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REVIEW COMMENTS DEV t<:LOPMENT SERVICES DEP ARTMt<:NT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 02-113 STAFF REPORT FOR COMMUNITY REDEVELOPMENT AGENCY BOARD AND CITY COMMISSION June 5 2002 Meeting Date: June 1 1,2002 File No: ZNCV 02-010 - Awnings. Location: South side of Woolbright Road, just east of the Riverwalk Plaza and west of the Intracoastal Waterway Agent/ Owner- Joe Peterson of Slattery & Associates/Restaurant Holdings, Inc. Project: Woolbright Grill Variance Request: Request relief from the City of Boynton Beach Land Development Regulations Chapter 2- Zoning, Section 4 J 8 1 to allow a cantilevered awning on a building wall projecting ten (10) feet in the required twenty (20)-foot rear setback in lieu of the 2.5 feet permitted by code, allowing an additional overhang of 7.5 feet for a restaurant in a C -3 zoning district; and 2. to allow a cantilevered awning on a building wall projecting eight (8) feet in the required thirty (30)-foot side setback in lieu of the 2.5 feet permitted by code, allowing an additional overhang of 5.5 feet for a restaurant in a C-3 zoning district. BACKGROUND The site is located on the south side of Woolbright Road between the Riverwalk Plaza and the Intracoastal Waterway The subject property, totaling 069 acres, is currently zoned C-3, Community Commercial district with a Local Retail Commercial land use designation (see Exhibit "A" - Location Map). The property is also subject of an application for new site plan. Restaurant Holdings, Incorporated proposes to construct a two-story 7,829 square foot "High Quality - Sit Down restaurant" with 1,033 square feet of out-door seating area for a total of 8,852 square feet. The subject property is comprised of two irregularly-shaped and shallow parcels (Parcel I-north and Parcel 2-south), which will be combined in order to accommodate the 2 10- seat restaurant. Parcel I-north has a tnangular shape, it is the area where the restaurant will be built and the subject of these variance applications (see Exhibit "B" Site Plan). These vanance applications are for two (2) awnings; one located on the east side and the other on the north SIde Page 2 Woolbright Grill-Awnings File No. ZNCV 02.010 of the restaurant building. The east awning would be used to cover an outdoor seating area while the north awning would cover an open servicing area for the proposed restaurant. The location of the project presents a unique situation since it is surrounded by a major road, the Riverwalk Shopping Plaza and the Intracoastal Waterway, and dissected by an existing storm water utility line. The following is a description of the land uses and zoning designation of the properties that surround this site: North. Woolbright Road right-of-way; farther north is developed with multi-family apartments (Gulfstream Apartments) with a High Density Residential (HDR) land use designation and zoned Multi-family Residential (R-3); South. Vacant property with a High Density Residential (HDR) I Conservation Overlay District land use designation and zoned Multi-family Residential (R-3); East: Intracoastal Waterway right-of-way, farther east are developed townhouses (Ocean Ridge Yacht Club) in the Town of Ocean Ridge zoned Medium Density Multi-family Residential (RMM); and West: Riverwalk Shopping Plaza with a Local Retail Commercial (LRC) land use and zoned Community Commercial (C-3). ANALYSIS 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 the applicant. c. That granling the variance requested will not confer on the applicanl anv special privilege that is denied by Ihis ordinance 10 olher lands, buildings, or structures in the same zoning district. d. Thalli/eral interpretation of the provisions oflhis ordinance would deprive the applicant of rights commonly enjoyed bv olher properties in the same zoning district under the terms of the ordinance and would work unnecessarv 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. Page 3 Woolbright Grill.Awnings File No. ZNCV 02-010 f. That the gran ling 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 othenvise detrimental to the public welfare. Staff reviewed the requested variance focusing on the applicant's response to the above criteria contained in Exhibit "c" Staff concurs with the applicant's response to criteria "a" above that there exist special conditions peculiar to the subject parcel, namely location of the lot and site constraints Staff acknowledges the unique "enclosed" characteristics of the parcel. The site configuration does not leave sufficient room to design a building offering both, an acceptable footprint with an adequate floor plan (to be economically feasible) and to minimize the need of a variance. Furthermore, an existing storm water utility line that dissects the property is proposed to be relocated, and the building shifted southward. The existence of the utility line, and the configuration of the lot prevent full use of the subject parcel. Staff also acknowledges the existence of a bridge ramp abutting the north property line of the subject parcel that separates the parcel from the adjacent multi-family residences to the north. The ramp combined with Woolbright Road right-of-way measures approximately 125 feet in width. With respect to the other criteria "e" above, which relates to the magnitude and necessity of the variance. The subj ect property has a "triangular" configuration. The east and west property lines run south (along the rear of the Winn Dixie Supermarket) to form the edge of the triangular- shaped parcel. The building is designed to maximize the front (west) and rear (east) setbacks, both measuring twenty (20) feet. The side yard of this property located along the north property line abuts Woolbright Road and the bridge ramp. Furthermore, approximately 12 feet of the eastern portion of the subject property is within the Intracoastal Waterway resulting in a very shallow width. The applicant's proposal includes an open service area (measuring 15 feet by 36 feet) along the north property line abutting the bridge ramp. The ramp combined with the Woolbright Road right-of-way measures approximately 125 feet in width. The City of Boynton Beach Land Development Regulations, Chapter 2, Section 5.1.2 requires a 30 foot side setback for buildings located on properties zoned commercial and which abut residential districts, and Section 5 J 2. limits the encroachment of awnings into the building setback to no more than 2.5 feet. These site limitations along with code requirements represents special conditions and circumstances that limit the typical design flexibility allowed under normal circumstances. These constraints and circumstances also dictate the design of the structure on this irregular-shaped and shallow lot by placing the building at the deepest and northemmost point of the lot which ensures compliance with front and rear setbacks but minimizes design alternatives and full use of the parcel. Options for meeting the overhang limitation for both awnings with the least design impacts appears to be limited to reducing the size of both the east and north awnings to the 2.5 feet overhang required by code, or by reducing building size accordingly The proposed awnings will be made out of canvas with a Hunter Green color The proposed north awning over the service area, will provide a visual screening from the line of sight of vehicles traveling on the Page 4 Woolbright Grill.Awnings File No. ZNCV 02-010 Woolbright Road bridge, while the east awmng IS to provide shade and protection from the elements for the outdoor seating area. With respect to impacts on the area, and criterion "r' above, the project is separated from nearby properties by significant distances and barriers (e,g. the Intracoastal Waterway and Woolbright Road bridge ramp), and there is not a streetscape with a continuous and consistent building setback pattern against which the proposed setback deviation would conflict. Staff concurs that the proposed awnings will not impede on any views nor jeopardize the safety of the public. Therefore, the impacts upon abutting properties are immeasurable. CONCLUSIONS/RECOMMENDA nON In the absence of special hardship criteria used for reviewing simple building appurtenances such as awnings, the general and traditional criteria has been used herein. Staff generally concludes that based on the same lot constraints and features that have justified the variance request for the accompanying building setback, variances for the awnings are also justified. Staff also concludes that the proposed awnings would have no negative impacts upon adjacent properties, would not protrude beyond any other improvement allowed within the setback (i.e. outdoor deck and fenced storage area), and would serve more than a cosmetic purpose. Placement of these awnings in the proposed locations will not impede views nor create any other adverse impacts upon adjacent property Therefore, staff recommends that this request for relief from Chapter 2. Zoning, Section 4.1,8, to allow two awnings to extend farther into the building setback than the maximum allowed by code-2.5 feet-be approved. Any conditions of approval recommended by the Board or City Commission will be placed in Exhibit "D"- Conditions of Approval. MDNMR S\PlanningISHAREDlWP\PROJECTSIWuolbright GriIlIZNCV\ O~-OlU \STAFF REPORT Awningsd\JC '[:1 ! 1':'21 , I I, '\J~ -L-LI ~ PU I i I .~-~l I Location Map Woolbright Grill EXHIBIT "A" ~ I IXQRA WA'r B - ity Boundary 400 - N W~E o 400 Feet s g ~i.i=!i;-:iii!;:~;~1 ~:;; ; I. ll;iil'li:'lll:II'II~ I "'.IIJlI", " '.,j." . " 1"1' i ~.I~..1 al" ".ll~ il~ ilL!,. 'I .., I I ,- ''"'I'" w ~~d:'~~I;~s;~ ~ J~~ ; ::Q!:~.::id:~IE~.; U, a. "I' <l~ "lI"~'iA . x:t.:i:iixl >l~qll 1":. 1'lll:.-':!..a~~I!t; 'i ~.ll\l _g..!-.:i~~1\l~.d,_ .;~ q.=3 ~~lIj"ll,ll~! "I" ..gaQr:3<l}i '=!Ji 11,,111 l~ Q:;:ii \lqA!. ia~ , 1,111', ;,i .. , i li'1i1111'''!'''I''!11j';i' " '1- 1--./I1""5111-'''I'' ., 1 ~i~~QWI.-'J:',";:~il S- i. -I' I Qh ,J;::;, W~ a .. J.~ .. .. ::,~i.lt;~4i!;';I.~'iijl"1: f~_! I' ~ "~-i!Elait:. a-.,.qX.... ir.alli i a<lll1~.-q.'.:~=!l\l 1l1l!'C"d !~_II. .. -!~lli" "' I~jl; i;:.~ I ;ia~JIX ~ ;!'!I :in w q;!; ;I.A I:e~~; ; l,;!.,~ 'j: ';", ;~~:i~Jl 1..: J::::J~j 1Il.__1 " .Q..! 1;=j!d~:I;- Iris i;:::,. ~i Q~~~i::: ~:lI~~_ J-:i .. i~!l"~=t .. .i~i::: ~;~i .I: :!: iI'?.!Ii, X ;If A! 1_'. .. M ...~ lI..qU ~.. l:.! r .'l ~ ~B= a.ll : ~~~ ~ ~ g i i; r ij I li iliii ; ~ ; ~~':: ~ i , lil!IH;;! f. if I iUi'."f' ~"~l,-;;ii .. i /In jI a_~ i i.!l.l ~~. ~ "I" I ~~ n!~~ ~~I ~ i i;~" ! 1;1 51 iii3 I !! ~!~I i'l! "ei,.j :ii!hh . 1",0 " - !"1" .'1 ,- "Ii .m ; ~ I!II '!ai .. ~l!~ J b~i:l ~ I -- Jl5~ ; "=.. iJi! l " ',," I ..;.1. j,' .. _. .. .-. ~ J~: ~ ~~ ~1 11 ~ ~ !..~: S 5511ia:9 tl j-:!i!r1oll ;~!.:i~; ill" ."<1_:.. f" .....:-....: 2 ~ > ! I "N. '- .-- .. ~ ~~~ ... ...tll~' _ , ~ ~1;':..,1~:.~ .,::riJ~ ~ ;}:::-.~~..(~:- "h+\ ~ ;t;:-Z:;FI~;r{j' '~I" -':"'" .": -y":." 'j,', ~~';'rf .... f"'-":...-..r. .. . '}'. .11 .~,,:... -~i- - - t:r;~ I;.t.l ;~J--r~--L-_ i~~:ti~~ . -""".- ..,:.;..Il.]i! '1'11 /... f~~~.,~ .:. ~,I',J f"--:i1' ~a _!:':~'~:t;'~f~~-=11 !! ~u Jlll/lP!,l;i ! Ii nlli I i ! ;; i h Ij.' ; l' 1"1"1 ! IllI"illl;11 ' 1I!Il.! . I ! 1I11!11!ll!illl! llili " j I' ~ I iill/li'I!!!II!lli ! I; I !:llllllllillll 'Jil! a . , ~ , e I III "j Ii , . " ! _C:::IT~pt Jl I' en I.a:. ~r !'I E .!, ~~ j' ~ .. I! ,. WOOLBRIGHT GRILLE 700 WootJlRIGH'T ROAD BOYNTON BEACH, FL 33435 CITY OF BOYNTON BEACH, FlORIDA 2ca;l<;;"1 "Pl' lo~ili~ Ii . i i 1 :~~~~z 11;~! ....:" '1 ....,:, i; , ~~ ~ I , j; ~ , .! S.!. lSTH AV~"'U( I _._._._._.~._.";~I.!!~!9:jr29~.'-: ------EXHIBlJ "8" ~';i 'f~ '!!~ '. !~ i~ " .II'" !:I! 11/:" I'i! II !: I! " .' ,: ,: ii !i .' ': .1 ./-f II !f ,. .r " !: r: !! " .' . II !i I, 'i :: ',I i! !ji ,'! III "f III III i . ~ . " o . . . . . ~ . U1 ..... -j m "tl ~ Z . < . ~'i ~3i . ~h ii,' III , II> I I ~ -' ,-- L._.___. ~ I, ! ',111. I 'I ;I"J' '1'1 IIIII ~ SLATTERY AND ASSOCIATES -~ _...._........... ...fM"....._ --.---....... ...1..'....._ .... : es.~ 1 (' /e2 .]9 25 SLATTEP'i AND HSSJCIFlTES ~ 1551742tS~59 NO 535 GJ02 EXHIBIT "C" r. EAST AWNING s: A. THE PHYSICAL CONFIGURATION OF THE PROPERTY ON WHICH THIS REST AmlANT IS LOCATED IS VERY UNUSUAL IN NA T\JR.E. IT TAPERS FROM NORTH TO SOUTH VERY QUICKLY, CREATING A VERY SHAl.LOW EAST TO V.'EST DIMENSION. THE DESIGN OF A BUll..DING ON THIS SITE ALLOWS FOR NO ADDITIONAL ROO~ FOR A STRUCURAL CANOPY B. AS STATED ABOVE, THE SHALLOWNESS Of THE SITE DOES NOT ALLOW ROOM FOR ADOmONAL STRUCTUl\.E, THEREFORE, THE ADDITION OF A CANTILEVERED AWNING CREATED A SOLUTION NOT REQUIRING ANY STRUCTURAL ELEMENTS WITHIN THE SETBACK. C. THE GRANTING OF THIS V ARlANCE WILL NOT CONFER ANY SPECIAL PRlVELEDGES. HilS AWNING WiLL NOT AFFECT OR IMPEDE ANY VIEWS FROM JI.'EIGHBORING PROPERTIES. D AS STATED IN "A", THE l'NiQUENESS OF OUR SITE WITH THE IMPOSED REAR SETIlACK DOES NOT ALLOW ANY SHADEPRODUCING STRUCTURES. ALSO, THE FACT THAT 12' OF OUR SITE IS OVER W ATEIl DOES NOT ALLOW US TO PROVIDE LANPSCAPING TO SOLVE THIS PROBLEM, E. WE FEEL TllA T SINCE OUR SITE ONLY ALLOWS US VERY LIMlTED LANDSCAPING AT THE EAST SIDE OF OUR PROPERTY, A 10' CANTILEVERED AWNING is REQUIRED TO SHADE THE WTNDOWS ON THE EAST ELEV A nON OF OUR BUILDING. F AGAIN, THIS A WNlNG WILL NOT AFFECT OR IMPEDE ANY VIEWS FROM NEIGHI30RING PROPERTIES, AND WILL 0Nt. Y ADD A POSITIVE AESTHETIC ELEMENT TO TIUS BUlLDING AND TIlE PROJECT 05- 17 --C2 ;]9 25 3LAT"TCPY F1r~D AS,=X I F1TE~ "'t 1 '5617426~59 t'.o 6::5 (;104 EXHIBIT "e" I L.. NORTH AWNING ~ 5 A. THE NORrn SIDE SETBACKFOR DDS PROJECT HAS BEEN INCREASED DUE TO IT'S RELA TN!> ADJACENCY TO A RESIDENTIAL ZONING DISTRICT HOWEVER, IN THIS CASE THE RESIDENTIAL PROPERTY OCCURS TO THE NORTH OF OUR PROPERTY AND ACROSS WOOLBRIGHT ROAD AND THE BRIDGE OVER THE INTRACOASTAL. B. THE APPLICANT IS PROPOSrNGPARTIAL lUlIEF FROM THIS INCREASED SETBACK, BECAUSE OF THE NATUR.E Of THE SITE AND THE ADJOINING CONDITIONS. C. TH'E NAlVlU: OF THE BRIlXiE AND IT'S RAMP IS UNIQUE TO OL'R SITE'S LOCATION. D. THE FACT TIlA T OUR SITE IS ADJACENT TO A RESIDENTIAL ZONING DISTRICT DICTATES THE INCREASED SETBACK. HOWEVER, THE CODE DOES NOT TAKE INTO ~CCOUNT THE UNIQUE PROPERms Of THE LAND ADJOINING OUR SITE. THESE PROPERTIES BEING THE SIZE OF THE BRlDGERAMP AND THE DISTANCE FROM OUR STI'E TO 1llE RESIDENTIAL ZOI'<1'NO DISTRICT E. THIS VARIANCE PROPOSAL IS FOR A SCREENED SERVICE YARD IS' X 36' DDS IS THE SM.ALLEST AREA WE FEEL THAT WE NEED FOR THIS FUNCTION. F THE BRIDGE !lAMP ADJACENT TO OUR PROPERTY ALONG THE NORTH SIDE IS AT AN ELEV A nON TM TWILL AL.LOW THE VEHICULAR TRAFFIC TO LOOK DOWN FROM THE BRIDGE INTO THE SERVICE YARD. l'IV AL.LOWING THIS PROJECT TO CONSTRUCT A MASONRY WALL AND CANVAS A WNlNG OVER THIS SERVICE YARD, IT ALLOWS US TO ?RO'v1DE A VISUAL SCREEN SHlEL.DlNG THE SRVICE Y ARC AND EQUIPMEJ..'1' FROM VIEW IN ADDITION, THE ADJACENT lUSIDENTIAL APARTMENTS Wll.L NEVER HAVE A DIRECT VIEW OF THIS SERVICE Y ARC AND PROPOSED A Wh1NG. OUR REQUEST IN NO WAY ',I,1LL BE INJURIOUS TO THE NEIGHBOIUNG PROPERTY OR THE PUBLIC WELFARE. EXHIBIT "D" Conditions of Approval Project name: Woolbright Grill File number ZNCV 02-010 (Awnings) Reference: I DEPARTMENTS I INCLUDE I REJECT I 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 RECREA nON Comments: NONE X FORESTER/ENVIRONMENTALIST Comments: NONE X PLANNING AND ZONING Comments: NONE X ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD CONDITIONS Comments: Conditions of Approval 2 Woolbright Grill ZNCV 02.010 (AwninQs) I DEPARTMENTS I INCLUDE I REJECT I 1 NONE X ADDITIONAL CITY COMMISSION CONDITIONS Comments: 2. To be determined. MDAI J'SHRDATA\PLANNINGISHAREDlWP\PROJFCTS\Woolbrighl (jrill\Z~CV 02 0111ICon<.!it;on5 of Approval,doc .