1303 Beach Avenue ZVAR-14-00100046 PresentationRequest for a variance as permitted by Section 24-64 for a reduction in rear yard setback from 20 feet as required by Section 24-106(e)(2) to 8 feet at Atlantic Beach Subdivision “A”
Block 52 Lots 1 and 2
(aka 290 Beach Avenue)
ZVAR-14-00100046
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Site Context and Detail
RS-2 Zoning.
RL (Residential Low Density) Future Land Use.
Ocean Front Lot
50 Foot Wide Lot
Existing 2-story home setback 1 foot from the property line along Beach Ave.
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Proposed Plan
Remodel interior and exterior of existing 2-story home.
Add a new floor on top of the existing house.
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Need for a Variance
Section 24-106(e)(2) requires a 20 foot rear yard setback.
20 Foot Setback
8 Foot Setback
Property Line
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Analysis and Concerns
Net increase in overall height.
Net decrease in vertical wall along the street.
Less environmental impact compared to new construction.
8 foot setback is less than that required for a 2-story garage.
Potential long term impacts of an 8 foot setback.
Allows an expansion of a nonconforming structure.
Does little to preserve an older home after extensive renovations.
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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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If the Variance is Approved…
The Garage Level or the Middle Level?
The only relevant portion of the Atlantic Beach Code comes from the Flood Hazard Areas chapter that defines a “basement” as “the portion of a building having its floor sub grade on all
sides”. However, this chapter is not clear if the building or the lot has to be in a flood area. In this case a portion of the lot is in a flood zone but the building is not.
The Florida Building Code defines a “basement” as “the portion of a building that is partially or completely below grade”.
This will effect the design of the new floor because of Old Atlantic Beach Design Standards that limit 2nd and 3rd floor side wall length and 3rd floor size.
What is the First Floor of the Proposed Structure?
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