REVIEW COMMENTS
7.A.4
SENIOR CENTER
ZONING CODE VARIANCE
DEPARTMENT OF DEVELOPMENT
MEMORANDUM No PZ99-199
Staff Report for
Planning and Development Board and
City Commission
Meeting
Date
August 10, 1999
File No
ZNCV 99-007 (setback from side property line for awning)
Location
1012 South Federal Highway
Owner.
City of Boynton Beach
Project:
Senior Center
Request:
Request for a variance from the City of Boynton Beach Land Development Regulations,
Chapter 2, Zoning, Section 6 C 3 to allow a fifteen (15) foot side setback variance, or zero
(0) foot setback for an entrance awning
BACKGROUND
The subject property, located at the northwest corner of S Federal Highway and S E 10th Avenue, has
been used for a restaurant since 1955 (See Exhibit "A" - location map) The property is currently zoned C-
3, Community Commercial Subsequent to opening the restaurant (staff could not determine when the
entrance canopy was erected), a canvas canopy was constructed from the entrance to the sidewalk to
protect patrons from inclement weather The restaurant closed for businesses in June 1998 and the
property was acquired by the City of Boynton Beach for the purpose of converting it into a meeting and
recreation center for senior citizens
Mr Bill De Beck, project manager for the city, desires to maintain similar protection to visitors of the future
senior center, and therefore filed a permit on May 04, 1999 for a new canvas canopy to replace the aging
canopy Staff then determined that the original canopy not only encroached into the current minimum
setback, but also exceeded the limits of the property line (Exhibit liB" shows both the former canopy location
and the proposed canopy) In order to erect a new canopy to the sidewalk, relief must be sought and
granted to allow the canopy to exceed the minimum 15-foot side setback.
According to Chapter 2 Zoning, section 6 C, the minimum setback requirement for corner lots is 15 feet.
Although section 4 J 8 allows awnings without supports to extend into the 15 foot setback by 2 5 feet, the
proposed awning will include structural supports and will therefore not be eligible for this code provision
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.
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Page 2
Senior Center
File No ZNCV 99-007
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)
Staff analysis has focused on the legal non-conformity of the original awning and item lie" above
This circumstance was essentially created when the building was originally constructed and designed to
face the adjacent street with minimal setbacks Under current regulations, the use would likely have been
constructed with the entrance placed internal to the property such as within the parking area to facilitate
drop-off traffic or valet services (e g Benvanuto's Restaurant) To alter the building to locate the main
entrance on an alternative side would require significant modifications, and would not rectify the building
setback which also encroaches into the minimum setback and is therefore legally non-conforming With
respect to this request being the minimum necessary to make possible the reasonable use of the structure,
it should be noted that the proposed awning will extend outward approximately 7 feet less than the original
awning, will not extend over the property line unlike the original awning, and will be setback from the
sidewalk by approximately 6 feet. The proposed modification will represent an improvement in the level of
non-conformity of the existing awning
With respect to maintaining uniformity of setbacks with adjacent properties, the subject use is the sole use
occupying the block between S Federal Highway and S E 4th Street, and therefore would not represent a
visual deviation from existing building setbacks which may conform to current setback regulations
RECOMMENDATION
Staff recommends that this request for relief from Chapter 2, Zoning, Section 6 C 3 to allow a 15 foot side
setback variance, be approved Staff has not recommended any conditions of approval, however if
conditions of approval are added by the Board and Commission, said conditions shall be listed in Exhibit
"D"
xc. Central File
S:\Planning\SHARED\WP\PROJECTS\SENIOR CENTER\Staff Report.doc
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IRON ROD
CAP DESTROYED
(NO NUMBER)
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EXHIBIT "B"
CONC.
LOT 15
1 STORY RE TAURANT
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EXHIBIT ltC"~
ATTACHMENT
ZONING CODE VARIANCE APPLICATION
A. Structure onglnal1960 buildmg With multIple addItIons m old sectIon of
commercial development along U.S 1
B EXistIng bUlldmg already m a state of non-conformance as the whole
south side of the bmldmg already encroaches on the set back.
C Request IS to Install awnmg In same locatIon as prevIous buildmg to
allow protectIon from elements for semor cItIZens.
D Non-approval would mean deletIon of total awnmg over outside patio
area along With walkway cover and depnve CItizen of the full use of the
proposed semor center faCIlIty
E. Vanance IS for structure already m place for 15-plus years and consists of
steel post legs and awmng cover
F Vanance IS for publIc semor center, has no effect on any surroundmg
bUlldmgs, does not set a precedence for deSign and follows the set pattern
of grand-fathenng the replacement of an eXlstmg structure
s
EXHIBIT "D"
CondItIons of Approval
PrOject name' Senior Center
FIle number ZNCV 99-007 (setback for a canopy)
Reference' Zoning Code Vanance Aoolication dated June 1 1999
,
I DEPARTMENTS I INCLUDE I REJECT I
PUBLIC WORKS
Comments. None
UTILITIES
Comments. None
FIRE
Comments None
POLICE
Comments. None
ENGINEERING DIVISION
Comments. None
BUILDING DIVISION
Comments. None
PARKS AND RECREATION
Comments, None
FORESTER/ENVIRONMENT ALIST
Comments None
PLANNING AND ZONING
Comments. None
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
To be determmed,
ADDITIONAL CITY COMMISSION CONDITIONS
To be determmed.
MWR.dim
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