AGENDA DOCUMENTS
t--."xU 4q:, DO ':,~
C1 tV OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission
Metria'! Dates
o November 17. 1998
o December 1,1998
o December IS, 1998
D January 5, 1999
Date Final Form Must be Turned
in to City Clerk's Office
November 6, 1998 (noon)
November 20, 1998 (noon)
December 4,1998 (noon)
December 18,1998 (noon)
Requested City Commission
Meetinli! Dates
o January 19. 1999
o February 2. 1999
o February 16, 1999
~ March 2, 1999
Date Final Form Must be Turned
in to City Clerk's Office
January 8, 1999 (noon)
January 22.1999 (noon)
February 5, 1999 (noon)
February 19, 1999 (noon)
D Administrative 0 DevelQpment Plans
NATURE OF ~ Consent Agenda 0 New Business
AGENDA ITEM 0 Publie Hearing 0 Legal
D Bids 0 Unfinished Business
D Announeement 0 Presentation
RECOMMENDATION:
Please place the request belQw Qn the Mareh 2, 1999 City Commission meeting agenda under Consent- Ratifieation Qf
Planning and Development Board Actions. As you may recall, the Planning and DevelQpment Board at the May 12, 1998
meeting denied the requested varianee from the City of Boynton Beach Land Development RegulatiQns, Chapter 2 - Zoning,
Section 4.L-Buffer Walls, to allow a 6 foot high ehain linked fence along the south property line in lieu of the required 6 foot
high conerete block buffer walltQ separate the Riverwalk Plaza frQm the abutting residential district. At the May 19, 1998
City Commission meeting, the BQard tabled the request below to their June 16, 1998 meeting due to the agent, Lee Starkey
requesting a thirty day postponement in order to aequire additiQnal data on existing site conditions related tQ the varianee
request. At the June 16, 1998 meeting the item was tabled for 60 days and thereafter tabled till further notice from the agent.
At the request of Michael Carey, General Partner of The Riverwalk Plaza JQint Venture, a letter was received to proeeed with
the requested variance as previously requested. Staffhas not reeeived further information from the applieant. nor does staff
believe any eireumstances have changed under whieh this request was originally reviewed. For further details pertaining to
this request, see original Planning and Zoning Memorandum No. PZ98-143.
EXPLANATION:
PROJECT: Riverwalk Plaza
AGENT: Lee Starkey
LOCATION: 1606 S. Federal Highway
DESCRIPTION: Request for a variance from the City ofBQyntQn Beach Land Development Regulations, Chapter 2-
Zoning, Section 4.L - Buffer Walls, to allow a 6 foot high ehain linked fenee along the south property line
in lieu of the required 6 foot high concrete bloek buffer wall to separate the Riverwalk Plaza from the
abutting residential district.
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNATIVES: N/A
City Manager's Signature
~ c--.:L-
Acting Manager of Planing and Zoning City AllQrney / Finance / Human Resourees
\\CH\MAIN\SHllDAT A\Pl.ANNTNG\SHARED\WP\PROIECTS\RJVERWALK\AGENDA ITEM REQUEST 3-2.99 v AA.DOC
Agenda
Regular City Commission
March 2, 1999
B. Ordinances _1st Reading
None
C. Resolutions:
1. Proposed Resolution No. R99- Re: Second addendum to the
Developer's Agreement for the Marina Project
D. Other:
1. Accept the Judge's Final Order for attorney's (plaintiff) fees and costs in
the amount of $94,300 in the case Jason Villano v. City of Boynton
Beach, et al - Case No. 96-8559-CIV-RYSKAMP, U.S. District Court,
Southern District of Florida
2. Discussion regarding Adult Entertainment Ordinance
XII. UNFINISHED BUSINESS:
1. Detailed report on minority enterprise program
XIII. OTHER:
XIV. ADJOURNMENT:
NOTICE
IF A PERSON DECIDES TO APPEAL ANY DECISION MADE BY THE CITY COMMISSION WITH RESPECT TO ANY MATTER CONSIDERED AT
THIS MEETING. HE/SHE WILL NEED A RECORD OF THE PROCEEDINGS ANQ, FOR SUCH PURPOSE. HElSHE MAY NEED TO ENSURE
THAT A VERBATIM RECORD OF THE PROCEEDING IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHleH
THE APPEAL IS TO BE BASED. (F.s.286.0105)
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 JOYCE COSTELLO, (561) 742,6013 AT LEAST TWENTY-FOUR HOURS PRIOR TO THE'
PROGRAM OR ACTIVITY IN ORDER FOR THE CITY TO REASONABL Y ACCOMMODATE YOUR REQUEST.
FINAL. 2/23/99 2:18 PM
JMP
J:\SHRDATA\CC\WP\CCAGENDA\AGENDAS\030299.DOC
6
DEVELOPMENT DEPARTMENT
- 1\1EMORANDUM NO. PZ 98-143
STAFF REPORT
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
Date:
May 8, 1998
File No:
ZNCV 98-005 (south buffer wall)
Location:
1606 South Federal Highway
Owner:
Riverwalk Plaza Joint Venture
Project
Name:
Riverwalk Plaza
Variance
Request:
Variance from the City of Boynton Beach Land Development Regulations, Chapter 2-
Zoning, Section 4.L - Buffer Walls, to allow a 6 foot high chain linked fence along the
south property line in lieu of the required 6 foot high concrete block buffer wall to separate
the Riverwalk Plaza from the abutting residential district.
Nature of Request
Lee Starkey, agent for the Riverwalk Plaza, is requesting a zoning code variance to seek relief from
constructing a buffer wall along the plaza's south property line, that is abutting residentially zoned
property. Construction of the wall became a requirement in connection with the July 6,1996 conditional
use approval granted to renovate the existing center (which did not have a wall) and to install a drive-
through facility. This request is to substitute a 6 foot high chain link fence, with landscaping, for the 6 foot
high buffer wall that is required in the city's land development regulations, Chapter 2 - Zoning, Section
4.1. (see Exhibit "A" - Site plan).
BACKGROUND
The Riverwalk Plaza is located at 1606 South Federal Highway, (see Exhibit "B" - Location map) and is a
9.55 acre site, located approximately 150 feet south and east of the southeast comer of US No. I and
Woolbright Road. The property is zoned C-3, Community Commercial, with a local retail commercial
land use designation.
The following is a description of the zoning districts and land uses of the properties that surround the
plaza:
North -
Woolbright Road and farther north is an existing multi-family unit
development, zoned R-3, Multi-Family Dwelling district.
South -
Undeveloped land, zoned R-3 and undeveloped land and developed
land abutting US 1, zoned C-3.
East
Intracoastal Waterway and undeveloped land, zoned C-3.
I
Page 2
RiverWalk praza Joint Venture
File No. ZNCV 98-005
West -
US No. I and farther west is the Sunshine Square shopping center,
zoned C-3.
The code states that zoning code variances cannot be approved unless the board fmds 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.
ANALYSIS
As part of analyzing this request against the above criteria, staff evaluated the impact upon, and
consistency of the construction of a fence versus the required buffer wall with the character of the existing
neighborhood, and alternatives to avoiding the variance request. The city's land development regulations
require the erection of a masonry wall between commercially and residentially zoned property. The
location of the proposed fence is between properties with both designations, hence the requirement for the
masonry wall. The applicant states that an adequate fence has existed along the south property line for
many years and that the fence and landscaping should serve as a reasonable alternative to create the
required separation from the adjoining residential property (see Exhibit "C" - Statement of special
conditions, hardships and reasons for variance request). He goes on to state that the adjacent property will
most likely not be developed as it is owned by the Florida Inland Navigation District and that there is
insufficient room for a wall.
As per the approved Riverwalk Plaza site plan, there are 2.6 feet between the edge of pavement and the
property line. Within that width a 2.5 foot wide landscape strip with hedge and the buffer wall must be
provided, There are other developments within the city that have accommodated the same requirements in
this width.
With respect to ownership, the Florida Inland Navigational District uses the residentially-zoned property,
to the south as a spoils site. The city's comprehensive plan designates this site as a conservation overlay.
due to mangroves on the property, and'a1lows additional density (up to 20 units per acre) beyond the 10.8
unit per acre maximum generally allowed in the city to balance preservation requirements. Ruling out the
potential developability of the property at this time is premature.
...,
d
rage j
kiverwalk Plaza Joint Venture
File No. ZNCV 98-005
Lastly, the concern for screening the rear of this plaza has been heightened due to surrounding residences,
Planning and Zoni..,g has received calls and letters from residents prior to, and after, hearing notices were
mailed. To allow a less permanent method of screening would be contrary to all the time and energy that
has been spent by staff to facilitate improving the rear view of the plaza.
RECOMMENDATION
Based on the above analysis, staff fmds that the above criteria has not been met. Therefore, it is
recommended that this request by the Riverwalk Plaza Joint Venture for a variance from the City of
Boynton Beach Land Development Regulations, Chapter 2 - Zoning. Section 4.L - Buffer Walls, to allow
a 6 foot high chain link fence and landscaping along the south property line, in lieu of the required 6 foot
high concrete block buffer wall to separate the Riverwalk Plaza from the abutting residential district, be
denied (see Exhibit "D" - Conditions of Approval).
S:\projects\R,jverwalk\ZNCV\staff report
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EXHIBIT "A"
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RIVERWALK SHOPPING' CENTER
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CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned
Meetine: Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office
D April 7, 1998 March 20, 1998 (noon) 0 June 2, 1998 May 22, 1998 (noon)
D April 21, 1998 April to, 1998 (noon) D June 16, 1998 June 19, 1998 (noon)
D May 5, 1998 April 24, 1998 (noon) D Jnly 7,1998 June 26. 1998 (noon)
~ May 19, 1998 May 8, 1998 (noon) D July 21, 1998 July 10, 1998 (noon)
RECOMMENDATION:
Please plaee the request below on the May 19, 1998 City Commission meeting agenda under Consent-Ratification of
Planning and Development Board Aetions. The Planning and Development Board with a 7-0 vote, reeommended denial of
the varianee to allow a 6 foot high ehain linked fenees in lieu of the required 6 foot high eonerete bloek buffer wall. For
further details pertaining to this request, see attaehed Planning and Zoning Memorandum No. 98-143,
EXPLANATION:
PROJECT:
AGENT:
lOCATION:
DESCRIPTION:
Riverwalk Plaza
lee Starkey
1606 S. Federal Highway
Request for a variance from the City of Boynton Beach land Development Regulations,
Chapter 2 - Zoning, Section 4,l - Buffer Walls, to allow a 6 foot high chain linked fence
along the south property line in lieu of the required 6 foot high concrete block buffer wall to
separate the Riverwalk Plaza from the abutting residential district.
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNATIVES: N/A
:i.Ic:t,/~l~J2~ !t.1<-.
Department Head's Signature
City Manager's Signature
Development
Department Name
-,
/ ,
,-../,a; luff.; /
Planning and Zon'
\\CH\MAfN\SHRDA T A\PLANNTNG\SHARED\WP\PROJECTS\RlVERW ALK\ZNCV\AGENDA ITEM REQUEST ~-I 'l-98 DOC
DEVELOPMENT DEPARTMENT
. MEMORANDUM NO. PZ 98-143
STAFF REPORT
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
Date:
May 8, 1998
File No:
ZNCV 98-005 (south buffer wall)
Location:
1606 South Federal Highway
Owner:
Riverwalk Plaza Joint Venture
Project
Name:
Riverwalk Plaza
Variance
Request:
Variance from the City of Boynton Beach Land Development Regulations, Chapter 2-
Zoning, Section 4,L - Buffer Walls, to allow a 6 foot high chain linked fence along the
south property line in lieu of the required 6 foot high concrete block buffer wall to separate
the Riverwalk Plaza from the abutting residential district.
Nature of Request
Lee Starkey, agent for the Riverwalk Plaza, is requesting a zoning code variance to seek relief from
constructing a buffer wall along the plaza's south property line, that is abutting residentially zoned
property. Construction of the wall became a requirement in connection with the July 6, 1996 conditional
use approval granted to renovate the existing center (which did not have a wall) and to install a drive-
through facility. This request is to substitute a 6 foot high chain link fence, with landscaping, for the 6 foot
high buffer wall that is required in the city's land development regulations, Chapter 2 - Zoning, Section
4.1. (see Exhibit "A" - Site plan).
BACKGROUND
The Riverwalk Plaza is located at 1606 South Federal Highway, (see Exhibit "B" - Location map) and is a
9.55 acre site, located approximately 150 feet south and east of the southeast comer of US No, 1 and
Woolbright Road. The property is zoned C-3, Community Commercial, with a local retail commercial
land use designation.
The following is a description of the zoning districts and land uses of the properties that surround the
plaza:
North -
Woolbright Road and farther north is an existing multi-family unit
development, zoned R-3, Multi-Family Dwelling district.
South -
Undeveloped land, zoned R-3 and undeveloped land and developed
land abutting US I, zoned C-3.
East
Intracoastal Waterway and undeveloped land, zoned C-3.
I
Page 2
Rivetwalk Plaza Joint Venture
File No. ZNCV 98-005
We.t -
US No. I and farther west is the Sunshine Square shopping center,
zoned C-3.
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.
ANALYSIS
As part of analyzing this request against the above criteria, staff evaluated the impact upon, and
consistency of the construction of a fence versus the required buffer wall with the character of the existing
neighborhood, and alternatives to avoiding the variance request. The city's land development regulations
require the erection of a masonry wall between commercially and residentially zoned property. The
location of the proposed fence is between properties with both designations, hence the requirement for the
masonry wall. The applicant states that an adequate fence has existed along the south property line for
many years and that the fence and landscaping should serve as a reasonable alternative to create the
required separation from the adjoining residential property (see Exhibit "c" - Statement of special
conditions, hardships and reasons for variance request). He goes on to state that the adjacent property will
most likely not be developed as it is owned by the Florida Inland Navigation District and that there is
insufficient room for a wall.
As per the approved Riverwalk Plaza site plan, there are 2.6 feet between the edge of pavement and the
property line. Within that width a 2.5 foot wide landscape strip with hedge and the buffer wall must be
provided. There are other developments within the city that have accommodated the same requirements in
this width.
With respect to ownership, the Florida Inland Navigational District uses the residentially-zoned property,
to the south as a spoils site. The city's comprehensive plan designates this site as a conservation overlay,
due to mangroves on the property, and allows additional density (up to 20 units per acre) beyond the 10.8
unit per acre maximum generally allowed in the city to balance preservation requirements. Ruling out the
potential developability of the property at this time is premature.
d
Page 3
RiverwaIk Plaza Joint Venture
File No. ZNCV 98-005
Lastly, the concern for screening the rear of this plaza has been heightened due to surrounding residences.
Pla11ning and Zoning has received calls and letters from residei1ts prior to, and after, hearing notices wei"e
mailed. To allow a less permanent method of screening would be contrary to all the time and energy that
has been spent by staff to facilitate improving the rear view of the plaza.
RECOMMENDATION
Based on the above analysis, staff finds that the above criteria has not been met. Therefore, it is
recommended that this request by the Riverwalk Plaza Joint Venture for a variance from the City of
Boynton Beach Land Development Regulations, Chapter 2 - Zoning, Section 4,L - Buffer Walls, to allow
a 6 foot high chain link fence and landscaping along the south property line, in lieu of the required 6 foot
high concrete block buffer wall to separate the Riverwalk Plaza from the abutting residential district, be
denied (see Exhibit "D" - Conditions of Approval),
S:\projects\Riverwalk\ZNCV\staff repon
3
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EXHIBIT "e"
'?
V ARIANCE REQUEST
STATEMENT OF SPECIAL CONDITIONS, HARDSHIPS AND REASONS
RIVERW ALK PLAZA
BOYNTON BEACH, FLORIDA
Page 2
E. That the variance granted is the minimum variance that will make possible the
reasunable use of the land, building and structures
The fence and landscaping combination is a reasonable alternative to
accomplish the goals of the requirement, i.e., visual separation for the
adjoining property. At the time the project was developed, over forty years
ago, the adjacent property was an over-grown, unoccupied and undeveloped
waterway maintenance spoil area owned by the Florida Inland Navigation
District. A chain linked fence separated the properties then. Today, over
forty years later, the site remains over-grown, predominantly with wetland
specie, it remains unoccupied, it remains undeveloped and it remains in the
ownership of the Florida Inland Navigation District.
F. 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.
The clear intent of this chapter is to provide separation of two dissimilar land
uses. At the time this project developed, there was no such intent. Hence the
Plaza developed as it is today, with insufficient space at the rear of the
buildings for the construction of a masonry wall with its attendant
foundations. The property to the South, owned by the Florida Inland
Navigation District, is undeveloped, lying between the strip commercial
along Highway #1 and the waterway. Much of the property would be
designated as wetland and not subject to development.
THE LEE STARKEY GROUP+ PLANNING ANQ LONING CONSUl TANTS..'12~4 MARJORAM DRIVE+ PALM BEACH GARDENS FLORIDA 33418'" 561 nS-0671 ... FAX 561.625-9364
CJ
~
~
VARIANCE REQUEST
STATEMENT OF SPECIAL CONDITIONS, HARDSHIPS AND REASONS
RIVERW ALK PLAZA
BOYNTON BEACH, FLORIDA
A. That special conditions and circumstances exist which are peculiar to the land and
buildings involved and which are not applicable to other lands and buildings in the same
zoning district:
The Boynton Beach Development Code currently requires the erection of a
masonry wall between property with a commercial zoning designation and
one with a residential designation. When this property was developed, no
such requirement existed and the site was developed in the manner in which
it exist today.
B. That the special conditions and circumstances did not result from the action of the
applicant.
When constructed, the project conformed to the codes in effect at the time.
Revisions to the approved site plan and subsequent changes to the
development code created the necessity for the variance.
C. That the granting of the variance requested will not confer on the applicant any special
privilege denied by this ordinance to others.
This project is fully developed having been constructed forty years ago. The
current activity involves a change in one of the major tenants and the
relocation of minor tenants. Granting this variance will confer no special
privilege not enjoyed by every other similar forty year old developments
D. 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 work unnecessary and undue hardship on the applicant.
There is not sufficient space to construct a footing and a wall along the
subject property line without removing paving and shell base. Removing the
paving would reduce the width of the access way creating a potentially
hazardous traffic condition. Thus would be the hardship to accomplish that
which can be satisfied with the required irrigated landscaping and fencing.
THE !..EE STARKEY GROUP+ PLANNING AND ZONING CCNSUlTANTS't-11214 MARJORAM DRIVE'" PALM BEACH GARDENS FLORIDA 33418 + 561775-0671 + FAX 561-625-9364
10
EXHIBIT "0"
/ I
EXHIBIT "0"
Conditions of Approval
Projeet name: Riverwalk Plaza
File number: ZNCV 98-005 (south buffer wall)
Referenee: Zoning Code Varianee applieation dated April 7.1998.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS X
Comments: None
UTILITIES
Comments: None X
FIRE
Comments: None X
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
Comments:
1. It is recommended that this request be denied. X
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
2. Denied. X
ADDITIONAL CITY COMMISSION CONDITIONS
3. To be determined.
/dim
J\SHRDATA\PLANNING\SHARED\WP\PROJECTS\RIVERWALK\ZNCV\COND. OF APPR.DOC
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
C"-Y OF BOYNTON BEACH, FLORlr-
PROJECT NAME: Riverwalk Plaza
APPLICANT'S AGENT: Lee Starkey
AGENT'S ADDRESS: 11214 Marjoram Drive, Palm Beach Gardens, Florida 33418
DATE OF CITY COMMISSION RATIFICATION: 5/19/98
TYPE OF RELIEF SOUGHT: Zoning Code Variance (south buffer wall)
LOCATION OF PROPERTY: 1606 S. Federal Highway
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
X THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the
findings and recommendation of the Planning and Development Board, which Board found as follows:
OR
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
HAS
L 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 "C" with notation "Included".
4. The Applicant's application for relief is hereby
_ GRANTED subject to the conditions referenced in paragraph 3 hereof,
L DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6. All further development on the property shall be made in accordance with the terms
and conditions of this order.
7. Other
DATED:
City Clerk
J:ISHRDA T AIPlanninglSHAREDlWPIPROJECTSIRivelWalklZNCVlDEVELOPMENT ORDER.doc
EXHIBIT "D"
Conditions of Approval
Project name: Riverwalk Plaza
File number: ZNCV 98-005 (south buffer wall)
Referenee: Zoning Code Variance application dated April? 1998.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: None X
UTILITIES
Comments: None X
FIRE
Comments: None X
POLICE
Comments: None X
ENGINEERING DIVISION
Comments: None X
BUILDING DIVISION
Comments: None X
PARKS AND RECREATION
Comments: None X
FORESTERlENVIRONMENT ALlST
Comments: None X
PLANNING AND ZONING
Comments:
\. It is recommended that this request be denied. X
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
2. Denied. X
ADDITIONAL CITY COMMISSION CONDITIONS
3. To be determined.
/dim
J:\SHRDATA\PLANNING\SHARED\WP\PROJECTS\R1VERWALK\ZNCV\COND. OF APPR.DOC