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REVIEW COMMENTS DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 03-054 STAFF REPORT TO: Chairman and Members Community Redevelopment Agency and City Commission THRU: Michael W, Rumpf FROM: Maxime Ducoste DATE: February 24, 2003 PROJEcr NAME/NO: Holly Variances/ ZNCV 03-001 REQUEST: Relief from the City of Boynton Beach Land Development Regulations, Chapter 2, Zoning, Section 5,F,2,a/ 5,E,2,a, requiring sixty (60) foot minimum lot frontage to allow a ten (10) foot variance, resulting in a fifty (50) foot lot frontage for a single family house within a R-2 zoning district; and Relief from Chapter 2, Zoning, Section 5,F.2,a, requiring a minimum side yard setback often (10) feet to allow for a variance of 2,5 feet and a side setbacks of 7,5 feet on each side for a single-family home within the R-2 zoning district, PROJECT DESCRIPTION Property Owner: Janice Holly Applicant! Agent: George Homrich Location: 133 N,E, 4th Avenue, East 50 feet of the south 150 feet of Lot 3, Block 3, Shepard Addition, Existing Land Use/Zoning: Medium Density Residential (MeDR)/R-2 Proposed Land Use/Zoning: Medium Density Residential (MeDR)/R-2 Proposed Use: Single-family house Acreage: 0,17 Acre (7500 square feet) Adjacent Uses: North: A single-family house zoned R-2, single and two-family residential district; N,E, 4th Avenue right-of-way, and farther south a single-family house zoned R-2, single and two-family residential district; South: East: Vacant property zoned R-2, single and two-family residential district; and Staff Report Memorandum No PZ~03~054 Page 2 West: A duplex property zoned R-2, single and two-family residential district, BACKGROUND The subject vacant property is located within the Shepard Addition subdivision, It is currently zoned R-2, single and two-family residential dwelling district (see Exhibit "A" - Location Map), With the exception of the adjacent lots to the north, east, and northeast, the neighborhood is mostly developed, The Shepard Addition was platted in 1912 (see Exhibit "B" -Shepard Addition Subdivision Plat), This plat was composed of 8 lots each with 100 feet of frontage and 300 feet of depth, However, Lots 1 through 5 have frontage on N,E, 4th Avenue, Originally, Lot 3 met the minimum requirements of the R-2 zoning district. Subsequently, Lot 3 was subdivided, which resulted in the creation of the subject vacant parcel, Lot 3,1 (see Exhibit "C"- Shepard Addition Current Lot Layout), The subject vacant parcel (Lot 3,1) has a frontage of 50 feet and a total area of 7,500 square feet. It is a non-conforming lot, because it does not meet the R-2 district regulations, In this case, Section 11.1, Non-conforming regulations is not applicable since the parcel is not an original whole platted lot. It should be noted that the R-2 zoning district allows development of a single-family residence, However, only the minimum lot area (6000 sq,ft,) and frontage (60 ft,) are as required in the R-l zoning district. Therefore, the minimum requirements to build a single-family dwelling in the R-2 zoning district (Chapter 2, Zoning, Section 5, F,2,a,) are as follow: . Lot area: 6000 square feet . Lot frontage: 60 feet . Front setback: 25 feet; . Rear setback: 25 feet; . Side setbacks: 10 feet. The applicant is proposing the following lot characteristics and setbacks: . Lot area: 7500 square feet (Chapter 2, Zoning, Section 5, E,2,a,) . Lot frontage: 50 feet (Chapter 2, Zoning, Section 5, E,2,a,) . Front setback: 35 feet; . Rear setback: 79 feet; . Sids setbacks: 7,5 feet Mr, George Homrich, applicant and contract purchaser is requesting the two variances referenced above in order to construct a single-family residence on a substandard lot (see Exhibit "D" - Proposed Building), 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, c. That granting the variance requested will not confer on the applicant any special privilege that is Staff Report Memorandum No PZ-03-054 Page 3 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 ofthe 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 variances focusing on the applicant's response to the above criteria contained in Exhibit "E", Staff concurs with the applicant's response to criteria '21" above that there exists special conditions peculiar to the subject parcel, namely lot frontage, Staff acknowledges that the previous owners have likely caused the non-conformity by subdividing the original conforming lot, therefore conflicting with criterion 'Zl"above, Also, regardless of what allowable use is proposed for Lot 3,1, unless assembled with adjacent property, the subject variance for the lot frontage would be required, as the minimum variance needed to make possible the reasonable use of the land, According to the applicant's response to the above criteria, other properties in the neighborhood do not have 10-foot side yard setbacks, Therefore, the applicant feels that he is also entitled to similar privileges. It should be noted that any building encroachments on nearby properties were likely done at an earlier time period when the regulations and process may have been less formal and stringent. It appears that modern improvements within the area were made according to current regulations (setbacks), The request for side yard setback reduction could therefore represent a grant of special privilege to the applicant. With respect to impacts on the area, and satisfying criterion "f' above, regarding the request for setback reductions staff acknowledges that if the standard building envelope is expanded closer to the property lines, the impacts on adjacent properties can include reduced light, air flow, and views, However, due to the similarity between the proposed single-family use and nearby single and two-family uses, the impacts upon the abutting parcels are not significant. The subject request for the reduction in the required lot frontage would likely generate no negative impacts upon adjacent properties, but help improve the overall effort of redevelopment within this area, It should be noted that the minimum side setback applicable to a 50-foot wide lot eligible for the non-conforming lot provisions is 7 V2 feet. With respect to item "e" above, which relates to the magnitude and necessity of the variance, Staff realizes that the design of the proposed residence can be accomplished within the required 10-foot side setbacks providing a 30-foot wide house, which represents only a 5-foot reduction from the maximum width proposed allowed by the lO-foot side yard setback, The required 10-foot setbacks on both sides of the proposed house would limit the design of the structure extending it toward the rear of the property where adequate space exists to compensate for any reduced building width, This option would not likely reduce any functionality of the proposed residence, Lastly, staff finds that granting the lot frontage variance would not be injurious to the area or detrimental to the public welfare, On the contrary, the proposed improvement would be consistent with existing characteristics of the neighborhood including lot sizes, lot frontages, house sizes and styles, However, staff finds that the variance for both side setback reductions would contrast the improvements in the neighborhood which comply with the minimum 10-foot side setbacks, Staff Report Memorandum No PZ-03-054 Page 4 RECOMMENDATION Staff recommends that the request for relief from Chapter 2, Zoning, Section 5,f,2,a, / 5,E.2,a, to allow a 10 foot variance from the 60 foot minimum lot frontage to allow a 50 foot lot frontage be approved because of the following reasons: 1. This request will not be injurious to the area or detrimental to the public welfare; 2, It will be consistent with the existing characteristics of the neighborhood including lot sizes, lot frontages, house sizes and styles; 3, The variance requested is the minimum necessary to make possible the reasonnable use of the land, However, staff recommends that the request from Chapter 2, Zoning, Section 5,f,2,a.j 5,E,2,a, to allow for a side setback variance of 2,5 feet and side setbacks of 7,5 feet on each side for a single-family home be denied for the following reasons: 1. Lack of traditional hardship, and specifically, that relief is not necessary to make possible the reasonnable use of the land; 2, The special conditions and circumstances are a result of actions taken by the applicant (e,g, design and layout of the proposed improvement); and 3, It is inconsistent with the code requirements, No conditions of approval are recommended; however, any conditions of approval added by the Community Redevelopment Agency Board or the City Commission will be placed in the Exhibit "F" - conditions of approval. MWR/MD S:\Planning\SHAREO\WP\PROJECTS\Holly Variances\STAFF REP,doc I NVV 5TH , R1~ NW 4THVE T I , I ~"- N~ ..,\<.0 1- . VI: C'2 I ' Location Map Holly Variance ~ I , i-- , I, I I NE 5TH AVE I I ~ I 1 I NE 4TH I1V~ I I 1 ,Z 1 Ul m I)> ,n I~ en I~ r < 1_0 " , I - , i i r- II ~- ,I I ! 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I , ,.., I I I , , I I , ~ ->: i! ~, II i, " II I, I, il ,Ii , i: ,I " I " iL_ 1_ -1: ,il I [, ii I I, ii I I, I " II I 1: i -'C1<:- EXHIBIT "0" , , I , , I , , r , , f !~ , I~ , , 'I,., ,.;.- EXHIBIT "D" Q , " :1; ill ..J <{ o <ll z o - ~ c( > W .J W ~ Z o " II. EXHIBIT "E" Responses to questions on variance application #5, A-F A. The lot is thin (50 ft_) B. This lot was originally 50 ft. and has not been changed by applicant. C. Currently, there are other properties within the area that do not have a 10 ft. set-back, D. The interpretation of the provisions of this chapter currently conflict with the design of older houses in the area. E. We are asking for an additional five (5) ft, in order to construct a 35 ft. wide house, increasing curb appeal. F, In no way will granting this variance negatively effect the appearance or use of this property or the others surrounding it. EXHIBIT "F" Conditions of Approval Project name: Holly Variances File number: ZNCV 03-001 Reference: I DEPARTMENTS I INCLUDE I REJECT I 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 COMMUNITY REDEVELOPMENT 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\Holly Variances\COA.doc