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Houston County Board Grants Variance to Replace Unsafe 1959 Garage
Summary
The Houston County Board of Adjustment unanimously approved variances allowing John Goodwin and Shelley Helland to replace a failing 1959 garage and place an accessory structure closer to lot lines than current setbacks permit. Staff cited topography, existing nonconforming construction and minimal neighborhood impact.
The Houston County Board of Adjustment voted unanimously to grant setback variances that will allow property owners John Goodwin and Shelley Helland to replace a deteriorating garage and locate an accessory structure nearer to the lot lines than current zoning allows.
Staff said the application requested three variances: a reduction to the side-yard setback to permit a replacement garage, a reduction to the front-yard setback, and permission for an accessory building near the front lot line. Amelia, county planning staff, told the board the request had been advertised on Nov. 6, 2024, and that written comments would be accepted through Nov. 12, 2024.
The applicant, who spoke at the meeting (recorded in the transcript as an Unidentified Applicant), said the existing garage, built in 1959, "is falling down" and "not safe" and that the replacement is needed to store a truck, a boat and a newly purchased lawn mower. The applicant said surveyor Mark Brickell prepared drawings locating the proposed replacement as close as possible to the existing foundation.
Neighbors raised one concern about potential water runoff; the applicant said the existing foundation and a planned retaining wall would remain in place and "should mitigate that runoff," reducing the likelihood of impact to an adjacent outbuilding. Staff noted the proposal minimizes disturbance to the hillside and that nearby properties have similar site layouts.
In reading the standards for variances, staff said the request met the county's required findings: the variance is in harmony with official controls; practical difficulties exist because topography makes strict compliance more damaging to natural soils and erosion control; special circumstances stem from a previous, pre-zoning nonconforming structure; and the proposed siting represents a minimum variance compared with alternatives that would require extensive hillside disturbance.
After discussion the board moved to vote. The roll-call vote was recorded as follows: Jim Weiser — yes; Wayne Runigan — yes; Franklin Hahn — yes; Ken Anderson — yes; Ken Bissinger — yes. The motion carried unanimously. Staff told the applicants they may proceed with permitting consistent with the approved variances.
The applicants thanked the board at the meeting; the applicant said they were "so grateful" and joked they had "got an early Christmas." The board did not add conditions beyond the standard permitting process.
The board packet and staff analysis are part of the public record; a public hearing had been noticed for Nov. 21, 2024, at 5:00 p.m. in the Houston County Commissioner's Room in Caledonia, and written comments were accepted by the deadline noted above.
