REVIEW COMMENTS
7.A.1
SHOWCASE CONTRACTORS
VARIANCE
DEVELOPMENT SERVICES DEPARTMEN'I
PLANNING AND ZONING DIVISION
MEMORANDUM #01-181
Staff Report
Planning and Development Board
and
City Commission
Meeting
Date:
September 24, 2001
File No:
ZNCV 01-020 - Lot frontage
Location:
Lot 23, High Point Subdivision
Owner'
Showcase Realty & Contracting, Inc.
Project:
New single-family home.
Variance
Request:
Request relief from the City of Boynton Beach Land Development Regulations,
Chapter 2, Zoning, Section 5.C.2.a, to allow a single-family house on a sixty (60)
foot wide lot in lieu of the minimum of seventy-five (75) foot frontage required by
code in a R-1-AA zoning district.
BACKGROUND
The subject vacant property and nearby neighborhood is currently zoned R-1-AA , 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 High Point Subdivision,
as recorded in 1952, shows the original lots being either seventy-five (75) feet wide or sixty (60)
feet wide (see Exhibit "B" - High Point Subdivision). In 1975 the City adopted new zoning
regulations which caused many parcels to become legally non-conforming, including those lots
platted within the High Point Subdivision at sixty (60) feet wide. The current regulations require
that a conforming lot contain a minimum of seventy-five (75) feet of frontage and 8,000 square-
feet of lot area in the R-1-AA zoning district. The subject parcel, lot 23, is sixty (60) feet wide.
The applicant is proposing to relocate a built single-family structure on the subject lot. The
structure to be transported is made of wood, is sixteen (16) feet in height, and will be placed in
compliance with the setback requirements for the R-1-AA zoning district (see Exhibit "C"-
survey). No property can be acquired to make the subject pfJrcel conforming as noted in the
following description.
The following is a description of the zoning districts and land uses of properties that surround
the subject property'
North: An office building zoned C-2, Neighborhood Commercial;
South: Single-family home zoned R-1-AA,
East: Single-family home zoned R-1-AA, and
West: SE 1 st Street right-of-way and farther west a single-family home zoned R-1-AA.
Page 2
File No. ZNCV 01-181
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 "C", other
property owners in the neighborhood have been granted relief from the minimum lot size
requirements. Staff verified on site that the majority of the development has been built including
those lots with sixty (60) feet of frontage. The applicant feels that he is also entitled to the
same privilege. Indeed, staff researched City records and found that nine (9) properties within
the High Point Subdivision have been the subject of variance approvals since 1964, including
four (4) of them for lot frontage. Therefore, staff concurs with the applicant that the granting of
this variance will not confer any special privileges to the applicant.
Furthermore, staff concurs with the applicant that the subject parcel includes special conditions
and circumstances related to the lot frontage are not the result of actions from the applicant,
therefore satisfying criteria "a" and "b" above.
Page 3
File No. ZNCV 01-181
The applicant has also stated that the requested variance would allow development of a parcel
which size is consistent with other existing houses in the surrounding neighborhood.
Furthermore, as per the applicant, the proposed structure to be relocated will be harmonious
with both the typical size and architectural style of other houses in the area, therefore,
minimizing negative or injurious impacts to the neighborhood.
CONCLUSIONS/RECOMMENDATION
Based on the analysis contained herein, staff acknowledges that the applicant has proven that
a hardship condition exists, and that the approval of this request is the minimum that will make
possible a reasonable use of the property Staff has placed special attention to the fact that the
subject property is unable to be expanded at either side. Therefore, staff recommends that the
requested variance be approved, thereby granting the relief necessary to allow the
development of the subject parcel by the relocation of a single-family home on a non-
conforming lot with sixty (60) feet frontage in lieu of the seventy-five (75) 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 "E"
MRlad
S:\Planning\SHAREDlWP\PROJECTS\SHOWCASE CONTRACTORSIST AFF REPORT.doc
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ELEVATION +/7./7 ELEVATION +16.98
@ COPYRIGHT 2001 O'BRIEN, SUITER &< O'BRIEN, INC.
r
SHOWCASE
OOI\'TRiilCIORS, ]l\fC
,dlloula6le q;:"4-{mn-,ytbwwiY
EXHIBIT "0"
Variance Statement for Showcase Realty and Contracting Inc.
A. The original plat for the area was that all the lots were sixty feet
wide. The home being placed on the lot conforms to all the other
homes in the area and meets all the setback requirements.
B. The rezoning of the area to RIAA makes all the sixty-foot lots
unbuildable.
C. By granting the variance, this will finish one of the last remaining
lots in the area and the city will not have to make any concessions or
any special exceptions that would make this lot any different than
any of the other lots.
D. The variance will not deprive either the homeowner or the
neighbors in any way.
E. The granting of the variance is the only way to get any use of the
land. There is no property available on either side, which could be
purchased to bring this property to seventy-five feet.
F. The granting of the variance will allow the last remaining vacant lot
in the area to conform to all the other existing homes with the
original intent, usage and purpose.
~
.o~/~
f9.e0
Sincerely
505 N.E 3rd Street. Delray Beach. Florida 33483
Phone' 561-272-7599 . Fax. 561-272-3519
Certified General Contractor CGC 051903
EXHIBIT "E"
CondItions of AOl,Jroval
Project name: Lot 23, High Point Subdivision
File number ZNCV 01-020 (lot frontage)
fi d d d 22 01
Re erence: Zoninu Co e Vanance AoohcatlOn ate Auuust 20
DEPARTMENTS INCLUDE REJECT
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/ENVIRONMENTALIST
Comments: NONE
PLANNING AND ZONING
Comments: NONE
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments: To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments: To be determined.
MWR/pat
S:\PLANNING\SHARED\WPlPROJECTS\SHOWCASE CONTRACTORSICONDJTJONS OF APPROVAL ZONING CODE VARIANCE.DOC