LEGAL APPROVAL
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DEPARTMENT OF DEVELOPMENT
PLANNING AND ZONING DIVISION
. Building . Planning & Zoning . Occupational Licenses . Community Redevelopment
August 28, 2001
Ms. Octavia S. Sherrod
Community Development Manager
City of Boynton Beach
100 East Boynton Beach Boulevard
Boynton Beach, Florida 33425
Re:
For
FileNo.
Location.
Cherry Hill Lot 64
Zoning Code Variance
ZNCV 01-016
N. W 9th Avenue
Dear Ms. Sherrod.
Enclosed is the City of Boynton Beach Development Order for application item ZNCV
01-016, which represents approval of the above-referenced zoning code variance.
Should you have any questions regarding this matter, please feel free to contact this
office at (561) 742-6260.
Sincerely,
'--ftVZ-
Michael W Rumpf
Director of Planning & Zoning
MRW.AD
Attachment: Development Order
Conditions of Approval
S;\Planning\SHARED\WP\PROJECTS\Cherry Hill Lot 62\Approval fonn letter after CC.doc
City of Boynton Beach. 100 East Boynton Beach Blvd., P.O. Box 310 . Boynton Beach, Florida 33425-0310
Phone: (561) 742~260 . www.cLboynton-beach.f1.us
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission
Meeting Dates
Date Final Fonn Mus! be Turned
in to City Clerk s Office
Requested City Commission
Meetinl:!Oates
Date Final Form Must be Turned
in to City Clerk s Office
0 July 17200]
0 August 7 2001
t:8J August 21 200 I
0 September 4, 200 I
July 5. 200\ (5:00 p.m.)
o September 19 200 I
o October 2. 200 I
o October 16, :ZOO I
o November 6, 200 I
September 5, 2001 (5:00 p,m.)
July 18. 2001 (5,00 p.m.)
September 20, 2001 (5:00 p.m.)
August 8, 2001 (5:00 p.rn.)
October 3, 200t (5:00 p.m.)
August 22, 2001 (5:00 p.m,)
October 17 2001 (5:00 p.m.)
NATURE OF
AGENDA ITEM
o Administrative
t:8J Consent Agenda
o Public Hearing
o Bids
o Announcement
o City Manager's Report
o Development Plans
o New Business
o Legal
o Unfmisbed Business
o Presentation
RECOMMENDATION Please place this request on the August 21, 2001 City Conunission Agenda under
Consent Agenda. The Community Redevelopment Agency Board with a unanimous vote recommended that the subject
request be approved. For further details pertaining to this request see attached Department of Development Memorandum
No. PZ 01-157
EXPLANATION:
PROJECT NAME.
AGENT
OWNER.
LOCATION
DESCRIPTION'
CHERRY HILLS - LOT 64
Octavia Sherrod, Community Development
Sandra McPherson
Southside ofNW 9'h Avenue, between NW 4" and NW 5'" Street.
Request relief from Land Development Regulations Chapter 2, Zoning, Section 5.D.2.a to
allow a single family house On a 7,200 square-feet lot in lieu of the 7,500 square-feet
required by code in a R-I-A zoning district.
PROGRAM IMPACT
N/A
FISCAL IMP ACT
N/A
De
City Manager's Signature
?L C ~~
Planning & Zoning'D rector
S:\Planning\SHARED\WPI.PROJECTSI Agenda Item Request Cherry Hill Lot 64.dot
City Attorney I Finance I Human Resources
S,IBULLETINIFORMSIAGENDA ITEM REQUEST FORMDOC
DEVELOru~ENT ORDER OF THE CITY COMIWSSION OF THE
CITY OF BOYNTON BEACH, FLc.. .IDA
PROJECT NAME.
Lots 64, 65, 66 and 67 (portions) Cherry Hills Subdivision
.
APPLICANT'S AGENT City of Boynton Beach
APPLICANT'S ADDRESS: PO BOX 310, Boynton Beach, FL 33425
DATE OF CITY COMMISSION PUBLIC HEARING: August 21, 2001
TYPE OF RELIEF SOUGHT Lot area
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LOCATION OF PROPERTY South side of NW 9th Avenue, between NW 4th Street and NW51h Street
DRAWING(S): SEE EXHIBIT "A and 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 Community Redevelopment Agency 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 App~isant
~ HAS
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 "F" with notation "Included"
4 The Applicant's application for relief is hereby
L GRANTED subject to the conditions referenced in paragraph 3 hereof.
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
DATED. 8-"1-<" ~ 'In
S:\PLANNING\SHARED\WP\PROJECTS\CHERRY HILL LOT 64\OEVELOPM TOR .DOC
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EXHIBIT "F"
Conditions of Approval
Project name: Lots 64, 65, 66 and 67 (portions), Cherry Hills Subdivision
File number ZNCV 01-016 (Lot area)
R f< Z C d V A r d dJ 8
e erence: OnIng, o e anance \nnllcatlOn ate une 2001
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/ENVIRONMENTALIST
Comments: NONE X
PLANNING AND ZONING
Comments: NONE X
ADDITIONAL COMMUNITY REDEVELOPMENT BOARD CONDITIONS
Comments: NONE X
ADDITIONAL CITY COMMISSION CONDITIONS
Comments: To be determined.
MWR/pat
S:\PLANNING\SHARED\WP\PROJECTSICHERRY HILL LOT 64\CONDITIONS OF APPROVAL ZONING CODe VARIANCE.DOC
DEVELOPMENT SERVICES DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM #01-157
Staff Report
Planning and Development Board
and
City Commission
Meeting
Date:
August 14, 2001
File No.
ZNCV 01-016 - Lot area variance
Location:
Lots 64, 65, 66, and 67 (portions) Cherry Hills Subdivision
Owner'
Sandra Mc Pherson
Project:
New single-famiiy home.
Variance
Request:
Request relief from the City of Boynton Beach Land Development Regulations,
Chapter 2, Zoning, Section 5.D.2.a, to allow a single-family house on a 7,200
square-feet lot in lieu of the 7,500 square-feet required by code In a R-1-A
zoning district.
BACKGROUND
The subject vacant property and nearby neighborhood is currently zoned R-1-A, single family
residential, and mostly developed. The applicant desires to develop the property for a single-
family residence (see Exhibit "A" - Location Map). The approved plat of Cherry Hills
Subdivision, as recorded in 1926, shows the original lots being 25-feet wide (see Exhibit "B" -
Cherry Hiils Subdivision). In 1975 the City adopted new zoning regulations which caused many
parcels to become legally non-conforming, including those in the plat of Cherry Hiils. The
current regulations require a minimum of 60 feet of frontage and 7,500 square-feet in lot area in
the R-1-A zoning district. The subject parcels were conveyed to the applicant by the City, who
would develop them with a single-family home using SHIP (State Housing Initiative Partnership)
funds. The City has assembled portions of lots 62 and 64, with lot 63 in order to satisfy the 60-
foot frontage requirement, but it remains 300 feet short of the minimum 7,500 square- foot area
requirement (see Exhibit "C" - survey).
The following is a description of the zoning districts and land uses of properties that surround
the subject property-
North. NW 9th Avenue right-of-way and farther north single-family homes zoned R-1-A.
South: Single-famiiy homes zoned R-1-A.
East: Vacant parcel zoned R-1-A.
West: Single-family home zoned R-1-A.
Page 2
File No. ZNCV 01-016
ANALYSIS
The code states that the zoning code variance 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 would 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.
Staff has conducted this analysis using the above criteria, which require that the request not be
based on actions taken by the applicant; not deprive the applicant of rights and privileges
already enjoyed by other properties in the same zoning district; be in harmony with the general
intent and purpose of City regulations, and not be detrimental nor injurious to the area and
public welfare.
According to the applicant's response to the above criteria, as contained in Exhibit "0", other
property owners in the neighborhood have been allowed the privilege of reduced lot size. The
applicant therefore feels that he is also entitled to the same privilege, and therefore has
provided a plan depicting a proposed (approximately) 1,900 square foot residence for the
subject 7,300 square-foot lot (see Exhibit "C" - survey).
The applicant has also stated that the requested variance would allow development of a parcel
that is consistent with other lots in the surrounding neighborhood. Furthermore, as per the
applicant, the proposed structure will be harmonious with both the typical size and architectural
style of other new houses in the area, therefore, minimizing negative or injurious impacts to the
neighborhood.
Page 3
File No. ZNCV 01-016
City records and on-site inspections of the neighborhood, have verified that several similar
variances for lot area have been granted within close proximity to the subject property City
records indicate that a total of fifteen (15) properties within the Cherry Hills Subdivision have
been the subject of variances approved since 1964, the majority for rear or side setbacks, but
five (5) of them for lot area reductions to allow construction of single-family homes on non-
conforming lots (see Exhibit "E" - variance locator map). Therefore, staff concurs with the
applicant that the granting of this variance request will not confer any special privileges to the
applicant.
Staff acknowledges that by modifying the site development regulations in 1975 to require a
minimum of 60-foot frontage and 7,500 square-foot lot size, the City created certain hardships
and non-conformities for owners of older platted lots. The applicant has made a good faith
effort to comply with the City's minimum site development requirements by combining portions
of several lots to meet the minimum frontage requirement. Therefore, staff agrees that the
applicant has demonstrated that approval of this request is the minimum that will make possible
a reasonable use of the property
CONCLUSIONS/RECOMMENDATION
Based on the analysis contained herein, staff acknowledges that the applicant has proven that
a hardship condition exists, and that the applicant has made a reasonable attempt to bring the
subject parcel into conformance with current regulations. Furthermore, staff concludes that the
approval of this request will support affordable housing goals of the City's Infill Program; will
increase the property values of the neighborhood; decrease unsightly conditions; and beautify
the streetscape.
Therefore, staff recommends that the requested variance be approved, thereby granting the
relief necessary to allow the construction of a single-family home on a non-conforming lot with
7,200 square-feet in lieu of the 7,500 square-feet required by code;
No conditions of approval are recommended; however, any conditions of approval
recommended by the Community Redevelopment Agency Board or City Commission will be
placed in Exhibit "F"
MRfad
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EXHIBIT "0"
A. The City of Boynton Beach through its Infill Program acquires vacant properties.
The properties are then given away to first time homebuyers qualified to participate in
the City's Program. The community benefits from the Program by eliminating the
slum and blight conditions (illegal dumping and overgrown lots) in the neighborhood,
increasing the tax base, and providing affordable housing. The City has recently
given two 60 foot road frontage parcels away Each parcel has at least one whole
platted lot is 120 feet deep and contains 7,200 square feet. The 60 foot road frontage
meets the requirements of RIA zoning and is the dominant sized lot in the 500 block
ofN.W 9th Avenue with l(one)- 52 feet lot and 2(two)-58 feet lots and the corner lots
being the exception. All of the lots on the South side of the block are 120 feet deep
which means that all of the inside 60 feet parcels do not comply with the 7,500 square
feet RIA requirement. This zoning requirement has created a barrier that prevents the
parcels from being readily developed in a manner consistent with the surrounding
neighborhood.
B. The platting, development and constnlction of other homes in the community was
performed by others over a long period oftime. The city has recently installed sewers
and is working as a facilitator to complete the community
C. There is no special privilege or particular benefit to building on a lot size consistent
with as-builts in the immediately surrounding area.
D There currently exists three developed properties on the same block that have least
240 square feet less than the subject property and three developed properties with the
same (60 feet x 120 feet) 7,200 square feet. The rights of home ownership enjoyed
by those property owners should be no greater than the rights of these first time
homebuyers.
E. The proposed homes exceed the minimum requirement of 1,250 square feet, meet all
of the existing set-back requirements, will not cover more than 40% of the lot and the
parcels meet the required 60 feet road frontage. The minimal 300 square feet
variance is shared by other existmg homes on the block and is all that is required to
build on these parcels.
F The granting of the variance does not affect the size of the home, required setbacks or
the character of the neighborhood. It does eliminate vacant land, creates affordable
housing, makes a positive impact on the community and increases the value of the
surrounding- homes.
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I _ _ JUN - 8 2001_,
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