Item 8B.,•
~.
AGENDA ITEM #8B
MAY 10, 2004
CITY OF ATLANTIC BEACH
CITY COMMISSION STAFF REPORT
AGENDA ITEM: Subdivision Waiver requested by Kevin Bennett to allow new residential
lots with width of less than seventy-five (75) feet at the Building
Restriction Line and less than 7,500 square feet of lot area.
,~„ SUBMITTED BY: Sonya Doerr, AICP, Community Development Director ~~
DATE: Apri130, 2004
s
BACKGROUND: The applicant requests a waiver from Section 24-255 (a) of the Subdivision
regulations, which requires all new residential lots to be 75-feet in width and to contain 7500 square
feet of lot area. The subject property is an un-platted tract of land located on the south side of Kestner
~""" Road, west of Main Street. The property is 200-feet in width and 135-feet in depth. This area is zoned
RG-1 (Residential, two-family) but is within the Residential, Low Density land use category. The
Paradise Cove subdivision is located directly across Kestner Road from this property. The Applicant
!"' wishes to divide the property into four 50-foot wide by 135-foot deep lots, and develop each lot with a
single-family residence. Section 24-191 (below) sets forth conditions under which the City
Commission may waive requirements of the Subdivision Regulations.
Sec. 24-191. Waiver.
(a) General. Where the City Commission finds that undue hardship due to unreasonable practical
~„ difficulties may result from strict compliance with this Article, the City Commission may approve a
waiver to the requirements of this Article if the waiver serves the public interest.
(b) Conditions of waiver. An Applicant seeking a waiver shall submit to the City Commission a written
~ request for the waiver stating the reasons for the waiver and the facts, which support the waiver.
The City Commission shall not approve a waiver unless it determines as follows.
(1) The particular physical conditions, shape or topography of the specific property involved
causes an undue hardship to the Applicant if the strict letter of the Article is carried out.
(2) The granting of the waiver will not be injurious to the other adjacent property.
(3) The conditions, upon which a request for waiver are based, are peculiar to the property for
which the waiver is sought, are not generally applicable to other property and do not result from
~"' actions of the Applicant.
(4) The waiver is consistent with the intent and purpose of this Chapter, the Comprehensive Plan
and the requirements of this Article. If the City Commission approves a waiver, the City
~* Commission may attach such conditions to the waiver as will ensure that the waiver will
comply with the intent and purpose of this Article.
BUDGET: No budget issues.
RECOMMENDATION: Staff cannot find that the creation of 50-foot wide lots is consistent with the
Residential, Low Density land use designation as established by the Comprehensive Plan or that the
request meets the conditions of Section 24-191.
ATTACHMENTS: Applicant's letter, survey and letter on behalf of Paradise Cove Homeowner's
Association, and map of site.
~'"' REVIEWED BY CITY MANAGER:
May 10, 2004 regular meeting
AGENDA ITEM #8B
MAY 10, 2004
Apri129, 2004
City of Atlantic Beach
Attention: City Commission Members
Re: Kestner Road -See attached legal description (Property is just south of and
across from Paradise Cove.)
I have been told by the City of Atlantic Beach that I am permitted to build two
„~ duplexes (four town houses) but not four detached houses. I am seeking approval
for a subdivision waiver. My intention is to divide subject property on Kestner
Road into four (4) 50x134.6 ft. lots..Each lot will have 6,730 square feet. There
~,, would be four single family detached houses in lieu of two duplexes (four town
houses). The individual house concept is in keeping with the recent completion of
the very successful and attractive Paradise Cove.
It seems to construct four units -using exact floor plans as the detached housing -
together with a 16x8 ft. storage connection at the rear of the house would be an
inferior use of land and would certainly have no aesthetic advantage over individual
houses. The town houses would ultimately be divided into 50x134.61ots when sold
off individually, the same dimensions of the lots if used for detached houses.
I, therefore, respectfully request that members of the City Commission grant my
request to build four detached houses.
Thank you.
/'~ 1 7
Kevin Bennett
~..
~,.
MAP ~SHOWIN.G BOUNDARY SURVEY OF
APART OF GOVERNMENT LOT 1, SECTION 18; TOWNSHIP 2 SOUTH, RANGE 29
EAST, DUVAL. COUNTY, FLORIDA AND BEING' MORE PARTICULARLY DESCRIBED
AS"FOLLOWS: FOR A POINT OF .REFERENCE,''COMMENCE AT THE NORTHEAST
~,,, CORNER'•;OF SAID SECTION 18; THENCE SQI~;T~ 0'23'10" EAST ALONG THE EAST
BOUNDARY; UNE-,OF SAIR SECTION: 18; BEING<:A(.SO THE CENTER LINE OF •MAIN
STREET>;.(FORMERLY KNOWN AS, LEVY' ROARCOUNTY ROAD NUMBER 222), A
DISTANCE OF 992.56 FEET; THENCE NORTH' 89'49'10" WEST, A DISTANCE OF
~. ~ ' 33.,OO.FEET TO THE POINT OF INTERSECTION OF',THE WEST RIGHT-OF-WAY LINE OF
SAID::MAIN: STREET WITH THE SOUTH RIGS OFTWAY LINE OF KESTNER ROAD (A
50~F001'. RIGHT-OF-WAY); THENCE, SQk~G1~,;..>39'34'30" WEST, ALONG THE SOUTH
RIGHT-OF-WAY LINT OF SAID KESTNER ROAM; A`. DISTANCE OF 240.00 FEET TO AN
IRON PIPE AND THE POINT OF BEGINNING; THENCE SOUTH 0'23'10" EAST, A
DISTANCE OF 134.60 FEET; THENCE SOUTH' 8.9'34'30" WEST A DISTANCE OF
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THE' •SOUTH RIGHT-OF-WAY LINE OF SAID. KESTNER ROAD; THENCE NORTH
~"" •89'34'30" EAST ALONG SAID. SOUTH RIGHT=OF-WAY LINE, A DISTANCE OF
.200.00 FEET TO THE POINT OF BEGINNING; CONTAINING 0.62 ACRES, MORE OR
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""" ~ _ •'~, PARADISE COVE
' ' PLAT• BOOK 53, PAGES 82 ANO 82A
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AGENDA ITEM #8B
MAY 10, 2004
9
0
AGENDA ITEM #8B
MAP •SHOWING BOUNDARY SURVEY OF MAY 10, 2004
'"" A BART OF GOVERNMENT LOT 1, SECTION• 18, .TOWNSHIP 2 SOUTH, RANGE 29
EAST, DUVAL. COUNTY, FLORIDA AND BEING MORE PARTICULARLY DESCRIBED
AS FOLLOWS: FOR A POINT OF REFERENCE," COMMENCE AT THE NORTHEAST
.. CORNER'-.OF SAID SECTION 18; THENCE SQI 0'23'10" EAST ALONG THE EAST
BOUNDAR:If, LINE ~OF SAID SECTION 18; BE1NG;~~.~LSO THE CENTER UNE OF MAIN •
ST~tEE.T(FORMERLY KNOWN A.S, LEVY ROAR, ,COUNTY ROAD NUMBER 222), A
- DISTANCE OF 992.56 FEET; THENCE NORTH' 89'49'10" WEST, A DISTANCE OF
~„ 33.,00; FEET TO THE POINT OF INTERSECTION OF :THE WEST RIGHT-OF-WAY LINE OF
SAID `MAIN: STREET WITH THE SOUTH RICA OF~WAY LINE OF KESTNER ROAD (A
50=FOOT: RIGHT-OF-WAY); THENCE SOk~C7~{„ 19'34'30" WEST, ALONG THE SOUTH
RIGHT-OF=WAY UNE OF SAID KESTNER ROAjf ~q ;DISTANCE OF 240.00 FEET TO AN
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DISTANCE OF 134.60 FEET; THENCE SOUTH 8.9'34'30" WEST A DISTANCE OF
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THE SOUTH RIGHT-OF-WAY LINE OF SAID KESTNER ROAD; THENCE NORTH
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• 'LESS.. ~.
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' _ ~ PLAT• BOOK 53, PAGES 82 AND 82A
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04/30/2004 10:41 9042466495
OMALLEY
AGENDA ITEM #SB
MAY 10, 2004
r•
~"" PARADIISE COVE H011~OWlYERS ASSOCIATION
609 PARADISE COURT
ATLANTIC BEACH, FLORIAA 32233
*~ (904) 242-8093
Apri130, 2004
City of Atlantic Beach Commission
""' 800 Seminole Road
Atlantic Beach, Flo.ri,da 32233
Re: Real Estate Parcel #172379 0000
~,,, Dear Commissioners:
i am writing on behalf of the Paradise Cove Homeowners Association regarding the
~ above property located, just south of and across Kestncr from Paradise Cove.
The owner of the propcriy, Kevin Bennett, is seeking approval for a subdivision waiver in
ozrler to build four single family detached residences on the property.
The Paradise Cove Homeowners Association supports Mr. Bennett's .request to build
single family detached homes. This would be in keeping with the beauty and continuity
~- o.f the Paradise Cove neighborhood. The Paradise Cove homeowners have expressed
their concern that townhomes would not only be towering above their properties, but
would detract from the paradise Cove neighborhood.
Thank you .for considering our. concerns.
Sincerely,
/~2
Bob Metzger J
President