CITY OF HALLANDALE BEACH, FLORIDA
MEMORANDUM
DATE: August 7, 2007
TO: D. Mike Good, City Manager
FROM: Richard D. Cannone, Development Services Director
SUBJECT: Application #06-07-RD by H. Development Corp. LLC
804 S. Federal Hwy
H Development LLC, owner, and Domus Investment Group LLC, applicant, are requesting City Commission consideration to modify the minimum parcel size required for properties zoned PDD (Planned Development) Overlay District pursuant to Section 32-174(i)(2) from the required 1.5 acres to 0.773 acres for the property located at 804 South Federal Highway.
Section 32-174(i) requires all Planned Development Districts must contain a minimum of 1.5 acres of land under unified control. The subject property is 0.773 acre; therefore, it does not meet the minimum parcel size required. Pursuant to paragraph (2) of the subsection, the City Commission may modify the minimum parcel size if it is determined to significantly inhibit neighborhood improvements.
Modification requests may be made by an applicant with unified control of the site. The request is transmitted directly to the City Commission with a staff recommendation for approval or denial. Such requests for modification are required to be advertised, posted and noticed in conformity with the requirements of Section 32-967 as to variances. The property has been posted and the hearing advertised and notices mailed in accordance with the subject requirements and the City’s Administrative Policy #2014.011.
The subject lot has 138.78 feet in width and 230.6 feet in depth. The parcel is 0.773 acre instead of the 1.5 acres or 0.773 acre smaller than specified by Code. The property abuts a vacant lot to the south and the Woodbine Trailer Park to the west. The applicant states he has made good faith efforts to obtain additional adjoining land but was unsuccessful.
Staff finds strict adherence to the minimum 1.5 acre requirement would inhibit neighborhood improvement efforts. The existing motel and structures on the property are dilapidated and in need of redevelopment. The proposed redevelopment will revitalize the area and provide for an employment base within the City. Furthermore, the purpose and intent of the PDD planned development district is to provide an optional zoning procedure to permit site design flexibility and greater land use intensity and density in order to encourage high-quality, innovative development that is consistent with comprehensive plan policies, applicable city development and redevelopment plans, and desired development patterns and land uses in an overlay zone that encourages flexibility in the design and negotiation of land development in order to promote its most appropriate use; to facilitate the adequate and economical provision of streets and utilities; and to ensure that development is planned, designed, and developed to function as integral units independently or in concert with the existing land use pattern and adjacent building sites.
RECOMMENDATION
Staff recommends the requested modification waiver for approval.
Prepared by:
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Christy Dominguez
Director of Planning and Zoning
Review:
___________________________ ____________________
D. Mike Good, City Manager Date
____Approved ____Denied ____Hold for Discussion
COMMENTS:
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