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587 Beach Avenue ZVAR-14-00100021 Agenda Packet CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD STAFF REPORT   AGENDA ITEM 4.A CASE NO ZVAR‐14‐00100021 Request for a variance as permitted by Section 24‐64 for an increase in allowable fence height from 4 feet to 6 feet within 10 feet of the property line on corner lots where the abutting right‐of‐way is less than 50 feet as required by Section 24‐ 157(c)(1) at Atlantic Beach Subdivision Block 20 Lots 5 and 6 (aka 587 Beach Ave.). LOCATION 587 BEACH AVENUE APPLICANT KIRK AND ANNE MARIE MOQUIN DATE AUGUST 7, 2014 STAFF JEREMY HUBSCH, BUILDING AND ZONING DIRECTOR DEREK REEVES, ZONING TECHNICIAN STAFF COMMENTS The applicants are Kirk and Anne Marie Moquin, the owners of the property, with representation from Thomas Kervin of Aurora Custom Homes. The property is an ocean front lot on the corner of Beach Avenue and 6th Street. There is currently a new home being constructed on the site by Mr. Kervin for the owners. The owners are seeking to redesign their originally approved plans to move the location of a fence along 6th street to the property line and to increase the height to 6 feet from 4 feet along its length. A variance is needed for this redesign according to Section 24‐157(c)(1) which states, “for corner lots located on rights‐of‐way that are fifty (50) feet or less in width, no fence, wall or landscaping exceeding four feet in height, shall be allowed within ten (10) feet of any lot line which abuts a street.” The 6th Street right‐ of‐way is 40 feet wide. The applicants’ desire to have the height of their fence along 6th Street increased from 4 feet to 6 feet is largely motivated by safety and security concerns. An incident has been recorded with the Atlantic Beach Police where an unknown and unauthorized individual climbed the 6 foot temporary construction fence. There was no damage or injury in this case, but the applicants are concerned that this may happen again if the project is completed with a 4 foot tall fence. While the applicants intend to do as much as possible to prevent safety and security issues including security cameras, locking gates and an automatic pool cover; they believe a 6 foot tall fence would add an additional barrier to potential trespassers. It is of note that the state sets the minimum height of a fence around a pool at 4 feet. Staff has found 23 variances related to fences that have come before the Community Development Board since 2000 and 12 have been approved. Two of the approvals were considered because of high levels of pedestrian traffic and parking in right‐of‐ways related to beach accesses. There has also been an approval for an increase in height allowed for properties near Rose Park and three related to high levels of vehicular traffic on corner lots. Another was approved on a corner lot in relation to pedestrian traffic from Atlantic Beach Elementary, while one more recently was denied for similar reasons. Page 2 of 4    In an effort to improve the aesthetic views of the property along 6th Street as well as provide a safer environment, the applicants have offered to work with the city to design and furnish 3 parallel parking spaces in the right‐of‐way along the south side of 6th Street east of Beach Avenue. These spaces are already recognized by the city as beach access parking, but they are not paved. Aerial of 587 Beach Avenue and Surrounding Area   Courtesy of Google Maps Site Plan of 587 Beach Avenue Previously Permitted Location of Fence Previously Permitted 4 Foot  Fence to be Raised to 6 Feet New Location of 6 Foot Fence  Page 3 of 4    ANALYSIS   Section 24‐64(b)(1) provides that “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.”  According to Section 24‐17, Definitions, “[a] variance shall  mean relief granted from certain terms of this chapter.  The relief granted shall be only to the extent as  expressly allowed by this chapter and may be either an allowable exemption from certain provision(s) or a  relaxation of the strict, literal interpretation of certain provision(s).  Any relief granted shall be in accordance  with the provisions as set forth in Section 24‐64 of this chapter, and such relief may be subject to conditions as  set forth by the City of Atlantic Beach.”  Section 24‐64(d) provides six distinct grounds for the approval of a variance:  (1) Exceptional topographic conditions of or near the property.    As with most ocean front lots in the city, this lot has a relatively large change in elevation within and  around it when compared to the rest of city. The area closest to the ocean has an elevation of about 8 feet  that climbs over a distance of about 80 feet to the finished floor elevation of 17.9 feet of the main house.  The public beach access directly to the north of this site follows similar contours until the walkway is  elevated to go over the dunes. At this point there are clear views into the yard of the residence. The  applicants have concerns that this visibility will encourage people to trespass onto the property and  possibly result in vandalism or injury. The applicants believe the additional 2 feet of height will reduce the  visibility into the yard and provide a more significant obstacle to potential trespassers.   (2) Surrounding conditions or circumstances impacting the property disparately from nearby properties.   The primary reason for corner lots to have fences of 4 feet or less along right‐of‐ways is to ensure that  traffic has adequate sight lines at intersections. However, sight lines over private property are not  required at all‐way stop intersections like Beach Avenue and 6th Street. The fence along Beach Avenue is  already planned to be 6 feet tall and positioned away from the Beach Avenue right‐of‐way in an effort to  provide adequate sight lines.   (3) Exceptional circumstances preventing the reasonable use of the property as compared to other  properties in the area.      (4) Onerous effect of regulations enacted after platting or after development of the property or after  construction of improvements upon the property.      (5) Irregular shape of the property warranting special consideration.      (6) Substandard size of a lot of record warranting a variance in order to provide for the reasonable use of  the property.      Page 4 of 4    REQUIRED ACTION The Community Development Board may consider a motion to recommend approval of ZVAR‐14‐00100021,  request for a variance for an increase in allowable fence height from 4 feet to 6 feet within 10 feet of the property line on corner lots where the abutting right‐of‐way is less than 50 feet as required by Section 24‐ 157(c)(1) at Atlantic Beach Subdivision Block 20 Lots 5 and 6 (aka 587 Beach Ave.), upon finding this request is consistent with the definition of a variance, and in accordance with the provisions of Section 24‐ 64, specifically the grounds for approval delineated in Section 24‐64(d) and as described above. A variance may be granted, at the discretion of the community development board, for the following  reasons:  (1) Exceptional topographic conditions of or near the property.  (2) Surrounding conditions or circumstances impacting the property disparately from nearby  properties.  (3) Exceptional circumstances preventing the reasonable use of the property as compared to other  properties in the area.  (4) Onerous effect of regulations enacted after platting or after development of the property or after  construction of improvements upon the property.  (5) Irregular shape of the property warranting special consideration.  (6) Substandard size of a lot of record warranting a variance in order to provide for the reasonable use  of the property.  Or, The Community Development Board may consider a motion to recommend denial of ZVAR‐14‐00100021,  request for a variance for an increase in allowable fence height from 4 feet to 6 feet within 10 feet of the property line on corner lots where the abutting right‐of‐way is less than 50 feet as required by Section 24‐ 157(c)(1) at Atlantic Beach Subdivision Block 20 Lots 5 and 6 (aka 587 Beach Ave.), upon finding that the  request is either inconsistent with the definition of a variance, or it is not in accordance with the grounds of  approval  delineated in Section 24‐64(d), or it is consistent with one or more of the grounds for denial of a  variance, as delineated in Section 24‐64(c), described below.  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:  (1) Light and air to adjacent properties.  (2) Congestion of streets.  (3) Public safety, including traffic safety, risk of fire, flood, crime or other threats to public safety.  (4) Established property values.  (5) The aesthetic environment of the community.  (6) The natural environment of the community, including environmentally sensitive areas, wildlife  habitat, protected trees, or other significant environmental resources.  (7) 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 situation created by the property owner.