REVIEW COMMENTS
Meeting
Date:
File No:
Location:
Owner:
Project:
Request:
DE".:LOPMENT SERVICES DEPARTMEN I
MEMORANDUM #PZ01-164
Staff Report
Community Redevelopment Agency Board
and
City Commission
September 11, 2001
ZNCV 01-019 - Lot frontage, lot area, rear setback
Lots 312 & 313, Cherry Hills Subdivision
Boynton Beach Faith Based Community Development Corporation
Building a single-family home on a parcel zoned R-2.
Request for three (3) variances from the City of Boynton Beach Land Development
Regulations, Chapter 2, Zoning, Section 5, F.2.a. to build a single-family home on a non-
conforming lot zoned R-2:
1) to include a 2-foot reduction from the twenty-five (25) foot rear yard setback required
by code to allow a 23-foot rear setback;
2) to include a 10-foot reduction from the minimum of sixty (60) foot frontage required by
code to allow a 50-foot frontage; and
3) to include a 900 square foot reduction from the minimum 6,000 square foot lot area
required by code to allow development of a 5,100 square foot lot.
BACKGROUND
The subject property and surrounding neighborhood is currently zoned R-2, single and two-family
residential district (see Exhibit "A" -location map). The Cherry Hills subdivision was platted in 1926 with
typical lot frontages and sizes of 25 feet and 2,500 square feet, respectively (see Exhibit "B" - Cherry
Hills Subdivision).
Robert Dwelle of the Boynton Beach Faith Based Community Development Corporation (CD C) is
requesting the above-referenced variances. As part of their affordable homes program, the CDC is
proposing to construct a single-family home on a parcel that combines two (2) original lots (see Exhibit
"C" - survey). The total site contains 5,100 square feet and is fifty (50) feet wide, non-conforming by
today's zoning standards. The parcels on either side of the subject property both developed.
The requirements to build a single-family dwelling unit within the R-2 zoning district, compared to the
subject lots are as follow:
-required lot frontage: 60 feet -proposed lot frontage: 50 feet
-required lot area: 6,000 square feet -proposed lot area: 5,100 square feet
-required building rear setback: 25 feet -proposed building rear setback: 23 feet
The construction of a single-family home with the above referenced characteristics requires the three (3)
variances as described herein.
Staff surveyed the area and it was observed that the majority of dwelling units in the neighborhood are
detached single-family homes, built on substandard lots, and with some of them having either front or
rear setback deficiencies. City records show that a total of fifteen (15) properties within the Cherry Hills
Subdivision have been the subjects of variance approvals since 1964. A breakdown of a portion of these
Page 2
CDC variances
File No. ZNCV 01-019
approvals is as follows: ten (10) for rear setbacks, six (6) for total lot area, and seven (7) for lot frontage.
There are of course other adjacent units that were constructed prior to modern site regulations and are
therefore legal non-conforming,
ANALYSIS
The code states that the zoning code variance cannot be approved unless the board finds the following:
a. That 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.
b. That the special conditions and circumstances do not result from the actions of the applicant.
c. That granting the variance requested will 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.
d. That literal interpretation of the provisions of this ordinance 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.
e. That the variance granted is the minimum variance that will make possible the reasonable use of
the land, building, or structure.
f. That the grant of the variance will be in harmony with the general intent and purpose of this chapter
[ordinance] and that such variance will not be injurious to the area involved or otherwise detrimental
to the public welfare.
Staff reviewed the requested variance focusing on the applicant's response to the above criteria
contained in Exhibit "0". In 1975 the City adopted new zoning regulations which caused many parcels to
become legally non-conforming, including those in the Plat of Cherry Hills with typical lot widths of
twenty-five (25) feet, and typical lot sizes of 2,500 square feet. Staff verified on site that the substandard
conditions still exist. Consequently, a large number of those parcels have been developed for single-
family homes. Staff concurs with the applicant that the subject parcel special conditions and
circumstances exist, related to lot frontage and lot size, which are not the result of actions by the
applicant, therefore satisfying criteria "a" and "b" above.
Staff also concurs with the applicant that the approval of the variances will not confer any special
privileges since there exist several substandard parcels within the area, and similarly zoned, which were
also the subject of variance approvals in conjunction with the development of single-family homes.
Therefore, denial of this variance request would deprive the applicant of the rights already enjoyed by
others. Consequently, staff feels that criteria "c" and "d" are satisfied.
With respect to criterion "e", which regards the magnitude of the variance relative to reasonable use of
the property, a unit design has been selected which would extend to the side and front setbacks, and
encroach into the rear setback. In addition, it should be noted that both lots located to the east and west
of the subject property are developed, thereby preventing further land assemblage intended to create
property sufficient in size to comply with the minimum lot standards.
Lastly, staff believes that granting the variances will not be injurious to the area or detrimental to the
public welfare. On the contrary, staff concurs with the applicant that the proposed improvement will be in
Page 3
CDC variances
File No. ZNCV 01-019
harmony with characteristics of the neighborhood including lot sizes, lot frontages, house sizes and
styles.
CONCLUSIONS/RECOMMENDATION
Based on the analysis contained herein, staff finds that a "hardship" exists. Furthermore, staff
concludes that the approval of the requested variances will support local affordable housing goals and
initiatives, and will increase the values of the community while decreasing blighted conditions in the
neighborhood.
Therefore, staff recommends that the requested variances be approved, thereby granting relief from the
Zoning Code to allow:
1) A 2-foot reduction from the twenty-five (25) foot rear yard setback required by code to
allow a 23-foot rear yard setback;
2) a 10-foot reduction from the sixty (60) foot minimum frontage required by code to allow
a 50-foot frontage; and
3) a 900 square foot reduction from the 6,000 square foot minimum lot area required by code to allow a
5,100 square foot lot, be approved.
No conditions of approval are recommended; however, any conditions of approval added by the
Community Redevelopment Agency Board or City Commission will be placed in Exhibit liE".
MRfdim
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DEPARTMENT OF DEVELOPMENT
MEMORANDUM NO. PZ 01-163
TO: Janet Prainito
City Clerk ~
FROM: Michael W. Rumpf" ~1""
Director of PI ann" l1\Zoning
DATE: August 8, 2001
SUBJECT: Lots 312 & 313, Cherry Hills Subdivision. Lot Frontage, Lot Area, and Rear
Setback variances
ZNCV 01-019
Accompanying this memorandum you will find an application and supporting documentation for
the above-referenced case. A transfer request in the amount of $600.00 from Community
Redevelopment Division budget to cover the review and processing of this application, and a
check in the amount of $30.26 to cover postage for the variances has been forwarded to the
Finance Department.
The legal advertisement for this request will be forwarded to your office after review by the City
Attorney. The requested variance is scheduled for the September 11, 2001, Community
Redevelopment Agency Board meeting, Please advertise in the newspaper and notice to property
owners accordingly.
S:\PlanningISHAREDlWPIPROJECTSICHERRY lULLS LOTS 312 &313Il.egal notice.doc
---~------ -~ - .- ~--'-.'--"'-"------'.,--,---~,-,----------
REQUEST FOR PUBLISHING
LEGAL NOTICES AND/OR LEGAL ADVERTISEMENTS
A completed copy of this routing slip must accompany any request to have a Legal Notice or
Legal Advertisement published and must be submitted to the Office of the City Attorney two (2)
working days prior to the first publishing date requested below.
ORIGINATOR: Planning and Zoning Division
PREPARED BY: Michael Rumpf DATE PREPARED: August 8, 2001
BRIEF DESCRIPTION OF NOTICE OR AD: Zoning Code Variance for a single-familY house
to be built on a lot with 50 feet frontage in lieu of the required 60 feet with a 5.100 feet lot area
in lieu of the required 6.000 square feet; and with a rear setback of 23 feet in lieu ofthe 25 feet
required for a single-family house in a R-2 zoning district. Community Redevelopment Agency
Board meeting to be held on September 11. 2001. at 6:30 p.m. at the Commission Chambers,
City Hall, 100 E. Boynton Beach Blvd.. Bovnton Beach Florida.
SPECIAL INSTRUCTIONS AND REQUIREMENTS: (Size of Headline, Type Size, Section
Placement, Black Boarder, etc.) STANDARD LEGAL AD
SEND COPIES OF AD TO: All property owners (postmarked August 28, 2001) within 400 foot
radius of the subiect property. applicant and Director of Planning and Zoning.
NEWSP APER(S) TO PUBLISH: The Post
PUBLISHED: August 28, 2001
LAST DAY TO FAX TO THE PAPER BY 3:00 P.M.: August 24,2001
APPROVED BY:
~) UIJJ~v
(Originator)
tv. I K.<2. (2.1.1.0 t'F
M!01)OI
(Date)
(2)
(City Attorney)
(Date)
RECENED BY CITY CLERK:
COMPLETED:
The City shall furnish appropriate auxiliary aids and services where necessary to afford an
individual with a disability an equal opportunity to participate in and enjoy the benefits of a
service, program, or activity conducted by the City. Please contact Patricia Tucker (561) 742-
6268, at least twenty-four (24) hours prior to the program or activity in order for the City to
reasonably accommodate your request.
CITY OF BOYNTON BEACH PLANNING AND ZONING DIVISION
PUBLISH: THE POST (561) 742-6260
August 28,2001
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