REVIEW COMMENTS
7.A.2
MONAHAN & MONAHAN
(ZNCV 03-020)
ZONING CODE VARIANCE
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 03-251
STAFF REPORT
TO:
Chairman and Members
Planning and Development Board and City Commission
~\\.j./
Michael W. Rumpf
Planning and Zoning Director
THRU:
FROM:
Maxime Ducoste:W
~anner ~~- .
DATE:
October 21, 2003
PROJECT NAME/NO:
Monahan & Monahan/ ZNCV 03-020 (Landscape buffer reduction)
REQUEST:
Request for relief from the City of Boynton Beach Land Development Regulations, Chapter 7.5.
Environmental Regulations Article II, Landscape Code, Section S.D., requiring a 7-foot wide
landscape buffer adjacent to a public right-of-way, to allow a 2-foot lO-inches-wide landscape
buffer, and a variance of 4-foot 2-inches for a commercial office building in a C-2 zoning
district.
PROJECT DESCRIPTION
Property Owner: Sean F. Monahan.
Applicant/Agent: Sean F. Monahan
Location: Northeast corner of N.W. 7th Court and Boynton Beach, Boynton Beach, FL.
Existing Land Use/Zoning: Local Retail Commercial (LRC)/C-1
Proposed Land Use/Zoning: No changes are proposed
Proposed Use: Office Building
Acreage: 0.22 Acre (9,583 square feet)
Adjacent Uses:
North:
A single-family house zoned R-1-A, single family residential district;
South:
Boynton Beach Boulevard right-of-way, and farther south is a commercial property,
Waffle House restaurant, zoned C-2 Neighborhood Commercial District;
East:
A commercial property, Wendy's restaurant, zoned C-2, Neighborhood Commercial
District; and
West:
N.W. 7th Court right-of-way, and farther west is a vacant undeveloped parcel,
Staff Report
Monahan & Monahan
File No. ZNCV 03'020
Page 2
zoned C-2 and farther west a dental office building (Affordable Dental Centre),
zoned C-2.
BACKGROUND
The subject property is located at the northeast corner of N.W. 7th Court and Boynton Beach Boulevard (see
Exhibit "A" - Location Map). Sean F. Monahan, agent and owner, is requesting relief from the above-
referenced Land Development Regulations, which requires a seven (7) foot wide landscape buffer adjacent to
a public right-of way. The site plan application was reviewed and approved by the Planning and Development
Board on July 23'd, 2002. The application proposed to construct one, one-story, office building totaling 1,809
square feet (See Exhibit "B" - Approved Site Plan). When approved, this project provided more than the
required parking space. A total of 9 parking spaces were proposed, including one- (1) handicap spaces. It
should be noted that in an effort to meet the new parking space standards (9 V2 wide by 18 V, feet long) by
redesigning of the northern parking row. This action resulted the encroachment of parking space in the
required landscape buffer.
ANALYSIS
The code states that the zoning code variance 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 with emphasis on the applicant's response to the above criteria
contained in Exhibit "C", which require the request be initiated by special conditions and circumstances that
are peculiar to the subject land, structure, or building, which are not the result of the actions of the applicant,
and that the request is the minimum variance that will make possible the reasonable use of the land, building,
or structure, Staff responses to selected items are as follows:
a. That special conditions and circumstances exist which are peculiar to the land involved and which
are not applicable to other lands/ and
b. That the special conditions and circumstances do not result from the actions of the applicant
Staff Report
Monahan & Monahan
File No. ZNCV 03-020
Page 3
The subject request has been generated as a result of the applicant's intention to gain additional square
footage, consequently involving the relocation of the handicap space along the northwest portion of the
subject property (See Exhibit "B" - Amended Approved Site Plan). On the previously approved site plan, only
one (1) handicap space is required. This space is required to be located to facilitate the closest and safest
route possible. Originally, the required handicap space was proposed to be located adjacent to the building,
along the western property line. The proposed building design was approved with an indentation wide
enough to accommodate the handicap space, a five (5) foot wide handicap access and the required landscape
buffer. This represented the optimal location given the site constraints, Furthermore, the handicap space as
it was originally located and approved met the ADA requirement. The need for the variance appears to be a
result of the applicant's desire to revise the symmetry of the building to remove the indentation and improve
the interior space and exterior appearance. Since the applicant has the ability to construct the project in
conformance with code requirements as demonstrated by the previous approved site plan (See Exhibit "B"-
Approved Site Plan), criteria items "a" and "c" are not met. Further, since the applicant's effort to gain extra
square footage and to achieve aesthetic objectives have caused the necessity for the variance, condition "b"
above is also not satisfied.
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.
Given that the site plan is reviewed and approved initially for compliance with regulations and conformance
with quality design and compatibility objectives intended for the corridor and the zoning district, granting of
the subject request could represent a special privilege not typically conferred to others. This statement is
justified by the fact that relief would represent the lowering of standards to which other site plans are held.
The intent of the landscape buffer is to screen the vehicular use areas from the public right-of-way and to
enhance project aesthetics.
e. That the variance granted is the minimum variance that will make possible the reasonable use of
the land, building, or structure.
Staff acknowledges that the project is providing more than the required number of parking spaces. The site
was designed to accommodate more parking-intensive uses, so as not to restrict the future use of the
building. With respect to criteria "e"above, which relates to the magnitude and necessity of the variance, the
subject property was approved for an office use. Therefore, the building and site was designed to maximize
the site pursuant to the existing code requirement. It is the opinion of staff that "reasonable use" in this case
would mean that the principal use of the project could be any commercial use allowed in the C-2 zoning
district, and as originally intended by the approved site design.
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for relief from Chapter 7.5
Environmental Regulations Article II, Landscape Code, Section S.D., requiring a 7-foot wide landscape buffer,
to allow a 2-foot lO-inch-wide landscape buffer, and a variance of 4-foot 2-inches be denied due to the lack
of hardship.
No conditions of approval are recommended; however, any conditions of approval recommended by the
Planning and Development Board or required by the City Commission will be placed in Exhibit "0", Conditions
of Approval.
Staff Report
Monahan & Monahan
File No. ZNCV 03-020
Page 4
Denial of this variance would require the further redesign of the site and/or building, which is currently
designed to the minimum setbacks, or the return of the design to that which was approved on the original
site plan. It is also noted that the attached site plan shows a slight encroachment into the same buffer by the
north-westernmost parking space. This appears to be a result of the widening of each parking space along
the northern row. The width of each space is shown greater than the previous minimum requirement of nine
(9) feet, but less than the current standard of nine and one-half (9 1/2) feet wide. The spaces should be
redesigned to the previous standard width of nine (9) feet, or reduced by one space to avoid the
encroachment.
If this variance is supported by the Commission, staff strongly recommends that landscaping materials be
maximized in the buffer provided, as well as along the south side of the accessible space, in an attempt to
meet the screening intent of the landscaping regulations.
MWR/MD
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EXHIBIT "D"
Conditions of Approval
Project name: Monahan & Monahan
File number: ZNCV 03-020
Reference;
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
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: None
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
Comments:
1, To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
I 1. To be determined. I I I
S:\Planning\SHARED\WP\PROJECTS\Monahan & Monahan\ZNCV 03-020\COA.doc