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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(, ~ 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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II ~i~~1 ~ o~~~o ~ <0-"-", '" '-1 or w-<"TI<fT1 o rm< ,-uO:tl> Cl)>O-1-i NZO__ . m 00 tJ)r_>z mzzr-Cl) %~~o> Qm~~~ :tIZCO ~ O~O :2:J...",_% ;O:~:tItDz ~U;~~> N-.lm ~ 03: 0 0> z o"U ~ () \)0 -'--~rAre .R;AO-A-:'/~-- .. - - - - ,/ . - --===- - -;:~ tI/ ,iF'" h ~ If' A~,r ~/",~ II " o m z -i m :D r z m o "TI :D C :J: -1 o "TI :E > -< (j) , -.... ~ ~ ~ ~ i ~ ~ ?L ~ ~ ~ ~ ~ J ~ ~ ~ ~ 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. \ ?2 --c ~ ~ ~ t3 ~ ~ ~ ~ ~ ~ ~ ~ // .!~~/;?_!~/7 ~~~~__~ --~~ -~~/~ Y l?;'~.Y .7-'~!.~____ ~ ~ '.I ~ ~~ ~~ '" ~ I'P' ~ \; ,1'/ ~~ I \()~ \ ~~ 1-;,' ~ \ I? ,/ > ~ I ~,~ , ~ ~ " ~ ?~... ~\ ~ \ ~ l~~l~ ~ ~ ~ ,~ ~ " ~~ ~ '7';, ~ '" ~ \.\ ,'" ~\r~ ~ ~ "- ;~\~ ~ ~ , ~ \. ." 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D- "Ii.. . !!u ~&:_o ~.....o 1L~:&1 ;: .... )0 D:~O:; ~:!:~ ~~o~ u~; ~H! _ ...c ~ ,\ ~ ~ "\: ~ ~ ~ \) ~ ~ " ~ ~ ~ ~ '" ~ ~ ~ ~ ~ ~ ~ ~ l- a: w n.. n.. ce ::0... o .- Z C"") <: ~ a: . oQ >- ~ UJ UJ a:ii:~ ~~\.2 5~~ ~Q~ Z"'ce "'a .".~c: o C,) ~lfu: .. ~~ ~ I~"'i .. ~;.'" ~~!i ~,,-. ~i~ ~tl~~ li~<t. ~~l~ ~~i~ .~~i "Ill ti in; ''''i ::159 -ZIL i ~j ~ ~ i UJIL~ - GI . Q >- ~;~ o D oIf=~ .0 I 1&.1 ti g t- > % ;; ~ ~ g en '" UI I! ..CIi~ .~ ~ m ~ ~ I~ - Z 0 " CM:_z ~ cA ~ Ii '"" 4'- o Ia.I ~ ~ i~ i~ ~~l l.LI :>- I- 0 < l.LIClz:: .~ W :>-c: 11-0.1-1ll CICIC:IOS!;( CICI~L,;o~ "'000 I-<gx~ III 01- ~i!C~~8 w-..JIO :l:IIIIL:I:< ~;;z.JC: 111--:; IIIQ,.. _ wG)... .Ja~~~ iill; ~g~~ti 11-0G)~0~ zl.Ll- ~g~~~ r~ . - z: ~ >- . ~ ..JUJI- ..J Q dl<w E" j: ~~~..c ~~w " 11: W :1:... ~ a: ~ a: 0 , ~~or-..J j::......NU- w t c 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 {U), ffi @ ~ u ,~ffil,~ i~l\.. ,-' '., ,~ I i ~ ......-.--:-. .. ..; i : ~ G .r.- ~~.P -~--- 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. -u~\ -~B~. 1 u ~ I L' \ 4ro "...:-:-~ ~}~~, ~._~~~ I ~W!~~ tril~ :::ln~ - ~~ ~ ~ ':~~ ~-j / _ , (T1U, cl \ \i H ... ,','!:,L I=:: n~ ~ \\\ () .~._--~ .. n ~ . 1 \ \ \ ....-- ' 1 ,- ---- - 1\ - u ': f.-- .J ---=~ ~ \~,.,~ I. ~3 ~- - l-1:- .\ Ar _ i' ~~ L~~.<, ~'''~s~. . ,~.~t ~.:r{~ ~,_ ~ ~ ~ -_1'\- 1" ~ :1::' .[.b~~ If. _ )' \ ~ nr:IU I ~ h ~ ~ J ~"-lJ)-.( --- A'" j.. , ~ ~ :. -t ~ ~~ , :1 \\~ I 11,. J r~HEll': \~~~~d~ ,..< ~r.~~.. ,(.4~~~ ~~~- "')~~1-ij~1 ~ ~ ~~ ~; I Y 'L-~ C~~. . ,_=Jjit~:\, ~~ .. _ ,_ ~~ ql0lli\\ : ~ -_~-c-:- :~ in r.. _'. 'J "- ~~'J.~ ~t'r ~- \ \ '- - "-.:J t ri\ f \ ~'_-4CS"" \ /," _ ~ ~\,~ : \: 'lb G-.~~- "\ , t~ ~- : : " "~ 0i\ (11 ~ \ \ \ 1 - l ) \1 : ~ C 3j \_.r:::' ,: ~\.\~. 1 [D~~ ,_ ~ cfJ : :\CI ..,. \' ..i '\\\.'\\\ ~ ~_ I \D. l ~, ~ ......1- l- I . \ J .. '1 I "",,,"D~ , ~ ~ I,~J.. .~-;; p~:":::\ . j :. 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