REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-210
STAFF REPORT
TO:
Chair and Members
Planning & Devel~p,m~ ~oard and City Commission
Michael W. RUmPf\J~
Planning and Zoning Director
THRU:
FROM:
Gabriel Wuebben I v0
Planner ~
DATE:
November 22, 2006
PROJECT NAME/NO:
North General Building/ ZNCV 07-002
REQUEST:
Request for relief from the City of Boynton Beach Land Development Regulations, Chapter 2,
Zoning, Section 6.D.3., requiring a minimum lot depth of 100 feet to allow a variance of 18
feet, and a minimum lot depth of approximately 82 +/- feet for a proposed office development
within the General Commercial (C-4) zoning district.
PROJECT DESCRIPTION
Property Owner:
Dr. Jean Renelien
Applicant/ Agent:
Roy Dunworth - Dunworth Construction Inc.
Location:
West side of Federal Highway; South of the C-16 canal
Acreage:
Approximately 14,177 square feet (0.326 acres)
Proposed Use:
Office
Zoning District:
General Commercial (C-4)
Adjacent Uses:
North:
Developed commercial property (U-Haul), zoned C-4, and farther north the C-16
canal;
South:
Developed commercial property (Platinum Showgirls), zoned C-4, and farther south
general comercial zoned C-4;
East:
N. Federal Highway right-of-way, and father east developed commercial property,
zoned C-4; and
West:
The F.E.C. railroad, and father west residential properties zoned, R-2.
Memorandum No PZ-06-210
Page 2
BACKGROUND
The subject property is currently an undeveloped lot located on the west side of N. Federal Highway, one (1)
lot south of the C-16 canal (see Location Map - Exhibit "A"). The parcel, zoned C-4, was platted in 1950 as
part of the Wilms Way subdivision. The contours of this and immdiately surrounding parcels have remained
unchanged since the original platting. However, parcels further east have been altered.
The applicant is requesting a variance to the minimum lot depth requirement of 100 feet in order to construct
a two-story office building of approximately 3,990 square feet. The subject property complies with all other
C-4 requirements (see Survey - Exhibit "8"). The applicant will comply with all other minimum requirements
of the C-4 regulations as well as setback requirements of the Urban Commercial District Overlay Zone, as
indicated below:
C-4 Minimum Requirements Applicant's ProDosal
. Lot area: 5,000 square feet . Lot area: 14,177 square feet
. Lot frontage: 50' . Lot frontage: 165.9' (measured)
. Front setback: 5' to 15' . Front setback: 5'
. Rear setback: 20' . Rear setback: 47' 1"
. Side setbacks: 0' to 15' . Side setbacks: 46' 7", 45' 9"
. Maximum lot coverage: 40% . Maximum lot coverage: 15.9%
. Maximum structure height: 45' . Maximum structure height: 36' 3"
ANALYSIS
Staff reviewed the requested variance focusing on the applicant's response to criteria a - g below (see
Exhibit "C"). 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.
The subject property measures 82 feet deep and therefore is considered a non-conforming lot
because it does not meet the minimum C-4 zoning district regulations for construction of a commercial
structure. The applicant is required to obtain a variance to the minimum lot depth of 100 feet in the
C-4 zoning district in order to build on the lot. The lot was platted prior to adoption of contemporary
zoning regulations, which expanded the minimum lot depth thus forcing the parcel into
nonconformance. The lot was platted as a long narrow parcel, edged in between the F.E.C railroad
and the Federal highway right-of-way.
b. That the special conditions and circumstances do not result from the actions of the applicant.
In 1975, the City adopted new zoning regulations, which caused many parcels to become legally non-
conforming, including several in the Wilms Way subdivision. The Land Development Regulations set
forth the minimum requirements for the development of a lot. The typical lots (to the east of Federal
Highway), both as originally platted and as altered, conform to contemporary lot depth requirements.
The two parcels to the west of the highway (including the subject parcel) both fail to satisfy the
Memorandum No PZ-06-21 0
Page 3
minimum lot depth as a result of the change in the ordinance. Additionally, the applicant is unable to
purchase additional property to conform with minimum lot depths, as the property abuts Federal
Highway to the east and the F.E.C. Railway to the west.
c. That granting of 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.
The granting of this variance confers upon the owner the ability to develop the parcel according to all
regulations applying to parcels within the (-4 zoning designation. The parcel conforms with all other
lot requirements as set forth in the zoning ordinance.
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.
The Wilms Way plat contains at least two substandard parcels when compared to current regulations.
The subject property has 165.9 feet of lot frontage and more than 14,177 square feet of lot area, but
no longer fulfills the minimum lot depth requirement and therefore may not be developed under the
provisions for nonconforming lots. Literal interpretation of this criteria would deprive the applicant the
right to develop the property.
e. That the variance granted is the minimum variance that will make possible the reasonable use of the
land, building, or structure.
The proposed office building will meet or exceed all other (-4 requirements such as setbacks,
maximum lot coverage, and building height. The subject property is in fact a larger lot (14,177
square feet) than required by (-4 regulations (5,000 square feet). Without the requested variance,
the applicant will not have reasonable use of the land.
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.
The Wilms Way plat includes at least two substandard lots by current regulations. The other lot has
previously been constructed upon. Approval of the subject variance would not represent a further
reduction in the minimum development standards, and will provide a positive contribution to the
economic value of the area and tax base for the city.
g. For variances to minimum lot area or lot frontage requirements, that property is not available from
adjacent properties in order to meet these requirements, or that the acquisition of such property
would cause the adjacent property or structures to become nonconforming. Applicant shall provide an
affidavit with the application for variance stating that the above mentioned conditions exist with
respect to the acquisition of additional property.
The properties on either side of the applicant's parcel are already developed as a railroad right-of-way
and a state road right-of-way, leaving the applicant with no ability to add to the depth of his lot.
Memorandum No PZ-06-21 0
Page 4
RECOMMENDATION
Staff recommends approval of the requested variance based on findings of hardship. Staff concurs with the
applicant that special conditions and circumstances exist that are not the result of actions by the applicant.
This request will not be injurious or detrimental to the area, and the variance requested is the minimum
necessary to make possible the reasonable use of the land. The construction of a modern office building on
the subject lot, representing reasonable use of the land, can be accommodated and still meet all of the
minimum development regulations for the C-4 zoning district and be compatable with the surrounding
properties.
No conditions of approval are recommended; however, any conditions of approval added by the CRA Board or
the City Commission will be placed in Exhibit "Dff - Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\North General Center of Medicine\ZNCV\North General Building ZNCV Staff Report.doc
Exhibit 'f~." - North Generalt.auilding
Location Map
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EXHIBIT "e"
Conditions of Approval
Project name: North General Building
File number: ZNCV 07-002
Reference:
DEPARTMENTS INCLUDE REJl:'-L 1
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
North General Building ZNCV 07-002
Conditions of Approval
P 2
age
DEPARTMENTS INCLUDE REJECT
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD
CONDITIONS
Comments:
None
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
To be determined.
S'\Planning\SHARED\WP\PROJECTS\North General Center of Medicine\ZNCV\COA.doc