 public notices were mailed; three were returned (one in favor, one opposed, one no comment). Staff reported no objections from city departments or private utilities. The property previously received a special exception on April 3, 2024, under case 24Z002 to reduce a rear setback from 10 feet to 6 feet.

The applicant, Ryan Gannon, said he was unaware the AC pad exceeded the setback when he obtained a certificate of occupancy, and, upon discovery, found adjacent properties with similar encroachments. He said he initially planned to cut the pad back but applied for an exception after finding that neighboring properties also exceeded the build line.

A commissioner asked how setback lines were determined; staff said the applicant provided the line, and staff verified measurements using the city GIS, noting that GIS measurements are not perfectly precise but are sufficient to verify the encroachment. The board reviewed a staff photo and a survey showing the AC platform over the building line.

One written comment in opposition read, “why have zoning if we ignore the rules?” A commissioner observed that the property has already received prior relief and cautioned that exceptions should address unusual situations rather than repeated nonconformities. Other board members responded that standards for special exceptions differ from variances and noted prior decisions on the property.

A motion to approve the request on the finding that it would not adversely affect the value and use of adjacent property was made and seconded. During a brief vote sequence the board first recorded three votes in favor and one opposed, then later confirmed a final vote of four in favor and one opposed; the motion passed.

The approved exception applies only to the AC platform pad and does not change other aspects of the site plan. Staff attached the applicant’s photos, survey, and the staff report to the case file.","Galveston zoning board granted a special exception to reduce the front-yard setback at 17427 Bristow Drive from 20 to 18 feet so an AC platform that overhangs the build line can remain; one written comment opposed the perception of ignoring zoning rules.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6565330,"Zoning board approves reduced front setback for 11222 Schwartz Drive",490,83000,573000,"/Search/View?dp=1&key=3222177-667ff8616bd94bc54bbeefcf087e5e08&start=83&end=573","https://assets.pipeline.soar.com/3222177-667ff8616bd94bc54bbeefcf087e5e08/thumbnail_83000.jpg","/articles/6565330/Galveston/Galveston-County/Texas/Zoning-board-approves-reduced-front-setback-for-11222-Schwartz-Drive","https://secure.pipeline.soar.com/6565330-9b90c012faefeae7f716c50bf56a351b/orig.mp4?Expires=1775471576&Signature=V1VrM9p5DF~NXu~RsYF0kzPMK6EsXfzPzRWglk0ppywfBElQKD4KeIEvNWX80PhDzPKlJZ~hXU~pq2RkFNBLTKkuAiMV5hmcO9RcXKuF24xPzL1RrMkLbBK2ONnNYWMa-KvGm2VzRWyYrteAN12I45TLPPHdFDHgsD06z5ezYaF2kRxbVQ8Yo3eT38jEuBeo6Vq7Z00hBGoemeGBTDwLkpOXHowJ5bh95MoIBnHZd9Ykx3-iywhCX4GavvWuLyrBYz7mZnTOpdXpjLhlpl4CV8SIsxrqmC54PrwCD~lrrNSzGTetFME9Adg7NmRj6T1oqLrwt~APVscJUcaInQJ-kQ__&Key-Pair-Id=KUT5TJCACFTXG","The Galveston Zoning Board of Adjustment on May 7 approved a special exception allowing the property at 11222 Schwartz Drive to reduce its required front yard setback from 20 feet to 16 feet to accommodate exterior stairs and a landing.

The exception was approved after staff reported that adjacent lots on the north side of Schwartz Drive already have shorter front setbacks, including 11220 Schwartz Drive which received a board exception on Feb. 5, 2025. Staff said 24 public notices were mailed for the case, two were returned (one in favor, one in opposition), and no city departments or private utilities objected.

Donna, planning staff, told the board the request is an exception under the Galveston Land Development Regulations (LDRs) and is supported by surrounding lot conditions. She noted that 11220 Schwartz Drive has a 16-foot setback and that nearby lots at 11216 and 11214 have front setbacks of 4 feet and 11 feet respectively. The applicant’s submittal included a site plan showing the proposed 16-foot setback for the subject property, which is currently under construction.

Applicant David K. Brown said construction began after the lot’s reduced size created constraints. Brown described that the State Highway Department had taken 15 feet off the back of several lots on that side of Schwartz Drive, reducing the lot from the neighborhood’s typical ~3,100 square feet to about 2,642 square feet on the subject parcel. Brown said that, combined with elevation and headroom code requirements, “there was not a way to get the stairs to come from underneath the house, meet code for headroom requirements… and then still have enough room to land the stairs on the upper balcony,” so the stairs otherwise would have ended immediately at the front door and created a safety concern.

A board member asked whether the exception rule applies only when an adjacent lot does not meet the front-yard requirement; staff confirmed the rule centers on adjacent setbacks and pointed to the 11220 property as the relevant neighbor that is out of compliance. No members of the public spoke on the case.

A motion to approve the applicant’s request — finding it would not adversely affect adjacent property or the public interest — was made and seconded. A commissioner noted on the record that the board could only consider the exception because the adjoining lot already had been granted relief. The board voted to approve the exception; the final vote tally was not recorded in the hearing transcript.

The approved exception allows the stairs and landing to sit at a 16-foot front setback rather than the 20 feet required by the LDR. The staff report and the applicant’s site plan were entered into the public record as exhibits.","The Galveston Zoning Board of Adjustment on May 7 approved a special exception to reduce the front yard setback at 11222 Schwartz Drive from 20 feet to 16 feet to allow stairs and a landing; staff said adjacent lots already have shorter setbacks and there were no departmental objections.","actionData","errors"]

Article not found

Board grants lot-depth and area variances to resolve garage encroachment at 2421 and 2425 60 Eighth Street

Zoning board upholds staff ruling that Seawall ice-and-water kiosk exceeds height limits

Board approves reduced front setback for AC platform at 17427 Bristow Drive

Zoning board approves reduced front setback for 11222 Schwartz Drive