340 Ocean Boulevard ZVAR18-0008 PresentationRequest for a variance as permitted by Section 24-64, to decrease the minimum distance required for open exterior stairs from side lot lines from 3 feet as required by Section 24-151(b)(1)(n)
to 1.5 feet to allow for an open exterior staircase on the south side of a new two-story detached garage at Lot 4, Block 24, Subdivision “A” Atlantic Beach (aka 340 Ocean Boulevard).
ZVAR18-0008
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Site Context and Detail
RS-2 Zoning
Lot is 50 feet wide by 115 feet deep.
Located mid-block on the west side of Ocean Blvd between 3rd and 4th Street.
New Single-Family Home
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Lot 5
350 Ocean Blvd
Lot 4
340 Ocean Blvd
Site Context and Detail
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Background
03/17: Mr. Phillips submitted plans for a new home and single car garage for Lot 5 (350 Ocean Blvd).
03/17: These plans and permit were then withdrawn by Mr. Phillips.
04/17: Lot 5 (350 Ocean Blvd) was then sold.
Single car garage
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Background
05/17: Mr. Phillips then submitted plans for a new home and 2 car garage for Lot 4 (340 Ocean Blvd).
06/17: Zoning asked for a revised site plan “showing setbacks from all new elements to property lines.”
06/17: A revised site plan was submitted showing setback lines. The staircase was not shown.
06/17: Zoning approved the site plan and the permit was issued.
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Background
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Background
12/17: City received a complaint. Staff then visited site and verified violation.
01/18: Planning & Building Department Staff visited site. The builder expressed desire to resolve the issue without a variance. Construction was allowed to continue.
03/18: Builder informed the City that a variance would be requested. A stop work order was then issued for the garage until a resolution is reached.
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Proposed Plan
To keep the open exterior staircase in its current location.
The detached garage is 5 feet from the south side lot line.
The edge of the staircase is located 1.5 feet from the south side lot line.
1.5’ from property line
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Need for a Variance
Section 24-151(b)(1)(n) allows open exterior staircases in side and rear yards, located a minimum of 3 feet from side lot lines.
The proposed staircase would be 1.5 feet from the south side lot line.
5’ Setback
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Analysis and Concerns
Staircase would be 1.5 feet from the southern lot line, 1.5 feet closer than allowed.
Staircase was not shown on the site plan reviewed by staff.
Certificate of Occupancy has not been issued for the detached garage.
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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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