0 12th Street ZVAR23-0030 PACKETZVAR23-0030
I hereby certify that this Survey of the lands
described hereon was made under my direct
supervision, and to the best of my knowledge
and belief is a true and accurate representation
of said lands and meets the Standards of
Practice set forth in Chapter 5J-15.050 through
5J -15.053, Florida Administrative Code,
pursuant to section 472.027, Florida Statutes.
This survey is not valid without the signature and
original raised seal of a Florida licensed surveyor
and mapper, except when the electronic
signature and seal of a Florida licensed surveyor
and mapper is affixed hereto.
PROPERTY ADDRESS:
DATE SIGNED:
FIELD WORK DATE:
REVISION DATE(S):
POINTS OF INTEREST:SURVEYORS CERTIFICATION:
SURVEY NUMBER:
SEE PAGE 2 OF 2 FOR LEGAL DESCRIPTION
PAGE 1 OF 2 - NOT VALID WITHOUT ALL PAGES
2207.47080 12TH STREET, ATLANTIC BEACH, FLORIDA 32233
07/26/22
7/26/2022
L1 B.R. (ASSUMED)SIRC
SIRC
SIRC
UR
1/2" FIRC
LB7337
1/2" FIP
NO ID
@ LOT COR.
UP
1/2" FIRC
LB7337
1/2" FIPC
ILL.
@ PLAT LIMIT
1/2" FIP
NO ID
@ B.C.
LOT 1
BLK 4
LOT 2
BLK 4
LOT 3
BLK 4
VACANT
20.0'LC
12TH STREET (40' R/W)
25.0'LCEAST COAST DRIVE (50' R/W)6' WF0.3' ON
ON LINE
MANDALAY
P.B. 10, PG. 11
LINE TABLE:OCEAN BOULEVARDLOT 4, BLK 4
LOT 5, BLK 4
SURVEYOR'S NOTES:
FENCE OWNERSHIP NOT DETERMINED.C-1R=
L=
30.00'(P&M)
47.12'(P) 47.85'(M)
C-1
P.C.
P.T.
2207.4708
BOUNDARY SURVEY
DUVAL COUNTY
1 inch = 30' ft.
GRAPHIC SCALE (In Feet)
NONE VISIBLE
(REV.0 7/26/2022)
PROPERTY ADDRESS:
JOB SPECIFIC SURVEYOR NOTES:
LEGAL DESCRIPTION:
GENERAL SURVEYOR NOTES:
SURVEYOR’S LEGEND
CERTIFIED TO:
SEE PAGE 1 OF 2 FOR MAP OF PROPERTY
PAGE 2 OF 2 - NOT VALID WITHOUT ALL PAGES
FLOOD ZONE INFORMATION:
SURVEY NUMBER:
DATE SIGNED:
BUYER:
LENDER:
TITLE COMPANY:
COMMITMENT DATE:CLIENT FILE NO:
2207.4708
0 12TH STREET, ATLANTIC BEACH, FLORIDA 32233
NO CERTS PROVIDED
07/26/22
THE ASSUMED BEARING REFERENCE OF SOUTH 0 DEGREES 04 MINUTES 00 SECONDS EAST IS BASED ON THE EASTERLY PROPERTY LINE OF LOT
1, BLOCK 4, LOCATED WITHIN ATLANTIC BEACH PARKWAY NO. TWO ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 15, PAGE
83 OF THE PUBLIC RECORDS OF DUVAL COUNTY, FLORIDA.
LOT ONE, BLOCK FOUR, ATLANTIC BEACH PARKWAY NO. 2. ACCORDING TO PLAT THEREOF RECORDED IN PLAT BOOK 15, PAGE 83, OF THE
CURRENT PUBLIC RECORDS OF DUVAL COUNTY, FLORIDA.
NO CERTS PROVIDED
NOT REVIEWED
BY PERFORMING A SEARCH WITH THE LOCAL GOVERNING
MUNICIPALITY OR WWW.FEMA.GOV, THE PROPERTY APPEARS TO BE
LOCATED IN ZONE X AND X SHADED. THIS PROPERTY WAS FOUND IN
CITY OF ATLANTIC BEACH, COMMUNITY NUMBER 120075, PANEL
NUMBER 0409 DATED 11/02/2018.
1. The Legal Description used to perform this survey was
supplied by others. This survey does not determine
nor imply ownership of the lands or any fences shown
hereon. Unless the Title Commitment Number is
referenced on this survey, an examination of the abstract
of title was NOT performed by the signing surveyor to
determine which instruments, if any, are affecting this
property.
2. The purpose of this survey is to establish the boundary of
the lands described by the legal description provided and
to depict the visible improvements thereon for a pending
financial transaction. Underground footings, utilities, or
other service lines, including roof eave overhangs were not
located as part of this survey. Unless specifically stated
otherwise the purpose and intent of this survey is not for any
construction activities or future planning.
3. If there is a septic tank or drain field shown on this survey,
the location depicted hereon was either shown to the
surveyor by a third party or it was estimated by visual
above ground inspection. No excavation was performed to
determine its location.
4. This survey is exclusively for a pending financial transaction and
only to be used by the parties to whom it is certified.
5. Alterations to this survey map and report by other than the
signing surveyor are prohibited.
6. Dimensions are in feet and decimals thereof.
7. Any FEMA flood zone data contained on this survey is for
informational purposes only. Research to obtain said data
was performed at www.fema.gov and may not reflect the
most recent information.
8. Unless otherwise noted “SIRC” indicates a Set Iron Rebar
with a Cap stamped LB#8291, a minimum half inch in
diameter and eighteen inches long.
9. If you are reading this survey in an electronic format, the
information contained on this document is only valid if this
document is electronically signed as specified in Chapter
5J17.062 (3) of the Florida Administrative Code and Florida
Statute 472.025. The Electronic Signature File related to this
document is prominently displayed on the invoice for this
survey which is sent under separate cover. Manually signed
and sealed logs of all survey signature files are kept in the
office of the performing surveyor.
10. The symbols reflected in the legend and on this survey
may have been enlarged or reduced for clarity. The
symbols have been plotted at the approximate center of
the field location and may not represent the actual shape
or size of the feature.
11. Points of Interest (POI’s) are select above-ground
improvements, which may appear in conflict with
boundary, building setback or easement lines, as defined
by the parameters of this survey. These POI’s may not
represent all items of interest to the viewer. There may
be additional POI’s which are not shown or called-out as
POI’s, or which are otherwise unknown to the surveyor.
12. Utilities shown on the subject property may or may not
indicate the existence of recorded or unrecorded
utility easements.
13. The information contained on this survey has been
performed exclusively by and is the sole responsibility of
Exacta Land Surveyors, LLC. Additional logos or references
to third party firms are for informational purposes only.
14. Pursuant to F.S. 558.0035, an individual employee or
agent may not be held individually liable for negligence.
15. Due to varying construction standards, building
dimensions are approximate and are not intended to be
used for new construction or planning.
LINETYPES
Boundary Line
Center Line
Chain Link or Wire
Fence
Easement
Edge of Water
Iron Fence
Overhead Lines
Structure
Survey Tie Line
Vinyl Fence
Wall or Party Wall
Wood Fence
SURFACE TYPES
Asphalt
Brick or Tile
Concrete
Covered Area
Water
Wood
SYMBOLS
Benchmark
Center Line
Central Angle or
Delta
Common
Ownership
Control Point
Catch Basin
ABBREVIATIONS
(C) - Calculated
(D) - Deed
(F) - Field
(M) - Measured
(P) - Plat
(R) - Record
(S) - Survey
A/C - Air Conditioning
AE - Access Easement
ANE - Anchor Easement
ASBL - Accessory Setback Line
B/W - Bay/Box Window
BC - Block Corner
BFP - Backflow Preventer
BLDG - Building
BLK - Block
BM - Benchmark
BR - Bearing Reference
BRL - Building Restriction Line
BSMT - Basement
C - Curve
C/L - Center Line
Elevation
Fire Hydrant
Find or Set
Monument
Guywire or Anchor
Manhole
Tree
Utility or Light Pole
Well
C/P - Covered Porch
C/S - Concrete Slab
CATV - Cable TV Riser
CB - Concrete Block
CH - Chord Bearing
CHIM - Chimney
CLF - Chain Link Fence
CME - Canal Maintenance
Easement
CO - Clean Out
CONC - Concrete
COR - Corner
CS/W - Concrete Sidewalk
CUE - Control Utility Easement
CVG - Concrete Valley Gutter
D/W - Driveway
DE - Drainage Easement
DF - Drain Field
DH - Drill Hole
DUE - Drainage & Utility
Easement
ELEV - Elevation
EM - Electric Meter
ENCL - Enclosure
ENT - Entrance
EOP - Edge of Pavement
EOW - Edge of Water
ESMT - Easement
EUB - Electric Utility Box
F/DH - Found Drill Hole
FCM - Found Concrete
Monument
FF - Finished Floor
FIP - Found Iron Pipe
FIPC - Found Iron Pipe & Cap
FIR - Found Iron Rod
FIRC - Found Iron Rod & Cap
FN - Found Nail
FN&D - Found Nail & Disc
FRRSPK - Found Rail Road
Spike
GAR - Garage
GM - Gas Meter
ID - Identification
IE/EE - Ingress/Egress Easement
ILL - Illegible
INST - Instrument
INT - Intersection
IRRE - Irrigation Easement
L - Length
LAE - Limited Access Easement
LB# - License No. (Business)
LBE - Limited Buffer Easement
LE - Landscape Easement
LME - Lake/Landscape
Maintenance Easement
LS# - License No. (Surveyor)
MB - Map Book
ME - Maintenance Easement
MES - Mitered End Section
MF - Metal Fence
MH - Manhole
MHWL - Mean High Water Line
NR - Non-Radial
NTS - Not to Scale
NAVD88 - North American
Vertical Datum 1988
NGVD29 - National Geodetic
Vertical Datum 1929
OG - On Ground
ORB - Official Records Book
ORV - Official Record Volume
O/A - Overall
O/S - Offset
OFF - Outside Subject Property
OH - Overhang
OHL - Overhead Utility Lines
OHWL - Ordinary High Water
Line
ON - Inside Subject Property
P/E - Pool Equipment
PB - Plat Book
PC - Point of Curvature
PCC - Point of Compound
Curvature
PCP - Permanent Control Point
PI - Point of Intersection
PLS - Professional Land
Surveyor
PLT - Planter
POB - Point of Beginning
POC - Point of Commencement
PRC - Point of Reverse
Curvature
PRM - Permanent Reference
Monument
PSM - Professional Surveyor
& Mapper
PT - Point of Tangency
PUE - Public Utility Easement
R - Radius or Radial
R/W - Right of Way
RES - Residential
RGE - Range
ROE - Roof Overhang Easement
RP - Radius Point
S/W - Sidewalk
SBL - Setback Line
SCL - Survey Closure Line
SCR - Screen
SEC - Section
SEP - Septic Tank
SEW - Sewer
SIRC - Set Iron Rod & Cap
SMWE - Storm Water
Management Easement
SN&D - Set Nail and Disc
SQFT - Square Feet
STL - Survey Tie Line
STY - Story
SV - Sewer Valve
SWE - Sidewalk Easement
TBM - Temporary Bench Mark
TEL - Telephone Facilities
TOB - Top of Bank
TUE - Technological Utility
Easement
TWP - Township
TX - Transformer
TYP - Typical
UE - Utility Easement
UG - Underground
UP - Utility Pole
UR - Utility Riser
VF - Vinyl Fence
W/C - Witness Corner
W/F - Water Filter
WF - Wood Fence
WM - Water Meter/Valve Box
WV - Water valve
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 Community
Development Board (CDB).
The public is invited to attend in person. The meeting will be held in Commission Chambers located at 800
Seminole Road.
PROJECT Property Location Map
Item No: ZVAR23-0030
Address: 0 12th Street
(RE# 170366-0100)
Applicant: Ian Brown
PUBLIC HEARING(S)
Body: Community Development Board
Date October 17, 2023
Time: 6:00 PM
Request: Request for a variance from Section 24-105(f)(1) to exceed the maximum impervious
surface area to construct a new single-family home at 0 12th Street.
Summary: The applicant is requesting to exceed the maximum impervious surface area to build a new
house on a vacant parcel.
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 advi sed that
such person will need to insure that a verbatim record of all proceedings is ma de, 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 Public Notic es
https://www.coab.us/960/Public-Notices. For additional questions please contact Amanda Askew, Director of Planning and
Community Development at aaskew@coab.us or 904-247-5841.
Please Note: Two or more members of any board or committee of the City of Atlan tic Beach may be in attendance. 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.
Request for a variance from Section 24-
105(f)(1) to exceed the maximum impervious
surface area to construct a new single-family
home at 0 12th Street.
ZVAR23-0030
0 12th Street
Site Context and Details
Vacant lot
located on the
northeast corner
of East Coast Dr
and 12th Street.
Zoned
Residential,
single-Family (RS-
1)
Site Context and Details
Unlike the standard
rectangular lots in Old
Atlantic Beach, the
property was platted in
1937 with a curve
along the southwest
corner of the property.
1937 Plat
Site Context and Details
50-ft ROW north of 12th
St and 30-ft ROW south
of 12th St.
Site visibility (slightly
offset)
Transition between
different ROW widths
Proposed Plan
The applicant is proposing to build a new single family home.
They are requesting the impervious surface are to be calculated as
if the property were 6,00 square feet (no curve).
As a result, the property would exceed the maximum impervious
surface area by 1.3% or 76.05 square feet.
With curve No curve Proposal
Lot size 5,831 sq.ft.6,000 sq.ft.5,831 sq.ft.
Max
impervious
area
2,623.95 sq.ft.2,700 sq.ft.2,700 sq.ft.
Imperviou
s %45%45%46.3%
Need for Variance
Per Section 24-
105(f)(1), the
maximum impervious
surface area is RS-1
zoning district is 45%.
The applicant is
requesting to exceed
the maximum
impervious surface
area by 1.3%.
Considerations
Although, unrelated to lot coverage staff used
the “prevailing development pattern” per the
definition of corner lot in Section 24-17 to
determine the setbacks and concluded the
western side and front yard setback to be
measured as if the property was a rectangular
lot due. This is not an option when
determining impervious area or other aspects
of the code.
Property is a non-conforming lost due to the
size and lot width.
Grounds for Decision
APPROVAL-existence of
one or more of the following
Section 24-65 (c)
DENIAL-
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.
The CDB may consider a denial upon
finding that none of the
requirements in 24-65 (c) exist.
CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
AGENDA ITEM 4.B
CASE NO. ZVAR23-0030
Request for a variance from Section 24-105(f)(1) to exceed the maximum
impervious surface area to construct a new single-family home at 0 12th Street.
LOCATION 0 12th Street
APPLICANT Ian Brown
DATE October 9, 2023
STAFF Amanda Askew, Director of Planning and Community Development
STAFF COMMENTS
The applicant, Ian Brown, is representing the
owners of 0 12th Street. This property is
located on the northeast corner of 12th Street
and East Coast Drive and is zoned Residential,
Single-Family (RS-1). The property is vacant
and has never been developed.
According to the plat from 1937, the
southwest corner (area of the property at the
intersection of 12th Street and East Coast
Drive) of the property curves, unlike the
standard rectangular lots found in Old Atlantic
Beach. This curvature shows up on all legal
documents since the property was platted in
1937.
This property is also considered non-
conforming lot of record due to the size and lot
width. The RS-1 requires a minimum lot size
of 7,500 square feet and a minimum lot width
of 75 feet. The existing lot width is less than 75 feet and property square footage is 5,831 square feet.
Development is allowed to occur on this property per Section 24-84 (b)(1) provided “the proposed
development complies with the minimum yard requirements for the applicable residential zoning district.”
The applicant is requesting a variance from the maximum impervious surface to allow the impervious
surface area to be calculated as if the property were 6,000 square feet (no curve). As a result, the property
would exceed the maximum impervious surface by 1.3% or 76.05 square feet.
Page 2 of 3
With curve No curve Proposal
Lot size 5,831 sq.ft. 6,000 sq.ft. 5,831 sq.ft.
Max impervious area 2,623.95 sq.ft. 2,700 sq.ft. 2,700 sq.ft.
Impervious % 45% 45% 46.3%
The applicant has not submitted a building permit and new construction has the opportunity not to exceed
the maximum impervious area. Although, unrelated to lot coverage staff used the “prevailing development
pattern” per the definition of corner lot in Section 24-17 to determine the setbacks. This is not an option
when determining impervious area.
ANALYSIS
Section 24-65 states 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)
1937 Plat
Page 3 of 3
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.
The applicant stated, “property includes easement for neighborhood private drain system. Easement
is pervious and monitored by homeowner.”
(2) Surrounding conditions or circumstances impacting the property disparately from nearby
properties.
The applicant stated, “property is contiguous with additional city easement which is pervious and
also maintained by homeowner.”
(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.
REQUIRED ACTION
The Community Development Board may consider a motion to approve ZVAR23-0030, request for a
variance from Section 24-105(f)(1) 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 ZVAR23-0030, request for a
variance from Section 24-105(f)(1).
EXHIBITS
Aerial of Subject (Comparison)
Survey & Plat Map (Curvature)
Map(s) – All East Coast Parcels
Zoning Map – 12th & East Coast
Aerial Images (Current)
Support Letter s
12TH ST VARIANCE 1
INTRODUCTION
EXECUTIVE SUMMARY
VARIANCE – 12TH ST & EAST COAST
TABLE OF CONTENTS:
INTRODUCTION
Applicant: Ian Brown & Family
Deep roots – Mother near subject property on East Coast & 10 th St,
Jacksonville native, former Atlantic Bch resident, now returning to beach to
build our homestead and engage in the community.
Growing family of 5 - wife Laurin (age undisclosed), son Conor (age 4), and
daughters Chloe (age 18) & Harper (age 3)
Active in community – past Chair of Jacksonville Planning Commission (4 yrs.
of service), high -school track & field official/volunteer, real estate
mentor/educator
12TH ST VARIANCE 2
EXECUTIVE SUMMARY
Stated plainly, here is summary of facts and what minor relief I’m seeking –
• Subject corner parcel is 60x100, but has atypical curvature at corner reducing site by 169 sf
• COAB administratively granted my setbacks as if no curvature (rectangular)
• COAB can’t administratively grant the corresponding coverage w/out variance hearing
• Current 45% coverage ratio for the additional 169 sf = 76sf of coverage requested
• Rare “Old Atlantic Beach” parcel which s taff reports “is vacant and has never been developed”
• Platted with curvature in 1937, prior to any impervious/coverage ratio requirements
• Small lot (non -conforming) for RS -1 zoning b/c less than 7500 sf
• Development will still require (and comply) with stormwater drainage/retention requirements of COAB public works/planning/building
depts
• Corner lot has atypical greenspace between East Coast and parcel boundary (approx. 1,400sf of greenspace)
• Corner location and adjacent greenspace mitigates any visual or perceived "crowding" of the site, and mitigates any draining concerns
• The variance request is simply to treat this parcel as if rectangular, as COAB has already granted for setbacks, and as the site has
functionally existed for 86+ years
• Owner will maintain approx. 1,400sf greenspace (easement/city property) contiguous to the subject. Small request to include 169sf.
12TH ST VARIANCE 3
EXHIBIT – SITE CURVATURE
12TH ST VARIANCE 4
What you see What you get
*Curvature is not consistent with actual configuration of 12th & East Coast intersection*
EXHIBIT – SITE CURVATURE CONT.
12TH ST VARIANCE
EXHIBIT – ATYPICAL EAST COAST DR CURVATURE
12TH ST VARIANCE
116± Parcels along East Coast Drive *subject is most adversely impacted with curvature*
Subject (per staff report) is small and non-conforming for RS-1 and is the only small parcel
with such extreme curvature.
EXHIBIT – ATYPICAL EAST COAST DR CURVATURE (CONT.)
12TH ST VARIANCE
116± Parcels along East Coast Drive *subject is most adversely impacted with curvature*
Subject (per staff report) is small and non-conforming for RS-1 and is the only small parcel
with such extreme curvature.
EXHIBIT – ATYPICAL EAST COAST DR CURVATURE (CONT.)
12TH ST VARIANCE
The only 2 parcels with (nearly) as much curvature are much larger and zoned RS-L “Large Lot” which mitigates/reduces
negative impact. Lot sizes above per GIS (maps.coj.net)
Subject (per staff report) is small and non-conforming for RS-1 and is the only small parcel
with such extreme curvature.
0.39 Ac
0.11 Ac (SUBJECT)
EXHIBIT – ADDITIONAL SUBJECT PHOTOS
12TH ST VARIANCE
CRITERIA FOR APPROVAL OF ZVAR23 -0030
12TH ST VARIANCE
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.
Approve ZVAR23-0030
YES
YES
YES
YES
YES
YES
EXHIBIT – SUPPORT (NOT IN ATTENDANCE)
12TH ST VARIANCE