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AboutMinutesTheCityofFairhopeBoardofAdjustmentsandAppealsmetonMonday,April19,2004at5:00PMintheCityAdministrationBuilding,161N.SectionStreet.MembersPresent:BernieFogarty,Chairman;CharlieBassett;LouisAgee;RayClark;CathySlagle,alternate;ErikCortinas,CBOandBrendaHoffren,Secretary;Absent:BobMannich&BeckyLundbergAt5:00P.M.themeetingwascalledtoorderbyChairmanFogarty.AmomentofsilencewasrequestedbyChairmanFogartyinhonorofthememoryofCountyCommissionerMaryFrancesStewartwhodiedinacaraccident.MemberswereaskedtoreviewtheMarch15,2004meetingminutesforconsiderationandmakeamotiontoapprove.CharlieBassettrequestedclarificationintheminutesofMarch5inregardtothediscussiononthedefinitionofthemeasurementofornamentalfeatures.Hefelttheminutesmayhavereflectedhiscomments,butnothisintentwithregardtowhatconstitutesaloadbearingstructureandsubjecttocompliancewithrooflineheightrestrictions.HedidnotmeanforhiscommentstobetakenliterallyAmotiontoapprovewithMr.Bassett’scommentsincludedwasmadebyLouisAgee.andasecondbyCharlieBassett.Allapproved.ZBA04-13RequestbyMikeHoodforarearyardsetbackvarianceat200N.Bavviewandpermissiontoplaceadetachedaccessoryonaseparateparcelacrossthealleywayfrom200N.Bayview’.MikeHoodcameforwardtopresenthisproposal.Hestatedthatheiscurrentlyrenovatingtheexistinghouseat200N.Bayview.Theoriginalstructureintrudedonthesetbacks.Hewantstorebuildonthesiteofthedemolishedgaragetoincludeitaspartoftheexistingresidence.Itwouldmeanbuildingclosertotheinteriorlotline,butfurtherawayfromthestreetsidewhereitintrudedbefore.Healsoownsanadjacentparcelacrossthealleywaywherehewantstobuildhisgarage.RayClarkaskedifthealleywaywasinuse?Yes,itisopen.Ms.Slagleaskedwhatisbeingaddedtothehouse.Mr.Hoodsaidakitchenanddenisbeingaddedwithasecondstory.Itwillbesmallerthantheoriginalgaragefootprint.Mr.Clarkaskedaboutthe2parcels.Mr.Hoodrepliedthattheyweresoldtogether.Ithasbeenunderthesameownershipforthelast60years.Mr.Fogartyopenedthepublichearing.JackieFrodshamof112BayviewStreetaskediftherewasanyplumbingplannedforthegarageproposedontheseparateparcel.Andisitallowed?Shefeltthatsavingtheoriginalhouseasmuchastheydidwasimportant.DennisFrodshamof112N.Bayviewaskedifthegaragecouldbesoldoffatalaterdateasaresidence.Heisinsupportofthevariance,justconcernedforthefuture.Mr.FogartycommentedthattheBoardwasconcernedaboutthepossibilityalsoandwouldlookatthepossibilityofpreventingit.Erikstatedthatanaccessorystructureasproposed wouldbeallowedtohaveplumbingforatoiletandsink,butnotanyshowerorcookingfacilities.Noseparateutilitieswouldbeallowed.Thepublichearingwasclosed.Mr.FogartyaskedErikforhiscomments.Mr.Hoodhaspurchasedandisrenovatingtheexistingsingle-familyresidencelocatedat200N.BayviewAvenue,whichiszonedR-2.Mr.Hoodhasreceivedabuildingpermitforrenovationstotheexistingstructureandrebuildthedemolishedrearportiononlyuntilthequestionofthevarianceisaddressed.STAFFCOMMENTS:Theoveralllotandstructureoftheresidence(parcel05-46-03-37-0-005-066.512)failstomeettherequirementsforanR-2districtinseveralaspects:•72’ofstreetfrontageprovided(75’minimumrequired)•Approximately9504totallotsfprovided(10,500sftotalrequired)•Requiredfrontsetbackof35’(approximately62’provided)•Requiredinteriorsidesetbackof10’(approximately10’provided)•Requiredstreetsideyardsetbackof20’(approximately30’provided)•Requiredrearyardsetbackof35’(approximately10’provided-centerofthealleyway)•Maximumlotcoverageof37%(currently17%ofcoveragepriortodemolition)Theentireadditionisbeingrebuiltonthepreviousfootprintsavetherequested22’x4rearyardvarianceforacoveredwalkwayontheNorthsideoftheproperty.TheZoningOrdinanceallowsrebuildingonanonconformingfootprintifasurveyofthefootprintisprovidedandworkcommenceswithin12monthsofthedemolitionTheserequirementshavebeenmet.Theproposedcoveredwalkwaywillbeapproximately17’fromtheadjacentpropertywhere10’ofseparationisrequired.Thereasonthisrequiresavananceisthatthewalkwaywillintrudeintotherearsetbackby22’.Howeveritwillbenoclosertotherearpropertylinethantherebuiltadditionontheexistingfootprintthatisallowedandiscurrentlyunderconstruction.Theparceltotherearofthepropertyfortherequesteddetachedgarage(05-46-03-37-0-005-066.517)failstomeettherequirementsforanR-2districtinseveralaspects•30’ofstreetfrontageprovided(75’minimumrequired)•Approximately5075totallotsfprovided(10,500sftotalrequired)•Required75’ofwidthatthebuildingsetbackline(approximately7’provided)WhileitdoesnotmeetthedefinitionofanunbuildablelotintheZoningOrdinance,thesize,shape,andrequiredsetbacksofthelotrendersthelotessentiallyunbuildableforaresidence.Mr.Hoodisrequestingtoplaceadetachedgarageonthelottoobtainsomeusefromthelot,andeventhentheattributesofthelotpreventstherequiredR-2setbacksfrombeingmet.Aswehavediscussedinthepast,continuedinvestmentintheolderpartsofFairhopeisapositiveforthecommunity,andtherequestcouldbearguedasareasonablerequestforutilizingthelandgiventhecircumstancesofthesite.Asalways,thePlanningandBuildingDepartmentwouldliketoseetherequirementsoftheZoningOrdinancebefollowedifatallpossible,butinthecaseoftheaccessorybuildingthereislittlethatcanbebuiltthatwouldmeettherequirementsoftheordinance.Properandlegalnotificationshavebeensentandwehavereceivednoobjectionstotheproposal.Basedonthisinformation,thePlanningandBuildingDepartmenthasnoobjectiontotheproposalasrequested.RegardingtheconcernsoftheBoardandthepresentpropertyowners,ChristopherBakersaidthesimplethingtodowasreplai.theparcelsandmakeitonelot.ThealleywaycouldstillbeshownonthereplatasaROWwhichrunsthroughtheoneparcel.ThiscouldbedoneadministrativelywithoutgoingthroughthePlanningCommission.ItisMr.1—lood’sdecision.Thiswayitcouldnotbesoldofftouseasaseparateresidence.Mr.Hoodagreedtothecombiningoftheparcels. RayClarkmadeamotiontoapprovethevariancesasrequestedcontingentuponcombiningtheparcels.AsecondfollowedbyLouisAgee.Motioncarriedunanimously.ZBA04-14AdministrativeAppealofThomasAikenforrecognizingtwooriginallotsofrecordfortheparcelat100PecanStreetforbuildingtworesidencesontheoriginaltwolots.Mr.Aikencameforwardtopresenthiscase.Hestatedthattheneighborhoodismade1Lof60widelots.ReestablishingthetwolotsleavesampleroomforbuildingtworesidencesunderR-2zoning.Mr.Clarkaskediftheexistingstructurewasgoingtobetakendown.Mr.Aikensaiditwasbeingmoved.Ms.Slagleaskedaboutthedimensionsoftheoriginallotsinthearea.Theywereoriginallyplattedas60x140.TheoriginalrecordingwasdoneDecember16,1913.Thepublichearingwasopened.JohnBrandonof302CreekDrivecameforwardstatingthatheistheownerofthepropertyat100Pecan.Hespoketotheneighboringpropertyownersaboutthedivisionbeforethemeetingtogettheirinput.Hereceivednocomplaints.Buthedidgetcallsaskingaboutit.Erikspokesayinghehadreceivednonegativecallsorlettersregardingtherequest.Thepublichearingwasclosed.Erikwasaskedforhiscomments.NeitheroftheintendedlotswillmeettheminimumStreetfrontagerequirementof75’forR-2zoning,withonly60’offrontageprovided.That,inadditiontothembeingcurrentlylistedunderasingletaxIDnumberhasnecessitatedMr.Aikenapplyforthisappeal.TheBoardhastheauthoritytoformallyrecognizetheoriginalplattingof2substandardlotsofrecordforthissite,whichwouldthenallow2separateresidencesbebuiltinplaceofthesingleexistingresidence.Theenclosedsurveyidentifiesthesiteas:North140’oflots1and2,block11,MagnoliaBeachAddition”.Aswithsimilarcasesinthepast,ahousewasbuiltacrossapropertylineandtheCountyidentifiedthesiteunderasingleIDnumberfortaxpurposes.Thereforetherequestisessentiallytorecognizetheoriginalplattingofthelotsaftertheremovalofthestructure.ThesubstandardlotsizesaretypicaloflotsintheFruitandNutSection”ofFairhopesincetheareawassubdividedandplattedpriortothecreationofthecurrentZoningOrdinance.Basedontheinformationprovided,thePlanningandBuildingDepartmenthasnoobjectiontotheproposalasrequested.Mr.Fogartycalledforamotion.Mr.Ageemadeamotiontoapproveasrequested.AsecondbyCharlieBassett.Motionpassedunanimously.Meetingwasadjournedat5:36PM