4650 Alhambra Circle

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4650 Alhambra Circle

• Building Site Separation

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Request

• The applicant is requesting consideration of a
  building site separation in accordance with
  Section 12-5 of the Zoning Code.
• This proposal requests the separation of the
  propertys single building site into two building
  sites for single family residences.
• The existing residence would be demolished and
  two new single family residences constructed in
  its place.

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Background

• The property consists of four (4) platted lots,
  and is approximately 0.5 acres in size.
• An existing one story single-family residence
  constructed in 1946 faces onto Alhambra Circle.
• The existing house, asphalt driveways and
  concrete sidewalks encroach onto all four of the
  propertys platted lots.
• The Citys Historic Resources Department has
  determined the existing residence does not have
  historic significance.

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Permitted Development

• The site is 21,000 sq. ft. in size, and has been
  determined to be a single building site for one
  single-family residence.
• The Zoning Code would permit a residence with a
  maximum 7,450 sq. ft. to be constructed on this
  property if this request is denied.
• The applicants plans for two new residences
  propose 8,600 square feet to be constructed.

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Review criteria

• Six (6) review criteria are contained in the
  Zoning Code, of which an application is required
  to meet a minimum of four (4) criteria to be
  considered a candidate for building site
  separation.
• Staff has reviewed each of the criteria with the
  applicants proposal, and has determined the
  following

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• 1.That exceptional or unusual circumstances
  exist.
• Staff comment This proposal satisfies this
  criteria. The property occupies the entire end of
  the block, is one of the largest properties along
  Alhambra Circle in this area, and has three
  street frontages.

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• 2.That the building sites created would be equal
  to or larger than the majority of surrounding
  building site frontages of the same zoning
  designation.
• Staff comment This proposal satisfies this
  criteria. The frontages of both proposed building
  sites would be equal to or greater than 66 of
  existing surrounding building sites.

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• 3.That the building site separation would not
  result in any existing structures becoming
  non-conforming.
• Staff comment This proposal does not satisfy
  this criteria. The existing house would become
  non-conforming, and would have to be demolished
  to meet Code requirements.

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• 4.That no Restrictive Covenants, encroachments,
  easements or the like exist.
• Staff comments This proposal does not satisfy
  this criteria. Encroachments exist onto all four
  of the propertys platted lots which consist of
  asphalt driveways and concrete sidewalks.

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• 5.Maintains and preserves open space, historic
  character, property values, and visual
  attractiveness and promotes neighborhood
  compatibility.
• Staff comment This proposal satisfies this
  criteria. This proposal is consistent with the
  neighborhoods development pattern, which has at
  least two building sites per block along Alhambra
  Circle.

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• 6.Property was purchased by current owner prior
  to September, 1977.
• Staff comment This proposal does not satisfy
  this criteria. The current owner purchased
  property in 2005.

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Recommendation

• Staff recommends denial of this building site
  separation request. The recommendation is based
  on Staffs findings of fact after review of the
  six (6) criteria contained in the Zoning Code.
• Staff has determined that the application
  satisfies only three (3) of the six (6) criteria
  for review, and a minimum of four (4) criteria
  are required to be considered a candidate for
  building site separation.

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Alternative recommendation

• If the Board should recommend approval of the
  request, Staff recommends the following
  conditions of approval be included
• 1. Allow a maximum of two-thirds of the front
  façade of each residence to be two story.
• 2. Allow a maximum of 7,450 square feet for the
  residential structures on the property (both
  building sites).

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• 3. Revise plans for new residences to meet
  proposed new single family regulations.
• 4. Provide a landscape plan.
• 5. Amend Zoning Code to indicate property is
  two separate building sites.
• 6. The applicant return to the Board for review
  of revised plans.
• 7. The applicant provide notice to surrounding
• property owners of pending public hearing
  review.

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Timeline

• This application is tentatively scheduled for
  City Commission consideration as follows
• Tuesday, July 11, 2006 at 9 a.m.
• (adopted by Resolution)
• Date and time are subject to change.