9/30/1986 - Laserfiche WebLink

Home Browse Search

On June 12, 1986, the Roseland United Methodist Church submitted a site plan which proposed the construction of a 3,300 square foot addition to the existing church structure. The existing church structure is approximately 15 feet from the north property line that abuts the alley ROW in question and the proposed addition is also 15 feet from the alley. Although churches are considered to be a use which requires special exception approval in an RS -3, Single Family Residential District, this is an addition to an existing special exception use and no public hearings are required in order for the facility to be enlarged. The new facility must conform to the regulations for this specific land use as set forth in County Code Section 25.1(F)(3). One of the criteria of this section states that no building or structure shall be located closer than 30 feet to any property line abutting a residential use or district [Sec. 25. 1 (F) (3) (d) (1) 1. The existing structure is located only 15 feet from the north property line, and the plan proposes to attach the new structure to the existing structure which would also place it only 15 feet from the property line. This would cause the new structure to be in violation of the setback requirements. However, abandonment of the alley will provide additional space for construction of the addition in conformance with setback requirements. The petition was reviewed by all County divisions and utility providers having jurisdiction within the right-of-way, as per guidelines established by the pard of County Commissioners for processing right-of-way abandonaient applications. All reviewing agencies, which included the Public Works Division, the Utilities Division, Florida Power and Light and Southern Bell, recommended approval of the petition for abandonment. Staff also contacted the four property owners whose property abuts the alley to the north, since they had chosen to utilize the alley for access instead- of Seminole Street, a platted right- of-way abutting Block 9 on the north. Two of the property owners responded and requested that the alley be retained since they -have been using the alley to gain access to parking in the rear of their property. Even though two of the lots use the alley for access, no paved drives, garages, or other types of automobile shelters have been installed. ANALYSIS In analyzing this petition, staff examined the impact of abandoning the alley in Block 9 of the Townsite of Roseland Subdivision. The alley causes'a situation where all abutting lots have a double frontage. Such a situation is highly discouraged by staff and the current subdivision ordinance, and in certain cases, special, design modifications such as buffer yards or additional lot depth are now required. Double frontage lots could allow several points of access to the thoroughfare system, where staff normally attempts to limit the number of access points. Also the dimen- sions of the alley do not allow for safe two-way traffic flow, and meet only the dimensional requirements of a one-way flow pattern, However, this situation is not being properly controlled by any accepted means such as directional signs or pavement markings. This situation also allows for the potential infraction of the County Code concerning parking in the required rear yard setbacks. Parking is allowed in the front yard setbacks but prohibited .in all other required yards. The alley, though a principal means, is not the exclusive means of access. Currently only two of the five lots which abut the north side of the alley utilize it for access; one utilizes access off of Baird Street, and the remaining two are vacant. The alley is only marginally improved, being unpaved, ungraded, and only cleared of most vegetative obstructions. There are no apparent signs of maintenance. St+ 85 BOOK 6 5 FA"iE 92®