REVIEW COMMENTS
8.D.I
FOREST HILL LOT 3, BLOCK 2,
(ZNCV 06-007)
ZONING CODE VARIANCE
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-094
STAFF REPORT
FROM:
Chairman and Members
Planning and Development Board and City Commission
Michael W. Rum~~
Planning and Zoning Director
Maxime Ducoste-A. ~ .
Planner
TO:
THRU:
PROJECT NAME/NO:
May 4, 2006
Forest Hill Lot 3 (Main)/ ZNCV 0&007
DATE:
REQUEST:
Request for relief from the City of Boynton Beach Land Development Regulations, Chapter 2,
Zoning, Section 5.C.2.a, requiring a minimum lot frontage of seventy five (75) feet to allow a
thirty-four (34) foot variance, resulting in a forty-one (41) foot frontage for a proposed single-
family residence within the R-1-AA single family zoning district;
Request for relief from the City of Boynton Beach Land Development Regulations, Chapter 2,
Zoning, Section 5.C.2.a, requiring a minimum 20 foot rear yard setback to allow a five (5) foot
variance, resulting in a fifteen (15) foot rear yard setback for a proposed single-family
residence within the R-1-AA single family zoning district.
PROJECT DESCRIPTION
Property Owner: City of Boynton Beach
Applicant/Agent: Octavia Sherrod
Location: S.W. 23rd Terrace
Existing Land Use/Zoning: Low Density Residential (LDR)/R-1-AA
Proposed Land Use/Zoning: No changes are proposed
Proposed Use: Single-family house
Acreage: 0.17 acre (7,509 square feet)
Adjacent Uses:
North:
Right-of-way for SW 23rd Avenue, and farther north the right-of-way for Interstate
95;
A single-family residence, zoned R-1-AA, single family residential district;
South:
Staff Report
Memorandum No PZ-06-094
Page 2
East: A single-family house zoned R-1-AA, single family residential district; and
West: Buffer wall and the right-of-way for Interstate 95.
BACKGROUND
The subject property is located within the Forest Hill subdivision. It is currently vacant and zoned R-1-AA,
single-family residential dwelling district (see Exhibit "A" - Location Map). Currently, the subject
neighborhood is mostly developed with the exception of the subject lot, which has remained vacant due to
the physical configuration and the city's minimum lot restrictions. The Forest Hill subdivision was platted in
1957 with lot frontages ranging between 80 to 85 feet. Within the subdivision, the subject block (#2) was
originally composed of twelve (12) uniform lots (see Exhibit"B"- Plat Map). When Interstate 95 was created
in the early sixeties and late seventies land was expropriated, which included lots 1, 2, 12 and roughly half of
lots 3 and l1.The original lot lines were altered by the I-95 construction resulting in the subject parcel having
less than seventy-five feet of frontage.
The subject parcel (Lot 3) has a frontage of 41 feet and a total area of 7,509 square feet. The parcel is also
the westernmost lot on the block, and therefore abutting the buffer wall for Interstate 95. It is a non-
conforming lot because it does not meet the minimum lot frontage required by the R-1-AA district regulations.
In this case, the provisions within Section 11. 1. c., Non-conforming Lots are not applicable since the parcel is
no longer "a whole platted lot" and the frontage is less than 60 feet.
Mrs. Octavia Sherrod, applicant, and Manager of the city's Community Improvement Division is requesting the
above-referenced variances needed for a single-family residence on this substandard lot (see Exhibit "C" -
Proposed Building and Site Plan). It should be noted that the R-1-AA zoning district allows development of a
single-family residence.
The minimum lot regulations for a single-family dwelling in the R-1-AA zoning district are as follows (Chapter
2, Zoning, Section 5. D.2.a.):
. Lot area: 7,500 square feet in areas developed and/or platted prior to June 13, 1975
. Lot frontage: 75 feet
. Front setback: 25 feet;
. Rear setback: 20 feet;
. Side setbacks: 7.5 feet.
The applicant is proposing the following lot characteristics and setbacks:
. Lot area: 7,509 square feet;
. Lot frontage: 41 feet;
. Front setback: 25 feet;
. Rear setback: 15 feet;
. Side setbacks: 7.5 feet.
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
Staff Report
Memorandum No PZ-06-094
Page 3
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 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.
Staff reviewed the requested variance emphasizing the applicant's response to the above criteria contained in
Exhibit "D". Staff concurs with the applicant's response to criteria "b" above that there exists special
conditions peculiar to the subject parcel, namely lot frontage and configuration. Staff acknowledges that the
previous expropriation action for the construction of the Interstate 95 caused the non-conformity by
extracting a portion of the original conforming lot, therefore meeting criterion '~"above. Also, regardless of
what allowable use is proposed for Lot 3, unless assembled with adjacent properties, which are not available,
the subject variance for the lot frontage would be required, as the minimum variance needed to make
possible the reasonable use of the land.
Staff concurs with the applicant that special conditions and circumstances exist, related to lot configuration
and size, and the placement of a utility easement, that are not the result of actions by the applicant, therefore
satisfying criteria ''a''and "b"above. It should be noted that the construction of a house on the subject lot,
within the required minimum setbacks would not likely be pOSSible without lowering the living area below the
minimum standard of 1,500 square feet.
Further, staff also concurs with the applicant that the approval of the variances will not confer any special
privileges. The restrictions and physical conditions of the subject property, makes developing this lot
impossible without the subject variances. Accordingly, denial of the subject variance requests would deprive
the applicant of development rights enjoyed by those who have successfully developed other lots in the same
subdivision and block. Therefore, criteria "c"and "d"are satisfied.
With respect to criterion "e", which considers if the request is the minimum necessary to make pOSSible the
reasonable use of the property, a unit design has been selected which just meets the city's minimum living
area requirement, which design is a factor of the setback restrictions as well as a required utility easement.
Along the western boundary of the subject property, parallel to the I-95 right-of-way a twenty-four (24) foot
utility easement is required by the Utilities Department for a gravity sewer line and water line. Regardless of
building layout, any single-family dwelling providing a minimum living area comparable to the existing
residences in the neighborhood would still encroach into the rear setback, and therefore, this proposed
application represents the minimum variance required in achieving the reasonable use of the land. It should
be noted that the lot located to the east of the subject property is developed, thereby preventing further land
assemblage to create a lot sufficient in size to comply with the minimum lot frontage. Further, it should also
be noted that the lot complies with the minimum width requirement along the rear; only the front dimension
Staff Report
Memorandum No PZ-06-094
Page 4
Staff finds that granting the variances will not be injurious to the area or detrimental to the public welfare. On
the contrary, the proposed improvement will be consistent with existing characteristics of the neighborhood
including house sizes.
RECOMMENDATION
Based on the analysis contained herein, staff finds that a "hardship" exists. This request will not be injurious
to the area or detrimental to the public welfare, and the variances requested are the minimum necessary to
make possible the reasonable use of the land. Staff also concludes that the approval of the requested
variances will enhance the community by supporting new infill housing development in the neighborhood.
Therefore, staff recommends that the requested variances be approved, which grant relief from the Land
Development Regulations, Chapter 2-Zoning to allow:
1) A thirty (34)-foot reduction from the seventy-five (75) foot frontage required by code to allow a 41-foot
frontage; and
2) A 5-foot reduction from the 20-foot rear yard setback required by code to allow a 15-foot side yard
setback.
No conditions of approval are recommended; however, any conditions of approval added by the Planning and
Development Board or the City Commission will be placed in the Exhibit "E'~ Conditions of Approval.
MWR/MD
S:\Planning\SHARED\WP\PROJECTS\Forest Hill Lot 3 (Main)\Staff Report.doc
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SITE PLAN
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Boynton Beacb. F10rida 33425
B~ Engineering Cousultants, PA
2840 NE 14th Stn:et, No, A-309
Pompano Beach. FL 33062
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EXHIBIT D
Statement of Special Conditions, hardships or reasons justifying the requested exception
or variance
A. The subject property is a vacant lot, which was originally platted with 85 feet of frontage. At
some point, when the Interstate 1-95 was enlarged, 44 feet was taken leaving 41 feet of
frontage for the subject lot. Therefore, special conditions and circumstances are peculiar to
the land. The majority of the other lots in this subdivision meet the standard frontage for the
R1-AA zoning district.
B. The sub-standard conditions of the lot existed prior to the applicant taking ownership of the
property. Further, along the westernmost part of the lot, a buffer wall separates the property
to 1-95. On the east side of the 1-95 wall, a water line and a gravity sewer line run north and
south, which requires no less than a twenty (20) foot easement. This technical requirement
makes this site difficult to develop without the requested variances.
C. The applicant wishes to construct a single-family, approximately 1952 square feet. This home
will be approximately the same size as the surrounding homes. The approval of these
variances will not confer any special privilege, since no other land exhibits the same special
conditions as the subject lot. And other lands which are sub-standards in the R1-AA zoning
district have been developed with similar frontage.
D. Denying the variance request would deprive the applicant of the development right of this
property. Therefore this lot would remain vacant and would entice illegal dumpling.
E. The variances requested is the minimum variance it requires to build a single family, which
represents the minimum and reasonable use of the land. Further, the proposed single-family
house would meet all other building and site regulations.
F. The approval of the subject variances would meet the intent and purpose of the zoning code.
n would be consistent with the existing fabric and characteristic of the neighborhood including
house sizes.
G. The applicant could not acquire property on either side of the subject parcel as the lot to the
east is developed with a single family, while to the West is the Interstate 1-95 buffer wall.
EXHIBIT "E"
Conditions of Approval
Project name: Forest Hill Lot 3
File number: ZNCV 06-007
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/ENVIRONMENT ALIST
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\Forest Hill Lot 3 (Main)\COA,doc
S:\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form,doc