2001-07-17 (meeting minutes) v •
AGENDA
COMMUNITY DEVELOPMENT BOARD
CITY OF ATLANTIC BEACH
July 17, 2001
7:00 p.m.
1. Call to Order
2. Approval of Minutes of Meeting of June 19, 2001
3. Recognition of Visitors
4. Old Business
None.
111 5. New Business
a. Application for Variance filed by Charles E. Blumstein to add on to an existing
non-conforming use (duplex grandfathered into single family RS-2 zoning) by
constructing two townhomes at 356/358 8th Street.
b. Application for Variance filed by 58 Builders to decrease the side yard setback to
build a new home at 640 Ocean Boulevard.
6. Reports and Announcements
7. Adjournment
If any person decides to appeal any decision made by the Community Development Board at the
• above meeting, he will need a record of the proceedings, and for such purpose, may need to
ensure that a verbatim record of the proceedings be made, which record shall include the
testimony and evidence upon which appeal is to be based.
MINUTES OF MEETING OF
• COMMUNITY DEVELOPMENT BOARD
July 17, 2001
A regular meeting of the Community Development Board was held Tuesday, July 17, 2001, in the City
Hall Commission Chambers. Present were Chairman Don Wolfson, Craig Burkhart, Robert Frohwein,
Samuel Jacobson, Mary Walker, Community Development Director Sonya Doerr, Building Official Don
Ford and Recording Secretary Susan Dunham.
1. Call to Order
The meeting was called to order at 7:02 p.m.
2. Approval of Minutes of Meeting of June 19, 2001
A motion was made by Mr. Burkhart, seconded by Mrs. Walker and unanimously carried to
approve the Minutes of the Community Development Board meeting of June 19, 2001.
3. Recognition of Visitors
Mr. Wolfson introduced the new Community Development Director, Ms. Sonya Doerr. Ms. Doerr gave a
brief history of her professional background and stated that she was very excited to work with the City of
Atlantic Beach. Mr. Wolfson stated that the Board looks forward to working with her and also
commended Mr. Ford for the excellent job he has done during the transition.
4. Old Business
None.
5. New Business
a. Application for Variance filed by Charles E. Blumstein to add on to an existing non-conforming
use (duplex grandfathered into single family RS-2 zoning) by constructing two townhomes at
356/358 8th Street.
Mr. Wolfson advised that the applicant requested a deferral until the August meeting due to a scheduling
conflict.
Ms. Walker asked Mr. Ford for clarification of his staff report that indicates that to grant the variance
would increase density. Mr. Ford responded that the applicant intends to build much larger units--
approximately 40 percent more square footage than what is currently there. Mr. Wolfson advised that the
taxing authority for Duval County in the City of Jacksonville has allowed these types of lots to be divided
as a tax entity so from a density standpoint,the lot is changing from a 50 x 100 lot to a 25 x 100 lot. Mr.
Wolfson further advised that this would preclude someone from demolishing a duplex to build a single
family home because the lot would be substandard.
Mr. Frohwein advised that he telephoned the city attorney, Mr. Alan Jensen,to determine the legitimacy
of subdividing a lot into two substandard lots. The Board requested that Ms. Doerr follow-up with the
city attorney with regard to this issue and include the response in the August Agenda packet. It was
further requested to copy Mr. Blumstein with the results of this finding.
b. Application for Variance filed by 58 Builders to decrease the side yard setback to build a new
home at 640 Ocean Boulevard.
Mr. Ford requested that to speak to this application. Mr. Ford advised that this property received a
• building permit and is under construction; however, a"stop work order"has been placed on the property.
He stated that during his plan review process, he did not realize that the dotted rectangle on the south side
of the building site plan was a cantilever and not a planter. He stated that he has to bear some
Minutes of Community Development Board
July 17, 2001
Page 2
• of the responsibility for this error and it is one reason he has recommended approval of the variance
request. He further advised that the applicant has already built the 1 foot 7 inch cantilever section of the
slab.
Mr. Jacobson arrived at 7:15 p.m.
Mr. Frohwein asked Mr. Ford if it was possible that he also missed the two second story projections. Mr.
Ford responded that those two projections are in compliance because they do not increase the heated area
of the home.
Mr. Steve Geuther introduced himself as the general contractor for the homeowners, Mr. and Mrs. George
Garcia. Mr. Geuther advised that he had consultations in the past with Mr. Worley who had previously
approved cantilevers not to exceed 40 percent of the side yard setbacks. Mr. Geuther submitted pictures
to the Board detailing the construction of the cantilever section of the home. Mr. Geuther advised that the
homes to the south and north are both 20 feet from this home.
Discussion was held with regard to whether or not the cantilever area is a chimney or an enlargement of
the home. Mr. Geuther advised that this area is a direct vent fireplace and bookcases. Mr. Frohwein
stated that his recollection was that staff previously interpreted fireplaces to be a portion of the 40 percent
projection. Mr. Wolfson asked Mr. Ford what his position would have been if he had discovered the
cantilever from the outset. Mr. Ford responded that he would have requested that the applicant reduce the
area to a fireplace only.
Mr. Frohwein asked Mr. Ford for clarification of his statement with regard to the projection of the bay
window on the second floor not conflicting with the code. Mr. Ford responded that staff's position has
been to allow bay windows on the second floor to project into the setback. He further stated that most
bay windows do not have a floor area and do not contribute to the square footage of the house.
Mr. George Garcia, the homeowner of the property, introduced himself. He advised the Board that he and
his wife did not sign the contract with the builder until the City approved the building plans.
Mr. Burkhart moved to approve the variance as requested. Mrs. Walker seconded the motion.
Mr. Wolfson cautioned Mr. Geuther that he must come before the Community Development Board if he
were to build another home with similar features. He further stated that this cantilever section is not a
chimney and Mr. Geuther's understanding and the previous position of staff are not supported by the
Ordinance.
Mr. Frohwein stated that he feels the applicant and the builder acted in very good faith but that they
misinterpreted the Ordinance or were misinformed. He further stated that the encroachment is strong and
does not think it is the intent of the Code to have that much side yard projection. In addition, he stated
that he dislikes the fireplace projecting into the side yard but since previously it has been staff's
interpretation to allow this, then he thinks only the fireplace should be allowed.
Mr. Jacobson stated that in view of the City's complicity,the construction being so far along, and the
configuration of this structure relative to the structure to the south create a combination of circumstances
that has produced an exceptional situation.
•
Minutes of Community Development Board
July 17, 2001
Page 3
• Mr. Wolfson advised that potentially the homeowner to the south could come before the Board to request
a similar variance thereby significantly reducing the distance between the homes and potentially creating
a fire hazard. He also advised that this is the reason the Board addresses the side yard setbacks as
carefully as they do, especially on the five-foot side, because of the potential problems that could occur
in the future. He stated that because of the unusual circumstances in this situation he is not comfortable
denying the request although, in principle, he is totally opposed to it. Mr. Wolfson cautioned staff to
make sure that setbacks are carefully reviewed in the future.
A vote was taken and the motion was approved with Mr. Burkhart, Mr. Jacobson, Mrs. Walker
and Mr. Wolfson voting in favor of the motion. Mr. Frohwein voted in opposition of the motion.
Mr. Wolfson noted that even though Mr. Worley may have approved bay windows, there is no provision
in the Ordinance for bay windows to intrude in the side yard setback. Mr. Frohwein suggested Mr.
Geuther closely examine Section 24-84 and the definition of"Yard, Rear"which addresses uncovered
stairs and balconies.
6. Reports and Announcements
Mr. Wolfson distributed a letter from Mr. Eakin to the Community Development Board(attached and
made a part of these Minutes). Mr. Wolfson stated that he appreciates the work that this Board has done
and that this Board has the respect of those who come before them even if they are denied their request.
He further stated that this is a great example of this Board to perform its responsibilities in the best
interest of the community.
Mr. Wolfson stated that he received a copy of a letter from The Law Source(attached and made a part of
these Minutes) sent in response to Alan Jensen's inquiry about the rezoning issue and the responsibilities
of this Board relative to bringing non-compliant structures back into compliance should there be a
catastrophic event or voluntary construction. He stated that it is very clear that the position of the State
has been to look to Boards such as this one to bring non-compliant structures back into compliance.
Mr. Wolfson advised that he is in receipt of a memorandum from the city manager pertaining to draft
zoning changes (attached and made a part of these Minutes). He stated that this memo sets forth changes
that took place in a workshop with no members of the Community Development Board in attendance.
The members of the Commission that attended that meeting voted to strike"24-85 (a)"and replace it with
the following: "24-85 (a) Buildings which are not in compliance with setback regulations, height
restrictions and/or off street parking regulations that were in existence upon the passage of the 2001
zoning code shall be deemed to comply with the code and shall, in the event of destruction or demolition,
be allowed to be rebuilt in the same footprint. Rebuilding of these buildings requires compliance with
current building and safety codes. If that footprint is exceeded,then the new building must meet all
applicable zoning provisions."
Mr. Wolfson stated that this new provision would not allow the Board to bring any building into
compliance and would allow any non-compliance to be accepted in perpetuity. Mr. Wolfson stated that
when he spoke with members of the Commission, except Commissioner Beaver who he was unable to
reach, they each stated that this was not their intent. Mr. Wolfson advised that he has requested a
workshop with the Community Development Board and the City Commission. Building Official Ford
advised that the workshop is tentatively scheduled for August 6 at 5:00 p.m.
Discussion was held with regard to the letter received from Ms. Pillmore. The Board requested that Ms.
• Doerr contact the city engineer to confirm that concerns raised by Ms. Pillmore were satisfactorily
Minutes of Community Development Board
July 17, 2001
Page 4
• answered and, if not,then what steps need to be taken. The Board requested a written response within
P Q p
two weeks from the city engineer.
7. Adjournment
There being no other 9 siness or discussion,the meeting was adjourned at 8:20 p.m.
tfl;
SIGNED /,,,
ATTEST Ad //
1111
II1
AKIN
PAUL M.EAKIN,P:A.
SNEED & JEFFREY J.SNEED*
CYNTHIA L.CATALAN
CATALAN D.RANDALL BRILEY
TERESA H.ELLIS
ATTORNEYS AT LAW *BOARD CERTIFIED
CIVIL TRIAL LAWYER
May 19, 2001
599 ATLANTIC BOULEVARD.SUITE 4 TELEPHONE:904-247-6565
ATLANTIC BEACH.FL 32233
TELECO P Y:904-247-6535
Honorable Don Wolfson, Chairman
Community Development Board
City of Atlantic Beach
800 Seminole Road
Atlantic Beach, FL 32233-5445
RE: Craig Sutton - 1746 Beach Avenue
Application for Zoning Variance
Dear Don:
1111 As I reflected on my humiliating defeat before the Board following
Tuesday night ' s meeting, I realized that I had not appeared before
the Community Development Board in nearly a decade . I believe it
was 1991 when I last appeared in front of the Board, at which time
I believe you were a member. I remember thinking at that time that
it was probably the most concerned, empathetic and professional
board that I would ever appear before . But I was wrong.
Following last night ' s meeting, I realized how fortunate we all are
to have a Community Development Board comprised of the members
which sit on it . Further, we are very fortunate to have you as the
Chairman of that Board. Even in defeat, I was impressed with how
the Board conducted itself throughout the meeting, the degree of
preparation with which it approached the meeting and what seemed to
be heart felt concern for not only the applicants but the community
at large, which was displayed over and over again by the Board in
its treatment of the citizens before it and their applications .
I personally want to thank you for the courtesies extended me and
my client throughout our portion of the meeting. I trust that you
will extend this thanks to those Board members that were in
attendance . I look forward to seeing you soon.
With best regards, I remain,
S ' nc- ely yours,
• WA
P. . Eakin
E/rl
cc : Craig Sutton
e
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, J J(o:.i L�.:_ _,-.24 352-3 73-b7;:; "„-;,_ LA:4 _.
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Z' i..-' The Law Source° 5001 Northwest 27th Court
l•,,i ORPOR`'TED Gainesville,Florida 32606
Toll Free (800) 342-0399
- FAX (352) 373-0769
!Or 1, Gainesville�52)376-9511
,May 4, 2001 1
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; ', Alan C. Jensen, Esq. z 1iv..,`M ` ,.. ,
: 935 North Third Street ., .'i •,T•i ��.;i:
,t,' JacksonvilleBeach, r ,.r
FloridaFlonda:,3225 y t
Re: File no. 01-221-OL-BK- zonings duplexes ::-:•:-.1.,f1,4.4.
:., x du a :z
Dear Mr. Jensen: , `i`'f'`
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The following summarizes my flna6..gs regarding the above-caption a'li•
research request. -1-`
4'ou represent the City 76,0`of Atlantic BeaC - l IIe it Manager has posed�� .>r -.
request to you for a legal opinion, stating as follows:
. :The City.;":CQmtnission held a hearing to solicit . •..
input on-the proposed zoning changes on Monday, '_r...-...
April 16th. The largestamount of public input L. 4 g0-3 { .
received at the meeting _,concerned the proposed •_ i.1:5:.
downgrading of zoning,inithe Core City area from :.f`` '
RG1, which• allows s4t'ngle, and two family 1
dwellings, to RS-2, which does not allow two .r
• family dwellings. Many) of the people at the
hearing asked that the pre ent duplexes not only be
,;;. ,`:+, "grand fathered" into the ew single family zone,
, but that.we also,allow th ' to be rebuilt if they are
-.0;••`•:1 thdestroyed by,fixe, etc: r t.
_a .thout the necessity of r.
going to the.Communi ,evelo went Board for a fir:
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variance. Several of those;.present suggested that .$ i,
they might want to file litigation against the City
unless their right to rebuild their present duplexes s.,;,
• were guaranteed after thezoning change. The first f
• •
question for you is whether or' not the City of
Atlantic Beach must allow them to rebuild the
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Alan C. Jensen, Esq.
III May 4, 2001
Page 2 ,
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duplexes after they have‘bgrand f
een athered into a
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single-family residential district.
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A second and related quepton has been brought up ,.... ,
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that we discussed bn:eflytover the telephone last ....„.
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week. Several of these 14uplexes have been sold
off to separate owners. :Not only has the building
been sold, but the lot ha;been subdivided with a
, .
. .
new property line that rus downs [sic] the center
1 i '
of the duplex itself.;. ‘1Consequently, two
4 .
substandard lots have ;.been established and are .44...i;:
.,
1, 1 shown on the tax rolls i uval County. For the
A‘IP4 'V
homeowner that we spo e', about last week, the
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duplex was originally b ', ;74
,..on a 50 foot lot. He
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,
IN 0: 'OP 4 26 later",puitttised one half .PtheiglOgIteatidgt:a 25
foot substandard lot with what amounts to a I
.,-:.
77
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townhouse rather than a Wuplex. Does the state ..
law in any way support local zoning ordinances by
. : ,71.\;;. •
requiring that lots conform to the local
jurisdiction's subdivision standards? Can the City
of Atlantic Beach prohibit the creation of
substandard lots? Can the City deny the issuance
of building permits on substandard lots after they
•t;
have been created'? Must the -City allow-- the
. . ..of
reconstrucion structures on substandard lots
(similar to : the question in the preceding
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paragraph)? .: 1,.,
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In summary,;,. the City ,'.;,c ommission will need
answers
••
answers to the two major7questions outlined in:this -
, .;.;
memo; mii,st 14h.e,, City,401.1ow ,„grand :fathered
'ia•if
,.... ...,......
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duplexes to be rebuilt .ina single family .zone if ,
destroyed .anclolvhat options..does the City have in
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controlling_. theconstruction of buildings, .on
substandard lots.iii A.tlantreeach?
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' Alan C. Jensen, Esq.
110 May 4, 2001
Page 3
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Memorandum of April 20, 2001.
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As to the first question, regarding reconstructing or replacing buildings
"grandfathered" as nonconforming us,es I cannot find any Florida leg.11.
,.= ,
authority that in my opinion supports the property owners' apparent claim '
that they have some legal right or entitlement to rebuild nonconforming uses
without having to apply for a variance. I ,,
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,..,....
.,
Indeed, the whole concept on whichAh.e property owners' claim is based.
,i, .„.
runs contrary to the very notion of a "nonconfolming use." The law looks to
the eventual extinguishment of nonconforming uses, and to allow the instant:.
• f•-,.
property owners such ,a right to reb, ,would result in the nonconfo is
4 ,
use being able to exist in perpetuity. §, ase on the point is found in BixlerA
.....
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:-:,. .,i:i- Pierson, 188 So 2d 681 (Fla. 4th pp/4'11966), in which the appellate cour,t,
104410'!iiigepiiietF. . -"- -'-a7613 ' l'*T0'407 Likw Sql4iCf:• I'r!.'
This is 'an appeal from a final decree which
L..... .
„,( denied-a petition for mandatory injunction. The
petition was aimed at defendant-appellee, Floyd H.
Pierson. Its purpose was to obtain the removal of a
--- trailer which had been emplaced by Pierson upon
. certain property owned by him and his wife.
Prior .to ,enactment; of zoning regulations
..
Pierson maintained an old house trailer upon the 5!:
•
, premises. ,Zoning was imposed which prohibited
f
i.,.. the use or presece-of trailers.. Pierson's traile.ras
I.:•
. permitted to, remain" tuiderthe non-conforming use
.
. .,... provision foundM.1.11e zoning ordinance. ." --- -
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i, • l'ilff: ''• . !..11.:%'•I'M C:1 f :4'4 ' .. ' .. . .-,40...4...i.
Thereafter,.,
the.act about..vi.t.hich complaint is,made -'
, •
,7took place7-- F"ierson replaced his old trailer with a
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new and largerq trailer.'„irhis was accomplished 1
....,
PW.
with the permission of!:t4V,'.zoning director..: The
:.; al: •
,,consentj
Was: as ed upbk,his. 'interpretagoR of
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III Alan C. Jensen, Esq.
May 4, 2001
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Page 4 •
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subsection- 6 .of section ' '.4'; supra, which provided
'.e.,,,...;
that an ,existent non-canforming use may be .,J•f, .
, ..
changed to another user of equal or improved
character. 1
,..
We think that the zoning director completely ,,.. .
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misinterpreted the effectIof subsection 6. That ::..
subsection is not involve4in the problem here. It ,it
should be noted and‘emphasized that this ..
1 .
subsection deals only with a change from one use
a
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to another use. In this instance there was no
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change in use. The old trailer and the new trailer '..*
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were used in exactly the ,same manner and for the
A '
11 same purpose, that is, ar; dwelling. The zoning
regulations define a structure and a trailer. A
;4:
VP iiiti;IP 2' trailer. 13Idded on land fortie ' as a.atdieVellin-.g is a
structure. The removal of the old trailer and the ...-.
---,,
!INF gl
f.., placing of the new trailer,on the land constituted
.,_.
an alteration, extension and enlargement of a non-
-...i.
conforraing structure which was prohibited by
subsections 3 and 4. The substitution permitted
perpetuation- of the non-conforming structure
.,..,.
contrary to the clear.:3intent of the zoning V.*,•
....,
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regulations ..- .99nstrued ...gas a whole '
. The ::-..h..
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regulations . lookiforward to the eventual
.;.,-;!.. -....
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elimination Of,‘:i 11 non-cpufornaing structures and _ ..
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uses by.;attritio-n, abandonment and acts of God as
speedily,as,isipon.sistent with proper safeguards for
.... , --......,-
the rights of thosepersonsiffected.2 .
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1. The reasonfoi/such interpretation was pointed,Qu in
Goodrich: v:"Selligman, 1944,:298-K . 863, 183-t:W.2d
:-.
625, where thel:court statedat-627-628:
..,
-.-i:
"Here al-new-:structure;iwas subitituted-foe an 1d
III . onej Mitisr;prOper to do.this once it will bel!Proper
to,,I..do,,it again andithus the, life of the non-
conforming,structure,wi4 be in"dfioiongegnitely pr
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/,Tel2uui i.4: 24 352-373-6769 THE LAW '�C,,,,:L,Z, INC. P;_,CE
Alan C. Jensen, Esq.
• May 4, 2001
Page 5
4
.k,, .;g*v0v 11;41',":'"5;.?,4:!`: i ': 11,„,'.?‘ . - '—. .:' ' 11''ii-.:-Nr.:'
i p',,, e whole purpos •f'the zoning ordinance will
`f betde�feated" ,'''A �1,1 '
i ��., � �
State;.eac,,,rel:;;IVliller v. C1952 40 Wash.2d'Z16 242 *� �� �"
,i„ ' P 2d r505 stdes�.at 507: , '
�� �'•. k ', F,'"'..1,,:,:it � � '� '
'tie holdings are practically unanimous ,
that:..a 'nonconformingbuildingdevoted to a
�, ;,;
nonconforming use cannot be replaced with a new "'
and larger nonconforming building even though it
would be devoted to the same use." [citations
omitted]
See also 87 A.L.R.2d 4, 110.
2. See Hanna v. Board of Adjustment, 1962, 408 Pa. 306, AgT
183 A2d 539, 544; 101 C.J S. Zoning §§ 181-182. ,
.
188 So.2d at 681-83 (emphasis supplied). See also, Redington Shores v:
1,1 X1110; nnb ieYiti, 455 -S'dt2db§542 (Fla. 2d DC"A -]9 ( iuilding permit to add '
second story to nonconforming use held properly denied).
Although:,„the above cases dealt with expansion or alteration of a
nonconforming use, the same point made in the first footnote in Bixler
applies with equal force to reconstruction — if such right is "guaranteed;',.'
then the use will remain' nonconforming in perpetuity, thus defeating thy,
whole purpose of the..zoning',.change.. so note that the ordinance in Bzxler;
scontained the following rovision .'' `
7. Restoration s.1,...A non.:conforming. building :.or t G
structure.4 ;which ishereafter damaged or
destroyed{to"the extents°of seventy-five (7�` er `f ''I
P
cent' or more of its assessed.'value, by„flood, I
fire,,,explosion :,earthquake, .war, riot or,act,of
Godcmaytnot!;be reconstructed ..or restored
for
use. .except in compliance with the regulations
of this resolution. 0
188 So.2d at 682. Such
III :prgvisions are;,common. See, e:g., '§ 333.07(1)(b)z,
FLA. STAT. (2000) (state 'statute on.`.:airport zoning P g rbvidin that once:
nonconforming structure`.is X80 % "torn, down, destroyed�� deteriorated,. q
/ /2b1 i 4: 24 352-37j-e76,J ThE Lw bOui<C, , INC.
. .
Alan C. Jensen, Esq.
May 4, 2001
Page 6
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decayed," no permit-;f9rJtsJeconstructt n contrary to existing requirethen 5,,,!":
may be issued); Boward v. iCounzy ofkCook, 27 Iii 2d 52, 187 N.E.2d 67:
Jo
(1963) prohibiting reconstruction of. building damaged 50% or more)
Countryside v. Oak Park Nat'l Bank, 178 Ill. App.2d 313, 223 N.E.2d 293'
(1966) (prohibiting reconstruction of building damaged more than 50%).
National authorities are in accord.. Numerous cases have recognized that.;
anti-reconstruction provisions serve . the purpose of allowing locii,
governments to amend zoning ordinances, and that allowing reconstruction
could defeat the purpose of zoning. See, e.g.,Moore v. Pettus, 260 Ala. 61'a!:‘,
71 So.2d 814, 823-24 (1954) where the court said:
l'a
•Pt''
The intention of zoning laws as regards a f'
use of nonconforming property is to restrict rather
.1.V!IV:?eel 14' ' than Wad it. Fulford v. Fld&ra'6f924&ffig -of City
11
of Dothan, 256 Ala. 336, 54 So.2d 580. The
addff 7
objective is is the gradual elimination of the
nonconforming use by obsolescence or destruction
by fire or the elements. .,iGiven the objective of ,
zoning ttoj eliminate nonconforming uses, courts ,,,,
1.,=.::
,;..-
.,
throughout.the country generally follow a strict ail.
..,
policy agaOtz,theix extens; n,or enlargement San
Diego County;v. McChuicen, 37 Cal 2d 683,,234
.1 .4 1.,...,
P.2d 972,3 ,and---,eases cited: there. The whole. ,
purpose. and spirit of the zoning ordinance would .,
_rt ,,_
be defeated;i1an,owner is; permitted to substitute
-,..
1,1 ,.„
permanent brick wails for rotted exterior walls, put
in new flooring in place of rotted flooring, put on a
new rooLand build a new,yaddition, as this would
. ,:i..., i 1 la;
.., extend for prolong indefinitely the life of the
.. v..
nonconforming, building. Selligman ,y, :,.V,on ( s.,
Allman.Bros.;297 Ky. 121, 179 S.W,2d 207. 94.
.. .
.. . .,.
0 (Emphasis supplied). Accord, Fidelity Trust Co. v. Downing, 224 Ind. 457;
68 N.E.2d 789 (194,6); P.aja;zola v. CO of Gul.ffiort, I..1 Miss. 737, 52
1
So.2d 611 (1951) (although. ordinancesallowedreconstruction if approval
. ...
, , A
4:24 352-33-b75 11-Z. LAW :....„..1:::::, INC.
•
Alan C. Jensen, Esq.'
III May 4, 2001
Page 7
i
.
.,. .
'AI. .
!3 .7i.._4 • 0 ,
• L. ;,
•Igtir.•`' i --,i, ,..'. t4E''=.141:il '. ' lftiik!'... s ' . .! ''.1, :ir,It'',ir;
Ot ' requested within yea ;14, here;:owner f: -'•;to seek reconstruction permic sil'i''C
. ..,:;ii...,..1.
properly refused to, ow.jsubsequent ?E.,construction of,hurricane-destc
ir .
building, despite owter7S,wargument th',44i.e was unable to secure contra'
' . within year due to widespread hunicanedamage). ii,.i.•!,•'
The leading treatise on zoning is in accord. Its author states:
Construction of a new building is usually
.4,
regarded as a prohibited extension or enlargement
..4-,,.. .
!
of a nonconforming use65. A nonconforming use is
extended when an old building is torn down and
-.,..T
replaced with a larger builciing,66 one that is more
modern than the old,67 or one erected on a different ,
S .. portion of the lot.68 A4.nonconforraiag building
ipyilflillt? ;4: 2:" WhiOlf tbilapses due to weStilinay4n-a-gbb-replaced.
To construct a new building would be to extend the
ROI* Pi
69
• use.
.3 -...,,.
65. , Bier v Pierson,.188 So 2d 681 (1966, Fla
App D4); Angus v Miller, 5thla.ss App 470, 363 NE2d
1349 (1911.7);.Muse v ZoningZearing Ed., 52 Pa Cmwlth
4 .
.,i., 287, 415a2d,:1255 (1980); rsty v Harleston, 266 Sc
,I ,
..--N, 4,,•-•
zi \„:. 439, 223SE2414.6,1 (1976). ".'40'..'t .- , ....,../..-&,...
...1•-1. ,
Prginig:4,,pi! Suprerw,C9urt,:of Virginia held,that
a city :4Slitlieimplied .st4tutory power to prohibit
constructiprSlof 4c1c4tianal buildii:or structures that "CArry
. .. .:It "out or support"'a'nonconforrning'use. City of Chesapeake .,
v Gardner Enters., Inc., 482 SE2d 812 (1897, VA). This
'... result was"4 reached even though the court employed the
"Dillon Rule," which states that a local government body
has only 'those,powers that are.:.(a) expressly grantedf, (b)
"necessarily4,or, „4rly implied., from expressly granted .4
powers," or ,(c):essential andindispensable. The court
.',...-
found thatu,'the"Power to prohibit new construction
"necessarilyY.,'is' 'implied from the statutory language
,..,
0 protecting \nonconforming uses:4 only 'so iong, as...-the
buildings -lord)structures are maintained in their i..then ..,
structural condition:'.'ccInditi9n;",,,Id. at 8 15,:c.,
. -. .-.4 ...f..:tZI,.1.`•.1t:-..1 i.'!: 1.!:.;/40., .,:••;,.-i ::` •06.
1: •
. ••;?,VA.,: ',I 1,1,•;•,,, ..
:'• f4(1 'if' .
• . t?6/04/2bU1 14:40 352-373-4:'.0".7 , e4 '114 LAW LiCiu , :INC CLE: U.': •.'
•.... •
;
! ., ;.•:1• ....
-.
. .
74g..
,..),t.. . i... .: ;-I.' ...:!.... •,‘ ,
.1 i,' .. IV? . 4
Alan C. Jensen, Esq::, 5.!--.',;* • !.;,... ..,...; . . .., .
. . .
III May 4, 2001
Page 8 q'' ...,,r
..„.
-.. A., P.
• . .. ....
1 1..
• f41'..-'. •,,
,- ,'.,-,'•c . :441!:',' •.• 1•:;
'jitc ; 1.:i: '•;;V ,,
S'3
.-.'1, " .'" ; • 1 ,.';
,.....:
re101074n11111P0, 1,1110111Mer•vi;v4. :P...---:'''':'•,`-MPAT,0"- •;,, :,. :,, ' ,g.ft
. • ' ' .''' ctio . orrawmTenew ouildirignywra
- • t t•t90" f'. ..:.' ,‘,.,,,'
nonconfo . g school is a prohibited extension t'of.tuse. . ,...
. :1,1CIJ
Ranney Nwstituto Pontificio 'Delle Maestre Filippini20
NJ 189, 01,54A2d 142 (1955);;Mayer v Board of Appeals,
114 Conn* 157 A 273 (1931); Colati v Kirout, 186Md
652, 47 k2X613 (1946). ,
4;4 •
APpc":' ' ees did not have the right to change an
existing ., , e where such.i change would involv -the
destructio , f a building and-the construction-'..offour
apartmentib ildings containing,248 units. This was.'proper
fr ,;,72,1„;:,.:..i•
-- il
under a, :ovision of the.,-,;"L ordinance authorizing a
continuance and change of use but not authorizing achange
)
from °nein' nconforrning structure to another. Denver v
Board ofF justrnent, 31 Colo App 324, 505 .P2d 44
41 :„.. :,
,....: t.
,A NI
(1972). :.•'.,7", ,..,
I1',
...
The ords "enlarged" and "altered" do no appear ..'':. ;.':•.
11 ,
04014.0.!2.P1 14: 4P
,,-• to have b 'tiintended to describe the act of demolition of
,,
an.;:f.i 6. 4.1 "'dm' g and the ereshan oE ar,irertirely pew one
•.'
in light-ofon.ing ordinance providing that tle building of
.. 31.'... 4:
*....'
,S121.
NNW Al
a nonconfogning use may be enlarged and altered. Gagne ..
v Lewiston,TZ81 A2d 579 (1971;lvle).
:,..
, .
- - • jelLz . •'67:.: 4-.:.Boward v County of Cook, 27 Ill 2d:,52,'- 187 ...4.
NE2d 67.6 4963); Gore v Carlinville, 9 Ill
t,
2d 296, 137
.".. '..,
,
NE2d 368 (1956). CompareIAJohn J. Moylan, i Inc. v
Bramble,lizipmd 316, 24 A2d:297 (1942). , ....-
.. ......
Alabama: . See also City of Foley v. McLeod,';709 '3'f:':•.
:.4.
So 2d 4711474-75 (1998, Ala). Although a municipality cr. .
,...... .. had theoicauthoriVhto prohibit owners of nonconf91Ving ....04t.!:....
mobile home-parks'from replacing existing mobile•thOples .74,..•
(under thelx,easoiting:that replacement of the horrisiIyOuld
.-:
operate as an,.expansion of 1,.iionconforming u ),' the
municipals ' Was,.,:itopped in this particular case.- Estoppel
was founia-#) be appropriate because the city had a)lowed
the replac;;Medt O/:,"stich homes in the past on piiitiriecrous
occasionsIrrjh‘c City's continued acquiescence9o1,.mtd ,...
-4,
to a rnisrgyesedtatiop of a material fact, namelyopit, it
4N .
would not_Xepforce the zonirigordinance to prFyeilt,the ...,..;
McLeodsfrprodrpplazing mobil 9 homes at Grceilicices.,"
,•-#
The courtde cleiar,that the .5stoppel applied only, 9,Aithis
particular*se, !since it was ',now known thatrAFzCitY fp •
intended totiforce the zoning ordinance.
•
„.
.=',.,,1"-
i ittAkyord•; c:A. ' iali ' -::' -,, .ji app4z...
,„.
...,
..,.*Lior.
. . .,
.......
11:q.t a4 , ;,.,•44: .,., .:. . ' 4-15W co••
,. ..:,f,P.,:i40.•;y:.i:Ig :N...4.',. . , -,4,...,..;v:• . ; : ?0.111.(iiiri8
::.:14: 11.: .... 4;4.4;:.,. ' .:1.
4, 1.41.4;44 .. ..';',1, :tiv-,... .y.I. :1';':. ..k.'.
" •- , . ..,../14-,/21bC14 1_4:40 352-373-976c .T-CL7 LAW ',-.....4.-.....,, CE, E.44Clik4!•••Vt , •
4'; . . :1:;• . ;••4-..:,..4:
.9. .r,.Ntc%!,!.. ,•,,, ,1 :
:.•!t •
- 47 ...,. ,.•
Alan C. Jensen, Esq..1::::.,.::*!':' , .#4.:".. ..".,i• :4i1
0 • May 4, 2001
Page 9
. ,
' ..,
••,
,..•
I/4 . .... .
ki.44;.
;. ,1i.:.j;$• :!
,▪ :i
2...:::
41`!:;;t4t;•' .t,
,:.:;.:::. t..,
68 Hay v Board of:Adjustment, 37 NJ-'Super
•,„,,,:,
461, 117 ,. 4,650 (1955),
T'aiig.•.ii..,..,.-. 741,9.;
69.4:,;Fidelity Trust Co. v Downing, 224,'Indi457,
.47
68 NE2d 789 (1946), noted, 22'1nd LT p 185 (1947) .... .
::.
.."1.:f--;
't''Zi:
' 7.,..,. 1 KENNETH H. YouilF,,,t. 1 ERSON'SNWERICAN LAW O19VING § 6.46 (4„..it!&12,...
ed. 1996, supp. 2000);.* ',. .phasis supplied; hereinafter citedas'"Anderson."):11,
•• ,•'..
. , .
....1•;i
:,.. ,• -.-t. „,: .,,..
1-,:•, •
To briefly recapitulate;,'. as a general rule the property owners here do not.;:',
have a legal right to .be "guaranteed" a right to rebuild.kh.eii7,-nonconformine
..,-,••
uses without seeking4variances. Obviously, I carmotacpmment on any -.
particular claim whicluI have not seen, and in such 414-en case there is&
. ,.
--r-,
always the possibility that an estoppel may have arisen winch might preclude4
the City from doing what it otherwise,has a right to dc..4',t.':!•,;See, e.g., City o:flil,l,
11 Foley v. McLeod, 709So.2d 471 (Ala. 1998) (discusselin: footnote 67 tki
. :„, , •
,
ndFson, above)._ A1gyou are aware,.ase ,0o .Kngpyoppel to enforcel,'.
!-011,00• fl'Irand-use prosiisiOns-TZAS extremely fact -peCrfact-specific;, .`iid 'e' en a generalize
_
"primer" on such estoppel would require additional time ,to prepare. We
.would behappy to dcosp,if you so desire.
• -::,-, .
As to the second issne; (or group of issues), the law is somewhat less clear,
and the questions more. broad. At the outset, it should be..noted that I could
not locate a reportediplOrida appellate court opinion :involving the rather-;
,
unusual factual scenario of a duplex being sold by halves so as to create:
-• -,,,..--•
substandard lots. Toanswer-.yourspecific question aboAigilenying issuance,,..
of building permits•onkre*iciiisly-created substandard 1pt.s4at.la minimum th •
City should be able to -idf!')„.se to allow reconstructiOnNfinonconforming'
buildings under the'previOlis13,:cited case"law. As to. ,.),Connection between
issuance of building. perm.its and local govenigient'-s "subdivision
standards," in at leait cine':'reiorted case the Florida coliave affirmed''an
.. „ ,.1.•,,,, ,; •-
municipality's denialora.'4'. ilding permit to a-cleveloperwho•had not platted
the parcel, where the-..applicable regulation prohibited issp2nce of a building
•-, - win_f-.•A .,
permit unless a plat had been,duly recorded. See, Kane, ortte.F,,Inc. v. North
Lauderdale• 418 SO.).2457-i.u(Fra'. 4th D.C1982).
, : .a• o41;.. 4,./.• -•• -i-i
Ut
,•,,.....,,-fifiar.1.:14t;-.:, -•,...0 .4.-••., :••.• ),..17.41:i...,„!..,,, ii.•
.
Of course,'the above opinions both assume the validitSri "C;City's abitiiii!::
111i.,, .s, „v.). „,...m•.r-ri
to prohibit the creation1'81 substandard lots in this ,ppatticular and rat.h,
' I, : *..6*.eil t i 7. (•'''' • ,: 1 1 , .: ,r-iii'lmArzf, , .. LJ
- J!
: AL ',..pk..'i4s.).:•?...,1 ,, ., i :i i , .. ; ..,.i94.',,,i4 1.;-..,
, „. . . .. I!./, :.: .P---. .3...)1.1 ai.J.• •t-...,:,!..d.. ii....• •.: ,..:!Ag,'„'riggpf4;;..:: ,J.div
!!!4.0!-•.-140;•• . .
• ..„- r,. ....; ,
. '''.”. • . rit :: .' • • r.-ctrc_si:- L.:tot--. ;:.. .. J. ' vla,.!
r , •A
•,• -
,•0.1.:,..v.i.•,
1.1:.V. 1,-
, ; ..)
' : P.)5.: • t.At..)tli,,,71 s:•Aiii t...i,: i '..i, . •;. . 1, 1. I.
, .J,:.;/v•1/2i.iui i-.: 40 352-373-E1(6(3
I • ', li
a • Ea vv n'1'
Alan C. Jensen, Esq..1;::.;.7.:„',;
:�' r ...•�.
May 4, 2001 ` ,�t,.
•
III i .
Page 10 !?°r
JF} 7
unique manner. There is at least onet'theoretical base�; o``argue against'*
prohibition on substandard lots under this unusual factual k*Gcnano.
A creative attorney for.an owner of one of the "substandarlots might bet
t.
able to at least argue" hat in the instant situation the :—i,..,-.,,c,as effectivel
regulating the method of ownership of the lots rather thaitther,use thereof of
the structures built therb.
eon. As a factual matter, the buildings;on these lots
(so far as 1 know) remain exactly the same as theydid1' far the lots were; .
c , ;:
split. Similarly, in each part of the duplex there continuesttotbe a residential,'`
use by a single family/g�c.,oup. {'>a %''�
An analogy might be ode to City of Miami Beach '.y rlla ,
Condominium Associate i, • en King Co
, Inc., 302 So.2d 777 (Fla. 3dX)C;AM974). In tha ;
case the appellate court held that the municipality cc uld:'�not prohibit ag
nonconforminguse a artment building from conertg,
• • mto' a residential
� �11F1 i ! d' _ -7- icon�omlozum, opiniTC'.
F I_aw soupm T C'.
The City brought a suit which would, in
•
'•
''''' effect'''[among .other things], prevent the!�`hpt el-
apartrnent om being converted to a condo i ium „`.
.: because.
i could not provide sufficient onstreet
-._ _ parking,,sp:aces for an apartment as defii ..d and
requiredthe 1971 ordinance. The appett ';esas ''l,
defendaiats ` answered in,''effect contendi ,�t�hat ,. $),s
they were entrtled, as a matter .of tight und'er7�the 'r �f
` . 1. . law, 'to convert'• the 'hotel-apartment into .a Y--
condominium and, as a nonconforming use under '
•the 1971:x dinaace as " they z
amended, J
weze not
+. 1' - re uired,5 AO nave:_ an ,.m•ore • ar 1�
h71- 1:.. q ,r Y off street
., spaces'"th`an'those 'originally required Ir 14 1 m t `,Y
the cod '
e 'at• the time 'the "improvement- as'. ` '
l .. c 1� 'f -I•i 7 Y iiia N
•
"Ili.,
constructed :µ?YThere is no question of the-7' �t'to ""`",•
" "' • `develop a cond�o-minium''in the"use distriCitc4b`erein `` Jj
. , sub the -.,-q.-,00 § .
subeproperty is located. Pollowm '" al {i.
hearing, � � ��
h g, .the trial judge entered a final ud
. : - •• •`'2-1 finding ilivitiilie`L`"use" 'of'the' building tc1416t " '
• 1i�rld _ i1t 3; 1:lC t :a ,,. . -. '. i'
•
. r::t. • „,,,,i ,,, 1::i . . .. 1.• ..r x�
.....
,,
i.
•
-;-..1.104,.,' Ail .., .,• . ....: • . .Na r -Aik
ctat.
,a .`'it'; i.'i. 12 .. . , _ '.4 miri _+Ill.
, . . , s;...,/b.i/a1,01 i4:40 352-373-07g1 )i-C.: LAW
•:', ' ',44":'',.‘ ::;;.4
.4 :44:-...,,,t,.li
v .
Alan C. Jensen, Esq.: 'If'
III f
May 4, 2001 .i
. ... .
Page 11 ..'.. 1:.:-..,,....':.:-.'-r.,
,-
,.....t.,..k.,. .0•
,..,
•,.,.•
. t, •,..•::1,1:
...1. ''' •
.414it' .
Or. r
changed by the owners desiring to convertiVinto.'.a ...:,,
•,..,,
...
condominium and that they were not requiredito
meet the 4off-street parking requirementila-%the '0A;
ordinances,of the City of Miami Beachtasithey
existed oni.the date of the filing of the de44r4.911 : s:
..1.-4.44,-7,. ..„.
of condominium. This appeal ensued. ..,.: .0-.5,7% 7..1
We',..-first dispose of the City's contentapn4hat ....q1
there is some easement in the parking areaT,to;-be
„....;...-,, . :•.,iti
protectedIiy the City for the condominiumwers.
It is apparent from the evidence that thelparking .,•!.1.,
.4. 1 t
areas fonlyrpart of the common area, as degnecl:lin
the declaration, which were subject to' fgeing
Mr
conveyed:37p be condominium association.'10oi,we 21i:
.
.. find no mept in this contention by the City...-IttiO.
IRINV11144 14' 4 '7"-:3-1S7e7e7nd, the major i afiteritlickil-q§!tgerc;iCity
II
-
presents.alt
more difficult problem, i. e., whether an
....,,
ilVOg Al
,
-.;..!
owner [ben he desires to convert .valid
nonconforming use apartment building.zinto,,,,,.a .:....,.i
. . .. i_u() . ..
, condominium] may continue to provicle;,V4the
, i
,:•i;i:
number ofiparlcing spaces that were permittedifas a ,•-•
...„
-- nonconforming use or must he meet the :parlcing
requirements in effect at the time he fa,gcli,Iiis
declaration .of condominium, it being conceded
i -...4„ .2.... , ,
that if a new,structure was being erected oritlieA.4.sile
' „W.:, .•-L, „Ai*.4.;t.4.;,,...-
as of the date of the filing of declaration of
condominium it. would be necessary to ,meet .the
i.,-.
requirements of 1971 ordinances. ,--. 13(
•Ara,-6,_,),,
A nonconforming use relates to the-property
and not/Of.i.h.c ,type of ownership of the
Beers V;.,.1.Board , of Adjustment of Towaship ".:4Sf •-2:
Wayne,47g: N-,.1„$tiper. 305,. 183 A.2d 13...9,1,54ge
Park CoLlv" 1
. •Borough 'of Highland Park; 1),13
.v -
N.J.Sup219, 273 A.2d.397; Maplewood4ilfage
- ..„1:,,-; :
Tenantsok.,::,.. sl ' S".'n v. Maplewood villagp,,:bA16 ,
40
N.J.Supeiv37.2.3"282 A.2d,428. Changingflhe:;type
• -.4,-. ..:
of owne hip' tiof real. . estate upon, , Wi-,uch,:4 a
" :103et ikt! :04- :, :Z •
! : •
••:441#...67e,,,.xH: ... ;,.,-r:,..,jt
W!,..--;'1 '• •
, �.:--'. 71-#45snf.g171•:. . Ed: •• . IC)lia 4.9. -., . i.-"'7'
n }
)41iri+ o�F w!
t'.,. Fv ,-�� �. ''',V•
7 il;Jtett^'SF' :1,+
NO aotreuEn _E$"- .s:,.rauMo :raao.rd aql :tzju Z�'III •(uorssiuisue..
' o3 spp 2utn�oi p doo) (i66i) Z�Oi PZd,. )09';144:599 •Ed 6ZS 'paivap
ilvaddv (066t ; ttt^ 'td) «uioo•nnuisnsran nti 7j;d tD> �6I I'Yd.0661
I I PZ•�d £8 S,i.,Z , � .^kuiuroo TEd.9£:r`uiatialllJag„ ° ��f�11J Jo prnog 2uldvaH
; SuruoZ •n p.cdt7 oadsa `ouEuaos iEn�oEji ttstttdn xa Ei siql uo guueaq
1tatuos 2utAug Xiq .sasEo Maj E oltool of a5Etreimpr ,x,`PrEs 2utaq Terri I y
• 1.1 1 .. ia,:. • , :;")*i 4T
` res hrL y LIO
1 . 4" T "'r!• •` i" TF,.Tr [.:.'fl )' EP. I3
; rn luapaoaid .dtrxpmgi;ou a.rE sasEo_o;u1s jo-Ino.;Etp p��ragmatuas aq prnotis 1!
aTEi Cue le puE `slap q-'q pios 2utaq,xaidnp jo,ouEIIaos rumor.; laE;sut alp
is uuionur AI.
• i[EO,gTJ7asti•SaSEo .roj qa as''rum:1E' aAIsn'tp nu papnjoa.rd aAEq
, ;S.41.7a suoo otetu,` :1•4,aou sui is aid .u! «p•IEpu sgns,, 10 «E'umirxojuoouorr„
:i.J.l9r l. 1 _ •.
';:.sr slot papurpfigns gam 2truaprstroo tuo.g paltgrgoid pIpq aq Pinoo .1 TJ atp
ua `orretraosl;irisin a of a eo• ddE uno a n s a o 2ur ua
m m iq Ti P 3 q Ptn, 1 1 b'jr
•[(par�ddns sisegdura) „popfo s,roo pum `luaurotopuegq `(uopezgxoure)_
uotI.t. E kg pa;emturtla oq ,CEux sasn 2urutrojuoouou lugs„ 2u z�u2ooa.i.
+losjE lnq aloj 2ujJ4ualiy� of &ut1zo] (S86I v a isi a tsL `ISL„PZ•oS L9t'
;x`ztonag otJut�JJy ,,it.4 1'ta7 `osly aag •(painuo oloutoo )'.6L-8LL TE Pr 05 ZOE
{4 M 1:
` .' xp -ai st pie pagm}s . , lou iE._E iZn� ,r ;b 9r � �i
1 Akarn ai aptm aioq luatn pni retry a. aioja.rq.. ; .,
:::It:'' `pzE
Uug an ureisns. ' of paib 1°,'a1E om p
ltag4oriddE alp. .xaptmTu?prrg ,sx titgioddns
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June 14, 2001
MEMORANDUM
To: Alan Jensen
Don Ford
From: Jim Hans
Subject: Draft Zoning Changes
Attached you will find a list of proposed wording changes to the Draft Zoning Ordinance
which was considered by the City Commission over the last several months as well as an
Ordinance to amend our Zoning Map for the section of the old Core City that is currently
zoned RG-1 and has been proposed for rezoning to RS-1. These documents have been
prepared in an attempt to incorporate the decisions made by the City Commission at the
workshop held on June 4h.
Please review both of these closely and let me have your comments about whether they
comply with your understanding of the City Commission's direction from that meeting,
whether the new provisions give rise to any legal concerns, or whether the provisions
conflict with other sections of the proposed zoning, or otherwise create problems that we
should consider prior to submission of this report to the City Commission. Please let me
have your comments by Friday, June 22'
d.
You will notice that not all provisions of the Draft Ordinance have been filled in.
Maureen King is preparing the description of property to be included based upon the tax
parcels and that description will be included after it is received. Second, the Community
Development Board has yet to make a recommendation on this proposed rezoning and, as
I read the City Code, must do so before the Commission can take action.
If you have any questions or require any further information prior to submitting your
comments, please let me know.
•
•
Proposed Changes to Draft Zoning Ordinance as determined by City Commission in
Zoning Workshop on 6/4/01
•
Sec. 24-17. Definitions. `° .
Accessory structure shall mean any structur- constructed on a lot, not attached to
1C-69-
theprincipal structure, and ancillarytotheprincip. sructureAccessorystructure shall
also include attached screened roofed enclosures •ump houses for exterior well pumps
QJ not exceeding nine (9) square feet in area and four (4) feet in height shall not be 0, 1 vw 2
considered an accessory structure. Pump houses larger than nine (9 et in4 - : '
e considered Tool Sheds for height and area regulations. Ot r sma_Wsfructures
6 such as stora•e buildint__ :et houses and .la 1 ound e•ui.ment shall not be considered - tg' gi
11 accessory structure Sm. storage buildings for the purpose of this section shall not 011,0�-.'��•
exceed ei•ht 80 s•u. e feet in area and height from grade of eight (8) feet. y�`
11401
Screening shall mean a strip of land parallel to the ad jacent property lie- lines
containing either...
Sec. 24-47. Community Development Director.
(7) To review all applications for building permits, including plot plans,
to determine whether the proposed construction, alterations, repair or
enlargement of a structure is in compliance with this article. The
building official's signature, stating approval er
dish, is required on all building permit applications before a
0 permit shall be issued.
Sec. 24-83. Substandard lots of record.
Where a lot or parcel of land has an area or frontage which does not conform with the
requirement of the district in which it is located, but was a lot of record on July 26, 1982, the
lot or parcel of land may be used for one single-family dwelling in any residential district,
providiflhe minimum yard requirements for that residential district are maintained, and
provided that the owner of said lot has obtained a Variance to build through action of the
Community Development Board. No single-family, duplex, townhouse or multiple-family
• structure shall be allowed on a single-family lot, multiple lots or parcels unless the resulting lot
dimensions comply with the regulations within the code and the comprehensive plan or unless
exempted earlier in this paragraph.
74-(A.
• 1
c(A •
,. 14
\11
�Sec. 24-85. Nonconforming uses or buildings. 0'
(a) . . . • - . . • . . .
(a) Buildings which are not in compliance with setback regulations, •ght restrictions
and/or off street parking regulations that were in existence upon the passa of the 2001 zoning d
code shall be deemed to comply with the code and shall, in the event of estruction or ta''`�
demolition be allowed to be reb _. .:_..e same foot print. Rebuildin• of these buildin_s
re. . -. -• ce with cum nt buildin• :...fe codes. If that foo print is exceeded then
t r e new buildin• must meet all . sc.rt:� tonin• provisions. 4)-✓- Co-/L(24_,(24_, i
(1) No such nonconforming uses or buildings shall be enlarged, increased, nor extended
to occupy a greater area of land than was occupied on July 26, 1982, 2001,or
upon amendment of this article. A Variance must be obtained for proposed additions
or enlargements which will comply with current setback requirements.
(2) No such nonconforming uses or buildings shall be moved in whole or in part to any
portion of the lot or parcel other than that occupied by such uses on July 26, 1982,
6 2001.
(4) If more than fifty (50) percent of the assessed market value of a nonconforming
building is destroyed or demolished, the bu• ••.•_ hall not be reconstructed for-any
unless it meets curre, buildin! odes.
Sec. 24-87. Townhouse Construction.
(a) No multi-family structure shall be built unless it meets, at a minimum,
current building code standards for firewalls in townhouses.
f b) Individual townhouse units shall be connected by a firewall.
Townhouses with breezeway connections between individual units and without firewalls
shall be considered separate, individual dwellings.
(c) Adjacent townhomes shall be constructed of substantially the same
architectural style and color.
(d) Adjacent townhomes shall be constructed at substiantially the same
time or in a continuous sequence unless a existing structure is being remodeled on the
• footprint.
•
• Sec. 24-103. CON conservation districts.
f.D Any Use-by-Exception that legally existed at the time of the adoption
of this 2001 zoning ordinance shall be deemed to comply with this code and shall, in the
event of destruction by fire. flood or similar disaster, be allowed to be rebuilt in the same
footprint as the original structure, providing that any reconstruction requires compliance
. with current building and safety codes.
(_01) Sec. 24-106. RG-1 and RG-1A residential general-Two-family districts.
(f) Building restrictions.
(3) All duplex and townhouse construction shall be built with a two hour
firewall as required in the current building code under townhouse construction.
Sec. 24-107. RG-2 and RG-3 residential general multiple-family.
(f) Building restrictions.
(3) All duplex and townhouse construction shall be built with a two hour
firewall as required in the current building code under townhouse construction.
Sec. 24-110. CL commercial limited district.
(b) Permitted uses. The uses permitted in these districts shall not involve
manufacturing or repair work of a mechanical nature ..:: :. .. . . . . . •
.
Sec. 24-111. CG commercial general districts.
(b) Permitted uses. The uses permitted in these districts shall not involve
manufacturing, and business hours of operation shall be limited to the hours of 6:00
. :.. - . - _ . . . . . . - -- - _ . _ -
by Exception.
•
. .
• Sec. 24-136. Community Facilities.
(f) All public and private parks, playgrounds and green spaces must be
clearly identified and the proposed location of each must be approved by the city the
Mayor and Commission.
Sec. 24-163. Storage and parking of vehicles and equipment in residential districts.
(1) No more than one (1) commercial vehicle of less than 12,500 pounds
shall be permitted per dwelling and must be parked at least 15 feet
behind the front property line..."
(2) - .. . . .. _ .' :..
trailers shall be parked or stored behind the front yard building line;
Not more than one (1) recreational vehicle, hauling trailer or boat
trailer shall be permitted per 5,000 square foot of lot and must be
parked at least 15 feet behind the front property line.
(c) The provisions of this section shall not apply to any vehicles or
equipment in a fully enclosed building.
(d) Any recreational vehicle, or non commercial trailer parked in anv
residential zone must be owned by a person residing on the premises unless such parking
is temporary and lasting less than 24 hours.
•
ORDINANCE NO.
THE TITLE AND ORDINANCE OF THE CITY OF
ATLANTIC BEACH AMENDING THE ZONING
CLASSIFICATION OF PROPERTY KNOWN AS
LOTS FROM RESIDENTIAL
GENERAL (RG-1) TO RESIDENTIAL SINGLE-
FAMILY (RS-2); AMENDING THE OFFICIAL
ZONING MAP TO REFLECT THIS CHANGE;
PROVIDING FOR SEVERABILITY; PROVIDING
FOR AN EFFECTIVE DATE.
WHEREAS, The Community Development Board of the City of Atlantic Beach has
considered a request to change a zoning classification for the parcels referenced in the title and
reflected in the attached drawing as initiated by the Mayor and Commission of the City of
Atlantic Beach, and,
WHEREAS, The City Commission has determined that the rezoning will not adversely
affect the health and safety of the residents of the area, and will not be detrimental to the
natural environment or to the use or development of the adjacent properties in the general
vicinity, and is in compliance with the adopted Comprehensive Plan,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF ATLANTIC BEACH, FLORIDA:
SECTION 1. The Zoning Map of the City of Atlantic Beach is hereby changed to
reflect the new zoning of the property described as Lots , and as designated
on the attached map, as RS-2 Single-family Residential.
SECTION 2. Any land uses that legally existed prior to the adoption of this Ordinance,
and are made non-conforming by this Ordinance, shall be allowed to be continued and
otherwise be exempt from the provisions of Section 24-85 of this code requiring that non-
conforming uses be brought into compliance in the event of the destruction or demolition of 50
percent or more of the market value of the building. Such buildings may be reconstructed or
rebuilt if they are demolished or destroyed. The rebuilding of these buildings will require
compliance to current building and safety codes. Such rebuilding must be done in the same
footprint as previously existed. If that footprint is exceeded, then the new building must meet
all applicable zoning setback requirements.
SECTION 3. Owners of property being rezoned in this action shall have a one-year
grace period from the date of the adoption of this Ordinance to obtain a building permit and
begin construction of any structure which complies with the provisions of the RG-1 Zoning
District. After one year has passed, no new building permits will be approved unless they
• comply with the provisions of the RS-2 Zoning District.
•
SECTION 4. Severability. If any section, sentence, clause, word or phrase of this
Ordinance is held to be invalid or unconstitutional by court of competent jurisdiction, then said
holding shall in no way affect the validity of the remaining portions of this Ordinance.
SECTION 4. This Ordinance shall become effective immediately upon final passage,
PASSED BY THE CITY COMMISSION ON FIRST MEETING
PASSED BY THE CITY COMMISSION ON SECOND MEETING
John Meserve, Mayor
ATTEST:
Maureen King, City Clerk
•
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