[{"_1":2,"_87":-5,"_88":-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],{"_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",6542200,"mediaKeyId","3667167-107fa0f6e301348d39ff8b3a11e784af","parentId",3667167,"title","Zoning board approves setback exception for HVAC platform at 9306 Vistabella adjacent to Artist Boat open space","audioSeconds",678,"startMs",120000,"endMs",798000,"viewUrl","/Search/View?dp=1&key=3667167-107fa0f6e301348d39ff8b3a11e784af&start=120&end=798","thumbnailUrl","https://assets.pipeline.soar.com/3667167-107fa0f6e301348d39ff8b3a11e784af/thumbnail_120000.jpg","articleUrl","/articles/6542200/Galveston/Galveston-County/Texas/Zoning-board-approves-setback-exception-for-HVAC-platform-at-9306-Vistabella-adjacent-to-Artist-Boat-open-space","mediaUrl","https://secure.pipeline.soar.com/6542200-dcf405ec64abed816e354b64e5b2467b/orig.mp4?Expires=1771163671&Signature=MgduW2rlmglFWTITZh1coR1pZHcdqGFLaHssXxze259YG3XxPRKpIdZFhX~KXkU3Di~dRXMTLOpyM6srrsdMOz7E8FhFDNVPyjymgTiX207poD5k9pVCMwGZX1jQSf9yLYnV1jIxsTq8m8NTnsne9LWfl4YCu7y9URaHPxF-ALmTpmtWaAfSvSlhIO49Euz9JEaXfBjChx37vM8-jiMgwLAa1LdQeayR1cvqUkbF9FKVdu0MkeMO1dbRJzb7WfvWlTISN73sG7PtElvpDmbo-igv6tq0m9PIRmdpdOOg7nYeIfxv0X2klhABXphYr94j3gmsDVDOMMunR5EdWYjBiw__&Key-Pair-Id=KUT5TJCACFTXG","author","Galveston","date","2025-06-04T00:00:00Z","article","On June 4, 2025, the Galveston Zoning Board of Adjustment approved a special exception allowing an existing HVAC platform at 9306 Vistabella to encroach to the property line, reducing the side-yard setback from the required 3 feet to 0 feet.

The exception was requested under the Galveston Land Development Regulations, Article 3 addendum, and staff told the board the encroachment was discovered during the certificate-of-occupancy process. The platform sits along the east side of the house and abuts permanent open space owned by the nonprofit Artist Boat.

Planning staff presented photographs, a survey showing the platform reaches the property line, and the staff report summarizing applicable approval standards including Section 12.401 of the land development regulations. A staff member said public-works commented “no objection with comments,” and noted there were no concerns provided the applicant did not extend any structure beyond the property line.

Applicant Zach Gavis, owner of Keepsake Custom Homes, told the board the house and mechanical platform were built from the approved plans but that the platform had to be enlarged in the field to accommodate two air-conditioning condensers and a generator. “I take full responsibility for this,” Gavis said, and explained the platform was screened with louvers to match the house design and to screen mechanical equipment from neighboring properties.

Gavis said the house was placed on the lot so its front and rear align visually with other houses in the neighborhood; the platform location, he said, was shown on the plan and then increased in size during construction to preserve equipment clearances and warranties. A neighbor provided one written notification in favor and another neighbor, William Stevenson, indicated he planned to submit a supportive or neutral notification; staff confirmed one additional in‑favor notice was received.

A commissioner moved to approve the special exception on the basis that the encroachment would not adversely affect the value or use of adjacent property; the motion was seconded and passed. The board recorded the motion as approval; the formal vote tally was not specified in the transcript.","mediaType","Video","parentTitle","Galveston - Zoning Board of Adjustments - Jun 04, 2025","oneSentenceSummary","On June 4, 2025, the Galveston Zoning Board of Adjustment approved a special exception allowing an existing HVAC platform at 9306 Vistabella to encroach to the property line, reducing the side-yard setback from the required 3 feet to 0 feet.","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},6542194,"Zoning board denies subdivision variance for two houses in Bayou Shores at 1804/60 Fifth Street",802,994000,1796000,"/Search/View?dp=1&key=3667167-107fa0f6e301348d39ff8b3a11e784af&start=994&end=1796","https://assets.pipeline.soar.com/3667167-107fa0f6e301348d39ff8b3a11e784af/thumbnail_994000.jpg","/articles/6542194/Galveston/Galveston-County/Texas/Zoning-board-denies-subdivision-variance-for-two-houses-in-Bayou-Shores-at-180460-Fifth-Street","https://secure.pipeline.soar.com/6542194-1820cb0e781fb5eb74bbca0743c50072/orig.mp4?Expires=1771163671&Signature=Xn7ZYHP8Q3xDDWe3xnfSAY5~lH5kuUknAXZEPe6sxcSL3B0xdTGZfejUZcV0-nmpWPp78tSAi7eiRDQbUyu~KanQWWxQh2Xrzxv4Dwbgtugr-vr7EGyP3WVOH3CI3NZrzOxFzjSx1cOmcu5N4JGD2QGylKQW3dFUMndnkJ8NkIijU5v4XsumiTu6lvKC~s-KFDhghIgBjz~ka6SqSlSmNIOXNBVQ8BIwCyCP942AYA~xniJMuSr1-xwXHX5XRnwceBKuhTuDnIHSKCpoM2sMXMbwsE4s8myNJViX4FSB2pAA~EwhHG4BPRcJ7HsRkG6IhC~BsU8D2qY~Y~nke8odGA__&Key-Pair-Id=KUT5TJCACFTXG","On June 4, 2025, the Galveston Zoning Board of Adjustment denied a variance that would have allowed a single legally nonconforming lot in the Bayou Shores neighborhood to be subdivided into two separate lots, each to contain one of two houses built in 2024.

The subject parcel (described in the staff report as a half of an original Bayou Shores Wheeler subdivision lot) currently contains two identical structures. Planning staff said the existing lot does not meet Article 3 addendum minimums for R-1 lots—required standards cited in the report include 50 feet minimum width, 100 feet minimum depth and 2,500 square feet minimum area—and that the applicant proposed parcel dimensions of roughly 25 feet width, 72.5 feet depth and about 687.5 square feet area for each new lot if the division were allowed.

Laura Ward, representing New Elite Homes, said the builder received two permits and two addresses and that the intention was to sell two homes to owner-occupants. Ward told the board she gathered five letters of neighborhood support and argued the subdivision would increase homeownership and neighborhood stability. “Our intentions are rooted in respect for the island and the belief that thoughtful, responsible development can serve both current residents and future residents for generations,” Ward said.

Several board members disagreed with that rationale. Commissioners raised procedural and precedent concerns, saying the hardship was self-imposed because two houses were built on a single lot without first securing approval to subdivide; one commissioner said, “You can't plead ignorance of the codes and regulations.” Other commissioners said the proposed lots would be out of scale with surrounding parcels, would reduce privacy, and could invite further similar subdivisions that would alter neighborhood character.

A motion to deny the variances was made on grounds that there is no special condition on the property, the hardship is self-imposed and based largely on financial considerations, and that the variance would improperly circumvent existing procedures. The motion was seconded and the board voted to deny the request; the transcript records the motion passing but does not include a roll-call vote tally.","On June 4, 2025, the Galveston Zoning Board of Adjustment denied a variance that would have allowed a single legally nonconforming lot in the Bayou Shores neighborhood to be subdivided into two separate lots, each to contain one of two houses built in 2024.","actionData","errors"]

Article not found

Zoning board approves setback exception for HVAC platform at 9306 Vistabella adjacent to Artist Boat open space

Zoning board denies subdivision variance for two houses in Bayou Shores at 1804/60 Fifth Street