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
" .
" CO "
" - N
" .,., J'
J' " C " L"it J
J'-[uO
C)J' 0001
i--- "-
~ C)
'" L i---
N [L "
CO
N
.oOQ .oO<;! ~i~t ^
~b"r G
06 b b ~"...
,9 Q Q -<
,<;0< 'I"
~"1 .0009 06 d
~
"- G '" .
~! ..:i
6
w~,.i1nOl if 101
o
~~
.eo
'<0
'0
~~
z:;:
'0
"'-
=
<0
,
..J
;;;;
"""
@
"""
~
.
.
CO CO
N
b
~ N
.
"
-Q
,CO
."
, b
J'
.. CO
N
~
~
cf.
"
.
u.
",' ~ ~
~ ;;
:; ~
-' CO
CO
CO
<5
q
~ u.
::i li~
~ !d
a: -< t-1
I.-
'II
III
~ 'I i
1 !
\1,
, '
5 ~ i
'i1
! ! ~
I' <
,1'
!II
! \'
J ,
'* ~ i
:;:; ~ 11
~ - !
>
. .
,~
. "
c G
:P~
~ "
~
- "
. ~
. G
.~ lD
a \}~
"
-5 ~
, .i(
~
"
1. :3
. L
tCz
H
i.t
ll-..c:'"
c-"
~~~
:f':~
LJ<.~
~ ,1
~4:iC
z ~i~
2 r.':J'~
~ '"
"'P
Y... ~~...l
~ J~j
"I
~
1~~
':!:~
~~~
u
..
~
C) <
8 ~
N~
..
~'+
"-
N"
~ ~
-,"
8
~
~
+ ' ~
J' Z ~ ~~'<()
J' G C) ~0~'3" ~ C) N v \"--.-....s::.~ 0 f'..
W ~ f= J' - .-u... " . Z'-' <D co
c ~ ~ i~' " .J; cf') \..),-..J
[uO G [L w h, W ~ \', C)
a ~i[ f- ~u!i_ 2 ~ Ii Z "- ,,"" Q)<:()~" <:()
r-;;; ~
a G f- """,,,,, 1 {- C) C\) " c,' ~rC\iD rC\ f'.. Q
<( Cl...r'lf\ 0 "," '" Ji{;0...: , C::C)
"","",, J" ~ 'u f---.....-s:5 " g~' N <( u'" "" x rC\ , ~
--s:~7 lU . 0." 3 l ~ ~() p co C) c N "
>- :; 1\ ~-fQ<; D ~ L C) ,,'
':; lD ~ a " .,,,, Dl: cD iD 0'\
I-- -' '" G.liti: ~ ~ f C) C P '" r-- .
G " '" ~~~;; " ses- E c
IlL J' -I --9'"'0 C) '"
UJ ;? ~ "I ~CS 0> -'" <...J >- L I "
c <f ~ ;'!.:~~ J'~ ..l p () C) .S> ,j) a
[L ~ ~ 2'~13 lL c)':" "- cD [LiD IL
() " ,.) 0> lr\
[uO iLl W ~~;;~ c If'
[L ..l f
"
()
I-
CO
I
X
W
o
.
~
:
'"
~
.
,
~
~
~
~
~
'J
C)
co
~
~
B8/15/2BBB 15,12
I
\_~ !i \'J\] r:;J
':j ~, ~l0 (::'-)
~ I ''1 -< ~
.... J~::::::l
" v)~ 8'::P1J'
~ ~\ - ':l ~ i:.
lS' 'J' ~
c:, .......1 \y CJ oJ (b
() 0>..1:>"'),'>
.....J /") ~ ~-
o ~..J i)'- ...:r '-l ?
al~
"'1
~'
~I dJ
'" . < ~ff
T ~I ~it?
~ hi !~ g
~ l~1 ~, ..
i $i, ~l~~
;:. t ~ I ,t4 ~
i "~i 3.a
. ~I m
F~~' 31t~
'l.N ~
- &. t
!I~
i,~
t t~ 11
'1' '"
, r
.1 , t' ..,
fit i ~ 1
! rll ....
l,tl?'
H~ I~ ;
H11:n'
. r 11j .
! l' .... .....
l, f' ~ it
tl' '].;
. ! . :;z
ll' ~i
I l ~
; ({ -
~!l i
In~
" ,
t
551- 7l9- 48B1
J' "
~ ::::s~
~ ,:::,ll
" -i!
~~ ~2
<:'f \,..' IS'....
~." 8~
~ ,
y.> \~ """1
(".J~ \)ilt
..l:>"
""F -
~ 0Z
n C
c
.
Ii, 0'1'
....., ~ 0
H' .
rl ~.~~
~j Hf~
1 :
( 1 ~1500
ii,
!'
? f ~J I
~ ~ %11
,,~ ~ I
:!i \ !
/ ~
~! I
&l
~,
"'11' It!"""
! i ;~~
I ..j-It-
,; ~.,
,i 1 %,
~l
l~
BOB BUGGEE
'l1
r
r-.. r-,
?:i =s
~ 'C)
.t> r-.,;
~
---; L
':1
i ~, ~r \'
~ I, l.'! . C1',
~" I i:;~'''' I j;:
~~t I ,,'1 ~ ~
U; I ~H?~~
'oj l I ~"'itl 2 "
}.e I ~.,,-::
~~ i~i.3~'
I I II~~~
V
n1
;:f
~
"jj
-i
is
~
L
I,..Q' ?J7 (Q...,;~"ie:~1
>0 00'
1 ~ ~~ i _~t--!
'" '1 ", I
-+--_oQ i
! z,oo
'S
r.
I L~:)O'
I.~
I~ ~~l
'I 0'~!:;i
~-..r I
".7 J~i:..
i ~ .s, ~ ;, -l "t"~'.
i ~ ..,1'0 ::l ~,..: _
I .~ " 3 e:. ""J
i ^"". '11. ~ -, 8.1'
l.~ ri <J
.5~ ~..,.o.Q.;
. F 01< ~
I<l,m
,,,, "" ~ I
I~::::I ~ I
' _" 0 I
>::;. 10.0;.! ,
'" ) Il '~~J
c /1 [~
rl~
e'"
;;
~
8
I
~I
kj
, .-t
:::>
II'\}
Cj!
I~
I)';OC
,~1 ',q <C'''''Pi'~
N)I?TH
"\I
'Jl 7\)
~ '"
~ ri\
30'?iJ
'" t;)l ~ ...,
,t~g:.-<
~3-~ P-
o . \)
:::J b,. \J
i ~
. 0'
Y'
'"
~ <: i
filS:
"
Ii
t
N \l.
<:)
" J
c>".
,,-
I> .~
'" N
C
[
PAGE B1
l!~~:7H'11 t t 6
~ <, r ~\ \' ') f ~
~ '1~ III II ,~
" U" l i
~ ~ i l)) )) ~
" lJ:
~iinf
"t!f;:
i
~
~)
W
v
r
J
~
o
0)
o
1
-(
1
cP
o
-<
~
o
t
-i
.J:-
(\l
I
6'
~
J