BSL Planning & Zoning Update

February 23, 2021

Planning and Zoning Commission Co-Chairman Kyle Lewis recounts the proceedings of the February 23, 2021 meeting.

Sven Mieke | Unsplash

It is my pleasure to provide a recap of the February Planning & Zoning Meeting. The meeting was busy and well attended with a total of twelve applications slated on the agenda. I always want to thank those in attendance as I cannot express how important neighborhood feedback is to the commission. I value and respect all comments and feedback for those individuals that have the potential to be impacted by proposed applications and developments.

---

---

Applications

• ADAM (Withdrawn) - Application for Text Amendment to the Zoning Ordinance. The applicant is asking to amend Section 621: CHART OF USES FOR ALL ZONING DISTRICTS, for the I-1 Limited Industrial District. The reason for the amendment is the specific provision(s) of the Ordinance involved is Article XIV, AMENDMENTS, 1401.3 AMENDMENT POLICY, (A) Mistake. The property is located at 309 Third St.
• KANE - Application for Variance to the Zoning Ordinance. The applicant intends to connect the rear accessory structure along with an enclosure to the primary residence, therefore will need a 3’ variance resulting in a 5’ setback to the side yard. The property is located at 504 North Beach Boulevard
  • The applicant’s intent was to enclose an existing carport and walkway with the potential to eventually re-locate a pool. The necessity of the variance is to expand the area of the breeze way while staying parallel with the existing carport. There was no input or comments for those in attendance and the application passed unanimously with a 7-0 vote.
• STAGE - Application for Variance to the Zoning Ordinance. The applicants intend to build an addition to the rear of the residence and will need a 3’ variance resulting in a 17’ setback to the rear yard. The property is located at 108 Sycamore Street.
  • John Anderson approached representing the application on behalf of the applicant explaining the reason for the variance being requested. Mr. Anderson explained the applicant intends to make a new addition to the rear of the existing residency to expand the current living area. The applicant is currently is short term occupant but is looking to move to the area full-time. There was no input or comments for those in attendance and the application passed unanimously with a 7-0 vote.
• CORR FINANCIAL - Application for Variance to the Zoning Ordinance. The applicant intends to build a single family structure on this parcel of land, therefore asking for a variance of 5’ resulting in a 20’ setback to the front yard, a variance of 5’ resulting in a 3’ setback to the side yard, and a variance of 5’ resulting in a 15’ setback to the rear yard. The property is located at 101 Phillip Street.
  • Mr. Corr was present to address the commission for his request to seek a variance to build a single-family structure on this stated parcel of land. Mr. Corr informed the commission that he intends to build (3) homes adjacent to this lot in which he currently owns and is not seeking any variances. The need stated for the variance setbacks on this application is to preserve a registered live oak tree on the Northeast part of the property. Mr. Corr explained to the commission that a professional arborist inspected and trimmed the tree in addition to fertilizer placed in his best attempt to save the tree.
  • There were (6) adjacent property owners present to voice their opposition to the application. The concerns voiced in opposition focused on concerns that the root system of the oak tree were compromised by removing other trees next to it in proximity as well as concerns that a house should not be built along the dripline of the tree as it can prove detrimental to the life of the tree. Another concern voiced in opposition was that the notices were not appropriately received for this application.
  • Mr. Corr’s plans outlining the footprint of the home at 2,144 sq. feet on a total lot size of 5,948 sq. feet which comprises about 36% of the lot size. Commissioner Lewis asked the applicant if a smaller home could be achievable as to not disrupt the dripline of the oak tree and could be done potentially without necessitating a variance to the setbacks. Mr. Corr commented this could not be achieved as he would like to mirror the homes in Chapel Hill and make them symmetrical. Commissioner Lewis pointed out that the homes in Chapel Hill are asymmetrical and this does not diminish the aesthetic appeal.
  • The commission passed the applicants request by a 5-2 vote with Commissioner Lewis and Commissioner Webber opposing the request.

• BRISBI DEVELOPMENT - Application for Variance to the Zoning Ordinance. The applicants intend to build a single-family residence, therefore asking for a variance of 3’ resulting in a 5’ setback to the east and west side yards. The property is located at 134 DeMontluzin Avenue.
  • The applicant discussed his intention to build a single-family dwelling. This property is zoned R-3 which includes Multi Family district. The need for the variance per the applicant is due to the smaller lot dimensions and his intent to build a home that is both functional and aesthetically appealing. There was no input or comments for those in attendance and the application passed unanimously with a 7-0 vote.
• HAND - Application for Variance to the Zoning Ordinance. The applicant intends to build a carport to the side of the residence and add a roof over an existing deck. The applicants will need an 8’variance resulting in a 0’ setback to the side yard for the carport and a variance of 5’ resulting in a 3’ setback to the side yard, and a variance of 17’ resulting in a 3’ setback to the rear yard for the deck. The property is located at 106 Carroll Ave.
  • Mr. Hand informed the commission that he has discussed his plans with his immediate neighbors and has no voiced concerns of his intent to build a carport and enclose an existing deck with a roof covering. Mr. Hand currently has a guesthouse to the rear of the existing house and would run parallel with the same lot line. Mr. Hand also addressed the need to mitigate any runoff from the new carport via gutters should the need arise. There was no input or comments for those in attendance and the application passed unanimously with a 7-0 vote.
• HOSLI - Application for Variance to the Zoning Ordinance. Applicant intends to build a single-family residence on the existing slab and will need a 3.5’ variance to the side yard resulting in a 4.5’ side yard setback. The property is located at 2077 Bonney Drive.
  • Mr. Hosli informed the commission of his intent to build a single-family dwelling on an existing slab that was previously approved through the County prior to Hurricane Katrina but unfortunately had to delay the start of this project up to this point. His plans include the original layout which was previously approved. There was no input or comments for those in attendance and the application passed unanimously with a 7-0 vote.

•  WALLEY - Application for Variance to the Zoning Ordinance. The applicants intend to build a carport fronting on Eighth St., therefore needs a variance of 10’ resulting in a 2’ setback to the side yard. The property is located at 310 Seube Street.
  • Ms. Walley informed the commission of her intent to build a carport resulting in a 2’ setback to the side yard. The covered carport would lie within the current fence line which sits on a large size lot with minimal impact to the surrounding area. There was no input or comments for those in attendance and the application passed unanimously with a 7-0 vote.
• ROGERS- Application for Special Subdivision Plat Approval and Variance to the Zoning Ordinance. The applicant would like to subdivide the parcel of land into (2) two new parcels. Parcel 1 will need a variance of 3,099.09 sf. resulting in a total of 8,900.91sf to the minimum lot area and a variance of 47.67’resulting in a total of 52.33’to the minimum lot width. Parcel 2 will need a variance of 4,119.68 sf. resulting in a a total of 7880.32 sf. to the minimum lot area and a variance of 47.67’resulting in a total of 52.33’to the minimum lot width. The property is located at 1209 Old Spanish Trail.
  • The applicant was not present at the time of the meeting. I want to apologize to those that were in attendance and did not have an opportunity to speak of the application. Commissioner Lewis motioned the application to be tabled for the next meeting on March 30. This will allow the applicant to provide an opportunity to explain the intent and address any questions and/or concerns brought about by the commissioners or surrounding neighbors.
• DO-MAR, LLC dba BENFATTI CONSTRUCTION - Application for Special Subdivision Plat Approval and Variance to the Zoning Ordinance. The applicant would like to subdivide the parcel of land into (2) two new parcels of land. Both Parcels 1and 2 will need a variance of 4,385sf. resulting in a 6,115sf to the minimum lot area. The property is located at 327 St. George Street.
  • Mr. Benfatti was present to inform the commission of his intent to subdivide a parcel of land to accommodate (2) single family dwellings. The parcels would need a variance to the total square footage of the minimum lot area. It is worth mentioning the lot did not need a lot width variance as it was 150’ lot width and with the subdivision of property would be (2) 75’ lot widths. Mr. Benfatti also pointed out that most lot sizes are relative to this request in the area so it would not be inconsistent with the surrounding area. Mr. Benfatti explained he already has interested parties that would like to build homes on the lots. There was no input or comments for those in attendance and the application passed with a 6-1 vote with commissioner Lewis opposing the application. The main basis I had in opposition is that this lot contains a rarity in the area with a large lot width and solid square footage and believe it is important to preserve the dwindling number of these good size lots to best preserve the quality of life we have all come to cherish.
• DIFILIPPO - Application for Variance to the Zoning Ordinance. The applicant intends to add a porch to the front of the residence therefore will need a variance of 13’-4” resulting in an 11’-8” setback to the front yard. The property is located at 316 Ulman Ave
  • Commissioner Doescher recused herself for the vote. Amy Doescher approached representing the application on behalf of the applicant. Ms. Doescher explained the current upgrades to the home, which include adding a front porch resulting in a needed variance to the front yard. There was no input or comments for those in attendance and the application passed unanimously with a 6-0 vote.
• THE CITY OF BAY ST LOUIS is requesting an Amendment to the Zoning Map. The property in question is located at 725 Highway 90, Parcel 137H-0-25-044.000; Pt. J. Bouquie Claim (N/S Hwy 90). The property currently lies in two zoning districts, C-3, Highway Commercial District and R-1, Single Family District. The City is requesting a change in the zoning map to the above mentioned parcel of land for a segment of land that lies in an R-1, Single Family District to a C-3, Highway Commercial District due to a mistake in the Zoning Map and it is in the public interest to correct this error.
  • Charlene Black, Zoning Director, explained the need for the proposed amendment due to a mistake in the Zoning Map and it is in the public interest to correct.

 
I want to thank all Commissioners for their time and insight to ensure our prosperous area continues to see smart and planned growth that is in the best interest for all. It is a privilege to have the opportunity to provide an overview of the meeting and I look forward to seeing you all next month.
 
Very respectfully,
Kyle Lewis
Co-Chairman
Ward 4