Casa del Mar Yacht Club ZNCV 09-006
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME:
Casa del Mar Yacht Club
APPLICANT'S AGENT: Bonnie Miskel - Siegel, Lipman, Dunay, Shepard, & Miskel LLfJ
Development
P&Z
Building
Engineering
O\:\:. License
Deputy City Clerk
APPLICANT'S ADDRESS: The Plaza Suite 801, 5355 Town Center Rd. Boca Raton, FL 33486
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION:
January 19,2010
TYPE OF RELIEF SOUGHT: Relief from the City of Boynton Beach Land Development Regulations,
Chapter 2, Zoning, Section 5.LA.g.11.(p)., Additional Design
Regulations, requiring the height of 50% of required trees to be a
minimum of two-thirds of the height of the building, to allow the required
trees to be planted at one-third of the height of the building.
LOCATION OF PROPERTY: 2632 N. Federal Highway Boynton Beach, FL
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
X THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows:
1. Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations.
2. The Applicant
-"HAS
HAS NOT
established by substantial competent evidence a basis for the relief requested.
3. The conditions for development requested by the Applicant, administrative staff, or
suggested by the public and supported by substantial competent evidence are as set
forth on Exhibit "C" with notation "Included".
4. The Applicant's application for relief is hereby
/ GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
5. This Order shall take effect imnlediately upon issuance by the City Clerk.
6. All further development on the property shall be made in accordance with the terms
and conditions of this order.
7. Other
DATED:
/-a5-/0
~Yn. p~
City Clerk
.
S:\Planning\SHARED\WP\PROJECTS\Casa del Mar\Casa del Mar y'acht Club\ZNCV 09-006\DO Revised for P&D New 11-09,do
EXHIBIT "D"
Conditions of Approval
Project name: Casa del Mar Yacht Club
File number: ZNCV 09-006
Reference'
DEPARTMENTS' INCLUDE REJECT
PUBLIC WORKS- Forestry
Comments: None X
FIRE
Comments: None X
POLICE
Comments: None X
ENGINEERING DIVISION
Comments: None X
BUILDING DIVISION
Comments: None X
PARKS AND RECREATION
Comments: None X
FORESTER/ENVIRONMENTALIST
Comments: None X
PLANNING AND ZONING
Comments:
1. Applicant shall submit a revised landscape plan, to be approved by the City X
Forester, depicting the substitution of more dense and wider spreading tree
species for the proposed Orange Geiger and Gumbo Limbo trees, in an effort
to create a denser landscape barrier to the adjacent residential properties.
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
Comments:
None X
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
To be determined. ~
S:\Planning\SHARED\WP\PROJECTSICasa del MarlCasa del Mar Yacht Club\ZNCV 09-0061COA New 11-09,doc
S:IPlanning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form,doc
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Landscape for:
Cas a Del Mar
Marina
Boynton Beach. Ronda
DESIGNED B1':
CARTER & ASSOCIATES
LANDSCAPE ARCKITECTS lKC.
7~ ""E. s"",^ve, o.wov6eoeh. R.33~
S6I,:!72.9621 LA, 831
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Landscape for:
Casa Del Mar
Marina
Boynton Beach. Florida
DESIGNED BY;
CARTER & ASSOCIATES
LANDSCAPE ARCHITECTS INC.
74 N,E, ~\h AVE, Oeroy Beech. FI. S3483
561-272-9621 LA, B31
EXHIBIT C
Variance from Chapter 6, Section S.L.4.g.9.(p) that requires the height of 50% of the required
trees or palms be a minimum of 2/3 of the height of the building to permit the height of the
required trees or palms be a minimum height of 1/3 of the height of the building (the
"Landscaping Variance").
A. Special conditions and circumstances exist which are peculiar to the land, structure or
building involved and which are not applicable to other lands, structures or buildings in the
same zoning district.
Special conditions and circumstances exist which are peculiar to the building involved and
are not applicable to other buildings in the same zoning district. As previously mentioned,
the proposed marina is being designed to accommodate a state of the art dry dock boat
storage facility. As such, the proposed height of the building is 66 feet, 1 inch. Thus, the
required height of the trees would be approximately 43 feet. While it is not impossible,
albeit difficult to find 43 foot trees, it is highly impractical to relocate a tree of that size
without the tree dying. Few older trees of that size survive relocation, particularly when
one is relocating trees next to an area with heavy salt content, The applicant has submitted
cross sections showing line of sight perspectives from the adjacent neighbor's property.
Those cross sections demonstrate that the same goal can be accomplished by locating more
trees of a lesser height (between 20 to 30 feet in height) along the perimeter. The~interior
trees are for the most part only seen once one has entered onto the property, People that
are coming to the Property have no objection to seeing the building. As such, if the goal is to
break the massing and screen the building from the neighbor's property, a greater number
of smaller trees along the perimeter will serve that goal. Additionally, the only types of
trees that are more readily portable at that height are palm trees which do not provide the
appropriate screening that is intended by the City Code.
B. The special conditions and circumstances do not result for the actions of the applicant.
The special conditions and circumstances are not the result of actions of the Petitioner. The
Code allows for 45 foot dry storage buildings. The tree height requirement was really
designed with the 45 foot height maximum in mind. A twenty to thirty foot tree can be
more readily found in the marketplace and is more likely to survive the relocation than a
larger older tree. Due to the height of the proposed marina, the required tree height would
only accommodate trees that provide little to no screening. Typically, the only trees that
would be able to meet this requirement are palm trees, Petitioner has provided a line of
sight analysis which demonstrates the proposed canopy trees along the perimeter
adequately meet the intent of this provision and provide better screening than the provision
from which relief is sought.
C. Granting the variance requested variance wiJJ not confer on the applicant any special
privilege that is denied by this Ordinance to other lands, buildings or structures in the same
zoning district.
Granting of the Landscape Variance will not confer any special privilege on the Petitioner.
Petitioner desires to appropriately screen the marina from the adjacent properties, however
the trees which would meet the height requirement would not provide the screening
necessary to meet the intent of the Code. Petitioner desires to develop an aesthetically
pleasing project which will provide lush landscaping and become an asset to the
surrounding community and City. There are very few locations that would accommodate a
marina and dry storage facility. As a result of the green zone requirement and the State's
limitation on the number of wet and dry slips available, the subject marina may be one of
the only marinas constructed within the City. By approving this request, the City is not
conferring a special privilege, but rather enabling a permitted use to be constructed,
meeting the spirit and the intent of the MAP plan, the IPUD and the City's Comprehensive
pran encouraging a more active use of the waterfront.
D. Literal interpretation of the provisions of this chapter would deprive the applicant of rights
commonly enjoyed by other properties in the same zoning district under the terms of the
Ordinance and would work unnecessary and undue hardship on the applicant.
Literal interpretation of the provisions of this chapter would deprive the Petitioner of the
ability to appropriately screen the proposed marina and would work unnecessary and undue
hardship on Petitioner. As previously mentioned, the only trees that would meet the City's
height requirement are palm trees. These types of trees do not provide appropriate
screening. This provision was not originally in the IPUD zoning section but originated as a
result of the "big box" ordinance, Typical "big box" development is one to two stories tall.
There is no market impediment to finding canopy trees that can meet the 2/3 height
requirement for big boxes which would be a 20 to 25 foot tree. The height of the dry
storage facility is not comparable to the big box making this requirement impossible to
meet. The footprint of the entire marina project is approximately 75,000 square feet which
is substantially less than the big box. To hold the 2 uses to the same standard is not
equitable and does not meet the intent of the City's Comprehensive Plan. If the goal is to
adequately screen the building, the cross sections adequately demonstrate how that can be
accomplished.
E. The variance granted is the minimum variance that will make possible the reasonable use of
the land, building or structure.
The proposed Landscape Variance is the minimum variance necessary. The intent of this
code section is to ensure that large buildings are appropriately screened from surrounding
uses. Petitioner feels that the intent of this section is being met by providing numerous
canopy trees along the property line as well as within the vehicular use area. As
demonstrated by the line of site analysis, the proposed marina will be appropriately
screened from the surrounding properties. The substitution of canopy trees for palm trees
with a greater quantity along the perimeter meets the City's intent,
F. The granting of the variance will be in harmony with the general intent and purpose of this
chapter and that such variance will not be injurious to the area involved or otherwise
detrimental to the public welfare.
The granting of the Landscape Variance will be in harmony with the general intent and
purpose of the Code. As previously mentioned, Petitioner feels that the intent of the code is
being met through the substitution of more canopy trees along the perimeter and buffer.
As further demonstrated by the line of sight analysis, the proposed marina will be screened
from the adjacent properties and roadways.
G. Variances to minimum lot area or lot frontage requirements, that property is not available
from adjacent properties in order to meet these requirements, or that the acquisition of such
property would cause the adjacent property of structures to become nonconforming,
Applicant shall provide an affidavit with the application for variance stating that the above
mentioned conditions exist with respect to the acquisition of additional property.
Not Applicable.
EXHIBIT "A" - SITE LOCATION MAP
CASA DEL MAR ZNCV 09-005 ZNCV 09-006
NOT IN CITY
CITY LIMITS
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