51 Beach Avenue LETTER 04.19.2004 (de Carle) 14.A.N • CITY OF ATLANTIC BEACH
J�� BUILDING AND PLANNING
�A " °`� 800 SEMINOLE ROAD
ATLANTIC BEACH,FLORIDA 32233-5445
s) TELEPHONE: (904)247-5800
7.41 FAX:(904)247-5845
http://ci.atlantic-beach.fl.us
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April 19, 2004
Rodney de Carle F/
51 Beach Avenue �01 r
Atlantic Beach, Florida 32233
Re: Lot 4, Block 33, Atlantic Beach Subdivision A
Dear Mr. de Carle:
I have reviewed the information you have provided regarding proposed development plans of
your oceanfront property on the north side of Ahern Street. Your property is located within the
RG-2 (Residential General, Multi-family) Zoning District and within the RM (Residential,
Medium Density Comprehensive Plan future land use designation. Development of a two-unit
Townhome, is consistent with both of these designations, and a two-unit Townhome would be
considered a permitted use, subject of course, to all applicable local Land Development
Regulations, Florida Building Codes, and any required Coastal permitting.
As we have discussed, the City's Land Development Regulations do not consider fee-simple
ownership division of a Townhome as a division of the underlying platted lot. As such, your
proposed development is also consistent with the City's subdivision regulations. (I have
enclosed a copy of Section 24-189.) Please feel free to call me at 247-5826 with any questions.
Sincerely, /J
Sonya B. Doerr, AICP
Community Development Director
Enclosure
cc: Don Ford, CBO, Building Official
EXHIBIT A-ORDINANCE NUMBER: 90-03-184
Sec. 24-189. Exemptions from the requirement for approval and recording of a Final Subdivision
Plat or Replat.
(a) Building Permits may be issued following divisions of Land without the need for approval of a Final
Subdivision Plat or a Replat only in accordance with each the following provisions.
(1)The division results in no more than two(2)contiguous Lots or Parcels.
(2) The resultant new Lots, comply with the Minimum Lot Area, Width and Depth, and access
requirements of the applicable Zoning District, the Comprehensive Plan and all other applicable
requirements of these Land Development Regulations.
(3) The division and the resultant new Lots shall not create any Nonconforming Structures or any
other Nonconforming characteristic.
(4) Approval by the designated Administrative Official of a Certified Survey depicting the proposed
new lots verifying compliance with the above requirements. Such Certified Survey shall be
submitted to the City and approved prior to recording of a deed for transfer of ownership of
Lands, and shall be recorded as an addendum to the deed. It shall be the responsibility of the
property owner(s) to provide evidence of the approved Certified Survey along with any
application for Building Permits.
(b) Townhouses and residential Dwellings held in Fee-Simple Ownership. Townhouses and Two-family
Dwellings, when divided in ownership, shall not constitute a division of Lands requiring approval of
a Final Subdivision Plat or a Replat, provided that such Dwellings are otherwise in compliance with
these Land Development Regulations and the Comprehensive Plan.
Sec. 24-190. Multiple Lots and Parcels treated as a single Development Parcel.
In the case where more than one Parcel, Platted Lot or Lot of Record has been combined and developed
as a single Development Parcel, such Lots shall not later be developed as a single Lot, unless all
requirements for Development as a single Lot shall be met, including but not limited to Impervious
Surface Area limitations and provision of all Required Yards for all Structures.
Sec. 24-191. Waiver.
(a) General. Where the City Commission finds that undue hardship due to unreasonable practical
difficulties may result from strict compliance with this Article, the City Commission may approve a
waiver to the requirements of this Article if the waiver serves the public interest.
(b) Conditions of waiver. An Applicant seeking a waiver shall submit to the City Commission a written
request for the waiver stating the reasons for the waiver and the facts, which support the waiver. The
City Commission shall not approve a waiver unless it determines as follows.
(1) The particular physical conditions, shape or topography of the specific property involved causes
an undue hardship to the Applicant if the strict letter of the Article is carried out.
Ordinance Number: 90-03-184 Initial Effective Date: January 01,2002
with amendments through December 08, 2003
99
yA
April 14, 2004
Sonya Doerr,AICP
Community Development Director
City of Atlantic Beach
800 Seminole Road
Atlantic Beach FL 32233-5445
Re: 51 Beach Avenue—Duplex Development Preliminary Plan
Dear Ms. Doerr,
This communication is confirming our meeting and discussion on April 7,2004.
As indicated by a proposed site plan submitted to you on April 7,2004, my intention is to
develop the property with one (1)Duplex structure resembling two residential dwellings.
The property is zoned RG-2 (Residential General, Multi-family)with a Comprehensive
Plan land use designation of RM(Residential-medium Density). This proposal will
develop the property with lower density Duplex building code parameters as follows:
1. Two dwelling units connected by a continuous roof, sharing a common garage
wall located 100ft east of, and parallel to,the westerly 50ft property boundary line
abutting Beach Avenue.
2. The West dwelling shall have a 20ft setback from Beach Avenue, a 5ft setback
from the northerly property boundary line, and a 10ft setback from the southerly
property boundary line, abutting Ahern Street and facing the Sea Turtle Inn, and
an additional 5ft setback from the southerly boundary line due to the corner lot
location if required. The easterly property line of the west dwelling shall be
located at the common wall of the garages, located 100ft east of, and parallel to,
the westerly property boundary line abutting Beach Avenue.
3. The East dwelling shall have a seaward setback in excess of 60ft from the easterly
property boundary line, abutting the seawall and the Atlantic Ocean. Preliminary
approval by DEP will allow construction up to 125ft seaward of the CCCL.
Common with the West dwelling, a 5ft setback from the northerly property
boundary line, and a l Oft setback from the southerly property boundary line,
abutting Ahern Street and facing the Sea Turtle Inn, and an additional 5ft setback
from the southerly boundary line due to the corner lot location if required. The
westerly property line of the East dwelling shall be located at the common wall of
the garages, located 100ft east of,and parallel to,the 50ft westerly property
boundary line of the West dwelling property line abutting Beach Avenue.
4. The intent of the Duplex construction is to lawfully divide the property at the
common wall of the garages, located 100ft east of, and parallel to the westerly
50ft property boundary line abutting Beach Avenue. This will create a 5000sq ft
West property parcel, and a 7250+sqft East property parcel. Each parcel will
contain one half of a Duplex structure with separate Fee Simple ownership.
As previously determined by your office, Section 24-167 addresses the issue of an 8ft
buffer wall. (This provision assumes that non-residential development would be
occurring after residential development is in place, and forces the non-residential
developer to construct the buffer wall.) It is consistent with this provision to allow the
buffer wall to be placed on the residential development if the residential property owner
wishes to assume that cost and obligation. In that this residential lot adjoins the largest
commercial development and the largest commercial structure within the City of Atlantic
Beach,the need to construct an eight foot buffer wall to provide adequate buffering was
found to be demonstrated.
In conclusion,by approving this development proposal, The City of Atlantic Beach will
accomplish multiple results:
1. Permanently eliminates the risk of maximum utilization of the existing RG-2
Residential-Multifamily zoning and Comprehensive Plan RM Medium Density
allowances, by under-developing the property using Duplex zoning parameters.
2. Maintains community architectural integrity and aesthetic appeal by creating a
duplex resembling two dwellings of"local period vernacular".
3. Eliminates existing grandfathered non-conforming residence and simultaneously
brings all building setbacks into compliance with current building codes.
4. Relocating driveway to center on the 100ft common garage wall property line will
eliminate the current Ahern Street driveway location, creating a more attractive
street end and net gain of additional parking space for the City of Atlantic Beach.
Please confirm this document as an acceptable summary of our discussion during our site
plan review meeting of Wednesday April 7,2004 at 10:30 to 11:00 AM at your office.
This will provide me with suitable assurance to proceed with the DEP survey and the full
permit process, as well as implementation of architectural planning.
Yo truly,
it0. CIL &Ale,
Rodney D. de Carle
51 Beach Avenue
Atlantic Beach FL 32233
904.246.0000 (ofc)
Enclosures
cc: Don Ford, CBO, Building Official
Jim Hanson, City Manager
Alan Jensen, City Attorney
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CITY OF ATLANTIC BEACH
Ai
' BUILDING AND PLANNING
800 SEMINOLE ROAD
ATLANTIC BEACH,FLORIDA 32233-5445
` ' TELEPHONE:(904)247-5800
J FAX:(904)247-5845
http://cLatlantic-beach.fl.us
April 19,2004
Rodney de Carle
51 Beach Avenue
Atlantic Beach, Florida 32233
Re: Lot 4,Block 33,Atlantic Beach Subdivision A
Dear Mr. de Carle:
I have reviewed the information you have provided regarding
g g proposed development plans of
your oceanfront
property on the north side of Ahern Street. Your property is located within the
RG-2 (Residential General, Multi-family) Zoning District and within the RM (Residential,
Medium Density Comprehensive Plan future land use designation. Development of a two-unit
Townhome, is consistent with both of these designations, and a two-unit Townhome would be
considered a permitted use, subject of course, to all applicable local Land Development
Regulations, Florida Building Codes, and any required Coastal permitting.
As we have discussed, the City's Land Development Regulations do not consider fee-simple
ownership division of a Townhome as a division of the underlying platted lot. As such, your
proposed development is also consistent with the City's subdivision regulations. (I have
enclosed a copy of Section 24-189.) Please feel free to call me at 247-5826 with any questions.
Sincerely, •
Sonya B. Doerr, AICP
Community Development Director
Enclosure
cc: Don Ford, CBO, Building Official
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LOT 4, ocl-Pr rta $$£S7ERLr 5 Far THEREOF), BLOCH'33, PLAT NO. I sueomsrov 'A•ATLANTIC BEACH, AS
RECORDED AN PLAr BOOK 5. PACE 89, rowriitr KNOWN AS LOT 4, (EXCEPT THE WESTER/.Y 5 FEET THEREOF/ BLOCK
•
Z6. REPIAT OE NEPTUNE AS RECORDED IN PLAT 800K 4, PACE 48 or THE CURRENT PUBLIC RECORDS OF DUVAL couNn:
-------......--__ FLORIDA. TOGETHER INH ALL Or THE LAND LYING EAST OF AND RE NEER 1HE EA S TERL Y PITO.ECTION Or THE NORTH
AND MARA LINES Dr SAID LOT 4, TO THE EROSION CONTROL LINE OE tHE AiLANK of.4.448.
EXHIBIT A-ORDINANCE NUMBER:90-03-184
Sec. 24-189. Exemptions from the requirement for approval and recording of a Final Subdivision
Plat or Reolat.
•
(a) Building Permits may be issued following divisions of Land without the need for approval of a Final
Subdivision Plat or a Replat only in accordance with each the following provisions.
(1)The division results in no more than two(2)contiguous Lots or Parcels.
(2) The resultant new Lots, comply with the Minimum Lot Area, Width and Depth, and access
requirements of the applicable Zoning District, the Comprehensive Plan and all other applicable
requirements of these Land Development Regulations.
(3) The division and the resultant new Lots shall not create any Nonconforming Structures or any
other Nonconforming characteristic.
(4) Approval by the designated Administrative Official of a Certified Survey depicting the proposed
new lots verifying compliance with the above requirements. Such Certified Survey shall be
submitted to the City and approved prior to recording of a deed for transfer of ownership of
Lands, and shall be recorded as an addendum to the deed. It shall be the responsibility of the
property owner(s) to provide evidence of the approved Certified Survey along with any
application for Building Permits.
_♦ (b) Townhouses and residential Dwellings held in Fee-Simple Ownership. Townhouses and Two-family
Dwellings, when divided in ownership, shall not constitute a division of Lands requiring approval of
a Final Subdivision Plat or a Replat, provided that such Dwellings are otherwise in compliance with
these Land Development Regulations and the Comprehensive Plan.
Sec. 24-190. Multiple Lots and Parcels treated as a single Development Parcel.
In the case where more than one Parcel, Platted Lot or Lot of Record has been combined and developed
as a single Development Parcel, such Lots shall not later be developed as a single Lot, unless all
requirements for Development as a single Lot shall be met, including but not limited to Impervious
Surface Area limitations and provision of all Required Yards for all Structures.
Sec. 24-191. Waiver.
(a) General. Where the City Commission finds that undue hardship due to unreasonable practical
difficulties may result from strict compliance with this Article, the City Commission may approve a
waiver to the requirements of this Article if the waiver serves the public interest.
(b) Conditions of waiver. An Applicant seeking a waiver shall submit to the City Commission a written
request for the waiver stating the reasons for the waiver and the facts,which support the waiver. The
City Commission shall not approve a waiver unless it determines as follows.
(1) The particular physical conditions, shape or topography of the specific property involved causes
an undue hardship to the Applicant if the strict letter of the Article is carried out.
Ordinance Number: 90-03-184 Initial Effective Date: January 01,2002
with amendments through December 08, 2003
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