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Ord. No. 15-94-1564
ORDINANCE NO.15-94-1564 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA AMENDING THE LAND DEVELOPMENT CODE TO CREATE SECTION 20-5.10,PROVIDING FOR ADMINISTRATIVE WAIVER APPROVAL PROCEDURES; PROVIDING FOR SEVERABILITY;PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS,theCity of South Miami enacted aLand Development Codethat provides for purpose and authority,definitions,zoning regulations,other regulations, procedures and applications,and administration and enforcement;and, WHEREAS,theLandDevelopmentCodedoesnotprovidefornon-usewaiver approvalsbyadministrativeaction;and, WHEREAS,theMayorandtheCityCommissionfindthatitis necessary and proper toprovidefornon-usewaiver approvals by administrative action,according tocodified guidelines and standards,inorderto ameliorate anunduly harsh effect of a literal application of theLand Development Codetorecognizedconditions. NOW,THEREFORE,BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA: SECTION 1.TheLand Development CodeisamendedbycreatingSection 20-5.10 toread: 20-5.10 ADMINISTRATIVE WAIVER APPROVALS (A)Authority toGrant Administrative Waiver Approvals (1)TheCityManagershallhavetheauthoritytogrant "non-use waiver"requests pursuanttothe guidelines,standardsand limitations contained inthissection. (2)A"non-usewaiver"isdefinedtomeana discretionary administrative action relaxingthe application of principal buildingsetbacks,buildingspacing, buildingcoverage,imperviouscoverage,parkingrequirements,screen enclosure setbacks,swimming pool setbacks,whirlpool spa setbacks,canopy carportsetbacks,andaccessorystructuresetbacks,ascontained within the LandDevelopmentCodewhichhaveno relation toachangeinuse of the property orstructurein question. AdministrativeWaiverOrdinancePage#1 f ."* .;::''•;j'V';,-;.:/:;c^-"H>;^:i•.••;*AW '-;v-V-1;.^:;..;;•••;. ;!•"•>.i'r r.';']'?•«••;'*;•?vU '•:0 J'•*!**?t'M /i>>-;'i'!-M-,•v^;,^ ..'jt'l.'i "':".Mi-J.VU':i:1:'^«.>i'jj w:>jtf?•Vv^'i j f,~.?!;^i.*;..,;i'it,-.i'!"•.:r•l!>.y',:•"• •'"AM :i-I-<'/^'.•'jl'i;A'.J.flG ..•,•;,•<,'.'.» i;';{'^?/. »..'"^i .r-;V:r>.•?;-;i'^''.MfWif.-i'..'.:)'cjh.^iu)*-;i ';L'>*>:r;v.:«;a'.;*w>*':r:»,t;.l .•..•:!'?'.i I ••;!'«jv'^ .•;;.;Vo:':-.•;:;:.'*;*««:•'!.•''•»vLv-,:-'iiU"-!?:Vt*li*fi»*-.'<•»fc.^-i'^a:••'<:^:;-;:-' ^•?,/.-..-.,'^;'^vii*f:^;.it-j.M-:HM .^i^v/-:V,,:;';;»/'iX^>.^:^i:i;0:^rj-•'• fr>ur;i'.-:^^*.*'.i-.;'1! ••.v. /-•?;••."•" (B)Guidelines Ingrantingthewaiverandissuingthepermit,theCityManagershallfind: (1)Thewaiverwillbeinharmonywiththe general appearance and character of the neighborhood andtheentire community. (2)The waiver will not beinjurioustothearea involved or otherwise detrimental tothe public welfare. (3)Theproposedadditionisdesignedand arranged onthesiteinamannerthat minimizes auralandvisualimpactontheadjacentresidences while affording the applicant areasonableuse of theland. (4)ThewaiverwillbeconsistentwithCity of South Miami's Comprehensive Plan. (C)Standards Notwithstanding anyotherprovisions of thiscode, (1)IntheRS-1(Estate Residential),the RS-2 (Semi-Estate/Large Lot Residential), theRS-3(Low Density/Medium LotSingle-FamilyResidential),theRS-4 (Small Lot Single-Family Residential),the RT-6 (Townhouse Residential),the RT-9 (Two-Family/Townhouse Residential),the RM-18 (Low DensityMulti- FamilyResidential),the RM-24 (Medium Density Multi-Family Residential), uponapplicationdulymade,theCityManagermayapprovearequestto reducetherequiredsetbacksforprincipal buildings,arequesttoreducethe requiredspacing between buildings,arequesttoincrease maximum building coverage,ora request toincrease maximum impervious coverage fromthose requirements specified intheLand Development Code,providing thatthe request does not exceed the following limitations: (a)Nosetbackisreduced below 70percent of that normally required. (b)Spacingrequirements between buildingsarenotreduced below 80 percent of thatnormallyrequired. (c)Buildingcoverageisnotincreasedbymorethan twenty (20)percent of that normally permitted. (d)Impervious coverageisnotincreased by morethan twenty (20)percent of that normally permitted. Administrative Waiver OrdinancePagef2 •A .1 ri f?.»;v;v»;r:-.J.;.:-..«<•-./•-.•;NVr •'<".'•;•••io?.:<:,t.»y.>/,./;;.:;<^n' fV •?.•!?n:f-,:"j »r».-s •'•..•vm:f-;»<••••.*!«< '.'•:•"':'•'•!/•';;.!/;>;v.!'!'.-O.W.v >::;i:fi'ymk'A>*tyr•;"•',•::-!».:ii>7/.:V..-'-:'::•:.'.'i;i "::-../;*;fr:r •*«V•'..-';.-wl'-r"•••*'"••'*J .'•"••''•;->.V.»•";*'if?-.•"•:'•.'•',j.\i..iA!^i,*ju!A.;Ai;J-.''V.:"-'.-''*:0.;;.;i :•: ^•-^$t,.»'=••?j:^;^.';Avj••;.-•sr-Mj.-.v-,':A^i:V':"l-4A'•»>'•*i.'M-i*'A ••••»••(:•••A'1 WV''1 ;AT-".;;••'">\v';,.:-'I •'*•''';'.•'"•„-.:,:v«i-5:'-':',''-•l'i:AA-'Vvii?'A'(li "v*??t'•*-.••'•i'•c':''A'-'-! ,.T •.?i.;«/•.• t,;;,;!•;.;;'tr. .'.»-i1* .1 >.!*'-.••«• ';.:r'»!'•'•'i;»vSty.-.•••(.i-i.oj<t*"».; •:;..•;-•,<.-.,:-..m•i ^:'.*-.-;ti ::-:i •-.>>'ji-:;.!•;A-:>::;!*'•lh:•;".A->v'.•:•".'-A::.*!}}:?{•'• f»TM: *« (e)Requiredlot frontage isnotreducedbymorethan5percent of that normallyrequired,andthatinnocaseshallanylotbecreatedwithalot frontage of lessthan50feet. (2)Inany district,upon application duly made,theCity Manager may approve a waiverrequestforthe reduction of theprovision of required parking spaces for any property designatedasanhistoricalsitepursuantto Section 20-5.17 of the Land Development Code,providingthatthe waiver doesnotreducethe number of parking spaces provided belowthirty (30)percent of that normally required.Furthermore,therequirements of Paragraph D of thisSectionshall notapplytoadesignatedhistoricalsite. (3)TheCity Manager mayapproveawaiverrequesttoreducethesetback requirements forscreen enclosures,tenniscourts,swimmingpools,whirlpool spas,canopy carportsandaccessorystructures,providing thatno setback is reduced below 70percent of thatnormallyrequired. (D)Limitation Waiver approvals shallbelimitedtoasinglerequestwhichis applied toan individual lot, wheresuchlotislocated within anareawhereatleast75percent of thelotsinaradius of 300feetfromthesubjectpropertyhavealreadybeendeveloped. (E)Review Procedures (1)Applicationforawaiverrequestshallbemadebythefeeowner of the propertyonaform prescribed bytheBuilding,ZoningandCommunity Development Department andshallbe submitted totheDepartment.The application shallincludeacurrentsurveyandan accurately andfully dimensionedsiteplanshowingtheexisting structures ontheproperty,the location of theproposedconstruction,andthelocationanduse of existing structuresontheadjacentpropertiesfrom which the waiver isbeingrequested. The application shall include aletter of intent explaining thereasonand justification fortheproposedconstructionandwaiverrequest.Theapplication shallbeaccompaniedby: (a)The writtenconsent of allthepropertyowners of alladjacentor abuttinglotstothesubjectproperty,and (b)Thewrittenconsent of allthepropertyowners of alllot(s)immediately acrossthestreetfromthepropertyforsetbacksfacingpublicrights-of- way. Ad minimalive Waiver Ordinance Page §3 !*••f. If !'I,. v i 'y U).:'•';;:"0.i'.'•.;.•*v;J:'<:..;:'V';:l r':-LK-v.r ••„>•:?•?.[;-jji.o.r.!.A.•;<.!!};•< Jpihj'ivfi;}...*:';::••:\'.f*•"'•A''''-'^•'^•''-A '•"" A^••'••A*""14'<,-<.;'i:''-'--'J v'?.'-A ;)<'••Jm.*A-.vA »'.:>V»f>":: •t?:-.-..';»«.;' 1'«:••>»;•..;>!-'^w {!-;.Hi'':>!.^;'-m--:i '.};;•f'.^.'-H;'-'i-ir*:'•;';:..•:.!t\:.f;>y;>•;••.\^yy". )'•'••\,-.>,?.vT1*':Ji>:;v :')M'W5''.;"<y.Vi .<:':;.•':*•"'-.:;.;v'*;*..':•'";<'£-*'.M •.*•';'f!:':'"?.<:•'<•'v,.\•?-.''; ;f;?:..v.-'-^i;.;••;»"'.?•;;;y /!\":-*-Yiv'-'";••'•.•'.vr-'U:'•'•"stCh.y.'*»•.?;;.••-[:•"•'•••.j ••.'•'•'•" \:.-.'.v-.;.';i?i.cS: A.iA'-U.-.\)":n ru:sr^,•.-.-.<-^<.>.^{0'.•'::'[ •;•;T;.a ;.••;.'*,;•:?•••:.«.si>-./'^io'.O:•:V.::/,':••;Ar-...:.-i--.ryy'%*.V?;.;;jv.:. *i •,••;•:;.;,..«:/*;•;:<?*£:-"?o-v;}:$.;,/.^.v..n y^i'1"-i '';-••*="»(;:•':C;-'•';i;-'"';,!r <'---''-;A' (A Ay/;;.\:UX fj*..;-*^A-:-'-.)vr->in)\w\\-'.'-'''ft\i-Itt.-K.:.'T.i.,•>'_.•;".€«;•>'.'";:;':••,},••'?;. (2)Upon receipt of theapplicationfora waiver,the City Manager,priorto making hisdecision,shallhavea staff member of the Department inspectthe site of the property andthesurroundingpropertiesto determine what impact,if any,the proposed construction will haveonthearea.The staff member shall attempt to personally contacttheresidents and/or owners of theadjacent properties including thepropertyorproperties immediately acrossalladjacent streets,forthe purpose of collecting additional information relevant tothe application. (3)Uponreceipt of allnecessaryinformationincluding staff reports,theCity Managershall review the information andrenderhisdecisioneitherapproving, modifying or denying therequest.Acopy of thedecisionshallbepublishedin a newspaper of generalcirculation.Awaivershallnotbe effective until fifteen(15)daysaftertheCityManager'sdecisionispublishedinanewspaper of generalcirculation.Acourtesynoticecontainingthedecision of theCity Manager may be mailed toadjacentandabutting property owners of record, their tenants,ortheiragents,thatare identified ontheapplication.Failureto mailor receive suchcourtesynoticeshallnot affect anyactionorproceedings taken under this section. (4)Ingrantinganywaivers,theCity Manager mayprescribe appropriate conditionsand safeguards astheCity Manager mayfeelnecessarytoprotect andfurthertheinterests of theabuttingproperties,the neighborhood area,or theentire community whichmayincludebutnotbelimitedtothe following: (a)landscape materials,walls,andfencesfor visual and acoustical buffering, (b)modification of theorientation of proposed openings instructures, and/or (c)modification of arrangement and location of structures onthesite. (5)Granting of an administrative waiver shallberecordedinthe official public records of Metro-Dade County,bytheapplicant,a copy of whichshallbefiled intherecords of City of South Miami's Building,Zoning &Community Development Department. (F)Appeals (1)Theapplicant,oranyaggrievedproperty owner inthe City of SouthMiami, mayappealdecisions of theCity Manager totheCityCommissionunder§20- 6.1(E)of theLand Development Code.An administrative appeal must befiled within15daysfollowingthepublication of theCityManager'sdecision. AdfflwrtTtrative Waiver Ordinance Page 14 •i r;t.\'\•''•:>w-->':'.'i'i.*••«•••'....'.-'.'.'.•••-•.;-'\v .;"iC'l .u:'V'''..'*.»;'?ri';:i';i;?•;p^--j"/i ir :•..*••. ':.'''.v VX':•";!'.••?;>*.♦':.':":••':.:":'>.'.;i'<*si's •.'Ail •'/••V ?"•':"'•/.tV.'.'i i"'*:i-'>'.•.'.<'".','?»•...'^"j '..\ii .'.-.Jr". •".•A:i;«Ivij-•••.,?-.:s ri--/i«..i/n"''i,;i.:••.-:;•'.:::;l.>vri :;;A/.:!!i •,'.•;•>>,T'r ;v;-».'-"A.•••••'•••:• .'•.•uA .,<''••;i';V!A .<v.^^h.iilvi';Hv-'.Ai.-JYi >;:iy '••*.ijJ-i/.::..•,;i ':hA{*>.'riiv.'/v .•'•'.••'••'..: ...;;''•';'>•''^A;.;':'?'.••'.••:-'.••!/:*-''..A.V.A./r.'i A*;U <;;>/n;'-",';.y-{,.;•'•'..v.-A-/l ?'?-A.;V/;:i.".",•.;..*; U:A.•'.'-*<!;"'•''•»..•«'•'>A.i,;>,'>:iii'itt'y-Ai v-A;A»>•<./.;•-^.t.'vuiiv;!•/'•i-^iv'.o•.;•'.'•j:.:;^n*Y?i-.-'v ; V..V-.-.J..••'>r ••:'-A >.,t-i>A"'h.=;-,A .'...•i>.L.';^;-A;;^;vi»-A-!v ;-«''•"t^'Su 'i.\vi:lA:"-(V.cAA A A '••^*?A<\>\>-;i:y..$t ail)v;A.:^.-.-.-j-.',•ioiJr,*!'yy.>^n}:;A ..'•j'A.A.'.-,;•.•,.^;.*:r.s*>"'.-^"=-; .•;'i-'.•'.;:••"••<i-'V'.'"-•':•V"-^r-y.y,:^'?;/'"''*;'&{'*.M /.<,;.;,'.•,.•:.,-.A".;..#''':y'"V'=:i.'I :?:•;;.'!/A-" 'V:•:.''•':••.•.!?'*..•if.-i-";-..i^.Xiii.:i»i:!••'.AvUif./u*'m.:?;!•;.-..j.:••;•••»•-i-'Aj .'."..'•y-.vy "X,y ',:'•:•yy.i\.'.y y/\'•«.rt':*A-Vr>•;•..•;.;,/.jj!.,p y*\'lvih:?/..v:-:Kt •••;::.,J':;j-;;:..^.i;.-:jv-y;;'i \.:is;;.;>, .'•r:i;..».v ,;!«:.:A,::-/.>-->V.i .;••:W::«"'>iiii;'iJ;?•»•:!?Q'»'*i'-\••7-«'::':^i;;;.:';^.'"»'?!J '.>:lj .r ,.-.•'•'jriV •/•*;.-viV/ifiv.;^,;i ..M.i'-^.A.-l .;VA '0 !,Ai^A;i/-^;;;(OO *;!;•"?vi-;yr-Cit fh;K^i^•-•^M.>*i.'i;j<,.n •.:'U>'.:»i,:i\ lr^^:h'^•':':•.iii-'Av ",*:t i'^'in*'''l:i\s ."sN-//.A.:-;-,*.-;'!*•;r<.:,-"n},'.AA •^•'iV'^j At-" .••:',•:-ii:i:J'ib i.j ;..^i/K •V-Uy^y::\:i.>f:;;{*-;t*V'A-*l»:';??\<r<;'H}^..A;!1':-.i v*"- '!'ii.'••':,.-J"A,0 :.A;;»!AcAVi^i'.J'?>'r i>^?>'.:v'••.T.V''')*.,Ai-.,..;;riM'••.;?.•*;••••' V:?*.:'iJ..ii-.v/J A:;.{i;ii\fi.l\.-.-iitfivil :iU;:&'*;•••')^iiOiVi^vAA:A.•An'v.^v .»*A .'A ,j ••••i ft •.-••.•••.:'.»» '•'*••:.-'•.;'.•: \..•Ii:i'.*••\*VV:'•'.,.;,">•.'\;'••.•7.-.A''.?i*'r<.i ';.*': (2)Intheeventthatanappealisfiledbyanyaggrievedpropertyownerwithinthe City of SouthMiami,theCityManagermaystoporsuspendanyconstruction authorized bythewaiver,untiladecisionhasbeenmadeontheappeal.Inthe eventtheCityManagershoulddeterminethatthesuspension of the constructioncouldcauseimminentperiltolifeorpropertytheCityManager may permit the construction to continue uponsuch conditions and limitations, including furnishing of an appropriate bond,asmaybedeemed proper under the circumstances. SECTION2.Ifanysection,clause,sentence,orphrase of this ordinance isforanyreason heldinvalidor unconstitutional bya court ofcompetent jurisdiction,thisholdingshallnot affectthevalidity of the remaining portions of thisordinance. SECTION 3.All ordinances or parts of ordinances in conflict withthe provisions of this ordinance are hereby repealed. SECTION 4.This ordinance shalltake effect immediately atthetime of its passage. PASSED AND ADOPTED THIS 4th DAY OF October,>$94. ATTEST: Rosemary J.Wascura CityClerk v READ AND APPROVED AS TO FORM: Earl G.Gallop City Attorney Neil Carver Mayor MAYC" .•• •- •--..M '...-.A-:;: K*'NAY. yea y^-.-•}•.•;; .-• i ', '. c:\reports\waiver.ord Administrative Waiver Ordinance Page #5 i'\.y :•:••">*.'....<:*/•;?t.•'••'.' 'l"•'-••.7 V^\;*i.::;"<!-A?AA-A^AAU V?,iO iAVA .If-'?.;:»•£ v;V3AAPr v'-;i'v Vt>0;;.ilA>lHA;"-A:'OVA .;)>•;:Or;v;-;:.-tV-A ;;•.-*:'•'.il.Crji?:*?'.'/'-;':'w':'5 f^j'7".••'!\Vry :?ii«.:;«'.«-pr:JQi*.:!f £;.»l.;^;j<:''.JWj'f A;. AA'.f?AAAT VM •..*'!•?/:*>!•':'*'»'»'.tT«i.';:f•,-.•:riT5*a«f."?:*u,.i '- .-•'.,:<1.'.,','!i;Ti-.o ;:-,./♦:,;«.-<,r,,->V .;•»vV :*Si?iI;;J -?;•-"'..VK»-'*r-.'M iiV -3' •/•-'Tii;i :/>:';i»ii >,••<:?»?%'ci fj.> .;,•Ai^bv;^/ To CITY OF SOUTH MIAMI INTER-OFFICE MEMORANDUM Dean Mimms,AICP Director of Building,Zoning & Community Development Dept Date:September 9,1994 From:Bill Mackey Planner Re:Item #4:PB-94-016 Administrative Variance REQUEST: AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA AMENDING THE LAND DEVELOPMENT CODE TO CREATE SECTION 20-5.10,PROVIDING FOR ADMINISTRATIVE VARIANCE APPROVAL PROCEDURES;PROVIDING FOR SEVERABILITY;PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING FOR AN EFFECTIVE DATE. BACKGROUND: The City Commission desires to implement regulations whereby applicants for minor variances (as set forth inthe ordinance) may apply for such minor variances without demonstrating the "hardship running with the land"requirement.The ordinance provides for administrative procedures to effect the process. ANALYSIS: The Director of the Building,Zoning &Community Development will inform the City Manager concerning administrative variance applications.The decision toapprove,denyor approve with conditions will rest with the City Manager.Appeals to the decision of the City Manager maybe filed with the City Clerk to be heard by the City Commission within 15 days ofthe decision. Appeals maybe filed by either an applicant or any property owner intheCityof South Miami.The applicant willbe required to paythesamefee presently required for variance application ($250for residential and$450for commercial)whichwillcover advertising expenses,staff research timeandfieldinspections. RECOMMENDATION: That the Planning Board vote to recommend approval of the proposed ordinance. COMPREHENSIVE PLAN: The proposed ordinanceisconsistentwiththe Goals,Objectives and Policies of the adopted Comprehensive Plan. APPLICABLE REGULATIONS:Creates Section 20-5.10 in the LDC. REGULAR CITY COMMISSION MEETING AUGUST 16,1994 #13 ORDINANCE NO. AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,AMENDING THE LAND DEVELOPMENT CODE TO CREATE SECTION 20-5.10,PROVIDING FOR ADMINISTRATIVE VARIANCE APPROVAL PROCEDURES;PROVIDING FOR SEVERABILITY,ORDINANCES IN CONFLICT AND AN EFFECTIVE DATE. Moved by Mayor Carver,seconded by Commissioners Cooper and Cunningham,this be considered the first reading of the ordinance and itbe placed on second reading after consideration bythe Planning Board. Mayor Carver said this ordinance was drafted to try to accommodate residents who wish only a minor variance.This would allow some leeway to grant variances when there isn't a 'hardship runningwith the land'astheCodenow requires! Vice-Mayor Young stated that heisin favor of the ordinance buthasa concern that the approval is under City Manager rather than Building,Zoning &Community Development.Heisalso concerned with the work involved,it may be staff intensive andnot covered in the fee schedule. City Manager explained that the Building,Zoning &Community Development staff will actually dothe work andmaketheir recommendations to the City Manager.The applicant would payall costs for the application. Commissioner Cooper stated that this may actually belessuse of staff time as there will be fewer notices of hearing,public hearings,etc.Additionally,there have been times inthepast whenthe Commission wasvery sympathetic toa particular variance request,but they were not able to grant the request because the Land Development Code was specific that there must be a 'hardship running with the land'.This gives the Commission some flexibility. Discussion was held with regard to the appeal process as specified under (F)(1).Moved by Mayor Carver,seconded by Commissioner Cooper,that subsection (1)be amended by adding,at the end of that section,..."An Administrative Appeal must be filed within 15 days following publication of the City Manager's decision".' Motion on amendment passed 5/0;Mayor Carver,yea;Vice-Mayor Young,yea;Commissioner Bass,yea;Commissioner Cooper,yea; Commissioner Cunningham,yea. Motion on ordinance,as amended,passed 5/0:Mayor Carver, yea;Vice-Mayor Young,yea;Commissioner Bass,yea;Commissioner Cooper,yea;Commissioner Cunningham,yea. PB-94-016 Applicant:Mayor&City Commission Request:AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA AMENDING THE LAND DEVELOPMENT CODETO CREATE SECTION 20-5.10,PROVIDING FOR ADMINISTRATIVE VARIANCE APPROVAL PROCEDURES;PROVIDING FOR SEVERABILITY;PROVIDING FOR ORDINANCES INCONFLICT; AND PROVIDING FOR AN EFFECTIVE DATE. Staff recommended approval oftheordinance. Public hearing was opened.Ms.Joan Falch,5837 SW 82 Street, signed in to speak before the Board and asked that lot frontage be included for consideration inthe ordinance. Executive session was convened.Mr.Lefley suggested that the term "administrative variance"beusedwheretheword "variance"is presently included,for clarification purposes. Motion:Mr.Gutierrez made a motion that no front setback shall be reducedbelow70%;thatnorearandside setback shallbereduced below 50%;and that no setback shall be less than five feet,of that which is normally required.Mr.Eisenhart seconded the motion. Vote:Approved:6 Disapproved:0 Motion:Mr.Gutierrez made a motion recommending elimination from the ordinance the single-request limitation.Mr.Eisenhart seconded the motion. Vote:Approved:3 Disapproved:3 (Mr.Eisenhart)(Mr.Thorner) (Mr.Ribas)(Ms.Basu) (Mr.Gutierrez)(Mr.Lefley) Motion:Mr.Eisenhart made a motion recommending that the term "current survey"be defined as a survey being one year or less in age.Mr.Basu seconded the motion. Vote:Approved:4 Disapproved:2 (Mr.Ribas) (Ms.Thorner) ordln?nnr%GUtierre.Z.made a motion recommending approval of theSKKioS^^-"«"*-8f ^e Board.Ms*? V°te:Approved:6 Disapproved:0 Sancf ianauaaf tn^8 *m°tion ^commending inclusion in the than five ~**"9 rveduction in ^t frontage by no moremantivepercent.Mr.Eisenhart seconded the motion. V°te:Approved:5 Disapproved:1 (Ms.Thorner) 9-13-94 Planning Board City of South Miami INTER-OFFICE MEMORANDUM TO:Bill Hampton,City Manager promi Earl G.Gallop dictated,out not reviewec and signed in absence RE:Land Development Code ©expeditemailing. Administrative Variances DATE:July 21,1994 There is a general consensus thata measured flexibility is desirableinvaryingsomerequirementsintheland development code.Foryourreview,IencloseacopyofSection 33-36*1, Metropolitan DadeCounty Code,providing for administrative variances.The code authorizes the director ofthe building and zoning department tograntcertainnon-use variances pertaining to setback lines,frontage requirements,setback requirements for screenenclosures,tennis courts,swimmingpoolsandother accessory structures,and so on.Thecodefurtherprovides standards,consentrequirements,andforappealof decisions. Administratingalegalhardshipisnotarequirementto obtaining an administrative variance. Iwouldlikeyouradviceconcerningamendingtheland development codeto include sucha provision. BGG/sg8 Enclosure cc:Dean Minnas Bill Mackey SgCTJON 20-3T5 DIMENSIONAL REQUIREMENTS S^cs-fcion 20 —3-5E DIMENSIONAL REQUIREMENTS SINGLE FAMILY DISTRICTS REQUIREMENT RS-1 RS-2 RS-3 RS-4 Min.Lot Size Net Area (sq ft)40,000 15,000 10,000 6,000 Frontage (ft)125 100 75 60 Min.Yard Setbacks (ft) Front 50 35 25 25 Rear 25 25 25 25 Side (Interior)*12.5 10 7.5 7.5b Side (Street)20 15 15 15 Max.Building Height Stories 2 2 2 2 Feet 25 25 25 25 Max.Building Coverage (%)20 30 30 30 Max.Impervious Coverage (%)30 ,40 40 45 Cumulativewidthofbothsideyardsshallbenotless than 20 percent of total lot width. Except that additions to existing structuresmayhave5 feetinteriorsidesetbackswhereanyportionofthe building already hasa5 feet setback. Revised 1/7/92 by Ord.#2-92-1497 LDC:UPDATED JUNE 1993 SO CITY OF SOUTH MIAMI SECTION 20-3.5 DIMENSIONAL REQUIREMENTS Section 20—3.5E DIMENSIONAL REQUIREMENTS MULTI-FAMILY DISTRICTS RT-6 RT-9*RM-18 RM-24 REQUIREMENT (TH)(2FV (MFV (MP) Max.Density (units/acre)6 8.7 18 24 Min.Site Size Net Area (sq ft)60,000 10,000 10,000 15,000 Frontage (ft)200 100 75 100 Min.Lot Size Net Area (sq ft)3,000 na na na Frontage (ft)25 na na na Min.YardSetbacks (ft) Front 1&2 stories 25 25 25 25 3 stories na na na 30 4 stories na na na 35 Rear 1&2 stories 25 25 20 20 3 stories na na na 25 4 stories na na na 35 Side (Interior) 1&2 stories 10 7.5 12.5 12.5 3 stories na na na 15 4 stories na na na 20 Side(Street) 1&2 stories 15 15 25 25 3 stories na na na 30 4 stories na na na 35 Between Buildings 20 15 20 20 Perimeter**15 15 na na Max.Building Height Stories 2 2 2 4 Feet 25 25 30 50 Max.Impervious Coverage (%)40 35 60 70 Townhouses allowed subject to all RT-6 requirements, except minimum site size. In addition to all other required setbacks when the site area is greater than two (2)acres. LDC:UPDATED JUNE 1993 ex CITY OF SOUTH MIAMI SECTION 2Q-3.6 _SUPPLEMENTAL REGULATIONS (I)Accessory Structures orUses (1)No accessory structure shall be constructed upon a lot until construction oftheprincipal structure orusehas commenced. (2)No accessory structure shall be used unless the principal structureon the lotisalsobeingused. (3)No accessory structures or uses shall be located within any required yard setback area,except as permitted in subsection (4)below. (4)Accessory structures or uses may be located in a required rear yard,provided such structures orusesdonot occupy more than thirty (30)percent of required setback areas and provided further that such accessory buildings do not exceed one (1) storyor twelve (12)feetinheightabove grade.15 (5)Accessorystructuresorusesshallbelocatednotlessthan five (5)feetfrom any rear or side lot line.No accessory structures orusesshallbelocatedinthe required setbacks that are adjacent to a street right-of-way line;nor shall any accessory structures belocatedlessthanfive (5)feetfrom any rear lot line.16 (6)17 Canvas tents and cabanas,used for temporary shelter and not containing cooking facilities,shall be subject to theaccessory structure regulations. (J)Swimming Pools (1)Swimming pools which are open and unenclosed,or covered by a screen enclosure or a screen enclosure not covering a swimming pool,may occupy a required rear or side yard,subject to the following conditions: (a)Minimum front setbacks shall be at the front building line. (b)Minimum side setbacks shall be ten (10)feetfrom each side lot line. (c)Minimum rear setbacks shall be twelve and one-half (12.5) feet from rear lot lines. 16 17 Revised 12/17/91 by Ord.#30-91-1494 Revised 12/17/91 by Ord.#30-91-1494 Revised 11/3/92 byOrd.#30-92-1525 delete (6)renumber (7) LDC:UPDATED JUNE 1993 6 9 CITY OF SOUTH MIAMI SECTION 20-3.6 SUPPLEMENTAL REGULATIONS (d)A walk space at least eighteen (18)inches in width shall be provided between pool walls and fences or screen enclosure walls. (e)All setback distances shall be measured from the outside wall of a pool. (2)Pool Enclosures (a)Unless a pool is entirely screened in,it shall be surrounded by a protective wall or fence of at least four (4)feet inheight. (b)Chainlink fencing shallbeat least eleven (11)gauge, with a maximum distance between wires of two (2)inches. (c)Any enclosure,other than standard chain link fencing, shallbe shown in complete detail on plans submitted for a building permit. (d)Such detail shall include the spacing between the vertical and horizontal wires,spacing and slope of louvers,spacing of posts and such other details asmay be required by the City. (3)Gates and Latches (a)Fence and wall gates must close automatically by spring hingesand must beprovidedwitha positive stopatthe closed position. (b)The direction forswingofsuchgatesshallbeawayfrom the pool during gate opening. (c)Fence and wall gates shall have an automatic latch located so that itis not accessible from the outside by pre-school age children. (d)Automatic latchesshallbeas required bytheSouth Florida Building(Code. (e)All gates or latches shallbe constructed toprovidefor theiruseinconjunctionwithuseofa padlock. (f)A padlock shallbeinplacebeforefinalinspectionor approval will be given for the pool enclosure. LDC:UPDATED JUNE 1993 70 CITY OF SOUTH MIAMI SECTION 20-3,6 SUPPLEMENTAL REGULATIONS (4)Screen Enclosures (a)Screenenclosuresshallbeofatypeapprovedbythe Building andZoningDepartment. (b)Screen enclosure doors shall automatically close and lock by hydraulic closers oran approved equivalent. (c)Enclosure door knobs shall not be located less than five (5)feet six (6)inches above grade. (d)Automatic closing and locking devices on screened doors, fences or gates shall be properly adjusted. (e)Gatesand doors shall swing shut freelyandlockfromany position. (f)Minimum for screen enclosures shall be:18'19 RT-6 all other districts front 25 feet * rear 10 feet 10 feet side,interior 0 feet 7.5 feet side,street 15 feet * *setbacks required are set forth in sections 20-3.5 E,20-3.5 F,and 20-3.5 G (g)Screen enclosures shall not be included in the computation of the total building area or required pervious area;cement slabs within a screen enclosure are included in the computation of required pervious area. (5)Portable Pools (a)Portable pools,four (4)feet or less-above grade,are not subject tothe enclosure requirements inthis Section. (b)Anystepsorladders leading upto such apoolshallbe properly enclosed with fence andgate conforming tothe requirements of this Section. 18 Revised 7/24/90 by Ord.#12-90-1452 19 Revised 11/3/92 by Ord.#30-92-1525 LDC:UPDATED JUNE 1993 71 CITY OF SOUTH MIAMI SfiCTIQN 3Q-3.fr SUPPLEMENTALREGULATIONS (K)Whirlpool Spas (1)Open,enclosed or screen enclosures covering whirlpool spas mayoccupyrequiredrearorside yards,subjecttothe requirements of this Section. (2)Impervious coverage shall beasper Section 20-3.5.2° (3)Minimumfrontsetbackshallbeattherearofthefront building line. (4)Minimum side setbacks shall befive (5)feeteachand minimum rearsetbacksshallbetwelveandone-half (12.5)feet. (5)Ininstanceswhereascreenenclosureorwallservesasa structuralpartofthespa,theside setback shallbenotless thanfive (5)feetandtherear setback shallbenotlessthan ten (10)feet from the lot line. (6)Spas shall be subject to the protective enclosure requirements applicable toswimming pools. (L)Boats and Trailers (1)Accessory storage of boats,other than those generally accepted tobeofa rowing or paddling type,shall be permitted onlyonatrailer. (2)Storage of camp trailers shall not be permitted in required front yard setback areas. (M)Tennis Courts (1)Minimumfrontyardsetbacksfortenniscourtsshallbeatthe rearofthefrontbuilding line. (2)Minimum rear and side yard setbacks for tennis courts shall notbelessthanfifteen (15)feet each. (3)Courts shall be completely enclosed bya chain link fence of at between ten (10)and twelve (12)feet in height. (4)CourtlightingisprohibitedinRSdistrictsoronlots adjacent thereto. 20 Revised 7/24/90 by Ord.#12-90-1452 LDC:UPDATED JUNE 1993 72 CITY OF SOUTH MIAMI SECTION 2Q-3.6 SUPPLEMENTAL REGULATION (N)Canopy Carports (1)New canopy carports shall be approved by the Board and may be constructed as accessory structures inthe front yard setback in residential districts,provided that they: (a)Shall not exceed ten (10)feet in height measured from grade tothe uppermost point ofthe carport cover. (b)Shall not exceed twenty (20)feet in either length or width. (c)Shallbe located atleastfive (5)feetfromthe front property line and seven and one-half (7.5)feet from any side property line. (d)Shall have all four (4)sides left open if the structure is freestanding and three (3)sides open if attached to aprincipal building. (e)Shall have a flexible,weather-proof,canvas or canvas-like cover which shall be maintained in good condition and free from holes,tears and fading. (f)Shall,ifit becomes deteriorated,be restored to its original condition or replaced with a new cover by its owner which complies withthe requirements of this Section. (g)Shallnotremaincoverlessorhaveadeterioratedcover for more than fifteen (15)calendar days following notificationbytheCitythatthecover condition isin violation of this Section. (2)Canopycarportsexistingpriortooronthe effective dateof this Code and located in front yard setback areas in residential districts shall be deemed conforming accessory structures,providedthat they: (a)Shall have a permit from the Building and Zoning Department. (b)Shall comply with all applicable maintenance requirements for new carports. (c)Shall beused solely for the storage of operable vehicles or boats. LDC:UPDATED JUNE 1993 73 CITY OF SOUTH MIAMI OtUM Ul'O.U.U.I*O.-<Ll~iit •il'K.<U.tJU-l .»».www www wwaw City of South Miami INTER-orFIC£MEMORANDUM TO:Bill Hampton,City Manager prohi Earl g.Gallop Oictated,out not rewewec and signed in absence RE:Land Development Code to expedite mailing Administrative Variances DATEi July 21,1994 Thereisageneralconsensusthatameasured flexibility is desirable invaryingsome requirements intheland development code.For your review,I enclose acopyof Section 33-36«1, Metropolitan Dade County Code,providing for administrative variances.Thecodeauthorizesthedirectorofthebuildingand zoning department to grant certain non-use variances pertaining to setback lines,frontage requirements,setback requirements for screen enclosures,tennis courts,swimming pools and other accessory structures,and soon.Thecode further provides standards,consent requirements,andforappealof decisions. Administrating a legal hardship is not a requirement to obtaining an administrative variance. I would like your advice concerning amending the land development code to include such a provision. EGG/sg8 Enclosure cct Dean Minims Bill Mackey 6 33-36 DADE COUNTY CODE (d)Property splitbydistrictboundary.Exten- sion ofa district when its boundary splits a privately owned lot. (e)Setbacks;lot area.Variation,the purpose of whichisto conform to front line.require ments of the rest of the block;to allow a reductionin the minimum lotarea require ments or setback where the shape of the buildinglotorlocationofexistingnearby buildings justifies such variance. (0 Pending surveytoverifydistances.Issuance ofapermitconditionalupontheowner's submitting a certified survey to verify dis tances shownon the plans filed with the application. (g)Special uses.Other spociol typesofspecial usage,suchas temporary stands,landing fields,public buildings or structures for tem porary use,temporary refuse dumps,etc. For other special or unusual usespermitted herein,whereanyquestionexists regarding the possibility ofsaid special orunusual use conflicting withor encroaching upon otherlegally existing useeinanydistrict. (Ord.No.57-19,§38,10.22-57) Sec.38*36.1.Administrative variances. (a)Notwithstanding anyother provision ofthis chapter,in RU-1,RU-2,RU-TH,allEU Districts, and those other districts permitting single-family, duplex,and townhouse use,upon application duly made,the Director ofthe Building and Zoning Department may,by administrative decision,ap prove any "non-use variance"request.For the pur- poses ofthis subsection,a "non-use variance",as defined inSection 33-311.1(e)(2),Code ofMetro politan Dade County,mayinvolvematterssuch assetbacklines,frontage requirements,subdivi sion regulations,height limitations,lotsizere strictions,yardrequirements,andothervariances which have no relation to change ofuseofthe property in question.Requests varying setbacks, spacing,andlot coverage requirements from those specified elsewhere inthe sorting regulations may only be approved providing that they do not ex- ceedthe following: (1)Thatthesetbackrequiredisnot reduced below fifty t50)percent ofthat normally re quired. (2)That thelot coverage isnot increased by more than twenty (20)percentof that nor mally permitted. (3)Thattho spacing requirement betweenprin cipalandaccessorybuildingsisnotreduced below fifty (50)percent ofthat normally re quired. (b)Notwithstanding any other provision ofthis chapter,inany district upon application duly made,the Director ofthe Building and Zoning Department may,by administrative decision,ap prove any "non-use variance"requestor"special exception"from zoning regulations onparkingre quirements for any propertydesignatedasanhis torical siteand subject toa certificate of appropri ateness pursuant to Chapter 16A of this Code. Such requests maybe approved providing that "non.use variance"Requests do not exceed the standards set forthin Section 33-36.1(a)and that "specialexception"from zoningregulationson parking requirements requests do not reduce parking below thirty (30)percent ofthat normally required.Further,therequirementsofSection 33- 36.1(i)shall not apply to administrative variances granted to designated historical sites pursuant to this subsection. (c)The Director may vary the setback require ments for screened enclosures,tennis courts,swim ming poolsandotheraccessory structures oruses providingthat thesetback required isnot reduced below fifty (50)percent ofthat normally required. (d)In granting the variation and issuing the permit,the Director shall find: (1)Thatthe variance will bein harmony with thegeneralappearanceandcharacterofthe community. (2)Thatthe variance will notbe injurious to the area involved orotherwise detrimental to the public welfare. (3)That the proposed addition is designed and arranged on the siteina manner that min- imizes auralandvisual impact onthe ad jacent residences while affording the appli cant a reasonable use of his land. (e)The application for variance shallbemade by the fee owner of the property on a form pre- Supp.No.2 5152 Z0NING i 33.36.1 scribed bythe Department andshallbe submitted to the Building and Zoning Department.The ap plication shall include an accurately dimenaionod plot use plan showing theexisting structures on the subject property,the location ofthe proposed addition,the general location and use of existing structures onthe adjacent property from which the variance is being requested.The application shall include a letter of intent explaining the reason and justification for the proposed addition and variance.The application shall be accompa niedby: (1)The consent of all the owners of all adja cent or abutting lots tothe subject prop erty,and (2)The consents shall also include the owner ofthe lotfs)immediately across thestreet from thesubjectsite. (0 Upon receipt ofthe application for variances, the Director,prior to making his decision,shall have a staff member of his Department inspect the site of the subject property and the suuounding properties to determine what impact,if any,the proposed addition willhaveonthe area.Thestaff member shall attemptto personally contact the residents and/or owners ofthe adjacent properties including the property or properties immediately across all adjacent streets,for the purpose of col- SWN°'2 5152.1 zonino $83-38 lecting additional information relevant to the ap plication. (g)Uponreceiptofall necessary information includinga staff report,the Director shall review the information and render his decision either ap proving,modifying or denying the request.Acopy ofBaid decision shall be published in a newspaper ofgeneralcirculation.All approvals ormodifica tions shall not be effective until fifteen (15)days after the Director's decision is published in a news paperofgeneral circulation.A courtesy notice con taining the decision of the Director may be mailed toadjacentand abutting property owners ofrecord, their tenants or their agents,that are duly noted on the application.The failure to mail or receive such courtesy notice shall not affect any action or proceedings taken hereunder.In granting any variances the Director may prescribe any appro priateconditionsand safeguards he may feelnec essary to protect and further the interest of the areaand abutting properties,which may include but not be limited to the following: (1)Landscape materials,walls,and fencesas required buffering. (2)Modifying of the orientation of any open ings. (3)Modifying of site arrangements. The decision of the Director shall be recorded on theofficialzoning maps ofDade County. (h)The applicant,or any aggrieved property owner in the area,may appeal the decision ofthe ZoningDirectorto the Zoning Appeals Boardin themannerprovidedforappeals of administra tive decisions (Section 33-311(cK2)of the Code).In the event anappealis made by an aggrieved prop erty owner in the area,the Director may stopor suspend any construction authorized by the vari ance,until a decision has been made on the ap peal.In the event the Director should determine that the suspension ofthe construction could cause imminent peril to life or property he may permit the construction to continue upon such conditions and limitations,including the furnishing ofan appropriate bond,as may be deemed proper under thecircumstances.Uponanappealbyanag grieved propertyowner,the provisionsofSection 33*311 shallbeapplicable. (i)The right of the Director of the Building and Zoning Department in so approving requested variances shall be limited to those requests ap plied to individual lots and where the lotin ques tion is within an area where at least seventy-five (75)percent of the lotsinaradiusofthree hun dred (300)feetfromthesubjectpropertyhaveal ready been developed. (Ord.No.77-12,§1,2-15-77;Ord.No.78-15,§1, 3-21-78;Ord.No.83-12,§1,3-1-83) Sec.33*37.Exceptions to chapter. (a)Where the dimensions of any residential lot are leBS than prescribed by this chapter for its particular district anditisnotpossibletoacquire sufficient adjoining land toincrease the sizeof saidlotto the dimensions requiredhereby,a permit shall beissuedonlyafterapprovalbypublic hearing. (b)No use oroccupancyofanylandorstruc ture,other than asprovidedinSection 33-36 and elsewhere herein,shall be permitted in any dis trict established hereby;nor shall any deviation from any restriction established herein astosize oflot,distance of building from nearest right- of-way line of the highway orstreet,alleyorother thoroughfare,or property linedistance,orfrom any other restriction or regulation providedherein, be permitted,except asprovidedherein,until after a public hearing. (Ord.No.57-19,§36,10-22-57) Sec.33-38.Stop work orders. For the purposeofinspection,the Director and his authorized representatives shall have freeac cess to materials and work at all times and either or both shall have the powertostop work pending investigation asto materials,work,grades,use and other provisions of this chapter. The Director is authorized,where he deems it necessary,to request the execution ofanyagree ment for recording. (Ord.No.67-19,ft 14,10-22-57) 5153 CITY OF SOUTH MIAMI INTER-OFFICE MEMORANDUM Mayor &City Commission Date:September 29,1994 10/04/94 Commission Agenda Re:Item #'1:Administrative Variance Establishment and Procedures Ord 7 illiam F.ift^mpt City Manager Background: OnJuly21,1994,theCityAttorneyissuedamemorandumentitled"Land Development Code Administrative Variances"(attached)anddraftedapreliminaryordinancewhichrespondedtothe consensusrequestoftheCityCommission.Administrationre-draftedtheordinancetoinclude termsandlanguageconsistentwiththeexistingLandDevelopmentCode.Thiswaspresentedto theCityCommissionandpassedfirstreadingonAugust16,1994.Theseareprocedurestomeet theneedsofthepublicregardingflexibilitywithintheCodeincertain,specificinstances. Recommendation: 1.AdvantagetoCity:Providesforincreasedflexibilityforresidentsandentrepreneurs. 2.Disadvantages toCity:Doesnotaddressgeneralproblemswithinexistingregulations. 3.This Ordinance is sponsored by Mayor Carver. 4.This Ordinance creates Section20-5.10oftheLandDevelopmentCode. 5.Planning Board voted 6:0to recommend approval ofthe ordinance with amendments;the Board agreed theterm "administrative variance"should beused throughout the ordinance. PlanningBoardvoted5:1torecommendthatonOrdinancePage#2,Line25,§(a)be amended to read as follows: (a)Nofrontsetbackisreducedbelow70percentofthatnormallyrequired:norear orsidesetbackisreducedbelow50percentofthatnormally required,andinno case shall any setback be reduced to less than 5 feet. PlanningBoardvoted3:3torecommendthesinglerequestlimitsetforthonOrdinance Page#3,Line 13 be eliminated to allow more for multiple variances fora single property. Planning Boardvoted4:2to recommend thattheterm"currentsurvey",on Ordinance Page#3,Line20,bedefinedasasurveythatisyearorlessold(dateof certification). Planning Board voted 5:1 to recommend thata provision be added topermitthe reduction oflot frontage byno more than5 percent;this addresses an existing parcel with 148.5 feet oflot frontage where 150 feet of lot frontage is needed to create two building sites. 6.Staff recommends approval ofthe ordinance including language in the Director's report. To: From: CITY OF SOUTH MIAMI INTER-OFFICE MEMORANDUM William F.Hampton City Manager Dean Mimms,AICP Director of Building,Zoning& Community DevelopmentDept Date:September 19,1994 Re:PB-94-016:Administrative Variance Establishment and Procedures Ord ThePlanningBoardvoted6:0torecommendapprovaloftheordinancewith recommendations; theBoardagreed that the term "administrative variance"beused throughout theordinance,in ordertoavoid confusion whentheordinanceisincorporatedintotheLandDevelopmentCode. Staffrecommendsapprovalofthisordinance,butdoesnotconcurwithPlanningBoard recommendations #1 through #3below. ThePlanningBoardvotedonthefollowingrecommendations: #1PlanningBoardvoted5:1torecommendthatonOrdinancePage#2,Line25,§(a)be amended to read as follows: (a)Nofrontsetbackisreducedbelow70percentofthatnormallyrequired:norear orsidesetbackisreducedbelow50percentofthatnormallyrequired,andinno case shall any setback be reduced tolessthan5feet. (BZCD disagrees,andisoftheopinionthatallowingforadministrativevariancesfor setbacksbelow70percentofthosenormallyrequiredisexcessive,exceedsallother percentageguidelinesinthisordinance,andisproblematicwithrespecttomassingand other design components). #2PlanningBoardvoted3:3torecommendthesinglerequestlimitsetforthonOrdinance Page#3,Line13be eliminated toallowmoreformultiplevariancesforasingleproperty. (BZCD disagrees withthis recommendation.TheCity Commission minutes of August 16,1994statethat "Mayor Carversaidthisordinancewasdraftedtoaccommodate residents who wish only a minor variance."Staff believes that the administrative variance ordinanceisintendednotforwholesalemodifications of requirements,butratherfor providing reasonable flexibility withregardto particularly constrained situations). #3PlanningBoardvoted4:2torecommendthattheterm"currentsurvey",onOrdinance Page#3,Line20,bedefinedasasurveythatisyearorlessold(dateofcertification). (BZCD disagrees withthis Planning Board recommendation which would placean undue burdenonthe applicants.Our long established policyofacceptingsurveysofcurrent conditions regardless oftheageofthe survey,isa sound andfair policy.) #4 Planning Board voted 5:1 to recommend thata provision be added to permit the reduction oflot frontage bynomorethan5 percent;the recommendation addresses the presentation oftheownerofaparcelwith148.5feetoflotfrontagewhere150feetoflotfrontageis neededto create two building sites. (BZCD agrees with recommendation #4 concerning lot frontage variances.The threshold of five percent was determined duringboarddiscussion.Staff recommends thatthe ordinance be amended at Ordinance Page#1,Line26toadd "required lotfrontage"as apartofthelistof permitted administrativevariancesandtheordinancebeamendedat Ordinance Page#2,Line31tocreatea§(e)which contains thefollowinglanguage: "Required lot frontage is not reduced by more than 5 percent of that normally required,and that in no case shall any lot be created with a lot frontage of less than 50 feet." ThisprovidesforspecialcaseslikeJoan Falch's,thepropertyowner of anexistingparcelwith 148.5feetoflotfrontagewhere150feetoflotfrontageisneededtocreatetwobuildingsites. Byinsuringthatlotfrontageisnotlessthan50feet,theintegrityoftheComprehensivePlanis maintained.Acitywidesurvey of potentiallotshasnotbeenundertaken;underthe adiriinistrative varianceprocedureeachpropertywouldbeevaluatedonacase-by-casebasisforcompatibility withthe surrounding properties andfrontages.