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AboutMinutesTheCityofFairhopeBoardofAdjustmentsandAppealsmetonMonday,March15,2004at5:00PMintheCityAdministrationBuilding,161N.SectionStreet.MembersPresent:BernieFogarty,Chairman;CharlieBassett;BobMannich;LouisAgee;BeckyLundberg,alternate;CathySlagle,alternate;ErikCortinas,CBOandBrendaHoffren,Secretary;Absent:RayClarkAt5:00P.M.themeetingwascalledtoorderbyChairmanFogarty.MemberswereaskedtoreviewtheMarch8,2004SpecialMeetingminutesforconsiderationandmakeamotiontoapprove.AmotiontoapproveaswrittenwasmadebyBobMannich,andasecondbyBeckyLundberg.Allapproved.ZBA04-11AcIm.Appeal/ArthurHoward307S.Bayview’forRecognitionofnonconforminglotsofrecord.ArthurHoward,Jr.andArthurHoward,Ill(Trae)cameforwardtopresenttheirappeal.Traeindicatedtheyhadresearchedthispropertyandthefirstdivisiongoesbackto1911.Recentprecedentshavebeensetforallowingthisappeal.ThepropertywhereBay’iewFuneralHomewaslocatedatBayvie\v&Felswasallowedtoreverttotheoriginallotsofrecord.ThepropertyonthecornerofEquityandGastonwasdividedinto2lotsbutata90degreeangletothepreviouslayout.Also,thepropertyatLiberty&Pecanwasdividedata90degreefromthepreviouslayout.Theirrequestappearstobemorestraightforwardastheyonlywanttorecognizethetwoexistinglotswithoutmodificationtothesizeordirectionofthelayout.Theywouldremovetheexistingresidence;otherstructureshavealreadybeenremoved.Theyareleavingasmanytreesaspossiblewithadbhof4incheswiththeexceptionofoneSweetguminthecenterofthelot.Mr.Bakersaidtheleaseonthepropertygoesbackto1945andpredatesthePlanningCommission.Mr.AgeewantedtoknowifavariancewasrequiredasthelotsaresubstandardbytodavsdefinitionofanR-2lot.Erikindicatedthatthishearingisstrictlyforrecognizingthemastwolotsofrecord.ChairmanFogartyopenedthePublicHearing.Jean‘vVilson,propertyownerat109Nicholshadaquestionregardingthesizeofthelots(66x132),buthadnoobjectiontothedivision.SheldonHollingerof61WhiteAvenuespokesayinghelivesacrossthestreet.Therewerenevertwolotsthere.TheColonydivideditinto3lotsthatwereusable.Therearemanydiscrepanciesintheneighborhood.R-2requires75not66.Theyneedtotileforasubdivisionastheyarechangingasinglepieceintotwolots.Itsetsaprecedentsootherpeoplecan(10thesamething.Hehasbeentherefor15yearsanddoesntwantthelotsbrokendownanyfurther.DukeSmithof124Nicholssaidalllotsalongthestreetare66x132andhefeelsitwouldbeanassettotheneighborhood.NickCoulsonof102Nicholssaidinreferencetothetrees,somehavealreadybeendemolishedrightaftertheHowardsboughtthe property.WhenTraebuilthispresenthome,heworkedonitfor5years.Hehadconcernsaboutthetimetableforbuildingthenewhousesanddidn’twantconstructiongoingonagainthereforthatlengthoftime.JennySumerlinof303S.Bayviewsaidshehadconcernsaboutthedrivewayplacement.Shewasafraidshewouldn’tbeabletosleepatnightbecauseofthedrivewaynearherbedroom.Howfarawaydoesithavetobe?Mr.Fogartyindicatedthedrivewayisaseparateissueandeveryoneisentitledtoadriveway.ThePublichearingwasclosed.CommentsweresolicitedfromtheBoardandErikwasaskedforhiscomments.Neitheroftheintendedlotswillmeettheminimumstreetfrontagerequirementof75’forR-2zoning,withonly66’offrontageprovided.That,inadditiontothembeingcurrentlylistedunderasingletaxIDnumberhasnecessitatedMr.Howardapplyforthisappeal.TheBoardhastheauthoritytoformallyrecognizetheoriginalplattingof2substandardlotsofrecordforthissite,whichwouldthenallow2separateresidencesbebuiltinplaceofthesingleexistingresidence.Theenclosedmapsshowsomeofthehistoryforthesite:•1958CityMapshowslots4and5asgoingthroughfromNicholsAvenuethroughtoWhiteAvenue.•The1972LandUsemapshowslots4and5sectionedinto6overalllotswith5housesoccupyingthesite.Thisalsoshowsthatin1972,2separatehouseswerebuiltonthe2lotsinquestions.•The1986CityZoningmapagainshowsthelotsasgoingthroughfromNicholsAvenuetoWhiteAvenue.•ThecurrentBaldwinCountytaxmapshowsthe6lotsas3doublelots,eachwithasingletaxIDnumber(3.507,3.506,and3.505).TheSingleTaxColonyleasedatedAugust21,1945showstheleaseofthelotsinquestiontoMr.andMrs.B.E.Carter.ThisleasedatepredatesthecreationoftheFairhopePlanningCommission.Itisclearfromtheinformationabovethatthelotswereleasedin1945exactlyasMrHowardisrequestingtousethemtoday.ItalsoestablishesthattheselotspredatethePlanningCommissionandarethereforelegallysubjecttothegrandfatherclause.Basedontheinformationprovided,thePlanningandBuildingDepartmenthasnool5jectiontotheproposalasrequested.Erikcontinuedstatingthatitisclearly2lotsofrecordpredatingtheP/C.ItisnotasLLbdivisionanddoesnothavetogobeforethePlanningCommissionforapproval.ThevastmajorityoflotsintheFruit&Nutsectionare66’xl32.TreesonresidentialpropertyarenotsubjecttotheTreeOrdinanceanditsrequirements.Noapprovalfromthecommitteeisrequiredfortakingthemdown.Mr.Howardisnotbuildingtheproposedresidenceshimself.Hewillbecontractingwithahomebuilderfortheconstruction.Thedrivewaysetbacksare3’offtheadjacentpropertylineandadetachedcarportorgaragehastobe5’offtherearandsidelines.ChristopherBakerstatedthatbasedontheinformationprovidedbytheapplicant,heissatisfiedwiththefactthatthesearetwolotsofrecordandmayconverttosuchoncethestructureisremoved.BobMannichquestionediftheywouldbeallowedtousetheoriginalfootprintfortheexistingstructure.Erikansweredthattheyhavetoobserve2 requirementsforR—2,justlikeanyoneelsebuildingonanonconforminglotofrecord.AmotionwasrequestedbytheChairman.BobMannichmadeamotiontoapprove.SecondbyCharlieBassett.Allapproved.Motionpassedunan11110U5ly.ZBAO412ClarificationonOrnamentalFeaturesinregardtoMaximumHeightChairmanFogartysaidthiswasarequestoftheBoardtoconsiderclarifications.Nodecisionswouldbemadeatthismeeting.ItisanitemunderNewBusiness.Itisnotapublichearingatthistime.HeaskedEriktogooverthissubmittalbeforetheBoard.ErikreadhisCoIllmelltsasfollows:Asjonmari’eme,nbe,’,theBuildingDepai’tnienlonAugust19,2002.10,’clarijicationofthepermittingrequircineiitsforaccessort-buildingsduetounclearlanguageinthe’ZoningOrdinance.Asinularissuehasariseninthepast2monthsregai’dingtheuseone!i’equire,nentsfoi’‘‘a,’clntecturalfeatures‘‘onbuildings,pi’niiciri/l’residential.Thetern?is,iotnichidedinthedefinitionsoftheZoningOrdinancebutcustoinai’i/i’referstoitemsincludingbutnothuntedtobaiwnidoii’s,chinine’s,parapetnails.dcco,’atii’erailings.andothe,’oi’iiainenialpoi’tionsofabuildiigorac’ceSSori’.OnJanuare22.200/theCiii’Cau,ici’/adoptedOrilmance/102iiiiichchangedi/icdefiniionofbuildiigheightini/ic’ZoningOrduiunccto,‘ead.7bei’ei’t,c’aidistancemeasuredfromthedii’e,’c,genaturalelevationoft/iclotiathe/,‘ooiolthe/nulthngtotheh,,ghesipointofthei’oof”.Fi,rthe,’,no,’e,theon/i’definitionnehalefora“i’oof”isinc/nc/cc/IntheBuildingCodeaiid,‘eads:“Ast’s/el,,desdgnedtoprove/cii’eatherp,’otecflo,,and,‘esista,icetodesg,ilaadsThesl’stemconsistsofat’oofcoi’e,’ingand,‘oof’deckorasinglecoinponentse1’i’i1gOSbotharoofcoi’eringandtheroofdeck.Aroofassemblyincludesi/icivofdeck,vapor,‘eta,’de,’,s,,bst,’ateorthe,’n,aIbar,’ie,’,insulai,o,i,an/Lqq[cai’e,’nnc1/icon/i-linutationnehai’eisi/lotai’chaecn,ral,nisia,uc’uia/f’catui’c’sisinsection4./3(aids)ofi/ic’ZoningO,’dinancc’midcadsIzi’eri’pcn-tofarec,n,’edi’ai’dorcourts/intllieopentoi/icski,except/qtzthenrcluiari’pro/ecoonofsills,co,’nices,buit,’esses,ornanienialfeatures,chi,,i,ici’.s,flues.mideaves,proi’idc’clsuchproiecnouss/ia/hnotextendmorei/iantoo(2)feetbeyondi/ic‘a,’drequirements.Sincethisdefinitionapp/ic’son/ito/iori:anta/projections,amidrooftopai’c/uieciin’aboi’nanic’nialfeaturesarenotpartoJ’i/iei’oofsti’uciui’ei/let’arenotcai’c’i’edbythisdefinition.i’he,’eatenoc/ear/inui000nsfori/icniaxinulnihiciginofthesefeatui’esorii’haiihiesefeaiin’esinai-consistofThemuleoft/iinnbi/loti/icPlanningandBuildingDepai’tinent/iasusedini/icpastisthattheycci,i,molexceed3abovei/ici’ooJlinesincei/u.scomic/alestoBuildingand,lfc’c’hanica/Codei’equii’cnienisforpai’ope’isnailsandc’/n,ii,ie,’s.l-loii’ei’ei’,asn-it/ii/icaccessorm’buildingpa/icr.i/u.sleavesahata/,entoimiicrpi’etationanc/fai/stogivehoineoii’nc,s,bin/dingclesignc’rs.andi/ic’PlannuigaiiclBuildingDcpai’imeniant’clearI/nutsorguidelines.iVc’askferi/icopinionoft/icBoam’clto/ic’/pinclams/vthesel’egu/ationssoliecanapp/i’thesonicru/estoeiei‘onei/lotconiestousforabuildingpci’nntSection4.14ofthezoningordinanceaddressesornamentalfeaturesinasideyardsetback,butdoesnotaddressrooftopheightforornamentalfeatures.TheBuildingDepartmenthashadsubmittalsforfinials,etc.WeneeddirectionregardingtheheightofornamentalfeaturessonoteverycasehastogototheBOA.ChimneysandparapetwallsaregovernedbyBuildingCodes.Someparapetwallsarenotrequiredbycode.Sohowtallcantheybewhennotrequiredaspartoftheconstruction,butusedasanornamentalcomponentofthebuilding?Chimneys&parapetsaregenerallyaminimumof3’abovethetopoftheroofline.Iftheapplicantwantstogohigher,itisunfairifLwecan’trefertoafixedguideline. Mr.Fogartyaskedhowothercitieshandlethis.Erikansweredthatitisusuallynotaprobleminotherareasastheirheightismeasureddifferently,buthewouldcheck.CathySlagleaskedaboutthechimneyheight.Erikstatedthatwearedealingonlywiththoseitemswhichwouldgoabovethe30’minimumrooflinenotrequiredbythebuildingcodes.MelissaPershinaaskedtospeak.Shelivesat6WhiteAvenue.Sheandherhusbandhaveatowerproposaltheyplantobuildontotheirresidence.Puttingafixedheightonanornamentalfeaturesuchastheirproposalwilldegenerateintocookiecutterhouses.Shedoesn’tseehowanornamentalfeatureregardlessofheightinfringesonanotherpropertyownersrights.Eriksaidwewerenottryingtopreventornamentalfeatures,onlyputacapontheheight.Mr.Fogartysaidwedonotwanttoturnintoanarchitecturalreviewboard.InregardtothePershina’srequest,canyouwalkupintothestructure?Answer;Yes.Woulditimpactthedesignoftheroof?Woulditbeconsideredpartoftheroof?TheresidenceunderconstructionatWhite&Equityexceededtheirallowableheightfortheroof.Thatiswhytheyarehavingtoredoit.Thisdiscussionisinregardtoornamentalfeatures.Mr.FogartystatedtoMs.PershinathattheBoardwasnottryingtotryhercasetonight.Shestatedthatthehomeownerspropertyrightsneedtoberespected.ChristopherBakerspokesayingthattheCityneedsguidelines.ItdoesnotpreventanyonefromappealingtotheBoard.Theroofis30’with3’minimumforthechimney.Nosuchminimumormaximumisstatedforanornamentalfeatureextendingabovetheroofline.Ms.Pershinastatedthat3’isarbitrary.BobMannichaskedwhatisconsideredanarchitecturalfeature?Doesithaveafunctionorisitjustforbeauty?Whatistheheightofit?AsuggestionwasmadetocallAuburnorAlabamaUniversitytoinquire.CharlieBassettstatedthathefeltifitwaspartoftheroofstructureitmustcomplywiththe30’.Ifitisloadbearing,itispartoftheroof.Ifitisnot,setaheightlimit.BobMannichstatedthatthepublicarguesoneside.Ifwesetaheightallowedabovetheroofline,theheightshouldnotexceedtheroofline.Arequestwasmadeforamotiontoadjourn.MotionmadebyCharlieBassettandasecondbyLouisAgee.Meetingadjournedat6:10PML4 Astherewerenofurtheritemsontheagenda,amotiontoadjournwasmadebyBobMannichandasecondfollowedbyCathySlagle.Meetingadjournedat5:19PML5