425 Atlantic Boulevard ZVAR19-0008 PresentationRequest for two variances as permitted by Section 24-64, to reduce the vehicle use area perimeter landscape buffer for side property lines from 5 feet as required by Section 24-177(d)(2)
to 3 feet and to reduce the minimum required parking from 16 spaces as required by Section 24-161(h)(8) to 9 spaces to allow the reconfiguration of existing nonconforming parking at
Saltair Section 3 Lots 834-834 and 850 (aka 425 Atlantic Boulevard).
ZVAR19-0008
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Site Context
2
Zoning
CG (Commercial General) Zoning.
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Proposed Plan
Remove the existing asphalt parking lot.
Add an entrance/exit on Sturdivant Avenue.
Install new gravel parking lot at north end of property.
Temporarily maintain existing Atlantic Boulevard access for check-in parking.
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Analysis
Angles of the property and buildings allow the parking to be angled and minimize encroachment into landscape buffer.
Gray area:
Gravel parking
Black triangles:
Parking in buffer
Light green:
5 foot min buffer
Dark green:
Extra landscaping
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Analysis
Areas of encroachment:
East- back of Hotel Palms
West- McDonald’s dumpsters
Considering a lesser variance.
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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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Proposed Plan
Remove the existing asphalt parking lot.
Add an entrance/exit on Sturdivant Avenue.
Install new gravel parking lot at north end of property.
7 standard parking spaces
1 ADA parking space
1 existing garage space
Temporarily maintain existing Atlantic Boulevard access for check-in parking.
Parallel space will be check-in parking once Atlantic Boulevard access is closed
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Need for Variances
Section 24-177(d)(2) requires a 5 foot wide landscape buffer between vehicle use areas (VUAs) and side property lines.
A portion of the parking would reduce the buffer to as little as 3 feet wide
Section 24-161(h)(8) requires 1 parking space for each hotel room plus one for employees.
The renovated hotel will have 15 units requiring 16 spaces
9 spaces are proposed
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Analysis
Current has 13 parking spaces.
11 marked spaces
1 parallel
1 garage
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Analysis
Current required parking is 17 spaces.
1 per 14 rooms
1 for employees
2 for the dwelling unit
No ADA space exists today.
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