94-414-R & 94-417-R Frazier
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A..e OF APPLICANT IF OTHER THAN OWNER (,"uat .'ata 'ala~):
ol.: If not o;.,n., 0' Attorna, at law, proof of auttlorfty ,"uac lie ~ Oft FOf,.'l.2
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WORK T!LE"HONE:
4~/-. 000
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...,...OXI.....TE NUM.ER OF ACRES e 40 ..e.s
ARE THERE ANY DWELLINGS ON THE PROPERTY, IF 80. STATE NUMleR AND TY"E (CONVENTIONAL. MOBILE HOWES ETC.)
AND WHETHE" THEY "'RE OCCUPIED ~ 't...
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1& THeRE ANY CURRENT OR RECENT USE OF THIS PROPERTY THAT WOULD BE A VIOLATION OF COUNTY ORDIN...NCE?
IF .0. DE.CRlle
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IF .0. DESCRlle DATE. NATURe AND A""L1CANT'a NAME
HAVE THERE IEEN ANY LAND uae APPLICATIONS CONCERNING ALL 0" PART OF THIS PROftERTY IN THE LAST YEAR.
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II A IALE IU&,lECT TO THIS APPLICATION .EIHeI GRANTED', 0
I. THE IUIJECT PARCEL YOUR TOTAL. HOLDINGS AT THAT LOCATION? IF NOT, DEICRII~E THE REWAININQ USE OR
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CURRENT ZONIHG CLASS "'OPOIED ZON'N. ClAII C I W
WHAT I. YOUR DEIIRED ,.ERWITTED U.E UNDER THE ""OPO.ED CLASI? 'D _ Sc '" ~6 .'
IF Q"AHTED. WIll THE NEW ZONE IE CONTIGUOUI WITH A LIKE ZONET
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. J. A .I"eC''''L EXCel"TIOH HeCEllaARY FOR YOUR INTEHOED UIE? V"'R~7 D ,':,
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DE'CRIIE THE .'ECIAL exCEPTION ,OUGHT: j) to.. , I r: .... p
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PROVIDE .PECIFIC ZONING ORDINANce CITATION (CIa.. and .xa~t1on nu",b.r):
PV'~ <)'c- k 00\
ARE THERE OTHER SIMULAR UIES IN THe AREA. IF SO DESCRIBE:
WHY WOULD GRANTING YOUR REOUEST BE IN THE BEST INTEREST OF THE AREA AND RESIDENTS?
IF BU8INEI., BRIEFLY DESCRIBE N~TURE INCLUDING NUMBER iF EMPLOYEEI. HOURI, HOllE GENERATION AHD
ACTIVITIES TO BE CONOUCTED OUTlIDE OF A BUILDING: ;r h ) 1 .5 0/ tV 0 10
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DEICRIBE PHYIICAL. CHARACTERIITIC OF PROPEIIIT'Y THAT WAICEI VARIANce NEce"ARy.:
DID YOU CAU'E OR CONTRIIUTE TO THE CHARACTERISTIC?
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WHAT \I THE MINIMUM VARIANce NECE"ARV?
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DESCRIBE RUL.ING THAT YOU ARE APPEALING:
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WHO MADE DECIIION YOU ARE APPEALING?
DATE OF DECISION:
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EXPLAIN WHY YOU FEEL DECISION 18 IN ERROR. BE SURE TO lIST ANY ORDINANCE REFERENCES YOU FEEL. SUPPORT
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YOUR 'OIlTION:
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CITE 'PECIFIC OROINANCE AUTHORITY FOR YOUR REOUEST:
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NOTE: All requ..ta to Planning Soardl aoard of Adlue&lltenta MUIT have ~lfla. County Ordlnanc. Authority.
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June 21, 1994
~illiac D. Royce
Planning and Develop~ent D~ector
Okeechobee County, Florida
Re: Petition #94-414-S, #94-417-R
Dear Mr. Royce,
I ~ writing in regard to the letter which I received on Friday,
June 17. The'letter was a notice concerning the proposed rezoning of the
property located at 1903 S.W. 2nd Ave. The owners, Mr. and Mr~. Gary
Frazier, wish to have this property reclaasified from Residential Single
Fu'lily to Light ComaerciaJ.. They ~ish to turn the re.idence located on
that property into a child care center/day care pre-school.
I reaide at, and own, the property located at 1905 S.W. 2nd Ave.
I request that it be put into record that I Dtrongly oppose this action.
I an concerned about the affect thi~ will have on the property value of
ey hone. Who would wizh to live so close to such a facility? Not I.
Having one day care center on the street haD proven to cause
congestion, hazards, and noise. A ~econd center would .imply compound
the exi.ting problems. Thi. rezoning would neither i~prove the area, nor
benefit it. residents; &everal of which are elderly, and do not need the
extra confusion.
This proposal ~u~t NOT be approved.
Sincerely,
~~~>R,~cl
~Cqu~yn L. Flood
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Ju1.y 22, 1994
We., -the. UYl.dVlA.<..gne.d 1te.6.<..d~ 06 Ok.e.e.c.h.obe.e., FloJvi.da. ~h .i.;t :to be.
tmown :tha.:t we. lte.qUe.6.t .the. de.rU.a1. 06 .the. pItOPO.6al. -to Ite.zone. .the. pltOpett:ty
lo c.a:t.e.d a:t. 1 903 S. W. 2 nd Ave.nu.e. '<"n. 0 Itdvr. to' a.Ltow the. e.x.-L6ung horn e. :to
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Okeechobee City Council
C-r(
August 16, 1994
Staff Report and Recommendation
Petition 94-417-R, Gary R. and Deborah A. Frazier. Property address is 1903 S.W. 2nd
Avenue in the City of Okeechobee. Request for a change in zoning from Residential Single
Family (RSF) to Light Commercial (C-l).
NOTE: Follo:wing this staff report are the staff reports for the two associated petitions,
Petition No. 94-414-S, a request for a special exception to allow for a day care/pre-school
center in a C-1 zoning district; and Petition No. 94-122-V, a request for a variance from
required set backs. Petition Numbers 94-414-S and 94-122- V have been granted by the
Board of Adjustments and Appeals with several conditions. The only petition before the
City Council for consideration is Petition No. 94-417-R, a request for a change in zoning
from Residential Single Family (RSF) to Light Commercial (C-1).
Background
The subject parcel is located at 1903 S.W. 2nd Avenue, in the City of Okeechobee. The
parcel consists of one and one-half lots, for a total size of about 10,688 square feet. To the
east of the subject parcel, and facing South Parrott Avenue, is a church. To the south and
west is residential development. To the north is Building Blocks Daycare Center, also
owned and operated by the applicant. The property to the east is zoned Commercial (C),
as is most property along South Parrott Avenue in this area. To the north, the property
occupied by Building Blocks Daycare Center is zoned Light Commercial (C-1). Property
to the north of Building Blocks Daycare Center is zoned Commercial (C). Property to the
west and south is zoned Residential Single Family (RSF). The character of the land to the
west and south is primarily residential, while to the north and east is commercial. S.W.19th
Street, which separates the subject parcel from Building Blocks Daycare Center, is a platted
street but has not been constructed.
Consistency with Land Development Regulations
The applicants desire to establish a pre-school at the subject parcel, converting an existing
house for this use. The proposed pre-school is a permitted principal use in Heavy
Commercial (C-2) zoning, or is a use permissible by special exception in Light Commercial
(C-1). The Commercial (C) zoning district has been replaced by Heavy Commercial (C-2).
Although land to the east, and facing South Parrott Avenue, is zoned Commercial (C), staff
suggests that it would be more appropriate to obtain Light Commercial zoning for land
along S.W. 2nd Avenue, rather than Heavy Commercial, as S.W. 2nd Avenue abuts a
1
swrRcpon ODd Recx>mmeudation
O~ Ory Council
Petilica 94-417-R
Aup1116, 1994
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residential area. The more restrictive uses permissible by the Light Commercial zoning are
more compatible with the adjacent residential zoning and development than if Heavy
Commercial zoning were obtained in this area. The subject parcel is contiguous to a like
zoning district to the north, and to a more intense zoning district to the east.
Consistency with Comprehensive Plan
The subject parcel is located in the Commercial future land use classification of the adopted
City of Okeechobee Comprehensive Plan. The Commercial classification extends from
Parrott Avenue to S.W. 2nd Avenue. The proposed development and the proposed zoning
classification are consistent with the adopted Comprehensive Plan.
Staff Recommendation
As the proposed zoning classification is consistent with the adopted comprehensive plan and
land development regulations, and as the proposed development is compatible with the
residential and commercial characteristics of surrounding areas, staff recommends that the
City Council grant the petition for a change in zoning from Residential Single Family (RSF)
to Light Commercial (C-1).
Planning Board
The Planning Board, on July 26,1994, unanimously recommended that the Okeechobee City
Council grant the petition for a change in zoning from Residential Single Family (RSF) to
Light Commercial (C-1). The Board of Adjustments and Appeals also granted two
associated petitions. The summary of that meeting follows.
I ) 1 /Lt....:: ' 7) 2-
../ I
William D. Royce
Planning Director
2
swr Repor< awl Recommonrl.rinn
O~ City Cowu:il
Petition 94417-R
Augua< 16, 19!U
"
Okeechobee County Planning Board
Summary of Meeting
July 26, 1994
The Okeechobee Planning BoardlBoard of Adjustments and Appeals met in regular session
on Tuesday, July 26, 1994 at 7:00 p.m. in the County Commission Meeting Room,
Okeechobee County Courthouse, 304 Northwest Second Street, Okeechobee, Florida.
Chairman Frank Marsocci opened the July meeting. Board members present were Monica
Clark, John SJIrith and Keith Pearce. Members absent were Brenda O'Connor, Dan
Delagall and Jim Burke_ Alternate Renee Hazellief was designated as a voting member for
this meeting. Also present were John Cassels, County Attorney, Bill Royce, Planning
Director; Joseph Crum, Code Compliance Director; and Vikki Aaron, Secretary.
Agenda Item #2, Petition 94-U2-V, Gary R. and Deborah A. Frazier, Property Owners and
Applicants. Request for a variance from required setbacks.
Frank Marsocci stated there are three (3) petitions regarding this property. One for a
rezoning from RSF to C-1, a request for a special exception to allow a daycare center in a
C-1 zoning district, and a variance from the required setbacks.
Mr. Royce stated the applicants wish to convert the existing house into a preschool to be
operated in association with Building Blocks Daycare Center. Such an establishment would
require commercial zoning. The future land use for the entire block between S.W. Second
Avenue and Parrott Avenue is commercial. There is a reasonable expectation that over time
that part of the city will develop into commercial. Currently, there is very little commercial
development on Southwest Second Avenue. In order to accommodate the request for
commercial development a variance would also be required. The house existing on the
property is set back 9.5 feet from the south property line. If the property were rezoned to
Light Commercial, the required setback from the south property line would be 20 feet. As
the applicant is requesting a change in zoning from Residential Single Family to Light
Commercial, the applicant is also requesting a variance of 10.5 feet from setback
requirement of 20 feet. If the property were not rezoned the applicant would request that
a variance of .5 feet be granted. Mr. Royce stated he would recommend the variance be
approved subject to a condition that there be a substitute buffer for that 20 foot separation.
Also, the variance would only be for the footprint of the existing building.
It also became apparent that there was a problem on the north side of the property. The
existing house is set back 4 feet from the property line and although the street immediately
north of the property has not been built, it is still a public street. The setbacks for this
comer lot from the north property line is increased to 18.75 feet or 75% of the required 25
3
Staff Rcpart aDd RecolIlmeDdaticn
O~ Ciry CowI<:il
Petilioa 1l4-417.R
AIlguoll6. 19')4
'. '
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foot front setback. If the property were rezoned, the existing house would therefore
encroach 11 feet into the required 15 foot setback. The applicant is also requesting a
variance from the north setback requirements. The site plan indicates there would be a
playground to the west but flush with the north side of the building and it would also be 4
feet from the north property line. The recommendation would be to allow the playground
within 4 feet of that right of way so long as that right of way remains undeveloped. If some
time in the future that road was put in the playground should be moved to meet the
setbacks.
Keith Pearce questioned the parking as indicated on the site plan.
Mr. Royce stated that according to the regulations parking is allowed to be in the required
side yard. Mr. Royce also stated the site plan was submitted during last months meeting
and has not gone through Site Plan Review and has not been approved.
Frank Marsocci stated a child care center is a good transitional use for that area to begin
the transition from residential to commercial.
Jackie Flood was recognized by the Board. Ms. Flood presented a petition with six (6)
signatures to the Board opposing the child care facility.
Mr. Marsocci read the petition into the record.
John Smith moved to recommend to the City Council that the variance of 10.5 feet from the
required setback of 20 feet from the south property line be granted, subject to the following
conditions:
1) The variance shall be for the footprint of the existing structure only;
2) A six (6) foot privacy fence shall be provided between the subject property
and the residentially zoned property to the south; and
3) If the petition for a change in zoning is not granted, a variance of .5 feet be
granted from the residential setback requirement of 10 feet, but only for the
footprint of the structure.
John Smith also moved to recommend to the City Council that a variance of 11 feet from
the required setback of 15 feet from the north property line be granted, subject to the
following conditions:
1) The variance shall be for the footprint of the existing structure;
4
swr Repcn aad Rea:>mmo:odatioD
Okeec:habee Ciry CoUDCil
Pclitloa 94417.R
AuguslI6. 1994
"
"
2) No additional permanent structures, other than permissible fences, shall
encroach on required setbacks so long as the street remains a publicly
dedicated right-of-way;
3) The proposed playground may be located no less than 4 feet from the north
property line so long as the publicly dedicated right-of-way remains un built,
and therefore unlikely to be utilized by the general public. If the street is
built, the playground shall be moved such that it meets structural setback
requirements; and
4) If the petition for a change in zoning is not granted, a variance of 14.75 feet
be granted from the residential setback requirement of 18.75 feet, but only for
the footprint of the existing structure.
The motion was seconded by Monica Clark. The motion carried unanimously.
Agenda Item #3, Petition 94-414-S, Gary and Deborah Frazier, Property Owners and
Applicants, Request for a special exception to allow a child care center/day care pre-school
in a Light Commercial (C-1) zoning district.
It was noted that discussion about this petition occurred during the discussion for Petition
No. 94-122-V, the request for a variance from required setbacks.
Monica Clark moved to grant the special exception with the following conditions:
1) Construction of the proposed facility shall begin within twelve (U) months
of the date that the special exception is granted, and construction shall
continue in good faith, otherwise the special exception shall be null and void;
2) The special exception shall be conditioned on continuous use such that if the
use ceases for a period of more than six (6) consecutive months or for more
than twelve (U) months during a twenty-four (24) month period, the special
exception shall be null and void; and
3) Parking areas and all travelways shall be paved or otherwise constructed and
maintained, including striping, according to the applicable City regulations
and as directed by the Site Plan Technical Review Committee; and
4) If the petition for a change in zoning for Residential Single Family (RSF) to
Light Commercial (C-1) is denied by the Okeechobee City Council, the special
exception shall immediately become null and void.
The motion was seconded by Keith Pearce. The motion carried unanimously.
5
Stair Report IUId Recommonda1icn
O~ City CowIciI
PeUDan 94-417-R
ADguslI6. 1994
Agenda Item #5, Petition 94-417-R, Gary and Deborah Frazier, Property Owners and
Applicants, Request for a change in zoning from Residential Single Family CRSF) to Light
Commercial (C-l).
It was noted that discussion about this petition occurred during the discussion for Petition
No. 94-122-V, the request for a variance from required setbacks.
John Smith moved to recommend to the City Council that a change in zoning from
Residential Single Family (RSF) to Light Commercial (C-l) be granted.
The motion was seconded by Monica Clark. The motion carried unanimously.
6
Stalr Rcpan 8Dd Rca>mmeadation
O~ City CowIcil
Petilion 94-417.R
AIIglIII 16. 19114
.IT
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Okeechobee County
Board of Adjustments and Appeals
July 26, 1994
Staff Report and Recommendation
Agenda Item #2: Petition 94-U2-V, Gary R. and.Deborah A. Frazier, property owners and
applicants. Property address is 1903 S.W. 2nd Avenue in the City of Okeechobee. Request
for a variance from setback requirements. This petition is associated with Petition 92-414-S
and Petition 94-417-R.
Background
The subject parcel is located at 1903 S.W. 2nd Avenue, in the City of Okeechobee. The
parcel consists of one and one-half lots, for a total size of about 10,688 square feet. To the
east of the subject parcel, and facing South Parrott Avenue, is a church. To the south and
west is residential development. To the north is Building Blocks Daycare Center, also
owned and operated by the applicant. The property to the east is zoned Commercial (C),
as is most property along South Parrott Avenue in this area. To the north, the property
occupied by Building Blocks Daycare Center is zoned Light Commercial (C-1). Property
to the north of Building Blocks Daycare Center is zoned Commercial (C). Property to the
west and south is zoned Residential Single Family (RSF). The character of the land to the
west and south is primarily residential, while to the north and east is commercial. S.W. 19th
Street, which separates the subject parcel from Building Blocks Daycare Center, is a platted
street but has not been constructed.
The house existing on the property is set back 9.5 feet from the south property line. With
the current Residential Single Family zoning, the required setback is 10 feet. The existing
house therefore encroaches into the required setback by .5 feet. If the property were
rezoned to Light Commercial, the required setback from the south property line would be
20 feet, which is the required setback for commercial zoning districts when such districts
abut a residentially zoned district. The property to the south is zoned Residential Single
Family. As the applicant is requesting a change in zoning from Residential Single Family
to Light Commercial, the applicant is also requesting a variance of 10.5 feet from setback
requirement of 20 feet.
On the north side of the property, the existing house is set back 4 feet from the property
line. Although the street immediately north of the subject property has not been built, it
is still a public street. Accordingly, the setback for this corner lot from the north property
line, which normally would be 10 feet, is increased to 18.75 feet, or 75% of the required 25
foot front setback. The existing structure therefore encroaches 14.75 feet into the required
setback. For commercial zoning, the required side setback for a corner lot is 15 feet, or
1
SWf:a..pon oD<l Rec::olIImSw:IaIi=
O~ County Board of AdjumnenD oD<l Appeala
PetiticD 94-121-V
JIIly 26, 1994
~
//75% of the 20 foot front sethack requirement. If the property were to be rezoned, the
existing house would therefore encroach 11 feet into that required 15 foot setback. The
applicant also requires a variance from the north setback requirements.
Consistency with Land Development Regulations
Section 13 of the City's zoning regulations states the following with respect to the granting
of a variance:
A variance from the terms of (the City's] zoning ordinance shall not be granted by the
Board of Adjustment unless and until:
a. Written Petition. A written petition for a variance is submitted demonstrating
that:
(1) 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;
(2) The special conditions and circumstances do not result from the actions
of the applicant;
(3) Literal interpretation of the provisions of this zoning ordinance would
deprive the applicant of rights commonly enjoyed by other properties in
the same zoning district under the terms of this zoning ordinance and
would work unnecessary and undue hardship on the applicant;
(4) The variance, if granted, is the minimum variance that will make possible
the reasonable use of the land, building, or structure;
(5) Granting the variance requested will not confer on the applicant any
special privilege that is denied by this zoning ordinance to other lands,
buildings, or structures in the same zoning district:
(6) The (granting] of the variance will be in harmony with the general intent
and purpose of this zoning ordinance, will not be injurious to the
neighborhood, or otherwise detrimental to the public welfare.
The subject property is located in the Commercial future land use classification of the City's
adopted Comprehensive Plan. This commercial classification generally includes all of the
land between S.W. 2nd Avenue and S. Parrott Avenue. Land on the east side of S.W. 2nd
Avenue is designated for future commercial development, while land on the west side of
S.W. 2nd Avenue is designated for future residential development. Much of the existing
2
SIaff Report 8Dd R<>commoudalicu
o~ Coun'Y Board of AdjustmeDU and Appeals
Pelilloa 94-122.V
lWy 26. 1994
/ d~velop~ent on the east side of S.W. 2nd Avenue is residential, as is much of the existing
zoning. Property immediately to the north is zoned Ught Commercial.
Although there is existing residential development along the east side of S.W. 2nd Avenue,
there is a reasonable expectation that, over time, the area will transition from residential to
commercial development. As this transition from residential to commercial occurs, it is
likely that where there are existing houses, these houses will be converted to commercial
use, rather than torn down and replaced with new structures. It is therefore likely that there
will be additional times where an existing house meets residential setbacks, but would
encroach on setbacks required for commercial development when abutting residentially
zoned property.
The purpose for an increased setback for commercial development when such development
is adjacent to residentially zoned property is to provide a greater separation, or buffer from
potentially incompatible uses. Such a buffer could also be provided in some other manner,
such as by a privacy fence or a vegetative buffer.
Staff determines that the petitions for a variance meets the conditions for consideration of
a variance. With respect to paragraph (1) above, special conditions relating to the subject
parcel include the fact that this area is specifically designated for future commercial
development, but includes existing buildings (houses) that do not meet commercial setbacks
when such property is abutting residentially zoned property. These special conditions could
also apply to other transitioning property located along S.W. 2nd Avenue, but generally
would not be applicable to the majority of commercially zoned areas or commercial
development. With respect to paragraph (2) above, the situation was existing at the time
the applicants purchased the property, and therefore the applicants did not create this
situation by their actions. With respect to paragraph (3) above, denying of the variance
would require the demolition of an existing building and the construction of a new building
in order to meet setback requirements. If the building is suitable for the intended
commercial use, requiring demolition and then new construction could result in an
unnecessary hardship. With respect to paragraph (4) above, the applicants are requesting
the minimum necessary variance in order to address the existing building. With respect to
paragraph (5) above, the applicant is requesting an opportunity to establish a commercial
venture in an area of the city designated as appropriate for commercial development.
Provided that the existing building is suitable for the intended commercial use, no special
privilege would be afforded the applicant by the granting of the requested varIance. Under
similar circumstances, other properties may also be in need of variances from setback
requirements as this area transitions into commercial development. With respect to
paragraph (6) above, the granting of a variance would be consistent with the comprehensive
plan by implementing that portion of the plan that designates this area as appropriate for
future commercial development. It would be consistent with the intent of the zoning
regulations, provided that a compensating buffer is placed providing some separation or
buffering from the adjacent residential property. As setbacks for commercial development
are only 8 feet from a side property line, as opposed to 10 foot setbacks for residential
3
swr Report IlIId Recommenda1icn
O~ CaWllY Board oC Adjua\mllllla IlIId Appeals
Petition 94-1Z!.V
ll11y 26. 19904
"
/
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..,;,l"
zoning, and 20 foot setbacks for commercial zoning when abutting residential zoning, when
and if the property next door obtains commercial zoning, a variance would no longer be
required, as the existing house would then meet commercial setback requirements.
Staff determines that the petition meets the standard for the granting of a variance.
Consistency with Comprehensive Plan
The subject parcel is located in the Commercial future land use classification of the adopted
City of Okeechobee Comprehensive Plan. The proposed development is consistent with the
comprehensive plan.
Staff Recommendation
If the subject property is rezoned to Light Commercial, setback requirements would be 15
feet on the north side, and 20 feet on the south side. The existing house on the property
is set back 4 feet from the north side and 9.5 feet from the south side. To accommodate
the existing house, a variance of 11 feet from the north side setback requirement, and a
variance of 10.5 feet from the south side setback requirement is necessary.
The proposed use, a pre-school in association with the day care center located next door,
is consistent with a light commercial zoning district, provided a special exception is also
approved, and is consistent with the adopted comprehensive plan. It is the intent of the
plan that this area will eventually become commercial. It is unlikely that such a transition
will happen immediately, but that commercial development will occur on a lot-by-Iot basis.
Accordingly, consideration of this specific petition should include consideration of the long
term development probabilities of this area.
Staff recommends that a variance of 10.5 feet from the required setback of 20 feet from the
south property line be granted, subject to the following conditions:
1. The variance shall be for the footprint of the existing structure only;
2. A buffer shall be provided between the subject property and the residentially zoned
property to the south. Such a buffer could be a privacy fence, a masonry wall, a thick
vegetative buffer, or some other alternative; and .
3. If the petition for a change in zoning is not granted, staff recommends a variance of
.5 feet be granted from the residential setback requirement of 10 feet, but only for
the footprint of the existing structure.
The existing structure already encroaches significantly into the required setback on the north
side. Staff suggests that the applicants consider requesting that the city abandon the street,
perhaps replacing the existing public right-of-way with an easement. Staff expresses concern
4
swr Report and ~n,..ri~
O~ County Board or AdjUJUllC- aIld Appeals
Petillcn 94-122-V
July 26. 1994
regarding the proposed location of a playground that would also be located 4 feet from the
north property line. Staff recommends that a variance of 11 feet from the required setback
of 15 feet from the north property line be granted, subject to the following conditions:
1. The variance shall be for the footprint of the existing structure;
2. No additional permanent structures, other than permissible fences, shall encroach on
required setbacks so long as the street remains a publicly dedicated right-of-way;
3. The proposed playground may be located no less than 4 feet from the north property
line so long as the publicly dedicated right-of-way remains unbuilt, and therefore
unlikely to be utilized by the general public. If the street is built, the playground
shall be moved such that it meets structural setback requirements; and
4. If the petition for a change in zoning is not granted, staff recommends a variance of
14.75 feet be granted from the residential setback requirement of 18.75 feet, but only
for the footprint of the existing structure.
5
Stalr Repon aad Rocommo:nda1ion
O~ CoUD!y Boan:l of AdjusunoUls aad Appeals
PelitiaD !l4-122-V
July 26. 1994
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Okeechobee County
Board of Adjustments and Appeals
July 26, 1994
Staff Report and Recommendation
Agenda Item #3: Petition 94-414-S, Gary R. and Deborah A. Frazier, property owners and
applicants. Property address is 1903 S.W. 2nd Avenue in the City of Okeechobee. Request
for a special exception to allow a child care center/day care pre-school in a Light
Commercial (C-1) zoning district. This petition is associated with Petition 94-U2-V and
Petition 94-417~R. This petition was tabled at the June 28, 1994 meeting.
Background
The subject parcel is located at 1903 S.W. 2nd Avenue, in the City of Okeechobee. The
parcel consists of one and one-half lots, for a total size of about 10,688 square feet. To the
east of the subject parcel, and facing South Parrott Avenue, is a church. To the south and
west is residential development. To the north is Building Blocks Daycare Center, also
owned and operated by the applicant. The property to the east is zoned Commercial (C),
as is most property along South Parrott Avenue in this area. To the north, the property
occupied by Building Blocks Daycare Center is zoned light Commercial (C-1). Property
to the north of Building Blocks Daycare Center is zoned Commercial (C). Property to the
west and south is zoned Residential Single Family (RSF). The character of the land to the
west and south is primarily residential, while to the north and east is commercial. S.W.19th
Street, which separates the subject parcel from Building Blocks Daycare Center, is a platted
street but has not been constructed.
Consistency with Land Development Regulations
The applicants desire to establish a pre-school at the subject parcel, converting an existing
house for this use. The proposed pre-school is a use permissible by special exception in a
Light Commercial (C-1) zoning district_ The light Commercial zoning district is established
by County Ordinance 87-1, which is still applicable within the incorporated city limits of
Okeechobee.
A special exception is a use that would not be appropriate generally or without restriction
throughout a zoning division, district or County at large, but which, if controlled as to
number, area, location, or relation to neighborhoods, would promote the health, safety,
welfare, order, comfort, convenience, appearance, prosperity, or the general welfare of the
County and its residents. Such uses may be permissible in a zoning classification or district
as a special exception if specific provision for such a special exception is made in the
applicable zoning regulations.
1
Stair Repan IlIId Rec:cmmoudation
O~ County Board of Adj_nlllllld Appeals
Potillan 94-414-S
July 26, 1994
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Ordinance 87-1 provides for a child care center, as well as schools, colleges and universities
in a C-1 zoning district. The proposed use is a pre-school facility, operated in association
with a child care facility located across S.W. 19th Terrace (an unbuilt street). As the
proposed pre-school would be located adjacent to the child care facility, the proposed use
is consistent with zoning regulations, and would be compatible with the existing residential
and commercial development in the area.
Consistency with Comprehensive Plan
The subject parcel is located in the Commercial future land use classification of the adopted
City of Okeechobee Comprehensive Plan. The proposed development is consistent with the
comprehensive plan.
Staff Recommendation
As the proposed development is consistent with the City's land development regulations and
adopted comprehensive plan, staff recommends that the Planning Board grant a special
exception to allow a pre-school/child care facility in a Light Commercial (C-1) zoning
district, subject to the following conditions:
1. Construction of the proposed facility shall begin within twelve (12) months of the
date that the special exception is granted, and construction shall continue in good
faith, otherwise the special exception shall be null and void;
2. The special exception shall be conditioned on continuous use such that if the use
ceases for a period of more than six (6) consecutive months or for more than twelve
(12) months during a twenty-four (24) month period, the special exception shall be
null and void;
3. Parking areas and all travelways shall be paved or otherwise constructed and
maintained, including striping, according to applicable City regulations and as
directed by the Site Plan Technical Review Committee; and
4. If the petition for a change in zoning from Residential Single Family (RSF) to Light
Commercial (C-1) is denied by the Okeechobee City Commission, the special
exception shall immediately become null and void.
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July 26. 19114
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IF BU8INES.. BRIEFLY DESCRIBE NATURE
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City of Okeechobee
August 17, 1994
Okeechobee County
Property Appraiser's Office
307 Northwest 5th Avenue, Suite A
Okeechobee, Florida 34972
Attention: W.e. Sherman, Property Appraiser
Re: Rezoning Petition 94-417-R
Dear Mr. Sherman:
On August 16, 1994 the City Council voted to pass Petition No. 94-417-R
requesting a rezoning of land from Residential Single Family to Light Commercial,
location of property being 1903 Southwest 2nd Avenue (Lot 7 and S 1/2 of 8 in Block 40
of South Okeechobee). Please find herewith a copy of the minutes for your records.
Should you require any additional information please contact me or my office at
813/763-3372. With best regards, I am
Sincerely,
~~,(/~4hJ
Bonnie S. Thomas, CMC
City Oerk
BSTlIg
Enclosure
55 S.E. Third Avenue · Okeechobee, Florida 34974-2932 · 813-763-3372 · Fax: 813-763-1686
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City of Okeechobee
August 17, 1994
Okeechobee County
Planning & Development Department
499 Northwest 5th Avenue
Okeechobee, Florida 34972
Attention: Bill Royce, Planning Director
Re: Rezoning Petition 94-417-R
Dear Mr. Royce:
On August 16, 1994 the City Council voted to pass Petition No. 94-417-R
requesting a rezoning of land from Residential Single Family to Light Commercial,
location of property being 1903 Southwest 2nd Avenue (Lot 7 and S 112 of 8 in Block 40
of South Okeechobee). Please find herewith a copy of the minutes for your records.
Should you require any additional information please contact me or my office at
813/763-3372. With best regards, I am
Sincerely,
BST/lg
Enclosure
55 S.E. Third Avenue · Okeechobee, Florida 34974-2932 · 813-763-3372 · Fax: 813-763-1686
..
AUGUST 16, 1994 - REGULAR MEETING - PAGE 2 OF 13
E. Motion to approve the Warrant Registers for July, 1994:
GENERAL FUND..... .$358,794.52
PUBLIC UTILITIES... .$6n,242.05
Councilmember Watford made a motion to approve the Warrant Registers for
July, 1994 in the amounts, General Fund three hundred fifty-eight thousand,
seven hundred ninety-four dollars, fifty-two cents ($358,794.52) and Public
Utilities six hundred seventy-seven thousand, two hundred forty-two dollars, five
cents ($6n,242.05); seconded by Councilmember Walker.
KIRK
ENTRV
O'CONNOR
WALKER
WATFORD
MOTION CARRIED.
x
X
X
X
X
REQUEST FOR THE ADDITION, DEFERRAL OR WITHDRAWAL Mayor Kirk asked if there were any requests for the addition, deferral or
OF ITEMS ON TODA V'S AGENDA. withdrawal of items on today's agenda. There were none.
F. OPEN PUBLIC HEARING FOR REZONING AND ORDINANCE Mayor Kirk opened the public hearing for a rezoning and ordinance adoption at
ADOPTION 7:05 p.m.
1. a. Motion to remove from the table petition 94-417R.
Councilmember O'Connor made a motion to remove from the table petition 94-
417-R; seconded by Councilmember Watford.
KIRK
ENTRY
O'CONNOR
WALKER
WATFORD
MOTION CARRIED.
X
X
X
X
X
.
.
.-
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AUGUST 16, 1994 - REGULAR MEETING - PAGE 3 OF 13
F. PUBLIC HEARING FOR REZONING ADOPTION
1.
b. Consider Petition 94-471-R for a rezoning request from
Residential Single Family to Commercial for property
located at 1903 S.W. 2nd Avenue - Mr. Bill Royce (E-1).
Mr. Bill Royce, Planning Director, appeared before the Council explaining this
petition is for a rezoning of land from residential single family to light commercial.
The property is located at 1903 S.W. 2nd Avenue (Lot 7 and North 1/2 of 8 of
Block 40; South Okeechobee) owned by Gary and Deborah Frazier. The
Frazier's plan to expand their Building Blocks Day Care Center into this area to
open a Pre-School. The Future Land Use Designation is consistent with this
request. The Planning Board unanimously recommends that the City Council
grant the petition. The Board of Adjustments and Appeals granted the variance
and special exception.
Mayor Kirk asked if there was any comments or questions from the public, there
were none.
Councilmember Entry commented he went to the day care center and looked at
the proposed site and talked with the property owners around the area and that
he did not have a problem with the rezoning or the pre-school.
Following brief discussion, Councilmember Walker moved to aoorove Petition 94-
417-R for rezonina from Residential Sinale Familv to Liaht Commercial at 1903
S.W. 2nd Avenue: seconded bv Councilmember Entrv.
KIRK
ENTRY
O'CONNOR
WALKER
WATFORD
MOTION CARRIED.
x
X
X
X
X
2. a. Motion to read by title only Ordinance 670 - City Councilmernber Entry made a motion to read by title only, (proposed) Ordinance
Attorney (E-2). No. 670 (closing an alley in Block 29, City of Okeechobee); seconded by
Councilmember Watford.
'.