REVIEW COMMENTS
TO:
THRU:
FROM:
DATE:
SUBJECT:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-234
Chair and Members
Planning and Development Board
Michael W, Rumpf r-- (,/~-:>---
Planning and Zoning Director
Kathleen Zeitler IC Z
Planner
January 10, 2006
Abandonment Request - SW ih Street
ABAN 06-002
NATURE OF REOUEST
The applicants, Thomas and Christine Ruffini, are requesting the City to abandon a portion of SW 7th Street which
abuts their residential property located at 504 SW ih Street in Lake Boynton Estates, The subject property is an
unpaved 50-foot wide right-of-way which lies south of the intersection of SW 4th Avenue and SW ih Street, and
dead-ends 120 feet south of the intersection, at the southern boundary of the subdivision, The portion requested to
be abandoned consists of a shell rock stub-street 50 feet in width by 120 feet in length, and a total of 6,000 square
feet (0,138 acre) in area, Per the survey submitted with the application, the platted right-of-way segment is legally
described as follows:
That portion of Valencia Way, a 50 foot wide right-of-way, lying between Lot 1, Block 21 and Lot 16, Block
22, according to the plat thereof on file in the office of the Clerk of the Circuit Court in and for Palm Beach
County, Florida, recorded in Plat Book 14, Page 17, said portion being bounded as follows:
On the east by the west line of Lot 16; on the south by the westerly prolongation of the south line of Lot 16;
on the west by the east line of Lot 1; and on the north by the easterly prolongation of the north line of Lot 1.
(The street was originally platted as Valencia Way and later renamed Southwest 7h Street).
The Location Map (see Exhibit "A'') shows the general vicinity of the portion of the right-of-way to be abandoned,
The Proposed abandonment (see Exhibit "B") depicts the exact location of the subject property and its boundaries,
The following is a description of the land uses and zoning districts of all properties that surround the subject portion
of the public right-of-way requested to be abandoned:
North -
South -
East
West -
The intersection of SW 4th Avenue and SW ih Street in Lake Boynton Estates zoned R-1A;
Two single-family residential lots at 188 and 190 Hemming Way (Lots 9 and 10 of Crystal
Key at Woolbright Place) zoned PUD;
Single-family house at 504 SW 7th Street (Lot 16, Block 22 of Lake Boynton Estates, Plat 2)
zoned R-1A (applicant's property); and,
Single-family house at 700 SW 4th Avenue (Lot 1, Block 21 of Lake Boynton Estates, Plat 2)
zoned R -lA,
Page 2
Memorandum No. PZ 05-234
ABAN 06-002
BACKGROUND
Per the application submitted for the abandonment request, the applicants' rationale for abandonment of the
subject property include the following: (1) the City does not maintain the road; (2) the road cannot be used as a
road or to build on due to utilities that exist underground, and (3) the owners would be able to construct an
addition to their existing home extending out to the property line that exists prior to the abandonment.
The subject portion of the 50 foot wide right-of-way lies within the boundaries of Lake Boynton Estates Plat 2 (see
Exhibit "A-1"), The approved plat was recorded in Plat Book 14, Page 17 on May 26, 1925, The plat contains a
reversionary clause in the dedication, which states "does hereby dedicate to the perpetual use of the public as
public highways, the streets, avenues, boulevards, and alleys as shown hereon, reserving however unto itself, its
successors and legal representative, the reversions or reversion of same, whenever abandoned by the public or
discontinued by law", The City makes no representation regarding the impact of the reversionary language on title
to the adjacent properties, Re-development or expansion of the adjacent property following abandonment requires
the property owner to establish proof of clear title as a condition of re-development or expansion. The applicants
have submitted a copy of a title opinion (ownership and encumbrance report) for the subject property,
ANALYSIS
When a right-of-way such as this unimproved road is abandoned, the abandoned land is transferred in equal
portions from the general public to the abutting property owner(s) per State law (9 336,12), Typically, two (2)
properties would be affected by an abandonment request: one-half of the right-of-way is conveyed to one (1)
abutting property owner and the other half is conveyed to the other abutting property owner. The applicants
requesting this abandonment are the owners of the abutting property to the east (504 SW ih Street), Public
records indicate that Andrew and Lenoria Clark own the abutting property to the west (700 SW 4th Avenue), If the
abandonment request is approved, the applicants would receive the eastern one-half of the right-of-way (25 feet in
width by 120 feet in length, a total of 3,000 square feet), and the Clarks would receive the western one-half of the
right-of-way (25 feet in width by 120 feet in length, a total of 3,000 square feet),
Currently, the applicants' property is a corner lot with double frontage, and access to the applicants' residence is
from SW 7th Street, the subject property requested to be abandoned, The applicants propose to construct an
addition on the west side of their residence, which currently is considered the front of the house, The proposed
addition is not indicated on any submitted plans, but per the application, is to extend to the existing west property
line of Lot 16, Should this request be approved, the following changes would take place as a result: (1) the
existing corner lot will become an interior lot with vehicular access from SW 4th Avenue; and (2) the north side of
the residence adjacent to SW 4th Avenue will be considered the front of the residence for setback purposes
(structure is in compliance with required 25 foot setback), Most likely, a portion of the shell rock road will become a
private driveway, with access from SW 4th Avenue, and residential parking on the west side of the residence.
Adequate public notice was given to all affected property owners in accordance with Chapter 22, Article III, Section
4, of the Land Development Regulations, All public utility companies have been notified and the abandonment
request has been advertised in the local newspaper,
A summary of the responses from the city staff is noted as follows:
CITY DEPARTMENT / DIVISION
Public Works / Engineering
City water line located in right-of-way
No objection to requested abandonment
Support Abandonment with Dedicated Easement
(see Exhibit "c" - Conditions of Approval)
Page 3
Memorandum No. PZ 05-234
ABAN 06-002
Development / Planning and Zoning
No objection to requested abandonment
Support Abandonment with Dedicated Easement
(see Exhibit "c" - Conditions of Approval)
Recreation & Parks / Parks
No objection to requested abandonment
Per letters from utility providers submitted by the applicant, responses from the utility companies are noted as
follows:
PUBLIC UTILITY COMPANIES
Bellsouth
No objection to requested abandonment with 5 foot utility
easement (along Sand W boundaries of right-of-way)
No objection to requested abandonment with 5 foot utility
easement (along Sand W boundaries of right-of-way)
No objection to requested abandonment
No objection to requested abandonment
N/A
Florida Power and Light
Florida Public Utilities Company
Cable Company (Adelphia)
Cable Company (Comcast)
Letters from Florida Power and Light and Bellsouth indicate their utilities are located along the western and
southern boundaries of the portion of right-of-way to be abandoned, and a utility easement of five (5) feet in width
is required, The required utility easements were recently executed by the applicants and recorded into public
record,
RECOMMENDATION
Staff has determined that the subject portion of this stub street no longer serves the public for access purposes
and, with establishment of the utility easements, the limited use of the subject property for utility purposes would
be preserved, Therefore, staff has no objection to the request for abandonment and recommends approval of the
request based on the above, Any additional conditions recommended by the Planning and Development Board or
by the Commission will be placed in Exhibit "c" - Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\504 SW 7th Street\Staff Report (ABAN 06-002).doc
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REFERENCES J-I'/ / S 7
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s- 4e 484
FIELD J.g.
DATE 8/~/ /t7~
561-586-2669
LAKE WOHTH, FLORIDA 33460
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221 0231
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Location of City Water Lines
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o n.D. . OffiCIAL RECOIID BOOK
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PC' POINT OF CURVATURE
P C.C . POINT OF COMPOUND CURVATURE
PCP . PERMANENT CONTROL POINT
P.O.B. . POINT OF BEOINNINO
P O.C. . POINT OF COMMENCEMENT
P.R.C. . POINT OF "'VERSI CURVATURE
P.R."'. . PER"'ANENT REFERENCI MONUMENT
P.I. . POINT OF IN rERSECTlON
R . RAOIUS
RIW . RIGHT. OF . WAY
S S. & W . SHIP SPiKi a WASHER
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1121 LAKE AVE.
LAKE WORTH, FLORIDA 33460
~ 1-588-2809
8-/4/57
EXHIBIT "e"
Conditions of Approval
Project name: Abandonment of a Portion of SW 7th Street
File number: ABAN 06-002
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments: None
UTILITIES
Comments:
1. Dedication of a Utility Easement for City utilities within the right-of-way to
be abandoned is required.
POLICE
Comments: None
ENGINEERING DIVISION
Comments:
2. No structures or landscaping shall be placed within the confines of the
required utility easement without the express written consent of the
Engineering Division of Public Works.
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTERlENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
Comments:
3. The dedication of the utility easement shall occur prior to the second reading
of the ordinance.
PUBLIC UTILITY PROVIDERS
Comments: None
ADDITIONAL PLANNING AND DEVELOPMENT BOARD
CONDITIONS
Comments:
4. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
5. To be determined.
S:IPlanning\SHAREDlWPIPROJECTS\504 SW .,., Slreet ABANICOA.doc