REVIEW COMMENTS
Meeting
Date:
File No:
Location:
Owner:
Project:
Variance
Request:
DEVl::LOPMENT SERVICES DEPARTMEI'4 r
PLANNING AND ZONING DIVISION
MEMORANDUM #99-285
Staff Report
Planning and Development Board
and
City Commission
Decem ber 21, 1999
ZNCV 99-012 - Side yard setback from property line
ZNCV 99-016 - Rear yard setback from property line
Southwest corner NE 8th Avenue and NE 7th Street
Dale Carsrud
Building a new single-family house on a corner lot with double frontage.
Request for two (2) variances from the City of Boynton Beach Land Development
Regulations, Chapter 2, Zoning, Section 5.D,2,a" 1) to allow a ten (10) foot
reduction from the twenty-five (25) foot rear yard setback required within the R-1-
A single family zoning district to set allow a 15 foot setback; and 2) to allow a ten
(10) foot reduction from the minimum of twenty-five (25) foot side yard setback
required for a corner lot with double frontage within the R-1-A single family
zoning district to allow a 15 foot side-corner setback.
BACKGROUND
The subject property and nearby neighborhood is currently zoned R-1-A, single family
residential. The lot is currently vacant and conforming with the R-1-A zoning district
requirements. Currently, the subject property is surrounded by vacant lots, Staff surveyed the
area and it was observed that several properties along NW 8th Avenue, and farther west from
the subject lot, have been developed with a front yard setback greater than the minimum
required of twenty-five (25) feet. The unique location as a corner lot subjects the parcel to a
double front setback requirement, which reduces development flexibility (see Exhibit "A" -
location map),
ANALYSIS
The code states that the zoning code variance can not 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.
Page 2
Dale Carsrud
File No. ZNCV 99-016
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.
(Exhibit "B" contains the applicant's response to the above criteria,)
Staff has conducted this analysis considering each setback request separately, For the rear
yard setback request, the focus is in item "e" above, which requires that the request represent
the minimum possible deviation from City regulations. Based on the City's code provisions for
older platted lots, the City has acknowledged the potential for creating certain hardships and
non-conformities on these corner lots, specifically, minimum rear yard setback. With respect to
impacts upon adjacent properties, staff has concluded that the requested reduction of ten (10)
feet to place the building line at fifteen (15) feet from the rear property line would leave enough
separation between the proposed building and any other structure to be built in the lot adjacent
to the west which would be subject to a side yard setback, or 7 ~ feet. (see Exhibit "c" -
proposed site plan).
With respect to the requested side yard setback (double frontage), staff has concluded that
approval of this request will negatively impact the neighborhood, This conclusion is supported
by the fact that the existing properties to the west, fronting NW 8th Avenue, have front yard
setbacks ranging from 30 to 40 feet which are greater than the current 25' minimum
requirement. Additional intrusion into the required side yard setback for the subject property will
create an inconsistent appearance for the block and significantly obstruct the eastern line of
sight for the property owners on NW 8th Avenue,
CONCLUSIONS/RECOMMENDA TION
Staff recognizes that corner lots within conventional zoning districts are subject to more
stringent setback regulations and may have less development (design) alternatives compared
to internal lots (unless the corner lot is oversized), Therefore, staff is in partial support of
respective variance requests as long as said variances do not jeopardize continuity along the
streetscape or in particular, negatively affect adjacent properties. This is the rationale used by
staff to arrive at a recommendation to approve the variance request to allow a ten (10) foot
reduction from the twenty-five (25) foot minimum rear yard setback requirement. However, this
Page 3
Dale Carsrud
File No. ZNCV 99-016
is the same rationale used to arrive at the recommendation to deny the request for a ten (10)
foot reduction from the twenty-five foot side yard setback requirement for a corner lot with
double frontage. Whereas the reduction in the rear yard setback would create a setback on the
west side still greater than the side setback that would be applied to the opposite property (if
developed), the reduction in the side-front (north side) setback would further allow the subject
project to deviate from the distance at which adjacent homes along N,E, 8th Avenue are
setback from the street. The proposed design for the home indicates that a courtyard may be
planned which emphasizes internal space and utilizes less perimeter yard space. If additional
area is needed for the proposed home, staff would support a further decrease in the west side
setback, or encourage the application of a two-story design, which would take advantage of the
coastal views attainable at this location while allowing all setback requirements to be met.
Again, staff recommends that the request for a 10-foot reduction in the minimum rear yard
setback be approved, and the that the request for a 10-foot reduction in the minimum required
side-front setback be denied, No conditions of approval are recommended; however, any
conditions of approval added by the Planning and Development Board or City Commission will
be placed in Exhibit "0".
MR/dim
J:ISHRDATAIPlanningISHAREDlWPIPROJECTSICARSRUD DALE ZNCVlSTAFF REP-rear yard setback. doc
Meeting
Date:
File No:
Location:
Owner:
Project:
Variance
Request:
DEV~LOPMENT SERVICES DEPARTME:.'f r
PLANNING AND ZONING DIVISION
MEMORANDUM #99-285
Staff Report
Planning and Development Board
and
City Commission
November 23, 1999
ZNCV 99-012 - Side yard setback from property line
ZNCV 99-016 - Rear yard setback from property line
Southwest corner NE 8th Avenue and NE 7th Street
Dale Carsrud
Building a new single-family house on a corner lot with double frontage.
Request for two (2) variances from the City of Boynton Beach Land Development
Regulations, Chapter 2, Zoning, Section 5.D,2,a" 1) to allow a ten (10) foot
reduction from the twenty-five (25) foot rear yard setback required within the R-1-
A single family zoning district to set allow a 15 foot setback; and 2) to allow a ten
(10) foot reduction from the minimum of twenty-five (25) foot side yard setback
required for a corner lot with double frontage within the R-1-A single family
zoning district to allow a 15 foot side-corner setback,
BACKGROUND
The subject property and nearby neighborhood is currently zoned R-1-A, single family
residential. The lot is currently vacant and conforming with the R-1-A zoning district
requirements, Currently, the subject property is surrounded by vacant lots. Staff surveyed the
area and it was observed that several properties along NW 8th Avenue, and farther west from
the subject lot, have been developed with a front yard setback greater than the minimum
required of twenty-five (25) feet. The unique location as a corner lot subjects the parcel to a
double front setback requirement, which reduces development flexibility (see Exhibit "An -
location map).
ANALYSIS
The code states that the zoning code variance can not 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.
ps\
Page 2
Dale Carsrud
File No. ZNCV 99-016
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,
(Exhibit "B" contains the applicant's response to the above criteria,)
Staff has conducted this analysis considering each setback request separately, For the rear
yard setback request, the focus is in item "e" above, which requires that the request represent
the minimum possible deviation from City regulations, Based on the City's code provisions for
older platted lots, the City has acknowledged the potential for creating certain hardships and
non-conformities on these corner lots, specifically, minimum rear yard setback. With respect to
impacts upon adjacent properties, staff has concluded that the requested reduction of ten (10)
feet to place the building line at fifteen (15) feet from the rear property line would leave enough
separation between the proposed building and any other structure to be built in the lot adjacent
to the west which would be subject to a side yard setback, or 7 % feet. (see Exhibit "C" -
proposed site plan),
With respect to the requested side yard setback (double frontage), staff has concluded that
approval of this request will negatively impact the neighborhood, This conclusion is supported
by the fact that the existing properties to the west, fronting NW 8th Avenue, have front yard
setbacks ranging from 30 to 40 feet which are greater than the current 25' minimum
requirement. Additional intrusion into the required side yard setback for the subject property will
create an inconsistent appearance for the block and significantly obstruct the eastern line of
sight for the property owners on NW 8th Avenue.
CONCLUSIONS/RECOMMENDA TION
Staff recognizes that corner lots within conventional zoning districts are subject to more
stringent setback regulations and may have less development (design) alternatives compared
to internal lots (unless the corner lot is oversized), Therefore, staff is in partial support of
respective variance requests as long as said variances do not jeopardize continuity along the
streetscape or in particular, negatively affect adjacent properties. This is the rationale used by
staff to arrive at a recommendation to approve the variance request to allow a ten (10) foot
reduction from the twenty-five (25) foot minimum rear yard setback requirement. However, this
f3L
Page 3
Dale Carsrud
File No. ZNCV 99-016
is the same rationale used to arrive at the recommendation to deny the request for a ten (10)
foot reduction from the twenty-five foot side yard setback requirement for a corner lot with
double frontage, Whereas the reduction in the rear yard setback would create a setback on the
west side still greater than the side setback that would be applied to the opposite property (if
(developed), the reduction in the side-front (north side) setback would further allow the subject
project to deviate from the distance at which adjacent homes along N.E. 8th Avenue are
setback from the street. The proposed design for the home indicates that a courtyard may be
planned which emphasizes internal space and utilizes less perimeter yard space. If additional
area is needed for the proposed home, staff would support a further decrease in the west side
setback, or encourage the application of a two-story design, which would take advantage of the
coastal views attainable at this location while allowing all setback requirements to be met.
Again, staff recommends that the request for a 10-foot reduction in the minimum rear yard
setback be approved, and the that the request for a 10-foot reduction in the minimum required
side-front setback be denied. No conditions of approval are recommended; however, any
conditions of approval added by the Planning and Development Board or City Commission will
be placed in Exhibit "0".
MR/dim
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EXHIBIT liB"
STATEMENT OF SPECIAL CONDITIONS, HARDSHIPS OR REASONS JUSTIFING
THE REQUESTED EXCEPTION OR VARIANCE
1) That special conditions and circumstances exist which are
peculiar to the land, structures or building involved and which
are not applicable to other lands, structures or buildings in the
same zoning district;
ANS: The restrictions affecting this lot are burdensome because
this lot, as is the case with other similarly situated
corner lots, has two "fronts" from which setback lines
are set. Building on such corner lots is thus significantly
and adversely impacted.
2) That the special conditions and circumstances do not result
from the actions of the applicant;
ANS: WE obviouSly did not create the restrictions. The purchase
of the property, based on visual observation of the lot,
provided no indication that the setback lines would be so
much different than those placed on the neighboring lots.
3) 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.
ANS: We seek only the simple "privilege" to be able to build a
home on this lot. Such a liberty is available to every other
land owner. The extra space we seek, in the form of relief
from some of the setback requirements, does not rise to the
level of a special privilege given the nature of the district
as residential and our intintion to erect a residence.
4) That 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 unnessary and undue hardship on the
applicant;
ANS: The goal of the ordinance is to limit the number of residences
within a certain district as well as to provide for an aestheicallY
pleasing neighborhood. A variance will not affect the number of
residences we erect on the property and our requested relief will
not adversely affect the "look" of the street (neither 8th Ave. or
7th St.). In fact, a home built by Mr. Risley wouldnot only
enhance the look of the area but would probably help to
increase the value of neighboring lots.
fSS
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pg.2
5) That the variance (sought to be) granted is the minimum
variance that will make possible the reasonable use of the
land, building or structure.
ANS: We seek only the space to build a "reasonably" usable
residence. The relief requested is the minimum necessary
to achieve that result.
6) That 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. .
ANS: Granting the variance will not spoil the look of the street
or neighborhood, but will achieve just the opposit effect by
increasing the beauty of the area with the home we hope to
build. Granting of the variance is in no way,detrimental to the
public welfare.
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PROPOSED VARIANCE
OPTION # 2
LOT 1, BLOCK 5
N.E. 7 tho STREET
BOYTON BE4C/-I, FLORIDA.
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JOHN F. SHElLS. P.'.E.
ENGINEER' CONSULTANIT
P,E. I 36170
WEST PAUl BeACH, Fl.DRRlDA.
(~~1) 969-1717
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EXHIBIT "D"
Conditions of Approval
Project name: Dale Carsrud
File number: ZNCV-OI6 (rear yard setback)
Reference: Zoning Code Variance Application dated Julv 16. 1999.
! DEPARTMENTS INCLUDE RE~~~
PUBLIC WORKS
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTERlENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
1. To be determined
ADDITIONAL CITY COMMISSION CONDITIONS
2. To be determined.
J:ISHRDATAIPLANNINGlSHAREDlWPIPROJECTSICARSRUD DALE ZNCV\COND. OF APPR P&D 11-23-99 REAR SETBACK. DOC
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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
1- 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
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L.OCATION MAP'
CARSRUD PROPERTY
EXHIBIT "AI
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