REVIEW COMMENTS
Meeting
Date:
File No:
Location:
Owner:
Agent:
Project:
Request:
DEVELOPMENT SERVICES DEPARTME." T
PLANNING AND ZONING DIVISION
MEMORANDUM #00-287
Staff Report for
Planning and Development Board
and
City Commission
October 10, 2000
ZNCV 00-017 Rear setback from property line
2211 SE 3rd St
(Lot 30 of Crestview subdivision)
Dondi Realty Group, Inc.
Dan Hess
New duplex residential building on a R-3 zoned property.
Request relief from the City of Boynton Beach Land Development Regulations, Chapter
2, Zoning, Section 5.F.2.a., to allow a two-and-one-half (2.5) foot reduction from the
minimum twenty-five (25) foot rear setback required within R-3 zoning district for a duplex
residence.
BACKGROUND
The subject property, located between the FEC railroad tracks to the west and S.E. 3rd Street to the
east, and about 400 feet north of SE 23rd Avenue (Golf Road), is zoned R-3, Residential Multi-family.
This is currently vacant and surrounded by other duplex and multi-family buildings (see Exhibit "A" -
Location Property Map).
The applicant owns lots 28, 29 and 30 of the Crestview subdivision. There is the intention to assemble
all three (3) lots and divide them into two (2) lots for the construction of separate duplex buildings. The
duplex buildings would be built on lots 28 and 30, with lot 29, in the middle, to be divided between both
lots for parking and a minimal open/recreation area. The parking also is proposed to be located away
from the road. Both buildings would be oriented east-to-west (perpendicular to the road) with the
purpose of minimizing the tenants exposure to the train noise from the west (see Exhibit "B" - Proposed
Site Plan).
The depth of lot 30 is slightly smaller than the other lots making it impossible to accommodate the same
1,123 square foot building proposed in lot 28 unless a variance is granted. The proposed building would
encroach two-and-one-half (2.5) feet into the required rear yard setback of twenty-five (25) feet. This
variance application is to allow a two-and-one-half (2.5) foot reduction from the minimum rear setback
required within the R-3 zoning district for a duplex residence.
Staff surveyed the area and observed that all lots facing SE 3rd Street are developed. Most nearby lots
contain duplexes, with one lot containing a single-family home, and two (2) lots with multi-family projects.
There is no consistency with respect to orientation of other duplex units.
Page 2
File No. ZNCV 00-017
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.
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 "C" contains the applicant's response to the above criteria.)
The proposed assemblage of land will produce a lot approximately 13,000 square feet, or about 4,000
square feet greater than the minimum required for this zoning district. With respect to lot depth, lot #30
is in excess of 122 feet deep. Since the proposed project will occupy one-and-one-half parcels of
assembled property, and therefore exceed all minimum lot restrictions, this analysis need not include a
comparison with adjacent lots or lots similarly used in the subdivision.
Since the subject parcel does not contain unique characteristics relative to adjacent lots, which when
zoning regulations are applied the reasonable use of the property cannot be achieved, a hardship is
justified. Therefore, conditions "a", "b", "c" and "d" from the above-criteria are also unsatisfied.
With respect to lot capacity, it should also be noted that the side setback is exceeded along the majority
of the building by more than 20 feet. As an alternative to expanding the width of the building, the
building could just be reduced in length to offset the two-and-one-half (2 %) foot deficiency, which is
estimated to reduce each proposed duplex unit by 50 square feet. As each unit is proposed at 1,123
square feet, or 373 square feet above the minimum living area for the zoning district, each unit could be
reduced by approximately 50 square feet to comply with setbacks without providing code deficient living
areas.
RECOMMENDATION
Staff recommends that the subject requests for front and rear variances be denied, due to the lack of
traditional hardship, and due to the circumstance being created by the design of home improvements on
a standard platted lot. 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
"D".
Page 3
File No. ZNCV 00-017
Staff should indicate that past variance requests have been reviewed by the city using more than the
traditional criteria, or interpretations of this criteria that place greater emphasis on economic potential
and characteristics of surrounding properties. For this reason, and to indicate the consequence of
denial, staff offers the following information for consideration:
1) The proposed duplex represents a desirable infill project of above average quality.
2) The required revisions to the architectural plans to meet setbacks would prevent the two duplexes
from being symmetrical, add design costs to the project which would exceed the value (albeit
intangible) represented by the last two-and-one-half (2 ~) foot in setback, and reduce living space
for each unit by approximately 50 square feet;
3) The proposed encroachment of two-and-one-half (2 ~) feet is minimal relative to the minimum 25-
foot setback and adjacent properties;
4) The proposed encroachment is toward the west, or the FEC Railroad tracks, thereby having no
injurious or detrimental affect on adjacent properties or the city;
5) No opposition toward the subject request has been communicated to staff by nearby residents; and
6) The denial of the subject relief would result in the redesign of the home to maintain the desired
size, or to reduce total living area of each unit by approximately 50 square feet.
MR/JA
Attachments
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EXHIBIT (
DANIEL P. HESS, INC.
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September 11. 2000
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A) Located on the rear of the property are the train tracks. Due to the noise created by the trains, is
the reason 1 bring this matter to the Zoning Board to help lninimize tlllS noise to future temmts.
By placing the building perpendicular to the tracks rdtller than parallel would create the largest
sound buffer to the bedrooms. In order to do this. it creates a rear setback encroachment of 2-
112'.
B) The train tracks were pre-existing to tlllS project.
C) No, This will not grant us any special priyilege.
D) No, The literJ.l interpretation of the proyisions would not depriye us of rights commonly enjoyed
by other propenies.
E) The variance requested is the minimum variance that will make this possible.
F) By granting this variance. it \\ill not only be bcneficial to the tenants, but will also create more of
a family atmosphere and bettcr curbside appeal for the public.
-+ 12& Franc~ Dri\C
DeITay Beach, Florida 114.t5
................. ....... ....
EXHIBIT "D"
Conditions of Approval
Project name: Dondi Realty (Crestview)
File number: ZNCV-017 (rear setback)
Reference: Zoninll Code Variance Annlication dated Sentember 11 2000.
npPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
P ARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENTALIST
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:\SHRDATA\PLANNINGISHAREDlWP\PROJECTS\DONDI REALTY (CRESTVIEW)\10-10-00 P&D COND, OF APPR SETBACK.DOC
DEPARTMENT OF ENGINEERING
MEMORANDUM
NO. 00-147
TO:
Lusia Galav, Senior Planner \l /
John A. Guidry, Interim Director of Engineering D){
H. David Kelley, Jr., PEIPSM, CiviI/Utility Engineer~--=--
THRU:
FROM:
DATE:
October 5, 2000
RE:
Variance Requests - TRC 10/03/2000 Agenda
The Engineering Department recommends the following considerations on the below listed
requests:
1. Gary C. & Pamela J. Case, 811 Ocean Inlet Drive - Variance - no recommendation.
2. Arlene Henry, 144 S. E. 31st Avenue - Variance - recommend approval subject to appropriate,
satisfactory building inspection.
3. Dondi Realty, 2211 S. E. 3rd Street - Variance - recommend approval.
JAG:HDK:aw
J :\SHRDA T A \Engineering\Meffio TRC 10-3-00 response.doc