HomeMy WebLinkAbout2008-05-05 - Agendas **4
TY e eVi le
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
113 W.Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
AGENDA FOR A MEETING OF THE
BOARD OF ADJUSTMENT
Monday,May 5,2008,at 3:45 p.m.
Room 326,City Administration Building
The following items will be considered:
1. Approval of the minutes from the April 7,2008 meeting.
01dBusiness:
2. BOA 08-2959(MARKS,404): Submitted by RANDY RITCHEY STEADFAST,INC.for property located at 1224
HENDRIX STREET. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains approximately 0.50
acres. The request is for two lot width variances to allow for a lot split. Planner:Andrew Garner
THE APPLICANT HAS REQUESTED THIS ITEM BE TABLED INDEFINITELY
New Business:
3. BOA 08-2985 (KELLY, 523): Submitted by RYAN KELLY for property located at 39 E. SOUTH STREET. The
property is zoned RMF-24,MULTI FAMILY-24 UNITS/ACRE and contains approximately 0.10 acres. The request is for
building setback, lot area, and lot width variances to bring an existing non-conforming structure into compliance and allow
its renovation as an office. Planner:Andrew Garner
All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data
are open and available for inspection in the office of City Planning(479-575-8267),125 West Mountain Street,Fayetteville,Arkansas.
All interested parties are invited to review the petitions. Interpreters or TDD for hearing impaired are available for all public
hearings;72 hour notice is required. For further information or to request an interpreter,please call 479-575-8330.
ORDER OF BOARD OF ADJUSTMENT MEETING
A. Introduction of agenda item—Chairman
B. Presentation of Staff Report
C. Presentation of request—Applicant
D. Public Comment
E. Response by Applicant/Questions & Answer with Board
F. Action of the Board of Adjustment (Discussion & Vote)
NOTE TO MEMBERS OF THE AUDIENCE
If you wish to address the Board of Adjustment on an agenda item raise your hand when
the Chairman asks for public comment. He will do this after he has given Board
members the opportunity to speak and before a final vote is taken. Public comment will
only be permitted during this part of the hearing for each item.
Once the Chairman recognizes you, go to the podium at the front of the room and give
your name and address. Address your comments to the Chairman, who is the presiding
officer. He will direct them to the appropriate appointed official, staff member or others
for response. Please keep your comments brief, to the point, and relevant to the agenda
item being considered so that everyone has a chance to speak.
Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions
of the Board of Adjustment.
2008 Board of Adjustment Members
Robert Kohler (Chairman)
Sheree Alt
William Chesser
James Zant
Robert Nickle
Mark Waller
Steven Bandy
,,,j aye § BOA Meeting of May 5, 2008
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267
TO: Board of Adjustment
FROM: Andrew Garner, Senior Planner
THRU: Jeremy Pate, Director of Current Planning
DATE: April 30, 2008
BOA 08-2959 (MARKS, 404): Submitted by RANDY RITCHEY STEADFAST, INC.
for property located at 1224 HENDRIX STREET. The property is zoned RSF-4,
SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.50 acre. The
requirement is for 70' lot widths. The request is for reduced lot widths.
Planner: ANDREW GARNER
THE APPLICANT HAS REQUESTED THIS ITEM BE TABLED INDEFINITELY.
May 5,2008
K:IReports120081BOA Reports105-May 500A 08-2959(Mark).doa Boad of AdjustmentBOA 08-2959 Marks
Agenda Item 2
Page 1 of 2
May 5,2008
Boad of Adjustment
BOA 08-2959 Marks
- Agenda Item 2
Page 2 of 2
7ay 1BOA Meeting of May 5,2008
125 W. Mountain St.
ARKANSAS
Fayetteville,AR 72701
Telephone:(479)575-8267
THE CITY OF FAYETTEVILLE, ARKANSAS
BOARD OF ADJUSTMENT CORRESPONDENCE
TO: Fayetteville Board of Adjustment
FROM: Andrew Garner, Senior Planner
THRU: Jeremy Pate, Director of Current Planning
DATE: April 24, 2008
BOA 08-2985(KELLY,523): Submitted by RYAN KELLY for property located at 39 E. SOUTH
STREET. The property is zoned RMF-24, MULTI FAMILY - 24 UNITS/ACRE and contains
approximately 0.10 acres. The request is for building setback, lot area, and lot width variances to
bring an existing non-conforming structure into compliance and allow its renovation as an office.
Planner:Andrew Gamer
BACKGROUND:
Property: The subject property is located at 39 East South Street and is zoned RMF-24. There is an
existing stucco and stone building located on the property that was constructed in 1930 according to
Washington County parcel records. The building has been historically used for office and other
nonresidential use, though not actually for some time. A survey of the property attached to this
report indicates that the structure is located within the north,south,and west building setbacks,and
is approximately one-half foot into the South Street right-of-way.
This property is located within the Walker Park Neighborhood. The Walker Park Master Plan was
adopted by the City Council on February 5,2008 (a color copy of this plan has been included in the
Board of Adjustment packets). As a result of the master plan adoption,the entire neighborhood is
proposed to be rezoned. The rezoning was tabled at the Fayetteville Planning Commission on April
28,2008 to address some questions cited by residents and property owners. The subject property is
proposed to be rezoned to Neighborhood Conservation which permits single-family and two-family
residences, but also low intensity non-residential uses by conditional use permit. The pending
Walker Park Master Plan rezoning should not affect the applicant's request for building setback
variances from the Board of Adjustment as the proposed setbacks and bulk and area of the lot are
consistent with the zoning criteria under the Neighborhood Conservation designation. The applicant
has also applied for a conditional use permit (CUP 08-2983) from the Planning Commission to
operate an office out of this property. That item will be heard at the May 27th Planning Commission
meeting. This property has been vacant for a long period of time and has been cited for code
compliance violations by the City for being an unsafe structure. The violation process has been
halted at this time due to the pending applications on the property.
May 5,2008
Board of Adjustment
BOA 08-2985 Kelly
Agenda Item 3
Page 1 of 16
Surrounding Land Use and Zoning:
Direction Land Use Zoning
North Sin le-famil Residential DG Downtown General
East, West, and South I Single-family Residential RMF-24
Proposal: The applicant proposes to improve the existing structure and utilize it as a residence and
office. As shown in Table 1, the applicant is requesting building setback, lot width, and lot area
variances to bring the structure into compliance with the RMF-24 zoning criteria,and to allow for its
renovation and use as an office. It should be noted that the issue with the front of the building being
in the right-of-way is under the purview of the City Council,and the building setback,lot width,and
lot area requests are under the purview of the Board of Adjustment.
Table 1
Variance Requests
Variance Issue Ordinance Neighborhood Applicant's Request
Requirement Conservation
(RMF-24) (zoning under
consideration
Front Setback(north) 25 feet Build-to zone 0 feet(25-foot variance)
0-25 feet
Side Setback west 8 feet 5 feet 7 feet 1-foot variance
Rear Setback South 20 feet 5 feet 9 feet 11-foot variance
Lot Width Professional Office 100 feet 40 feet 60 feet 40-foot variance
Lot Area Professional Office 1 acre 4,000 SF 0.09 acre 0.10 acre 0.90-acre variance
CITY PLAN 2025 DESIGNATION: Future Land Use Plan: City Neighborhood Area
RECOMMENDATION:
Staff recommends approval of the requested building setback,lot width,and lot area variances
as shown on the attached survey subject to the following conditions of approval:
1. Other than the requested variance,development on the property shall comply with all
development regulations of the underlying zoning district on the property.
2. A building permit shall be obtained prior to commencement of any construction.
3. Prior to building permit,approval must be granted by City Council to allow the front
portion of the building to remain within the right-of-way for South Street.
4. The use of the building for office use is subject to conditional use permit approval by
the Planning Commission.
Additional Conditions/Comments:
The"CONDITIONS OF APPROVAL"listed in this report are accepted in total without exception by the
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Name: Date: Ma 5,2008
BeaFd
`"d ustment
BOA 08-2 85 Kelly
AgerIC a Item 3
Page 2 of 16
FINDINGS:
City of Fayetteville Unified Development Code
Section 156.02 ZONING REGULATIONS
Certain variances of the zoning regulations may be applied for as follows:
A. General Regulations/Application. A variance shall not be granted unless and
until an application demonstrates:
1. Special Conditions. That special conditions and circumstances exist which are
peculiar to the land, structure, or building involved and which are not applicable to
other lands, structures or buildings in the same district.
Finding: The existing structure was constructed in 1930 according to Washington.County
parcel records,well before the current zoning district requirements. Staff finds
that the preexisting nature of the encroachment into the building setbacks and.
the local historical significance of the structure constitute special circumstances
peculiar to the land and building involved. Staff also finds that the historic
nonresidential and office use of the property is a special condition peculiar to
the property that warrants the requested lot width and lot area variances for a
professional office in the RMF-24 zoning district.
2. Deprivation of Rights. That literal interpretation of the provisions of the zoning
regulations would deprive the applicant of rights commonly enjoyed by other
properties in the same district under the terms of the zoning regulations.
Finding: As noted in the applicant's application for the variances and for the conditional
use permit, the plan is to improve the structure to allow for office and
residential use while preserving and renovating the existing 78 year old
structure. However,due to the fact that this is a nonconforming structure,and
the lot width and lot area do not meet the minimum for office use in the RMF-24
zoning district, literal interpretation of the zoning regulations related to
nonconforming structure would limit the amount of improvements and
additions to the existing structures to 10% the replacement cost of the existing
structure. Additionally, the historic office use on the property would not be
allowed without lot width and lot area variances. The proposed improvements
exceed the 10%threshold and variances are required prior to building permit.
K.Weports0008WOA Reports105-May 5WOA 08-2985(Kelly).doc
May 5,2008
Board of Adjustment
BOA 08-2985 Kelly
Agenda Item 3
Page 3 of 16
Staff finds that the limitation of only being able to improve/renovate this
historic building to 10% the replacement cost would deprive the applicant of
rights commonly enjoyed by others within the same zoning district to renovate
an existing structure. Further, staff finds that not being able to use this
obviously nonresidential building for office use would deprive the applicant of
the reasonable use of this structure.
3. Resulting Actions. That the special conditions and circumstances do not result from
the actions of the applicant.
Finding: The building setback,lot width,and lot area variances for the existing structure
are not the result of actions of the applicant,as the structure was constructed in
1930 and has been historically used as an office. This lot and others within the
surrounding area were platted and developed prior to current zoning
regulations.
4. No Special Privileges. That granting the variance requested will not confer on the.
applicant any special privilege that is denied by Zoning,Chapters 160-165, to other
lands, structures, or buildings in the same district.
Finding: Granting the requested setback variances to bring the existing structure:into
compliance and granting the lot width and lot area variances to allow office use
on the property will not confer special privileges as the structure was built well
before current zoning requirements.
5. Nonconforming Uses. No nonconforming use of neighboring lands, structures, or
buildings in the same district, and no permitted or nonconforming use of lands,
structures,or buildings in other districts shall be considered grounds for the issuance
of a variance.
Finding: No other nonconformities were considered as a basis of the findings stated in
this staff report.
Section 156.02 C. Consideration by the Board of Adjustment.
1. Bulk and Area.
Applications for variances of bulk and area requirements shall be considered
by and may be approved by the Board of Adjustment.
2. Public Hearing. A public hearing shall be held.
Finding: A public hearing is scheduled for Monday,May 5,2008.
3. Findings. The Board of Adjustment shall make the following findings:
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Agenda Item 3
Page 4 of 16
a. Minimum Variance. That the reasons set forth in the application
justify the granting of the variance, and that the variance is the
minimum variance that will make possible the reasonable use of the
land,building, or structure.
Finding: The requested setback, lot width, and lot area variances are the
minimum needed to bring the existing nonconforming structure into
compliance, and to allow for its renovation and use as an office.
b. Harmony with General Purpose. The Board of Adjustment shall
further make a finding that the granting of the variance will be in
harmony with the general purpose and intent of Zoning, Chapters
160-165, and will not be injurious to the neighborhood,or otherwise
detrimental to the public welfare.
Finding: The structure has been located on the property for 78 years and has been
historically used as an office,although the structure has been abandoned
and vacant for some time and has become a health and safety hazard to
the general public. Granting the variance for the existing structure to
allow for the renovation and use of the historic structure as an office will
be in harmony with the general purpose and intent of zoning regulations
and will not be injurious to the neighborhood or otherwise detrimental
to the public welfare. Rather, the variances will be beneficial to the
immediate surrounding neighborhood and the City as a whole by
allowing a historic structure to be renovated in its current footprint.
The renovation will improve the appearance and safety of the
neighborhood, and will allow the historic nonresidential use of the
structure to be retained.
C. Conditions and Safeguards. In granting any variance,the Board of
Adjustment may prescribe appropriate conditions and safeguards in
conformity with the zoning regulations.
Finding: Staff has recommended conditions for this request which are stated on
page two of this report.
K:IBeportv120081BOA Reports 105-May518OA 08-2985(Kelly).doe May 5,2008
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BOA 08-2985 Kelly
Agenda Item 3
Page 5 of 16
d. No Variance Allowed. Under no circumstances shall the Board of
Adjustment grant a variance to allow a use not permissible under
Zoning in the district involved,or any use expressly or by implication
prohibited by the terms of the zoning regulations in said district.
Finding: The Board of Adjustment may grant variances to bring the existing
nonconforming structure into compliance with the RMF-24 building
setback requirements,and to grant lot width and lot area variances for
the size of a lot for professional office use. The applicant is also applying
for a conditional use permit from the Planning Commission to allow for
office use on the property. In addition, as the front of the structure is
located within the South Street right-of-way,approval from City Council
to recognize and allow the building to remain in the right-of-way is
required prior to issuance of building permit.
K.IReports120081ROA Reports 105-May51BOA 08-2985(Kelly).doe May 5,2008
Board of Adjustment
BOA 08-2985 Kelly
Agenda Item 3
Page 6 of 16
City of Fayetteville Unified Development Code
161.13 District Rmf-24,Residential Multi-Family—Twenty-Four Units Per Acre
(A) Purpose. The RMF-24 Multi-family Residential District is designed to permit and encourage the
developing of a variety of dwelling types in suitable environments in a variety of densities.
(B) Llses. -
(1) Permitted uses.
Unit f Ci -wide uses by right
Unita Single-family dwellings
Unit 9 Two-family dwellings
Unit 10 Three-familydwellings
Unit 26 Multi-family dwellings
(2) Conditional uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 4 Cultural and recreational facilities
Unit 11 Manufactured home park
Unit 25 Professional offices
Unit 24 Home occupations
Unit 36 Wireless communications facilities
(C) Density.
Units per acre 1 4 to 24
(D) Bulk and area regulations.
(1) Lot width minimum.
Manufactured home park 100 ft.
Lot within a Manufactured 50 ft.
home park
Single-family 60 ft.
Two-family 60 ft.
Three or more 90 ft.
tLas �df
(2) Lot area minimum.
Manufactured home park 3 acres
Lot within a mobile home park 4,200 sq.ft.
Townhouses:
*Development 10,000 sq.ft.
*Individual lot 2,500 sq.ft.
Single-family 6,000 sq.ft.
Two-family 7,000 sq.ft.
Three or more 9,000 sq.ft.
Fraterni or Boron 2 acres
t"tg3st � 5
(3) Land area per dwelling unit.
Manufactured home 1 3,000 sq.ft.
K.,l ftorts120081BOA Reporta105-May 51BOA 08-2985(Kelly).docMay 5,2008
Board of Adjustment
BOA 08-2985 Kelly
Agenda Item 3
Page 7 of 16
Apartments:
•No bedroom 1,700 sq.ft.
•One bedroom 1,700 sq.ft.
*Two bedroom 2,000 sq.ft.
Fraternity or Sorority 1,000 sq.ft.per resident
(E) Setback requirements.
'. 'its LiY
MM i� W
HHOD Single HHOD Single HHOD Single
Family Front Family Side Family Rear
15 ft. 8 ft. 15 ft.
HHODTwo Family HHOD Two Family HHOD Two Family
Front Side Rear
15 ft. 81t. 15 ft.
HHOD Multi HHOD Multi HHOD Multi
Famil Front FamilySide FamilyRear
15 ft. 8 ft. 1 15 ft.
Cross reference(s)--Variance,Ch. 156.
(F) Height regulations. Any building which exceeds the height of 20 feet shall be set back from any side
boundary line an additional distance of one foot for each foot of height in excess of 20 feet except for the
HHOD. Within the HHOD the maximum building height is 60 ft.as measured from the lowest point ofthe
structure at the historic grade,prior to development,to the highest point of the structure,allowing 3 stories
on the uphill side and 4 stories on the downhill side of the building.If the building is placed on a graded
pad,then the height of the building is reduced, allowing a maximum of 3 stories as measured from the
historic grade,pre-development.
(G) Building area. None.
K..,IM portrl200800A Reports105-May5U30 08-2985(Kelly).doe May 5,2008
Board of Adjustment
BOA 08-2985 Kelly
Agenda Item 3
Page 8 of 16
TITLE XV UNIFIED DEVELOPMENT CODE
(1) Permitted uses. Side, internal None
Rear,without 5 ft.
Unit 1 City-wide uses by right easement or aIle
Unit Cultural and recreational facilities Rear,from centerline 12 ft.
Unit 5 Government facilities of an easement or aIle
Unit Single-family dwellings
Unit 9 Two-family dwellings (F) Minimum buildable street frontage. 50% of lot
Unit 10 Three-family dwellings . width.
Unit 12 Offices,studios and related services
Unit 13 Eatina DIaces (G) Height regulations. Maximum height is 4 stories
Unit 15 Nei hborhood shopping goods or 56 feet which ever is less.
Unit 24 Home occupations
Unit 25 Professional offices (H) Parking regulations. No parking lots are allowed
Unit 26 Multi-family dwellings to be located in the front or side build-to-zone
facing a public right of way.
Note: Any combination of above uses is permitted (Ord.5028,6-19-07;Ord.5029,6-19-07)
upon any lot within this zone. Conditional uses shall mo
need approval when combined with pre-approved
uses. 161 23 Neighborhood Conservation
(2) Conditional uses. (A) Purpose. The Neighborhood Conservation zone
has the least activity and a lower density than the
Unit 2 City-wide uses by other zones. Although Neighborhood
conditional use permit Conservation is the most purely residential zone,
Unit 3 Public protection and utilityfacilities it can have some mix of uses, such as civic
Unit 3 Hotel, motel and amusement services buildings. Neighborhood Conservation serves to
promote and protect neighborhood character. For
Unit 16 Shopping goods the purposes of Chapter 96:-Noise Control, the
Unit 17 Trades and services Neighborhood Conservation district is a
Unit 19 Commercial recreation,small sites residential zone.
Unit 28 Center for collecting
re c clable materials (B) Uses.
Unit 36 1 Wireless communication facilities
Unit 40 1 Sidewalk Cafes (1) Permitted uses. -
(C) Density.NoneUnit 1 Cit -wide uses b right
Unit 1 Single-family dwellings
(D) Bulk and area regulations. Unit 9 Two-family dwellings
(1) Lot width minimum. (2) Conditional uses.
Dwelling all unit es 18 ft. Unit 2 City-wide uses by
conditional use permit
(2) Lot area minimum. None. Unit 3 Public protection and utility facilities
Unit 4 Cultural and recreational facilities
(E) Setback regulations. Unit 10 Three-family dwellings
Unit 12 Offices,studios and related services
Front The principal fagade of Unit 24 Home occupations
a building shall be built Unit 25 Professional services
within a build-to zone Unit 28 Center for collecting
that is located between recyclable materials
the front property line Unit 36
and a line 25 ft.from the Wireless communication facilities
front property line.
Side,facing street The principal fagade of (C) Density. 10 Units Per Acre.
a building shall be built
within abuild-to zone (D) Bulk and area regulations.
that is located between
the front property line (1) Lot width minimum.
and a line 25 ft.from the
front property line. Single Family 40 ft.
CID 16 :17
May 5,2008
Board of Adjustment
BOA 08-2985 Kelly
Agenda Item 3
Page 9 of 16
(0Iti1,66C c.,.f,
Two Famil 50 ft. Unit 3 Public protection and utilityfacilities
Three Famil 60 ft. Unit 4 Cultural and recreational facilities
Unit 5 Government Facilities
(2) Lot area minimum.4,000 Sq. Ft. Unit 6 Agriculture
Unit 12 Offices,studios and related facilities
(E) Setback regulations. Unit 13 Eating laces
Unit 17 Trades and services
Front The principal facade of Unit 18 Gasoline service stations&drive-in -
a building shall be built restaurants
within a build-to zone Unit 21 Warehousing and wholesale
that-is located between Unit 22 Manufacturing
the front property line Unit 25 Professional offices
front property
and a line ft.from the Unit 27 Wholesale bulk petroleum storage
rt line. story a tanks
Side,facing street The principal facade of facilities with under round
a building shall be built
within a build-to zone (2) Conditional uses.
that is located between
the front property line Unit 2 City-wide uses by conditional use permit
and a line 25 ft.from the Unit 19 Commercial recreation,small sites
front property line. Unit 20 Commercial recreation, large sites
Side, internal, if 5 ft. Unit 28 Center for collecting recyclable materials
adjoining a similar use Unit 36 Wireless communications facilities
unit. Unit 38 Mini-storage units
Side, internal, if 5 ft.
adjoining a different
use unit (C) Density. None.
Rear,without 5 ft. (D) Bulk and area regulations. None.
easement or aIle
Rear,from center line 12 ft. (E) Setback regulations.
of an easement or aIle
FRearwhen
adjoining A or R districts 50 ft.
(F) Minimum buildable street frontage. 40% of lot adjoining C, I,or P districts 25 ft.
width.
ad'oinin A or R districts 50 ft.
(G) Height regulations. Maximum height is 3 stories ad'oinin C, I,or P districts 10 ft.
or 45 feet which ever is less. ad'oinin C. I,or P districts 10 ft.
161.24 District 1-1, Heavy Commercial (F) Height regulations. There shall be no maximum
And Light Industrial height limits in 1-1 District, provided, however,
that any building which exceeds the height of 25
(A) Purpose. The Heavy Commercial District is feet shall be set back from any boundary line of
designed primarily to accommodate certain any residential district a distance of one foot for
commercial and light industrial uses which are each foot of height in excess of 25 feet.
compatible with one another but are -
inappropriate in other commercial or industrial (G) Building area. None.
districts. The Light Industrial District is designed
to group together a wide range of industrial uses, (Code 1965,App.A.,Art.5(VIII);Ord.No.2351,6-2-77;Ord.
which do not produce objectionable No.2430,3-21-78;Ord.No.2516,4-3-79;Ord.No. 1747,6-
29-70; Code 1991, §160.039; Ord. No.4100, §2(Ex.A), 6-
environmental influences in their operation and 16-98; Ord. No. 4178, 8-31-99; Ord. 4992, 3-06-07; Ord.
appearance. The regulations of this district are 5028,6-19-07)
intended to provide a degree of compatibility
between uses permitted in this district and those 161.25 District 1-2, General Industrial
in nearby residential districts.
(A) Purpose. The General Industrial District is
(B) Uses. designed to provide areas for manufacturing and
industrial activities which may give rise to
(1) Permitted uses. substantial environment nuisances, which are
objectionable to residential and business use.
Unit 1 City-wide uses by right
CD161:18
May 5;2008
Board of Adjustment
BOA 08-2985 Kelly
Agenda Item 3
Page 10 of 16
Application for Variance for 39 E South Str
Dear Chairman, April 17, 2008
I am applying for a conditional use permit and a variance on this property so it can be
used as a office/professional space, with residential space in the rear. The property has been
used as retail space since its construction prior to 1930,and has only ceased to function
commercially as it has laid vacant for some years. My variance issue is that the building does not
meet setbacks from the street,and is within some inches on the Northwest comer. I am not
making any changes to the existing boundaries,nor are there any changes to be expected. Thank
you for your consideration.
Ryan Kelly
May 5,2008
Board of Adjustment
BOA 08-2985 Kelly
Agenda Item 3
Page 11 of 16
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Agenda Item 3
Page 15 of 16
BOA08-2985 KELLY
One Mile View
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Overview Legend Boundary
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1 Planning Area
BOA08-29&5 °OJg Overlay District
Outside city Legend
Hillside-Hilltop O erlay District
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May 5,20(8
Board of Adjustme t
M les BOA 08-2985 Kel y
Acienda Item 3
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