HomeMy Public PortalAbout120_010_SR 607 Miller Ave_updated
STAFF REPORT
PLANNING COMMISSION MEETING: February 17, 2015
CITY COUNCIL MEETING: March 12, 2015
LOCATION: 607 Miller Avenue PIN: 4-0005-14-012A & 4-0005 -14-003
APPLICANT:
Osal J. Evans OWNER: Osal and Margaret Evans
EXISTING USE: Front lot is SFR & Rear lot is vacant PROPOSED USE: Access to rear lot
ZONING: R-2 USE PERMITTED BY RIGHT: yes
COMMUNITY
CHARACTER MAP: Inland Cottage Neighborhood
APPLICATION: Zoning Variance (5-090) from Section 3-090 (Schedule of Development Regulations).
PROPOSAL: The applicant is requesting a
variance in lot width to provide a means of access to a land locked parcel.
ANALYSIS:
The applicant owns two contiguous parcels on Miller Avenue. The property located at 607 Miller
Avenue (lot 156) is developed with a single family residence. The other property located behind 607 Miller Avenue, lot 175, is undeveloped. There is currently no access to lot 175.
The City owns an unopened Right-of-Way to the west of this property, which is predominately wetland. The applicant is proposing to recombine a portion of lot 156 with lot 175 to provide
a 15 foot access to the property. This split / recombination of lots would reduce the frontage of lot 156 to 50 feet and provide a 15 foot access to lot 175.
The general character
of the surrounding area is residential.
The dimensions of the developed lot along Miller Ave are approximately 65-feet by 110-feet. The square footage is 7,150. The dimensions of
the undeveloped lot in the rear are 60-feet by 110-feet (6,600 SqFt). The minimum lot size in the R-2 district is 4,500 square feet for single-family and 6,750 square feet for two-family.
The “hardship” definition of Section 5-090(A) reads:
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;
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
Comprehensive Plan describes the Inland Cottage Neighborhood as follows:
This character area describes the traditional neighborhood along the west side of Butler, which contains narrow,
tree-lined streets laid out in a grid pattern. The area is varied in land use as it contains permanent residential properties, multi-family homes, rental properties, parks, low-
impact commercial establishments, and public buildings. Residential development within this area contains both traditional and historic cottage homes, large new residential houses and
multi-family units. This area provides for alternative transportation routes by providing an alternative automotive travel route to Butler Avenue, a bike path, and stop signs to slow
the movement of vehicular traffic creating a more pedestrian friendly environment.
The proposed variance will not negatively impact the surrounding character of the neighborhood. The
recommended development strategies for the Inland Cottage Neighborhood are listed below and in nearly all cases are not applicable to this particular request.
Comprehensive Plan
– Community Character Area
Inland Cottage Neighborhood – Section 1.2.6
Recommended Development Strategies
Meets Strategy Y/N or N/A
1.
New development, redevelopment,
and restoration should be consistent with the existing character of the area in terms of mass, scale, use and density.
Y
2.
Permit only compatible uses including low density residential,
public/institutional, and low impact commercial.
N/A
3.
Develop and implement design and architectural standards.
N/A
4.
Implement streetscape improvement to improve the pedestrian/bicycle
environment and encourage safety and mobility.
N/A
5.
Historic structures in this area should be restored and/or preserved whenever possible.
N/A
6.
The City should provide
appropriate incentives for historic restoration projects.
N/A
STAFF FINDING
Staff recognizes that the proposed variance is the only means to gain access to this particular lot.
The proposed variance from the required 60 foot lot width to a 50 foot width is not considered detrimental to the character of the surrounding neighborhood. Furthermore, this variance
request meets the definition of hardship in that there is a unique physical circumstance (no access due to Tybee’s unopened Right of Way,) and because of this circumstance the property
cannot be developed in strict conformity with the provisions of the Land Development Code
This Staff Report was prepared by Ed DiTommaso.
ATTACHMENTS
Variance application received
2/2/15
Property Record Card
GIS Site Map
Property Survey / Lot Recombination