590 Jasmine Street ZVAR20-0004 Packet (Hoose)PUBLIC NOTICE
To whom it may concern,
Notice is hereby given to all property owners within 300 feet of the address below, and as shown in the map
below, that a Public Hearing regarding the case described in this notice will be held by the identified governing
body or bodies via communications media technology (virtually) on the provided date and time.
PROJECT Property Location Map
Item No: ZVAR20-0004
Address: 590 Jasmine Street
Applicant: Hoose A LLC
PUBLIC HEARING(S)
Body: Community Development Board
Date June 2, 2020
Time: 6:00 PM
Request: Request for a variance for relief from floodplain storage as required by Section 24-68 at 590
Jasmine Street (Lots 1-6 Block 120 Section H).
Summary: The applicant is requesting relief from the city’s floodplain storage requirement due to the
property being located within a floodplain that is connected to the Intracoastal Waterway.
Pursuant to Governor DeSantis’ Executive Order Number 20-69, issued on March 20, 2020, “Local government
bodies may utilize communications media technology, such as telephonic and video conferencing, as provided in
Section 120.54(5)(b)2. Florida Statutes.” Pursuant to Section 2-403, Code of Ordinances, and to an emergency order
executed March 27, 2020, by the Mayor and City Manager, the City Manager has adopted administrative rules that
are necessary and appropriate to implement communications media technology, and to set the time, place, rules of
conduct and procedure for the April 21, 2020 Community Development Board meeting. Public input may be made
in advance by email; by placing written comments in the drop box located in front of City Hall, 800 Seminole Road,
Atlantic Beach; or during the meeting via video conference. Instructions are provided below.
This meeting will be live-streamed and video recorded, as usual. The video recording with closed captioning will
be posted within four business days on the City’s website at www.coab.us. To live-stream the meeting or to access
the video recording afterward, click on the “Community Development Meeting Video” tab on the City’s home page.
In accordance with the Americans with Disabilities Act, persons needing a special accommodation for this hearing
should contact Donna Bartle, City Clerk, at 247-5809 or at dbartle@coab.us by noon Friday, April 17, 2020.
The April 21, 2020 Atlantic Beach Community Development Board meeting and this public hearing will be a
webinar conducted electronically (or “virtually”) with no members of the public in attendance at the City Hall
Commission Chamber.
As always, members of the public may view the meeting and this hearing electronically by visiting
https://www.coab.us/506/Meeting-Videos and clicking on the video. Please choose this option for viewing the
meeting and hearing if you do not plan to provide public comment before or during this public hearing.
Members of the public may provide written comments and/or materials related to this item (1) to be read during
this hearing or (2) to be entered into the record without being read during the hearing. To do this, email your
comments/materials to Planning and Community Development Director, Amanda Askew, by noon April 21, 2020
at aaskew@coab.us , or by placing them in the Drop Box outside of City Hall 800 Seminole Road, by noon Friday,
April 17, 2020. Please provide the title, “Public Hearing ZVAR20-0004 - Written Comments/Materials”,
Community Development Board Meeting, April 21, 2020” and provide your name (required), address and email
address. If you desire for your written comments to be read into the record during the hearing, please indicate so
and limit them to 300 words. Only written comments of 300 or fewer words will be read into the record during the
hearing. All other written comments and materials received by the deadline will be entered into the hearing record
and distributed to the Community Development Board and the appropriate staff before the start of the hearing.
Members of the public who opt to comment during the electronic hearing – rather than providing written comments
before the hearing -- may do so provided they register in advance. To register, click on “Register to Provide Public
Comment” link at https://www.coab.us/506/Meeting-Videos. It is requested, but not necessary, that members of the
public register by noon Monday, April 21, 2020.
For additional information or assistance, please contact the following before the meeting:
• Questions regarding the proposed variance: Amanda Askew, Planning and Community Development
Director, aaskew@coab.us or 904-247-5841,
• Questions on connecting to the electronic meeting: Bob Cimon, IT Senior Systems Engineer,
rcimon@coab.us or (904) 247-5850.
Pursuant to Section 286.0105, Florida Statutes, a person deciding to appeal any decision made by the Commission
with respect to any matter considered at the meeting or at any subsequent meeting to which the Commission has
continued its deliberations is advised that such person will need to insure that a verbatim record of all proceedings
is made, which must include the testimony and evidence upon which the appeal is to be based.
PUBLIC HEARING NOTICE
The CITY OF ATLANTIC BEACH
Community Development Board
will hold a public hearing to consider
and take action on the following
item(s) on Tuesday, June 2, 2020, at
6:00 PM at the Atlantic Beach City
Hall 800 Seminole Road, Atlantic
Beach, FL 32233 in Commission
Chambers:
ZVAR20-0002
90 Forrestal Circle South, John
Logan Tysinger
Request for a variance to allow a
detached garage with a metal
exterior finish within the commercial
corridors at 90 Forrestal Circle South.
ZVAR20-0004
590 Jasmine Street, Hoose A LLC
Request for a variance for relief from
floodplain storage as required by Section 24-68 at 590 Jasmine Street
(Lots 1-6 Block 120 Section H).
ZVAR20-0005
46 15th Street, Timothy Geddes
Request for a variance for relief from
side yard setback for a detached
garage with guest quarters at 46 15th
Street.
Pursuant to Section 286.0105,
Florida Statutes, a person deciding to
appeal any decision made by the
Commission with respect to any
matter considered at the meeting or
at any subsequent meeting to which
the Commission has continued its
deliberations is advised that such
person will need to insure that a
verbatim record of all proceedings is
made, which must include the
testimony and evidence upon which
the appeal is to be based.
All information related to the item(s)
above is available for review on the
city of Atlantic beach webpage under
city projects
https://www.coab.us/808/City-
Projects. Interested parties may
appear at the public hearing and be
heard regarding the item(s), or
written comments may be emailed to
aaskew@caob.us prior to the
hearing.
The following measures will be taken
to create a clean meeting
environment and ensure social
distancing:
Commission chambers will be
cleaned and sanitized prior to
the meeting.
Hand sanitizer will be available outside of chambers.
We ask that only people associated with each case to
come in when they their case is
called.
Attendees will wait in the
breezeway on marked spaces
that are 6 feet apart and wait for
their case to be called. A
speaker outside the breezeway
will amplify the sound from
chambers. Audience chairs will be spaced
more than 6 feet apart.
In accordance with the Americans
with Disabilities Act and Section
286.26 of the Florida Statutes,
persons with disabilities needing
special accommodations to
participate in this meeting should
contact the City Clerk’s Office at City
Hall or by calling (904) 247-5800 not
less than three days prior to the public hearing.
CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
AGENDA ITEM 4.B
CASE NO. ZVAR20-0004
Request for a variance for relief from required floodplain storage as required
by Section 24-68 at 590 Jasmine Street (Lots 1-6 Block 120 Section H).
LOCATION 590 Jasmine Street
APPLICANT Hoose A, LLC
DATE May 12, 2020
STAFF Brian Broedell, Planner
STAFF COMMENTS
The applicant is Hoose A, LLC, the owner of 590 Jasmine Street. The property is located on the southwest
corner of Jasmine Street and 6th Street West and is currently vacant. Last year, the property was rezoned
to a Special Planned Area (SPA) to allow for the re-platting and development of the property into 3 single
family lots with street frontage on 6th Street West. The property is also located within a Special Flood
Hazard Area (100-year floodplain). Section 24-68(c) requires floodplain storage for lots located within a
100-year floodplain. In preparation of submitting the permits to re-plat and develop the property, the
applicants are requesting relief from the required floodplain storage.
Section 24-68(c) states, “There shall be no net loss of storage for areas in a Special Flood Hazard Area
(100-year floodplain), where a base flood elevation has been defined by the Federal Emergency
Management Agency (FEMA) on flood insurance rate maps (FIRMs). Site grading shall create storage
onsite to mitigate for filling of volume onsite. This storage is in addition to the storage required for the
increase in impervious surface area. The applicant shall provide signed and sealed engineering plans and
calculations documenting that this "no net loss" requirement is met.”
The required floodplain storage would be in addition to the on-site storage required by the City for
stormwater. The applicants are only asking for relief from the floodplain storage requirement.
The applicant has expressed that the floodplain storage requirement is unnecessary because the floodplain
is connected to the Intracoastal Waterway (ICW), an infinite water body. Providing compensating
floodplain storage volume for areas that are filled below the Base Flood Elevation (100-year flood stage)
is desirable in riverine Special Flood Hazard Areas (floodplains). This is due to the fact that fill in riverine
flood hazard areas take up floodplain storage capacity and can eventually result in higher flood waters. In
this case, the property is located in a floodplain that would be flooded due to inundation from the ICW
and not from riverine upstream drainage. Minor quantities of fill associated with residential development
in the floodplain adjacent to the ICW will not affect the 100-year flood stage.
Page 2 of 3
ANALYSIS
Section 24-65(b) (1) provides that “applications for a variance shall be considered on a case-by-case basis,
and shall be approved only upon findings of fact that the application is consistent with the definition of a
variance and consistent with the provisions of this section.” According to Section 24-17, Definitions, “[a]
variance shall mean relief granted from certain terms of this chapter. The relief granted shall be only to
the extent as expressly allowed by this chapter and may be either an allowable exemption from certain
provision(s) or a relaxation of the strict, literal interpretation of certain provision(s). Any relief granted
shall be in accordance with the provisions as set forth in Section 24-65 of this chapter, and such relief may
be subject to conditions as set forth by the City of Atlantic Beach.”
Section 24-65(c) provides six distinct grounds for the approval of a variance:
(1) Exceptional topographic conditions of or near the property.
(2) Surrounding conditions or circumstances impacting the property disparately from nearby
properties.
The applicant stated that the property is located within a floodplain that is connected to an infinite
water body (the Intracoastal Waterway). For this reason, placing fill within a flood zone on this
property will not have an adverse impact on the storage capacity of the floodplain.
(3) Exceptional circumstances preventing the reasonable use of the property as compared to other
properties in the area.
(4) Onerous effect of regulations enacted after platting or after development of the property or after
construction of improvements upon the property.
(5) Irregular shape of the property warranting special consideration.
(6) Substandard size of a lot of record warranting a variance in order to provide for the reasonable
use of the property.
Page 3 of 3
REQUIRED ACTION
The Community Development Board may consider a motion to approve ZVAR20-0004, request for a
variance as permitted by Section 24-65, for relief from the required floodplain storage as required by
Section 24-68 at 590 Jasmine Street (Lots 1-6 Block 120 Section H), upon finding this request is consistent
with the definition of a variance, and in accordance with the provisions of Section 24-65, specifically the
grounds for approval delineated in Section 24-65(c) and as described below.
A variance may be granted, at the discretion of the Community Development Board, for the
following reasons:
(1) Exceptional topographic conditions of or near the property.
(2) Surrounding conditions or circumstances impacting the property disparately from nearby
properties.
(3) Exceptional circumstances preventing the reasonable use of the property as compared to
other properties in the area.
(4) Onerous effect of regulations enacted after platting or after development of the property or
after construction of improvements upon the property.
(5) Irregular shape of the property warranting special consideration.
(6) Substandard size of a lot of record warranting a variance in order to provide for the
reasonable use of the property.
Or,
The Community Development Board may consider a motion to deny ZVAR20-0004, request for a
variance as permitted by Section 24-65 for relief from the required floodplain storage as required by
Section 24-68 at 590 Jasmine Street (Lots 1-6 Block 120 Section H), upon finding this request is not
consistent with the definition of a variance, or it is not consistent with one or more of the grounds for
approval of a variance.
Request for a variance from floodplain storage
as required by Section 24-68 at 590 Jasmine St.
ZVAR20-0004
Site Context and Detail
Recently rezoned to Special Planned Area
(SPA)
3 lots planned for new single family
homes
W 6th St
Jasmine St
Site Context and Detail
Located within flood zone
(ZONE AE)
Flood zone is connected to
Intracoastal Waterway
Variance Requests
Relief from floodplain compensation in Section 24-68(c):
Floodplain storage. There shall be no net loss of storage for areas in
a Special Flood Hazard Area (100-year floodplain), where a base
flood elevation has been defined by the Federal Emergency
Management Agency (FEMA) on flood insurance rate maps
(FIRMs). Site grading shall create storage onsite to mitigate for
filling of volume onsite. This storage is in addition to the storage
required for the increase in impervious surface area. The applicant
shall provide signed and sealed engineering plans and calculations
documenting that this "no net loss" requirement is met.
Variance Requests
The applicant has expressed that “placing fill within the flood zone
on this property will not have an adverse impact on the storage
capacity of the floodplain.”
Grounds for Decision
APPROVAL-existence of
one or more of the following
DENIAL-the grounds for
approval do not exist
1.Exceptional topographic conditions of or
near the property.
2.Surrounding conditions or circumstances
impacting the property disparately from
nearby properties.
3.Exceptional circumstances preventing
the reasonable use of the property as
compared to other properties in the
area.
4.Onerous effect of regulations enacted
after platting or after development of
the property or after construction of
improvement upon the property.
5.Irregular shape of the property
warranting special consideration.
6.Substandard size of a lot of record
warranting a variance in order to provide
for the reasonable use of the property.