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HomeMy Public PortalAbout130_010_Variance Request Mack Kitchens (2) It STAFF REPORT PLANNING COMMISSION MEETING: January 20, 2015 ,>. CITY COUNCIL MEETING: February 12, 2014 LOCATION: Lot 10 Robinson Ave. (at Sprucewood Ave.) PIN: 4-0002-08-005 APPLICANT: Mack Kitchens OWNER: Mack James Builders,LLC EXISTING USE: vacant lot PROPOSED USE: new single-family dwelling ZONING: R-1 USE PERMITTED BY RIGHT: yes COMMUNITY CHARACTER MAP: North Beach Neighborhood APPLICATION: Zoning Variance (5-090) from Section 3-090 (Schedule of Development Regulations). PROPOSAL: The applicant is requesting re-approval of setback variances for construction on a vacant R-1 lot. ANALYSIS: A Variance application identical to this current request was considered and approved by the Planning Commission in December 2013 and by City Council on January 9, 2014. Section 5-090(C) provides a limit of 12 months for approval for a granted Variance. Therefore,the applicant is now re-applying for the same Variance. The Minutes of the previous Planning Commission and City Council meetings are included in this packet. The general character of the area surrounding this lot is residential. The parking area for a residential bed and breakfast is to the east at the end of Robinson Avenue.Property occupied by the American Legion is nearby. The dimensions of this lot are approximately 65-feet by 53-feet. The square footage is 3,457. The minimum lot size in the R-1 district is 12,000 square feet. The"hardship"definition of Section 5-090(A)reads: (1) That there are unique physical circumstances or conditions beyond that of surrounding properties, including a substandard lot of record that existed prior to March 24, 1971 (See Section 3-040); irregularity, narrowness, or shallowness of the lot size or shape, or exceptional topographical or other physical conditions, or considerations related to the environment, or to safety, or to historical significance, that is peculiar to the particular property; and; (2) Because of such physical circumstances or conditions or considerations--, the property cannot be developed in strict conformity with the provisions of this Land Development Code, without undue hardship to the property. The required building setbacks for lots zoned R-1 are 20-feet front and back, and 10-feet sides. The applicant is requesting approval of setback variances for construction on an existing foundation. The lot is located in the former Fort Screven area and the existing foundation may be circa 1940. The existing setbacks from the foundation to the property lines are approximately 18-feet front/south, 9.5-feet rear/north, 11.7-feet east side, and 5.3-feet west side. There are rights-of-way of 50-feet, 45-feet, and 20-feet bordering the west, south, and east sides of the lot. The rights-of-way to the west and east are unopened. The north property line of the subject property is bordered by the side yard of a single-family home at 5 Sprucewood Street. The single-family home to the east fronts Meddin Drive. The "200-foot rule"of Section 3-090(A)(1) is not applicable to this lot. The proposed use is in keeping with the R-1 zoning district as outlined in Section 4-050(A): This land use district is established to minimize development densities in certain portions of the island to prevent overall development on the island from exceeding its environmental carrying capacity. Also to 1 provide for quiet, livable, low-density single family institutions, as well as limited provisions for bed and breakfast operations. The Comprehensive Plan describes the North Beach Neighborhood as follows: This area contains a significant amount of natural, cultural, and historic resources. The broad collection of land uses also includes new larger-scale residential developments, traditional cottage-style homes, townhomes, condominiums, restaurants, and other public uses. Two of the City's most notable historic sites are located in this area including the Tybee Lighthouse and Fort Screven Museum/Battery. Other characteristics include narrow streets, street trees, public and private beach access, public parking, pedestrian and bicycle traffic, and public parks. The proposed single-family dwelling meets the only applicable Recommended Development Strategy outlined in the Comprehensive Plan, Section 1.2.9, North Beach Neighborhood. The other seven strategies are more appropriate for historic structures or municipal projects and are not reflective of the consistency of this project with the Comprehensive Plan. Comprehensive Plan—Community Character Area North Beach Neighborhood—Section 1.2.9 Meets Recommended Development Strategies Strategy Y/N or N/A 1. New development,redevelopment and restoration should be consistent with existing character Y of the area in terms of mass, scale,use and density. 2. Establish standards and design guidelines for signage.Develop a"theme" for signage to N/A ensure that it is consistent and fits with the character of the area and the Island as a whole. 3. Provide signage for landmarks and commercial businesses in this area. N/A 4. Historic structures should be preserved whenever possible. N/A 5. The City should provide appropriate incentives for historic restoration projects. N/A 6. Pursue historic district/historic structure designations for appropriate areas within this district. N/A 7. Ensure continued preservation of old growth trees,parks and greenspace. N/A 8. Support the continued development of the Tybee Island bikeway including bike lanes and N/A multi-use trails. The applicant has been advised that two means of egress are required by Section 9-050(C). The building plans will be redrawn if this request for setback variances is granted. STAFF FINDING Staff recognizes the required setbacks for a 12,000 square foot lot in an R-1 district are lot are challenging for development of this 3,457 square foot lot of record. The proposed single-family dwelling is not considered detrimental to the character of the surrounding neighborhood. This Staff Report was prepared by Dianne Otto and Courtney Reich. ATTACHMENTS A. Variance application received 12/08/14 (2 pages) B. Minutes of Planning Commission Dec 2013 &City Council Jan 2014 meetings (3 pages) C. SAGIS map (1 page) D. photos of existing conditions (1 page) E. Survey showing existing foundation,dated October 5,2012 (1 page) F. Rendering of proposed single-family dwelling(1 page) 2 CITY OF TYBEE ISLAND PUBLIC HEARING NOTICE „ CONCERNING THIS PROPERT) REQUEST ADDRESS Robtnson Ave. PLANNING COMMISSION MEETING / /420//5- CITY COUNCIL PUBLIC HEARING 7g vat,Hcrn ALL MEETINGS ARE HELD AT amma AT 7.00 PM UNLESS OTHERWISE INDICATED. FOR FURTHER INFORMATION,PLEASE CALL 472-50 12/01 /2015 \--, • 4 , is 1 a t. ... ' -- . ''..4 ''',-4- .". .'''. •L' ), "--, ..., "r4-1-. 'A'''''' ,',,,,,,:, _ ,',ss ,•,44 ■ -1,,..4..' ,, --,,,,, .4 •.,-• .. . xi, ,4 — , . ---':, 44.0-, .., •-, ,, .... - - . Ao.--- .,,,4 ! ,..,--, etali■4414.'z 's-.a-,,,'s 0 , , ,,,,a, _,„.. .._.:_ ;_,,,,,,..._-_,,--- ,-,, - -,-.,. __-, ...,,,,, ,,,) , ; \','.,'A„1•,,4P)P... \-'- kt.,I -'---:A4f;:: _ .=- - . ..._,, .,.‘, ' :te_34-- `$;-", i. -1-''.,-' '''',.., F : ,..,. . --.... ,, t_s_07.,- , „ .-- .. , , - „-:''--.,‘..,.- . 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Graphic Scale 1 = 10' RECEIVED �,{ �, / ' N I 0 I2 ti, ,, / , JQ V J To the best of my knowledge and / x 6.6 / k belief, this olat i5 h correct / I /-4. hs bentgpie of thn land platted, and ,r has been prepared in conformity with / ` the minimum technical standards antl 1 ° Gaynn Bernstein 0 PP PIN: 4-0002-08-003 � i requirements of Paw. �'J �C 6.3` )6r.7 Lots 7, 8, & s, Block 23 ..� Yawn Land Surveys, LLC / a Q Ft. Screven Ward CALL LL /1 Dole E. town, R.L.S. 0.3' / O �C Q-t" M x 6.7 24 Island Creek Lone lEIEFOIRIE Q Savannah, Ga. 31410 �'®lTt��+ •° 912-897-6307 �/ Chain Link Fence "S rn yawn2510®bellsauth_net QT 9,9 M U o I STATE LAW REQUIRES ,,, e / 4-� x 62 / x s 7 ` / 72 HRS. NOTICE /� Surveyor's Notes / �� //� s e• / 1-800-282-7411 r / S z 1. The bearings as shown are hosed on l �" f 66-ebv g the Georgia State Plane Coordinate °/• / w System, East Zone, NAD83. A To can GR3 ' x 6.2 I \',,,', °N). \ dual frequency OPS receiver using / �/ I �' x 6.6 / differential corrections obtoined from the / w / EGPS VRS RTK network was used to Sanitary Sewer Manhole / ° k \ position control points used in the survey Frame 9.96 /`Ji. ra IE 5.9± x ( // //"6 ■ 8TREE 11VSLAH x 6 8 \ . ` / 2. According to the Flood Insurance Unable To prrlave 5.t3 \ / 41 ,M� 1411-^ti \_, Q� Rote Map, as prepared by the Federal Manhole Cover v � Invert is Approximate e /O� / _ 0 \TRIP 8MUL8ERR � / property lies in oast flood hazardyarea s as / �2. / depicted thereon. Community Panel No. \ "� \�� �1" / 13O5to02'3F0 Zone AL, Base flood 9.5' 0.3' Old Building Foundation N x 6.1 Concrete Slab Elev. 7.2 ` 6.7 CMr 3. Only aboveground, readily visible �1 \ //''yy ti Top Of Foundation Wall Elev. 7.7 64 at '� structures and utilities were located for t / \ "WM x this survey. This Surveyor makes no 1 i warranty or guarantee as to the location, °w / 11.8 / I existence, or nonexistence of any below Benchmark I 18.0' --a I ground, non-visible utilities or structures. Nail in Power Pale rn © y -� 4. This property served by City of Tybee Elev. 6.87 NAVD88 PP TW T6 f2 MAPLE CS i water and sewer services. l4PLM t CMF \ 16PLM 5. The field data upon which this plat is 15,486 feet, an angular error of 6 foot in This Section of d, 7 T`r' 6rREE j precision Robinson Ave. Not Open x 62 / 6.5x / seconds per station, and was adjusted \. x 63 / I with the compass rule. The plat has been `ti, x 5.9 / f6PLM / checked for closure, ono was found to L _fi-/ © �� (` / have a closure precision of 1 foot in \�\\ t-_.f ry 0 20,000 feet or better. A 5 second total x 6 r 6WAXMYRTrf el;;;',' v Q) station instrument was used to determine °'yC 6.2 0 '7 QJC / 1 the linear and angular measurements that 0 11-7' / farm the basis of this plat. 6C P2MAPLE _ y Q dQ / Adella Anderson � \ /r PIN: 4-0002-09-001 6. Devotions shown ore based on x 6.4 R0 S`y`,>3\ "\\ 182' p J� Lots 1 & 2, Block 23 NAVD88 datum. Contour interval is 1 foot. \ ‘-'//-) ,2, ° \ 8MAPLE `-- / Ft. Screven Ward is s, "0Y +. / O/j / °� Th, -q I, x 6.s (� x 6.s / sax / Reference \\ 0 Plate Ward,, prepared& 10, ylack ett Fl. \ ��'0° \ ` 1 / ExleyaInc. date ay 1 g6 j97 Barrett & �` Op /1),,..-74/ ''''N. / Property Information E'� °y / Street Address; Sprucewood Ave. �'� x 6.4 l N‘.. Current Zoning: R-1 eOrrh ° Tax Assessor's Property \\ \ sF Ga HC CMF identification Number: 4-0002-08-005 -. kai R I Total Lot Area: 3,457 Sq.Ft. R \ ay \ N. Fr -- -7-----1,\ \� �. x 6.4 Legend N. ` gC� x 7r \ '. Tree Legend Abbreviations \ D6 P Deed Book Page Size of Symbol Does Not Indicate 9• / 4 \ \� The Size of the Drip Line/Canopy Line PRB Pg. Ptak Record Book / Page \\\ x 7.5 SUB Pg. Subdivision Map Book /Page CMF Concrete Monument Found N 1,.y (Tree Type PIN Property Identification Number \ .....\„,....,,, JT 14L0 NAV Right A of Way \ Location of Tree \ Tree Size NAV088 North American Vertical Datum of 1988 \t Linetypes \ ' (In Inches) Boundary & X X Fence Line Tree Type Abbreviations: Topographic Survey LO Live Oak Property Line 4.- w6 water oak Lot 10, Block 23 -OHL .OHL-Overhead Lines PN Pine FL Fort Screven Ward U Palmetto -' ''°-- _____ ti MAO Magnolia City of Tybee Island Contour Line x 7.7 CEO Cedar Symbols \ \ Chatham County, Georgia 0 PP Power Pole / Utility Pole \ \ All Others Spelled Out Mack For: SSMH Sanitary Sewer Manhole \ \ / IYlack Kltchl?n ❑WM Water Meter ` TA indicates Twin Ease Common Base X 7.7 Spot Elevation (Ground) 'N--",„.......,, \ I ENS eased/Damaged Tree Plat Date: October 5. 2012 • 7.77 Spot Elevation (Pavement) d Dead Trees Not Located ii Field Dote: October 5, 2012 j JOB: 17:117 CAD PILE- H5-PLAN DRALN BY- 5LT CHECKED BY:GC-5 Tame -- - - - - -- This drawing&di written material herein,e instrument of service is on shop rensain the properly of S Architecture &oductiotes Architecture.Reproduction prohibited without 0 �� mitten consent- Q copyright 2010 S+T. Q I EtANDNG aCAM N L � I I I l'' 11--x_r T H ARD!PANEL / PM ❑ I -. _ _ _ __ ppe&Int 1 63 i !II ell CMAND1b6 WPM MIL V°HARDI TRIM • yN H ARDI PA/EL _ I N E _ - f DR!WIN. 4'•HgJ al1 TRM q 9 1-1.4=1 SIDING .- g' P O 44 I Pd•€L ^_, — — PF.. — t2'11.17 BA D 1 CA ==-- - - - - - - - CO i - - - - - _ -rte– - .p _ = in TTeEE LATTICE = No Z z L, E W SMl — 1 LL._ L , 1M ... ___ _ _ __ I !111,45 Y ¢ V Z elev. a RIGHT SIDE ELEVATION RIME /II0 4 8 � .■9-I'I-i=l=l-I-I-I--I-I-I--I-I- STit NPRYa eeAn MIL MO?. Sh"AL NOT VALm UNLESS SIGNED, 7 11111•11111MEL.1111 I III .11'. '''' Ca 4 UM NAI®I PNEL A ■I■I■I■I■I■I■IEI■I■I■I■I■I■NI■I■ SEAM Pill- o r r 14A1 Ili 4 El 1 -.Rol lo ®I 11,4111 *P Di 4 (7- I HAW Paa \ I DR 4 W. t v) y O? � { m r L (J)I - HARD16'7JNG _ _ HARD'PN I. 1 V I "4 V J i 4'i1A1Q'�I MN Y IV WD C aac C17. L U' Ell= on ME _ - Q © tit-- _ - - -- -� ___I >-_ :=� NE i no li _ — - OM i = n ■! NM NM u - 2 FRONT!Rlr,►sr BIDE a ELEVATIONS to elev. a FRONT ELEVATION W ■cis' 4' 8' O 43_c