REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
MEMORANDUM NO. PZ 99-095
FROM:
Chairman and Members
Planning and Development Board
,r;-Jc.-;C-
Michael W. Rumpf
Director of Planning and Zoning
TO:
DATE:
April 8, 1999
PROJECT DESCRIPTION
Project Name:
Robert Katz Historic House
Applicant:
Robert Katz
Agent:
Martin L. 0' Shea
Owner:
Robert Katz
Location:
Southeast comer of the intersection of S.E. 1'1 Avenue and S.E. 3rd Street (see
Location map -Exhibit "A")
File No:
Land Use Amendment/Rezoning (LUAR 98-002)
Property Description: The subject property consists of 0.43 acre classified Low Density Residential and
zoned R-I-A, single family residential. The property is occupied by a single family
home that is listed on the City's Historic Sites Survey completed in 1996. This house,
known as the Andrews House, was constructed in 1909, is a typical example of the
frame vernacular style, and is recommended for local historic designation due to its
age and condition. This structure was recently moved eastward approximately 35 feet
and restored by Mr. Katz for the purposes of historic preservation and education.
Proposed change/use: To reclassify the subject property to Local Retail Commercial, and rezone to C-2,
Neighborhood Commercial. In addition to the restored historic house, the site is to
be used in conjunction with the proposed retail/office redevelopment project planned
for the property abutting this site to the north (also owned by Mr. Katz). The
principle reason for the proposed commercial classification and zoning is to allow the
subject property to be improved with parking facilities to serve both the historic house
and proposed redevelopment project (See Exhibit "B"- Proposed Use). The C-2
zoning designation proposed as it would allow the proposed parking element, and
would be consistent with the existing C-2 zoning of the adjacent proposed
redevelopment project. Although the C-l zoning district could be viewed as a more
preferable zoning district, or a proper transition between the commercial and
residential districts, the C-l district would also represent a "spot" zone, which is an
isolated and unrelated zoning district, and to be avoided according to basic zoning
practices. Prior to the construction of any non-residential element, the site must
conform to the zoning code which, in part, requires that a 6-foot high, painted
masonry wall be located between commercial and residential zoning districts. Staff
will also place conditions on the approval to help ensure compatibility within this
Page 2
Robert Katz Historic House
File Number: LUAR 98-002
neighborhood. Such conditions will restrict the uses of the subject property, and
require enhanced landscaping.
Adjacent land Uses and Zoning:
North - Right-of-way for S.E. 1'1 Avenue, and farther north various commercial uses zoned C-2;
South - Single family home zoned R-I-A;
East - Right-of-way for the F.E.C. Railroad and farther east, BellSouth zoned CBD;
West - Right-of-way for S.E. 3rd Street and farther west, single family homes zoned R-I-A.
PROJECT ANALYSIS
The criteria used to review Comprehensive Plan amendments and rezonings are listed in Article 2, Section 9,
Administration and Enforcement, Item C. Comprehensive Plan Amendments: Rezonings. This criteria is
required to be part of a staff analysis when the proposed change includes an amendment to the
Comprehensive Plan Future Land Use Map.
a. Whether the proposed rezoning would be consistent with applicable comprehensive plan policies
including but not limited to, a prohibition against any increase in dwelling unit density exceeding
50 in the hurricane evacuation zone without written approval of the Palm Beach County
Emergency Planning Division and the City's risk manager. The planning department shall also
recommend limitations or requirements, which would have to be imposed on subsequent
development of the property, in order to comply with policies contained in the comprehensive
plan.
According to the Comprehensive Plan Future Land Use Support Document, under the "Discussion of Supply
and Demand for Commercial Land" the following is recommended:
"The Future Land Use Plan which is proposed for the City and area to be annexed by the City will
accommodate all of the anticipated demand for commercial land through build-out. Therefore, the
City should not change the land use to commercial categories, beyond that which is shown on the
proposed Future Land Use Plan, except for minor boundary adjustments, small infill parcels, or
commercial uses of a highly specialized nature, which have special location or site requirements, and
therefore cannot, be easily accommodated on already designated commercial areas", and
Policy 1.19.6 reads:
"Subsequent to Plan adoption, do not allow commercial acreage which is greater than the demand
which has been projected, unless it can be demonstrated that a particular property is unsuitable for
other uses, or a geographic need exists which cannot be fulfilled by existing commercially-zoned
property, or no other suitable property for a commercial use exists for which a need can be
demonstrated, and the commercial use would comply with all other applicable comprehensive plan
policies. "
With respect to consistency with the Comprehensive Plan, the subject amendment, consisting of only 0.43
acre, can be construed as a minor boundary adjustment. Furthermore, since the property will not be used
specifically for commercial (retail) uses, the reclassification will not contribute to the actual projected surplus
of commercial land uses. Lastly, in order to maintain consistency with the intent of the Comprehensive Plan
EXHIBIT "e"
Conditions of Approval
Project name: Robert Katz Historic House
File number: LUAR 98-002
Reference: Land Use Amendment/Rezoning
I DEPARTMENTS I INCLUDE ! REJECT I
PUBLIC WORKS
Comments:
UTILITIES
Comments:
FIRE
Comments:
POLICE
Comrnents:
ENGINEERING DIVISION
Comments:
BUILDING DIVISION
Comments:
PARKS AND RECREATION
Comments:
FORESTER/ENVIRONMENT ALIST
Comments:
PLANNING AND ZONING
Comments:
1. Use of the subject property will be limited to a historic home, ancillary
elements such as garage/utility building, outdoor gathering and
entertainment areas, and parking facilities.
2. The code-required buffer wall be constructed on the south and west sides of
the property concurrent with the construction of parking facilities on the
site.
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
I DEPARTMENTS -I INCLUDE I REJECT I
ADDITIONAL CITY COMMISSION CONDITIONS
MWR/kcw
J:\SHRDATAIPLA.'lNING\SHAREDIWPIPROJECTS\KATZ - ROBERT-HISTORIC HOU5E\ABANlEXHlBIT C - CONDo OF APPRVL.DOC