REVIEW COMMENTS
7.A.!
BOYNTON LAKES/HASTING LANE
(MPMD 03-001)
MASTER PLAN MODIFICATION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO PZ 03-061
STAFF REPORT
TO
Chairman and Members
Planning and Development Board and City Commission
THRU
Michael W Rumpf
Director of Planning and Zoning
FROM
Maxime Ducoste-A.
Planner
DATE
March 10, 2003
PROJECT NAME/NO.
Boynton Lakes-Hastings Lane/MPMD 03-001
REQUEST
Master Plan modification to reduce the rear yard setback from 10 feet to 2
feet for two homes in Plat #4 to allow hard roof room additions
PROJECT DESCRIPTION
Property Owners Jack and Lucyna Lamb, Lot 22;
Chris and Claudine Mc Carthy, Lot 13
Applicant/Agent: Jack and Lucyna Lamb / Chris and Claudine Mc Carthy
Location Boynton Lakes (P U D ) Plat No 4
Existing Land Use/Zoning Low Density Residential (LDR)/PUD
Proposed Land Use/Zoning No changes proposed
Proposed Use Home improvements or expansions
Acreage 54 7 Acres
Adjacent Uses
North Single-family detached zero lot line homes (Boynton Lakes PUD),
South Single-family detached zero lot line homes (Boynton Lakes PUD),
East: Right-of-way for the L.W D D E-4 Canal, and farther east the High Rdige Country
Club golf course,
West: Right-of-way for Hasting Lane and farther west Single-family detached zero lot line
homes (Boynton Lakes PUD)
Staff Report
Memorandum No PZ-03-061
Page 2
BACKGROUND
Jack and Lucyna Lamb with Chris and Claudine Mc Carthy, residents of Boynton Lakes P U D Plat No 4,
are requesting that the Master Plan for Boynton Lakes P U D Plat No 4 be modified to reduce the
minimum rear yard setback, as described within the attached letter of request. The request is to reduce
the current ten (10) foot rear setback to two (2) feet to allow hard-roof room additions Both properties are
located on Hasting Lane and back up to the E-4 Canal
Boynton Lakes was the first P U D to be established in the City of Boynton Beach The subject plat is a
single-family detached zero lot line residential development, comprised of 172 platted lots on 54 7 acres
The P U D is located on the east side of Congress Avenue between Hypoluxo Road to the north and
L.WDD (L-19) Canal to the south (see Exhibit "An -Location Map) OnMay20 1986,theCity
Commision approved the final plat and construction plans for this portion of Boynton Lakes All 172 lots
are developed
The typical lot size within this P U D is 5,000 square feet (50 feet x 100 feet) All lots front on an internal
road network providing ingress and egress to Congress Avenue and Hypoluxo Road Originally the
approved building setbacks were 20 feet front yard, 15 feet side yard and 15 feet rear yard City records
indicate that an amendment to the approved rear setback was approved in September 1989 to allow a 10
foot rear yard setback.
Chapter 2 5, Planned Unit Development, of the City Land Development Regulations states that changes
in planned unit developments shall be processed through the Planning and Development Board and the
City Commission
ANALYSIS
The Master Plan (see Exhibit "B") submitted by the applicant identifies the two properties subject to this
request. Staff also prepared a typical lot layout depicting the proposed two (2) foot rear setback and the
current ten (10) foot rear setback (see Exhibit "B"-Proposed Setback) This request was reviewed for
consistency with the P U D development standards in the Land Development Regulations, Chapter 2.5
Planned Unit Developments
There are no minimum yard setbacks required within PUD's These are approved with the PUD Master
Plan Ass uch t he approved setbacks for Boynton Lakes don ot conform to setbacks required for
conventional single-family zoning districts With respect to the changes requested, the original building
setbacks were established consitent with other zero lot line developments in the City The purpose and
intent of building setbacks is to create separation between units This is accomplished by allowing the
building to be set a certain distance away from the property lines In this case, a 10 foot rear yard setback
is required It should be noted that the minimum rear yard setback allowed in conventional single-family
zoning districts is 25 feet to the property line
Staff reviewed the subject request focusing on the applicant's justification statement contained in Exhibit
"C" There exist special conditions peculiar to the subject parcels The rear yards for both lots #6 through
#23 are located adjacent to the L.W D D (E-4) Canal to the east. There is approximately 85 feet of open
space beyond the subject property lines to the center line of the E-4 Canal In total this canal easement
provides a separation of approximately 170 feet between the adjacent recreation property to the east
(High Ridge Country Club golf course) and the subject parcels With respect to impacts on the area, staff
acknowledges that if the standard building envelope is expanded closer to the rear property line, the
impacts on adjacent properties can include reduced light, air flow, and views In this case, the impacts
upon the abutting parcels are not significant due to the openness and the great distance separating the
single-family residences and nearby High Ridge Country Club golf course The reduction in the approved
Staff Report
Memorandum No PZ-03-061
Page 3
rear yard setback would likely generate no negative impact upon adjacent properties
It should be noted that along the rear of both properties subject to this request, there is also an 8-foot
utility easement within the rear yard setback. The reduction of the rear yard setback to two (2) feet would
result in a building encroachment into the easement. It should be noted that Chapter 5, Platting Section
10 Easements does not allow any encroachment of utility easements The City's Department of Public-
Works, Engineering Division reviewed this specific request and issued a memorandum indicating they
have no objection regarding placement of improvements in this utility easement as city utility lines are
located in the front of the properties in the neighborhood (see Exhibit "D" - Memorandum No 02-232)
Furthermore, the other utility companies signed consent forms indicating that this easement is not being
utilized for any utility support.
RECOMMENDATION
Staff recommends that the request for the reduction in the minimum rear yard setback from 1 0 feet to
two (2) feet be approved for the following reasons
1 This request will not be injurious to the area or detrimental to the public welfare,
2. The existing location of the subject lots adjacent to L.W D D E-4 Canal, and
3 The intent of typical setback requirements will be met in the subject plat.
To maintain uniformity along the rear of the properties backing up to the E-4 Canal, staff recommends
that this setback modification include Lots #6 through #23 This recommendation is subject to the
conditions listed in Exhibit "E" Conditions of Approval, including any necessary amendments to the
Association documents which may show or list the rear yard setback as being 10 feet.
MD
S:\Planning\SHARED\WP\PROJECTS\Boynton Lakes-Hasting Lane\Staff report.doc
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Location Map
BOYNTON LAKES MPMD 03-001
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Jack Robert & Lucyna Lamb
3220 HE 5th Drive
Boca Raton, FL 33431
(56fj 368-7531
r- EXHIBIT "e"
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Claudine & Chris McCarthy
40 Hastings Lane
Boynton Beach, FL
(561) 964-2357
December 9 2002
City of Boynton Beach
100 East Boynton Beach Blvd
Boynton Beach, FL 33426
Subject Application for set back change on Boynton Lakes North Plat No 4 (PUD)
FOR 22 Hastings Lane, Plat #4, Block 10 Lot#22
40 Hastings Lane, Plat #4, Block 10, Lot #13
Dear Mr Rump, Director of Zoning and Planning
As per our November 20 pre-application meeting, this letter is set forth as an application to
the City of Boynton Beach to reduce the rear set back from 10 feet to 2 feet for two
properties backing up to the E-4 Canal on Hastings Lane The properties are owned and
descri bed as follows
Jack and Lucyna Lamb of
Chris and Claudine McCarthy of
22 Hastings Lane, Plat 4, Block 10, Lot #22 and
40 Hastings Lane, Plat 4, Block 10, Lot #13
The Lambs (the owners of 22 Hastings Lane, Plat 4, Block 10, Lot #22) are asking to reduce
the 10-foot setback so that a screened-in, hard-roofed porch can be added to the back of
the home
The McCarthys (the owners of 40 Hastings Lane, Plat 4, Block 10, Lot #13) are asking to
reduce the 10-foot setback so that an addition can be built. The addition would be a glass-
enclosed, hard-roofed Florida Room (with partial cement walls for support on either side)
encompassing the existing 9 5-foot screened-in, hard-roofed porch space plus an additional
8 feet beyond that, for a total of 17 5 feet.
As an alternative, the McCarthys would consider enclosing their existing screened-in, hard-
roofed porch in order to transform it into a Florida Room (glass-enclosed, hard-roofed with
partial cement walls on either side for support) - which would not require a change in the
setback - and building an 8-foot, screened-in, hard-roofed porch beyond that.
Justification statement
-This request only affects the rear of the properties.
-Both properties will still have at least 30-feet of open green space beyond their property
lines, plus 80-feet of E-4 canal space
-Beyond the canal is the High Ridge Country Club golf course, which is bordered by tall
pa I m trees
-All of these factors combine to allow for an abundance of air, light, green space and views
of the canal and surrounding areas for these property owners as well as neighboring
property owners
-This also allows enough space to accommodate access by trucks or emergency vehicles
-Drainage will not be a problem as evidenced by the other houses on Hastings Lane, most
of which already have back porches
- At least 80 percent of the houses on Hastings Lane already have screened-in, hard-roofed
porches, and one has a swimming pool, at the rear of their properties
EXHIBIT "e"
. Changing the setback to allow for the addition of and/or expansion of porches and/or
Florida Rooms on these properties will also benefit the other residents of the neighborhood
by increasing property values
Pictures of both rear portions of the lots are included
The next-door neighbors of each property have not objected to the modification of the
setback. (See attached letters)
The undersigned unit owners of the above-described properties of Boynton Lakes North,
petition the City of Boynton Beach to change the treatment of the setback as stated above
22 Hastings Lane
Boynton Beach, FL
;.IAtr~'t< ~
Mr Jack R. Lamb
40 Hastings Lane
Boynton Beach, FL
c:L,,~n tt~
Mr Chris McCarthy
~r4~
Mrs L cy Lamb
CQQV.~~
Mrs Claudine McCarthy
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DEPARTlVIENT OF PUBLIC ''''ORKS
ENGINEERING DIVISIO'\
i\IEl\-IORANDUlVI NO 02-232
TO
Don Johnson
Buddmg OfficIal
Department of Development
H. DavId Kelley, Jr, PEIPSM~''''
CIty Engmeer
FROM
DATE
November IS, 2002
RE
Rear Lot Utility Easement Usage
Lot 22, Block 10, Boynton Lakes - Plat No.4 (P U.D )
Pursuant to the request of the property owner for the above noted property (Lucyna & Jack Lamb 3220
'N'E 5th Dnve, Boca Raton, FL 33431) and theIr request to construct a screen covered porch upon a
portlOn of the rear yard utIhty easement, thIs DIvIslOn revIewed the eXIstmg utIhtIes supportmg the
property In addItlOn, we revIewed those Easement Consent Forms submItted by both the telephone
company and the cable company
In heu that the rear utilIty easement IS currently not bemg used for any support utIlIty and It appears that
no UtllIty company IS antIcIpatmg utIlIzmg thIS easement, therefore thIs DIvIslOn has no ObjectIon m
allowmg a screened covered porch to be constructed upon It.
If vou have any questlOns regardmg thIS matter, please advIse me at x648S
HDK/ck
XC Frantz LaFontant, Engmeenng InspectlOn
Ken Hall, Engmeenng Plans RevIew Analyst
FIle
S \Engineenng\Kribs\Lamb Lt. 22, Blk. 10 Boynton Lakes #4 - Ctihty Easement Usage. doc
EXHIBIT "E"
CondItIOns of Approval
PrOject name' Boynton Lakes/Hastmgs Lane
File number MPMD 03-001
Reference'
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments. None
PUBLIC WORKS- Traffic
Comments. None
UTILITIES
Comments. None
FIRE
Comments. None
POLICE
Comments. None
ENGINEERING DIVISION
Comments. None
BUILDING DIVISION
Comments. None
PARKS A:.~ RECREATION
Comments. None
FORESTER/ENVIRONMENTALIST
Comments. None
PLANNING AND ZONING
Comments.
1 ModIfy the aSSOCIatIOn documents If necessary to show a 2-foot rear yard
setback for Lots #6 through #23 pnor to issuance of a buildmg permIt for
Lots #13 or #22
CondItions of Approval
2
I DEPARTMENTS I INCLUDE I REJECT I
2 A hold armless agreement shall be requIred from all utilIty compames to
authonze the placement of any buildmg addItIOn or any structures wIthm
the 8-foot utilIty easement on Lots # 6 through #23 wIthm Block 10
ADDITIONAL PLA. ~NING & DEVELOPMENT BOARD CO~ITIONS
Comments.
1 To be determmed.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments.
1 To be determmed.
S '\Planning\SHARED\ WP\PROJECTS\Boynton Lakes- Hastings Lane\COA,doc