REVIEW COMMENTS
DE\lELOPMENT SERVICES DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM #PZ 02-024
Staff Report
Community Redevelopment Agency Board and City Commission
Meeting
Date:
January 31,2002
File No:
ZNCV 01-023 Rear yard setback
Location:
Harbor Estates Lot 39, South Road
Owner:
Jeff Wooster
Project:
New single-family house.
Variance
Request:
Request for relief from the City of Boynton Beach Land Development
Regulations, Chapter 2, Zoning, Section 5.C.2.a, requiring a twenty-five (25) foot
rear yard setback to allow a fifteen (15) foot variance, and a ten (10) foot rear
setback within the R-1-AA single family zoning district.
BACKGROUND
The subject vacant property and nearby neighborhood is currently zoned R-1-AA, single family
residential. The applicant desires to develop the property with a single-family home. 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 from the Intracoastal Waterway.
East: Single-family home zoned R-1-AA.
West: Vacant lot #38 zoned R-1-AA.
ANAL YSIS
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.
Page 2
Wooster Variance
File No. ZNCV 01-023
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 with a focus on the uniqueness of the subject property relative
to other subdivisions similarly zoned, the history of variance approvals within the subject
subdivision, and neighborhood impact.
According to the applicant's response to the above criteria, contained in the Exhibit "B", it is the
applicant's position 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 has therefore submitted this application in conjunction with the plans to
construct a 3,600 square foot, 2-story residence (see Exhibit "C" - proposed plan).
Staff's review of city records and field checking verified that several similar variances for
setback reductions have been granted for properties within close proximity to the subject
property. The Harbor Estates Subdivision was platted in 1947 with typical lot dimensions of 100
feet (wide) by 80 feet (deep). About four (4) lots have unique lot depths in excess of 100 feet.
In contrast, other subdivisions throughout the city that are similarly zoned have typical lot
dimensions of 80 feet (wide) and 100 feet to 120 feet (deep). The shallow depths of typical lots
within this subdivision, when combined with the minimum rear and front setbacks (totaling 50
feet), may limit design flexibility.
It should be noted that it is this information on which staff has found evidence of a hardship.
Unlike the review of previous similar variance applications, which were limited to the subject
subdivision, the comparison with other similarly-zoned subdivisions has revealed the real
uniqueness of the subject plat and therefore the potential for zoning regulations to have
unequal effects within similarly-zoned properties.
With respect to consistency with the intent of the respective zoning regulations, and impacts on
adjacent properties, staff acknowledges that if the standard building envelope is expanded
closer to property lines, the impacts on adjacent properties can include reduced light, air flow,
and views. The applicant proposes to extend the western portion of the building footprint to 10
feet from the property line, leaving the remainder to be setback approximately 25 feet. While
this may maximize views from the proposed home to the Intracoastal Waterway, as well as light
Page 3
Wooster Variance
File No. ZNCV 01-023
and airflow to the future dwelling unit, this may reduce light and airflows, and limit views to the
southeast from the adjacent lot #38 (see Exhibit "0"). A similar variance was also granted to
the adjacent lot #38, however, the proposed plan for lot #38, as represented in the respective
application, was to limit the extent of the building that would be built with a rear setback of 10
feet, rather than 25 feet, to a 20 foot wide section of the central portion of the rear wall. The
benefit of this design is to maintain the standard rear setback of those portions of the home that
are nearest to adjacent homes. It should be noted that there are no dwelling units located
immediately to the rear of lots #38 and #39, but only the parking area and pool for the Lake
Worth Mariner Village townhomes.
CONCLUSIONS/RECOMMENDATION
Staff recommends that this request, by Mr. Jeff Wooster, 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 approved. This
recommendation is based upon the following:
1) That special conditions exist as represented by the shallow lot depths of the subject
subdivision compared to other subdivisions similarly zoned (i.e. Mission Hill, Chapel
Hill and Golfview Harbour);
2) That numerous similar variances have been granted to other properties within the
subject subdivision including those lots adjacent to the subject lot;
3) That the magnitude of the variance request represents the minimal variance
necessary to make reasonable use of the land; and
4) That impacts upon adjacent properties will be minimized if relief from the setback
only applies to that portion of the proposed structure located a minimum of 30 feet
from the west property line, and a minimum of 20 feet from the east property line
(see Exhibit liE").
Staff acknowledges that the restriction recommended within item #4 above seems to treat
unequally the home on lot #40 to the east; however, the effects of the variance would have less
of an impact upon the current amenities enjoyed at lot #40 (i.e. sun exposure and views to the
Intracoastal Waterway), toward which this home was originally designed.
It should be noted, that in response to property owner concerns about the potential over-
building of lots within the subdivision, staff is considering surveying property owners to clarify
concerns and consider code revisions to address same. This project is expected to commence
during the month of February. If the Board and Commission are not satisfied with the
application, or with the staff recommendation, the Commission may consider as an alternative
the postponement of this review until the study is completed.
Additional conditions of approval recommended by the Community Redevelopment Area Board
or City Commission will be placed in Exhibit "E".
MDAI
S:IPlanningISHAREDlWPIPROJECTSIWooster Variance-Harbor Estates Lot 391ST AFF REP-Rear yard setbackvar.doc
Location Map EXHIBIT "A"
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Harbor Estates Lot 39
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800
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800
1600 Feet
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EXHIBIT "B"
Request for rear setback variance.
Statement of special conditions, hardships and reasons justifYing the requested exception
variance.
A. The 25ft. existing rear setback would impose an undue hardship on the use of the
land. The home would only be able to be 30ft. in depth therefore making it not
functional and bring down the overall value of the property. With the setback
reduced to 10ft. the home could be built to 45ft. in depth and allow for better use
of the land and home bringing up the property value.
B. The setbacks were imposed by the city and do not result from the actions of the
applicant.
C. There are a total of 40 total lots within the development of Harbour Estates and 18
have applied and been granted the rear setback reduction to 10ft. versus 25ft.
Therefore, the granting of 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. If the variance would not be granted the applicant would be unjustly deprived of
the 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. Because 18 other lots in the development have been granted this
same setback variance they enjoy larger more functional homes and better views.
E. This variance, if granted, is the minimum variance that will make possible the
reasonable use of the land, building or structure, maximizing the functionality of
the home as well as the water views.
F. The granting of the variance will be in harmony with the general intent and
purpose of this chapter and that such variance will not be injurious to the area
involved or otherwise detrimental to the public welfare. Instead, expanding the
rear setback will add to the community with a larger and more valuable home and
allow for a more aesthetically pleasing front elevation.
JtC 2 8 2001
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From: James DeMars To: ~Jndy Wooster
Date: 12/26/2.001 Time: 2:21:26 PM
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