347 3rd Street (and 328 2nd Street) (Doug Brown) 01.09.2002
January 09, 2002
Doug Brown
The Construct Group, Inc.
30 Garfield Place, Suite 900
Cincinnati, Ohio 45202
Re: Proposed Duplex / Townhouse Construction at 328 Second Street and 347 Third Street
Dear Mr. Brown:
I have reviewed your request for a vesting determination related to the projects you have
proposed to develop within the City of Atlantic Beach. As you are aware, the above referenced
properties are located within an area of the City that was recently rezoned from RG-1
(Residential, Two-family) to RS-2 (Residential, Single-family). Due to a special condition that
was included within the rezoning ordinance, which I have attached, a vesting determination is
not required provided that these projects commence with a one-year period of time from the
effective date of the rezoning.
The two projects you have proposed are located within an area designated by the adopted
Comprehensive Plan as Residential, Medium Density (RM), which requires 3100 square feet of
Lot Area per dwelling unit. Four units are proposed at the Second Street property; this property
contains 13,000 square feet within two platted lots, and as such, this project complies with the
minimum 3100 per unit Lot Area requirement. Four units are also proposed on the Third Street
property. This property consists of two and one-half lots containing 18,750 square feet of Lot
Area; therefore, the four units proposed on this property are also consistent with the density
limitations of the Comprehensive Plan.
Within your correspondence of November 21, 2001, you have cited several provisions of the
zoning regulations, however, I am unable to determine how any changes to these provisions may
impact the proposed projects. Since impervious surface calculation have not been provided, I
cannot determine whether these projects exceed the newly established fifty percent impervious
surface limitation. With regard to height limitations, the proposed preliminary plans depict no
structures or elements exceeding the 35-foot height limitation; therefore, the projects cannot be
considered to have any vested right to exceed this limitation. All portions the structures must be
contained within the 35-foot height limit.
Page 2 of 2
January 09, 2002
You have also referenced Eaves and Cornices. This provision of the regulations was clarified,
but not amended in any substantive manner. The following definition establishes the
requirement related to Eaves and Cornices.
Eaves and Cornices shall mean typical projections from the roof Structure of a
Building. Eaves and Cornices shall not project beyond forty-eight (48) inches
into Required Front and Rear Yards. Eaves and Cornices shall not project into
Required Side Yards beyond twenty-four (24) inches, or forty (40) percent of the
established Required Side Yard Setback, whichever distance is less.
In summary, the proposed duplex developments are consistent with the Comprehensive Plan, and
subject to all other applicable regulations, permitting and Building Code requirements, the
development of duplex units may proceed provided such development is in accordance with the
terms of Section 6, Ordinance Number 90-01-173, which became effective November 26, 2001.
I have included the appropriate application forms for initial submittal and review of construction
plans. Please feel free to call me at (904) 247-5817 with any questions.
Sincerely,
Sonya B. Doerr, AICP
Community Development Director
cc: George Bull, Jr.
Enclosures