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REVIEW COMMENTS 7 .A. 2 HARBOR ESTATES (LOT 38) ZONING CODE VARIANCE Dt..1r.:LOPMENT SERVICES DEPARTM",'NT PLANNING AND ZONING DIVISION MEMORANDUM #00-244 Staff Report Planning and Development Board and City Commission Meeting Date: August 22, 2000 File No: ZNCV 00-008 Rear yard setback Location: Harbor Estates Lot 38, South Road Owner' Michael Schmidt Project: New single-family building. Variance Request: Request relief from the City of Boynton Beach Land Development Regulations, Chapter 2, Zoning, Section 5.C.2.a, to allow a 15 foot reduction from the twenty- five (25) foot rear yard setback required within the R-1-AA single family zoning district or a 10 foot setback. BACKGROUND The subject vacant property and nearby neighborhood is currently zoned R-1-AA, single family residential. The applicant desires to develop the property for a single family residence. Currently, the subject neighborhood is mostly developed (see Exhibit "A" - Location Map). The following is a description of the zoning districts and land uses of properties that surround the subject property' North: South Road right-of-way and farther north single-family homes zoned R-1-AA. South: Recreation area of a multi-family residential development zoned R-3, farther south a finger canal connecting with the Intracoastal Waterway East: Single-family home zoned R-1-AA. West: Single-family home zoned R-1-AA. Page 2 Michael Schmidt File No. ZNCV 00-008 ANALYSIS 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 on items "c", "d" and "f' above, which require that the request will not deprive the applicant of rights and privileges already enjoyed by other properties in the same zoning district, and at the same time granting the variance will be in harmony with the general intent and purpose of City regulations, and not detrimental nor injurious to the area and public welfare. According to the applicant's response to the above criteria, contained in the Exhibit "B", the applicant feels that other property owners in the neighborhood have been allowed the privilege of reduced rear setbacks. The applicant therefore feels that he is also entitled to the same privilege, and accordingly, he has provided a plan depicting a proposed 2,600 square foot residence (see Exhibit "C" - proposed plan). Through researching City records and field verification, staff was able to verify that in the past several similar variances for setback reductions have been granted within close proximity to the subject property City records indicate that the common denominator of prior variance approval has been lot short depth, 80 feet from front to rear property lines, making it difficult to design an adequate size home considering that 50 feet of the 80 feet are to be dedicated to setbacks. Furthermore, the rear of the subject property rear abuts a multi-family recreation area thus minimizing negative or injurious impacts due to the proposed building proximity to the rear property line. Page 3 Michael Schmidt File No. ZNCV 00-008 CONCLUSIONS/RECOMMENDA TION Staff recognizes that the applicant will be in need of extra living space within the proposed home; however, staff feels that the desires of the property owner are attainable within the current buildable envelope, even though a small one, as defined by the R-1-AA zoning district regulations. Also, staff recognizes that the requested variance is supported more by virtue of the history neighborhood of variances rather than by traditional hardship. Therefore, staff recommends that this request by Mr Michael Schmidt for a variance from the City of Boynton Beach Land Development Regulations, Chapter 2, Zoning, Section 5.C.2.a., as described herein for the purpose of constructing a single-family residence, be denied. However, if the City chooses to approve this request based on the special merits of this request and not on traditional hardship, staff concludes the following: 1) The construction of the single-family residence will not impact negatively on adjacent property values; and 2) Aesthetic impacts from the proposed structure will not likely be realized by the neighborhood since some of the existing homes were the subject of similar rear setback variances, (e.g. the adjacent lot 37). No conditions of approval are recommended; however, any conditions of approval recommended by the Planning and Development Board or City Commission will be placed in Exhibit "D" MRldim S:\Planmng\SHAREDlVVP\PROJECTS\Harbor Estates LoI38\STAFF REP-Rear yard selbackvar.doc LOCATION MAP MICHAEL SCHMIDT PROPERTY - .=r:rrn:r::: :=JJl--' i : '1'1 "-, .~ 111 :ui, ~~~ . r=s b 'L 1 ., ~,~ ~ . , .- , ) = .. = ., >-= '- -, ~ -, - . :....: -< f- , '." OL~ .. .. _'1 . .".. ~~T Lfl-, II ,( l[ .. ,__--o:J ,:;::~~A ~ 'I " .-:: , , , L /'-: i\ . J,..... ::: .....J t::-.:;-: ,..,':;.w"", :.... : ,.:.~ ,. f..' = I 'f--:-= : f.., - . ,I, I ," : I 'I j!' I ii II II ~ I' r- - _. R3 = , I I I '" o '-' EXHIBIT "An r ) :r u <( ~ '" 1\ \ ,,, " 'j:' ~ I , I -,-,........,.-. J I I --.-~,J-- '~ I ~ ~ .z: ~ o '" ~ o ~ u ~ ... ~ ~ , , ! I f ~, lL " ~ (j) "';BQO' EXHIBIT "B" Code variance request #5 Statement of Special Conditions Lot 38 Boynton Estates Owner: Michael Schmidt 5-A, The current setbacks of25' preclude the construction of an adequate size home for the lots size, B, There are a number of variances already approved for the same request. C, The same privilege has been previously granted (see attached) D, The privilege is currently enjoyed by a number of properties in the same zoning district. E, Allowing the granting of this variance will allow the construction of an adequate home to match the surrounding area and provide for the best use of this land, F The granting of this variance will be in hannony and will not be injurious to the area or detrimental to public welfare, Sincerely, Michael Schmidt II Il II [L ~I ~ <( JI <i :2 " I ~ " J' .. Z ~ \\ I \\ i~ j .= ,; C) " co ~ j ~o~_ f= ; p ~ p ~ t ~: g~ <( co II: "'l:!..r] ~"" '-.) 7 Z L"~ ~ C) -If -H .L Hl<JCN <t ~ , ...J <s " 1# ApM'I{i'H C;, n ." r.. J "" ~ D " ,;..) '" l ~ ~ ~"1 Hl,w1'J "- ]1 ~"1 w:xJ-mQ) b~ 101 "- ~"1 b }l "- iI' 11 00 . "'J; ! .0009 ,';-01 00 !~ ~ " "'J; ~ ~ , '" '" ~9 .L ~ .oo.;z .L"J\;r! . . ~ i--- " ~ " ( '" 00. .Q'OI <::s " i--- 0: ~ ~ Cl '" SO! ~ '. ,; . ~ "- b ~OV ::fLIOII CO . N CO c "' ,I CO 2- CO E CO ." CO co r ~ CO ~ <; -~I " " " CO .'~f"j;, lL C CO " . 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