88 Ocean Boulevard 15-ZVAR-1035 APPEAL Presentation UpdatedRequest for a variance as permitted by Section 24-64 for relief from the Section 24-88(b) requirements for adjoining townhouse dwelling units to be constructed of substantially the same
architectural style, colors and materials at Atlantic Beach Subdivision “A” south half of Lot 6 Block 34 (aka 88 Ocean Blvd).
15-ZVAR-1035
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Site Context and Detail
RG-M (Residential General-Multi-Family) Zoning.
RM (Residential Medium) Future Land Use.
26 Foot by 106 Foot Lot.
½ of a 2-Unit Townhouse.
Built in 2006.
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Proposed Plan
Replace exterior stucco siding with new horizontal lap siding.
Architectural changes to balconies and columns.
OLD Design
NEW Design
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Need for a Variance
Section 24-88(b) states; “adjoining two-family or townhouse dwelling units shall be constructed of substantially the same architectural style, colors and materials.”
The adjoining unit is the same as it was originally constructed featuring tan stucco with beige accents.
The proposed use of horizontal lap siding is different from the stucco of the adjoining unit.
The proposed changes to columns and garage door will also result in minor changes to the architectural style compared to the adjoining unit.
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Analysis and Concerns
From the Applicant
Extensive water damage caused by poor construction including wood rot and mold.
Attempts to replace old stucco with new stucco resulted in continued water intrusion.
An engineer found the new stucco was installed incorrectly and recommended designing a drainage plane between the siding and structure.
From Staff
The drainage plane system was not tried with stucco.
City Building Official has said stucco is an accepted building material and should work when designed and installed correctly.
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Analysis and Concerns
Aesthetics
Continuity
2-Unit Townhouse located on 3rd Street in Neptune Beach with different siding on each unit.
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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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