REVIEW COMMENTS
Meeting
Date:
Petition:
File No:
Location:
Owner:
Project
Name:
Variance
Request:
DEVELuPMENT SERVICES DEPARTMEN I
PLANNING AND ZONING DIVISION
MEMORANDUM #97- 566
STAFF REPORT
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
December 1, 1997
Case No. 241
ZNCV 97-007
685 NE 15th Place, Boynton Beach
Lot 11 in Yachtman's Cove Subdivision
Harry Woodworth
Woodworth residence
Request for a variance from the City of Boynton Beach Land Development
Regulations, Chapter 2 - Zoning, Section 4.J.1 - Fence Height, which
restricts fence heights to 6 feet for fences located within the required
setbacks of residential properties, in order to allow a 4 foot high fence on a 3
foot 6 inch retaining wall (7 feet 6 inches total).
BACKGROUND
The subject property is located on the north side of the cul-de-suc terminating NE 15th
Place, between Federal Highway and the Intracoastal Waterway (see Exhibit "A"-
Location Map).
The subject fence is to be placed on an existing retaining wall located along the northern
property line of the above-referenced property (see Exhibit "B" - Site Plan and Exhibit "C"
- Survey). The combined height of the retaining wall and fence, as determined from the
permit application by the Building Division, would be 7 feet 6 inches (see Exhibit "0" -
retaining wall and fence design). This measurement is taken starting from the average
finished elevation on the outside edge of the fence or wall. Since the code prohibits
fences higher than six feet (6') in residential zoning districts, a zoning variance application
was filed with the city (see Exhibit "E" - Application).
The following is a description of the zoning districts and land uses that surround the
subject property:
I
Page 2
Memorandum No. 97-566
Harry Woodworth - retaining wall and fence
Case No. 241 -staff report
North -
Manufactured homes, zoned R-1-AA.
South -
NE 15th Place right-of-way and other single family
residences within Yachtman's Cove, zoned R-1-AA.
East -
Intracoastal Waterway right-of-way
West -
Other single family residences within Yachtman's Cove,
zoned R-1-AA
ANALYSIS
The City of Boynton Beach Land Development Regulations, Chapter 2 - Section 4.J.1
~iaies Cl~ ''::JiIG.V~:.
;':=-;ncas, hedges and walls shall not exceed six (6) feet in height, above
/inisned grade, in residential zones, except that from the building line to the front
line the maximum height shall be four (4) feet."
The proposed fence is to be constructed in connection with the proposed construction of a
swimming peol. The building. code requires that yards containing pools be enclosed with
at minij'i';um. ::: five-foot (5') barrier, which could be either a screen enclosure or fence
immediste:y adjacent to the pool, or a fence or wall at the perimeter of the yard. Currently
existing 8i8;:9 The northern edge of the property, is a retaining wall constructed due to the
finished ~r2d2 tJeing 40 inches higher than the adjacent property to the north. In order to
now cc~':;:' ',.::, tiie building codes that pertain to enclosing properties with pools, the
applican: -:::s:hosen to construct a fence on top of the existing wall to a total height of five
(5) fee!. s;:; iTi2ssured from the finished grade of the higher elevation. However, when the
propos~c:;:;:-::=j'Nall is measured from the base of the outside edge of the wall, the
fencel'.'.~:: ::;:c3eds the maximum fence height of 6 feet. It should be noted that the
Develc::-:-:s:;: Jepartment Policy Manual requires that fence or wall heights be measured
from the'3\'erage finished grade on the exterior side of the wall".
In this cas.s. Jue to the difference in property elevations, the maximum fence height and
minimu:71 jarrier height (for pool fences), creates a unique contradiction within the city's
building cccie and zoning regulations. This internai conflict is described by the applicant
as a hard::::!!]. 'Nhich is further explained in the appiicant's justification statement (see
Exhibit''::'' -3l2!ement of Special Conditions). It should be reiterated that the building
/""I
/,
Page 3
Memorandum No. 97-566
Harry Woodworth - retaining wall and fence
Case No. 241 -staff report
code does not require the construction of a 5-foot high fence (minimum height) at the
perimeter of the property to comply with pool safety regulations. For example, the pool
safety regulations could be satisfied with a 5-foot high fence (minimum) located
immediately adjacent to the pool, or with a screen enclosure constructed around the pool.
The preference, of the property owner, to comply with the building codes for pool fencing
through the placement of a fence at the property line on the existing retaining wall, creates
the existing situation whereby the maximum fence height and minimum pool fence height
regulations contradict.
Lastly, it should also be stated that the adjacent property owner indicated that he does not
object to the granting of this variance (see Exhibit "G" - Consent of Adjacent Property
Owner) .
The code states that zoning code variances 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.
Unlike other development applications, the code does not require staff to make a
3
Page 4
Memorandum No. 97-566
Harry Woodworth - retaining wall and fence
Case No. 241 -staff report
recommendation regarding whether an applicant meets the above criteria warranting a
variance to the city's ordinance.
If the Planning and Development Board and City Commission impose conditions of approval,
they will be included in Exhibit "H" - Conditions of Approval.
xc: Centrai File
J \SHRDA T A\F ;c",i',i;~ ,:. ,,,:,;;;<: c".' '?\F-ROjECTS\WOODWORTH\staff rep-241-woodworth-baCK.aoc
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Page 2
Zoning Code Variance Application
A. All proposed structures
B. All existing structures that are to remain on site
C. Setback lines for all structures drawn perpendicular from the property lines to the
closest vertical wall of structures
D. Use of each structure (or uses within multiple occupancies)
E. Use of adjacent properties including right-of-way lines for all streets and alleys,
sidewalks, turn lanes and driveways
F. Elevations of the lowest finished floor of all structures on the site
3. Certified list of names and post office addresses of property owners and legal descriptions of
their property within 400 feet of subject property, as recorded in the County Courthouse. Such
list shall be accompanied by an Affidavit (see attached) stating that to the best of the
applicant's knowledge, said list is complete and accurate.
4. Proof of :Jwnership of property by petitioner(s), such as deed or purchase contract agreement.
If an aaent is submittina the Detition. a notarized CODY of a letter desicmatina him as
such must accomDanv the Detition.
5. Statement of special conditions, hardships or reasons justifying the requested exception or
variance. Respond to the six (6) questions below (A-F) on a separate sheet (Please orint or
type) :
D.
E.
F.
A.
That special conditions and circumstances exist which are peculiar to the land, structure
or buiiding involved and which are not applicable to other lands, structures or buildings
in the same zoning district;
That the special conditions and circumstances do not result from the actions of the
applicant;
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;
That literal interpretation of the provisions of this chapter would deprive the applicant of
rig hts commonly enjoyed by other properties in the same zoning district under the terms
aT :he Ordinance and would work unnecessary and undue hardship on the applicant;
Th st the variance granted is the minimum variance that will make possible the
:2ssc;lable use of the land, building or structure;
Tnat the granting of the variance will be in harmony with the general intent and purpose
aT this chapter and that such variance will not be injurious to the area involved or
othe!"\vise detrimental to the public welfare.
B.
C.
.
6. An application fee in the amount of $400.00, payable to the City of Boynton Beach, must
accompany a completed application. The $400.00 application fee covers a request to vary
one (1) sec:ion of the Code. Seeking relief from more than one section of the Code will
require 02vment of $100.00 for each additional Code section.
---.
1'1
f
Page 3
Zor.ing Code Variance Application
7.
Name and address of owner: /II'-p f '. J1{7,,1J>VV:.'/Cth
,'15 ,A/E /51//~. flt(/'1i/1.;:,
{j"l'::
8. Name of applicant: /-I4r-fl'j J1.''!)~/)11/I';eT;1
Applicant's address: 6" r; k E /-51J, ?IACe.
Applicant's phone #:
rei ??t/ ;;rJ?t/ fNl'1t') 15ij -??J -~/?/:r ftyl'/.'r./
It'):;> ~ /1 / /-L-_
/' /'- Signature of Applicant: .-'l' W~Ar""~
I' ./
'1 -: -/
Date: ,~t/ {}t!'-/
TO BE COMPLETED BY THE BUILDING OFFICIAL OR REPRESENTATIVE
1.
Property is presently zoned:
formerly zoned:
2. Property Control Number:
3. Denial was made upon existing zoning or sign requirements (list section(s) of Code from which
relief is required):
4. Nature of exception or variance required:
Date:
Permit denied - Building Department
5.
Case Number:
Meeting Date:
.
/:1
~.._.._"'---------------
EXHIBIT "F"
...--') / )
---/' I
'-- - '-
(:'
Oct. 20th. 1997
To: City of Boynton. Building Dept.
From: Harry Woodworth. 685 NE 15th Place. Boynton Beach, Fl. 33435
Re: 1.5 foot fence height variance to allow installation of a 48 inch tall chain link fence on top of 41 inch
retaining wall.
Gentlemen.
This is to request a 1.5 foot variance to your 6 foot maximum height fence allowance. I wish to install a
four foot fence on the retaining wall between my property at 685 NE 15'" Place and the Seaview Trailer
Park immediately to the north. There is a 40 inch average elevation difference between the filled side of the
retaining wall and the original grade on the north side. Due to this grade change the four foot fence, when
added to the height of the wall. technically violates the 6 foot fence height limit when viewed from the
north.
I have discussed this with Earllrving. owner of Seaview, and all the immediate neighbors on NE ISlh Place
and they support this request for variance.
This fence is the minimum required height to provide proper property security and pool protection for my
home. .
Than~you /./ L '
. / /" ~./
~ /"V'--JLJ~
._. "/ ,./..; "".. i.-/ .t
Harry Woodworth
.
dl
EXHIBIT "G"
...x -'"'
er:-A,
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Seaview Park Club Trust
1620 N Federal Hwy.
Boynton Beach, FL 33435
(561) 732-6973
~
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November 17, 1997
PLANNING AND
ZONING OEPT
City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Blvd
Boynton Beach, FL 33435
Re: Case 241
To Whom It May Concern:
I have been notified as to the hearing scheduled for the above case on December 1, 1997.
As manager of Seaview Park Club Trust which boarders 685 NE 15th Place (property
requesting variance), I would like to state that I have no objections to the owner of this
property establishing a 4 ft fence or greater on top of the existing 3 foot 6 inch retaining wall.
~~
Earle Irving ~
Manager,
Seaview Park Club Trust
dO
EXHIBIT "B"
Conditions of Approval
Project name: Harry Woodworth
File number: ZNCV 97-007, Case No. 241 (fence height)
Reference: Zoning Code Variance application dated October 20. 1997 date.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: None X
UTILITIES
Comments: None X
FIRE
Comments: None X
'I
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
I
Comments: None X
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
1. None X
ADDITIONAL CITY COMMISSION CONDITIONS
2. To be determined.
TJH:dim
J. '.sHRDA TA IPLANNlNG\SHARED\WPIPROlECTS\WOODWORTH\COND OF APPROV AL-CASE241.DOC
- DEVELOPMENT ORDER
n F BOYNTON BEACH, FLOF A
PROJECT NAME: Harry Woodworth
APPLICANT: Harry Woodworth
APPLICANTS AGENT: Harry Woodworth
APPLICANTS ADDRESS: 685 N.E. 15th Place, Boynton Beach, FL
DATE OF HE,;RING BEFORE CITY COMMISSION: December 16,1997
TYPE OF RELIEF SOUGHT: Zoning Code Variance (fence height)
LOCATION OF PROPERTY: 685 N.E. 15th Place, Lot 11 in Yachtman's Cove Subdivision, Boynton
Beach
DRAWING(S): SEE EXHIBIT "A" ATTACHED HERETO.
THIS MA ITER 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
~elief sa~:"'. \".' H,-:- ::::!:cnnt and heard testi~on:/ frc:T1 t~e s;:0!ic:mt. member;:; of city administrative
51aIT and die PUullC 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.. I iii:: i-\ppilcam
-L 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 "B" with notation "Included".
4. The ,A,pplicant's application for relief is hereby
-L GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6. ~;;:urther development on the property shall be made in accordance with the terms
~nj''::Jnditions of this order.
7. ':"Jt~'2r
DATED:
City Clerk
J :\SHRDA TAP.:3 n~;: .~.~ ,3 ri.'::'.RED\WP\PROJECTS\Woodworth\DEVELOPMENT ORDER.doc