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HomeMy WebLinkAboutZoning Board of Adjustment-Agenda Packets-10/9/2012Location and Zoning Map Îìð Ù´¿¼» α¿¼ Í·¬» Îìð Îìð Îìð Ò±¬·º·½¿¬·±² Ô·­¬ ÑÉÒÛÎ ÑÉÒÛÎ ÑÉÒÛÎ ÒßÓÛÑÉÒÛÎ ßÜÜÎÛÍÍÑÉÒÛÎ Ý×ÌÇÍÌßÌÛÆ×ÐÍ×ÌËÍ ßÜÜÎÛÍÍ Ø·½µ­ô ׬¸¿³¿ Øíèïí Ѩ´»§ ܮη½¸´¿²¼ Ø·´´­ÌÈéêïïèðððíðè Ù´¿¼» μ Þ¿®µ»®ô Ì·´´³±² Û Ö® Û¬«¨ Ö±íðì Ù´¿¼» μݱ´´»§ª·´´» ÌÈéêðíìðððíðì Ù´¿¼» μ ߸´»®­ô ܱ«¹´¿­ Öíðð Ù´¿¼» μݱ´´»§ª·´´» ÌÈéêðíìðððíðî Ù´¿¼» μ ߸´»®­ô Ô¿©®»²½» Ö±¸²íðð Ù´¿¼» μݱ´´»§ª·´´» ÌÈéêðíìðððíðð Ù´¿¼» μ Û¼©¿®¼­ô Ø»´»²íïí Ù´¿¼» μݱ´´»§ª·´´» ÌÈéêðíìðððíïí Ù´¿¼» μ ɸ·¬¬´»ô ͬ»ª» Ü Û¬«¨ ͸·»´¿ Üíðç Ù´¿¼» μݱ´´»§ª·´´» ÌÈéêðíìðððíðç Ù´¿¼» μ η´»§ô ß´¿² É Û¬«¨ Ô»­´·» Õíðë Ù´¿¼» μòݱ´´»§ª·´´» ÌÈéêðíìðððíðë Ù´¿¼» μ Ø¿¹¹¿®¼ô Þ»¿¬®·¨ Îíðï Ù´¿¼» μݱ´´»§ª·´´» ÌÈéêðíìðððíðï Ù´¿¼» μ Ô±®¼ô Ô»§´¿ Û¬ª·® α²íïî Þ´¿½µ ܮݱ´´»§ª·´´» ÌÈéêðíìðððíïî Þ´¿½µ Ü® Ô«²¼­¾»®¹ô ݸ®·­¬·¿² Û¬«¨ Ííðè Þ´¿½µ ܮݱ´´»§ª·´´» ÌÈéêðíìðððíðè Þ´¿½µ Ü® Û¼©¿®¼­ô ݸ¿®´»­ ο§íðì Þ´¿½µ ܮݱ´´»§ª·´´» ÌÈéêðíìðððíðì Þ´¿½µ Ü® л²²·²¹¬±²ô Ô»´¿²¼íðð Þ´¿½µ ܮݱ´´»§ª·´´» ÌÈéêðíìðððíðð Þ´¿½µ Ü® éîç Ù®¿°»ª·²» Þ±¾¾§ Ì«´»§ô ¿°°´·½¿²¬Ø«®­¬Ì¨éêðëì¿°°´·½¿²¬ Ø©§ò ýîðï Ы¾´·½ ¸»¿®·²¹ ²±¬·½»­ ©»®» ³¿·´»¼ ±² Ú®·¼¿§ô Í»°¬ò îïô îðïî ¾§ ß³§ ͸»´´»§ Buffer Map Í·¬» Aerial Looking South Ù´¿¼» α¿¼ Site Plan ïð ­·¼» §¿®¼ ïë ­·¼» ­»¬¾¿½µ §¿®¼ ®»¯«»­¬ º±® ­»¬¾¿½µ ³»¬ ¬¸» ©»­¬ ±² ¬¸» »¿­¬ ­·¼» ­·¼» Building Elevations Ô±½¿¬·±² ¿²¼ Ʊ²·²¹ Ó¿° Í·¬» Ò±¬·º·½¿¬·±² Ô·­¬ ÑÉÒÛÎ ÑÉÒÛÎ ÑÉÒÛÎ ÒßÓÛÑÉÒÛÎ ßÜÜÎÛÍÍÑÉÒÛÎ Ý×ÌÇÍÌßÌÛÆ×ÐÍ×ÌËÍ ßÜÜÎÛÍÍ Ü¿ª·¼­±²ô ݸ¿®´»­ É ú Ê»´³¿ Óíðð Ó»¿²¼»®·²¹ Ô²Þ«®´»­±² ÌÈéêðîèððêëïë ݱ´´»§ª·´´» Þ´ª¼ Ü¿ª·¼­±²ô ݸ¿®´»­ É ú Ê»´³¿ Óíðð Ó»¿²¼»®·²¹ Ô²Þ«®´»­±² ÌÈéêðîèððïéðð Ì¿®®¿²¬ Ô² Ü¿ª·¼­±²ô ݸ¿®´»­ É ú Ê»´³¿ Óíðð Ó»¿²¼»®·²¹ Ô²Þ«®´»­±² ÌÈéêðîèððïéðì Ì¿®®¿²¬ Ô² Ü¿ª·¼­±²ô ݸ¿®´»­ É ú Ê»´³¿ Óíðð Ó»¿²¼»®·²¹ Ô²Þ«®´»­±² ÌÈéêðîèððêëïí ݱ´´»§ª·´´» Þ´ª¼ ݱ´´»§ª·´´» ß®»¿ ݸ³ ݱ³³»®½»êéðð ݱ´´§ª·´´» Þ´ª¼Ý±´´»§ª·´´» ÌÈéêðíìððêéðð ݱ´´»§ª·´´» Þ´ª¼ í Ö Ù®»»² Ô·³·¬»¼ ﮬ²»®­¸·°êêîð ݱ´´§ª·´´» Þ´ª¼ ͬ» ïððݱ´´»§ª·´´» ÌÈéêðíìððêêíð ݱ´´»§ª·´´» Þ´ª¼ ݱ³¾·²»¼ Û²¬»®°®·­»­ ײ½êêðé ݱ´´§ª·´´» Þ´ª¼Ý±´´»§ª·´´» ÌÈéêðíìððêêðé ݱ´´»§ª·´´» Þ´ª¼ ß®®±§± Ò±®¬» Ô¬¼êëïê ݱ´´§ª·´´» Þ´ª¼Ý±´´»§ª·´´» ÌÈéêðíìððêêðð ݱ´´»§ª·´´» Þ´ª¼ Ì®»­ α­¿­ Ô¬¼êëïê ݱ´´§ª·´´» Þ´ª¼Ý±´´»§ª·´´» ÌÈéêðíìððêëîê ݱ´´»§ª·´´» Þ´ª¼ É·´­±²ô Õ¿¬¸§îïï Ó»¿¼±©´¿®µ Բܫ²½¿²ª·´´» ÌÈéëïíéððêêðç ݱ´´»§ª·´´» Þ´ª¼ É·´­±²ô Õ¿¬¸§îïï Ó»¿¼±©´¿®µ Բܫ²½¿²ª·´´» ÌÈéëïíéððêêðç ݱ´´»§ª·´´» Þ´ª¼ ͽ¸©±¾ ײª»­¬³»²¬­ Ô¬¼éïé λ¼ η¼¹» μܫ®¿²¹± ÝÑèïíðïððêëîë ݱ´´»§ª·´´» Þ´ª¼ Ó±²¬»®®¿ ر³» Ñ©²»®ù­ ß­­±½êéðé Þ®»²¬©±±¼ ͬ® μڱ®¬ ɱ®¬¸ ÌÈéêïïîððïêçç Ì»²²·­±² 婧 Þ±©¼»²ô Ù»®¿´¼ Éèëð ߪ»²·¼¿ Í»®»²¿Ó¿®¾´» Ú¿´´­ ÌÈéèêëìððêëïê ݱ´´»§ª·´´» Þ´ª¼ Ý¿´¦±²½·²ô Û´·­»±ô ¿°°´·½¿²¬íèïé л°°»®¬®»» Ü®òÝ¿®®±´´¬±²ÌÈéëððéððêêðë ݱ´´»§ª·´´» Þ´ª¼ Ы¾´·½ ¸»¿®·²¹ ²±¬·½»­ ©»®» ³¿·´»¼ ±² Ú®·¼¿§ô Í»°¬ò îïô îðïî ¾§ ß³§ ͸»´´»§ Buffer Map Í·¬» ß»®·¿´ Ô±±µ·²¹ Û¿­¬ êêðë ݱ´´»§ª·´´» Þ±«´»ª¿®¼ ͬ¿¬»³»²¬ ±º д¿²²·²¹ Ѿ¶»½¬·ª»­ Section 3.7–Non-conforming Uses, Lots and Buildings A.Intent–Within the districts established by this Chapter, or amendments that may later be adopted, there existlots and uses of land, buildings and structures, uses of land and buildings in combination, and characteristics of use which were lawful before the original zoning ordinance was passed or amended, but which would be prohibited, regulated, or restricted under the terms of this Chapter or future amendment. It is the intent of this Chapter to permit these non-conformities to continue until they are removed, but not to encourage their survival. It is further the intent of this Chapter that such non-conformities shall not be enlarged upon, expanded or extended, nor be used as ground for adding other buildings and structures or uses prohibited elsewhere in the same district. Non-conforming uses are declared by this Chapter to be incompatible with permitted uses inthe districts involved. A non-conforming use of a building or structure, a non-conforming use of land, or a non-conforming use of buildings and land in combination shall not be extended or enlarged after passage of this Chapter by attachment on a building or premises or by the addition of other uses of a nature which would be prohibited generally in the district involved. To avoid undue hardship, nothing in this Chapter shall be deemed to require a change in the plans, construction, or designated use of any building on which actual construction was lawfully begun prior to the effective date of adoption or amendment of this Chapter and upon which actual building construction has been carried on diligently. Actual construction is hereby defined to include the placing of construction materials in permanent position and fastened in a permanent manner. Where excavation or demolition or removal of an existing building has been substantially begun preparatory to rebuilding, such excavation or demolition or removal shall be deemed to be actual construction, provided that work shall be carried on diligently. BNon-conforming Lots of Record –In any zoning district in which single-family dwellings or commercial buildings are permitted, a single-family dwelling orcommercial building and customary accessory buildings may be erected on any single lot of record at the effective date of adoption or amendment of this Chapter, notwithstanding limitations imposed by other provisions of this Chapter. Such lot must be in separate ownership and not of continuous frontage with other lots in the same ownership. This provision shall apply even though such lot fails to meet the requirements for area or width, or both, that are generally applicable in the district, provided that yard dimensions and requirements other than those applying to area or width, or both, of the lot shall conform to the regulations for the district in which such lot is located. Variance of yard requirements shall be obtained only through action of the Zoning Board of Adjustment. C.Non-conforming Uses of Land (or Land with Minor Building Only)–Where at the time of passage of this Chapter lawful use of land exists which would not be permitted by the regulations imposed by this Chapter, and where such use involves no individual structure with a replacement cost exceeding one thousand dollars ($1,000), the use may be continued so long as it remains otherwise lawful, provided: 1.No such nonconforming use shall be enlarged or increased, nor extended to occupy a greater area of land than was occupied at the effective date of adoption or amendment of the original zoning ordinance; 2.No such nonconforming use shall be moved in whole or in part to any portion of the same lot or parcel other than that occupied by such use at the effective date of adoption of amendment of the original zoning ordinance: 3.If any such nonconforming use of land ceases for any reason for a period of more than ninety (90) consecutive days, any subsequent use of such land shall conform to the regulations specified by this Chapter for the district in which such land is located; 4.No additional building not conforming to the requirements of this Chapter shall be erected in connection with such nonconforming use of land. D.Non-conforming Buildings–Where a lawful building exists at the effective date of adoption or amendment of this Chapter that could not be built under the terms of this Chapter by reason of restrictions on area, lot coverage, height, yards, its location on the lot, or other requirements concerning the building, such building may be continued so long as it remains otherwise lawful, subject to the following provisions: 1.No such non-conforming building may be enlarged or altered in a way which increases its nonconformity, but any building or portion thereof may be altered to decrease its nonconformity or to comply with City building codes. 2.Should such non-conforming building or non-conforming portion of a building be destroyed by any means to an extent of more than fifty (50) percent of its replacement cost at time of destruction; it shall not be reconstructed except in conformity with the provisions of this Chapter, or when approved by the Zoning Board of Adjustment, after public hearing thereon, when the Board’s findings, having due regard for the property rights of persons affected, were considered in the light of public welfare and the character of the area surrounding the nonconforming building and the conservation and protection of property. 3.Should such building be moved for any reason any distance whatever, it shall thereafter conform to the regulations of the district in which it is located after it is moved. E.Non-conforming Uses of Buildings or of Buildings and Premises in Combination–If lawful use involving individual buildings with a replacement cost of one thousand dollars ($1,000.00) or more, or of buildings and premises in combination, exist at the effective date of adoption or amendment of this Chapter that would not be allowed in a particular district under the terms of this Chapter, the lawful use may be continued so long as it remains otherwise lawful, subject to the following provisions: 1.No existing building devoted to a use not permitted by this Chapter in the district in which it is located shall be enlarged, extended, constructed, reconstructed, moved, or structurally altered except in changing the use of the building to a use permitted in the district in which it is located, or to comply with City building codes. 2.Any non-conforming use may be extended throughout any parts of a building which were manifestly arranged or designed for such use at the time of adoption or amendment of this Chapter, but no such use shall be extended to occupy any land outside such building. 3.If no structural alterations are made, except as required by the City’s building codes, any non- conforming use of a building, or building and premises, may, as a special exception, be changed to another non-conforming use provided that the Zoning Board of Adjustment, either by general rule or by making findings in the specific case, shall find that the proposed use is equally appropriate or more appropriate to the district than the existing non-conforming use. In permitting such change, the Zoning Board of Adjustment may require appropriate conditions and safeguards in accord with the provisions of this Chapter. 4.Any building, or building and land in combination, in or on which a non-conforming use is superseded by a permitted use, shall thereafter conform to the regulations for the district, and the non-conforming use may not thereafter be resumed. 5.When a non-conforming use of a building, or building and premises in combination, is discontinued or abandoned for six (6) consecutive months or for eighteen (18) months during any three-year period (except when government action impedes access to the premises), the building, or building and premises in combination, shall not thereafter be used except in conformity with the regulations of the district in which it is located. 6.Where non-conforming use status applies to a building and premises in combination, removal or destruction of the building shall eliminate the non-conforming status and any new construction shall be in accordance with the zoning regulations applicable to the district. Destruction for the purpose of this subsection is defined as damage to an extent of more than fifty (50) percent of the replacement cost at time of destruction. (O-00-1261 / 12/19/00) F.Repairs and Maintenance–On any non-conforming building or portion of a building containing a non- conforming use, work may be done in any period of twelve (12) consecutive months on ordinary repairs, or on repair or replacement of non-bearing walls, fixtures, wiring, or plumbing, to an extent not exceeding ten (10) percent of the current replacement cost of the non-conforming building or non- conforming portion of the building as the case may be, provided that the cubic content existing when it became non-conforming shall not be increased. If anon-conforming building or portion of a building containing a non-conforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance, and is declared by any duly authorized City official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity with the regulations of the district in which it is located. Nothing in this Chapter shall be deemed to prevent the strengthening or restoring to a safe condition of any building or part thereof declared to be unsafe by any official charged with protecting the public safety, upon order of such official. G.Changing Non-conforming Uses 1.Any non-conforming use may be changed to a conforming use and once such change is made, the use shall not thereafter be changed back to a non-conforming use. 2.The Zoning Board of Adjustment may grant a change of use from one non-conforming use to another non-conforming use provided such change is to a use permitted in a zoningdistrict where the original non-conforming use would be permitted or such change is to a use permitted in a more restrictive classification. However, such change of use and occupancy shall not tend to prolong the life of a non-conforming use. Upon review of the facts in accordance with the procedures for the Zoning Board of Adjustment, contained in Chapter 1 –General Provisionsof this Land Development Code, the Zoning Board of Adjustment may establish a specific period of time for the return of the occupancy to a conforming use. 3.The Zoning Board of Adjustment may approve the remodeling or enlargement of a non- conforming use when such an enlargement would not tend to prolong the life of the non- conforming use. Upon review of the facts, the Zoning Board of Adjustment may establish a specific period of time for the return of the occupancy to a conforming use in accordance with the procedures of the Zoning Board of Adjustment contained in Chapter 1 –General Provisionsof this Land Development Code. 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