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HomeMy WebLinkAbout05-19-2025 Board of Adjustments Agenda PacketApril 21, 2025 Board of Adjustments Minutes 1 The Board of Adjustments met Monday, April 21, 2025, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Anil Vira, Chair; Cathy Slagle, Vice-Chair; Ryan Baker; Frank Lamia; Bryan Flowers; Hunter Simmons, Planning and Zoning Director; Michelle Melton, City Planner and Cindy Beaudreau, Planning Clerk. Absent: Donna Cook Chairman Vira called the meeting to order at 5:00 PM. Approval of Minutes Bryan Flowers made a motion to approve the minutes from the February 17, 2025, meeting. Frank Lamia seconded the motion and the motion carried with the following vote: Aye: Anil Vira, Cathy Slagle, Ryan Baker, Frank Lamia and Bryan Flowers Nay: None. BOA 24.11 Public hearing to consider the request of the Owner, Jason LaSource, for a 15’ front setback variance, a variance for an accessory structure 10.5’ forward of rear building line and a 5’ side setback variance on property zoned R-2 Medium Density Single-Family Residential District. The property is located at 50 Fels Avenue. The property is approximately 0.22 acres. PPIN#: 14503 Michelle Melton, City Planner, presented the request of the Owner, Jason LaSource, for a 15’ front setback variance, a variance for an accessory structure 10.5’ forward of rear building line and a 5’ side setback variance on property zoned R-2 Medium Density Single-Family Residential District. Ms. Melton shared the aerial and zoning maps. Ms. Melton explained that Mr. LaSource has modified his house plans to attach the garage to the house which negates the necessity of the variance for the accessory structure. Mr. LaSource’s request for a 5’ side setback variance can be granted administratively. The 15’ front setback variance will allow for preservation of the root system of an 80+ year old live oak, a magnolia and an existing heritage poplar tree. Staff recommends approval specific to the site plan contained within the report with the following conditions: 1. Based on the Zoning Ordinance the Planning and Zoning Director supports the 5 ft (east) side setback to protect the existing heritage poplar on the west side and the live oak’s roots. 2. Staff recommends approval of a 15’ front setback variance request for the primary structure. 3. A tree protection plan done by a licensed arborist shall be approved as part of the land disturbance and building permit applications. 4. The site plan dated March 28, 2025, and shown as Exhibit A shall be recorded, along with the variance, with the Judge of Probate. Any substantial deviation shall require another review by the Board. April 21, 2025 Board of Adjustments Minutes 2 NOTE: If proposed house is not built within the required time limit from this BOA meeting or is ever torn down, then these recommendations are null and void and shall not be applicable to any other site plan(s) for 50 Fels Avenue. Chairman Vira opened the public hearing at 5:11pm, with no one present to speak, the public hearing was closed at 5:11pm. Ryan Baker is concerned with the stairs extending into the setback. Jason LaSource, 50 Fels Avenue, is happy with the staff report. Motion: Frank Lamia made a motion to approve BOA 24.11, with staff recommendations including #4. Cathy Slagle seconded the motion and the motion carried with the following vote. Aye: Anil Vira, Cathy Slagle, Ryan Baker, Frank Lamia and Bryan Flowers Nay: None. Old/New Business None Adjournment Cathy Slagle made a motion to adjourn. The motion carried unanimously with the following vote: Aye: Anil Vira, Cathy Slagle, Ryan Baker, Frank Lamia and Bryan Flowers Nay: None. Adjourned at 5:13p.m. ____________________________ ________________________ Anil Vira, Chairman Cindy Beaudreau, Secretary 1 BOA 25.07 Fairhope Golfworks– May 19, 2025    Summary of Request:  HJ Properties, LLC, is requesting a bar/entertainment venue as accessory uses to an allowed Indoor  Recreation facility use located at 363 Commercial Park Drive to be known as Fairhope Golf Works, an  existing business. The subject property is zoned M‐1 Light Industrial District and is also in the Medical  Overlay District.  JADE Consulting, LLC is the authorized agent.           Comments:  The subject property is zoned M‐1 Light Industrial District which does not allow a bar or entertainment  venue pursuant to Article III, Section B. Table 3‐1: Use Table. See above.  The subject property is also  located in the Medical Overlay District. Indoor recreation is allowed in M‐1 and is not prohibited in the  Medical Overlay District.    Fairhope Golf Works (FGW) is in the business of offering monthly memberships to use golf simulators,  club fitting, golf instruction, and golf club repair.  FGW would like to serve non‐alcoholic beverages as  well as beer and wine to members and for their private events.  Article V. Section H.3.B.1 provides for  this arrangement  because beverages, alcoholic or otherwise, are “customarily incidental and  subordinate” to the sports and the game of golf. Indoor golf instruction and play via simulators is the  permitted use.    Zoa ng D,smct " ::c ~ = r.:i -""" it ej .c, US?-S Calc:g,0111:s t ~ -~ ~ ~ 1r, .'f v;, ~ -J J ;g J. ~ 1 ~cU=i ~ ~ ~ c,: ~ iii Sc-rviu Co□, a.!esi::i:::mt or l':W'!iirta H□mc 0 0 0 0 ·O ,o 0 0 0 0 0 O· Cllnic-0 0 0 ,o ·O ,o 0 0 0 0 ,Q, Ontdoo:r Jt~r.-atlon l¼c1liL,' 0 0 0 ,o ,Q, ,o 0 0 ·• 0 0 ,o, Dav Care 0 0 0 0 ·O 0 0 0 0 0 0 O· Gcal::m1 P=nn:il SCCVlllC5 •• • ·• • Mortaai:y or F □Dl!fll l H □-0 0 0 ,o, Aniorn o1nlc Rc:oau • • • b:i cloar-Rc:cmuion •• • 0 • • Dcy Clcanu I Laun.to, • 0 0 ,o , Personal Sto r;i= 0 3' 3' 0 ,Q, .Bed & Bre'8kfsst • 0 • Hatc l Mot.cl 0 0 0 ,Boardm~ liousc,o r-DOfTilllD[}' • • • ·• • lw:~riollllll Vdudc f>uk 3 3 3' ~ Rcsiaumnl 0 • 0 • 0 B.ar-• 0 ·• . E□lc:r imnrn1:111I Vcr:mi:-• 0 O· Marilllll 0 0 ,Q, Kcl'llld or-Animal J;IMD it:e.1 0 0 0 O· \'lm--clionr • • Ju~ Ylir.d m-S.al.,:a~;: Y.lllil 0 ,o, B~ _P __ iiiiiii.;;;..,;_,;;;__,.;..;;;,~iiiii.ii----iiiii-ii.· ( !I 111 id. 11 1a l en d bordmar c lo permit too u~. ( • m. , . · , r O c111_I or lu li r d 1 11 • 100 bit: a A~r· by rta om.b l· 1mpli s11 int Bl of: tb d1 m.i l b. S' mi ler to B.J11 1htr u '1htr e. hd'l tm1!11!}d 111 1ha1 d1 tr i. I or d ~. ii . • 1al exc pl.Ion . 2 BOA 25.07 Fairhope Golfworks– May 19, 2025      General Use Definitions and Descriptions (Article IX, Section B(8)      Existing Conditions            Google Earth Street View. May 5, 2025.            a. AccessOJ' Use -a us-e that is cnst,0m.1:rily in ciden tal to the principal u se, is typ ically maintain ed and operated as part of the pr in ciple u se, is subordinate to th e principle us-e, and is locate.cl on the sam e lot as th e princip le use . ' I I L I I I I APPROX. 151.5' -------------------- EK OOMME:RCl.1/L RETAlL aLJIU)ING ,i,,J,493 S.F'. {PER ARCrl Pl.AN) ------------APPROX_ 15 1.5' I < 3 BOA 25.07 Fairhope Golfworks– May 19, 2025      Proposed Concept     *Total seat count is 51    Analysis and Recommendation:  The existing building will be renovated in the interior only. There are three (3) patio areas outside. One  covered in the front and two (2) in the rear. There are 10 existing parking spaces. This blended use  concept (indoor recreation/bar/entertainment venue) takes into consideration the different  requirements for parking for different uses.               Assuming the total seat count is 51 for the permitted primary use as Indoor Recreation and using 3,739  sf of “assembly space” the greater of the two formula options of Indoor Recreation and Entertainment  Venue pursuant to Table 4‐3, 19 parking spaces are required. Nineteen (19)spaces are provided, which  meets the minimum parking requirements .     There have been a few comments from neighboring businesses concerned about parking due to the  “bar” use. However, once it was explained that it is a private membership situation and not a bar open  to the public into late hours their concerns were alleviated.     SOUARE FOOTAGE CAL.CI.Jt.ATIONS Eiesang S.F J.4'13SF ~~~ 784!:F ( (:-, □ ''] • ikIIJ h ~ =-- y--':1 u '("~I 1,._.J □ lliill :r.i-•9 TOTAL SEAT COUNT 47 - I ., r~ ~ ~ N___l_:_1·:\ ORCHIIEGJJIBAI EJQQB~ ON -=i~j ..!..;.,;.,.J!: IW•!'CI' Tab l e 4 -3 -Parking Schedule Indoor Recreation , Outdoor Recreation , Entertainment Venues, P laces for Worship , stadiums and simi lar places of assemb ly Re staurants and Bars I space for each 4 seats or each 200 square feet of assemb ly floor area, whichever is greater. 1 space for e.ach 4 seats up to 52 seats and 1 space for each 6 seats thereafter . I 4 BOA 25.07 Fairhope Golfworks– May 19, 2025      The review criteria for a use appeal is as follows:  Article II. Section C.e(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;  Response: The 2024 Comprehensive Plan calls for a Mixed‐Use District for the Nichols Avenue area  nearby and suggests a Light Industrial/Office Use Special District for the subject property. (pp. 58‐59)    (b) Compliance with any other approved planning document;  Response: Will need to conform to the Sign Ordinance.    (c) Compliance with the standards, goals, and intent of this ordinance;  Response: Meets.      (d) The character of the surrounding property, including any pending development activity;  Response: The majority of the area is zoned M‐1 with uses consistent with M‐1.    (e) Adequacy of public infrastructure to support the proposed development;  Response:  None noted.  Existing building.    (f) Impacts on natural resources, including existing conditions and ongoing post‐development  conditions;  Response: None noted. Surrounded by built‐out parcels in M‐1 District.    (g) Compliance with other laws and regulations of the City;  Response: No issues noted.    (h) Compliance with other applicable laws and regulations of other jurisdictions;  Response: No issues noted.    l){)l)lll!{Olf,'(l]Oli", IJR "'EHlell:T,'JNl'fDIT ~.ME•, EllOI :llli;l ~ ASS Y ROOr, MEA [II.IIICHEVEP.15 lllREATIR)' ''1 SJP,IGERJII EAl:1iU SEil'Tii lJIP T 5l 1'5','l,111 1 f"fl~, :Sl5EI.T5 /4-12.J'3 5ll:N:E5 II J,.7lY!lf/2.00SF -~ J !I Sl!Jil:E5 (INC:. I !.I.IC SPJ11i:I) 5 BOA 25.07 Fairhope Golfworks– May 19, 2025  (i) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts,  and property values;  Response: No issues noted.    (j) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential  physical impacts, and property values.  Response: No issues noted.    (k) Overall benefit to the community;  Response: Yes. Existing business outgrew current space due to its popularity. More convenient  location for members/users.    (l) Compliance with sound planning principles;  Response: Staff believe this use is in keeping with sound planning principles.    (m) Compliance with the terms and conditions of any zoning approval; and  Response: No issues noted.    (n) Any other matter relating to the health, safety, and welfare of the community.  Response: No issues noted.    Recommendation:  Staff recommends APPROVAL of Fairhope Golf Works (Indoor Recreation) to operate with  subordinate ancillary uses of bar/entertainment venue at 363 Commercial Park Drive zoned M‐ 1 and within the Medical Overlay District.    1. Signage shall conform to the Sign Ordinance.  2. Any additional parking spaces beyond 19 spaces shall be permeable.   3. Correct seat count to 51 not 47 in all plans to be submitted.  4. Outdoor patios shall have physical barriers defining the assembly space.    STATE O F ALABAMA D OMESTIC LIMITED LIABIL I TY COMPANY (LLC) CERTIFICATE OF FORMATION PURPOSE: In order to fo m1 a Limited Liability Company (LLC) under Section IOA -5A-2 .0 l of the Code of A labama 1975, this Ce1tificate of F ormation and the approp1iate filing fees must be fil ed w ith the Office of the Secreta1y of State. The information required in this form is required by Title lOA . 1. The name of the limited liability company (must c ontain the wor ds "Limite d Liabili ty Comp any" or th e abbreviation "L.L.C ." or "LLC ," and comply with Code of Alabama , Section l0A-1 -5.06. You m ay u se Profe ssiona l or Serie s before Limited Liab ility Company or LLC ( or PLLC or SLL C) if they apply : HJ Properties, LLC 2 . A copy of the N a me R eservation Certificate fro m the Office of the Secretary of State must be a ttached. 3. The name of the registered agent (only one agent): _H_a_y_m_e_s_s_s_n_e_d_e_ke_r _______________ _ Street (no PO Boxes) addr e ss ofregistered offi ce (must be located in Alabama): 805 Trione St Daphne , AL 36526 *C OUNTY of above address : BAL DW IN Mailing address in Alabama ofregistered offi ce (if different fr om stre et address): ____________ _ 4 . The undersigned certify that there is at least one member of the limited liability company . LLC Ce1t of F01mation -11 /202 1 Page 1 of 2 (Fo r SOS Office Use Only ) Al abama Sec . Of State 00 1 -1 22 -785 DL L Date 02/23/2024 Time 15 :00 :00 F i l e $1 00 .00 County $1 00 .00 ------- Total $200 .00 □ DOMESTIC LIMITED LIABILITY COMP ANY (LLC) CERTIFICATE OF FORMATION 5. Check only if the type applies to the Limited Liability Company being formed: _Q Series LLC comply ing with Title IOA, Chapter SA, Alticle 11 _Q Professional LLC complying with Title I0A, Chapter SA, Alticle 8 _Q Non-Profit LLC complying with Section IOA-5A-l.04(c) 6. The filing of the limited liability company is effective immediately on the date received by the office of the Secretaiy of State, Business Services Division or at the delayed filing date ( cannot be prior to the filing date) specified in this filing complying with Section I0A-1-4.12 The u ndersigned specify 2 I 23 / 2024 as the effective date (must be on or after the date filed in the office of the Secretaiy of State, b ut no later than the 90th day after the date this instnunent was si~1ed and the time of filing to be 3 : 0 0 AM or @ PM. (cannot b e noon or midnight -12 :00) _D_ Attached are any other matters the members detennine to include herein (if this item is checked there must be attachments with the filing). 2 I 23 / 2024 Haymes S Snedeke r Date (MM/DDIYYYY) Signature as required by IOA -SA-2.04 Member Typed title (organizer or attorney-in-fact) *C ounty of Registered Agent is re quested in order to detennine disttibution of County filing fees . LLC Cert of F 01mation -11/2021 Page 2 of2 Parcel Number Pin 05-46-04-20-1 -000-044. 003 98744 05 -46-04-20-1-000-002.003 21518 05-46-04-20-1-000-044.001 21326 05-46-04-20-1-000-002.008 63900 05-46-04-20-1-000-002.013 63905 05 -46-04-20-1-000-039 .000 3947 05-46-04-20 -1 -000-038 .000 72197 05-46-04-20-1 -000-002 .011 63903 05-46-04-20-1 -000-001.001 51203 05-46-04-20-1-000-001 .002 73205 05-46-04-20-1-000-043 .000 5318 05-46-04-20-1-000-002.001 36291 05-46-04-20-1 -000-002.015 63907 05-46-04-20-1-000-002.002 56306 05-46-04-20-1 -000-043.004 624687 05-46-04-20-1-000-043.003 269573 05-46-04-20-1-000-002 .006 10731 05-46-04-20-1-000-002. 004 63898 05-46-04-20-1-000-002 .005 63673 05-46-04-20-l-000-037 .000 44134 05-46-04-20-1-000-002.010 63902 05-46-04-20-1-000-002. 007 63899 05-46-04-20-1-000-002.012 63904 0S -46-04-20-1-000-002. 009 63901 Property Owners List within 300' Owner Name ALTA-POINTE HEALTH SYSTEMS INC B I G PROPERTIES L LC BALDWIN COUNTY MENTAL HEALTH CENTER BAY GRAPHICS INC BOSSY, LINDA BROGAN , LOUIVE B ETAL BROGAN, REON J BROOKSWAY PROPERTIES LL C CRABAR/GBF INC FAIRHOPE FLOOR COVERING INC GRIFFIN, ROBERT H & ALLSMAN, ROBERT G & AND FISHER, JIMMY LEE HILL, LANCE W DR HJ PPROPERTIES L L C TRUST AND UNDER THE I NGERSOLL LIVING TRUST DATED SAND EPT 10 2007 LANGENBACH JOHNNY D MERRELL, TERRY L RWP PROPERTIES L L C SHIRLEY PROPERTY HOLDINGS LLC & Gl HOLDINGS LLC & B4 HOLDINGS II LLC & REBECCA K WEIR LLC THOMAS L LC VENNER LL C Address 5750-A SOUTHLAND DR 6701 KEESE CT 372 GREENO RDS 360 COMMERCIAL PARK DR 367 S INGLESIDE ST PO BOX 263 368 COMMERCIAL PARK DR STE A 2424 RIDGE RD 362 GREENO RDS PO BO X 734 358 B SO GREENO RD (MA) 6417 WILLOWBRIDGE DR 9600 DERBY LANE PO BOX 1275 361 S INGLESIDE ST 1922 PROFESSIONAL CIR STE 300 848 NORTH GREENO RD 362 COMMERCIAL PARK 8076 SPRING RUN DR STE B STATE OF ALABAMA BAL DWIN COU NTY City MOBILE MOBILE FAIRHOPE FAIRHOPE FAIRHOPE MONTROSE FAIRHOPE ROCKWALL FAIRHOPE POINT CLEAR FAIRHOPE FAIRHOPE FAIRHOPE POINT CLEAR FAIRHOPE AUBURN FAIRHOPE FAIRHOPE FAIRHOPE I, T EDDY J . FAUST, JR., Revenue Commissione r in and for said State and County. do hereby c ertify that th is is a true and correct copy of the rocor;:;;s ottice M Ai':&ili~ 4/4/2025 State Zip AL 36693 AL 36695 AL 36532 AL 36532 AL 36532 AL 36559 AL 36532 TX 75087 A l 36532 Al 36564 Al 36532 AL 36532 AL 36532 AL 36564 AL 36532 AL 36830 AL 36532 AL 36532 AL 36532 From:owen byrd To:planning Subject:Special Exception Request Date:Tuesday, May 6, 2025 12:07:26 PM Hi Cindy, We have concerns about the parking. Looks like there would not be enough parking for a Bar and Entertainment Venue and we are concerned the parking would then park in our parking lot across the street at 360 Commercial Park Drive which could be a liability problem for us. In the past there was a gym and we had the same problem because sufficient parking for that location was not available. Someone having a few drinks that use our parking lot might not be able to keep from hitting the side of our building. Thanks, Owen Byrd Bay Graphics, Inc. dba/ Nall Printing.