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HomeMy WebLinkAbout08-15-2022 Board of Adjustments Agenda PacketJuly 18, 2022 Board of Adjustments Minutes 1 The Board of Adjustments met Monday, July 18, 2022, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Cathy Slagle, Vice-Chair; Frank Lamia; Donna Cook; David Martin, Alternate I; Hunter Simmons, Planning and Zoning Manager; Casey Potts, City Planner; and Allie Knutson, Secretary. Absent: Anil Vira, Chairman. Cathy Slagle, Vice-Chair, called the meeting to order at 5:00 PM. Approval of Minutes Donna Cook made a motion to approve the minutes from the May 16, 2022, meeting. Flank Lamia seconded the motion and the motion carried with the following vote: Aye: David Martin, Frank Lamia, and Donna Cook. Nay: None. Abstain: Cathy Slagle BOA 22.07 Public hearing to consider the request of the Applicant, LeBatard Architecture, acting on behalf of the Owner, PSGC Properties, LLC, for a Special Exception to allow Clinic Use for property zoned PUD, Planned Unit Development. The property is approximately 1.11 acres and is located on the east side of US Highway 98, 0.13 miles south of Gayfer Road Ext. PPIN #: 913 Casey Potts, City Planner, presented the case summary. The subject property is zoned PUD and is located within the Greeno Professional Village PUD. The applicant desires to develop the subject property as a Clinic, which is allowed only on appeal and subject to special conditions. An aerial, map, and site plan were shown on the screen. The Greeno Professional Village PUD Ordinance requires a mandatory Site Plan Review for each building in the development. Alpha Care has gone through the review process and has been approved by the City Council conditioned on the use approval by the Board of Adjustments. The Ordinance states that “uses permitted shall be business and professional offices such as lawyers, doctors, banks, insurance, architects and similar uses.” Said Ordinance does not define how business and professional offices are interpreted as a use. As such, staff defaulted to the City of Fairhope Zoning Ordinance to define what is allowed on the site in business and professional offices. The Zoning Ordinance defines a Professional Office as “a building occupied by a profession and offering professional services to clients, customers, or patrons which may involve occasional on-site contact with clients, customers, or patrons.” The Zoning Ordinance defines a Clinic as “a place used for the care, diagnosis and treatment of ailing, infirm, or injured persons, and those who are in need of medical and surgical attention, but who are not provided with board.” July 18, 2022 Board of Adjustments Minutes 2 Approximately 70% of appointments will be walk-ins. Walk-ins have historically been considered a clinic use rather than a doctor’s office. Recommendation: Staff recommends approval of BOA 22.07, the Special Exception for clinic use for the site known as Alpha Care. Hunter Simmons, Planning and Zoning Manager, mentioned that some things are not clear in the Zoning Ordinance, like the difference between a doctor’s office and a clinic. Staff did not foresee any problems with the clinic but brought it before the Board because of similar projects in the past that were requesting a clinical use. This PUD Ordinance stated that Doctor’s Offices were allowed but was not distinct between a Doctor’s Office and a Clinic, so Mrs. Potts fell back on the Zoning Ordinance and how the distinction has been traditionally handled. This distinction may be amended in the Zoning Ordinance in the future. Donna Cook made a comment that this request is similar to one that was made a few months ago. Mr. Simmons stated that the previous one was a Urology Office and this one is an Urgent Care but are similar in the way that they see patients. Cathy Slagle invited the Applicant to make a presentation. Dr. George Loukatos stated that he is an Emergency Room Physician and the Owner and Physician Operator of Alpha Care. He currently practices in Biloxi, Ocean Springs, and Gulf Port, MS. His business model is to be available for the community when needed which is why a large percent of patients will be walk- ins. Three different clinics have a 4.8-star rating online and he feels that he and his staff have done a good job building a culture that will fit well in Fairhope. Cathy Slagle asked what the hours of operation would be. Dr. Loukatos stated it would be 8:00 am to 8:00 pm, 7 days per week. There will be two full-time providers and a couple PRN’s, while he is the overseeing physician. Frank Lamia stated that he had some site plan questions. Mr. Simmons mentioned that staff could clarify anything, but that the site plan was also reviewed by Planning Commission and City Council. Frank Lamia clarified that a new curb cut was not being made on Greeno Road and that there is an existing road. Mr. Simmons stated that was correct. The PUD that created these lots was approved in 2001 he believed and most of the lots are already built out. The site plan was reviewed based on the PUD. Cathy Slagle opened the public hearing. Beau Lebatard, Lebatard Architecture, stated that he is the Lead Architect for this project. There are already a dentist office, a podiatry office, and three banks within this PUD. He thinks this clinic will be a great fit. Cathy Slagle closed the public hearing. Motion: 3 July 18, 2022 Board of Adjustments Minutes David Martin made a motion to approve Case BOA 22.07. Frank Lamia seconded the motion and the motion carried unanimously with the following vote: Aye: Cathy Slagle, Frank Lamia, Donna Cook, and David Martin. Nay: None. Old/New Business Discussion of expired BOA cases. Mr. Simmons stated that Covid and supply chain issues have caused some variances to expire, he would like to clean those expired variances up from the last few years. With proper advertising, the expired variances would be brought before the Board at the next meeting with no amendments to the variances that were approved. He did not want to create a precedent, this is an anomaly that has been discussed with the City’s attorney and any variance that expires in the future, will need to start the whole process over again. Frank Lamia asked if there was a time frame for this and how would staff keep this from becoming a precedent. Mr. Simmons stated that staff looked at every variance that was granted over the last three years that could have been impacted by Covid or supply chain issues. Frank Lamia clarified that this was a one-time request. Mr. Simmons stated that was correct and that this will not create a precedent. Cathy Slagle asked how many variances would be coming back. Mr. Simmons stated three, or possibly four. Discussion of appointment for a new Board Member. Mr. Simmons stated that former Board Member, Mike Baugh, resigned due to moving outside of the city limits. If David Martin confirms, Ryan Baker has offered to take the permanent seat on the Board. In that case, David Martin would stay a supernumerary and a replacement would be found for the Alternate II position. Any potential applicants should send their applications to Lisa Hanks, City Clerk. Regarding the expired BOA cases, Cathy Slagle asked if staff could get the four cases together quick enough to advertise for the next meeting. Mr. Simmons stated that the advertisements and letters will be drafted, but the staff reports are not changing. These cases will be put on the agenda as Old/New Business with public hearings and then the Board will vote on each case. There is also three potential cases for next month as well. Adjournment Frank Lamia made a motion to adjourn. David Martin seconded the motion and the motion carried unanimously with the following vote: Aye: Cathy Slagle, Frank Lamia, Donna Cook, and David Martin. July 18, 2022 Board of Adjustments Minutes 4 Nay: None. Adjourned at 5:25 p.m. ____________________________ ________________________ Cathy Slagle, Vice-Chair Allie Knutson, Secretary NICHOLS AV KIRK M A N L NS CHURCH STS SUMMIT STOSWALT STSECTION ST SRIDGEWOODCIRDOGWOOD AVBOONE LNWHITE AV S SCHOOL STAZALEA STWISTERIA STANN ST BURGUNDYLN City of FairhopeBoard of Adjustment August 15, 2022 ¯ DOGWOOD AV BURGUNDY L N SECTION ST SBOONE LNANN ST BOA 22.08 - St. Lawrence Legend COF Corp. LimitsP-1 - ParkingR-2 - Medium Density Single-FamilyR-3 - High Density Single-FamilyCOF Planning Jurisdiction ¯ ¯ ^ Project Name:Saint Lawrence ColumbariumSite Data:3 acresProject Type:Special ExceptionJurisdiction:Fairhope City LimitsZoning District:R-2PPIN Number:40048General Location:West side of South Section Street and south of Ann StreetSurveyor of Record: Engineer of Record:Smith, Clark & AssociatesOwner / Developer:Saint Lawrence Parish FairhopeSchool District:Fairhope Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Michelle Melton Cl ---                                                                                                                                          BOA 22.08– August 15, 2022  Summary of Request:  The applicant is requesting a special exception to allow a columbarium at 370 S. Section Street, which is  the location of St. Lawrence Catholic Church. The subject property is zoned R‐2, Medium Density Single  Family Residential District.   A columbarium is defined as “vault or other structure with recesses in the walls to receive the ashes of  the dead.” A columbarium’s usage is most closely identified with a cemetery, which is defined in the City  of Fairhope Zoning Ordinance as “land used or intended to be used for the burial of the animal or  human dead and dedicated for cemetery purposes, including crematories, mausoleums, and  mortuaries.” A Special Exception is required in the R‐2 zoning classification to authorize a cemetery as  an allowable use. Further, Table 3‐1: Use Table indicates the use is allowed “only on appeal and subject  to special conditions” (see attached).   The applicant is proposing to construct the columbarium southwesterly behind the existing multi‐ purpose building facing S. Section Street. The columbarium will be mostly shielded by the existing multi‐ purpose building. The columbarium consists of four (4) wall structures approximately seven (7) feet tall  each all around. The wall structure consists of concrete blocks with thirty‐six (36) urn niches placed in  the inner perimeter facing inward toward existing landscaping.     Comments:  The City of Fairhope Zoning Ordinance defines a special exception as follows:  Special Exception: Permission granted by the Board of Adjustment for a use indicated in this ordinance  as a use limited to a special exception procedure, subject to conditions specified in this ordinance and  any conditions the Board deems necessary to ensure that community interests are furthered by  permission of the use.   The Board of Adjustments is authorized to grant special exceptions through Article II Procedures, Section  A.4 Board of Adjustments, Subsection d(2) Duties and Powers, Special Exceptions which states the  following:  d. Duties and Powers: The Board shall have the following duties and powers:  (2) Special Exceptions – To hear and decide special exceptions to the terms of this ordinance  upon which the board is required to pass under the ordinance.  The Ordinance provides guidance for special exception requests through the following criteria:  Article II.C.3(e)  Criteria‐   (2) Any other application to the Board shall be reviewed under the following criteria and  relief granted only upon the concurring vote of four Board members: (a) Compliance with the Comprehensive Plan;  (b) Compliance with any other approved planning document;                                                                                                                                           BOA 22.08– August 15, 2022  (c) Compliance with the standards, goals, and intent of this ordinance;  (d) The character of the surrounding property, including any pending development  activity;  (e)  Adequacy of public infrastructure to support the proposed development;  (f) Impacts on natural resources, including existing conditions and ongoing post‐ development conditions;  (g) Compliance with other laws and regulations of the City;  (h) Compliance with other applicable laws and regulations of other jurisdictions;  (i) Impacts on adjacent property including noise, traffic, visible intrusions, potential  physical impacts, and property values;  (j) Impacts on the surrounding neighborhood including noise, traffic, visible  intrusions, potential physical impacts, and property values.  (k)  Overall benefit to the community;   (l) Compliance with sound planning principles;   (m) Compliance with the terms and conditions of any zoning approval; and  (n) Any other matter relating to the health, safety, and welfare of the community.  When a special exception is granted by the Zoning Board of Adjustment it has the following effect:  Article II.C.3(f)  Effect of Appeal – An appeal to the Board stays all legal proceedings in furtherance of the  application appealed from unless the Director certifies to the Board that a stay would cause  imminent peril to life and property. In such cases, proceedings will be stayed, unless by  operation of a court of competent jurisdiction. If an appeal fails for any reason, the stay shall  be lifted.   Analysis and Recommendation:  Special Exception Criteria:  Article II.C.3(m)   Compliance with the terms and conditions of any zoning approval.  Response: Meets  Recommendation:  Staff recommends the Board of Adjustment approve the proposed Special Exception for the subject  property.    1 Michelle Melton From:Allie Knutson Sent:Sunday, August 7, 2022 10:00 PM To:Michelle Melton Subject:Fwd: BOA 22.08 Here’s this one too that needs to be added to the packet! :)   Sent from my iPhone  Begin forwarded message:  From: kjestadt <kjestadt@gmail.com>  Date: August 7, 2022 at 8:16:40 AM CDT  To: planning <planning@fairhopeal.gov>  Subject: BOA 22.08   SENT FROM AN EXTERNAL ADDRESS  No objection to the special exception.   Kathy Estadt  415 S. Section St.   251.222.4024  1 Michelle Melton From:Allie Knutson Sent:Sunday, August 7, 2022 9:59 PM To:Michelle Melton Subject:Fwd: Case: BOA 22.08 I will be out tomorrow, do you mind responding to this in case they have comments that need to be added to the  packet, please?     Allie   Sent from my iPhone    Begin forwarded message:  From: Craig Jones <cjones@climaticcorp.com>  Date: August 5, 2022 at 5:49:40 PM CDT  To: planning <planning@fairhopeal.gov>  Subject: Case:  BOA 22.08    SENT FROM AN EXTERNAL ADDRESS    ________________________________    Unfortunately, the letter mailed arrived after 4:00 pm on Friday the 5th of August, 2022. My  question/concern is how will property values be impacted, if at all?  Also, where will the columbarium  be located in relation to Ann St. and the Church.    Thanks,  Craig Jones  356 Boone Ln    Sent from my iPhone  1 Michelle Melton From:Allie Knutson Sent:Monday, August 8, 2022 3:15 PM To:Michelle Melton Subject:Fwd: Special Exception - Case BOA 22.08   Sent from my iPhone    Begin forwarded message:  From: "Anderson, Ralph" <Ralph.T.Anderson@morganstanley.com>  Date: August 8, 2022 at 2:37:08 PM CDT  To: planning <planning@fairhopeal.gov>  Subject: Special Exception ‐ Case BOA 22.08       SENT FROM AN EXTERNAL ADDRESS      Regarding the notice about the public hearing, I received your letter in the mail late Friday afternoon  and so was not able to respond by noon Friday.     My primary concern with the Special Exception request is the water runoff that the columbarium might  create.     We have lived at 105 Kirkman Lane for over 21 years and have invested tens of thousands of dollars in  our property to help control the water runoff that comes down on us from Ann Street and Boone Lane  and Section Street.     Our neighbors recently brought in several loads of dirt and rearranged the flow of water on their  property.     We met with them and their landscaper and they assured us that what they were doing would not make  our issue worse but that it would improve the amount of runoff that we receive.     Since then the water runoff has increased and has also knocked the fence down twice during routine  thunderstorms.     We cannot accept any further changes upstream that cause us harm.     Sincerely,     Ralph T. Anderson, CFP®  First Vice President   Financial Advisor  Investment Management Consultant  Morgan Stanley Wealth Management   2 7530 Parker Road  Fairhope, AL 36532  Direct 251-990-2943  Mobile 251‐320‐6394 Toll Free 866-253-7980- Fax 251-829-7161 NMLS#1265199  ralph.t.anderson@morganstanley.com    FA Website    ‐         Connect with me on LinkedIn: https://www.linkedin.com/ralphanderson  Get mobile today with Morgan Stanley. Our app for iPhone® is now available. Learn more      If you would like to unsubscribe from marketing e-mails from Morgan Stanley Wealth Management, you may do so here . Please note, you will still receive service e-mails from Morgan Stanley Wealth Management. You may have certain rights regarding the information that Morgan Stanley collects about you. Please see our Privacy Pledge https://www.morganstanley.com/privacy-pledge for more information about your rights.   To view Morgan Stanley's Client Relationship Summary and other important disclosures about our accounts and services, please visit www.morganstanley.com/disclosures/account-disclosures  Watch the Vicleo Article III Section B Zoning Districts Allowed Uses FAIRHOPE ZONING ORDINANCE 19 Table 3-1: Use table Zoning District Uses Categories / Specific Uses R-A R-1(a,b,c) R-2 R-3 TH R-3 P/GH R-3 R-4 R-5 R-6 B-1 B-2 B-3a B-3b B-4 M-1 M-2 PUD VRM NVC CVC HTD Dwelling Uses in the PUD District shall be specified based on a development plan according to the standards and procedures of this ordinance Single-family              Two-family         Townhouse           Patio Home   Multiple-family / Apartment         Manufactured Home  Mixed-use         Accessory Dwelling          Estate  Civic Elementary School                 Secondary School                Education Facility              Library                 Place of Worship     Cemetery               Hospital          Public Open Space                 Common Open Space                 Community Center or Club                Public Utility                     Office General          Professional          Home Occupation                   Retail Grocery        Convenience Store         General Merchandise         Shopping Center  Automobile Service Station       Outdoor Sales Limited       Outdoor Sales Lot    Garden Center        Service Convalescent or Nursing Home                Clinic               Outdoor Recreation Facility                Day Care                General Personal Services       Mortuary or Funeral Home        Automobile Repair      Indoor Recreation        Dry Cleaner / Laundry       Personal Storage        Bed & Breakfast       Hotel / Motel    Boarding House or Dormitory        Recreational Vehicle Park     Restaurant        Bar      Entertainment Venue      Marina      Kennel or Animal Hospital    Warehouse   Junk Yard or Salvage Yard   Manufacturing Limited        Light   General   Food Processing  Rural Agriculture  Rural Market  Plant Nursery   Permitted subject to general ordinance standards and conditions.  Permitted subject to special conditions listed in the ordinance  Permitted only on appeal and subject to special conditions N CHURCH STOAK AV SECTION ST NN BANCROFTSTPINE AV City of FairhopeBoard of Adjustment August 15, 2022 ¯SECTION ST NOAK AV BOA 22.09 - Hotel Use Legend bc_base.GIS1.bc_base_GIS1_Planimetric_centerlines_96COF Corp. LimitsB-2 - General Business DistrictB-3a - Tourist Resort Lodging DistrictB-4 - Business and Professional DistrictP-1 - ParkingR-2 - Medium Density Single-FamilyR-4 - Low Density Multi-FamilyCOF Planning Jurisdiction ¯ ¯ ^ Project Name:Approval for Hotel UseSite Data:~.25 Acre Project Type:BOA Special ExceptionJurisdiction:City of FairhopeZoning District:B-2PPIN Number:112977General Location:SE corner of N Section St and Oak AveSurveyor of Record:Smith, Clark & AssociatesEngineer of Record:Jade ConsultingOwner / Developer:FST Section Street Hospitality Group, LLCSchool District:Fairhope Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Hunter Simmons -• --- 1 BOA 22.09 158 N Section St August 15, 2022 Summary of Request: The Owner, FST Section Street Hospitality Group, LLC, is requesting a Special Exception to allow for Hotel Use for property located at 158 N. Section Street. The property is zoned B-2, General Business District and is located within the Central Business District (CBD). Figure 1: Rendering of Proposed Hotel A hotel in the B-2 district is not permitted “by-right” in the zoning ordinance (see excerpt from Table 3-1: Use Table below). However, a hotel is allowed on appeal to the Zoning Board of Adjustment, subject to special conditions. Therefore, the applicant has filed for a use appeal to allow for the hotel use on the subject property. Tab le 3-1: Us e table Zoning Di strict u :c .,,-:c Q ~ f-Q. " .0 §l Uses Ca tegories I 1 ~ ~ ";' ~ ";' 't v;, "i' ;;;; ~ ";' '? 't i ~ Specific Uses "" "" "" "" "" "" "" a:, cc cc cc ::e: c.. ,__ __ H_o_te_l/_M_o_te_I -----+--+--+-->----+---<-->---+--+---+----;1-o_,_1 -•-+I-·--+--+-->---> ·~ • Permitted subject to general or din ance standards and conditions . 3 Permitt ed subj ec t to spec ia l con diti ons listed in the ordinance 0 Permi tt ed only on app eal an d su bj ect to special conditi ons ~ u u > > > z u 2 BOA 22.09 158 N Section St August 15, 2022 Existing Conditions: The site is currently vacant, with all the buildings demolished. Figure 2: Existing site looking southeast. Figure 3: Existing site looking east. 3 BOA 22.09 158 N Section St August 15, 2022 Figure 4: Aerial of site in 2016. Applicant’s Proposal The applicant provided the following description of the proposed hotel: The subject property will be developed as a three story, 15 room hotel. In addition to guest rooms, the first floor will provide a reception area, a guest lounge where breakfast and afternoon refreshments could be provided to hotel guests, and an atrium area. The second and third floors will provide guest rooms, some with adjoining suites. The rooftop terrace is anticipated to be a bar/event space area. Presently the developer is considering whether the rooftop terrace space would be available to the public, would be available to hotel guests only, or in available on a more limited membership/club basis. Regardless of the determination, operations would be in compliance with City of Fairhope ordinances, including noise ordinance requirements. Subject to the results of geotechnical surveys, a basement may be employed for back of house services such as management office, laundry facilities and storage. Should a basement not be feasible, a first floor room would be converted to back of house services. The developer plans to have this as a full service boutique hotel concept and does not anticipate operating it as an “Air BNB” concept. The plan provides for 7 on-site parking spaces. The full set of proposed plans are included as attachments. For convenience, a few of the proposed plans are shown below. 4 BOA 22.09 158 N Section St August 15, 2022 Figure 5: Proposed site plan. Figure 6: Proposed north perspective. 5 BOA 22.09 158 N Section St August 15, 2022 Figure 7: Proposed east perspective. Figure 8: Proposed west perspective. 6 BOA 22.09 158 N Section St August 15, 2022 Figure 9: Proposed south elevation. Figure 10: 1st Floor Plan. b •+• ~CBO=rAAX=t-E...!§!if ;.:!(1.:..!r:.. _ --------------------- --- -______ff!;T!::!]_RD 1~~(Sl 1119 gggg b i: _ _ _ _ FFESECQ,ID 1 F'}~(9 -+---1-"r.EASU<EMENT=~FROM~AVGg_gGAAOE~-!£1'0 1'=~,__J= UJJa= w= W=WJ =w =.LL =-j__b-=-=i !:!;-~~~~e-===f-~ _.= -=--:--_ -_:--_ __,,---=~~"'.:'.-~ -=--== _ ______ill A...B;ST,~~~ 7 BOA 22.09 158 N Section St August 15, 2022 Figure 11: 2nd Floor Plan. Figure 12: 3rd floor plan. 8 BOA 22.09 158 N Section St August 15, 2022 Figure 13: Rooftop plan. Review Comments Building Height/Stories – Buildings are limited to 40’ or 3 stories in the CBD (Article V, Section B.4.(c)). Elevations provided by the architect show only the elevator structure exceeds the 40’ height limit, which has an exception in the Rooftop Terrace section of the Zoning Ordinance (More Information Below). All other portions of the building are under the 40’ limit. For the purposes of the Zoning Ordinance, a Rooftop Terrace is not a “story” (Article V, Section B.3(a)(3)(a)). However, a basement is defined as a story within the Zoning Ordinance (Article IX, Section C): Basement: A story all or partly underground but having at least one-half of its height below the average level of the adjoining ground. Consequently, the addition of the basement makes the proposed building 4 stories, which is not allowed in the CBD. Within the applicant’s narrative, they mention converting a ground floor room to service area if the basement is not allowed. Removal of the basement in the proposed plans would bring the proposed in compliance with the height limit/stories. Rooftop Terrace - The applicant is proposing a Rooftop Terrace. For reference, a Rooftop Terrace is defined as: - 9 BOA 22.09 158 N Section St August 15, 2022 Rooftop Terrace: A outdoor amenity area located on the roof of a building. A rooftop terrace shall be accessory to the primary use of the building. Individually owned and operated businesses or venues shall not occupy a rooftop terrace. Furthermore, Article V, Section B.3(a) provides the following guidelines for Rooftop Terraces: a. Rooftop Terraces shall be an allowed Accessory Use permitted on all lots zoned B-2, General Business District located within the CBD. The following standards shall apply to all Rooftop Terraces: (1) Except as provided below in this Section, the height of all structures on or within a Rooftop Terrace shall not exceed forty feet (40’). (2) The outer boundary of a Rooftop Terrace shall be defined using a barrier meeting the City of Fairhope Building Code. (3) For Rooftop Terraces located atop three story buildings the following standards apply: a. For the purpose of the Zoning Ordinance and this Section, a Rooftop Terrace shall not be considered a story. b. Elevators and stairwells, providing access to Rooftop Terrace, may be allowed to exceed forty feet (40’) by no more than five feet (5’) provided: such elevators and stairwells and their associated mechanical equipment and enclosed areas shall not cover more than 7.5% of the total square footage of the rooftop, shall not be viewable from sidewalks located in public rights-of-way that abut the building at the ground level, and shall be located a minimum of ten feet (10’) from any lot line. c. Structures, other than those used for elevators and stairwells, may be opened or enclosed, but shall not cover more than 25% of the total square footage of the rooftop and shall be located a minimum of ten feet (10’) from any lot line. (4) Temporary structures, such as tents, awnings, and umbrellas, may be allowed on Rooftop Terraces provided: (a) such structures shall be in use for less than 24 hours at a time, (b) such structures are secured via anchor points integrated into the building and can withstand winds up to 60mph, (c) and the anchor design shall be sealed by a structural Engineer. Any damage caused by these structures are the responsibility of the property owner who shall sign a hold harmless agreement at time of permitting. The applicant provided the following diagram and calculations for the Rooftop Terrace: 10 BOA 22.09 158 N Section St August 15, 2022 As shown on the diagram, structures, excluding elevators and stairwells, cover 24.8% of the entire rooftop. However, the same plan illustrates other walls, fireplaces, and a “covered lounge” which are not included in the applicant’s calculations. Structures on the Rooftop Terrace will have to be revised to meet the 25% cap. If the use by Board of Adjustment, the applicant will submit for a Site Plan/MOP review that will be reviewed by the Fairhope City Council and Planning Commission. Figure 14: "Covered Lounge" not included in the coverage calculations. Parking – The proposed hotel contains 15 rooms. The applicant is supplying 7 parking spaces on-site as illustrated on the site plan below. I I I I --H-+-5360 S F TOTAL SF OF "THE. ROOFTOP 13~8 SF S"TRUCTURES OTHER 11,AN THOSE USED FOR ELEVATORS .AND STAIRWEUS .. 15~ OF THE TOTAL SF OF THE ROOFTOP -H-l-t+--1G:J!31 ELEVATORS PROV1DING ACCESS TO ROOFTOP TERRACE- 45' MAX HBGHT <7 5%-0FTHE TOTAL SF OF THE RCX>FTOP I .... ~ I I ij b__ - - - - - ----'--=~ - - ---.--------.--~--, ~ r(~ r{r~ ! 11 BOA 22.09 158 N Section St August 15, 2022 Figure 15: Proposed site plan Article V, Section B.4 provides some guidance on parking within the CBD: d. Parking – a. (1) No parking is required for non-residential uses in the CBD. If parking is provided, it shall be located behind the building, screened from public rights-of-way, and have a direct pedestrian connection to the primary building entrance of the public right-of-way. b. (2) Dwelling units in the CBD shall provide the required parking. It shall be located behind the building, screened from public rights-of-way, and have a direct pedestrian connection to the primary building entrance of the public right-of-way. c. (3) Residential and office is encouraged on the upper floors of buildings; lower floors are encouraged to be retail or restaurants. Article V, Section E.2. (Required Parking), also notes the following exception within the CBD: These standards (Parking Requirements) shall not apply to the CBD Overlay, where on-street parking is permitted. However, wherever practicable, businesses in the CBD Overlay are encouraged to provide off-street parking facilities. As previously mentioned, the proposed hotel use is permitted only on appeal and subject to special conditions. Each proposal should be evaluated separately, with special consideration given not only to the goals and intent of the Zoning Ordinance and Comprehensive Plan, but also the impacts on surrounding property. While there is not an explicit requirement for parking, projects should be i ~?='========~ i i ·-·--·-·t -·----·-·---,-----·-·--· i ! 12 BOA 22.09 158 N Section St August 15, 2022 evaluated to determine whether their parking demand puts an undue burden on neighboring property/businesses. Staff reviewed existing parking in the vicinity of the proposed hotel. There are 8 on-street parking spaces adjacent to the subject property. The proposed site plan would remove two of those spaces to accommodate ingress/egress (highlighted on the plan below). The removal of 2 spaces and addition of 7 on-site spaces results in a net gain of 5 spaces either on-site or immediately adjacent. The proposed hotel is also across Section St from the Fairhope City Hall/Civic Center. Public parking is available at the City Hall/Civic Center. The intention of Central Business District is to preserve downtown Fairhope as the “Regional Village Center” and the focal point of the City while strengthening non-automobile related activities. At the same time, we must be mindful of the impacts each development imposes on those goals. Staff believes the proposed project, in this location, strikes a balance by providing a non-automobile-centric design, but also containing some of the parking burden on their property. Landscape Plans to ensure proper screening will be reviewed within the Site Plan Review. ·-------·-------=-----------------------~ 13 BOA 22.09 158 N Section St August 15, 2022 Figure 16: Adjacent property/parking. As stated previously, a boutique hotel is allowed only on appeal in the B-2 District, criteria for those uses are listed in Article 2, Article II.C.3(2)(e) Article II.C.3(2)(e) Use Appeal Criteria Any other application to the Board shall be reviewed under the following criteria and relief granted only upon the concurring vote of four Board members: (a) Compliance with the Comprehensive Plan; Staff Response: The Comprehensive Plan encourages developments which contribute to the long-term vitality of downtown. Staff believes that a downtown hotel, with proper parking consideration, can positively affect the long-term vitality of downtown by bringing people downtown for longer periods of time and different times of the day (morning and evening). (b) Compliance with any other approved planning document; Staff Response: Staff will ensure compliance with all planning related documents. (c) Compliance with the standards, goals, and intent of this ordinance; Staff Response: Staff believes a hotel use does meet the intent of the ordinance. In addition, the CBD is intended to contain restaurant and entertainment type uses. (d) The character of the surrounding property, including any pending development activity; Staff Response: A hotel use does not conflict with, or negatively impact, the other surrounding uses. (e) Adequacy of public infrastructure to support the proposed development; Staff Response: Utllity infrastructure will be reviewed at Site Plan Review. Parking was discussed above. Subject Property City Property – City Hall/Civic Center 14 BOA 22.09 158 N Section St August 15, 2022 (f) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Staff Response: The proposed use is a redevelopment of an existing disturbed site. (f) Compliance with other laws and regulations of the City; Staff Response: Staff will insure all are met. (g) Compliance with other applicable laws and regulations of other jurisdictions; Staff Response: Staff will insure all are met. (h) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; Staff Response: No negative impacts are anticipated, which are not already addressed elsewhere in the City rules and regulations. (j) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Staff Response: As stated previously, parking demand of the new use is a “wash”. No other negative impacts are anticipated. (k) Overall benefit to the community; Staff Response: The use will aid the development of more long-term vitality to downtown as desired by the Comprehensive Plan. (l) Compliance with sound planning principles; Staff Response: Staff believes that the approval of a hotel use in the CBD are in keeping with sound planning principles. (m) Compliance with the terms and conditions of any zoning approval; and Staff Response: Staff will ensure all conditions will be met. (n) Any other matter relating to the health, safety, and welfare of the community. Staff Response: None noted. Recommendation: Staff recommends approval of BOA 22.09 with the following conditions: 1. Proposed building is limited to 3-stories. Basement is not allowed without removing an upper-story floor. 2. Rooftop floor plan shall be revised to limit structures to 25%. 15 BOA 22.09 158 N Section St August 15, 2022 Board of Adjustment Review Procedures: d. Review - Application review shall occur according to the following: (1) A complete application shall be reviewed by the Director of Planning and Building. The Director shall offer a written report on the merits of the application to the Zoning Board of Adjustments. (2) The application shall be submitted to the Board at the scheduled public hearing, with the Director’s report. The Board shall consider the application and take one of the following actions: (a) Grant the requested relief; (b) Grant the requested relief with specific conditions; (c) Deny the requested relief; or (d) Continue discussion of the application for further study. An application shall only be continued one time without the applicant’s consent before the Board can take one of the above actions. An applicant may agree to more continuances. Hunter C. SmithALABAMA PLS #300072021.04.12 09:27:15-05'00' ------ ,/ ~ / . -/ --4,EJiiifr=:..:C GAS-GAS-GAS-GAS / CiAS -GAS-GAS-GAS-GAS-GAS-GAS-GAS-GAS- ------ SIGN --EASTERN ---SHORE TRAIL- _/ OAK AVENUE (66 ' R.O.W.) GAS GAS-GAS-GAS-~-GAS- ,.,..-,,1..77~,/ I PARALLEL , PARKING CONCRETE STEPS 6 / EAST -WEST 1 9PP MASONRY NAIL EL=98.19' ·99 __ _ 0' ......... 12"X20" GRATE INLET RIM EL=98.86' '-. INV EL=97 .1 O' '- 20' 40 ' ~ ----i BALDWIN COUNTY ALABAMA t '---9 -----( '--'-. STUB OUT I '--/ '--...,___ '----'--'-- ....... _ '-- CONCRETE STEPS '-.,. BRICK RETAINING WALL '-.,. FENCE 0.9' TOP OF WAILL EL=101.17 WEST 112' '-.,. ..--.. BOTTOM Of WALL EL=98.17' OF LOT 1 '--2, ~ 2 -............ .....__100._ I· 2 ~-~.......... ro-g: _____ .,..,,,",, /~ ......... g: ~ ~ ,.............. I~~ " ....... , ~ I ,___ I? I ~ ~ -._ f n I !B:1:-REi;,:;; WALL -~-....._'-'--1-----~ ~ TOP OF,WAILL EL=101.17' WEST 112' \ / / OF NORTH HALF\ ,.,/ OF LOT 2 '-.. .,.,,.,-- ,., /--..... '-\'!>?-FENCE --------...__,., "-'-. --....._:;p:LP-ALONG BRIC~, WALL W/FDC '--..... ________ ,..,--..~NE _,.., \ __ CONCRETE S 89"55'15" E 112.01 ' (0) I OTF , GRAVEL 13.2' EAST -WEST 112' (R) / .,.CONCRETE / .,,--CONCRETE I COMERCIAL BUILDING DRIVE FFE= 104.40' .WlOO l::.CRF CAPPfJJ IRON ROD FOUND >=(LP UGl/f POLE 6CTF CIIIIIP£D TOP PIP£ FOUND &PP POllfR POI.£ 6 0TF OPEN TOP IRON PIPE FOUND ~ SA/lffARY SEWER /JANHOI£ (R) RECORD t:o:lSV SA/lffARY SEWER VALVE (OJ OBSERI/ED ~GM ElfCIRtCAL TRANSFORMER R.0.W. R!GHT OF WAY G-\S METER P.0.C. POINT OF COIIIIENCOlfNT ~: WATER METER P.0.8. POINT OF BEGINNING WATER VALVE ♦TBM TEIIPORARY BfNCHIWlK ,O_FH RR£ HYDRANT -/-IK)()l) F'E1ICE □TP TELEPHONE PfDESTAL oco CLEAN OUT TH£ WfST 112 FffT OF LOT I, AND TH£ WfST 112 FffT OF TH£ NORTH ONf-HALF OF LOT 2, BLOCK 2, DIVISION 4, OF TH£ LAND OF LfSSOR IN TH£ CITY OF FAIRHOPf, AlAVAMA AS RfCORDfD IN MISCfLlANfOUS BOOK I, PAGfS J20-J21 IN TH£ omc£ OF TH£ JUDGf OF PROBATf, BALDWIN COUNTY, ALABAMA. NOTES: 1. 1YPE OF SURVEY: TOPOGRAPHIC 2. RECORO DIIIENSIONS BASED ON PLAT OF SUBDMSION RECORDED IN MISCELJANfOIJS BOOK 1 PAGES J20-J21 , IN IHE OFF1CE OF IHE JUOGE OF PROBA1£, BALO~N COUNTY, NJBI.JIA I HfRfBY CfRTIFY THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BffN COMPLfTfD IN ACCORDANCE WITH TH£ CURRENT R£QUIR£M£NTS OF TH£ STANDARDS OF PRACTICE FOR SURVEYING IN TH£ STAT£ OF ALABAMA TO TH£ BfST OF MY KNOWL£DG£, INFORMATION, NH#=c£J PNm' CHEF: '""""' ClE<T, cs BAG '"" """ lJ1l£, 1"=20' FB1'<> 21-212 128/47 JADE CONSULTING, LLC TOPOGRAPHIC SURVEY 158 NORTH SECTION STREET FAIRHOPE, ALABAMA J. IHIS DRAWING AND DESCRIPTION DOES NOT REfl.ECT ANY 11Tl£ OR EASEMfNT RESEARCH OIHER THAN W114T IS 'ASIBl.£ OR PRO'ADED BY lllE CLJENT'S COINEYANCE. SE1BICK UNES ESTABUSHED BY STATUT[, ORDIIWIC£ OR R£STRIC11V£ COIDIANJ'S ARE NOT SHOWN. 4. 1HIS 0/IAWING IS IHE PROPERTY Cf' SM/IH, CWIK & ASSOC~TES. ff IS SOlfLY FOR IHE USE OF 1HE CUfNT NAMED HEREON AND IS NOIITRANSFERABt TO ANY OIHER PARTY. ff MAY NOT BE USED ~ PRIOR CDNSfNT FRO/,/ SMIIH, CWIK & ASSOCIATES. 5. IHIS DRAWING IS TO SCALE WHEN PRINTED ON 11X17 PAPER IN PORTRAIT 'AEW WITH NO SCALING. 6. 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The property is zoned R-1, Low Density Single Family Residential District. The applicant is requesting a 24’ front yard variance (16’ front setback in place of the required 40’ front setback). The Zoning Ordinance requires a minimum front setback of 40’ in an R-1, Low Density Single Family Residential district. The applicant provided the following drawing of the proposed dwelling and lot configuration: Portion of drawing prepared by Moore Surveying Emphasized by Staff to indicate variance request An application was initially submitted requesting a front and sideyard setback variance. The applicant desires to build a dwelling on the subject site and notes the property’s configuration and location adjacent to Fly Creek as justifications for the request. The initial application was withheld from the agenda and was not heard by the Board of Zoning Adjustment. The applicant has since acquired the property to the north and is no longer in requesting a sideyard setback variance. The current request is only for a 24’ front variance (16’ front setback). - 3 BOA 20.07 900 Creek Drive – August 15, 2022 The applicant stated in the narrative submitted to Staff that there are underground power lines that bisect the subject property. The existing lines are illustrated on the site plan. Staff has spoken with the City of Fairhope Utilities Department, along with the applicant, to discuss the location of the existing lines. As a condition of approval, coordination with the City of Fairhope Utilities Department will be required prior to the issuance of building permits. Also, a note should be placed on the subdivision plat stating that a dwelling will be constructed on existing underground utilities. Any future structure must comply with Fairhope Public Utility regulations. Analysis and Recommendation: Variance Criteria (a)There are extraordinary and exceptional conditions pertaining to the particular piece of property in question because of its size, shape, or topography. Response: The subject property is irregular shaped and would therefore make it difficult to build within the required setbacks. (b) The application of the ordinance to this particular piece of property would create an unnecessary hardship. Personal financial hardship is not a justification for a variance. Response: With building setbacks as set forth in the Zoning Ordinance, the applicant would have limitations regarding the allowable configuration of a proposed dwelling. (c) Such conditions are peculiar to the particular piece of property involved; and Response: Because of the irregular shape and curved shape in the rear, it appears that the applicant would be forced to angle the proposed dwelling and reduce the footprint in order to remain in compliance with the Zoning Ordinance. (d) Relief, if granted, would not cause substantial detriment to the public good and impair the purpose and intent of this ordinance; provided however, that no variance may be granted for a use of land or building or structure that is prohibited by this ordinance. Response: Relief, if granted, would not cause any detriment to the public nor impair the intent of this ordinance. The property poses several limitations due to its irregular shape. Potential concerns, such as the existing underground utilities have been discussed in detail with the necessary departments and the applicant. Staff Recommendation: Staff recommends the approval of the front yard variance request to allow a 24’ front yard setback subject to the following conditions: 1.Lot 1, Lot 2 and Lot 3 of Volanta View subdivision shall be re-plated as one lot. The platmust be signed by Staff and recorded with the Judge of Probate prior to the issuance ofbuilding permits.2.Location of the underground utility shall be shown on the recorded plat3.A 5’ drainage easement shall be included on the above-mentioned recorded plat along thesouthern boundary. 4 BOA 20.07 900 Creek Drive – August 15, 2022 4.A recorded 10’ easement granted to the applicant and lying south of the 5’ drainage easementshall be recorded with the Judge of Probate. Final language shall be approved by Staff prior tofiling with the Judge of Probate.5.Coordination with the City of Fairhope Utilities Department prior to the issuance of buildingpermits.6.Placement of a note on the subdivision plat stating that a dwelling will be constructed on existingunderground utilities. Any future structure must comply with Fairhope Public Utility regulations. Prepared by: Samara Walley, MCP City Planner 5 BOA 20.07 900 Creek Drive – August 15, 2022 Zoning Ordinance Requirements: The City of Fairhope Zoning Ordinance defines a variance as follows: Variances: A modification of the strict terms of the relevant regulations in a district with regard to placement of structures, developmental criteria or provision facilities. Examples would be: allowing smaller yard dimensions because an existing lot of record is of substandard size; waiving a portion of required parking and/or loading space due to some unusual circumstances; allowing fencing and/or plant material buffering different from that required due to some unusual circumstances. Variances are available only on appeal to the Board of Adjustment and subject to satisfaction of the standards specified in this ordinance. The Board of Adjustments is authorized to grant variances through Article II.A.d(3) which says the following: d. Duties and Powers: The Board shall have the following duties and powers: (3) Variances - To authorize upon appeal in specific cases variance from the terms of this ordinance not contrary to the public interest where, owing to special conditions, a literal enforcement of the provisions of this ordinance will, in an individual case, result in unnecessary hardship, so that the spirit of this ordinance shall be observed, public safety and welfare secured, and substantial justice done. Prior to granting a variance, the Board shall find that: (a) There are extraordinary and exceptional conditions pertaining to the particular piece of property in question because of its size, shape, or topography; (b) The application of this ordinance to the particular piece of property would create an unnecessary hardship; (c) Such conditions are peculiar to the particular piece of property involved; and, (d) Relief, if granted, would not cause substantial detriment to the public good or impair the purpose and intent of this ordinance; provided however, that no variance may be granted for a use of land or building or structure that is prohibited by this ordinance. The Ordinance provides guidance for variance requests through the following criteria: Article II.C.3.e. Criteria – (1) An application for a variance shall be granted only on the concurring vote of four Board members finding that: (a)There are extraordinary and exceptional conditions pertaining to the particular piece of property in question because of its size, shape, or topography; (b) The application of the ordinance to this particular piece of property would create an unnecessary hardship. Personal financial hardship is not a justification for a variance. (c) Such conditions are peculiar to the particular piece of property involved; and (d) Relief, if granted, would not cause substantial detriment to the public good and impair the purpose and intent of this ordinance; provided however, that no variance may be granted for a use of land or building or structure that is prohibited by this ordinance. When a variance is granted by the Zoning Board of Adjustment it has the following effect: Article II.C.3.g. Effect of Variance - Any variance granted according to this section and which is not challenged on appeal shall run with the land provided that: (1) The variance is acted upon according to the application and subject to any conditions of approval 6 BOA 20.07 900 Creek Drive – August 15, 2022 within 365 days of the granting of the variance or final decision of appeal, whichever is later; and (2)The variance is recorded with the Judge of Probate. From: k sahl Sent: Tuesday, July 14, 2020 12:15 PM To: Jerry "JJ " McCool Subject: Variance Dear Mr. McCool, We have received notice of your request for a variance on your property located on Creek Drive. As an adjoining property owner we do not object to the city granting you the variance for which you have applied. Sincerely, Kathleen Sahlstrom President Creekside Development Corp OBA Fly Creek Marina. Samara Walley From: Sent: To: Jerry" JJ" McCool <jj@wildlifesolutionsinc.com> Monday, August 17, 2020 9:49 AM Samara Walley; Hunter Simmons Subject: Fwd: JJ McCool Variance Request Second letter JJ McCool Begin forwarded message: From: Kurt Schneider <kurtsails@gmail.com> Date: August 17, 2020 at 9:43:49 AM CDT To: Jerry JJ McCool <jj@wildlifesolutionsinc.com> Subject: JJ McCool Variance Request Dear Mr. McCool, I appreciate your invitation to meet at the site of your proposed residence on Creek Drive. It was helpful to see what you are planning and how it transitions and interfaces with my adjacent property. Now that I am informed I feel comfortable with what you are proposing. Sincerely, Kurt Schneider 1 City of Fairhope Board of Adjustment and Appeals; RE: BOA 20.07 Applicant: Jerry McCool As a property owner within 300' I have the following concerns with this request: 1. There are 2, not 1, existing unpermitted structures on the combined parcel (IA?) under discussion. Lot 3 has an illegally (by a previous owner) constructed bathroom, no permit at construction and illegally tied into the city sewer system along with Lot 1 's ( constructed by applicant) unpermitted structure. Structures once completed are near impossible to modify/change/comply except when a new permitting process occurs, like now. Can we please address both of these unpermitted structures at this juncture? 2. The underground utilities that service a large portion of residence will mostly likely have a concrete slab constructed over it. I believe that the City has not been given an easement at this time. Again, all leverage on the City's behalf to correct this oversight will be lost once you approve this variance. This should be clearly addressed PRIOR to any approval. This variance request started over 4 months ago and has been protracted and confusing. However, I would like to congratulate the process and ALL it participants including the City, especially the public utilities staff, the McCool's, and Neighbors. Where personally I am sorry to see one of the last open green spaces on Fly Creek be eliminated, the process, however messy, did prevail. Carol Gordon Lot 5, Block A, Volanta View Subdivision 462 Satsuma St. FAIRHOPE AV SECTION ST SMAGNOLIA AV S CHURCH STN BANCROFT STSECTION ST NSAXE LN N CHURCH STATKINSON LN N SUMMIT STPINE AV EQUALITY ST DE LA MARE AV S BANCROFT STS SUMMIT STS BAYVIEW STN BAYVIEW STBOISE LNGENEVIEVE LN City of FairhopeBoard of Adjustment and Appeals August 15, 2022 (Originally heard March 15, 2021) ¯N CHURCH STMAGNOLIA AV BOA 21.02 - 301 Magnolia Ave Legend COF Corp. LimitsB-2 - General Business DistrictB-3b - Tourist Resort Commercial Service DistrictB-4 - Business and Professional DistrictP-1 - ParkingR-2 - Medium Density Single-FamilyR-4 - Low Density Multi-FamilyR-5 - High Density Dwelling ResidentialCOF Planning Jurisdiction ¯ ¯ ^ Project Name:301 Magnolia AvenueApplication Type:VarianceVariance Type:Parking & Sidewalk varianceJurisdiction:City of FairhopeZoning District:B-2, General Business DistrictPPIN Number:14394General Location: Surveyor of Record: Engineer of Record: Owner / Applicant:Vance McCownSchool District: Recommendation:Approval w/ conditionsPrepared by: Samara Walley ----- ,,,. • • • • • 1. We are requesting a special exception from the parking requirements of the City of Fairhope Zoning Ordinance Article V, Section B.4.d.(2) to allow “front screened parking on the Church St. frontage only. A grade differential of 15’ exists on the site. The use of retaining walls and terraced building areas makes it difficult to have vehicles access the rear of the Church St. frontage. These conditions preclude reasonable use of the land because the rear parking as required for the residential use presents an extraordinary use of land for circulation. The hardship related to furnishing the required parking affects the grading of the site in that if parking were in the rear it would be approximately 10’ higher than the finish floor elevation of the living space. If we were to attempt to drive down from the rear of the property to the Church St. finish floor elevation for our parking the storm drainage system would have to be placed in or under the living area, which is not recommended by civil engineering practice. Please note the attached cross-sectional drawing. 2. We are also asking for a special exception to the 6’-0” minimum CBD sidewalk width per the Fairhope Zoning Ordinance. The existing tree root system and trucks do not allow for the construction of the required sidewalk width. A 4’-0” sidewalk is requested for a portion of our Church St. R.O.W. frontage. The northern most tree will not allow for the sidewalk to be constructed at 4’-0” without causing damage to the tree. Please not the attached site plan. The applicant is requesting two variances; the first being a variance to Article V, Section B(4)(d)(1), the requirement for parking to be located behind a building in the Central Business District (CBD) and the second variance to Article V, Section B(4)(e), the requirement that requires a sidewalk with a minimum width of 6’ install within the Central Business District (CBD). The variance requests relate to an attempt to preserve Heritage trees located within the rights-of-way. The subject property is zoned B-2, General Business district. The City of Fairhope Planning Commission voted to approve a 10-unit Multiple Occupancy Project at its February 1, 2021 meeting. The approval was contingent upon the following conditions: 1.The Board of Adjustment granting a variance to the sidewalk requirements in the Central Business District along Church Street. 2.The Board of Adjustment granting a variance to the parking requirements in the Central Business District along Church Street. 3.Tree mitigation shall be required for removal of trees within the right-of-way. The Planning Commission approval was dependent on the two variance requests listed above. Staff has reviewed each variance request independently. Variance Request 1: The requirement for parking to be located behind a building in the Central Business District (CBD). Article V, Section B(4)(d)(1) states the following about parking: No parking is required for non-residential uses in the CBD. If parking is provided, it shall be located behind the building, screened from public rights-of-way, and have a direct pedestrian connection to the primary building entrance of the public right-of-way. The applicant provided a narrative stating that they are requesting a special exception. It should be noted that special exceptions are limited to uses. Therefore, if the Board approves, a variance is appropriate rather than a special exception. According to the applicant, there is a grade differential of 15’ at this location and it is difficult for vehicles to access the rear of the Church Street frontage. He further states that the hardship related to furnishing the required parking affects the grading of the site in that, if parking were in the rear it would be approximately 10’ higher than the finish floor elevation of the living space. “If we were to attempt to drive down from the rear of the property to the Church St. finish floor elevation for our parking the storm drainage system would have to be placed in or under the living area, which is not recommended by civil engineering practice.” Figure 1 illustrates the changes in grade at the subject site. Figure 1 Also, Figures 2 and 3, most recently presented to the Planning Commission, provide a plan and elevation view of the proposed location of the garages on the site. The two garages located on the West side of the development would directly address Church Street. Figure 2 l ----- i. l NIT 10 1 2332 ~r UNlT tOl ◊•t6SF r A TI O CO JRTYARO -,oo--- t1 aTS~ P,\TIO UNIT XI0 G,,\P/.G!i H i'3F © 11\1 1 1"' lt:?4S~ Figure 3 It should be noted that the Board of Adjustment approved a variance to allow “front screened parking on the Church Street frontage only” at its November 19, 2018 meeting. Variance Request 2: the requirement that requires a sidewalk with a minimum width of 6’ install within the CBD. e. Sidewalks shall be a minimum of eight feet (8’) in width for all new construction. This may be reduced, through the site plan approval process, upon satisfactorily demonstrating to the City Council that streetscape improvements constrain the site to the extent that eight feet (8’) is not feasible. In no case shall the sidewalk width be less than six feet (6’) in width. A written request must be made with accompanying justification statement and drawings for consideration of reduction in sidewalk width. The applicant states, “We are also asking for a special exception to the 6’-0” minimum CBD sidewalk width per the Fairhope Zoning Ordinance. The existing tree root system and trucks do not allow for the construction of the required sidewalk width. A 4’-0” sidewalk is requested for a portion of our Church St. R.O.W. frontage. The Figure 4 I ~=_=t_=_==-=-==-=-==-=-==-=-==-=-==-=-==-=-==-=-==,;;====================-:=._-~--~---+-- ~~n("•- F J----i northern most tree will not allow for the sidewalk to be constructed at 4’-0” without causing damage to the tree.” The applicant has stated that there are heritage trees that would be affected by the provision of 6’ sidewalks. Figure 4 is a plan view of the overall development with sidewalks along Church Street. Figure 5 is an enlarged detail of the section of sidewalk that is proposed to be eliminated. Additionally, in some areas, the applicant has requested to reduce the sidewalk width to 4’ in an effort to preserve the root system of the existing trees. In comparison, the Figure 6 provides an illustration of the sidewalk system that is being proposed. The sidewalk is highlighted. Lastly, the applicant provided a drawing that illustrates the trees related to the site (Figure 7). The drawing indicates the tree drip lines. This drawing allows Staff to see the relationship between the trees and the potential location of a sidewalk Figure 5 Figure 6 11 1 HANDRAILS 171":c :,,. ,. I EX. SS MANHOLE TO BE INSTALi.ED BY CITY OF FAIR HOPE I ,, I 34LF 6" PVC SOR3S@1 04%MIN I I PROPOSED TRANSFORMCR LOCATION I I~ <D !£. C, '.>• I-V1 UJ UJ 0::: I- Cl) I (.) a:: :::, ehntinate thi,s porr;on of SK1ewalk .,.. dva to the extSting '-• tree in1erference ior . E •➔·-· the purpose CY 5a •1in9 the tree vs consu-ucting a stOO\',alk. I c .o. I GARAGE 100 50Q..SF .,. G.,RAGE1Q1 499SF I ,,s, I / UNIT 100 2468 SF \J NIT 101 2332 SF UNIT 200 GARAGE 817SF PATIO I UNIT 201 COURTYARQ GARAGE 100 809 SF 1137 SF I COUR TY. 101 mp 1 PATIO UNIT202 I 1 GARA.GE 698SF BAI.CONY 77SF system on site. As shown, all the driplines of the existing heritage trees extend well into the subject site. Analysis and Recommendation: Variance Criteria (a) There are extraordinary and exceptional conditions pertaining to the particular piece of property in question because of its size, shape, or topography. Response: The applicant has noted issues with topography at this location that would make the addition of parking and sidewalks more difficult and further indicates the changes in grade on the illustrations. Additionally, the City of Fairhope values the preservation of trees. The applicant has made an effort to preserve existing trees as much as possible by eliminating sidewalks in some areas. (b) The application of the ordinance to this particular piece of property would create an unnecessary hardship. Personal financial hardship is not a justification for a variance. Response: Staff finds that the application of the ordinance, in this case, could present an unnecessary hardship. Figure 7 ""' -.!: "" l,jjjjjj.i-- S&l!f: ,. 11111 , •• "i!lf ___ _,/ ........ .......,_ -~-;;,:..._--,--:::::'.' .. .,_ / . . -_,--~-1!11--w>-l!!I-.....,.._ (c) Such conditions are peculiar to the particular piece of property involved; and Response: The illustrations of the grade changes at the subject property as well as the location of the existing trees, support the applicant’s request. (d) Relief, if granted, would not cause substantial detriment to the public good and impair the purpose and intent of this ordinance; provided however, that no variance may be granted for a use of land or building or structure that is prohibited by this ordinance. Response: Relief, if granted, would not cause any detriment to the public nor impair the intent of this ordinance. The applicant has presented this request in an effort to stay consistent with the goals of the City of Fairhope and to preserve heritage trees. Recommendation: Staff recommends approval of BOA 21.02 subject to the following conditions: 1.All sidewalks shall be ADA compliant and shall be a minimum of 4’ in width.2.The subject site shall be limited to two garages that address Church Street.3.Installation of sidewalks, driveways, utilities, etc. within the city ROW shall require a ROWpermit. Trimming and/or removal trees in the ROW shall be approved by the City ofFairhope Public Works Department. TS-SMITH CLARK & ASSOCIATES 2/1/2021 08:27:46O' 100 -m co -i-m SIDEWALK BACK OF CURB 9 ~ ............ / t') (0 0 <O r...: m m 100 ---94 0+00 0+05 0+10 0 t') I[) I[) <D r-.: m m 100 96 o+oo 0+05 v (0 <xi m 100 96 0+00 t') v r-.: m 100 96 0+00 v m (0 '<t <xi <xi m m 0+05 0+10 10' SCALE: 1"=10' HORIZ 1"=10' VERT I[) t') t') 0 o:i oi m m 100 96 0+10 0+15 m ...... I[) o:i oi m m 100 96 0+05 0+10 (0 (0 I[) 0 <xi m 0) 0) 100 96 0+15 0+20 20' 30' EDGE ----• --------- - ----140' (R) •• \ "'\. . N 90·00·00" w 139.97' (o) FENCE 0.4' N OTF 2-STORY HOUSE,@ 0.4' N --)\ ____ . ;·_; _ . .' ,'\ 22362 SQ. FT. 0.51 AC . ' 38.4' SINGLE STORY HOUSE 16.1' ;;j ;,, ui "' 2-STORY HOUSE @ 0.4' N CONCRETE PAD FENCE 0.8' W LANDSCAPE WALL I lo CORNER NOT FOUND UNDER FENCE ......, CONCRETE PAD I co r-: LANDSCAPE WALL I~ -g 3:o CD . -~ ix:, 0 b 0 z ~--------~-------+/ STEPS AND COVERED FRONT PORCH I r •. \ o+oo -• 0+20 -• • -DRIP LINE ~ 4 • • • AS MEASURED / ~ ;~·,-/~ 50' ' ./ •. / N 90·00·00" w • 139.97' (o) R FENCE 0.7' W CONCRETE SIDEWALK .. \ J \ , MAGNOYA AVENUE (66' R.O.W.) --~ ... ------, / ~ GAS--GAS--GAS--,G~S--GAS-GAS--GAS-GAS--~r -...... .. -_....-----$-IBM PK NAIL FOUND El•101.71 -- - -O' 30' 60' 90' DRAWN: CHED<ED: APPRO'IED: CUEN!: CTF PTS ooc ooc VANCE McCOWN DAlE: 5CAI.£: llll.E: LEGEND 6CRF CAPPED IRON ROD FOUND 8CTF CRIMPED TOP PIPE FOUND 80TF OPEN TOP IRON PIPE FOUND 8RBF RE8AR IRON FOUND 6 IPF IRON PIN FOUND 0CRS CAPPED IRON ROD SET (R) RECORD (0) OBSERVED R.O.W. RIGHT OF WAY P.O.C. POINT OF COMMENCEMENT P.O.B. POINT OF BEGINNING ---0---CHAIN UNK FENCE -x-WIRE FENCE -/-WOOD FENCE ):i_LP LIGHT POLE @PP POWER POLE ® SANITARY SEWER MANHOLE CCISV SANITARY SEWER VALVE ~GM ELECTRICAL TRANSFORMER GAS METER ~~ WAJER METER WATER VALVE QFH RRE HYDRANT □TP TELEPHONE PEDESTAL NOTES: 1. TYPE OF SURVEY: BOUNDARY 2. RECORD DIMENSIONS BASED ON PLAT OF SUBDMS/ON RECORDED IN MAP BOOK X PAGE XX AND ALSO SUDE XXXX-X IN THE OFFICE OF THE JUDGE OF PROBATE, BALDWIN COUNTY, NJ.BAJJA. 3. THIS DRAWING AND DESCRIPTION DOES NOT RmECT ANY 1T1LE OR EASEMENT RESEARCH OTHER TIWI WHAT IS VISIBLE OR PROVIDED BY THE CUENT'S CONVEYANCE. SETBACK UNES ESTABUSHED BY STATUTE, ORDINANCE OR R£STRICTIVE COVENANTS ARE NOT SHOWN. 4. THIS DRAWING IS THE PROPERTY OF SMITH, CLARK &: ASSOCIATES. IT IS SOI.RY FOR THE USE OF THE CUENT NAMED HEREON AND IS NONTRANSFERABI.£ TO ANY OTHER PARTY. IT MAY NOT BE USED WITHOUT PRIOR CONSENT FROM SMITH, CLARK &: ASSOCIATES. 5. THIS DRAWING IS TO SCALE WHEN PRINTED ON 18X24 PAPER IN LANDSCAPE VIEW WITH NO SCALING. 12/21/18 1"=30' EXHIBIT FOR TREE DRIP MEASUREMENTS DRAWING Nl.llBER: FB/PG: 161012 72/30 301 MAGNOLIA AVENUE FAIRHOPE, ALABAMA ~l•iU1111Ai.JdN"o,! t'.O, 8'•l TO!!"! Suill! f:: Sp•nl~l1 Furl. Al, JC.!1?7 $pnl-h or1.AI.J~l7 (?lil1i'!~--O-I S MEADOWS DRPECANRIDGEBLVDCity of FairhopeBoard of Adjustment and Appeals August 15, 2022 (Originally heard April 19, 2021) ¯PECANRIDGEB L V DBOA 21.04 - 325 Pecan Ridge Blvd Legend COF Corp. LimitsR-1 - Low Density Single-FamilyR-2 - Medium Density Single-FamilyCOF Planning Jurisdiction ¯ ¯ ^ Project Name:325 Pecan Ridge BlvdApplication Type:VarianceVariance Type:Rear Setback Jurisdiction:City of FairhopeZoning District:R-2, Medium Density Singel- FamilyPPIN Number:270281General Location:325 Pecan Ridge BlvdSurveyor of Record: Engineer of Record: Owner / Applicant:Belgrove Estates Inc.- Harold ThompsonRecommendation:Approved w/ conditionsPrepared by: Carla Davis CITY OF FAIRHOPE PUBLIC WORKS PO DRAWER 429 FAIRHOPE, AL 36533 251-928-8003 021739-0002 Emily B. 03/17/2021 12:26PM MISCELLANEOUS ZONING CHANGE/ BOA (ZONE) 2021 Item: ZONE 1@ 120.00 ZONING CHANGE/ BOA (ZONE) 120.00 Subtotal Total CHECK Check Number 1403 Change due Paid by: FRANK VITELLO Comments: BOA 21.04 325 PECAN RIDGE BLVD LOT 5, PECAN RIDGE REAR SETBACK VARIANCE FRANK VITELLO 120 MAJORS RUN FAIRHOPE, AL 36532 120.00 120.00 120.00 120.00 0.00 555 S SECTION ST, FAIRHOPE AL, 36532 http://www.cofairhope.com CUSTOMER COPY 1 BOA 21.04 325 Pecan Ridge Blvd- April 19,2021 Summary of Request: The applicant is requesting a rear yard setback variance. The subject property is located at 325 Pecan Ridge Blvd. The property is zoned R-2 Medium Density thus requiring a 35’ rear yard setback. All required setbacks for R-2 Medium Density Single Family Residential are listed below per Table 3-2 in the Zoning Ordinance. The applicant states that this particular lot of Pecan Ridge Estates (lot 5) has never been sold due to the configuration of the buildable area of this “pie-shaped” lot. The applicant stated that over the years many buyers and builders have expressed an interest in the property but the lot configuration was an issue. There is currently a potential buyer that has coordinated with an architect to design a home on the lot, but the structure would be encroaching 7’ into the required rear yard setback. In the narrative provided by the applicant it states that the rear setbacks are 30’ and they are asking for a 2’ rear yard setback variance as the house is designed to be 28’ from the rear property line; however that is incorrect. The rear setbacks are 35’, thus making the house 7’ from the required rear property line. The narrative and all of the drawings submitted should be revised to reflect a 35’ rear yard setback instead of a 30’ setback. Table 3-2: Dimension Table -Lots and Principle Structure Dimension Min. Lot A rea/ :;\fi n. Setbacks Max. total lot Max. District or Allowed Units Per Lot Width Front Rear Side Street coverage by height use Acre (UPA) side principl e structure RIA 3 acres / -198 ' 75 ' 75' 25 ' 50 ' none 30 ' R-1 15.000 s.f./ -JOO' 40 ' 35 ' 10•b 20' 40% 30' a R-Ia 40.000 s.f./ -120 ' 30 ' 30 ' JO 'b 20 ' 25 % 35 ' R-lb 30.000 s.f./ -100· 30 ' 30 ' [Q'b 20 ' 25 % 35 ' R-lc 20.000 s.f./ -so· 30· 30 ' JO'b 20' 25 % 35 ' R-2 I 0.500 s.f.l -75' 35' 35 ' lO 'b 20 ' 37% 30 ' a R-3 7.800 s.f./ -65' 30' 35' 8 ' b 20 ' 35% 30 ' R-3PGH 4.000 s.f./ -40' 20 ' 15 ' 10 'b 10 ' 32.5 % 30 ' R-3TH 2.400 s.f. j / -24' 20 ' 35' 0 '' 20 ' 45% 30' R-4 I 0.500 s.f. for 11,vo 75' for {;.VO 30' 35 ' 10 ' b 20 ' 30 % 30 ' dwelling un its plus dwe lliug un its 6.500 .f. for each plu 5 ' for eac h addit ional unit/ 7 UP A add itiona l uni t R-5 10 .500 s.f. for Mo 75 ' for tw o 30 ' 35 ' JO ' b 20 ' 30 °/o 30 ' dwelling w1 it s plu dwe lling units -1,100 s.f for each p lus 5 • for eac h additional uni t/ l 0 add itiona l nuit UPA ~ r ~ ·., ,. .... ~,,.... ~r · ~n• ......... ·~ ~r , .....1 . nn, LOT 4 LOT 4 S 86'3J' 16"' W 115.59' (Re<:) N 86"33"16" E 11s.s9· (R) 7.5' DRAINAGE & ~ UTILITY EASEt.l.EH'T 10,2· -- -----==1 • K 7 30 t;_ ~.; 2,B _J'-'· ~ij ~~ :: <3 C I "' LOT 5 ,: i ~ k ~ .lO' §-2910' I. PROPOSED s:: RESIDENCE z ~ ~z I 0 le'~ q g .. 0 ., 2 i "' u; 29.0' 1.1· o, I ,.,, F:::l :;: -,r 0 !JO t ..... ~ :§ 6 I ~ LOT 6 ~}->"' <, r: • '"'"'i ~ ,, _.,., l. 1" 20' 2 BOA 21.04 325 Pecan Ridge Blvd- August 15, 2022 Brief Summary Rear yard setbacks in a R-2 zoning district require a 25’ rear yard setback from the structure to the property line. The application is requesting a 28’ rear yard setback as opposed to the required 35’ rear yard setback. Staff Recommendation: Staff Recommends approval of the 7’ rear yard setback variance subject to the following condition: 1.) Revise and resubmit the narrative and site plans to reflect a 35’ required rear yard setback as opposed to the incorrect 30’ setback. Comments: The Board of Adjustments is authorized to grant variance through Article II.A.d(3) which says the following: d. Duties and Powers: The Board shall have the following duties and powers: (3) Variances - To authorize upon appeal in specific cases variance from the terms of this ordinance notcontrary to the public interest where, owing to special conditions, a literal enforcement of the provisionsof this ordinance will, in an individual case, result in unnecessary hardship, so that the spirit of thisordinance shall be observed, public safety and welfare secured, and substantial justice done.Prior to granting a variance, the Board shall find that:(a) There are extraordinary and exceptional conditions pertaining to the particular piece of property inquestion because of its size, shape, or topography;(b) The application of this ordinance to the particular piece of property would create an unnecessaryhardship;(c) Such conditions are peculiar to the particular piece of property involved; and,(d)Relief, if granted, would not cause substantial detriment to the public good or impair the purpose andintent of this ordinance; provided however, that no variance may be granted for a use of land or buildingor structure that is prohibited by this ordinance. The Ordinance provides guidance for variance requests through the following criteria: Article II.C.3.e. Criteria – (1) An application for a variance shall be granted only on the concurring vote of four Board members finding that: (a) There are extraordinary and exceptional conditions pertaining to the particular piece of property inquestion because of its size, shape, or topography;(b) The application of the ordinance to this particular piece of property would create an unnecessaryhardship. Personal financial hardship is not a justification for a variance.(c) Such conditions are peculiar to the particular piece of property involved; and(d) Relief, if granted, would not cause substantial detriment to the public good and impair the purposeand intent of this ordinance; provided however, that no variance may be granted for a use of land orbuilding or structure that is prohibited by this ordinance. 3 BOA 21.04 325 Pecan Ridge Blvd- August 15, 2022 When a variance is granted by the Zoning Board of Adjustment it has the following effect: Article II.C.3.g. Effect of Variance - Any variance granted according to this section and which is not challenged on appeal shall run with the land provided that: (1) The variance is acted upon according to the application and subject to any conditions of approval within365 days of the granting of the variance or final decision of appeal, whichever is later; and(2) The variance is recorded with the Judge of Probate. Analysis and Recommendation: Variance Criteria (a) There are extraordinary and exceptional conditions pertaining to the particular piece of property inquestion because of its size, shape, or topography.Response: The site is an irregularly shaped lot.(b)The application of the ordinance to this particular piece of property would create an unnecessary hardship.Personal financial hardship is not a justification for a variance.Response: Applying the required 35’ rear yard setback would reduce the amount of usable building space onan already small irregular shaped lot.(c) Such conditions are peculiar to the particular piece of property involved; andResponse: The site is unique, and as proposed the new structures will only encroach 7’ into the required rearsetback.(d) Relief, if granted, would not cause substantial detriment to the public good and impair the purpose andintent of this ordinance; provided however, that no variance may be granted for a use of land or building orstructure that is prohibited by this ordinance.Response: Relief, if granted, would not cause any detriment to the public nor impair the intent of thisordinance. March 2, 2021 Re: Lot 5 Pecan Ridge Estates PPIN # 270281 As the developer of Pecan Ridge Estates lot 5 has never been sold due the configuration of the buildable area of this pie-shaped lot. Over the years many buyers & builders have expressed an interest in the property but the lot configuration was an issue. I now have buyers that have gone to the expense of having an architect design and place their plan on the lot, but need a variance of two feet to the rear setback line from 30 ft to 28 ft to make the plan work. The rear of the property abuts directly to 32 acres of wooded farmland. Belforest Estates LLC, 1 Harold Thompson-Pres.