REVIEW COMMENTS
Meeting
Date:
File No:
Location:
Owner:
Project:
Variance
Request:
DE~LoPMENT SERVICES DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM #01-075
Staff Report
Community Redevelopment Agency Board
and
City Commission
May 8,2001
ZNCV 01-009 -side setbacks
Lots 33 & 34, Lakeside Gardens
John and June Trach
Building an addition to a single-family home on parcel zoned R-1-AA.
Request for two (2) variances from the City of Boynton Beach Land Development
Regulations, Chapter 2, Zoning, Section 5, C.2.a. to build an addition to a single-
family home on a substandard lot zoned R-1-AA:
1) to allow a one and one-half (1.5) foot reduction from the minimum of seven
and one-half (7.5) foot side yard setback required by code to allow a six (6)
foot (north) side yard setback;
2) to allow a one and one-half (1.5) foot reduction from the minimum of seven
and one-half (7.5) foot side yard setback required by code to allow a six (6)
foot (south) side yard setback.
BACKGROUND
The subject property and surrounding neighborhood is currently zoned R-1-AA, single family
residential district (see Exhibit "A" -location map). The Lakeside Gardens subdivision was
platted in 1922 with typical lot frontages being 25 feet (see Exhibit "B" - Lakeside Gardens
Plat). City records show that the existing one-story dwelling was built in 1952 on lots 33 and 34
assembled in the way they are existing today, with a frontage of forty seven (47) (the northern
three (3) feet of the property was severed and assembled to with the lot to the north). Building
permits were issued in 1978 and 1979 for electrical and plumbing improvements, However, staff
was unable to locate permit records documenting approval of the structure with setbacks, which
indicates either the absence of records or that setbacks were historically six (6) feet or less.
Palm Beach County records show that the applicant (current owner) purchased the property in
November, 2000.
The applicant, John Trach, is proposing to renovate the interior of the existing one-story unit
and add a second story to the existing structure. Also, he is proposing to build an addition to the
rear of the property, to be aligned with the existing exterior walls located at six (6) feet from
both side property lines (see Exhibit "C" - survey).
Normally, existing structures which are located with non-conforming setbacks can be expanded
out to the existing setbacks without "worsening" the nonconformity. However, due to the
magnitude of the proposed improvements, which represents an extensive expansion of the
existing structure, the subjects variances are warranted.
Page 2
Trach variances
File No. ZNCV 01-009
Staff has verified that several properties have been assembled to include two (2) originally-
plotted lots which still fall below today's zoning requirements (R-1-AA requires minimum lot
frontage of 75 feet). Staff surveyed the area and it was observed that all dwelling units in the
neighborhood are detached single-family homes, with the majority built in the 1970's, and 14
out of 32 units built on substandard lots. City records show that a total of five (5) properties
within the Lakeside Gardens subdivision have been the subject of variance approvals since
1965 to reduce lot frontage and lot total square footage.
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 reviewed the requested variance focusing on the applicant's response to the above criteria
contained in Exhibit "0". In 1975 the City adopted new zoning regulations which caused many
parcels to become legally non-conforming, including the Plat of Lakeside Gardens with typical
lot widths of twenty-five (25) feet. Staff concurs with the applicant's statement in responding to
criteria "a" above, that the parcel is... "too small as platted to receive a house according to the
year 2001 designs". However, staff does not concur with the applicant's response to criteria "e"
above which indicates that the variance is necessary for the reasonable use of the land. This
position is based on the fact that the property is currently improved, and at minimum, legal non-
conforming. Staff feels that the applicant's responses would be accurate if the variances were
for the construction of a new dwelling on the substandard lot; for the same reasons, staff feels
that the responses are not applicable to the proposed addition, subject of this variances
request. Therefore, it is the opinion of the staff that the applicant fails to satisfy the hardship
criteria above for the proposed addition.
Page 3
Trach variances
File No. ZNCV 01-009
However, staff concurs with the applicant that the proposed improvements will be in harmony
with characteristics of newer homes in the neighborhood including house sizes and styles, and
would therefore contribute to the neighborhood easthetics.
CONCLUSIONS/RECOMMENDATION
Based on the analysis contained herein staff recommends that the subject requests for relief
from Chapter 2, Zoning, Section 5, C.2.a. to allow a one and one-half (1.5) foot reduction from
the minimum of seven (7) foot side yard setback required by code to allow a six (6) foot yard
setback at both sides of the proposed addition be denied, due to the lack of hardship, and due
to the circumstance being created by the actions of the applicant, and that there are no special
circumstances that justify the variance requests.
Staff should indicate that past variance requests have been reviewed by the city using more
than the traditional criteria, or interpretations of this criteria placing greater emphasis on other
characteristics. For this reason, and to indicate the consequence of denial, staff offers the
following information for consideration:
1. The variance requests are not for the main structure but for a covered rear porch;
2. The proposed variance would not create a noticeable deviation from the existing side
setback encroachment by the existing main structure;
3. The subject variance request is supported by 13 adjacent and nearby residents, including
those immediately to the north and south of the property, both improved. Eleven (11) of the
supporting residents are property owners.
No conditions of approval are recommended; however, any conditions of approval added by the
Community Redevelopment Agency Board or City Commission will be placed in Exhibit "E".
MRldim
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Meeting
Date:
File No:
Location:
Owner:
Project:
Variance
Request:
DEt'e'LOPMENrSS\;IGt!s DEPARTMEN'I
PLANNING AND ZONING DIVISION
MEMORANDUM #01-075
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Staff Report
Community Redevelopment Agency Board
and
City Commission
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ZNCV 01-009 -side setbacks
Lots 33 & 34, Lakeside Gardens
John and June Trach
Building an addition to a single-family home on parcel zoned R-1AA.
Request for two (2) variances from the City of Boynton Beach Land Development
Regulations, Chapter 2, Zoning, Section 5, C.2.a. to build an addition to a single-
family home on a substandard lot zoned R-1AA:
1) to allow a one and one-half (1.5) foot reduction from the minimum of seven
and one-half (7.5) foot side yard setback required by code to allow a six (6)
foot (north) side yard setback;
2) to allow a one and one-half (1.5) foot reduction from the minimum of seven
and one-half (7.5) foot side yard setback required by code to allow a six (6)
foot (south) side yard setback.
BACKGROUND
The subject property and surrounding neighborhood is currently zoned R-1AA, single family
residential district (see Exhibit "A" -location map). The Lakeside Gardens subdivision was
platted in 1922 with typical lot frontages being 25 feet (see Exhibit "B" - Lakeside gardeD~ - :-f-r.-'
,5 pla.p.City records show that the existing one-story dwelling was built in 1952 on~Tots -33 and, c::--; ,/-:/',-i
34 assembled in the way they are existing t@ay, with irfr~n~gtl~9(o~y teyerr. (~Meet@ lu'
ttJ. ,- . ":at the northern ,~!w~,e (3) feet of the property - , .. ~'with the lot to ( (
the nort!y;, !?,y.iL9..i,~~...~ermits)ssued in 1978 and 1979 for el~ctrical,9D.~L ..,_..- v' (," I
plumbing,.~~f-le.~ftj~Cl::; uulltwitl. (both) six (6) f-oot ::;~~~~J~taffwas
unable to locate permit records shg'\'lng fh6 '~~'thE/slructur~\ '<le ',' ~ b~ at six (6)\ -J, , .' ~ ,~
~~~~~~~u~~~~:~~et~~o~~~~~~~t~~~~bee~~~~~~ntY:,ec.ord~~ ~~;: t~~th.~:~~I,i~ant (cfrr;~t "C '
The applicant, John Trach"is prop~~i{o fZ~(d~~e!t{~let~~'blHl~~XistiKg ~~~;~~~n'it ~~dK(' i'
.dil&ifD a second story ~.6f the existing structure. Also, he is proposing to bui~an~'addition '
to the rear of the property, to be aligned with the existing exterior walls located at six (6) feet
from both side property lines (see Exhibit "C" - survey). Treeonctruction-ef..saiG-additton-a
stich distance r@qllires the two {2) varianees-as-described-her-ein. " 11' \ J, _ \.
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Page 2
Trach variances
File No. ZNCV 01-009 ,,(.-(f._l .
, ~ t 'i " /"
Staff has verified that several properties ha'tbee'1 assembled to include two (2) OriginaWots ''T:-3:~_J',:-~-:-~~d+--'
~~r thus 19€c6fF1ing Ol:lb3tBflARp.J '''''+'1 by todayzoning requirements (R-1AA requiws~pt ,~~ 1>' ('"
frontage of 75 feet). Staff surveyed the area and it WqS observed that all _r 1I dwellir\.Q units in
the lJ,~i~hborhood are detached single-family homes',:{he majority built in the 1970'5,)4 out of
3~- built on substandard lots. City records show that a total of five (5) properties within
the Lakeside Gardens su" bdivisiQn have b"een the subjectl of variance approvals since 1965 to
reducer ~~.. ~_Q .L~ and iotal square'footage. . v__
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,.' ANAl SIS --
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 reviewed the requested variance focusing on the applicant's response to the above criteria
contained in Exhibit "D". In 1975 the City adopted new zoning regulations which caused many
parcels tPb:tme legally non-conforming, including the Plat of Lakeside Gardens with typical
lot w~~~, Of. enty-five (25) feet. Staff concurs with the 9PRILs~I)[~~Wement in responding to 7f" /
critetia a ab e, that the parcel is too small as platted to----:.'f) a-nouse according to ~C:.:.. (':'--u-.-,,4
~ON8Sf~f1~. Howe~er, sta~f doe~ not co.ncur w~th t.he a~plicant:s response to1lii crit~ria"e '. ',of .. ".r ,.s ~ l L
~h~~~ea:lt;::f~~~~=:c~~~::~I~;~~:s;~/~~~~~~~i~f%i:ft~~:':;ri:~~e~e on (n,(, -: c(~~
~~e-3twe~ for the construction of a new dwelling on the substandard lot; for the same
reasons, sttf feels that the responses are not applicable to the proposed addition, subject of
this varianc s request. Therefore, it is the opinion of the staff that the applicant fails to satisfy
the hardshi criteria above for the proposed addition.
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Page 3
Trach variances
File No. ZNCV 01-009
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However, staff concurs with the~pplicqnt that th.e proposed building r~mod~latioftand the-
.8dditioR will be in harmony witn ~'fi~w.6~rr~ll::F elsqal aetefistics in the neighborhood
including house sizes and styles, and~f~erefore WtMitak:l contribute to....aesthetics T& .'u
~-nto."'L..' I... ;.L,d tk."') ~(_ ,t..,.,
CONCLUSIONS/RECOMMENDATION
Based on the analysis contained herein staff recommends that the subject requests for relief
from Chapter 2, Zoning, Section 5, C.2.a. to allow a one and one-half (1.5) foot reduction from
the minimum of seven (7) foot side yard setback required by code to allow a six (6) foot yard
setback at both sides of the proposed addition be denied, due to the lack of hardship, and due
to the circumstance being created by the actions of the applicant, and that there are no special
circumstances that justify the variance requests.
Staff should indicate that past variance requests have been reviewed by the city using more
than the traditional criteria, or interpretations of this criteria placing greater emphasis on other
characteristics. For this reason, and to indicate the consequence of denial, staff offers the
following information for consideration:
1. The variance requests are not for the main structure but for a covered rear porch;
2. The proposed variance would not create a noticeable deviation from the existing side
setback encroachment by the existing main structure;
3. The subject variance request is supported by 13 adjacent and nearby r~~idents, including
those immediately to the north and south of the property. Eleven (11) ofsyp, porting
residents are property owners. -rA ce.
No conditions of approval are recommended; however, any conditions of approval added by the
Community Redevelopment Agency Board or City Commission will be placed in Exhibit liE".
MR/dim
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CITY OF BOYNTON BEACH
WNING CODE VARIANCE APPLICATION
VARIANCES REQUESTED: 1. LOT WIDTH
2. SIDE SET BACK FOR FULL WIDTH
5. A. Circumstances existing which are peculiar to the land and building and which
are not applicable to other lands, structures or buildings in the same zoning
district. Our lot is too narrow and too small as platted to receive a house
according to the year 2001 designs.
B. Special conditions and circumstances do not result from our actions. The
existing house is already at a 6' side set back. The lot was platted prior to the
time of purchase. Trying to build on required set backs would not met the
demands of zoning.
C. Granting these variances will not confer on this applicant any special
privileges that are denied by this Ordinance to other lands, buildings, or structure
in the same zoning district. The platting recorded at the original time the
Subdivision was approved, does not meet building standards of today.
D. The literal interpretation oftQ.e provisions of this chapter would deprive this
applicant of the rights commonly enjoyed by other property owners in the same
zoning district under the terms of the Ordinance and would cause unnecessary and
undue hardship on this applicant. The lot is too narrow and too small as
platted. Existing houses are mostly all older and did comply with zoning that
did exist at that time. Existing, newer homes complied because of larger lot
sizes. But, this lot that we own is substandard as far as the code recognius
us. Therefore, we need a variance or variance consideration to utilize this lot
for our convenience and the convenience of the neighborhood.
E. The variances granted are the minimum variances that will make possible the
reasonable use of land and building. Yes, if the variances are granted it will
make reasonable use of the land, building and structure. Without this
consideration it win be impossible for us to plan a house on this parceL
F. Granting of the variance will be in harmony with the general intent and
purpose of this chapter and that such variances will not be injurious to the area
involved or otherwise detrimental to the public welfMe. By granting this
variance it will be in harmony with this intent and purpose.
EXHIBIT "E"
Conditions of Approval
Project name: Lots 33 & 34 Lakeside Gardens
File number: ZNCV 01-009 (side setbacks)
fI Z' C d V' A l' d d M h 28 2001
Re erence: omnl! o e anance .ppllcatlOn ate arc
npp ARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: NONE
UTILITIES
Comments: NONE
FIRE
Comments: NONE
POLICE
Comments: NONE
ENGINEERING DNISION
Comments: NONE
BUILDING DNISION
Comments: NONE
PARKS AND RECREATION
Comments: NONE
FORESTER/ENVIRONMENTALIST
Comments: NONE
PLANNING AND ZONING
Comments: NONE
ADDITIONAL COMMUNITY REDEVELOPMENT BOARD CONDITIONS
Comments: To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments: To be determined.
Conditions of Approval
2
MWR/pat S:IPLANNINGISHAREDlWPIPROJECTSIJOHN & JUNE TRACH VARIANCElCONDITIONS OF APPROVAL ZONING CODE VARIANCE-DOC