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
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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
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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
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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
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