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9-23-25 CDB Adopted MinutesMINUTES Community Development Board (CDB) Meeting _ Tuesday, September 23, 2025 - 6:00 PM City Hall, Commission Chamber 800 Seminole Road, Atlantic Beach, FL 32233 Present: Kirk Hansen, Chair Ellen Golombek, Vice Chair Angela Farford, Member Richard Arthur, Member Absent: Jennifer Lagner, Member Harold Gear, Member Jeff Haynie, Member Gregory (Greg) Beliles, Alternate Member Also Present: Amanda Askew, Neighborhoods Department Dir. (NDD) Abrielle Genest, Principal Planner (PP) Valerie Jones, Recording Clerk Kevin Auster, Planner Rob Graham, City Attorney (CA) 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:00 p.m. 2. APPROVAL OF MINUTES A. Approve minutes of the August 26, 2025 regular meeting of the Community Development Board. The minutes were approved. 3. OLD BUSINESS There was no old business. 4. NEW BUSINESS A. 535 Selva Lakes Circle ZVAR25-0016 (Elaine Jackson -Parra) Request for a variance from Section 24-121 to exceed the maximum lot coverage at 535 Selva Lakes Circle. Principal Planner Abrielle Genest presented the request for a variance from Section 24- 121 to exceed the maximum lot coverage at 535 Selva Lakes Circle. The property is located within the Selva Lakes planned unit development (PUD) zoning district, measuring 25 feet wide by 115 feet deep and developed as a 2 -unit townhome. The property is accessed by a private drive off of Selva Lakes Circle. The PUD was approved in 1985 and developed shortly after. Communitv Development Board (CDB) September 23, 2025 Page 1 of 5 Since the Selva Lakes PUD does not establish a minimum impervious area, Section 24- 121 applies, which requires a maximum 45% impervious surface coverage. The current lot sits at 45.6% impervious, and the applicant proposes to build a 340 square foot addition in the rear, which would increase the impervious coverage to 48.63% - exceeding the maximum by 181 square feet. Planner Genest noted that a covered patio and brick patio on the property were permitted, but she could not find a permit for a plastic shed on site, which may have pushed the property over the 45% threshold. The private drive easement that provides access to four properties is counted toward their overall impervious calculations. Michael Quick, representing the homeowner who was at work, explained that the addition would be a bedroom for the property owner's mother, who has mobility issues and uses a walker. With all bedrooms currently upstairs, the addition would provide a downstairs bedroom and bathroom for her privacy and accessibility needs. Ellen Golombek asked if it would be possible to reduce the size of the addition to bring it under compliance. Quick responded that reducing it by 181 square feet would make it too small to function as a bedroom and bathroom, noting there is currently no full bathroom on the first floor. Richard Arthur suggested removing part of the 448 square foot concrete driveway and replacing it with 50% pervious pavers to achieve the needed 181 square feet reduction. Quick acknowledged this was his first suggestion, but the homeowner's association had pushed back against it. While there are paver driveways within the community, the association had some issues with their proposal to cut out a portion and install grass or semi -pervious pavers. Director Amanda Askew confirmed that the code allows tab lock or grid systems with a 50% credit if installed to city specifications. During board discussion, Angela Farford expressed difficulty finding how any of the grounds for approval applied to this case. Kirk Hansen agreed, stating that while it might be difficult and expensive to comply, that wasn't a reason to approve variances. Ellen Golombek and Richard Arthur also struggled to identify applicable grounds. MOTION: To DENY ZVAR25-0016 based on the request not meeting any of the grounds for approval. Motion: Angela Farford Second. Ellen Golombek Kirk Hansen For Ellen Golombek (Seconded By) For Angela Farford (Moved By) For Richard Arthur For Community Development Board (CDB) September 23, 2025 Page 2 of 5 Motion passed 4 to 0. B. 136 Oceanforest Drive North ZVAR25-0018 (Mark Adamec) Request for a variance to Section 24-151(k)(1) to install a generator within the required side yard setback at 136 Oceanforest Drive North. Planner Kevin Auster presented the request for a variance to Section 24-151(k)(1) to install a generator within the required rear yard setback at 136 Oceanforest Drive North. The property is zoned residential single family (RS -1), measuring 85 feet wide by 155 feet deep, located at the southeast corner of Oceanforest Drive and Beachcomber Trail. The neighboring property to the south is also owned by the applicant. The home was constructed in 1986 and has been owned by the applicant since 1995. The original construction met all setbacks (20 feet front and rear, 10 feet west side, 7.5 feet east side). In 1999, an addition was approved to be 20 feet off the rear property line but was actually built at 16.7 feet. The request is to install a generator 2.5 feet from the rear property line, where code requires it to be at least 5 feet from the property line. Section 24-151(k)(1) states that on lots within or adjacent to residential zoning districts, equipment such as generators shall not be located in the required front yard or closer than 5 feet to any lot line adjacent to a residential use. Mitch McCue, representing the applicant as the contractor, presented a PowerPoint showing the constraints of the property. He explained they own both parcels in a trust that will never be sold. The proposed location behind bushes would shield the generator from view, and they have verbal HOA approval pending the board's guidance. McCue detailed several constraints: a gas tank in the front, gas lines running through the area, pavers that would impede moving the generator closer to the house, a well, and underground utilities. The electrical meter location and code requirements for distance from electrical equipment further limited options. He emphasized they were trying to avoid placing it in the front yard where it would be unsightly and vulnerable to theft. Richard Arthur questioned whether underground utilities were shown on the survey. McCue confirmed they were not but explained that common sense dictated not putting it in the middle of the walkway, and that relocating gas lines would be economically unfeasible. Ellen Golombek asked why the generator had to be in that exact spot and whether it could be moved closer to a palm tree or elsewhere around the house. McCue explained that placing it on the east side would encounter property line issues again, and running gas lines to that location would be economically unfeasible. He stated this was the only sensible location given all the constraints. Community Development Board (CDB) September 23, 2025 Page 3 of 5 During board discussion, Richard Arthur noted two perspectives: the argument for approval could be that the city approved forms for the original addition at 16.7 feet instead of the required 20 feet, creating a nonconforming addition that pushes everything out. However, he felt the hardship conveyed was really just a preference about not wanting to put it in the walkway rather than a defined hardship warranting a variance. Director Askew clarified that while the addition was submitted and went through permitting at 20 feet meeting setbacks, it was built encroaching slightly. This was partially the builder's fault for not framing correctly, though it should have been caught during inspection. Ellen Golombek noted the applicant hadn't clearly indicated which criteria they were claiming and expressed doubt that it met any conditions for approval. Kirk Hansen agreed, stating that while it might be difficult and expensive to comply, those aren't reasons to approve variances. Angela Farford also struggled to find applicable grounds for approval in the code. MOTION: To DENY ZVAR25-0018 based on the request not meeting any of the grounds for approval. Motion: Ellen Golombek Second: Angela Farford Kirk Hansen For Ellen Golombek (Moved By) For Angela Farford (Seconded By) For Richard Arthur For Motion passed 4 to 0. C. 740 Sherry Drive ZVAR25-0021 (Mako Development Group, LLC) Request for a variance from Section 24-89(c)(1) to waive the on-site stormwater requirement for new home construction on 740 Sherry Drive. Chair Hansen noted that two people had submitted cards to speak on this item but suggested deferring it because at the previous night's city commission meeting, commissioners voted on first reading to change the ordinance that would affect this variance request. The current ordinance requires stormwater mitigation by on-site storage for construction over 400 square feet. The proposed change would remove this requirement and establish only a 45% impervious surface limit, regardless of whether it's an addition or new construction. Chair Hansen stated he would rather address this request after the city commission completed their second reading and made a final decision on the ordinance change. He confirmed with speakers Steve Piscitelli and Gretchen that they were agreeable to returning next month. Community Development Board (CDB) September 23, 2025 Page 4 of 5 5. 6. 7. Attest: MOTION. To DEFER ZVAR25-0021 to the October 21st Community Development Board meeting. Motion: Angela Farford Second. Richard Arthur Kirk Hansen For Ellen Golombek For Angela Farford (Moved By) For Richard Arthur (Seconded By) For Motion passed 4 to 0. REPORTS Director Askew reported on the City Commission meeting from the previous night. The Commission recommended removal of the stormwater section of the code on first reading. They also approved on first reading the code section regarding shared parking for both on-site and off-site uses. Both ordinances will go to second reading on October 13th. PUBLIC COMMENT There was no public comment. ADJOURNMENT There being no further discussion, Chair Hansen declared the meeting adjourned at 6:33 p.m. 4Y)I,W� Amanda Askew irk Hansen, Chair Community Development Board (CDB) September 23, 2025 Page 5 of 5