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<br />Page 4 of 6 <br /> <br />SETBACK: In addition to setbacks, the related density <br />intensity issues of lot coverage and landscaping are all issues <br />which may be addressed through the Board of Adjustment's special <br />exception process. The various types of special exception which <br />could be available include exceptions to both front and rear <br />setbacks as well as exceptions for buildings located on corner <br />lots (Section 11-605.2.b). Additionally, Section 4-201.3 <br />empowers the Board of Adjustment to grant special exceptions to <br />allow substantial repair of structures that have deteriorated or <br />been damaged in excess of 50% of its fair market value. <br /> <br />All the Board of Adjustment options noted above are <br />currently available in the Zoning Ordinance and have been <br />utilized by Main Street property owners as well as people <br />throughout the City. The Zoning Ordinance charges the Board to <br />grant special exception relief only when it finds that such <br />special exception will not adversely affect the value and use of <br />adjacent or neighboring property or be contrary to the best <br />public interest (Section 11-605)." <br /> <br />The advantages offered by this approach include the <br />availability of this option without ordinance amendment as well <br />as increased oversight control of proposed projects. The <br />possible disadvantages include uncertainties regarding approval <br />(The Board approaches each case individually and does not <br />consider its previous decisions as precedents.) and the somewhat <br />cumbersome nature of the process. <br /> <br />An amendment to the City's Comprehensive Plan identifying <br />and recognizing the special needs and goals of Main Street would <br />help deal with the uncertainty involved with Board of Adjustment <br />cases. Establishing goals and standards against which a-proposed <br />project can be evaluated, would give the Board clear guidelines <br />in making determinations. <br /> <br />There is currently a provision in the residential section of <br />the Zoning Ordinance which could be readily adapted to Commercial <br />applications. It deals with setback "averaging" and could help <br />reduce the need for Board of Adjustment hearings regarding Main <br />street construction projects. This provision, currently located <br />in Section 5-701 states: <br />