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LEGAL APPROVAL ~ DEPARTMENT OF DEVELOPMENT PLANNING AND ZONING DIVISION . Building . Planning & Zoning . Occupational Licenses . Community Redevelopment May 9,2001 Michael DuFour 928 SW 38th Ct. Boynton Beach, FL. 33434 Re: Dufour Variance For: Seawall File No. ZNCV 01-006 Location: 926 SW 38th Ct. Dear Mr. DuFour: Enclosed IS the City of Boynton Beach Development Order for ZNCV 01-006, (DuFour Variance for a Seawall), which represents final approval of the above-referenced request. Should you have any questions regarding this matter, please feel free to contact this office at (561) 742-6260. Sincerely, 7to2: Michael W. Rumpf Director of Planning & Zoning MWR:PAT Attachment: Development Order CondItIons of Approval J\SHRDA T A \Planning\Planning\CC aprovalletter for variances. doc .~ City of Boynton Beach. 100 East Boynton Beach Blvd., P.O. Box 310 . Boynton Beach, Florida 33425-0310 Phone: (561) 742-6260 . www.cLboynton-beach.f1.us DEVELOPMr . ORDER OF THE CITY COMMI~ "'N OF THE (,.IY OF BOYNTON BEACH, FLORIL,,,, APPLICANT'S AGENT. Michael DuFour ~. f>~z- ~., ()cc.~ PROJECT NAME. DuFour Variance APPLICANT'S ADDRESS' 926 SW 38th Ct., Boynton Beach, FL 33434 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION' May 1, 2001 TYPE OF RELIEF SOUGHT. Relief of City of Boynton Beach Land Development Regulations. LOCATION OF PROPERTY 926 SW 38th Ct. DRAWING(S): SEE EXHIBIT "B and C" 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 Planning and Development 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 Applicant .JLHAS 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 "C" with notation "Included". 4. The Applicant's application for relief is hereby ..x 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. 7. Other City Clerk arianceDevelop Order 5-1-01.doc 0\ r _' ~":Il~~ ._ ."" .. "0. ::-:Y\'-J " 0: - '.. (.~ ~. - ,.".. . ~- ~ ..... ~~......, ~ ~ ~,C ~ L, I"!.'~ . ijlll ,., O'v'3~ \'\~ 1'111/11/ m\\\\\\\ DATED: S-"-Ol \\CH\MAIN\SHRDA T A\Planning\SHARED\WP\PROJECTS\\DuF DEVELOPMENT SERVICES DEPARTMENT MEMORANDUM NO. PZ 01-066 Staff Report Planning and Development Board and City Commission Meeting Date: April 24, 2001 File No: ZNCV 01-006 - seawall construction Location: 926 SW 38th Court, Boynton Beach Owner: Judge Kathryn DuFour Project: Building a seawall partially outside the property line Variance Request: Request for relief from the City of Boynton Beach Land Development Regulations, Chapter 6, Required Improvements, Section 8, requiring construction of a seawall along the property line, to allow construction of a seawall adjacent to an existing seawall with a variance of 10 83 feet. BACKGROUND The subject property and nearby neighborhood is currently zoned R-1-AAB, single family residential. The lot is in the subdivision known as Lake Eden Subdivision Plat No 2, and is developed in conformity with the R-1-AAB zoning district requirements. The rear yard of the property has frontage along Lake Eden (see Exhibit "A" -location map) City records show that a number of variances have been previously approved for properties within the Lake Eden Subdivision, but none for seawall location. When the Lake Eden Subdivision Plat No 2 was platted in 1970, the shoreline was not uniformly bulkheaded, leaving the construction of individual seawalls to respective property owners The existing dwelling on the subject property was built in 1976, and the existing seawall was built some years later, following further erosion of the shoreline The seawall was not built along the property line as required by code, rather it was built traversing the rear property line within the subject property by 9 83 feet at the easternmost end, and encroaching the lake area by 9.83 feet at the westernmost end (see Exhibit "B" - survey) The location of the existing seawall is likely a factor of the configuration of the shoreline which had been partially eroded within the property line at time of construction The applicant (current owner) purchased the property in 1997 with the existing seawall in place According to the applicant, the seawall has been damaged by the natural effects of the water and is therefore in need of replacement. The applicant is proposing to reinforce the existing seawall with the construction of a new seawall placed at a distance of one (1) foot from the existing structure at its western end (or a total distance of 10 83 feet from the property line) Due to the outward bow in the existing seawall, the proposed seawall would extend further from the existing seawall at the eastern end, however, it would be located within the property line, and therefore within the legal limits of the code (see Exhibit "C" - wall detail). The location of the new seawall outside the property line requires the subject variance. Page 2 File No. ZNCV 01-006 ANAL YSIS 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. 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 Staff has conducted this analysis focusing in the applicant's response to the above-criteria contained in the Exhibit "0". It is the opinion of staff that the existing non-conformity is the responsibility of the current owner, despite it being in place when acquired (see Exhibit "B"). However, staff also acknowledges that the approval of this variance would allow the continued maintenance of the shoreline through the construction of a new seawall to reinforce the existing one, therefore avoiding further erosion of the property into Lake Eden This action satisfies criteria "e" and "f' above. Items "e" and "f' essentially require that the request represents the minimum possible deviation from City regulations to make possible a reasonable use of a structure, and at the same time not being injurious nor detrimental to the public welfare Staff inspected the area and it was noted that most properties fronting the lake are bulkheaded, and include a small dock constructed along the water line An exception to this finding is the parcel adjacent to the west of the subject property which lacks waterfront shoreline (it contains only approximately 25 feet of dry lakefront) It is the position of staff that no negative impacts on adjacent properties or navigational flow will be created by the proposed variance and seawall. CONCLUSIONS/RECOMM ENDA TION Staff concludes that the approval of the requested variance is necessary for maintenance of the shoreline, and will allow for the continued reasonable use of the lake and property Furthermore, staff feels that the applicant has met hardship criteria lib': lie': and "f' above, as Page 3 File No ZNCV 01-006 1) The improvements proposed are necessary for proper maintenance of existing property; 2) the proposed seawall is to be placed immediately opposite the existing seawall thereby minimizing the variance needed, and 3) as the intent to minimize impact upon the water amenity is met and the variance would not be injurious to the area or detrimental to the public welfare It is noteworthy that the applicant has received permit approval or exemption from DEP and LWDD Lastly, two adjacent property owners have written in support of the subject request, including that owner of the property to the west of the subject property, and no objections have been received by staff. Based on the analysis and conclusions herein, staff recommends that the request for a variance be approved. This variance would allow the proposed seawall to be constructed partially outside the subject property line, a distance of 10.83 feet at the westernmost corner of the property No conditions of approval are recommended; however, any conditions of approval added by the Planning and Development Board or City Commission will be placed in Exhibit "E". MR/dim S:IPlanningISHAREDIWP\PROJECTSIDuFour VariancelSTAFF REPORT.doc EXHIBIT "A" LLIJTilttj k / I~~,r ~ " II 111Jt1 Lf-/.r "-"'1~' i'11 J ~L - -,' ~'- -.=-.:=..?,--T ~ l r-:-,I :--~ . . ~11 '; II~ . L!TT h-t! H I I !.: -~. 'I~ I J 7;0 , I I '[ ~ i" '" J I':-'---c-;=~J J/I/ ','~ ~, , -J /" n, "J. =~, ' ;;I____,_d~: ,'.' 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