329-331 Ahern Street 17-ZVAR-325 PresentationRequest for a variance as permitted by Section 24-64, for relief from the Section 241-161(f)(3) requirement for off-street parking spaces on properties with uses other than single family
and two-family to be designed and constructed such that vehicles are not required to back into the public rights-of-way to allow up to 6 parking spaces along Ahern Street and 3 driveways/6parking
spaces along East Coast Drive at Atlantic Beach Subdivision Block 2 Lots 2, 4, 6, 8, 10 and 12 (aka 54 East Coast Drive and 329 and 331 Ahern Street)
17-ZVAR-325
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Site Context and Detail
Residential Medium (RM) Future Land Use.
Residential General, Multi-family (RG-M) Zoning.
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Site Context and Detail
Residential Medium (RM) Future Land Use.
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Proposed Plan
Construct a new 12 unit condo development.
4 3-story buildings.*
3 townhouse style units per building.
2-car garage in each unit.
2 courtyards.
Internal drives
for 9 units.
Traditional drive-
ways for 3 units.
6 parking spaces
on Ahern Street.
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Proposed Plan
Build a new single family home 9 feet 4 inches from the western property line.
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Need for a Variance
Section 24-161(f)(3) states; “Off-street parking for all uses other than single and two-family residential shall be designed and constructed such that vehicles are not required to back
into public rights-of-way.
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Analysis and Concerns
Code provision was created in 2007.
East Coast is a 30 foot right-of-way with two lanes of traffic and a sidewalk on the west side.
Ahern is a 40 foot right-of-way with two lanes of traffic and a sidewalk on the north side.
On-street parking and parking that otherwise requires a vehicle to back into traffic does pose a safety risk.
At the same time it forces all users to slow down and use more caution.
East Coast and 1st Street is a 4-way stop which slows traffic traveling south on East Coast.
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Analysis and Concerns
East Coast Drive
33 feet from intersection to 1st driveway.
Max of 60 feet of pavement over 130 feet.
Ahern Street
97 feet from intersection to 1st space.
Max of 94 feet of pavement over 300 feet.
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Analysis and Concerns
Possibility to Plat the Property.
RG-M zoning allows for townhome development.
Townhomes would mean each unit owns the land under and around it as platted.
Plat requirements for townhome lots:
3,100 square feet of lot area
Townhomes are considered similar to single family homes for driveway design.
Access through and over common areas like internal drives and walkways could be allowed and controlled by easements.
Condo development ensures greater consistency for property maintenance of grounds and buildings.
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Grounds for Decision
APPROVAL- existence of one or more of the following
DENIAL- adverse impact on one or more of the following
Exceptional topographic conditions of or near the property.
Surrounding conditions or circumstances impacting the property disparately from nearby properties.
Exceptional circumstances preventing the reasonable use of the property as compared to other properties in the area.
Onerous effect of regulations enacted after platting or after development of the property or after construction of improvement upon the property.
Irregular shape of the property warranting special consideration.
Substandard size of a lot of record warranting a variance in order to provide for the reasonable use of the property.
Light and air to adjacent properties.
Congestion of streets.
Public safety, including risk of fire, flood, crime or other threats to public safety.
Established property values.
The aesthetic environment of the community.
The natural environment of the community, including Environmentally Sensitive Areas, wildlife habitat, protected trees or other significant environmental resources.
The general health, welfare or beauty of the community.
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