REVIEW COMMENTS
7.A.l
GRIFFITH VARIANCE (ZNCV 03-009)
ZONING CODE VARIANCE
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM #03-219
Staff Report
Planning and Development Board
and
City Commission
Meeting
Date:
September 23, 2003
File No:
ZNCV 03-009
Location:
1301 NW ath Court (Lot 335, Block 9, Laurel Hills 5th Addition Subdivision)
Owner:
Craig Griffith
Project:
Rear addition to an existing single-family dwelling.
Variance
Request:
Relief from Chapter 2, Zoning Section 5.C.2.a, requiring a minimum rear yard
setback of 25 feet for a single-family home within the R-1-AA zoning district, to
allow for a variance of 5 feet, and a rear yard setback of 20 feet.
BACKGROUND
The subject property and surrounding neighborhood is zoned R-1-AA, single family residential
(see Exhibit "A" - Location Map). The lot, developed in 1975, conforms to the current R-1-AA
zoning district building and site regulations. Currently, the subject neighborhood is mostly
developed The subject property has been improved, and occupied as a single family since
1975.
The property is located at the west side of Northwest ath Avenue with a depth of approximately
135 feet and a frontage of 75 feet. Staff surveyed the area and it was observed that the majority
of properties along the west side of NW ath Avenue comply with the minimum rear setback
requirement of 25 feet, as estimated by the straight alignment of the rear building lines with few
exceptions. The subject variance is requested because the applicant desires to expand the
existing singie-family home with a master bedroom/bathroom and home office addition
(approximately a71 square feet) (see Exhibit "B" - Survey and Proposed Site Plan). This
planned expansion is consistent with new construction and redevelopment projects observed
throughout the city.
ANALYSIS
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.
b. That the special conditions and circumstances do not result from the actions of the
applicant.
Page 2
Griffith Variance
File No. ZNCV 03-009
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 granting 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.
(Exhibit "C" contains the applicant's response to the above criteria.)
Staff conducted the analysis focusing primarily on items "a", "b" and "c" above, which require
that the request is initiated by special conditions and circumstances that are peculiar to the
subject land, structure, or building, which are not the result of the actions of the applicant.
Additionally the granting of the variance would not confer on the applicant any special privilege
that is denied by the regulations to other properties within the same zoning district.
Despite the responses by the applicant, a variance is to be granted on the basis of a hardship,
which is established by characteristics other than those created by the landowner, or previous
owner(s) by various site improvements or alterations. The emphasis of criteria "a", "b" and "c",
in order to justify a hardship, is on natural or unique limitations relative to other properties within
the neighborhood that are similarly zoned. The variance should make more equitable the
regulations when applied to the various properties within the area. Alternatively stated, in order
to meet criterion "c", one should assume that the same structure proposed similarly on an
adjacent property could be constructed without a variance.
The subject request has been initiated for the sole expansion of a home situated on a standard
lot within this neighborhood. Therefore, the applicant, solely for individual benefit, has
generated the circumstances.
With respect to criterion "e", traditionally, variances are intended to prevent the total denial of
reasonable use of a piece of property. If this were applicable to the subject case, then denial of
the ability to build this addition would be construed as a denial of the reasonable use of the
property. Staff does not concur with this position, but rather believes that the existing
improvements on the property, to include the home and a wood shed represent "reasonable
use" of a parcel zoned for single-family homes. Furthermore, notwithstanding interior layout and
design objectives, there exists nearly 70 feet of depth to the rear property line where measured
from the deepest dimension from the existing rear facade (northern portion of rear facade). This
is less desirable to the applicant due in part, to it requiring the removal of an existing patio slab,
and internal layout but if extended from the northern portion of the rear facade, an expansion
could be as wide as 32 feet and still leave a 10-foot side setback, and extend over 40 feet in
depth without encroaching into the rear setback. The granting of this variance would be an
acknowledgement that there exists no alternative in either the structure size or location.
Page 3
Griffith Variance
File No. ZNCV 03-009
CONCLUSIONS/RECOMMENDATION
Staff recommends that the request for relief from Chapter 2, Zoning, Section 5,C.2.a., to allow a
20-foot rear setback and a five (5) foot variance within the R-1-AA zoning district, be denied
due to the lack of traditional hardship, and due to the circumstance being created by simple
home improvements and unit layout on a standard platted lot. No conditions of approval are
recommended; however, any conditions of approval added by the Planning and Development
Board or City Commission would be placed in Exhibit "D".
Staff understands that the applicant is in need of extra living space within the subject home;
however, staff recognizes that the proposed layout of this unit is also to accommodate a
swimming pool in the future.
Staff is supportive of residential redevelopment and recognizes that past variance requests
have been reviewed by the City using more than the traditional criteria, or interpretations of this
criteria, which places greater emphasis on economic potential, minor home expansions, and
characteristics of or impact upon surrounding properties. Additionally, staff is proposing to take
a closer look at the criteria and circumstances involved in these types of variance requests in
the re-write of the Land Development Regulations in the coming year, in an effort to better
facilitate neighborhood revitalization. For these reasons, if the Board and City Commission
support this request, staff offers the following information for consideration:
1. The proposed addition is to be located at the rear of the property abutting a public right-
of-way (Dual frontage/ through lot) and would still provide in excess of a 20-foot rear
setback;
2. The subject improvement represents a modest expansion of the home relative to the
minimum living area standard applicable to the subject zoning district; and
3. Staff has received no letters of objection, but received only letters of support of the
proposed expansion from adjacent property owners. Specifically, those letters are from
the abutting property owners to the north, south and east of the subject property, which
would be the most impacted by the proposed expansion.
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EXHIBIT "C"
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Statement of Special Conditions
, ,
JUl 14
Griffiths Residence
1301 NW 8th Cowt
Boynton Beach, Fl 33426
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A. That special conditions and circumstances exist which are peculiar to the land, structures,
or buildings in the same zoning district,
------------
Response: A special condition exists in that there is no lot adjacent to the property to the rear. The
lot backs up to a street right of way (name of street). A special condition also exists in that the
location of the existing family room is at the rear of the house and is the logical starting point for
a simple addition that will meet the owner's requirements.
B. That the special conditions and circumstances do not result from the actions of the
applicant.
Response: The lot and house where purchased by the applicant in the existing condition and
neither configuration was created due to the action of the applicant.
C. The granting of the variance will not confer on the applicant any special privilege that is
denied by this ordinance to other lands.
Response: Typical houses constructed within the R1AA zoning district would normally be much
larger than the subject property which is a 2 bedroom 1 bath 1 car garage with approximately
1233 square feet of living area With the proposed addition of871 square feet and consisting of
an expanded family room, a home office, and a master bedroom and bath the square footage is
increased to 2104 square feet, lbis proposed area is consistent with what could be expected of
any new home within the same zoning district.
D, That literal interpretation of the provisions of this chapter would deprive the applicant of
rights commonly enjoyed by other properties in the same zoning district under the terms
of the Ordinance and wonld work unnecessary and undue hardship on the applicant.
Response: Due to the existing location of the house in the middle of the lot and the existing plan
layout the provisions of the chapter would restrict the reasonable expansion of the residence to
meet current residential area standards and room sizes,
E, That the variance granted is the minimum variance that will make possible the reasonable
use of the land, building or structure.
Response: The variance requested represents the minimum required to serve the applicants needs
for the addition,
F, That 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 other
wise detrimental to the public welfare,
Response: The variance if granted will improve property values and taxable values as well as
continue a trend of improvement in the Laurel Hills Subdivision and on this street in particular.
Adequate landscaping will be installed to screen the rear of the addition and the proposed pool as
well.
EXHIBIT "D"
Conditions of Approval
Project name: Griffith Variance
File number: ZNCV 03,009
Reference'
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
1. To be determined.
S :\Planning\SHARED\ WP\PROJECTS\Griffith Variance\COA.doc
S:\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form.doc