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TheCityofFairhopeBoardofAdjustmentsandAppealsmetonTuesday,January25,2005at5:00PMintheCityAdministrationBuilding,161N.SectionStreet.MembersPresent:Chairman;CharlieBassett,ViceChairman;RayClark,BeckyLundberg,LouisAgee,BobMannich,BernieFogarty,andCathySlagle.ChristopherBaker,AICP,DirectorofPlanning&BuildingandKelleyChastain,Secretary.At5:00P.M.themeetingwascalledtoorderbyChairmanBassett.MemberswereaskedtoreviewtheDecember20,2004minutesforconsiderationandmakeamotiontoapprove.ChairmanCharlieBassettandViceChairmanRayClarkprovidedsecretarywithwrittenamendmentsafterthemeeting.ZBA04.38PublicHearingtoconsidertherequestofMs.SandraCarlsonforaSpecialExceptiontoallownotmorethan5studentsatherhomebasedbusinesslocatedat652FairhopeAve.Ms.Carlsoncameforwardstatingherdesiretohavenotmorethan5studentsstudycosmetologywithheratherhomebasedbusiness.Ms.Carlson’shomebasedbusinesslicensewasgrantedin2002.ChairmanBassettopenedthePublichearingforcomments.Mr.DelbertLongof651JohnsonAvecameforwardandexpressedhisdisapprovalofhavinganeducationalfacilityatthehomebasedbusinesslocatedononeofFairhope’smajorthoroughfares.Heexpressedhisconcernswithhowthiswouldaffecttheaestheticsofthisresidentiallyzonedarea.ChairmanBassettaskedforthestaffcomments.STAFFINTERPRETATION:Todenytherequest.Whilestaffhasnoissuewiththehomebasedbusinessaswepreviouslyapproved(wehavereceivednocomplaints)theenlargementofthebusinesstoallowclientsinconjunctionwithamaximumof5students,certainlyfallsundertheumbrellaofatotalcommercialventure.Atotalcommercialventureshouldoperateinanareazonedforcommercialuses,notisaresidentialdistrict.BernieFogartymadeamotiontodenythisrequest.LouisAgeesecondedthemotion.Motionwascarriedunanimously. ZBA05.01PublicHearingtoconsidertherequestofMs.PagePoseforaVariancefromtheFlood-zoneOrdinancetobeallowedtoreplacelrepairexistingHVACductworkdamagedbyhurricaneIVAN.SaidductworkisbelowthecurrentFlood-ZoneElevationrequirementsat14133Scenic98.Ms.Posecameforwardandstatedherdesiretobeallowedtoreplace/repairtheHVACductworkforherhouselocatedat14133Scenic98damagedbyhurricaneIVAN.ChairmanBassettopenedthePublichearingforcomments.Noonewaspresenttospeak.ChairmanBassettclosedthePublichearingandrequestedStaffComments.STAFFINTERPRETATION:Toapprovetheductworktobereconstructedundertheexistinghomebygrantinga4.5footfloodzonevariance.ChairmanBassettaskedforquestionsandcomments.Mr.Mannichaskedtohaveclarifiedthatthisdecisionwouldnotinterferewiththearea’sFEMAstandingforinsurance.ChristopherBakerconfirmedthatthiswouldhavenotbearingontheFEMAstandingastheworkinquestiondidnotmeettheCity’srequirementsof1’aboveBFE.ChairmanBassettaskedforamotion.ViceChairRayClarkmadeamotiontoapprovetherequest,andBobMannichsecondedthemotion.Motionpassedunanimously.ZBA05.02PublicHearingtoconsidertherequestofMr.BobPopeforaRearYardVarianceat4BeachRoad.Mr.Popecameforwardandstatedhisdesire‘tohavea4’Rearyardsetbackvariancefortheproperty.Thelotisanexistinglotofrecordbutwiththezoningsetbacksislefta4’build-ablearea.ChairmanBassettopenedthePublichearingforcomments.Noonewaspresenttospeak.ChairmanBassettclosedthePublichearingandrequestedStaffComments. STAFFINTERPRETATION:Thereisnohardshipassociatedwiththiscase.However,theZBAdoeshavetheauthoritytoapprovetherequest,shouldsubstantialjusticebedoneanditisfoundtobeinthebestinterestoftheCity.Thepropertybackstothebluffandallowingtherearyardextensionwillhavenoimpactonadjacentpropertyowners.BobMannichmadeamotiontoapprovethisrequest,andLouisAgeesecondedthemotion.Motionwascarriedunanimously.ZBA05.03PublicHearingtoconsidertherequestofMr.andMrs.RosenquistforaSideandRearYardVarianceat560SatsumaStreet.Mr.Rosenquistcameforwardandstatedhisdesiretohaveasetbackvariancetoallowforlargerthanstandardoverhangstoprotectdoorsandwindowsfromwaterdamage.Thewindow(s)anddoor(s)inquestionweredamagedfromwaterduringhurricaneIVAN.Mr.Rosenquiststatedadesiretohavea30-40’overhangtohelpprotectthewindow(s)anddoor(s)fromrepeateddamage.ChairmanBassettopenedthePublichearingforcomments.Ms.KittyKrumptonof104Lowerycameforwardtospeakoutagainstvarianceingeneral.ShewasnotspecificallyspeakingoutagainstMr.Rosenquist’srequestspecifically.Shewantedtoexpressthatvariancesofthiskindunderminethezoningordinanceasawhole.ChairmanBassettclosedthePublichearingandrequestedStaffComments.STAFFINTERPRETATION:Literalinterpretationofthehardshipclausewouldresultinthedenialoftheapplication,asitisself-imposedandamatterofconvenience.However,theZBAhastheabilitytodeterminethatthisisintheinterestoftheCityandprovidessubstantialjustice.TheRosenquistpropertyisalegalnon-conforming.BobMannichmadeamotiontoapprovethisrequest,andLouisAgeesecondedthemotionBobMannichaskedforclarificationonwhichstructureandwhichsidethevariancewasrequestedfor.Mr.Rosenquistproducedasitemapandwasabletopointouttotheboardwhichcottageandonwhichsidestheoverhangwasrequested.BobMannichproposedtoapproveanoverhangontheNorthandtheEastsideofthebuilding.Theoverhangsarenottoexceed48”indepthand10’inlength.Supportpostsaretobeallowed.Motionwascarriedunanimously.9 ZBA04.35ConsiderthetabledrequestofMs.TernCarltonforafrontsetbackvarianceat113AtkinsonLanewascontinuedfromtheDecembermeeting.Ms.Carltoncameforwardandrefreshedherdesiretohaveasetbackvariancetoallowforagarageaddition.Shespokeforapproximately5minutes.ChairmanBassettstatedfortherecordthatthePublichearingportionofthishearingwascompletedattheDecembermeeting,whentheBoardvotedtotabletherequesttogetclarificationondistances.STAFFINTERPRETATION:Literalinterpretationofthehardshipclausefindsthatthereisnobasistograntthevariance.Thisisaself-imposedhardshipandamatterofconvenience.ThisisnotacasewhereiftheZBAdeniestheapplicationthatthegaragecannotbeconstructed.Infact,thegaragecanbebuiltonthepropertyinaccordancewithCityrequirements.Ms.Carltonstatedtostaffthatshehaspaidtherequiredfeesandhopestogetaroundtheregulations.Therefore,therecommendationistodenytherequest.BobMannichstatedthathehadmetwithMs.Carltonattheproperty.AfterlookingatthesitehehadrecommendedthatMs.Cantonalignthefrontofthegaragewithhernextdoorneighbor.Propertyownersareallowedtoalignwithfrontsetbacksofneighborswithin200’inthesameblockonthesamesideofthestreet.ThisoptionwouldmoveMs.Carlton’sgaragebackabout2’fromherdesiredlocationbutstillallowforhertomaintainthelocationoftheaccessorybuildingintherearyearwiththenecessary10’ofseparation.Ms.Cantonwasagreeabletotherevisedlocationbutexpressedconcernwiththeaddedexpenseofhavingtherequiredsurveyperformed.Shewantedtheboardtowaivetherequirementforthesurvey.ChristopherBakernotifiedtheboardthatthisrequirementhadtohisknowledgeneverbeenwaived.Thesurveyprovidesthenecessarydocumentationfortheallowance.ChairmanBassettassuredMs.Carltonthatasurveyshowingthefrontcornerofthepropertyinquestion,theshotsrequiredshouldnotbeagreatexpense.L4 Ms.Carltonagreedtotheproposal.Asthisscenarioisallowedwithoutboardinvolvementnovotewasrequiredorperformed.ZBA04.37ConsiderthetabledrequestofDr.YoungeforanAdministrativeAppealat301YoungStreetwascontinuedfromtheDecembermeeting.ChairmanCharlieBassettrecusedhimself.ViceChairRayClarktookoverasactingChair.BeckyLundbergmovedintoopenposition.Dr.YoungecameforwardandwasallowedtorefreshhisApplicationbeforetheBoardregardinghisrequestforanAdministrativeAppeal.Hespokeforapproximately10minutes.ViceChairmanClarkstatedfortherecordthatthePublichearingportionofthishearingwascompletedattheDecembermeeting,whentheBoardtabledtherequesttogetalegalopinionfromtheCityAttorneyonthedefinitionofpublicandsemi-publicbuildings.STAFFINTERPRETATION:Inlightofthefollowingfacts:1.Thenon-conforminguseofthebuildinghasbeenfoundtohaveexpired;2.Gulf-Artisnotapublicbuilding(CityAttorneyopinion);thereforeitisnotallowedbyrightinanR2district.3.GulfArtisnotasemi-publicbuilding(CityAttorneyopinion),thereforeitisnotallowedbySpecialExceptioninanR2district.4.BasedonthedefinitionprovidedbytheCityAttorneyandtheOrdinance,GulfArtisnotauseallowedbyrightorexceptioninaresidentialdistrict.Infact,asevidencedbyDr.Younge’sownattendancerecordsof31December2004--GulfArthas12,984visitorsayear.Thatisacommercialoperationthatbelongsinacommercialdistrict.Therefore,staff’soriginalinterpretationisvalidandthepropertyshouldberezonedinordertoallowGulfArttooperateatthislocation.Dr.Younge’sappealshouldbedenied.ChristopherBakerreadinaletterdated01/13/05providedbyCityAttorneyMarionE.“Tut”Wynneclarifyingdefinitionofpublicandsemipublicbuildings.DearMr.Baker:Youaskedmetoreviewwhetherornottheproposedartmuseumat301YoungStreetisapublicbuilding”asthattermisusedinOrdnanceNo.995.5.11.Youalsoaskedmetodeterminewhetherornottheproposedartmuseumwouldbea‘semi-publicbuilding’asdefinedbyordinanceNo.995.5.12. ThereisnoAlabamacasedefiningapublicbuilding”ora“semi-publicbuilding”AsearchofallFederalandStatecasesintheUnitedStatesofAmericashowthat88casesspeaktotheissue,whatisapublicbuildingorwhatarethecharacteristicsofapublicbuilding.APublicbuildingisanybuildingownedortobeownedbythegovernmentalentityofanybuildingusedbythegovernmentalentitytocarryoutagovernmentalpurpose.A“semi-public”buildingisabuildingownedbyagovernmentalentitybutusedforanon-governmentalpurposeorabuildingownedbyaprivateentitybutusedforagovernmentalpurpose.Ifthebuildingisownedbythegovernmentalentityandusedforagovernmentalpurposethenitisapublicbuilding.ApublicbuildingisalsoabuildingwhichisoperatedandmaintainedbythegoverningbodyofthecommunityIunderstandthatGulfArtisa501©(3)non-profitorganization.However,itisstillownedandoperatedbyaprivateentity.Itisnotoroperatedbyagovernmentalentity.ThelandinquestionisownedbyGulfArtandthereforethatlandisnotpublicproperty.Anybuildingbuiltonthatlandthatwouldserveasanartmuseumisnotapublicbuilding.Eventhoughtitmaybeusedandenjoyedbythepublic,itisnotownedoroperatedbyagovernmentalentityanditdoesnotserveagovernmentalpurpose.Theartmuseumwouldnotbeasemi-publicbuildingforthesamereason.Itisnotownedoroperatedbyagovernmentalentity.Ifyouhaveanyquestionaboutthisopinion,pleasecontactme.Sincerely,MarionE.WynneAftermorediscussionandquestionsViceChairRayClarkaskedforamotion.BernieFogartymadeamotiontodenythisrequest,andLouisAgeesecondedthemotion.Motiondiedwith3votesinsupportofmotionand2against.Fourvotesarerequiredtopass.ASecondmotionwasmadebyBobMannichtoapprovetherequest,andBeckyLundbergsecondedthemotion.Motiondiedwith2votesinsupportofmotionand3against.Inaccordancewithsection11.52.80(e)theAdministrativeAppealdidnotpassbecausethevotewas2infavoroftheapplicantand3against.ChairmanCharlieBassettreturnedasactingchair.BernieFogartymadeamotiontoadjourn.RayClarkseconded.ChairmanBassettadjournedmeetingat6:00pm.Minutesapprovedasnoted03/21/05.6