REVIEW COMMENTS
PLANNING AND ZONING DEPARTMENT
MEMORANDUM # 96-273
Staff Report
Board of Zoning Appeals
Meeting: May 20, 1996
Petition: Case No. 217
Location: 4475 N. Ocean Boulevard, Delray Beach, Florida 33483,
also described as Lot 11 in Benson Brothers
Subdivision, Plat Book 5, Page 27.
Owner:
The St. Andrews Club Inc.
Variance
Request:
The applicant is requesting relief from City's Land
Development Regulations, Chapter 2 - Zoning, Section
4.J.2 to allow a ten (10) foot high hedge for a length
of approximately 620 feet along the northern property
line.
BACKGROUND
The subject property is located between the Intracoastal Waterway,
and State Road AlA, south of Briny Breezes Boulevard (see Exhibit A
- Location Map) and is used as a recreational facility - a golf and
country club. The variance applies specifically to the northern
property line where the subject 10-foot high hedge already exists
(see Exhibit B - Site Plan). The applicant, The St. Andrews Club
Inc., is requesting the zoning variance to allow a ten (10) feet
high hedge for a length of approximately 620 feet along the
northern property line. Therefore, granting the variance would
allow the existing hedge to remain as it is.
In the "Statement of Special Conditions" (see Exhibit C -
Applicant's Reasons for Requesting the Variance), the applicant
indicates that the main reason for maintaining the 10 foot high
ficus hedge is to prevent errant golf balls into the Briny Breezes
mobile home park located immediately north of the subject site.
The applicant further elaborates that before the hedge reached its
current height there were incidents when errant golf balls traveled
over the property line causing damage to the properties to the
north. The problem was alleviated when the hedge reached the
height of ten (10) feet and created an effective barrier preventing
golf balls from crossing over the northern property line.
The following is a description of the zoning districts and land
uses of the properties that surround the subject request (see
Exhibit "A" - Location Map) :
North
Briny Breezes Mobile Home Park in Briny Breezes
East
State Road AlA right-of-way and farther east is
a single-familYI residential development in
Briny Breezes.
South
St. Andrews Golf Course and farther south is a
residential development (condominiums) in the
town of Gulfstream
West
Intracoastal Waterway and farther west is a
multi-family residential development in Boynton
Beach, zoned R-3 (Multi-family Residential
District) .
ANALYSIS
The zoning classification for this property is REC (Recreation)
which allows for a maximum of six (6) foot high hedges above the
Page 2
Memorandum No. 96-273
St. Andrews Club, Case No. 217
Staff Report - Board of Zoning Appeals
grade level. Land Development Regulations, Chapter 2 - Zoning,
Section 4.J.2 further specifies that for maintenance purposes, a
minimum eighteen (18) inch setback from a property line shall be
provided.
As previously mentionedl the subject property abuts a residential
development to the north which, in connection with the locations of
golf course fairways and greens, caused golf balls to stray over
the property line and damage adjacent mobile home units.
The subject property owner, St. Andrews Club Inc., let the hedge
grow above the allowable six (6) feet to create a shield preventing
adjacent mobile home units from financial losses caused by the
errant golf balls. As the applicant indicated in Exhibit C, since
the hedge reached 10 feet in height, accident complaints have not
occurred. However, the ten (10) feet tall hedge places the property
in violation of the zoning code because the hedge exceeds the six
(6) feet maximum height.
Find attached, Exhibit "DII, the Applicantls Request for Variance
and Exhibit liE", Survey. The summary of facts is as follows:
VoM llJ\ t(,
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1. The property is located within the REC (Recreation) zoning
district and is developed as a golf course with country club
facilities; a permitted use.
2. The Land Development Code limits the height of hedges to six
(6) feet and requires a minimum 18 inch landscape maintenance
setback from the property line.
3. Originally the height of the hedge was six (6) feet, as
allowed by the code. At a six (6) foot height, this hedge did
not prevent errant golf balls from straying over the property
line and causing damage to adjacent mobile homes.
4. Over the yearsl the hedge was allowed to grow to the height of
ten (10) feet for the purpose of eliminating incidents of
damaged adjacent mobile homes caused by errant golf balls. No
complaints were received by St. Andrews' Club from the
adjacent property owners since the height was extended.
5. The property is in violation of the zoning code that does not
allow hedges to be higher than six (6) feet.
6. The Planning and Zoning Department staff has not received any
complaints regarding errant golf balls causing damage to the
property of the adjacent residences located north of the
subject site, but is aware of a complaint that has been filed
through Code Enforcement.
NOTE: As stated in Chapter 2 - Zoning, Section 10.B.2.b:
"The board of zoning appeals may prescribe appropriate conditions
and safeguards in conformity with this chapter."
It is recommended that in case the Board will elect to grant the
variance the following conditions will be attached to this
approval:
1. To prevent further violation of the code the maximum height of
the hedge will be limited to its current size - ten (10) feet.
2. The variance will become null and void in the event the
property is used for purposes other than a golf course.
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STATEMENT IN SUPPORT OF APPLICATION
FOR ZONING VARIANCE BY ST. ANDREWS CLUB. IRC.
A. Our golf course at St. Andrews Club is abutted to the north by
the Town of Briny Breezes. Located close to the property line we
have two tees, one fairway and two greens. The property to our
north is not within the city l~its of Boynton Beach.
B. The two properties are separated by a 6' chain link fence and
inside the fence on our property is a continuous 9' to 10' high
ficus hedge. The purpose of this hedge is to prevent errant golf
balls from penetrating into Briny Breezes' property. For an added
protection, we also have some tall Australian Pines along our #6
fairway. Our tall hedge has been in existence since the early
1970s.
C. Prior to having the ficus hedge as high as it is now, we had
occasional incidents of broken windows, and dented mobile homes
from errant golf balls. The pine trees were added later to catch
high flying golf balls. In an effort to protect the residents of
Briny Breezes, we have allowed the hedge to remain at 9' to 10' to
stop the errant golf balls.
D. With the present arrangement, Briny Breezes' residents are
safe and comfortable on their property and inside their homes. It
has been many years since we have had any complaints from residents
about golf balls breaking windows or hitting their homes. Golf
course architects recommend that the perimeters be protected by
hedges as high as possible.
E. If we have to trim the ficus hedge to a 6' height, we will
have an unsafe condition such as we had many years ago before the
hedge was allowed to grow. A 10' height is reasonable and
necessary.
F. Variance for the height of the hedge to be 10' will be in
harmony with the rest of our landscape. We have hedges on our club
property between 10' to 16'. The height of 10' is the same as that
of the windows on the Briny Breezes mobile homes. The hedge is
only 3' wide and not too thick. You can see through it in most
places. We do not see anything detrimental to our neighbors in
having a hedge of 10' between us.
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OFFICE OF THE CITY CLERK
MEMORANDUM
TO:
Members of the Board of Zoning Appeals
FROM:
Janet Prainito
Acting Deputy City Clerk
DATE:
May 20, 1996
RE:
Case No. 217 - The S1. Andrews Club, Inc.
Attached is a letter from Don Faron, Manager of Briny Breezes, Inc., requesting that the Board of
Zoning Appeals deny the above-referenced request for a variance.
if"i: 'In ' Iin <tJl~h
lee
cc: James Cherof, City Attorney
Tambi Heyden, Director of Planning and Zoning
Mike Haag, Zoning and Site Administrator
B,.in'! B,.eeze:J, Jnc.
.~
,e;
TELEPHONE (407) 278-7405
FAX (407) 274-2270
15000 NORTH OCEAN BLVD.
BOYNTON BEACH. FLORIDA 334315
To: Mr. Jerry Lewicki
City of Boynton Beach, Planning
100 E. Boynton Beach Blvd.
Boynton Beach, FL 33435
& Zoning
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May 17, 1996
From: Don Faron, Manager
Briny Breezes Inc.
5000 N. Ocean Blvd.
Briny Breezes, FL 33435
Ref: Case #217, The St. Andrews Club, Inc.
Dear Mr. Lewicki:
With regard to above reference case number, please consider the
following information in support of our request to deny such relief to
the City of Boynton Beach Development Regulations, Chapter 2 - Zoning,
Section 4J2, as requested by the St. Andrews Club Inc:
A. 'Only the tee and fairway of golf hole #6 is in question. The
green of hole #5 and the tee of hole #7 have no importance to
the height of the hedges.
B. The hedges which are stated to be 9' to 10' high have only been
that height since the early fall of 1995. The St. Andrews Club
and Briny Breezes have had a "Gentlemens' Agreement" since at
least April 24, 1992 when Briny Breezes, The St. Andrews Club
and Mr. Bob Waldent of the City of Boynton Beach, Codes
Enforcement Dept., met regarding the height of the hedge. At
that meeting it was agreed that the hedges would be maintained
not to exceed 8' height. Further, since there was an agreement
by both parties, as to the 8' height, no Notice of Violation
would be written. The 8' height remains acceptable to us. Golf
ball protection is not increased by a height greater than 8'
especially since, as stated by the St. Andrews Club in their
statement of support, the Australian Pines were installed and
the hole layout was redesigned. The redesign takes the tee to
green shot in a southeast direction.
C. The hedge does protect the homes of Briny Breezes from errant
golf balls. The pine trees add the further protection. The
redesign of the tee to green adds even further protection. The
hedges have been maintained at "not to exceed" 8' for at least
four years. We are certain accounts payable records of The
St. Andrews Club will help verify this since they engaged an
outside contractor to keep the hedges trimmed to a height-of 8'.
The St. Andrews Club has not, as stated in their statement of
support, allowed the hedges to be maintained at 9' to 10'.
O. With the "Gentlemens Agreement" that has been in effect, for
numerous years, maintaining the hedges at 8' has provided safety
from errant golf balls. Increasing the height would cause
further hardship on the Briny residents due to increased lack of
sunlight thus, mildew on the homes and lack of air flow.
E. Briny Breezes has never requested or demanded the hedges to be
maintained at the height of 6' as the code states. We have
been and are still willing to agree to "not to exceed" 8' for
the entire length of the hedges east to west. Increasing the
height adds no advantage to protecting our homes and adds
further hardship as stated in "0" above. A 10' height is
unreasonable and not necessary.
F. We are certain that The St. Andrews Club does have hedges on
their property between 10' to 16' as stated in their statement
of support. We doubt those hedges abut a residential community
as those in question. Further, we are certain the othe hedge
installations do not create a lack of sun and air flow condition
to residences.
We, Briny Breezes, Inc., specifically request the hedges be maintained
at a "not to exceed" 8' height. If a happy medium cannot be reached,
as it has been for numerous years, we request the height be maintained
to code at 6'. Additionally, we request The St. Andrews Club be
notified to maintain the proper trimming of the north side of the hedge
line in question. Please be advised that the Briny Breezes, Inc.,
personnel have been accomplishing this effort since the installation of
same.
Respectfully submitted,
~~r
Briny Breezes, Inc.
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