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Agenda2012_08-21 All information related to the item(s) included in this agenda is available for review at the City of Atlantic Beach Planning and Zoning Department, located at 800 Seminole Road, Atlantic Beach, Florida 32233, and may be obtained at this office or by calling (904) 247-5800. Interested parties may attend the meeting and make comments regarding agenda items, or comments may be mailed to the address above. Persons appealing decision made by the Community Development Board with respect to any matter considered at this meeting may need to ensure that a verbatim record of the proceedings, including the testimony and evidence upon which any appeal is based, is made. Notice to persons needing special accommodations and to all hearing impaired persons: In accordance with the Americans with Disabilities Act, persons needing special accommodations to participate in this proceeding should contact the City of Atlantic Beach, 800 Seminole Road, Atlantic Beach, Florida 32233, or (904) 247-5800, not less than five (5) days prior to the date of this meeting. AUGUST 21, 2012 Regular Meeting CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD REGULAR MEETING AGENDA Tuesday | August 21, 2012 | 6:00pm Commission Chambers | 800 Seminole Road 1. Call to order. 2. Approval of minutes of the June 19, 2012 regular meeting. 3. Recognition of Visitors. 4. Old Business. None. 5. New Business. A. ZVAR-12-00100027, 271 Camelia Street (Conners) Request for a variance from Section 24-107(e)(2), reducing the minimum required rear yard setback for the principal structure from twenty (20) feet to eleven and three- tenths (11.3) feet, for the addition of a screened room with a structural roof onto the rear of the principal structure, on a property located at 271 Camelia Street, within a Residential Two Family (RG) zoning district. B. LDR Amendment, Section 24-51 (Notice of Public Hearings), Section 24-69 (Fees) Public hearing to review proposed revisions to Section 24-51, Notice of Public Hearings, and Section 24-69, Fees; to take public comment; and to make a recommendation to the City Commission regarding said amendment. 6. Other Business Not Requiring Action. A. Beach Avenue Development Discussion Review of staff-produced exhibits regarding development patterns, followed by virtual tour and discussion of existing conditions along Beach Avenue. 7. Adjournment. Draft Minutes of the June 19, 2012 regular meeting of the Community Development Board Page 1 of 3 MINUTES OF THE REGULAR MEETING OF THE COMMUNITY DEVELOPMENT BOARD June 19, 2012 1. CALL TO ORDER. – 6:00pm Chair Chris Lambertson verified presence of a quorum with the attendance of Jason Burgess, Kirk Hansen, Harley Parkes, and Brea Paul and ca lled the meeting to order at 6:00pm. Members Kelly Elmore and Patrick Stratton were absent. Also in attendance were Principal Planner Erika Hall and Building and Zoning Director Michael Griff in. 2. ADOPTION OF MEETING MINUTES – APRIL 17, 2012. Mr. Lambertson called for a motion to approve the minutes of the April 17, 2012 regular meeting. Ms. Paul moved that the minutes be approved as written. Mr. Hansen seconded the motion and it carried by a vote of 5-0. 3. RECOGNITION OF VISITORS. Ms. Hall introduced Mr. Matt Schellhorn, Community Planning and Liaison to NAS Jacksonville and NS Mayport, as the City Commission-appointed military liaison and ex-officio member of this board. 4. OLD BUSINESS. None. 5. NEW BUSINESS. A. PROPOSED AMENDMENT OF THE FUTURE LAND USE ELEMENT OF THE 2020 COMPREHENSIVE PLAN Public Hearing for review and recommendation for transmittal of an amendment of the Future Land Use Element of the adopted 2020 Comprehensive Plan, to include objectives and policies regarding coordination with Naval Station Mayport to achieve compatible land uses, ensure safety, and facilitate continued presence of this major military installation, as required by §163.3175 and §163.3177(6), Florida Statutes. Staff Report Ms. Hall explained that the 2011 Florida Legislature passed House Bill 7207 into law and established that local governments adjacent or in close proximity to a military installation must incorporate strategies into their comprehensive plan to achieve compatible land uses, ensure public safety and facilitate the continued presence of major military installations throughout the state, and that such action must be taken, or be in process by the established deadline of June 30, 2012. She described the draft language of new Objective A.1.15 and Policies A.1.15.1 through A.1.15.5, which address these requirements as applicable to Atlantic Beach, and a draft map of the Military Influence Zone, which includes noise and accident potential factors with potential impact on the city. Draft Minutes of the June 19, 2012 regular meeting of the Community Development Board Page 2 of 3 Mr. Schellhorn then provided a more detailed description of the Military Influence Zone, and the variables used to create it. He also discussed the significance of this amendment to both the operations of the military installation as well as safety of property owners. Public Comment There was no public comment. Board Discussion Mr. Lambertson asked if all future requests originating from applicants within the Military Influence Zone would now be required to be reviewed by Mr. Schellhorn, acting as the city’s military liaison. Ms. Hall said that all such requests would be forwarded to Mr. Schellhorn for review and comment. Mr. Burgess asked if Mr. Schellhorn would be providing object ions before applications came to the Board for action. Ms. Hall explained that Mr. Schellhorn would receive applications and staff reports in an agenda package just like other members of the Board, and he would have the opportunity to participate in all discussions with the Board at publicly noticed meetings and to provide any information, evidence, studies, etc, pertinent to the discussions, whether in support or in opposition to a given application. As always, the Board would then take action based upon the best available information. Ms. Hall further emphasized that Mr. Schellhorn would not be a voting member of this Board, but rather would be acting in an advisory capacity. Mr. Lambertson asked what the impact would be on a typical applicant, for example, someone from Oceanwalk seeking a rear yard variance for a pool or sunroom. Mr. Schellhorn responded that such requests would likely raise no concerns or comments. Mr. Lambertson asked what the primary area of concern would be for the military, and Mr. Schellhorn responded that it would most likely be height, but with the citywide height limit (35’), that is not anticipated to be an issue either. Motion Mr. Parkes moved that the Board recommend to the City Commission transmittal of the proposed text amendment to the Future Land Use Element of the adopted 2020 Comprehensive Plan, along with attendant Map A-6, Military Influence Zone, to the Florida Department of Economic Opportunity, Bureau of Community Planning and Development, finding that the propos ed amendment includes objectives and policies regarding coordination with Naval Station Mayport to achieve compatible land uses, ensure safety, and facilitate continued presence of this major military installation, as required by §163.3175 and §163.3177(6), Florida Statutes Mr. Burgess seconded the motion and it passed unanimously, 5-0. Draft Minutes of the June 19, 2012 regular meeting of the Community Development Board Page 3 of 3 6. OTHER BUSINESS NOT REQUIRING ACTION. A. BEACH AVENUE DEVELOPMENT DISCUSSION Review of staff-produced exhibits regarding development patterns, followed by virtual tour and discussion of existing conditions along Beach Avenue. Motion Mr. Hansen moved that this discussion be deferred to a later meeting when all members of the Board could be present to participate. Mr. Parkes seconded the motion and it passed unanimously, 5-0. 7. ADJOURNMENT – 6:27 PM _______________________________________ Chris Lambertson, Chairman _______________________________________ Attest AGENDA ITEM 5A AUGUST 21, 2012 Regular Meeting COMMUNITY DEVELOPMENT BOARD STAFF REPORT ZVAR-12-00100027 TO: Community Development Board FROM: Erika Hall Principal Planner DATE: August 21, 2012 APPLICANT: Michael Conners 271 Camelia Street REQUEST: Request for a variance from Section 24-107(e)(2), reducing the minimum required rear yard setback for the principal structure from twenty (20) feet to eleven and three-tenths (11.3) feet, for the addition of a screened room with a structural roof onto the principal structure, on a property located at 271 Camelia Street, within a Residential Two Family (RG) zoning district. STAFF COMMENTS Applicant Michael Conners is the owner of a one-story single family home situated on a typical rectangular platted lot having dimensions of fifty (50) feet width and one hundred two (102) feet depth, and a total area of approximately five thousand one hundred (5,100) square feet. The property, which is located at 271 Camelia Street, within the Section H subdivision, has a future land use designation of Residential Medium (RM) density and it is zoned Residential Two Family (RG). According to the submitted survey (attached), the northeast corner of Mr. Conners’ principal structure, as presently constructed, is twenty-one and three-tenths (21.3) feet from the rear property line, while the southeast corner is twenty-one and five-tenths (21.5) feet from the rear property line. Mr. Conners is proposing the addition of a patio room having a three (3) inch insulated roof and screened walls, and measuring twenty-six and seven-tenths (26.7) feet in width and ten (10) feet in depth, onto the rear of the existing principal structure. Such an addition would result in the northeast corner of the principal structure being relocated to a point eleven and three-tenths (11.3) feet from the rear property line, and the southeast corner would be relocated to a point eleven and five-tenths (11.5) feet from the rear property line. Per Section 24-107(e)(2), within the RG zoning district, principal structures are required to have minimum setbacks of twenty (20) feet from the rear property line. The subject property does not meet any of the criteria listed under Section 24-64(d), and therefore staff recommends denial of this request. AGENDA ITEM 5A – continued Page 2 of 2 AUGUST 21, 2012 Regular Meeting The photo below, showing an installed screen room kit with a 3” insulated roof, is from the Home Improvement Kits website, www.homeimprovementkits.com/Home-Center/modular-screen-room-12-20-with-13-22-insulated-roof-p-7124.html, illustrates the type of addition Mr. Conners is proposing. Figure 1: 3" Modular Screen Room 12' x 20' with a 13' x 22' Insulated Roof. Grounds for Denial of a Variance: □ Light and air to adjacent properties. □ Congestions of streets. □ Public safety, including traffic safety, 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. Grounds for Approval of a Variance: □ Exceptional topographic conditions of or near the property. □ Surrounding conditions or circumstances impacting the property disparately from nearby properties. □ Exceptional circumstances preventing 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 improvements 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. ATTACHMENTS: Variance application, including survey dated March 4, 2010, supplied by the applicant “Insulated Screen Room Roof Specifications” from The Leisure Store, Inc website Sec. 24-64. - Variances. A variance may be sought in accordance with this section. Applications for a variance may be obtained from the community development department. A variance shall not reduce minimum lot area, minimum lot width or lot depth, and shall not increase maximum height of building or impervious surface area as established for the various zoning districts. Further, a variance shall not modify the permitted uses or any use terms of a property. Application. A request for a variance shall be submitted on an application form as provided by the city and shall contain each of the following: A legal description of the property for which the variance is requested. A reasonable statement describing the reasons for the variance. A survey or lot diagram indicating setbacks; existing and proposed construction, as well as other significant features existing on the lot. The signature of the owner, or the signature of the owner's authorized agent. Written authorization by the owner for the agent to act on the behalf of the property owner shall be provided with the application. Public hearing. Upon receipt of a complete and proper application, the community development director shall within a reasonable period of time schedule the application for a public hearing before the community development board following required public notice. At the public hearing, the applicant may appear in person or may be represented by an authorized agent. 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. The community development board shall not grant a variance, which would allow a use that is not permitted use, or a permitted use-by-exception in the applicable zoning district. In the case of an application for a use-by-exception that is considered concurrently with an application for a variance, approval of the variance shall be contingent upon approval of the use-by-exception by the city commission. In the event, that the use-by-exception is denied by the city commission, any approved variance shall be rendered null and void. The community development board shall not approve any variance that would allow a use that is prohibited by the terms of this chapter or by the comprehensive plan. The nonconforming use of adjacent or neighboring lands, structures or buildings shall not be considered as justification for the approval of a variance. Grounds for denial of a variance. No variance shall be granted if the community development board, in its discretion, determines that the granting of the requested variance shall have a materially adverse impact upon one (1) or more of the following: Light and air to adjacent properties. Congestion of streets. Public safety, including traffic safety, risk of fire, flood, crime or other threats to public safety. (a) (1) (2) (3) (4) (b) (1) (2) (3) (4) (c) (1) (2) (3) (4) Page 1 of 3Municode 8/7/2012http://library.municode.com/print.aspx?h=&clientID=10377&HTMRequest=http%3a%2f%... 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. Variances shall not be granted solely for personal comfort or convenience, for relief from financial circumstances or for relief from situations created by the property owner. Grounds for approval of a variance. A variance may be granted, at the discretion of the community development board, for the following reasons: 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 improvements 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. Approval of a variance. To approve an application for a variance, the community development board shall find that the request is in accordance with the preceding terms and provisions of this section and that the granting of the variance will be in harmony with the purpose and intent of this chapter. In granting a variance, the community development board may prescribe appropriate conditions in conformance with and to maintain consistency with City Code. Violation of such conditions, when made a part of the terms under which the variance is granted, shall be deemed a violation of this chapter, and shall be subject to established code enforcement procedures. Approval of lesser variances. The community development board shall have the authority to approve a lesser variance than requested if a lesser variance shall be more appropriately in accord with the terms and provisions of this section and with the purpose and intent of this chapter. Nearby nonconformity. Nonconforming characteristics of nearby lands, structures or buildings shall not be grounds for approval of a variance. Waiting period for re-submittal. If an application for a variance is denied by the community development board, no further action on another application for substantially the same request on the same property shall be accepted for three hundred sixty-five (365) days from the date of denial. Time period to implement variance. Unless otherwise stipulated by the community development board, the work to be performed pursuant to a variance shall begin within twelve (12) months from the date of approval of the variance. The community development director, upon finding of good cause, may authorize a one-time extension not to exceed an additional twelve (12) months, beyond which time the variance shall become null and void. Transferability. A variance, which involves the development of land, shall be (5) (6) (7) (d) (1) (2) (3) (4) (5) (6) (e) (f) (g) (h) (i) (j) Page 2 of 3Municode 8/7/2012http://library.municode.com/print.aspx?h=&clientID=10377&HTMRequest=http%3a%2f%... transferable and shall run with the title to the property unless otherwise stipulated by the community development board. (Ord. No. 90-10-212, § 2(Exh. A), 3-8-10) Page 3 of 3Municode 8/7/2012http://library.municode.com/print.aspx?h=&clientID=10377&HTMRequest=http%3a%2f%... The Leisure Store has screen room do it yourself kits for patio enclosures, gazebo and sun porches.. Screen Rooms Sunrooms Enclosing Your Existing Porch Porch Windows Acrylic Sunroom Roof Carport Roof Patio, Balcony Roof Deck, Balcony Railing Backyard/Garden Fencing Deck Company Policies Warranties Site Map Links Contact Us Prices Order Desk Brochures HOME « Screen Rooms « Roof Conversion Kits « Insulated Aluminium Hard Roof « Specifications Insulated Screen Room Roof Specifications The Insulated Aluminium Hard Roof Conversion Kit uses the current screen frames from most existing hard frame screen rooms or Patio Enclosures and results in a new roof structure which is tighter, thus more resistant to bug entry. The Patio Enclosure roof may be left up all year round, when installed on a deck or patio that does not move in relation to the home or trailer to which it is attached. The Insulated Aluminium Hard Roof provides protection from the sun, has improved water run-off over a soft vinyl roof and can carry most normal snow loads (up to 57 pounds per square foot). Since the roof is insulated it will cut down the amount of heat transferred from the roof and so the Screen Room, Patio Enclosure will be cooler than one with a soft vinyl roof. There are many different sizes of conversion kits and custom sizes are available. Where the Screen Room, Patio Enclosure is installed under a home roof, an eaves-trough must be installed on the house to avoid significant amounts of water being cast onto the Screen Room, Patio Enclosure roof from the house. The Roof Kit includes a track which is installed on the home or trailer and a roof receiver extrusion, (.075" wall thickness) to accept the roof panels,. The roof is made of one pound expanded polystyrene vacuum pressed between two .024" stucco embossed aluminium skins. The aluminium has a baked, powder coated white paint finish. The thickness of the insulated roof varies from 3"-6" depending on the length of the roof projection and the customer's needs. A thicker roof is stronger and has a higher insulation value. The roof panels are 4' wide and are joined by an (.075" wall thickness on the 3" and 4" thick roof and .08" wall thickness on the 6" thick roof panels) extrusion that forms an "I" beam joint for the roof panels for greater strength. A "U" shaped extrusion is placed under the roof on the opposite side to where the roof is attached to the home or trailer. This extrusion provides additional structural support for the roof and a location to which to connect the top of the 3" square flutted aluminium posts. Posts are placed approximately 90" apart. The Kit comes with a built in gutter for the front and fascia for the sides, (all with wall thickness of .075"). Optional color vinyl trim strips can be purchased to dress up the fascia and gutter. These strips slide into a slot in the fascia and gutter. Extrusions, are mounted above the existing side screen frames, to enclose the room and accept the gable ends (triangular 2" thick insulated panels at each end of the Screen Room, Patio Enclosure to fully enclose the room). The connection to the top of the screen frames eliminates screen frame movement in most windy conditions. Fixed or operating Skylights are available for the Patio Room as an option and more than one skylight may be placed in the roof if desired by the client. Locations of Skylights in the roof can be specified by the customer but must be at least 2" from the edge of the roof panel. Normally Skylights are centered in a roof panel. The hole for the skylight is pre-cut in the factory. The benefit of the insulated aluminium roof over one which is entirely glass is the insulation value in the roof. Making it cooler in summer and warmer in cool temperatures. The skylight option allows the client to choose the amount of light that they wish to enter through the roof. All parts in the kit are made of rust resistant aluminium except for the optional vinyl trim for the gutter and fascia. We accept payment by PayPal, Postal, Money Orders TOLL FREE Phone:1-866-575-2322 Copyright © 2005 The Leisure Store,Inc. All rights reserved. Page 1 of 1The Leisure Store Insulated Aluminium Hard Roof Specifications 7/17/2012http://www.aleisurestore.com/screenrooms/roof_conversion_kits/print_specifications.htm AGENDA ITEM 5B AUGUST 21, 2012 Regular Meeting COMMUNITY DEVELOPMENT BOARD STAFF REPORT Proposed Amendment to Land Development Regulations, Section 24-51, Notice of Public Hearings and Section 24-69, Fees TO: Community Development Board FROM: Erika Hall Principal Planner DATE: August 21, 2012 REQUEST: Make recommendation to City Commission regarding proposed amendments to Section 24-51, Notice of Public Hearings and Section 24- 69, Fees, of Chapter 24, Zoning, Subdivision and Land Development Regulations, of the Atlantic Beach Municipal Code of Ordinances. STAFF COMMENTS This public hearing is a required step in the process to amend the adopted zoning code and land development regulations. Acting as the local planning agency per §163.3174(4)(c), Florida Statutes, the Community Development Board is charged with reviewing proposed amendments to the zoning code and land development regulations and making recommendations to the governing body as to the consistency of the proposal with the adopted comprehensive plan. Earlier this year, members of the City Commission expressed concerns regarding the notice requirements for public hearings. Staff confirmed that the procedures followed by the City of Atlantic Beach Planning and Zoning Department, as provided in Section 24-51 of the zoning code and land development regulations, are lawful and consistent with the notice requirements provided by Florida Statutes. However, the Commission, in an effort to encourage more transparency and public participation in governance of the City, requested that staff prepare revisions that would make the public notice requirements for Atlantic Beach consistent with the other beach cities, particularly Neptune Beach and Jacksonville Beach. Specifically, the Commission requested that provisions be included such that notices are mailed to adjacent property owners within a certain proximity to and potentially impacted by certain land development actions. AGENDA ITEM 5B - continued Page 2 of 4 AUGUST 21, 2012 Regular Meeting To this end, staff has created a strike-through/underline draft of the proposed changes. In summary, the format of the section has been revised so that the structure more closely parallels that of Jacksonville Beach and Neptune Beach codes, and the provisions of the section have been revised for consistency with the provisions of the Community Planning Act (which succeeded the Growth Management Act in 2010), and provisions of Jacksonville Beach and/or Neptune Beach regarding mailed notices to adjacent property owners for public hearings for variance, waiver and use-by-exception requests. Details of specific changes are described below. Structure: As currently written, the notice requirements are organized according to type of notice: “mailed notice”, “published notice”, “sign to be posted”, and “comprehensive plan amendments”. Within the revised draft, the entire section has been restructured such that the proposed subsections refer instead to the application type as follows: • Section 24-51(a). Amendment to the adopted future land use map or site-specific comprehensive plan amendments. • Section 24-51(b). Amendment to the official zoning map, or text amendments to the zoning code or the land development regulations. • Section 24-51(c). Request for variance from or waiver of land development regulations. • Section 24-51(d). Request for use-by-exception. Within each subsection specific to a particular application type, the provisions for public hearings and notice requirements are given as follows: (1) Public hearings (2) Notice a. Published notice b. Mailed notice c. Posted notice Provisions: As currently written, the notice requirements are legally sufficient, but they do not encourage the spirit of public participation the City Commission wishes to foster. For example, the provisions listed under “mailed notice” and “published notice” pertain only to applications for changes in zoning district, and do not address variances, waivers or uses-by-exception – applications which by far make up the majority of requests submitted. Proposed revisions to the notice requirements are as follows: • Future land use map / comprehensive plan amendment notice requirements [Section 24-51(a)(2)]: Previously all notice requirements for future land use map and comp plan amendments were given by means of reference only to provisions of the Growth Management Act, which was repealed and replaced by the Community Planning Act in 2010. This citation has been updated, and language for specific requirements for each type of notice has been provided within the code, as follows: o Published notice – at least 7 days prior to each public hearing before the local planning agency and the transmittal hearing before the local governing body, AGENDA ITEM 5B - continued Page 3 of 4 AUGUST 21, 2012 Regular Meeting and at least 5 days prior to the adoption hearing before the local governing body. (New language consistent with §163.3184(11)(b), FS and current procedures added). o Mailed notice – at least 30 days prior to each public hearing, to adjacent property owners within 300’ of subject property. (New language consistent with §166.041(3)(c), FS and current procedures added). o Posted notice – at least 7 days prior to each public hearing, on the subject property. (No changes in language – same as found in adopted Section 24-51(c), AB). • Official zoning map / zoning code / land development regulations amendment notice requirements [Section 24-51(b)(2)]: Florida Statutes, Chapter 166, contains provisions that govern notice requirements for adoption of ordinances by municipalities, and since amendments to the zoning map, zoning code and land development regulations are in the form of ordinances, these provisions apply. Proposed revisions are consistent with the provisions of Chapter 166, FS. o Published notice (zoning map or zoning code, including lists of permissible uses) – at least 7 days prior to each public hearing before the local planning agency and the first reading by the local governing body, and at least 5 days prior to the second reading/final action by the local governing board. Previously was at least 15 days prior to public hearing at which final action was taken. (Language revised and made consistent with §166.041(3)(c), FS & Section 34-154(2)b, JB). o Published notice (land development regulations) – at least 10 days prior to each public hearing before the local planning agency and local governing board. Previously was at least 15 days prior to public hearing at which final action was taken. (Language revised and made consistent with §166.041(3)a, FS & Section 34-154(3)a, JB). o Mailed notice – at least 30 days prior to each public hearing before the local planning agency and the local governing body, to adjacent property owners within 300’ of subject property. Previously was at least 15 days prior to public hearing. (Language revised and made consistent with §166.041(3)(c), FS & Section 34-154(2)b & (3)b, JB). o Posted notice – at least 7 days prior to each public hearing, on subject property. (No changes in language – same as found in adopted Section 24-51(c), AB, and consistent with Section 27-178(a), NB; exceeds requirements of Section 34-154(3)c, JB). • Variance / waiver notice requirements [Section 24-51(c)(2)]: Other than posted notice, no other notice requirements were previously specified for either variance or waiver applications. o Published notice – at least 15 days prior to the public hearing before the local planning agency or local governing body. (New language consistent with Section 34-154(5)b, JB, added; exceeds requirements of Section 27- 144(b), NB). AGENDA ITEM 5B - continued Page 4 of 4 AUGUST 21, 2012 Regular Meeting o Mailed notice – at least 15 days prior to the public hearings before the local planning agency or local governing board. (New language consistent with Section 34-154(5)b, JB, added; exceeds requirements of Section 27-144(c), NB). o Posted notice – at least 15 days prior to each public hearing, on subject property. (Language revised and made consistent with Section 34- 154(5)b, JB; exceeds requirements of Section 27-144(a), NB). • Uses-by-exception notice requirements [Section 24-51(d)(2): Other than posted notice, no other notice requirements were specified for uses-by-exception. o Published notice – at least 10 days prior to each public hearing before the local planning agency and the local governing body. (New language consistent with Section 34-154(4)b, JB, & Section 27-158.1(b), NB, added). o Mailed notice – at least 15 days prior to each public hearing before the local planning agency and the local governing body. (New language consistent with Section 34-154(4)b, JB, added; exceeds requirements of Section 27- 158.1(c), NB). o Posted notice – at least 15 days prior to each public hearing, on subject property. (Language revised and made consistent with Section 34- 154(4)b, JB; exceeds requirements of Section 27-158.1(a), NB). Additionally, Section 24-69(a)(5) – fee for zoning variance or land development regulation waiver requests – is proposed to increase from $150.00 to $250.00, to cover the added expense of published and mailed notices. This fee is consistent with the amount charged by both Jacksonville Beach and Neptune Beach for this type of request. SECTION 24-51. NOTICE OF PUBLIC HEARINGS In addition the applicable requirements of Section 166.041, Florida Statutes, related to the nNotice of all public hearings for the adoption of ordinances and resolutions, and amendments to these land development regulations, the following notice requirementsrequired under these land development regulations shall be met. provided The following shall be considered as minimum notice requirements:by the city manager or designee in accordance with the following provisions. (a) Mailed noticeAmendment to the adopted future land use map or site-specific comprehensive plan amendments. (1) Public hearings. The local planning agency and the city commission each shall hold at least one (1) public hearing on a proposed amendment to the future land use map or a site-specific comprehensive plan amendment, prior to transmittal of the proposed amendment to the state planning agency pursuant to Florida Statutes, §163.3184(3). Upon receipt of written comments from the state planning agency, the city commission shall hold at least one (1) additional public hearing to adopt the proposed amendment, adopt the amendment with changes, or not adopt the amendment. Both the local planning agency and the local governing body public hearing held at the transmittal stage shall be held on a weekday at least seven (7) days after the day that notice is published pursuant to the requirements specified in subsection (a)(2) below, and the local governing body public hearing held at the adoption stage shall be held on a weekday at least five (5) days after the day that the second notice is published pursuant to the requirements specified in subsection (a)(2) below. (2) Notice. Not less than fifteen (15) days prior to the public hearing at which an application for a change in zoning district classification, which has been initiated by any party other than the City of Atlantic Beach, the owners within three hundred (300) feet of all boundaries of the property sought to be rezoned shall be notified in writing. For the purpose of mailed notices to adjoining owners, the names, addresses, and legal descriptions shall be provided by the applicant and shall be those listed on the most recent certified tax roll of Duval CountyAll notices regarding the amendment process, including public hearings, for comprehensive plans shall be as required by Florida Statutes, §163.3184(11), and in accordance with Chapter 166, unless otherwise specified.. a. Published notice. At least seven (7) calendar days prior to the local planning agency public hearing, and at least seven (7) calendar days prior to the first local governing body public hearing (transmittal stage), and at least five (5) calendar days prior to the second local government body public hearing (adoption stage), the city manager or designee shall have published an advertisement giving notice of the public hearing. The required published notice shall be no less than one-quarter (¼) page in a standard size or a tabloid size newspaper, and the headline of the notice shall be in a type no smaller than eighteen (18) point. The notice shall not be placed in that portion of the newspaper where legal notices and classified advertisements appear. The notice shall be published in a newspaper of general paid circulation in the city and of general interest and readership in the community, not one of limited subject matter, pursuant to Florida Statutes, Chapter 50. Whenever possible, the notice shall appear in a newspaper that is published at least five (5) working days a week, unless the only newspaper in the city is published less frequently. The notice shall be in substantially the following form: NOTICE OF CHANGE OF LAND USE The City of Atlantic Beach proposes to change the use of land within the area shown in the map in this notice. A public hearing on the proposal will be held on (date and time) at (place). The notice shall also contain a geographic location map which clearly indicates the area covered by the proposal. The map shall include major street names as a means of identification of the area. The notice shall also state the places within the boundary of the City of Atlantic Beach where the proposed amendment may be inspected by the public. The notice shall also advise that interested parties may appear at the meeting and be heard regarding the transmittal or adoption of the amendment. b. Mailed notice. At least thirty (30) calendar days prior to each public hearing, the city manager or designee shall provide notice by mail of each public hearing to each real property owner whose land is subject to the amendment, and to all owners of real property within three hundred (300) feet of the periphery of the subject property, whose names and addresses are known by reference to the latest ad valorem tax records published by the county property appraiser. The notice shall state the substance of the proposed amendment as it affects that property owner and shall set a time and place for one or more public hearings on such amendment. A copy of the notice shall be kept available for public inspection during the regular business hours of the office of the clerk of the governing body. c. Posted notice. At least seven (7) calendar days prior to each public hearing, a sign identifying the request, including date, time and location of the public hearing, shall be posted on the subject parcel. Such sign shall be erected in full view of the public street. Where the property subject to the request does not have frontage on a public street, a sign shall be erected at the nearest public right-of-way with an attached notation indicating the general direction and distance to the land subject to the application. Sign(s) shall be removed after a decision is rendered on the application. The failure of any such posted notice sign to remain in place after the notice has been posted shall not be deemed a failure to comply with this requirement, nor shall it be grounds to challenge the validity of any decision made by the local planning agency or the local governing body. (1) (b) Published noticeAmendment to the official zoning map, or text amendments to the zoning code or the land development regulations. (1) Public hearings. The local planning agency shall hold one (1) public hearing and the local governing body shall hold two (2) public hearings on a proposed amendment that changes the official zoning map, or that changes the text of the zoning code, including revisions to the list permitted, conditional or prohibited uses within a zoning category, or that changes the text of the land development regulations. The second public hearing before the local governing body shall be held approximately two (2) weeks after the first public hearing. The day, time, and place at which the second hearing before the local governing body will be held shall be announced at the first public hearing. The public hearings shall be held after 5:00 p.m. on a weekday. (2) Not less than fifteen (15) days prior to the public hearing at which final action on any application for a change in zoning district classification, which has been initiated by any party other than the City of Atlantic Beach, an advertisement including the subject, date, time and location of the public hearing shall be published once in a local newspaper of general circulation.Notice. All notices regarding the amendment process, including public hearings, for the official zoning map or zoning code or the land development regulations shall be in accordance with Florida Statutes, Chapter 166, unless otherwise specified. a. Published notice. At least seven (7) calendar days prior to the local planning agency public hearing, and at least seven (7) calendar days prior to the first local governing body public hearing, and at least five (5) calendar days prior to the second local governing body public hearing, the city manager or designee shall have published an advertisement giving notice of the public hearing. The required published notice shall be no less than two (2) columns wide by ten (10) inches long in a standard size or a tabloid size newspaper, and the headline of the notice shall be in a type no smaller than eighteen (18) point. The notice shall not be placed in that portion of the newspaper where legal notices and classified advertisements appear. The notice shall be published in a newspaper of general paid circulation in the city and of general interest and readership in the community, not one of limited subject matter. The notice shall state the date, time, place of the public hearing, the subject of the meeting, and the place or places within the boundaries of the city where the proposed amendment may be inspected by the public. The notice shall also advise that interested parties may appear at the meeting and be heard regarding the amendment. 1. Published notices for amendments to the official zoning map shall be in substantially the following form: NOTICE OF ZONING CHANGE The City of Atlantic Beach proposes to adopt Ordinance No. ________ rezoning (changing the permitted use of) the land within the area shown in the map of this advertisement. A public hearing on the rezoning will be held on (date and time) at (meeting place). The notice shall also contain a geographic location map which clearly indicates the area covered by the proposed ordinance. The map shall include major street names as a means of identification of the area. 2. Published notices for amendments to the text of the zoning code or land development regulations that change the actual list of permitted, conditional, or prohibited uses within a zoning category shall be in substantially the following form: NOTICE OF ZONING CODE (LAND DEVELOPMENT REGULATIONS) TEXT CHANGE The City of Atlantic Beach proposes to adopt Ordinance No. ________ amending the text of the zoning code (land development regulations). The amendment will affect the land located within the area shown in the map of this advertisement. A public hearing on the proposed text change will be held on (date and time) at (meeting place). The notice shall also contain a geographic location map which clearly indicates the area covered by the proposed ordinance. The map shall include major street names as a means of identification of the area. 3. Published notices for amendments to the text of the land development regulations that do not change the actual list of permitted, conditional, or prohibited uses within a zoning category shall be advertised as follows. At least ten (10) calendar days but not more than thirty (30) calendar days in advance of each public hearing, the city manager or designee shall have published a notice of such hearing in a newspaper of general circulation in the city. The notice of public hearing shall state the date, time and place of the meeting, the application number or the title of the proposed ordinance, and the place or places where such application or proposed ordinance may be inspected by the public. The notice shall also advise that interested parties may appear at the public hearing and be heard with respect to the application or proposed ordinance. b. Mailed notice. At least thirty (30) calendar days prior to each public hearing, the city manager or designee shall provide notice by mail of each public hearing to each real property owner whose land is subject to the amendment, and to all owners of real property within three hundred (300) feet of the periphery of the subject property, whose names and addresses are known by reference to the latest ad valorem tax records published by the county property appraiser. The notice shall state the substance of the application or proposed ordinance as it affects that property owner and shall set a time and place for one or more public hearings on such ordinance. A copy of the notice shall be kept available for public inspection during the regular business hours of the office of the clerk of the governing body. c. Posted notice. At least seven (7) calendar days prior to each public hearing, a sign identifying the request, including date, time and location of the public hearing, shall be posted on the subject parcel. Such sign shall be erected in full view of the public street on each street side of the land subject to the application. Where the property subject to the request does not have frontage on a public street, a sign shall be erected at the nearest public right- of-way with an attached notation indicating the general direction and distance to the land subject to the application. Sign(s) shall be removed after a decision is rendered on the application. The failure of any such posted notice sign to remain in place after the notice has been posted shall not be deemed a failure to comply with this requirement, nor shall it be grounds to challenge the validity of any decision made by the local planning agency or the local governing body. (2) (c) Sign to be postedRequest for variance from or waiver of land development regulations. (1) Public hearings. Not less than seven (7) days prior to the public hearing at which final action on any application for a variance, use-by-exception, or change in zoning district classification or other action requiring notice to the general public, a sign identifying the application, including date, time and location of the public hearing shall be posted on the subject parcel. Such sign shall be erected in full view of the public street. Where the property that is subject of the application does not have frontage on a public street, the sign shall be erected on the nearest public right-of-way.The local planning agency shall hold one (1) public hearing on applications for variances from land development regulations, and the local governing body shall hold one (1) public hearing on applications for waivers of land development regulations. (2) Notice. a. Published notice. At least fifteen (15) calendar days prior to the public hearing, the city manager or designee shall have published an advertisement giving notice of the public hearing in a newspaper of general circulation in the City of Atlantic Beach. The notice of the public hearing shall state the date, time and place of the public hearing, and the place where such application may be inspected by the public. The notice shall also advise that interested parties may appear at the public hearing and be heard with respect to the application. b. Mailed notice. At least fifteen (15) calendar days prior to the date set for the public hearing, the city manager or designee shall provide notice by mail of the public hearing to all property owners within three hundred (300) feet of the subject property, whose names and addresses are known by reference to the latest ad valorem tax records published by the county property appraiser. The notice shall state the substance of the application and shall set a time and place for the public hearing. A copy of the notice shall be kept available for public inspection during the regular business hours of the office of the clerk of the governing body. a.c. Posted notice. At least fifteen (15) calendar days prior to the public hearing, a sign identifying the request, including date, time and location of the public hearing, shall be posted on the subject parcel. Such sign shall be erected in full view of the public street on each street side of the land subject to the application. Where the property subject to the request does not have frontage on a public street, a sign shall be erected at the nearest public right- of-way with an attached notation indicating the general direction and distance to the land subject to the application. Sign(s) shall be removed after a decision is rendered on the application. The failure of any such posted notice sign to remain in place after the notice has been posted shall not be deemed a failure to comply with this requirement, nor shall it be grounds to challenge the validity of any decision made by the local planning agency or the local governing body. (d) Comprehensive plan amendmentsRequest for use-by-exception. Notice of public hearings related to amendments to the adopted comprehensive plan shall be made in accordance with Section 163.3184(15), Florida Statutes. (1) Public hearings. The local planning agency and the local governing body shall each hold one (1) public hearing on use-by-exception applications. (2) Notice. a. Published notice. At least ten (10) calendar days prior to each public hearing, the city manager or designee shall have published an advertisement giving notice of the public hearing in a newspaper of general circulation in the City of Atlantic Beach. The notice of the public hearing shall state the date, time and place of the public hearing, and the place where such application may be inspected by the public. The notice shall also advise that interested parties may appear at the public hearing and be heard with respect to the application. b. Mailed notice. At least fifteen (15) calendar days prior to each public hearing, the city manager or designee shall provide notice by mail of the public hearing to all property owners within three hundred (300) feet of the subject property, whose names and addresses are known by reference to the latest ad valorem tax records published by the county property appraiser. The notice shall state the substance of the application and shall set a time and place for the public hearing. A copy of the notice shall be kept available for public inspection during the regular business hours of the office of the clerk of the governing body. b.c. Posted notice. At least fifteen (15) days prior to each public hearing, a sign identifying the request, including date, time and location of the public hearing, shall be posted on the subject parcel. Such sign shall be erected in full view of the public street on each street side of the land subject to the application. Where the property subject to the request does not have frontage on a public street, a sign shall be erected at the nearest public right- of-way with an attached notation indicating the general direction and distance to the land subject to the application. Sign(s) shall be removed after a decision is rendered on the application. The failure of any such posted notice sign to remain in place after the notice has been posted shall not be deemed a failure to comply with this requirement, nor shall it be grounds to challenge the validity of any decision made by the local planning agency or the local governing body. (e) Contest. If no aggrieved party does contest the issue of proper notice within thirty (30) days of the city commission rendering of its decision, then notice shall be deemed to be in compliance with this section. (b) For applications and requests made to the Community Development Board or the City Commission, which are not specifically addressed in this section, but where in the determination of the city manager, the subject at issue is of legitimate public concern, reasonable notice to the public shall be provided in the form as determined appropriate by the city manager. SECTION 24-69. FEES Pursuant to subsection 24-46(e), the City Commission for the City of Atlantic Beach hereby establishes the following fees related to the administrative costs of carrying out the requirements of this chapter and also to cover the costs for planning, zoning, engineering, utility, and specific use reviews. These fees shall be payable to the city at the time such application or request is filed. Applications for planning and zoning related requests shall not be considered as complete applications until such time as required fees have been paid in full. Fees for specific use verified complaint-based and permit reinstatement reviews must be paid prior to scheduling of subsequent compliance inspections. Fees as required by this section are not refundable. (a) Planning and zoning fees. (1) Appeals $ 50.00 (2) Determination of vested rights $ 50.00 (3) Change in zoning district classification $500.00 (4) Use-by-exception $250.00 (5) Zoning variance or waiver $150250.00 (6) Development review a. Single- and two family uses $ 50.00 b. Multi-family uses, per dwelling $100.00 c. Commercial and industrial uses $300.00 d. Public and institutional uses $300.00 e. Landscape plan $100.00 (7) Subdivision a. Application for waiver $250.00 b. Application for re-plat $250.00 c. Preliminary plat review $250.00 d. Final plat review (plus recording fees) $100.00 (8) Comprehensive plan amendment a. Less than ten (10) acres $250.00 b. Greater than ten (10) acres $250.00 (9) Land development regulations $ 15.00 (10) Comprehensive plan document $ 15.00 (11) Zoning and comprehensive plan maps $ 5.00 AGENDA ITEM 6A August 21, 2012 Regular Meeting COMMUNITY DEVELOPMENT BOARD STAFF REPORT Beach Avenue Development Patterns Discussion TO: Community Development Board FROM: Erika Hall Principal Planner DATE: August 21, 2012 SUMMARY: Review and discussion of attached exhibits regarding development patterns and existing conditions along Beach Avenue. STAFF COMMENTS The attached exhibits were produced to provide background and insight into the “big picture” of how Beach Avenue has developed over the past nearly 100 years. The immediate goal of this discussion is to determine what, if any, problems exist within the current code that hinder or limit development or redevelopment of lots fronting on Beach Avenue. Notes below provide a brief description of each exhibit, and some general observations made by staff. Following review and discussion of these, staff will be presenting a virtual tour of Beach Avenue. Neighborhoods, Subdivisions & Plats This exhibit looks at the overall development of Beach Avenue. South of 16th Street, with exception of those lands to the north of 12th and west of Beach (Mandalay), and the old Hotel Reservation lying between 7th and 10th, are generally referred to as “old” Atlantic Beach or Atlantic Beach subdivision “A”. This area was platted in 1913, with re-plats in 1914 (Broome’s) and 1925 (Daniel & Hackett). Mandalay was also platted in 1925, followed by Ocean Grove beginning in 1937 and Club Manor in 1954. The platting of North Atlantic Beach commenced north of 16th Street in 1934. However, this area was not annexed into Atlantic Beach until 1988. During this same period, Beachside was platted (1986), and shortly afterwards, a portion was re-platted (1988). Over the years, a number of properties have been converted to or developed as condominiums, including the old Hotel Reservation, and these are interspersed throughout the area. It should be noted that prior to North Atlantic Beach annexation, those properties were within the jurisdiction of the City of Jacksonville, and certain setbacks were less restrictive August 21, 2012 Regular Meeting AGENDA ITEM 6a Page 2 of 3 than in Atlantic Beach. With the annexation came rezoning of those properties, and in some cases, what was considered conforming by Jacksonville standards became nonconforming by Atlantic Beach standards. Lot Characteristics: Total Lot Area This exhibit examines total area of lots, as documented by the Duval County Property Appraiser’s Office (DCPAO). Historically, non-oceanfront lots in old Atlantic Beach typically measured between 5,000 and 6,500 square feet, while oceanfront lots were generally 10,000 square feet in area. Variations can be attributed to a number of things: technological advances in surveying equipment, impacts of erosion, re-platting/subdivision of lots, illegal lot splits. Some lots, including the “garage lots” north of 17th, were never platted, and thus have irregular dimensions and sizes. Any lot measuring less than 5,000 square feet is likely subject to development challenges under current code requirements. Principal Structure Characteristics: Year Built This exhibit provides a chronology of development along Beach Avenue, with the oldest remaining structures, aged 70 years or more, occurring mostly south of 16th Street. More recent construction, generally over the last 20 years, is interspersed throughout, but with the majority occurring north of 12th Street. Principal Structure Characteristics: Gross Floor Area This exhibit depicts the gross floor area of the principal structure, according to data maintained by the DCPAO. There does not appear to be any distinct correlation between structure size and lot size. Principal Structure Characteristics: Floor Area Ratio This exhibit demonstrates the calculated floor area ratio (FAR) of the principal structure on each lot, according to data maintained by the DCPAO. This is the ratio of the total area of the principal structure to the total area of the lot. Atlantic Beach does not regulate FAR, but instead regulates maximum impervious surface area (ISA), which means coverage on the ground. The current residential ISA standard is 50% of total lot area. However, to relate the two concepts and put ISA in context of FAR, consider a typical 5,000 square foot lot. For the sake of simplicity and assuming ISA to be maxed out within the building footprint – no additional impervious surfaces exists on the lot – and the principal structure is a 3-story box, the resultant area of the principal structure could theoretically reach 7,500 square feet. Such a structure would have a FAR of 1.5, or 150% of the total lot area. Regulation by means of FAR keeps development proportional to lot area. This may also be accomplished by other means, though, including proportional heights and graduated setbacks. Types of Structure This exhibit demonstrates the number and type of structure(s) located on each lot. Information was obtained from the Duval County Property Appraiser, and location August 21, 2012 Regular Meeting AGENDA ITEM 6a Page 3 of 3 approximated according to the street-side wall of any structure. Condominiums were excluded and focus was placed on single-, two-, three-, and four-family principal structures, along with secondary dwellings (garage apartments) and residential accessories (detached garages and detached guest houses). Note that garage apartments – limited to through-lots and ocean-front lots in Atlantic Beach – are consistently present south of 19th Street, but none appear to the north. Likewise, with the exception of three instances, there are no detached accessories north of 19th Street. Generally, north of 19th Street, garages are integrated into the principal structures, most of which are built significantly closer to the Beach Avenue property line than principal structures to the south. Constraints on Development: Coastal Construction Control & Set Back Lines This exhibit consists of an aerial photograph overlaid with parcel/lot lines and the Coastal Construction Control Line (CCCL) and Set Back Line (CCSB). The CCCL is the demarcation of Florida Department of Environmental Protection (FDEP) jurisdiction. All lands seaward of this line are subject to FDEP review in regards to improvements. The CCSB is the eastern-most limitation of construction. The intent of this exhibit is to demonstrate the added constraints these regulatory lines place on certain coastal properties. Note the narrowing of distance between the CCCL and the CCSB, especially in the northern portion of Beach Avenue. Constraints on Development: Topography This exhibit consists of parcel/lot lines, CCCL, CCSB and topography of the land shown based on a one-foot contour interval. The intent is to demonstrate the added constraints placed upon the developable area of lots due to the natural coastal landforms. Note the increased variation in topography, especially in the northern portion of Beach Avenue. B E A C H S E M I N O L E 1 7 T H 18TH 19TH 20TH O C E A N G R O V E B E A C H S I D E GARDEN 19TH 20T H O C E A N B E A C H 1 0 T H 1 1 T H 1 3 T H 1 2 T H 1 4 T H 1 5 T H 1 6 T H E A S T C O A S T 1 7 T H D E W E E S C O R A L C O Q U I N A O C E A N B E A C H 2 N D E A S T C O A S T 3 R D 4 T H 5 T H 6 T H 7 T H 1 0 T H 8 T H 1 S T A H E R N C L U B P L A Z A A H E R N 1 S T North Beach Avenue Central Beach Avenue South Beach Avenue BEACH AVENUEDEVELOPMENT PATTERNSSTUDY Neighborhoods, Subdivisions & Plats SECTION LANDS Part Government Lot 1 Part Government Lot 3 Part Government Lot 4 Part Government Lot 7 PLATTED LANDS Atlantic Beach Beachside Broomes' Replat Club Manor Daniel & Hackett Replat Mandalay North Atlantic Beach Ocean Grove CONDOMINIUMS Beach Avenue Condominium Le Chateau of Atlantic Beach Seaplace Condominium Shorecrest Condominium The Cloister Condominium The Nautilus Condominium Date Saved: 6/6/2012 3:22:37 PM Ê 0 500 1,000250Feet Document Name: Lot_subdivAuthor: Erika Hall B E A C H S E M I N O L E 1 7 T H 18TH 19TH 20TH O C E A N G R O V E B E A C H S I D E BEACH COTTAGE GARDEN 20T H O C E A N B E A C H 1 0 T H 1 1 T H 1 3 T H 1 2 T H 1 4 T H 1 5 T H 1 6 T H E A S T C O A S T 1 7 T H D E W E E S C O R A L C O Q U I N A B E A C H O C E A N B E A C H E A S T C O A S T 2 N D 3 R D 4 T H 5 T H 6 T H 7 T H 8 T H 1 S T A H E R N C L U B P L A Z A A H E R N 1 S T B E A C H North Beach Avenue Central Beach Avenue South Beach Avenue BEACH AVENUEDEVELOPMENT PATTERNSSTUDY Lot Characteristics TOTAL LOT AREA < 5,000 SQ FT 5,000 - 9,999 SQ FT 10,000 - 14,999 SQ FT 15,000 - 19,999 SQ FT 20,000 - 29,999 SQ FT 30,000 SQ FT + Date Saved: 5/3/2012 4:46:15 PM Ê 0 500 1,000250Feet Document Name: Lot_TLAAuthor: Erika Hall B E A C H S E M I N O L E 1 7 T H 18TH 19TH 20TH O C E A N G R O V E B E A C H S I D E BEACH COTTAGE GARDEN 20T H O C E A N B E A C H 1 0 T H 1 1 T H 1 3 T H 1 2 T H 1 4 T H 1 5 T H 1 6 T H E A S T C O A S T 1 7 T H D E W E E S C O R A L C O Q U I N A B E A C H O C E A N B E A C H E A S T C O A S T 2 N D 3 R D 4 T H 5 T H 6 T H 7 T H 8 T H 1 S T A H E R N C L U B P L A Z A A H E R N 1 S T B E A C H North Beach Avenue Central Beach Avenue South Beach Avenue BEACH AVENUEDEVELOPMENT PATTERNSSTUDY Principal Structure Characteristics Year Built 1900s 1910s 1920s 1930s 1940s 1950s 1960s 1970s 1980s 1990s 2000s Date Saved: 4/27/2012 11:47:49 AM Ê 0 500 1,000250Feet Document Name: PS_yearbltAuthor: Erika Hall B E A C H S E M I N O L E 1 7 T H 18TH 19TH 20TH O C E A N G R O V E B E A C H S I D E BEACH COTTAGE GARDEN 20T H O C E A N B E A C H 1 0 T H 1 1 T H 1 3 T H 1 2 T H 1 4 T H 1 5 T H 1 6 T H E A S T C O A S T 1 7 T H D E W E E S C O R A L C O Q U I N A B E A C H O C E A N B E A C H E A S T C O A S T 2 N D 3 R D 4 T H 5 T H 6 T H 7 T H 8 T H 1 S T A H E R N C L U B P L A Z A A H E R N 1 S T B E A C H North Beach Avenue Central Beach Avenue South Beach Avenue BEACH AVENUEDEVELOPMENT PATTERNSSTUDY Principal Structure Characteristics GROSS FLOOR AREA <1,000 SQ FT 1,000 - 1,999 SQ FT 2,000 - 2,999 SQ FT 3,000 - 3,999 SQ FT 4,000 - 4,999 SQ FT 5,000 - 5,999 SQ FT 6,000 - 6,999 SQ FT 7,000 - 7,999 SQ FT 8,000 - 8,999 SQ FT 9,000 - 9,999 SQ FT >10,000 SQ FT Date Saved: 5/3/2012 4:42:29 PM Ê 0 500 1,000250Feet Document Name: PS_GFAAuthor: Erika Hall B E A C H S E M I N O L E 1 7 T H 18TH 19TH 20TH O C E A N G R O V E B E A C H S I D E BEACH COTTAGE GARDEN 20T H O C E A N B E A C H 1 0 T H 1 1 T H 1 3 T H 1 2 T H 1 4 T H 1 5 T H 1 6 T H E A S T C O A S T 1 7 T H D E W E E S C O R A L C O Q U I N A B E A C H O C E A N B E A C H E A S T C O A S T 2 N D 3 R D 4 T H 5 T H 6 T H 7 T H 8 T H 1 S T A H E R N C L U B P L A Z A A H E R N 1 S T B E A C H North Beach Avenue Central Beach Avenue South Beach Avenue BEACH AVENUEDEVELOPMENT PATTERNSSTUDY Principal Structure Characteristics FLOOR AREA RATIO 10.00 - 19.99% 20.00 - 29.99% 30.00 - 39.99% 40.00 - 49.99% 50.00 - 59.99% 60.00 - 69.99% 70.00 - 79.99% 80.00 - 89.99% 90.00 - 99.99% 100.00% + Date Saved: 5/3/2012 4:43:07 PM Ê 0 500 1,000250Feet Document Name: PS_FARAuthor: Erika Hall ") ")")") ") ") ") ")") ")") ")") ") ")") ")")") ") ") ") ") ") ")#*#* ") #* ")")")")") ") ") ")") ") ") ") ") ") ") ") ")!( ") ") ") ")") ")#*")!(") ")")!( ") ") ")#* ") ") ")!( ")!(")")")!( ")!( ")!( ") ")") ") ") ") ")") ") ") ")!( ") ") ") ")!( ") ")!( ") ") ") ")!( ")#* !( ") ") ")") ") ") ") ") ") B E A C H S E M I N O L E 1 7 T H 18TH 19TH 20TH O C E A N G R O V E B E A C H S I D E GARDEN 19TH 20T H ") ") ")") ") ") ") #*") ") ")!( ")!(")")!( ") ")!( ")")") ") !( ")!( ")!( ")#*")!( ") ") ") ") ") ") ") ")!( ")#*")!(")!( ")!( ")#* ")!( ")!( ")!( !(") ") ")!( ")!( ") ") ")#*") ") ")#*") ") ") ") ") ") ")")!(")")")!( ")#* ") ")!( ")")")#*")!(")!( ")#*") ")")!( ") ") ") ") ")")#* #*") ")!( ") ") ") ") ") ") ")") ")#*")") ")")") ")")")")")")")")")") O C E A N B E A C H 1 0 T H 1 1 T H 1 3 T H 1 2 T H 1 4 T H 1 5 T H 1 6 T H E A S T C O A S T 1 7 T H D E W E E S C O R A L C O Q U I N A ")")")")")")")")")") #*") ") ") ") ") ") ") ") ")") ") ")!(") ") ")!(")#*") ") #*") !(") !(")")")") ") ") !( ") ")!(") ")#* ") ") !(") ") ") ")!( ") ") !(") !(") !( ") !( ") !(#*#*") ")#* ") !(") ")") ")#* ")!( !(") #*") ")!( ") ") #*") ") !(") !(") !(#*") !(")#*") !(") ")#*#*") !(") ") O C E A N B E A C H E A S T C O A S T 2 N D 3 R D 4 T H 5 T H 6 T H 7 T H 8 T H 1 S T A H E R N C L U B P L A Z A 1 S T A H E R N North Beach Avenue Central Beach Avenue South Beach Avenue BEACH AVENUEDEVELOPMENT PATTERNSSTUDY Date Saved: 5/11/2012 12:13:07 PM Ê 0 500 1,000250Feet Document Name: Structures_typeAuthor: Erika Hall Type of Structure PRINCIPAL DWELLING UNITS [261] ")Single Family Detached [217] ")Single Family Attached [28] ")Duplex [14] ")Triplex [1] ")Quadraplex [1] SECONDARY DWELLING UNITS [63] !(Garage Apartment [63] DETACHED ACCESSORIES [32] #*Detached Garage [19] #*Detached Guest House [13] Coastal Construction Control Line Not including condominiums B E A C H S E M I N O L E 1 7 T H 18TH 19TH 20TH O C E A N G R O V E B E A C H S I D E GARDEN 19TH 20T H O C E A N B E A C H 1 0 T H 1 1 T H 1 3 T H 1 2 T H 1 4 T H 1 5 T H 1 6 T H E A S T C O A S T 1 7 T H D E W E E S C O R A L C O Q U I N A O C E A N B E A C H E A S T C O A S T 2 N D 3 R D 4 T H 5 T H 6 T H 7 T H 8 T H 1 S T A H E R N C L U B P L A Z A 1 S T A H E R N North Beach Avenue Central Beach Avenue South Beach Avenue BEACH AVENUEDEVELOPMENT PATTERNSSTUDY Date Saved: 6/6/2012 4:13:13 PM Ê 0 500 1,000250Feet Document Name: Aerial_CCCLAuthor: Erika Hall Constraints on Development Coastal Construction Control Line Coastal Construction Set Back Line B E A C H S E M I N O L E 1 7 T H 18TH 19TH 20TH O C E A N G R O V E B E A C H S I D E GARDEN 19TH 20T H O C E A N B E A C H 1 0 T H 1 1 T H 1 3 T H 1 2 T H 1 4 T H 1 5 T H 1 6 T H E A S T C O A S T 1 7 T H D E W E E S C O R A L C O Q U I N A O C E A N B E A C H E A S T C O A S T 2 N D 3 R D 4 T H 5 T H 6 T H 7 T H 8 T H 1 S T A H E R N C L U B P L A Z A 1 S T A H E R N North Beach Avenue Central Beach Avenue South Beach Avenue BEACH AVENUEDEVELOPMENT PATTERNSSTUDY Date Saved: 6/7/2012 10:45:59 AM Ê 0 500 1,000250Feet Document Name: TopoAuthor: Erika Hall Constraints on Development Topographic Contour 1-ft interval Coastal Construction Control Line Coastal Construction Set Back Line