170 8th Street 16-ZVAR-13 PresentationRequest for a variance as permitted by Section 24-64, to designate 8th Street as the front yard as opposed to Ocean Boulevard as required by Section 24-17 “lot, corner” and to remove
the Section 24-17 “building restriction line” requirement to allow the corner lot side yard setback of 10 feet along Ocean Boulevard at Club Manor Lot 11 and the West 23.69 feet of
Lot 12 (170 8th Street).
16-ZVAR-13
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Site Context and Detail
RS-2 Zoning.
RL (Residential Low) Future Land Use.
Part of the Club Manor plat.
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Proposed Plan
Build an addition to the west side of the house for a garage.
10 foot setback from Ocean Blvd.
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Need for a Variance
Section 24-17 “lot, corner” states in part; “The exterior lot line of the narrowest side of the lot adjoining the street shall be considered the front of the lot. The exterior lot line
of the longest side of the lot abutting the street shall be considered as a side of the lot and shall have a minimum required side yard of ten (10) feet.”
Section 24-17 “building restriction line” states in part; “Building restriction lines, which may require greater building setback than the minimum yard requirement of the applicable
zoning district, and which have been recorded upon a final subdivision plat approved and accepted by the city, shall be enforceable by the city.”
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Analysis and Concerns
Left- Buildable area today within BOLD lines.
Right- Buildable area with variance and garage addition.
Nonconformities with and without a variance.
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Analysis and Concerns
Club Manor Plat
Red lines show proposed setback lines.
BRLs on all lots including ocean front lots.
Possibility for a lesser variance:
Remove the BRL along Ocean only.
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Analysis and Concerns
Consistency with neighborhood if approved.
20 foot setback from 8th Street.
10 foot setback from Ocean Blvd.
All properties on west side of Ocean Blvd have a 20 foot setback from Ocean Blvd.
All properties to the south have a 20 foot setback from Ocean Blvd.
The next 2 properties to the north on Ocean Blvd have 15 foot platted BRLs from Ocean Blvd.
All properties on 8th Street have a 25 foot setback from 8th Street.
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Grounds for Decision
APPROVAL- existence of one or more of the following
DENIAL- adverse impact on one or more of the following
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 improvement 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.
Light and air to adjacent properties.
Congestion of streets.
Public safety, including 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.
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