REVIEW COMMENTS
Meeting
Date:
File No
Location
Owner"
Project:
Variance
Request:
DEV~LOPMENTSERVICESDEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM # 00-140
Staff Report
Planmng and Development Board
and
CIty ComrmssIOn
May 23, 2000
ZNCV 00-002 - Front yard setback from property line
ZNCV 00-003 - Rear yard setback from property lme
Lot 8, SubdIvIsIOn Las Palmas Landmg
Donald Tracey
BUIldmg a new smgle-faxmly house on an Irregularly- shaped lot bounded on the
east by Intracoastal Waterway
Request for two (2) varIances from the CIty of Boynton Beach Land Development
RegulatIOns, Chapter 2, Zomng, SectIOn 5 C.2.a to allow a ten (10) foot reductIOn
from the twenty-five (25) foot front yard setback reqUIred wIthm the R-1-A smg1e
faxmly zomng dIstnct, to allow a 15 foot front setback; and 2) to allow a fifteen
(15) foot reductIon from the mmImum of twenty-five (25) foot rear yard setback
reqUIred wIthm the R-1-A smgle farmly zomng dIstnct, to allow a 10 foot rear
setback.
BACKGROUND
The subject property and nearby neIghborhood IS zoned R-1-A, smgle faxmly reSIdentIal (see
ExhibIt "A", LocatIOn Map) The Irregularly- shaped, 0 44-acre (19,166 square foot) lot IS vacant
and confomnng wIth the R-1-AA zomng dIstnct reqUIrements. The lot's eastern SIde, ItS most
narrow at 60 feet, IS bounded by the Intracoastal Waterway The lots adjacent to the subject
property are bUIlt out With smgle famIly homes. There IS a pnvate nght-of-way easement,
LakesIde Harbor Road, extendmg along the northern property border, WIth an automobIle turn-
around easement at the north west comer of the property A 25-foot utIlIty easement extends
along the western property lme
The property was re-platted m June of 1988, the plat shows setbacks of 25 feet from east and
west property lmes, and 10-foot setbacks from north and south property lInes (see Exhibit "B",
Page 2
Donald Tracey
File No ZNCV 00-002
Plat) These setbacks are consIstent WIth the reqUIred setbacks on lots 7 and 6 of the same
subdIvIsIOn, but WhICh are onented to front on a dIfferent street (PresIdential Dnve)
Staff surveyed the area and It was observed that all propertIes along LakesIde Harbor Road front
the nght-of-way, With an average front yard setback of25 feet. The lot to the south of the subject
property has been developed wIth a 10 foot sIde setback from the abuttmg property Ime, It IS
frontmg PreSIdential Dnve at ItS south-west comer
ANALYSIS
The code states that the zomng code vanance can not be approved unless the board finds the
followmg
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 "D" contams the applIcant's response to the above cntena.)
The development of the subject property wIth front on entatIOn toward LakeSIde Harbor Road IS
conSIstent, as noted, WIth onentatIOn of all other propertIes along thIS road. Northern (or eastern)
onentatIOn would also work well for "opemng" the home to the Intracoastal Waterway
However, the Irregular, narrow shape of the lot Impedes such development If subject to the
mmImum 25 feet front- and rear setback reqUIrements. In thIS case, the home would have to be
re-desIgned and placed farther from the water, consequently lImItmg the water VIew/exposure
Page 3
Donald Tracey
File No ZNCV 00-002
(see ExhibIt "C", Survey) If the subject lot dId not have Intracoastal Waterway frontage, the
restnctIOn would not have been sIgmficant; under the cIrcumstances It prevents the applIcant
from fully utIlIzmg the lot's waterfront locatIOn and thus can be consIdered a hardshIp, based on
a companson With the other lots m thIS plat. Moreover, placmg the bUIldmg farther away from
the Intracoastal Waterway (eastern property lme) would be mconsIstent WIth bUIldmg placements
on the remammg waterfront lots of the subdIvlSlon. These propertIes front PreSIdentIal Dnve
(extensIOn of Las Palmas) and have the conformmg 25 foot front-and rear setbacks and 10 foot
sIde setbacks.
In turn, the requested 15 foot rear setback vanance would YIeld a rear setback of 10 feet,
correspondmg to the 10 foot sIde setback of the adjacent property to the south. It prOVIdes for
conSIstency m placement of the subdIvlSlon's waterfront propertIes and would have lIttle
detnmentalImpact on the surroundmg area.
CONCLUSIONSIRECOMMENDATION
In summary, the followmg factors should be conSIdered.
. The umque locatIOn and Irregular shape of the parcel,
. The need for conSIstency ofthe development ofthe subject property With umt
placement/onentatIOn on other propertIes along LakeSIde Harbor Road, and
. The need for conSIstency WIth development patterns wIthm the subject plat (along the
Intracoastal Waterway)
The proposed placement of the bUIldmg IS conSIstent WIth the frontage of the remammg
propertIes along LakeSIde Harbor Road. Staff recogmzes lImItatIOns of development/desIgn
alternatIves of the subject lot. Even though the parcel's SIze IS relatIvely large compared to some
other lots m the neIghborhood, ItS Irregular shape, m partIcular a narrow waterfront border,
constItutes a sIgmficant deSIgn challenge to maxImIzmg the value of the property's pnncIpal
asset, ItS Intracoastal Waterway locatIOn. Therefore, staff IS m partial support of the varIance
requests.
It is recommended that the variance request to allow a fifteen (15) foot reduction from the
twenty five (25) foot minimum rear yard setback requirement be approved. A resultmg 10 foot
rear setback would be conSIstent WIth the 10 foot SIde setback of the property to the south and,
together WIth the proposed 25 foot SIde setback from the Intracoastal property lme, conSIstent
WIth development patterns of other adjacent parcels along the Intracoastal Waterway
However, it is recommended that, instead of a ten (10) foot reduction from the twenty five (25)
foot minimum.lr.s21:11.- yard setback requirement, the applicant be granted a five (5) foot reduction
to allow a twenty (20) foot front yard setback.
Page 4
Donald Tracey
File No ZNCV 00-002
The resultmg 20 foot front setback.
. Would allow the applIcant the reasonable maxImIzatIOn of the waterfront value of the
property, allowmg for the constructIOn of a home wIth a value proportIOnate to the hIgh
value of the Intracoastal Waterway-frontmg parcel, and
. Would mImmIze the detnmental effect of the reduced setback on propertIes along the
LakesIde Harbor Road, and mmImIze possible VIew obstructIOn to the water
The varIances would allow for the development of a more valuable property that would mcrease
the CIty'S stock of hIgh-end smgle farmly housmg, whIch contributes sIgmficantly to the tax
base.
In summary, staff recommends that the request for a rear setback vanance of 15 feet be approved,
and, that the request for a front setback varIance of 10 feet be demed. AlternatIvely, staff
recommends that a front setback varIance of 5 feet, or a 20 foot front setback be approved. ThIS 5
foot varIance would prevent possible negatIve effects on adjacent propertIes, and would better
represent "the mmImum vanance that WIll make possible the reasonable use of the land, bUIldmg
or structure"
No condItIOns of approval are recommended, however, any condItIOns reqUIred by the Board and
CommIssIOn WIll be placed m ExhibIt "E"
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BRUCE CAR--ER a ASSOCIA I ESt INC.
BII1IIII LAND SURVEYORS LAND PLANNERS EXHIBIT C
C 4015 S.E 6th AVE (SOUTH FED(RAL HIGHWAY) PHONE ("~/) 265-1910
1111111 DELRAY BEACH. FLORIDA 334 83
BOUNDARY
SKETCH OF SURVEY
FOR Don Tracy
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DESCRIPTION
Lot 8, LAS PALMAS LANDING according to the Plat thereof on file in the Office of
the Clerk of the Circuit Court in and for Palm Beach County, Florida, recorded in
Plat Book 60 Pages 12 and 13 Said lands ~ituate lying and being in Palm Beach
County Florida
CERTIFICATE
I hereby CERTIFY that the attached sketch of survey of the above described
property Is true and correct to the best of my knowledge and belief as
surveyed under my direction in April 12, 2000
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BRUCE N CARTEl',
REGISTERED LAND SUI\'IE (OH W) 2 Q b J
STATE OF FLORIDA L H #:4683
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1-21-1995 13 16PM FROM
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EXHIBIT D
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EXHIBIT D
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EXHIBIT "E"
CondItIons of Approval
Project name' DON TRACY (Front Setback)
File number ZNCV 00-002
Reference' Application received April 17, 2000
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
FORESTER/ENVIRONMENT ALIST
Comments. NONE X
PLANNING AND ZONING
Comments.
1 Requested variance shall be for 5 feet, or a 20 foot front setback. X
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
2. NONE X
ADDITIONAL CITY COMMISSION CONDITIONS
3 To be determmed.
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