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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 EXHIBIT "A" ~' , :: 1/: !!:II~m~, !If=~_ '~. .' ._" t t t t t t \' .-.d Ii: . -- ITITLlL II l II 1fT TI N:'~ ' h'"/"I ! I I ; I .- 'L-?Ff J~;'I~ ~ \ r I I I I r1, I I LJ t!' IT II : II . 0 :',' '~ ~ '---{}. ;L ,...i. E# -. J~ ! f-l I::; BlffiE ", 1.:1 Hi I~:f' ,-j[---'--" .~\. :.i~ .. 1/.11 . Ilft /' ," ... 0 ,,~~~ c,:5 ~;I . I I '.- /' REC PU J ! ~ L -: \'::L G=-!J7rr.~.'h;~ f \ ~ 's-a I r "";'0'0 f r:-r . = I .! ,:/ 0 11.__ ; I r/: ~/f= .-+-- I ---., II ~ ,...' , lIT l~ - ,'. ifl'rillW ~ ~ c.lr I---.'~ . ~." - , IrFtL =,~ - r' I L- --:=J ~'i~' ~iji~'F:~'..l *~~ . -__L-y-"I '."'1:. v ' I. ~. '. - ,.,.' . ~ ~ . I .. -.., , .."". I If-L J I r- ~ -~l'Mlik1) (~ J):':I j ~[--. //j~.~'u,,~_:= lb7 J.., 11 lit' 'fi ' . 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WOOD FENCE PROPOSED PROPOSED DRIVE CARPORT 1--1 26.0' l1:J 17.0' ~ '" , +18.2 V) ~ a tJ G C'.J'" filt3~ 1--1 c:: to:; ~~:q: ~... e5>..itl gjiij~~ Y:l ., ....... c, C, 't-o.:: Sz! <nt::i3 otj otj Q:;(j>-e ... ~~~~ ... LJ ~es~ !t~~ ... ~o:c Vi '" t LOT 23 VACANT 17.0' 26.0' c, '" ... WEST EDGE: 17.0' OF FENCE ON LfoE '" C'\j , ~~ C'\j a '" Y)~ '" C'.J ll!+ ~ 2i + ~ ... ~gs h ",0 !lJ~ a i':'J '" --.J ~ 17.0' Q:; ~ ~ '" 8 2--07 \i: " "' <J 0 0 Q:; "b. 'b<'b. +17.5 55 C, ~ +17.6 60.0' FOlNJ 5/8" RON ROD WITH CAP iF -2102 -55 "i ~o L +17.20 c. 5.E. g4 TH A ~ENUE j16.91 , -1:. 20'! PAVNG J "- BENCH MARK: TOP BENCH MARK: TOP NAL AMJ WASI-ER NAL AMJ WASI-ER 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