HomeMy WebLinkAbout03-16-2020 Board of Adjustments Agenda PacketSummary of Req uest:
The app l icant is r eq ues ting a side yard setback and structure separation variance. The subject property is
loc ated on the sout h e ast corner of N. Bayview Avenue and Oak Street. The property is located on a corner lot
t hus r eq ui ring a 35' fr o nt yar d setback and a 20 ' side yard setback with accessory structures not to extend any
clo ser w ithin the se tbacks than the princ ipal structure while maintaining a 10' separation requirement . The
requ ir e d setbac ks for R-2 Medium Density Single Family Residentia l are l isted below per Table 3-2 in the
Zon i ng Ordinanc e. Th e 10' required separation distance between an access o ry structure and the principle
struct u r e p er Fai r ho pe's Zoning Ordinance Table 3-3 for separation is listed below as well.
T a ble 3-Z: Oi m c n~ion T abl e -Lo is a ntl P rin ci ple S tructurt-
Dimen sion M in . I.ot Ar<':1.1 Miu . Se tback~ l\l :1x. tot al lot Max.
D isl ric t or Allowe d ni ts Per L ot Width F 1·011t Rem· Sid e Stt·cet covern ge by height
U SC Ac re (UP A) sid e 1,l'incipl e
stn 1cture
RIA .3 acre::s · -193 · I 7:'• 75· 25' so · UOllt' 30 "
R-1 15.000 ,,_r., -100 ' ,iu · 35 · 10 ·b 20 · --10°0 30· ,
R-la -10.00 0 s.f. -120 · 30 · 30· I l O·b 20 · ])Oo 3 )'
R-lb 30 .000 ,.t: -100 · 30 · .:,o· 10 " h 10 ' 2:i 0 o I 35 ·
R-lc 20 .000 ,.f.• -so· 30 ' 30 · 10 ·h 20 · ])ll 0 35'
R-2 10.500 ~-f.
-------' 10 • b ---75' I 35 · 35· 20 · 37°0 30· '
R-3 7.80() ,.f -6:i ' 30' 3 )' 8 , h 10 · 35°u JO '
R-3PGH 4.000 s.f. • ---1 0 ' 10 · 15 ' io •t, 10 · 32.5 ° 0 JO '
R-3IB 2,400 s.f. j -2--1 ' 20 · 35 ' o·" 20 · --15°0
I JO I
R-4 10 .500 .t: fo r rwo 75 ' for rwo 30 ' 35 ' 10' h 20 ' 30°0 30 '
dwdling: lutil s µlu cl wt'll i11g 1111 i1s
6.:iOO s.f. for ench pin ~ 5 • fo r ea e ll
addit iona l un it 7UPA add itio na l un it
R-5 10.:i00 s .f. fo r two 75 , for l \\'O 30 · 3~· 10' b 20 · 30°0 30 '
dwd lin g. u11i1 1> plus dwe ll ing LLilits
-I . I 00 ,.f. fo r eac h plu, ~ • for en d 1
I
i1 ddit iounl l!Illl' 10 ad di tio ual unir
I CP,\
~, ' ·., ,-,,.,,. I, • -..,-,-,., .... --,n, .... --" a n•
Table 3-3: Dimension Table -Res id entia l Acc esso ry S trn c tur es
Dimeusiou Setbacks Max. total lo t Ma x. hei ght Min. structure
F ront Re ar Side Sh·ee t sid e cove ra ge by separation from
acressorr principle
Dist ric t or nse stru chu·e stru rtur~
RIA Be b..i.ud frout 15 · 15 · so · .l 0°o of required ~o -50 · fo r
bui.ldiu g line rear yard agricu lm re
of prin ci ple Mrn cnu-.:s:
;,u1.1ctnre I O fe et fo r all
other access ory
stm cn1re,
R-3PGH ,. Behi nd re ar uoue 5arue a':, sai ne as 15 °0 of re qu ire d ~o·but no 5"
bu il ding line req uired princ iple princi p le rear yard * miler than
of princip le ,lru cmre stn1c mr e th e prin cip le
strnc ture 5U11cn1re
All other Behind re ar 5· 5" no ne are r 25°·0 of required 30· bm no 10 '
re sidential bu ilding lin e than rear y ard ta lle r than
di str ict s of princ iple prin c ip le the prin ci ple
sn11cmre sm 1cnu-e ;rrn cmre
The appl ican t states t ha t th ei r decision to purchase the property was based on the GIS parcel data dated
3/17 /1 9; however t h e county r evised the GIS Parcel map based on a new survey some time after that date.
Th e re v ised p arcel d at a de p icts the front of the lot along N Bayview Avenue as 67 feet, whe r eas the pa r ce l
data ret r ieved on 3/17 /1 9 d epicts th e fro nt of t he lot as 78 feet . Another discrepancy seem s to be t hat t he
south p rop e rty l ine is no long e r par allel to t he north p roperty line on the revised parcel data .
2 BOA 20.02 114 N. Bayview Av e -Febu rary 17 , 2020
4
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
o rdinance not contrar y 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 i n questi on b ecause of its size, shape, or topography;
(b) The application of this ordinance to the particular p i ece of property would create an
unnecessary hardship;
(c) Such conditions are peculiar t o the particular piece of property involved; and,
(d) Re lief, if granted, w ould n o t 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 gu idance for va ri ance requests through the following criteria:
Article 11.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 an d 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 p eculiar to the particular piece of property involved; and
(d) Reliet if granted, w ould 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 str ucture that is prohibited by this ordinance.
When a variance is granted by th e Zoning Board of Adjustment it has th e following effect:
Article 11.C.3.g.
Effect of Variance -Any variance granted accordi ng to this section and which is not challenged
on appeal shall run with t he land provided that:
(1) The variance is acted upon according to the application and subject to any conditions of
approval within 365 days of the granti ng of the va riance o r final decision of appeal, w hichever
is later; and
BOA 20.02 114 N. Bayv iew Ave -Feburary 17, 2020
5
(2) Th e variance is r ecorded with the Judge of Probate.
Analysis and Recommendation: Variance Criteria
(a) Th er e are extraordinary and exceptional conditions pertaining to the particular piece of property
in qu es tion because of its size, shape, or topography.
Response: The site is a non-conform ing lot and irregularly shaped , li kely due to the path N.
Bayv iew fol lows to avoi d the gu ll ey that descends to N Beach Road. Thus, makin g new
construction built to a confo rming standard somewhat difficult.
(b) The application of the ordinance to this particular piece of property would create an
unnecessary hardship. Persona l financial hardship is not a justification for a variance.
Re sponse: Applying the required 10' side yard and 10' separation setbacks from the principle
structure would r educe the amount of usable building space on an al ready small non-conforming
lot.
(c) Such co nditions are pec uliar to the particular piece of property involved; and
Re sponse: Th e site is unique, and as proposed the new structures will be more aligned w ith
conformity t h an the existing structures.
(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.
Res ponse: Relief, if granted, would not cause any detriment to the public nor impair the intent
of t his ordinance.
Brief Summary
Side yard set backs in a R-2 zoning district require a 10 foot setback from the structure to the
property line. The ap pli cant is requesting a 9 foot side yard se tback as opposed to the existing 6
½ foot side yard setb ack . Th e minimum structure separation setback is 10 feet from the primary
structure and the accesso ry structure; the app li cant is requesting 8 feet.
Staff Recommendation:
Staff Recommends approval of the 1 foot side yard setback and the 2 foot se parat ion setback varia nce
requests r es ulting in a 9 foot side yard se tback and an 8 foot se paration between structures.
BOA 20.02 114 N. Bayview Ave -Feburary 17, 2020