REVIEW COMMENTS
7.A.l
WOOLBRIGHT PLAZA
(ZNCV 02-009)
ZONING CODE VARIANCE
DEVELOPMENT DEPARTMEN'
PLANNING AND ZONING DIVISIUN
MEMORANDUM NO. PZ 02-170
STAFF REPORT FOR
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
August 15, 2002
Meeting
Date:
August 27,2002
File No:
ZNCV 02-012 Buffer wall
Location:
306 S. Congress Avenue, Boynton Beach, FL.
Agentl
Owner:
Press Tompkins, HPT Consultants, Inc. 1 Veronica Motiram
Project
Name:
Woolbright Plaza
Variance
Request:
Relief from Chapter 2, Zoning, Section 4.L - Buffer Walls, to allow a landscape buffer
along the north 276.96 feet of the western property line in lieu of the required six (6) foot
high stucco masonry buffer wall to separate a commercial district from the abutting
residential district.
NATURE OF REQUEST
Press Tompkins of HPT Consultants, agent for the owner Veronica Motiram, is requesting a zoning code
variance to seek relief from constructing a solid masonry buffer wall along the north 276.96 feet of the
western property line that is abutting a residentially-zoned property. The site is located at the southwest
comer of Woolbright Road and Congress Avenue (see Exhibit "A"-Location Map).
The construction of the wall became a requirement in connection with an application for conditional use
approval (CaDS 01-007). The project intent is to raze the existing 5,645 square-foot (vacant) bank
building located approximately in the center of the 4.945-acre parcel, and to replace it with a four-story
office / commercial building and a one (1) story drug store 1 commercial building. The four-story building
will be a total of 40,000 square feet in area. The first floor (10,000 square feet) will have commercial /
retail uses while floors two through four (30,000 square feet) will be used solely for office purposes. The
one-story building is approved for 19,290 square feet, and is to contain a Walgreen's Drug Store (14,490
square feet) and 4,800 square feet of commercial 1 retail area.
The entire project is to be built throughout three (3) phases; however, all infrastructure, including
landscaping, parking, etc. will be completed by the end of the first phase prior to the issuance of a
certificate of occupancy. According to the approved site pIan, the four-story office 1 commercial building
will be built during Phase I. The Walgreen's Drug Store portion of the one-story building will be
completed during the second phase, and the remaining portion of that building will be built during Phase
III. The Walgreen's Drug Store will be constructed on the northern portion of the parcel (see Exhibit "B"-
Proposed Site Plan). The subject request is a prerequisite to using a landscape buffer in place of the six (6)
foot high buffer wall that is required by the City's Land Development Regulations, Chapter 2 ~ Zoning,
Section 4.L., where a commercial district abuts a residential district.
Page 2
Woolbright Plaza Buffer Wall
File No, ZNCV 02-009
BACKGROUND
The site is located at the southwest comer of Woolbright Road and Congress Avenue. The subject
property, totaling 4.945 acres, is currently zoned C-3, Community Commercial district and classified Local
Retail Commercial. The subject site abuts Quail Run Villas to the west, a residential development zoned
PUD, Planned Unit Development.
The following is a description of the land uses and zoning designation of the properties that surround this
site:
North: Right-of-way for Woolbright Road, farther north property classified Local Retail Commercial
(LRC), zoned Community Commercial (C-3), and developed with a Mobil service station;
South: Developed property classified Local Retail Commercial (LRC), zoned Community Commercial
(C3) and developed as Woolbright Corporate Center;
East: Right-of-way for Congress Avenue, farther east property classified Local Retail Commercial
(LRC), zoned Community Commercial (C-3) developed as an Amoco service station, and property
classified Local Retail Commercial (LRC), zoned Planned Commercial Development (PCD)
developed as Boynton Shoppes; and
West: Quail Run water detention area, farther west is developed property classified Low Density
Residential (LDR), zoned Planned Unit Development (PUD) and occupied by Quail Run Villas.
ANALYSIS
The code states that zoning code variances cannot 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 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 granting 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 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 exists special
conditions peculiar to the subject parcel, namely location of the 10t and site constraints. The site 10cated
adjacent to a water retention area to the west. This water retention area provides a separation of
approximately 600 feet between the adjacent residential property to the west (Quail Run Villas) and the
subject parcel. Furthermore, an existing utility easement (16 feet in width) extends along most of the
Page 3
Woolbright Plaza Buffer Wall
File No, ZNCV 02-009
western and southern boundaries of the subject property.
With respect to criteria "b" above, the applicant states that: "... The applicant purchased the property in
March 1996, the property was platted and the improvements were installed prior to this date..." Staff
agrees, that the existence of the utility easement along the west property line has established the special
conditions and circumstances not resulting from actions of the applicant, therefore satisfying criterion "b"
above.
As part of analyzing this request against the above criteria, staff evaluated the impact upon the character of
the existing neighborhood, and alternatives to avoid the variance request. The city's Land Development
Regulations require the erection of a masonry wall between commercially-zoned and residentially-zoned
properties. The location of the landscape buffer is between properties with both designations. The
applicant states: "... there is a separation in excess of 600 feet due to the lake within the residential
property..." Staff agrees that a landscape buffer and the significant distance should serve as an adequate
alternative to a buffer wall to mitigate any impacts on the adjacent property to the west. Therefore, the
impacts upon the abutting parcel would be insignificant.
An existing 8-inch wide Ductile Iron Pipe (DIP) water main runs through this active utility easement
located along the western boundary. According to Chapter 2, Section 4.L, a solid, stucco masonry wall is
required along the rear property line because this commercial property abuts a residential district.
However, the minimum setback required, two (2) feet would maintain the wall within the easement. A
vegetative buffer, such as a row of hedges in lieu of a wall, cannot be a consideration for this project
without the variance because a vegetative buffer is applicable only to Office / Professional Commercial (C-
1) districts. No walls are required along the north, east, or south property lines. Furthermore, staff believes
that regardless of what use is ever proposed for the subject property, within the scope of the allowable uses
of the C-3 zoning district, the subject variance would be required as the minimum variance needed to make
possible the reasonable use of the land and therefore, the request would satisfy criterion "e" above.
It is the position of staff that the applicant has demonstrated that this request represents the minimum
necessary to make possible the reasonable use of the property. The purpose of the buffer requirement is to
provide a visual and noise barrier between the residential and commercial properties. A dense landscape
buffer, along with the distance separation created by the water retention area of Quail Run Villas, should
serve as a reasonable buffer for the adjacent residential neighborhood. However, Shade trees, with their
extensive root systems cannot coexist with utilities infrastructure and therefore, are not allowed within
these areas. The applicant has proposed a design solution to overcome this challenge. This alternative
consists of a landscape area that measures ten (l0) feet in width and includes an array of Areca Palms and
clusters of Sabal Palms supplemented with a Cocoplum hedge (see Exhibit "D" - West Buffer Detail).
Staff recommends that special minimum planting specifications be required for the buffer plants to
maximize the immediate screening density.
RECOMMENDATION
Staff recommends approval of this request for a variance from the City of Boynton Beach Land
Development Regulations, Chapter 2, Zoning, Section 4.L - Buffer Walls, to allow a landscape buffer
along the north approximately 277 feet of the western property line in lieu of the required six (6) foot high
stucco masonry buffer wall to separate a commercial district from the abutting residential district. The
current use of the adjacent residentially-zoned parcel as the water detention area for Quail Run Villas; the
significant distance separation between the two (2) sites; the potential damage to the existing utilities
infrastructure; and the conflicting location of the utility easement on this property represent special
conditions and circumstances affecting the requirement for a buffer wall.
Page 4
Woolbright Plaza Buffer Wall
File No, ZNCV 02-009
Staff conditions and any other condition(s) recommended by the Planning and Development Board or the
City Commission will be included in the Exhibit "E" - Conditions of Approval.
J:ISHRDA T AIPlanninglSHAREDI WPIPROJECTSI Woolbright PlazalZNCV 02-0091staff report west buffer waIL doc
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CONSULTANTS, INC.
3350 N,W, Boca Raton Blvd,
Suite B-38
Boca Raton, FI. 33431
Tel 561-998-0955
Fax 561-997-5721
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PROFESSIONAL
ENGINEERING
LAND DEVELOPMENT
.
SITE EVALUATION
.
C( WERN!\II'NIAL
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PERMITTING
.
TRAFFIC ANALYSIS
& CONCURRENCY
.
PROJECT MANACFMENT
.
ENVIRONMENTAL
EXHIBIT "e"
May 15,2002
City of Boynton Beach
Department of Development
Planning and Zoning Division
100 East Boynton Beach Blvd.
Boynton Beach, Florida 33425-0310
RE: Woolbright Plaza Variance Request
VARIANCE JUSTIFICATION
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.
Response: This site was previously platted and utilities were placed
around the perimeter of the site in order to supply water and sewer for
future development. By placing these utilities along the perimeter of the
site, this precluded the placement of the buffer wall along the required
property line, This is unique to this site and serves as a special
circumstance,
B. That the special conditions and circumstances do not result from the
actions of the applicant.
Response: The applicant purchased the property in March of 1996, the
property was platted and the improvements were installed prior to this
date, therefore actions of the applicant did not create this special
circumstance.
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.
Response: The granting this variance would not confer any special
privilege as the circumstance that created the problem is unique to this
site and does not affect any other properties located within the same
zoning district.
EXHIBIT "e"
D. That the literal interpretation of the provisions of this chapter would
deprive the applicant of the 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.
Response: A literal interpretation of the Ordinance would be an
unnecessary and undue hardship on the applicant as the requirement for
the wall with the location of the existing utility easement would severely
restrict the site plan for this parcel. This variance would deprive the
applicant of the rights commonly enjoyed by other properties; ie other
properties would be able to development their sites at the allowed
building coverage and parking requirement and this site would have to
reduce building coverage and parking to accommodate the buffer wall
and the existing utility easement.
E. That the variance granted is the minimum variance that will make possible
the reasonable use of the land, building or structure.
Response: The variance requested is the minimum that will make
possible the reasonable use of the land. The variance is only for the north
276.96 feet of the west property line, The remaining 251.16 feet of the
west property line will have the wall constructed as there is no conflict
with existing utilities,
F. That the granting of the variance will be in harmony with the general
intent and purpose of this chapter and that such variance will not be
injurious to the area involved or otherwise detrimental to the public
welfare.
Response: The granting this variance will not be injurious or otherwise
detrimental to the public welfare, The required wall is a separation
between commercial and residential uses. The location of this required
wall will not affect the adjacent residential property as there is a
separation in excess of 600 feet due to a lake within the residential
property and the wall would be on the back side of the commercial
property and would not be easily seen from either Congress Ave. or
Woolbright Road.
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EXHIBIT "0"
. 6' COCOFLUM !-lEDGE ./
10'
WEST BUFFER DETAIL
N,r~
EXHIBIT "E"
Conditions of Approval
Project name: Woolbright Plaza
File number: ZNCV 02-009 (Buffer wall)
Reference:
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: NONE
UTILITIES
Comments: NONE
FIRE
Comments: NONE
POLICE
Comments: NONE
ENGINEERING DIVISION
Comments: NONE
BUILDING DIVISION
Comments: NONE
PARKS AND RECREATION
Comments: NONE
FORESTER/ENVIRONMENTALIST
Comments: NONE
PLANNING AND ZONING
Comments:
1. A minor modification to the approved Woolbright Plaza site plan (COUS 01-
007) is required to change plans for the landscape buffer.
2. With respect to consistency this variance approval is contingent upon the
proposed west buffer detail as shown as Exhibit "D", This buffer shall
include but not be limited to planting material such as Areca Palm, Sabal
Conditions of Approval 2
Woolbright Plaza
ZNcV 02-009 (Buffer wall,
I DEPARTMENTS I INCLUDE I REJECT I
Palmetto and Cocoplurn hedge.
3. The planting material such as trees (Areca Palms and Sabal Palmetto) shall be
a minimum of twenty (20) feet in height. The proposed Cocoplurn hedge shall
be a minimum offour (4) feet in height at time of installation.
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments:
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
4. To be determined.
J:\SHRDATA\PLANNING\SHAREDlWP\PROJECTS\Woolbright Plaza\ZNCV 02-009\Conditions of ApprovaLdoc
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