REVIEW COMMENTS
ut:VELOPMENT SERVICES DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM # PZ 00-257
Staff Report
Planning and Development Board
and
City Commission
Meeting
Date:
August22,2000
File No:
ZNCV 00-014 frontage
Location:
East Railroad Avenue, south of SE 8th Avenue
Owner:
Mark Daly
Project:
Future commercial building.
Variance
Request:
Request relief from the City of Boynton Beach Land Development Regulations,
Chapter 2, Zoning, Section 6.C.3., to allow a 45-foot reduction from the 75-foot
minimum frontage required within the C-3 zoning district or a 30 foot frontage.
BACKGROUND
The subject property is currently zoned C-3, Community Commercial district, and is described
as including half of lot 13, and all of lots 14,15, and 16 of Block E, Hathaway Park, with 176
feet fronting along a platted and unimproved street known as East Railroad Avenue. The
property is also the subject of an application requesting the abandonment of a segment of the
30 foot right-of-way of East Railroad Avenue. If the abandonment is approved, the property
frontage will be reduced from 176 feet to 30 feet thus becoming non-conforming according to
C-3 district regulations that require a minimum frontage of 75 feet. The approval of this variance
request is a condition of abandonment approval (see Memorandum # PZ 00-118). Currently,
the subject neighborhood is mostly developed (see Exhibit "A" - Location Map).
The applicant desires to redevelop the property for commercial uses, as depicted in Exhibit
"B"- Preliminary Site Plan.
The following is a description of the zoning districts and land uses of properties that surround
the subject property:
North: Rear yard of a single-family dwelling zoned C-3
South: Vacant lot zoned C-3.
East: Single-family and duplex dwellings zoned R-2.
West: FEC Railway Right-of-way and further west industrial parcels zoned M-1.
Page 2
Mark Daly
File No. ZNCV 00-014
ANAL YSIS
The code states that the zoning code variance can not be approved unless the board finds the
following:
a. 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 zoning district.
b. That the special conditions and circumstances do not result from the actions of ti1e
applicant.
c. That granting the variance requested will not confer on the applicant any special privilege
that is denied by this ordinance to other lands, buildings, or structures in the same zoning
district.
d. That literal interpretation of the provisions of this ordinance would deprive the applicant of
rights commonly enjoyed by other properties in the same zoning district under the terms of
the ordinance and would work unnecessary and undue hardship on the applicant.
e. That the variance granted is the minimum variance that will make possible the reasonable
use of the land, building, or structure.
f. That the grant of the variance will be in harmony with the general intent and purpose of
this chapter [ordinance] and that such variance will not be injurious to the area involved or
otherwise detrimental to the public welfare.
Staff has conducted this analysis focusing on items "a", Ue" and "f' above, which recognizes that
the request is motivated by peculiarities of the parcel, which make difficult a more reasonable
use of the land, and at the same time granting the variance will be in harmony with the general
intent and purpose of City regulations, and not detrimental nor injurious to the area and public
welfare.
According to the applicant's response to the above criteria, (see Exhibit "C"), the East Railroad
Avenue abandoned right-of-way would provide him with the necessary land to facilitate
ingress/egress to his commercial property, allowing him reasonable and safe use not
detrimental nor injurious to the public. Indeed, staff believes that granting the variance would
allow for the development of property and contribute toward revitalization of this area.
However, it must be emphasized that the actual hardship is only created if the proposed
abandonment is approved.
The subject applications are generally consistent with the Comprehensive Plan which
encourages redevelopment of this pocket of C-3 zoned property. The Future Land Use
Element of the Comprehensive Plan, in Section VIII. Land Use Problems and Opportunities,
1.m., recognizes the need for development of this C-3 area conditioned upon compatibility with
the residences located to the east.
Page 3
Mark Daly
File No. ZNCV 00-014
CONCLUSIONS/RECOMMENDATIONS
Staff recognizes that the property with its original frontage of 176 feet along East Railroad
Avenue is in compliance with the minimum 75 foot frontage requirement for the C-3 zoning
district, and that by virtue of the (assumed approval of the) Railroad Avenue right-of-way
abandonment, the property will become non-conforming thus conferring special circumstances
to the land. .
Staff also recognizes that the applicant's action (abandonment request) has resulted in special
conditions to his parcel and thus created the hardship and need for this variance request. On
the other hand, staff realizes that the variance would allow a more reasonable use of the
property.
In summary, in granting the req.uested variance, the following factors should be considered:
1) The unique location of the parcel as a result of the (assumed approved) abandonment; and
2) The variance will allow for future commercial development that otherwise may not be
feasible.
The requested variance is supported more by special circumstances than by traditional
hardship. However, consistent with the support for the accompanying abandonment application,
staff recommends that this request by Mr. Mark Daly for a variance from the City of Boynton
Beach Land Development Regulation~, Chapter 2, Zoning, Section 6.C.3., as described herein
for the purpose of future commercial development be approved. No conditions are required, but
any condition placed by the Board will be included in the Exhibit "0", Conditions of Approval.
MRldim
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LOCATION MAP
MARK DALY VARIANCE
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EXHIBIT lie
Re: Mark Daly
Variance application, E Railroad Avenue, adjacent S 1/2 Lot 13, Lots 14, 15, 16 Blk E
Hathaway Park,
Responce to item 5 ( Statement of special conditions, justifying the requested
exception, City of Boynton Beach, Zoning Code Variance' Application).
A. That special conditions and circumstances which are peculiar to the land.
This property fronts on East Railroad Avenue ( 176.80' ), a unimproved 30' right-
of-way which the City of Boynton Beach does not intend to improve and maintain and
the property owner is petitioning for abandonment. with the intention of constructing
the required private drive and parking with ingress, egress easement to provide access
to the property tenants. the public and for city services, therefore the ingress,
egress easement will provide the required frontage.
B. That the special conditions and circumstances do not result from the actions of the
applicant. The 30' right-of-way was created by the subdivision plat at a time when
30' road right-of-ways were acceptable and the fact that the roadway has not been
constructed adjacent to the railroad is generally common throughout the city of
Boynton Beach.
C. That granting the variance requested will not confer on the applicant any special
privilege that is denied by this ordinance to other lands. The app=oval of this actic~
will allow the applicant to comply with the requirements of this ordinance and not be
considered as a special privilege.
D. That literal interpretation of the provisions of this chapter ~ould deprive the
applicant of rights commonly enjoyed by other properties in the same zoning district
under the terms of the ordinance and would work unnecessary and undue hardship on the
applicant. The abandonment of the 30' right-of-way which the applicant feels is
necessary to justify him improving the property and constructing the access road~ay
as a private roadway will leave only a 30' frontage at the end of the abandoned
30' right-of-way and the property line. The City acceptance of the ingress, egress
easement for the required frontage will treat this property the same as other p=operti2
in the same zoning for frontage.
E. That the variance granted is the m~n~mum variance that will make possible the reasonab~'
use of the land. The acceptance of the ingress, egress easement for the required
frontage, justifies the applicant constructing the required access roadway and as a
private roadway allows the required control of said roadway to protect tenants propercy
the sice improvements and the public as they access the property for services offered.
F. That the granting of the variance will be in harmony with the general i~cent and
purpose of this chapter and that such variance will not be injurious to the area
involved or otherwise detrimental to the public welfare. The granting of this variance
will allow the applicant to develop the property as required by the ordinance and
the proposed ingress, egress easement will provide sare access to the public and ~i~l
improve the area involved.
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EXHIBIT "D"
Conditions of Aooroval
Project name: MAlU( DAL Y VARIANCE
File number: ZNCV 00-013
Reference: Aoolication form dated 07/18/00.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: None X
UTILITIES
Comments: None X
FIRE
Comments: None X
POLICE
.
Comments: None X
ENGINEERING DIVISION
Comments: None X
BUILDING DIVISION
Comments: None X
PARKS AND RECREATION
Comments: None X
FORESTER/ENVIRONMENTALIST
Comments: None X
PLANNING AND ZONING
Comments: None X
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
1. None X
ADDITIONAL CITY COMMISSION CONDITIONS
1. To be determined.