587 Beach Avenue ZVAR-12-00100031 PresentationZVAR-12-00100031
587 BEACH AVENUE
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587 BEACH AVENUE
ATLANTIC BEACH SUBDIVISION ‘A’
PLAT 5-69, RECORDED JUNE 5, 1913
BLOCK 20, LOTS 5 AND 6
LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF BEACH AVENUE AND 6TH STREET
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THE PROPOSAL
…as rendered by Content Design Group
Total SF enclosed: 7,945
Total SF decks: 1,924
Total Habitable: 7,038 SF
Level 1: 3,093 SF
Level 2: 2,793 SF
Level 3: 1,152 SF
Impervious surface area 10,000 SF +/- 100 SF
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THE PROPOSAL
COMPLIANT WITH SECTION 24-106, RESIDENTIAL SINGLE FAMILY (RS-2) DISTRICT STANDARDS
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THE PROPOSAL
COMPLIANT WITH SECTION 24-106, RESIDENTIAL SINGLE FAMILY (RS-2) DISTRICT STANDARDS
LOT WIDTH: 99.95’(W)/99.37’(E)
LOT DEPTH: 257.98’ (N)/254.68’ (S)
FRONT YARD SETBACK: >79’
REAR YARD SETBACK: >54’
INTERIOR SIDE YARD SETBACK: >28’
STREET SIDE YARD SETBACK: 6’ (SUBJECT TO EXISTING 4’ VARIANCE GRANTED NOV 6,1986 BY THE CDB).
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THE PROPOSAL
COMPLIANT WITH SECTION 24-106, RESIDENTIAL SINGLE FAMILY (RS-2) DISTRICT STANDARDS
MAXIMUM BUILDING HEIGHT: 35’
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SECTION 24-172
RESIDENTIAL DEVELOPMENT STANDARDS
ADOPTED BY MEANS OF ORDINANCE NO 90-06-195 ON SEPTEMBER 11, 2006
APPLICABLE TO THE GEOGRAPHIC AREA KNOWN AS “OLD ATLANTIC BEACH”, AS SHOWN IN THE ATTACHED MAP
“The diversity of residential types is recognized as an asset to this community’s unique character. The purpose of these regulations is also to regulate the future use and development
of land in a manner that minimizes incompatible relationships within neighborhoods that may result from new development, which because of excessive height, mass or bulk may result in
new development that excessively dominates the established development patterns within neighborhoods or excessively restricts light, air, breezes or privacy on adjacent properties.”
THE RESIDENTIAL DEVELOPMENT STANDARDS DO NOT EXCLUDE ANY PARTICULAR ARCHITECTURAL STYLE.
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SECTION 24-172
RESIDENTIAL DEVELOPMENT STANDARDS
The provisions…
Side wall planes. To avoid stark, exterior side walls from facing the sides of adjacent residences, particularly on two-story and three-story residences, the following standards shall
apply to new two-story and three-story single-family and two-family dwellings
Second- and third-story exterior side walls, which exceed thirty-five (35) feet in length, shall provide horizontal offsets of at least four (4) feet, or architectural details, design
elements or other features, which serve to break up the appearance of the side wall, such that adjacent properties are not faced on the side by blank two- or three-story walls void
of any architectural design other than siding material or windows.
Such design features may also include balconies, bay windows and other types of projecting windows or architectural details provided that these shall not extend more than twenty-four
(24) inches into the required side yard, and that a minimum separation of ten (10) feet is maintained between such extensions into the required side yard and any other existing adjacent
residential buildings.
Height to wall plate. For single-family and two-family dwellings, the maximum height to the top of the horizontal framing member of a wall from the first floor finished floor elevation
shall not exceed twenty-two (22) feet.
Third floor footprint. In order to reduce the mass of taller single-family and two-family dwellings, the interior footprint of any third floor area shall not exceed fifty (50) percent
of the size of the second floor interior footprint.
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SECTION 24-172
RESIDENTIAL DEVELOPMENT STANDARDS
The variance procedure…
Requests to vary from the provisions of the residential development standards. Recognizing that there may be alternative means by which to achieve the purpose and intent of this section,
an applicant may request a variance to provisions of this section in accordance with the procedures as set forth in section 24-64 of this chapter, except that the following shall be
considered as grounds to approve such requests. [Subsections (c) and (d) of section 24-64 shall not be applicable to such requests.]
Requests to vary from the provisions of the residential development standards may be granted, at the discretion of the Community Development Board, upon finding that:
The proposed development will not result in excessive height, mass or bulk that will excessively dominate the established development pattern within the neighborhood or excessively restrict
light, air, breezes or privacy on adjacent properties.
The proposed development will be compatible and consistent with the diversity of architectural styles and building forms found in Old Atlantic Beach.
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THE REQUEST
VARIANCE FROM SECTION 24-172(c)(1), SIDE WALL PLANES – SECOND FLOOR
THE LONGEST SIDE WALL PLANE ON THE SECOND FLOOR IS ON THE NORTHERN SIDE, AND MEASURES APPROXIMATELY 46’.
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THE REQUEST
VARIANCE FROM SECTION 24-172(c)(1), SIDE WALL PLANES – THIRD FLOOR
THE LONGEST SIDE WALL PLANE ON THE THIRD FLOOR IS ON THE SOUTHERN SIDE, AND MEASURES APPROXIMATELY 54’.
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THE REQUEST
VARIANCE FROM SECTION 24-172(c)(2), HEIGHT TO WALL PLATE
FOR THE PURPOSE OF ILLUSTRATING HOW THIS STRUCTURE COMPARES WITH A MORE TRADITIONAL DESIGN THAT COMPLIES WITH THE RDS, THE LOCATION OF A 22’ WALL PLATE IS NOTED. FROM THE WALL PLATE
OR PARAPET TO THE PEAK OF ROOF, THE HABITABLE SPACE WITHIN THE ADDITIONAL ALLOWABLE 13’ IN HEIGHT IS CAPTURED WITHIN THE ROOF STRUCTURE.
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THE REQUEST
VARIANCE FROM SECTION 24-172(c)(3), THIRD FLOOR FOOTPRINT
OVERALL THE THIRD FLOOR IS APPROXIMATELY 1,727 SF, OR ABOUT 61% OF THE SECOND FLOOR AREA, WHICH IS APPROXIMATELY 2,793 SF. HOWEVER, 575 SF OF THIS AREA IS UNINHABITABLE OPEN SPACE TO
THE SECOND FLOOR. THUS THE HABITABLE AREA OF THE THIRD FLOOR IS ABOUT 1,152 SF, OR 41% OF THE SECOND FLOOR.
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