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WebLinkAboutMinutesTheCityofFairhopeBoardofAdjustmentsandAppealsmetonMonday,October18,2004at5:00PMintheCityAdministrationBuilding,CouncilChambers,locatedat161N.SectionStreet.MembersPresent:ChairmanBernieFogarty;ViceChairmanCharlieBassett;LewisAgee;RayClark;BobMannich;alternatesBeckyLundbergandCathySlagle;ErikCortinas,BuildingOfficial;andBrendal-loffren,SecretaryThemeetingwascalledtoorderat5:00PMbyChairmanFogarty.HeaskedthatthememberstakeafewminutestolookovertheminutesofAugust2004andSeptember2004forapproval.Augustminuteswerenotappi-ovedattheSeptembermeetingasthememberswerenotprovidedwithcopiesbecauseofHurricaneIvan.AfterreadingovertheAugustminutes,adiscussionfollowedregardingCase#ZBA04-24ColonialInn,LLC.TheapplicantmadestatementsregardingpreviousapprovalsofhisprojectwhicharereflectedintheAugustminutes.AsnodocumentationoftheseapprovalswassubmittedtotheBoardforconsideration,itwasfeltthattheminutesshouldreflectthis.RayClarkmadeamotiontoapprovetheAugust2004minuteswiththeconditionthatthestatementsmadebyMr.Niemeyerbereflectedashisownandnotstatementsoffact,astheBoardreceivednodocumentationoftheallegedapprovalbytheCityofFairhope.AsecondfollowedbyCharlieBassett.Mr.AgeeabstainedashewasnotpresentattheAugustmeeting.Allapproved.AmotionwasmadebyLewisAgeetoapprovetheminutesoftheSeptember2004meetingaspresented.AsecondfollowedbyRayClark.BobMannichandBernieFogartyabstainedastheywerenotpresentattheSeptembermeeting.Allapproved.ZBA04-26RequestofWilliam&PaulaNelsonforausevarianceat371S.SectionStreet(heldoverfromSeptember20,2004)WITHDRAWNFROMTHEAGENDAATTHEREQUESTOFAPPLICANTZBA04-27RequestofWilliamGrayAdministrativeAppealforaSewerLineInstallationat903WCreekDrive.(HeldoverfromSeptember20,2004)Mr.FogartyaskedthatMr.Graycomeforwardtopresenthiscase.MrGraystatedhisaddressas19288WaverlyLaneinFoley,AL.HeownsasliponFlyCreekatCreekDriveandkeepsvariousboatsthere.Heacquiredahouseboataboutayearagoandmovedtintheslip.Heremovedtheenginestoenablehimtobackitintotheslip.Hethoughthecouldtieontosewerasaneighboringpropertyownerhasseweronhislot.Hehasnosanitaryfacilitiestodisposeofhissewage.HeiswillingtopaytolaythepipetoconnecttotheCitysewermain.Neighboringpropertyownershavestatedtohimtheirdesiretohaveseweralso.Hedoesnotliveonthehouseboat,butusesitafewtimesamonthandfamilymembersuseitacoupleoftimesaweekattimes.FacilitiesforpumpingoutareavailableatFlyCreekMarinawithin100yards,buthewantshisowntieinashiswifewantsthehouseboatmoored.Hewouldhavetoputtheenginesbackontheboattotraversethedistancetopumpandthehouseboatwouldhavetobereversedintheslipwiththeengines attached.Thehouseboatisfullyequippedbuttheyhavetousethebathroomatneighboringpropertieswithnoseweravailablethere.ThepublichearingwasopenedbyChairmanFogarty.Noonewaspresenttospeak.ThehearingwasclosedandcommentsorquestionswererequestedfromtheBoard.ConcernswereraisedbyMr.Ageeabouttherisingandfallingofthetidesaffectingthetieintotheboat,Itcouldcauseanaccidentalspill.Mr.Graystateditwouldonlybeconnectedwhenitneededtobepumpedout.HehadspoketoMr.Dowseyandtheholdingtankissealedandinstalledunderground.Mr.BassettaskedErikaboutthepropertybeingbelowbasefloodelevation.Howdoesthisaffectthepumpduringastormeventifitissubmerged?Erikstatedthatfloodeventsdocreateproblemswhenpowerisoutandpumpsaresubmerged.HeknowsofincidentsalongScenic98andCountyRoad1wherethishappenedduringtherecentstorm.FEMAmakesanallowanceinitsregulationsformarinassuchasFlyCreekasitisafunctionallydependentfacility.ThisallowancedoesnotapplytoMr.Graysproperty,ItfallsunderthezoningordinanceoftheCityofFairhope.whichcurrentlydoesnotaddresstheissue.Erikwasaskedforhiscommentswhichareinsertedhere:TheapplicationpresentsseveralchallengestothePlanningandBuildingDepartmentsincemarinasandtheregulationofhouseboatsarenotaddressedinthezoningordinance.WhatisaddressedintheOrdinanceisthedefinitionofabuildablelot,whichhastobe4000sfminimum.Whilethereisaclearpublichealthissueassociatedwithsepticsystemsrelatedtoboatsandhouseboats.therearealsomanyunintendedconsequencesthatmaycomeaboutifthistypeofuseisallowed.InspeakingwiththeCityofFairhopeWaterandSewerSuperintendent,itwasdeterminedthatthesewerlineinquestionwasprivatelyinstalledtoservicearesidenceattheendofCreekDriveandisthereforenotacitymaintainedsewer.Inadditionasewerpumpwillrequireanelectricallinetoberuntothesiteaswell,whichwillthenprovideanunbuildablelotwithbothpermanentsewerandelectricalutilities.Thecityhasapumpoutstationforboatslocatedacrossthecreekfromthisspecificsite,sofacilitiesareavailabletoaccomplishMrGray’sgoalwithoutviolatingtheZoningOrdinanceinregardtowhatconstitutesabuildablelot.Inouropinion,itisdifficulttojustifyallowingpermanentutilitiestobeinstalledonanunbuildablelotandwillfurtherleadtoenforcementdifficultiesinpreventingpermanentstructuresfrombeingbuiltaftertheutilitiesareinstalled.Whilewerespecttherightsofanyonewhoownsoneoftheselots,allowingthistypeofusewillpossiblyleadtomanyofthesameconcernshouseboatsandfloatingresidenceshavecreatedinneighboringjurisdictions.Beforewe‘openthedooronsuchusesitwouldbebesttofullyinvestigatetheissueandproperlyaddressthemintheZoningOrdinanceandSubdivisionregulations.RayClarksaidinhisopinion,itisaraft,aresidencewhichfloats,asithasnoenginetomakeitnavigate.Itisacircumventionofthezoningordinancetoplaceitonawateraccessonlylot.Itisnolongeraboatifithasnoengine.MrGrayindicatedhewouldputtheenginesbackonifhehadto,butalargevesselisinconvenienttonavigateacrosstousethepumpstation.BeckyLundbergaskedhowlongtheengineshadbeenoffandheindicatedaboutamonthMr.Mannich saidhehadtwoconcerns.Onewasthepossibilityofsewerspills.Theotherwasthehouseboatbeingusedasahouseinanonresidentialareaandhewouldhavetosayno.AmotiontodenytheappealwasmadebyCharlieBassett.AsecondtodenywasmadebyRayClark,Themotionwasdeniedunanimously.ZBA04-28RequestofCarolynMcLaughlinfora17’streetsideyardsetbackvarianceat108BlakeneyStreet.Dr.McLaughlincameforwardtorepresenthiswife’srequest.Hestatedhispresentaddressas319WhitingCourtinDaphne,AL.Thepropertyisextremelynarrowwitha16’wideunopenedalleywaytotheWestside.Incheckingthesetbacksrequired.theyfoundtheirbuildablefootprintallowedwouldbe18.6feetwide.TheywanttobuildasmallCharlestontypehomewithalongporchontheEastsidefacingtheBay.Thehousewillbenarrow,buttheyneedmorebuildableareatoincludetheporch.Theyhavespoketotheirneighborsandhavereceivednoobjections.Hisrequestwouldputtheresidence3’offthealleywayand10’fromtheEastpropertyline.Mr.Fogartyopenedthepublichearing.Noonewaspresenttospeak.ThehearingwasclosedandtheBoardwasaskedforcommentsorquestions.BobMannichaskedabouttheexistingcarportandresidenceandiftheyplantoaccessthepropertyfromthealleywayfortheirdrive.Dr.McLaUghlinindicatedtherewouldbenodrivewayinthefrontoftheproperty.Thecarportisstayingforthepresent.Thehouseisgoingtobetakendown.Mr.Bassettaskedifallothersetbacksrequiredwerebeingadheredto.Dr.McLaughlinsaidtheywere.Erikwasaskedforhiscommentsinsertedhere.ThelotinquestiondoesnotmeettheminimumrequirementsofR-2zoninginseveralaspects:Thelotwidthatthebuildingsetbacklineisapproximately50(aminimumof75’isrequired)Theexistinglotfrontageis49(aminimumof75’offrontageisrequired)Theoverallsquarefootageofthelotisapproximately6.720sf(aminimumof10,500sfisrequired)Duetotheirregularshapeofthelot.Mrs.McLaughlindoesnothaveeithertheminimumlotfrontageorwidthatthebuildingsetbacklineasrequiredbytheZoningOrdinance.Inaddition,theWestsideiscomprisedofanunopenedrightofwaythatisforestedandmaintainedbyallresidentsthatabuttheROWonbothsides.Theoverallwidthoftheproposedbuildingis35.6’,whichisfarfromexcessiveinrelationtothelotwidth.ThereareBuildingCoderequirementsformaximumwindowcoverageforbuildingswithin3’ofapropertylinethatwewilladdressduringtheconstructionreviewoftheactualbuildingplans.TheBoardshouldtakeintoaccounttheshapeofthelot,theimpact.ifany.totheneighboringproperties.andwhethersubstantialjusticeisdoneingrantingthesevariancerequests.Basedonthefactorsinvolved,werecommendapprovaloftheapplicationaspresented. BobMannichaskedifthe3footrulehasanybearingwhenitabutsaROWinsteadofapropertylineEriksaidthecodedoesnotspecifyexcepttosaypropertyline,notstructureseparation.Mr.Bassettsaid37percentoflotcoverageallowedwillnotallowalargefootprintonthelot.Dr.McLaughlinsaidtheyweredownsizingandbuildingasmallresidence.LewisAgeemadeamotiontoapprove.AsecondfollowedbyCharlieBassett.Allapproved.ZBA04-29RequestofTomAikenfora1’.5’greenspacevarianceat102PecanAvenue.TomAikensof108MorphyAvenuestatedheisbuildingaresidenceat102PecanStreetwhichhewillofferforsale.Heisaskingforareductionofthe3footrequiredgreenspaceto1Y2feetashisbackstepiscomingdowndirectlyonthedriveway.Hefeelsthedrivewaywillbemoreestheticallypleasingwithlessgreenspace.Itwouldallowthedrivewaytowindsomeinsteadofgoingstraightin.Intheimmediatevicinitythelotsaremostly60feetwide.Threefeetofgreenspaceeatsintothelotareaontheselotsasitdoesn’tonstandardR-2lots.Hepresentedpictureshefeelsaremorepleasingwithoutthegreenspace.HestateditwasuncommonintheareatoprovidegreenspaceHehadcontactedallhisneighborswithin3blocksupfromthebayexceptone.Hedistributedasupport/nonsupportformforthemtofilloutinreferencetohisvariance.Hewasturningin10insupportand1inopposition.Mr.Fogartyaskedifhecouldn’taccomplishthisbymakingthedrivewaynarrowerMr.Aikensfelt10feetwastheminimumneeded.Mr.FogartyaskedErikifitmadeadifferenceifthedrivewayweregravelinsteadofconcrete?ErikdeferredtoChristopherBaker,PlanningDirector,forananswer.Mr.Bakerindicatedthe3feetofgreenspaceisrequiredregardlessofdrivewaymaterials.Thepublichearingwasopen.MaryCatherineMetzgerof27Pecansaidshewasherewithherhusband.Michael,tospeakinopposition.Mr.Aikenshadpurchasedanddividedthepropertytobuildhomesforsale.Theyfeelhisplightisself-imposed.Theyhavegathered7statementsfromneighborswhoareinoppositiontothevarianceandwanttopresentthemtotheBoard.Mr.Fogartyacceptedthestatements.toplaceinthefile.Asnootherswerepresenttospeak,thepublichearingwasclosed.Mr.FogartyindicatedthatMr.AikensfelthehadampleroomtobuildwhenhedividedthelotsinApril.HeaskedErikforhiscommentsinsertedhere.Mr.AikenfirstappearedbeforetheBoardinAprilof2004onanAdministrativeAppealtohavetheoriginalplattingof2lotsrecognizedwhereahousebuiltacrossapropertyline.TheBoardapprovedthatrequest.andthehomeunderconstructionistheresultofthatapproval.However,atthatmeeting.theminutesreflectthatMr.Aikenstatedthatthe”...neighborhoodismadeupof60’widelots,andthatreestablishingthe2individuallotswouldleaveampleroomfor2separateresidencesunderR-2zoning...”WhilewerespectMr.Aiken’sdesiretobuildthehousethathewants,andIunderstandthatthingsoftenchangeunexpectedlyduringconstruction.theoriginalapprovaltorecognizethelotindividuallyclearlystatesthatall17-2zoningrequirementswouldhavetobefollowed.Inaddition.thepotentialforincreasedrunofffromapaveddrivewaysoclosetoapropertylineisalsoaveryrealpossibility.Basedontheseconsiderationswerecommenddenialoftherequestassubmitted.LewisAgeenotedthattheBoardhadingoodfaithapprovedhisrequestforthedivisionbasedonhiscompliancewiththeregulations.Hemadeamotiontodenytheapplication.BobMannichsecondedthemotiontodeny.Themotionwasdeniedunanimously. NEWBUSINESS:Mr.FogartyannouncedthathehadbeenassignedthetaskofnominationofnewofficersfortheBoardofAdjustments.HenominatedCharlieBassettasthenewChairmanandRayClarkasthenewViceChairman.BobMannichsaiditwasanexcellentchoiceandmadeamotiontoapprovethenominations.AsecondbyLewisAgee.Unanimouslypassed.Mr.FogartyannouncedthatthisisthelastmeetingforSecretary,BrendaHoffren.SheisleavingtheCityandmovingtoTennessee.TheBoardstateditsappreciationforajobwelldone.AmotiontoadjournwasmadebyCharlieBassett.AsecondbyBobMannich.Meetingadjournedat6:20PM