BOARD OF ZONING ADJUSTMENT STAFF REPORT Date: April 1, 2019

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1 BOARD OF ZONING ADJUSTMENT STAFF REPORT Date: April 1, 2019 CASE NUMBER 6246/ 4940 APPLICANT NAME LOCATION VARIANCE REQUEST ZONING ORDINANCE REQUIREMENT ZONING AREA OF PROPERTY Volunteers of America 6500 Zeigler Boulevard (North side of Zeigler Boulvard, 185 ± East of Athey Road extending to the East side of Athey Road, 255 North of Zeigler Boulevard). SURFACING: Surfacing Variance to allow an aggregate parking surface in a B-2, Neighborhood Business District. SURFACING: The Zoning Ordinance requires parking surfaces to be paved with concrete, asphaltic concrete, or an approved alternative paving surface. B-2, Neighborhood Business Acres ENGINEERING COMMENTS If the aggregate surfacing is approved for use the applicant will need to have the following conditions met: Submit and receive a Land Disturbance Permit for the proposed site development through Central Permitting. TRAFFIC ENGINEERING COMMENTS No comments. URBAN FORESTRY COMMENTS Property to be developed in compliance with state and local laws that pertain to tree preservation and protection on both city and private properties (State Act and City Code Chapters 57 and 64). Private removal of trees in the right-of-way will require approval of the Mobile Tree Commission. Removal of heritage trees from a commercial site will require a tree removal permit. FIRE DEPARTMENT COMMENTS All projects within the City Limits of Mobile shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code).

2 CITY COUNCIL DISTRICT District 7 ANALYSIS The applicant is requesting a Parking Surface Variance to allow an aggregate parking surface in a B-2, Neighborhood Business District; the Zoning Ordinance requires parking surfaces to be paved with concrete, asphalt, asphaltic concrete, or an approved alternative paving surface in a B-2, Neighborhood Business District. The site has been given a Mixed Commercial Corridor development area, per the Future Land Use Plan and Map, adopted on May 18, 2017 by the Planning Commission. The Future Land Use Plan and Map complements and provides additional detail to the Development Framework Maps in the Map for Mobile, adopted by the Planning Commission at its November 5, 2015 meeting. This land use designation mostly applies to transportation corridors west of I-65 serving primarily the low-density (suburban) residential neighborhoods. MCC includes a wide variety of retail, services and entertainment uses. This designation acknowledges existing commercial development that is spread along Mobile s transportation corridors in a conventional strip pattern or concentrated into shorter segments of a corridor. Over time, new development and redevelopment in Mixed Commercial Corridors is encouraged to raise design quality, improve connectivity to surrounding neighborhoods; improved streetscapes; and improve mobility and accessibility for all users of the corridor. It should be noted that the Future Land Use Plan and Map components of the Map for Mobile Plan are meant to serve as a general guide, not a detailed lot and district plan. In many cases the designation on the new Future Land Use Map may match the existing use of land, but in others the designated land use may differ from what is on the ground today. As such, the Future Land Use Plan and Map allows the Planning Commission and City Council to consider individual cases based on additional information such as the classification request, the surrounding development, the timing of the request, and the appropriateness and compatibility of the proposed use and, where applicable, the zoning classification. The Zoning Ordinance states that no variance shall be granted where economics are the basis for the application; and, unless the Board is presented with sufficient evidence to find that the variance will not be contrary to the public interest, and that special conditions exist such that a literal enforcement of the Ordinance will result in an unnecessary hardship. The Ordinance also states that a variance should not be approved unless the spirit and intent of the Ordinance is observed and substantial justice done to the applicant and the surrounding neighborhood. Variances are not intended to be granted frequently. The applicant must clearly show the Board that the request is due to very unusual characteristics of the property and that it satisfies the variance standards. What constitutes unnecessary hardship and substantial justice is a matter to be determined from the facts and circumstances of each application

3 The applicant states the following reasons for the variance requests: The purpose of the Use Variance application is to allow gravel surfacing in a B-2 zone. The gravel surfacing will be used in the trailer parking area only and public visibility is limited. It will also reduce the impervious foot print of the site therefore decreasing the stormwater runoff. Neither the site plan nor the narrative clearly identify what type of trailers will be parked within the proposed designated gravel parking area; nor is a timeline provided explaining the duration of the stay of the trailers. The applicant states that it will reduce the impervious foot print of the site therefore decreasing the stormwater runoff. However, the entire site, with the exception of the proposed gravel area designated for trailers is depicted as being paved, thus the small area in which the applicant is asking for relief from paving would not serve as a substantial reduction in the impact of decreasing stormwater runoff. Furthermore, the applicant has not provided sufficient justification as to what hardships exist with the property that would prevent the applicant from coming into full compliance. The applicant did not fully explain the necessity or an associated hardship for the gravel parking area for the trailers. Additionally, parking of trailers beyond what is needed to provide deliveries to the associated B-2 uses would result in a use violation of the Zoning Ordinance. Furthermore, the applicant has not illustrated that a literal enforcement of the Ordinance would result in an unnecessary hardship, and there seem to no unusual characteristics of the property that satisfy variance standards. RECOMMENDATION: fact for Denial: Staff recommends to the Board the following findings of 1) approving the variance will be contrary to the public interest due to the need for aggregate parking and surfacing should be required for a commercial business located within a B-2, Neighborhood Business district; and no hardship is illustrated by requiring compliant surfacing ; 2) special conditions do not exist and there are no hardships which exist that make the approvals necessary; and 3) the spirit of the chapter shall not be observed and substantial justice shall not be done to the surrounding neighborhood by granting the variance because no hardship is illustrated with respect to complying with the parking surface requirements of the Zoning Ordinance

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