290 Beach Avenue ZVAR-14-00100047 Applicant Letter to CDB
November
12,
2014
Dear
Community
Development
Board
Members,
Enclosed
please
find
materials
I
hope
you
find
informative
and
supportive
of
my
recent
request
for
a
variance
at
290
Beach
Avenue
in
Old
Atlantic
Beach.
Staff
at
the
City
will
be
presenting
additional
information
about
this
variance
request
at
the
upcoming
meeting
on
Tuesday,
Nov.
18th.
Please
know
I
have
provided
them
with
a
copy
of
these
materials
as
well.
Background:
I
recently
retired
and
relocated
to
Atlantic
Beach.
Earlier
this
year
I
purchased
the
through-‐
lot
property
at
290
Beach
Ave.
with
the
intent
making
it
my
permanent
residence.
The
property
has
most
recently
been
used
as
a
multi-‐family
property;
and
my
plan
and
desire
is
to
return
it
to
a
single-‐family
residence.
There
are
currently
two
structures
on
the
property
including
a
“cottage-‐like”
structure
currently
front-‐facing
Beach
Avenue.
It
was
built
in
the
late
1930’s
and
sits
approximately
8
feet
from
the
Beach
Ave.
lot
line.
The
second
structure
is
a
“garage/2-‐bedroom
apartment”
currently
facing
Ocean
Blvd.
It
has
a
stucco
exterior,
was
built
in
the
late
70’s
and
sits
approximately
22
feet
from
the
Ocean
Blvd.
lot
line.
There
is
a
courtyard
between
the
two
current
structures.
The
proposed
plans
call
for
both
current
structures
to
be
demolished
and
replaced
with
a
new
single-‐family
home
styled
consistent
with
the
1930’s
“beach-‐like
design”
similar
to
most
of
the
surrounding
homes.
The
new
structure
will
be
a
medium-‐sized
main
house
front-‐facing
Beach
Ave.
and
a
garage
structure
facing
Ocean
Blvd.
Both
structures
will
have
cedar
shake
exteriors.
The
plans
also
include
maintaining
a
courtyard
between
the
structures
and
incorporating
considerable
and
appropriate
landscaping
on
both
the
Beach
Ave.
and
Ocean
Blvd.
setbacks
consistent
with
the
surrounding
homes.
Request:
I
am
respectfully
requesting
a
variance
from
the
minimum
twenty
(20)
foot
setback
requirements
of
section
24.106.e.2.
The
RS-‐2
zoning
district
requires
a
minimum
lot
size
area
of
7500
square
feet
and
a
lot
width
of
75
feet.
The
property
at
290
Beach
Ave.
is
approximately
6500
square
feet
with
an
average
width
of
approximately
50
feet
and
an
average
depth
of
approximately
130
feet.
The
non-‐conforming
(smaller
than
ordinance
requires)
overall
size
of
the
property
and
limited
lot
width
require
utilizing
a
greater
portion
of
the
front
and
rear
set
back
requirements
to
facilitate
the
development
of
a
new,
medium
size
single-‐family,
(current
use
is
multi-‐family)
safer
and
more
architecturally
appropriate
structure
consistent
with
the
land
development
goals
and
residential
character
of
Old
Atlantic
Beach.
Specifically
the
request
includes
1)
a
set
back
reduction
of
4
feet
from
the
existing
requirement
of
20
feet
on
Beach
Ave.,
and
2)
a
set
back
reduction
of
2
feet
from
the
existing
requirement
of
20
feet
on
Ocean
Blvd.
The
net
effect
(six
(6)
feet
in
aggregate)
would
be
a
set
back
of
not
less
than
sixteen
(16)
feet
on
Beach
Ave.
and
eighteen
(18)
feet
on
Ocean
Blvd.
Currently
the
existing
structure
front-‐facing
Beach
Ave.
is
set
back
approximately
8
feet
from
the
lot
line.
That
structure
would
be
demolished
with
approval
of
the
requested
variance.
The
end
result
would
be
a
new
structure
on
the
Beach
Ave.
with
a
set
back
double
what
currently
exists.
This
16
foot
set
back
would
be
more
conducive
to
the
safety
of
those
driving,
parking,
walking,
biking,
skating,
etc.
along
Beach
Ave.
This
sixteen
(16)
foot
set
back
is
also
more
consistent
with
the
set
back
and
line-‐of-‐site
dynamics
along
Beach
Avenue
in
general
and
the
immediate
neighboring
properties
specifically.
Regarding
the
proposed
new
structure
on
Ocean
Blvd.
the
same
dynamics
apply.
The
requested
eighteen
(18)
foot
set
back
would
more
closely
align
with
the
neighboring
properties.
Specifically
to
the
north,
a
requested
variance
for
a
reduced
set
back
(from
20
feet
to
15
feet)
for
construction
of
a
new
garage
structure
was
recently
approved
by
the
Community
Development
Board.
The
proposed
new
Ocean
Blvd.
garage
structure
at
290
Beach
Ave.
(set
back
18
feet)
would
allow
for
plenty
of
space
(off
sidewalk)
for
driveway
parking
and
safe
visibility
while
backing
out.
The
new
structure
would
also
be
constructed
with
a
reduced
pitch
(garage
floor
to
road
level)
for
reduced
risk
of
vehicles
and/or
other
items
accidently
rolling
onto
the
Ocean
Blvd.
sidewalk
or
actual
street.
I
also
believe
the
net
result
of
the
requested
variance
is
consistent
with
the
Architectural
Design
Guidelines
for
Old
Atlantic
Beach
and
the
objectives
and
policies
of
the
City
of
Atlantic
Beach
including:
Objective
A.1.3:
Maintaining
Residential
Character
The
City
shall
encourage
future
development
and
redevelopment,
which
1)
retains
the
exceptionally
high
quality
of
life
and
the
predominantly
residential
character
of
the
City
of
Atlantic
Beach
.
.
.
“
Policy
A.1.4.3:
The
City
shall
maintain
within
its
Land
Development
Regulations
provisions
intended
to
retain
the
unique
community
identity,
the
architectural
character,
and
the
residential
scale
of
that
area
of
the
City
known
as
Old
Atlantic
Beach.
Policy
F.2.1.3:
The
City
shall
encourage
individual
homeowners
and
private
developers
to
increase
private
reinvestment,
which
shall
upgrade
and
enhance
the
structural
quality
and
aesthetic
conditions
of
existing
housing
and
existing
neighborhoods.
The
neighbors
agree.
Please
see
the
enclosed
letters
of
support
from
the
immediate
neighbors
of
the
property
at
290
Beach
Ave.
They
are
familiar
with
the
unique
nature
of
the
property,
the
specifics
of
the
request
for
variance;
and
have
offered
their
written
encouragement
and
support
for
the
Board
to
approve
the
request.
Supporting
Rationale
(information
from
City
of
Atlantic
Beach
web
site):
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.
Comment:
no
adverse
impact.
Congestion
of
streets.
Comment:
no
adverse
impact.
In
fact,
a
new
structure
with
an
increased
set
back
from
existing
Beach
Ave.
structure
and
reduced
slope
of
new
driveway
on
Ocean
Blvd.
represent
reduced
risk
for
pedestrians,
bicyclist,
etc.
Public
safety,
including
traffic
safety,
risk
of
fire,
flood,
crime
or
other
threats
to
public
safety.
Comment:
no
adverse
impact .
See
above
comment
for
reduced
risk
to
pedestrians,
bicyclists,
etc.
Also,
new
construction
requirements
likely
represent
reduced
risk
of
fire
vs.
existing
structures
dating
from
the
1930’s
and
1970’s.
Established
property
values.
Comment:
no
adverse
impact .
In
fact,
the
proposed
project
(construction
of
a
new
single-‐family
house
vs.
older
multi-‐family
structures)
represents
significant
benefits
including
a
likely
boost
to
surrounding
property
values.
The
aesthetic
environment
of
the
community.
Comment:
no
adverse
impact.
Project
plan
calls
for
new
architecturally
appropriate
structures
consistent
with
Atlantic
Beach
community
development
goals
and
the
strong
support
of
neighbors.
The
natural
environment
of
the
community,
including
environmentally
sensitive
areas,
wildlife
habitat,
protected
trees,
or
other
significant
environmental
resources.
Comment:
no
adverse
impact.
The
general
health,
welfare
or
beauty
of
the
community.
Comment:
no
adverse
impact.
Project
plan
calls
for
new
architecturally
appropriate
structures
consistent
with
Atlantic
Beach
community
development
goals
and
the
strong
support
of
neighbors.
_________________________________________________________________________
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.
Comment:
topography
conditions
have
no
impact
positively
or
negatively
Surrounding
conditions
or
circumstances
impacting
the
property
disparately
from
nearby
properties.
Comment:
Property
is
defined
by
the
City
of
Atlantic
Beach
code
as
non-‐conforming
(less
than
7500
sq.
feet).
As
a
non-‐conforming
“small
through
street
lot”
the
existing
20-‐foot
setback
requirements
on
both
Beach
Ave.
and
Ocean
Blvd.
are
considerably
more
restrictive
vs.
other
larger
and/or
conforming
lots.
Exceptional
circumstances
preventing
the
reasonable
use
of
the
property
as
compared
to
other
properties
in
the
area.
Comments:
Property
is
currently
defined
as
non-‐conforming
by
existing
City
of
Atlantic
Beach
code.
For
these
smaller
lots
the
existing
through-‐lot
setback
requirements
of
20
feet
(front
on
Beach)
and
20
feet
(garage
on
Ocean)
are
disproportionally
restrictive
vs.
other
larger
and/or
conforming
lots.
I
believe
“reasonable
use”
should
include
the
ability
of
single-‐through-‐lot
property
owners
to
construct
a
medium
size
single-‐family
structure
and
detached
garage
with
adequate
room
for
a
courtyard.
This
would
be
consistent
with
the
design
of
many
other
properties
in
Atlantic
Beach
and
supports
community
development
goals.
Onerous
effect
of
regulations
enacted
after
platting
or
after
development
of
the
property
or
after
construction
of
improvements
upon
the
property.
Comment:
There
are
many
current
non-‐conforming
structures
along
Beach
Ave.;
made
so
due
to
regulation
changes
over
the
years.
Today
the
property
at
290
Beach
Ave.
is
considered
“non-‐conforming”
due
to
it’s
reduced
size,
yet
the
proposed
new
project
structures
are
ones
that
could
have
been
constructed
consistent
with
ordinances
in
place
during
the
1930’s
and
1940’s
(when
the
original
cottage
structure
was
built).
The
proposed
new
single-‐family
structure
is
also
very
consistent
with
the
design
and
architectural
characteristics
of
the
other
current
surrounding
residential
structures.
Irregular
shape
of
the
property
warranting
special
consideration.
Comment:
N/A
Substandard
size
of
a
lot
of
record
warranting
a
variance
in
order
to
provide
for
the
reasonable
use
of
the
property.
Comment:
Property
is
currently
defined
as
non-‐conforming
by
existing
City
of
Atlantic
Beach
code.
This
property,
measuring
~6500
sq.
feet,
is
>13%
smaller
than
the
minimum
requirements
of
a
conforming
lot.
For
these
smaller
non-‐conforming
lots
the
existing
through-‐lot
setback
requirements
of
20
feet
(front
on
Beach)
and
20
feet
(garage
on
Ocean)
are
disproportionally
restrictive
vs.
other
larger
and/or
conforming
lots.
In
fact,
several
other
Beach
Ave.
through-‐lot
property
owners
(Carithers,
Barker,
Yockey,
etc.)
have
purchased
two
or
more
adjacent
lots
over
the
years
to
provide
themselves
with
flexibility
to
“bu ild
larger
houses”
while
rendering
moot
the
limits
of
“more
restrictive”
setbacks.
I
believe
“reasonable
use”
should
include
the
ability
of
single-‐through-‐lot
property
owners
to
construct
a
medium
size
single-‐family
structure
and
detached
garage
with
adequate
room
for
a
courtyard
between
them.
This
would
be
consistent
with
the
design
of
many
other
properties
in
Atlantic
Beach
and
supportive
of
community
development
goals.
My
proposed
design,
including
the
slightly
reduced
setbacks
of
4
feet
on
Beach
Ave.
and
2
feet
on
Ocean
Blvd.
represents
“reasonable
use”.
Summary
Earlier
this
year
the
Board
formally
expressed
interest
and
support
for
through-‐lot
property
owners
having
the
option
to
front-‐face
a
house
on
Beach
Ave.
or
Ocean
Blvd.
The
Board
has
also
expressed
its
desire
to
encourage
appropriate
new
residential
development,
improve
public
safety
where
possible
and
maintain
or
improve
the
“feel
and
line-‐of-‐sight”
characteristic
of
Beach
Ave.
and
Ocean
Blvd.
My
project
plan,
including
the
requested
setback
reductions,
does
all
that.
Additional
benefits
to
the
City
and
immediate
neighborhood
include
replacing
two
dated
multi-‐family
structures
(one
stucco)
with
a
new
single-‐family
structure
consistent
in
design
and
scale
with
most
all
of
the
“beach-‐oriented,
cedar-‐shake”
design
properties
surrounding
it.
This
variance
request
is
an
individual
situation
with
specific
details
unique
to
this
property.
With
strong
and
unanimous
support
from
the
immediate
neighbors
I
believe
this
variance
request
is
reasonable,
consistent
with
Atlantic
Beach
development
goals,
and
offers
adequate
grounds
supporting
approval
within
the
current
code.
Its
approval
would
provide
benefits
to
all.
I
hope
this
information
has
been
helpful
and
welcome
any
opportunity
to
provide
you
with
additional
details
about
my
plans
and/or
answer
questions.
This
would
include
a
visit
to
the
property
at
your
convenience
if
there
were
interest.
Thank
you
for
any
and
all
consideration.
Respectfully,
Andy
Pitler
277
Beach
Ave.
Atlantic
Beach,
FL
32233
773.680.6868