CDB Meeting Agenda - Atlantic Beach

CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
REGULAR MEETING AGENDA
Tuesday | June 19, 2012 | 6:00pm
Commission Chambers | 800 Seminole Road
1. Call to order.
2. Approval of minutes of the April 17, 2012 regular meeting.
3. Recognition of Visitors.
4. Old Business. None.
5. New Business.
a. Proposed Amendment of the Future Land Use Element of the 2020
Comprehensive Plan
Public Hearing for review and recommendation for transmittal of an amendment of the
Future Land Use Element of the adopted 2020 Comprehensive Plan, to include objectives and
policies regarding coordination with Naval Station Mayport to achieve compatible land uses,
ensure safety, and facilitate continued presence of this major military installation, as required
by §163.3175 and §163.3177(6), Florida Statutes.
6. Other Business Not Requiring Action.
a. Beach Avenue Development Discussion
Review of staff-produced exhibits regarding development patterns, followed by virtual tour
and discussion of existing conditions along Beach Avenue.
7. Adjournment.
All information related to the item(s) included in this agenda is available for review at the City of Atlantic Beach
Planning and Zoning Department, located at 800 Seminole Road, Atlantic Beach, Florida 32233, and may be
obtained at this office or by calling (904) 247-5800. Interested parties may attend the meeting and make
comments regarding agenda items, or comments may be mailed to the address above. Persons appealing decision
made by the Community Development Board with respect to any matter considered at this meeting may need to
ensure that a verbatim record of the proceedings, including the testimony and evidence upon which any appeal is
based, is made.
Notice to persons needing special accommodations and to all hearing impaired persons: In accordance with the
Americans with Disabilities Act, persons needing special accommodations to participate in this proceeding should
contact the City of Atlantic Beach, 800 Seminole Road, Atlantic Beach, Florida 32233, or (904) 247-5800, not less
than five (5) days prior to the date of this meeting.
APRIL 17, 2012 Regular Meeting
Draft Minutes of the April 17, 2012 regular meeting of the Community Development Board
MINUTES OF THE REGULAR MEETING OF THE
COMMUNITY DEVELOPMENT BOARD
April 17, 2012
1. CALL TO ORDER. – 6:04pm
Vice-Chair Kirk Hansen verified presence of a quorum with the attendance of Jason Burgess,
Kelly Elmore, Kirk Hansen, Harley Parkes, Patrick Stratton, and Brea Paul and called the meeting
to order at 6:04pm. Chair Chris Lambertson was absent. Also in attendance were Principal
Planner Erika Hall and Building Official Michael Griffin.
2. ADOPTION OF MEETING MINUTES – MARCH 20, 2012.
Mr. Hansen called for a motion to approve the minutes of the March 20, 2012 regular meeting.
Mr. Elmore moved that the minutes be approved as written. Mr. Burgess seconded the motion
and it carried by a vote of 6-0.
3. RECOGNITION OF VISITORS. None.
4. OLD BUSINESS. None.
5. NEW BUSINESS.
A. UBEX-12-00100012
APPLICANT:
Alice Reeves, represented by Jim Elliot
ADDRESS:
90 Forrestal Circle South
REQUEST:
Request for a use-by-exception to operate a beauty salon establishment,
as is consistent with Section 24-109(d)(4) of the Land Development
Regulations, within the Commercial, Professional & Office (CPO)
Zoning District on a property located at 90 Forrestal Circle South.
Staff
Report
Ms. Hall reported this property, though part of the Atlantic Beach Villas
residential subdivision platted in 1960/61, falls within an approximately
170’ deep swath of parcels rezoned to commercial use in the mid 1980s.
This area was envisioned to house very low intensity professional office
uses experiencing light traffic and infrequent customer contact, such as
for the practice of architecture, law, real estate or insurance sales. Several
small scale personal care and service establishments, such as barber or
beauty shops, tailors and shoe repair shops were included as permitted
uses-by-exception, presumably to serve the surrounding neighborhoods.
Though this area has been zoned as commercial for over 25 years now,
this particular property has been maintained as residential. The applicant,
Ms. Reeves, is under contract to purchase the property and wishes to
utilize it for a commercial use, particularly, a hair salon. Being that this is
a change in use of the property, the applicant, if approved for the use-by-
Page 1 of 4
Draft Minutes of the April 17, 2012 regular meeting of the Community Development Board
exception, will have to comply with all those commercial corridor
development standards applicable to non-residential uses with frontage
along Mayport Road.
Ms. Hall explained the general practice of staff is to discuss such
development standards and requirements with applicants pursuing
permitted uses at the time the local business tax receipt is applied for,
being the time when a location undergoes a change of tenant/occupant or
use. Once the applicant has demonstrated compliance or is making
progress towards compliance with applicable standards, final approval is
granted for the use. However, in the case of uses-by-exception, staff does
not grant final approval of use – the City Commission does, upon
recommendation of the Community Development Board. Thus it is
important that the required development standards are clearly referenced
in any recommendation and/or approvals originating from this Board or
the Commission.
Applicant’s
Presentation
Jim Elliot, Realtor with Watson Realty and representative of the applicant,
explained that the subject property is currently bank-owned and has sat
vacant for a while. He said the applicant foresees the use of the property
as follows: The eastern most addition – previously a den – would be the
primary location of the salon operations, consisting of three (3) chairs at
most. The original living room at the front entrance would serve as a
waiting/reception area. The majority of the kitchen/dining area would be
converted to accommodate sink basins for hair washing, while the
remaining area of the kitchen would be reserved for employee use. One
bedroom would be used for an employee break area, while the other
would be used for storage.
Public
Comment
Greg Selby (3 Forrestal Circle N) expressed concern regarding potential
impact a commercial use would have on the remainder of the subdivision
which is residential. Particularly, he said he felt there would not be
adequate space for on-site parking and the existing landscaping already
poses a hazard in that it creates an obstruction so that drivers cannot see
bicyclists and skate-boarders heading south on the adjacent sidewalk. He
also said he feared that conversion of the residential property to a
commercial use would nullify the waiver that property owners were
granted in 2009 to maintain chainlink fences.
Phyllis Davis (82 Forrestal Circle South) said she too was concerned
about the safety issue of increased traffic, noting that drivers cannot see
beyond the shrubbery and must begin pulling into Mayport Road to
determine if there are bicyclists or skaters on the sidewalks to the north of
Forrestal intersection. She also expressed concern over the amount of
parking that would be required to accommodate the use, noting that onstreet parking would add to the congestion of the streets and the ability to
maneuver them safely, and how additional impervious surface for on-site
parking would affect stormwater runoff. She also noted the property has
been poorly maintained for at least a year.
Mr. Elliot was allowed to responded, restating that the property is
Page 2 of 4
Draft Minutes of the April 17, 2012 regular meeting of the Community Development Board
currently bank-owned and subject to a short sale. He emphasized that,
should this transaction be completed, the new owner would make
significant improvements to the property and maintain them, since these
would be in the best interest of her business. He added that all required
parking would be within the boundaries of the property, and consistent
with all applicable land development regulations.
Board
Discussion
Ms. Paul concurred with comments regarding parking and stormwater
runoff, while Mr. Parkes noted that any commercial permitted use-byright within the CPO would have to meet all applicable land development
regulations, and there is no reason to believe this would not be the case
for this property as well. The property is already zoned CPO; it’s just a
matter of this use being a permitted use-by-exception rather than a
permitted use-by-right, meaning that rather than the final approval of the
use being made by staff, it is made by the City Commission, upon
recommendation of this Board. Unless special conditions are attached
exempting the use from meeting particular requirements, the owner will
still have to comply with all the normal regulations, including maximum
impervious surface, stormwater runoff retention, minimum parking and
signage requirements.
Mr. Burgess asked to what depth the CPO encroaches upon this
neighborhood, and Ms. Hall said it appears to be the width of two lots, or
somewhere around 160-170’.
Mr. Elmore inquired about parking requirements, and Ms. Hall said there
is not a provision precisely for this use. It appears that salons and
massage therapists have previously been required to provide parking on
the basis of square footage of the unit occupied, which would be three (3)
parking spaces for this structure which has just over 1200 square feet.
Mr. Elmore suggested that in order to not disturb the adjacent residents,
signage should not be lighted.
Motion
Mr. Parkes moved that the Board recommend to the City Commission
approval of the use-by-exception, UBEX-12-00100012, to allow the
operation of a beauty salon establishment, as is consistent with Section
24-109(d)(4) of the Land Development Regulations, within the
Commercial, Professional & Office (CPO) Zoning District on a property
located at 90 Forrestal Circle South, and subject to the property achieving
compliance with all the Commercial Corridor Standards applicable to new
development.
Mr. Burgess seconded the motion and it passed unanimously, 6-0.
Page 3 of 4
Draft Minutes of the April 17, 2012 regular meeting of the Community Development Board
6. OTHER BUSINESS NOT REQUIRING ACTION.
A. Beach Avenue Discussion
Staff
Report
Board members discussed the unique characteristics of Beach Avenue and
the issues that made it suitable for study. Ms. Hall reported that she was
working on GIS maps to highlight historic development patterns and
trends.
Mr. Stratton said that he felt it would be helpful it the Board could take a
field trip to Beach Avenue to look at some of this issues in person. He
wondered if this would be permissible or if it would be a violation of
Sunshine. Ms. Hall said that she would check into the logistics of such a
mobile meeting.
It was the consensus of the Board that they did not want this to be a
contentious undertaking, but they felt characteristics unique to Beach
Avenue, coupled with the regular receipt of variance applications from
Beach Avenue property owners, indicated the current regulations were not
consistent with the needs of the area and at the very least warranted
review.
7. ADJOURNMENT – 7:37 PM
_______________________________________
Chris Lambertson, Chairman
_______________________________________
Attest
Page 4 of 4
AGENDA ITEM 5a
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
Proposed Amendment to Adopted 2020 Comprehensive Plan
Future Land Use Element – Military Coordination
TO:
Community Development Board
FROM:
Erika Hall
Principal Planner
DATE:
April 20, 2012
REQUEST:
Make recommendation to City Commission to transmit proposed
amendments to the Future Land Use Element of the adopted 2020
Comprehensive Plan, to include objectives and policies regarding
coordination with Naval Station Mayport to achieve compatible land
uses, ensure safety, and facilitate continued presence of this major
military installation, as required by §163.3175 and §163.3177(6),
Florida Statutes.
STAFF COMMENTS
Florida is home to twenty (20) major military installations and three (3) unified combatant
commands, and the military accounts for ten (10) percent of Florida’s economy.
Recognizing the importance of the defense industry to the state and its local governments,
the 2011 Florida Legislature passed House Bill 7207 into law and established that local
governments adjacent or in close proximity to a military installation must incorporate
strategies into their comprehensive plan to achieve compatible land uses, ensure public
safety, and facilitate the continued presence of major military installations in the state. The
Legislature has established a June 30, 2012 deadline for meeting this requirement.
Attached Exhibit A is a draft of Objective A.1.15 and Policies A.1.15.1 through A.1.15.5,
which address these requirements as applicable to the City of Atlantic Beach, in close
proximity to Naval Station Mayport, and is presented as an amendment to the adopted
2020 Comprehensive Plan Future Land Use Element. Attached Exhibit B is a draft of new
Map A-6, Military Influence Zones, to be included in the 2020 Comprehensive Plan Map
Series.
June 19, 2012 Regular Meeting
This public hearing is a required step in the process to amending an adopted
comprehensive plan according to the provisions of §163.3184, in that it provides an
opportunity for public review and comment. Further, the Community Development Board,
acting as the local planning agency, is charged with establishing findings of fact and consistency
and making a recommendation to the City Commission to transmit the proposed amendment to
the state planning agency and other agencies for review.
The draft language of the proposed amendment is consistent with and substantially
identical to the provisions of §163.3175, F.S., and the accompanying draft map is consistent
with and substantially identical to data presented in the “Military Influence Zone Map L-22”
of the adopted Duval County (City of Jacksonville) 2030 Comprehensive Plan Future Land
Use Element.
June 19, 2012 Regular Meeting
AGENDA ITEM 5a
Page 2 of 2
Ordinance 31-12-xx
Exhibit A
Objective A.1.15
Military Compatibility and Coordination with Naval Station Mayport
The Florida Legislature finds that incompatible development of land close to military
installations can adversely affect the ability of such an installation to carry out its mission; that
such development also threatens the public safety because of possibility of accidents occurring
within the areas surrounding a military installation; that the economic vitality of a community is
affected when military operations and missions must relocate because of incompatible urban
encroachment; and that it is desirable for local governments to cooperate with military
installations to encourage compatible land use, help prevent incompatible encroachment, and
facilitate the continued presence of major military installations. The City of Atlantic Beach, as a
municipality in close proximity and with strong cultural and economic ties to Naval Station
Mayport, shall cooperate with the military installation, shall coordinate on land use decisions
that may affect the mission of the military installation, and shall support development practices
that are compatible with the land uses of the military installation.
Policy A.1.15.1
The City of Atlantic Beach shall transmit to the Commanding Officer,
Naval Station Mayport, or his or her designee, information relating to
proposed changes to comprehensive plans, plan amendments, and
proposed changes to land development regulations, which, if approved,
would affect the intensity, density, or use of land in close proximity to the
military installation. At the request of the Commanding Officer, the City
of Atlantic Beach shall also transmit copies of applications for
development orders requesting a variance or waiver from height or
lighting restrictions or noise attenuation reduction requirements within
areas defined as being in a zone of influence of the military installation,
as defined in Map A-6, Military Influence Zone, of the 2020
Comprehensive Plan Map Series. The Commanding Officer shall be
afforded adequate opportunity to review and comment on the proposed
changes prior to final action.
Policy A.1.15.2
The Commanding Officer, Naval Station Mayport, or his or her designee,
may provide advisory comments to the City of Atlantic Beach on the
impact such proposed changes may have on the mission of the military
installation. Such advisory comments shall be based on appropriate data
and analysis provided with the comments and may include:
Ordinance 31-12-xx
Exhibit A
a) Whether such proposed changes will be incompatible with the safety
and noise standards contained in the Air Installation Compatible Use
Zone (AICUZ) adopted by Naval Station Mayport for the on-premise
airfield; and
b) Whether the military installation’s mission will be adversely affected
by the proposed actions of the City of Atlantic Beach.
The Commanding Officer’s comments, underlying studies, and reports
shall be considered by the City of Atlantic Beach in the same manner as
the comments received from other reviewing agencies pursuant to
§163.3184, Florida Statutes.
Policy A.1.15.3
The City of Atlantic Beach shall take into consideration any comments
and accompanying data and analysis provided by the Commanding
Officer or his or her designee, as they relate to the strategic mission of
the base, public safety, and the economic vitality associated with the
base’s operations, while also respecting private property rights and not
being unduly restrictive on those rights. To this end, the City shall
promote development strategies that discourage incompatibility and
provide alternative means to preserve development rights, including the
following:
a) In instances where these policies result in limitations on the ability of
the landowner to utilize their land pursuant to its current land use
and zoning designation, the City shall support land use map
amendments and rezoning to compatible uses.
b) In instances where nonresidential uses that are consistent with
current land use and zoning designation, but incompatible with
military influence zones, are discontinued for a period of twelve
consecutive months or more, the City shall not allow those
nonresidential uses to be restarted under the land development
regulations.
c) In instances where lands within the military influence zone is
proposed for development, the City shall require techniques such as
Planned Unit Development or Special Planned Area zoning to cluster
development away from accident potential zones.
The City shall forward a copy of any comments regarding comprehensive
plan amendments to the state planning agency.
Ordinance 31-12-xx
Exhibit A
Policy A.1.15.4
The City of Atlantic Beach, in order to facilitate the exchange of
information and foster close coordination and communication, shall
maintain a representative appointed by the Commanding Officer, Naval
Station Mayport, as an ex officio, nonvoting member of the City’s local
planning agency. The designated military representative shall be notified
of all meetings and provided copies of all agenda packents.
Policy A.1.15.5
The City of Atlantic Beach shall coordinate grant writing and management
efforts with Naval Station Mayport, and the Commanding Officer is
encouraged to provide information about any community planning
assistance grants that may be available to the City through programs such
as those of the Federal Office of Economic Adjustment as incentive to
participate in a joint planning process that would further facilitate the
compatibility of community planning and the activities and mission of
Naval Station Mayport.
City of Atlantic Beach
Municipal Boundary
Naval Station Mayport
Installation Area
Air Field
:
0
0.5
Miles
1
Atlantic Beach, Florida
Geographical Information System
Community Development Department
Planning & Zoning Division, GIS Section
Title: A-6_Military_thru Ordinance 31-12-xx (_____ __, 2012); Data Sources: ABGIS (2012), COJPAO (2011), US Navy (2009).
800 Seminole Road
Atlantic Beach, FL 32233
www.coab.us
P: 904.247.5826
F: 904.247.5845
Ordinance No 31-12-xx
Atlantic Ocean
Military Flight Tracks
Amended ____ __, 2012
Noise Zone
2010 - 2020 Comprehensive Plan Amendment Map Series
Accident Potential Zone
MAP A-6: Military Influence Zone
Military Influence Zone
AGENDA ITEM 6a
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
Beach Avenue Development Patterns Discussion
TO:
Community Development Board
FROM:
Erika Hall
Principal Planner
DATE:
June 7, 2012
SUMMARY: Review and discussion of attached exhibits regarding development
patterns and existing conditions along Beach Avenue.
STAFF COMMENTS
The attached exhibits were produced to provide background and insight into the “big
picture” of how Beach Avenue has developed over the past nearly 100 years. The
immediate goal of this discussion is to determine what, if any, problems exist within the
current code that hinder or limit development or redevelopment of lots fronting on Beach
Avenue. Notes below provide a brief description of each exhibit, and some general
observations made by staff. Following review and discussion of these, staff will be
presenting a virtual tour of Beach Avenue.
Neighborhoods, Subdivisions & Plats
This exhibit looks at the overall development of Beach Avenue. South of 16th Street, with
exception of those lands to the north of 12th and west of Beach (Mandalay), and the old
Hotel Reservation lying between 7th and 10th, are generally referred to as “old” Atlantic
Beach or Atlantic Beach subdivision “A”. This area was platted in 1913, with re-plats in
1914 (Broome’s) and 1925 (Daniel & Hackett). Mandalay was also platted in 1925,
followed by Ocean Grove beginning in 1937 and Club Manor in 1954. The platting of North
Atlantic Beach commenced north of 16th Street in 1934. However, this area was not
annexed into Atlantic Beach until 1988. During this same period, Beachside was platted
(1986) and a portion was re-platted (1988). Over the years, a number of properties have
been converted to or developed as condominiums, including the old Hotel Reservation, and
these are interspersed throughout the area.
It should be noted that prior to North Atlantic Beach annexation, those properties were
within the jurisdiction of the City of Jacksonville, and certain setbacks were less restrictive
June 19, 2012 Regular Meeting
than in Atlantic Beach. With the annexation came rezoning of those properties, and in
some cases, what was considered conforming by Jacksonville standards became
nonconforming by Atlantic Beach standards.
Lot Characteristics: Total Lot Area
This exhibit examines total area of lots, as documented by the Duval County Property
Appraiser’s Office (DCPAO). Historically, non-oceanfront lots in old Atlantic Beach typically
measured between 5,000 and 6,500 square feet, while oceanfront lots were generally
10,000 square feet in area. Variations can be attributed to a number of things:
technological advances in surveying equipment, impacts of erosion, re-platting/subdivision
of lots, illegal lot splits. Some lots, including the “garage lots” north of 17th, were never
platted, and thus have irregular dimensions and sizes. Any lot measuring less than 5,000
square feet is likely subject to development challenges under current code requirements.
Principal Structure Characteristics: Year Built
This exhibit provides a chronology of development along Beach Avenue, with the oldest
remaining structures, aged 70 years or more, occurring mostly south of 16th Street. More
recent construction, generally over the last 20 years, is interspersed throughout, but with
the majority occurring north of 12th Street.
Principal Structure Characteristics: Gross Floor Area
This exhibit depicts the gross floor area of the principal structure, according to data
maintained by the DCPAO. There does not appear to be any distinct correlation between
structure size and lot size.
Principal Structure Characteristics: Floor Area Ratio
This exhibit demonstrates the calculated floor area ratio (FAR) of the principal structure on
each lot, according to data maintained by the DCPAO. This is the ratio of the total area of
the principal structure to the total area of the lot. Atlantic Beach does regulate FAR, but
instead regulates maximum impervious surface area (ISA), which means coverage on the
ground. The current residential ISA standard is 50% of total lot area. However, to relate
the two concepts and put ISA in context of FAR, consider a typical 5,000 square foot lot.
For the sake of simplicity and assuming ISA to be maxed out within the building footprint –
no additional impervious surfaces exists on the lot – and the principal structure is a 3-story
box, the resultant area of the principal structure could theoretically reach 7,500 square
feet. Such a structure would have a FAR of 1.5, or 150% of the total lot area. Regulation by
means of FAR keeps development proportional to lot area. This may also be accomplished
by other means, though, including proportional heights and graduated setbacks.
Types of Structure
This exhibit demonstrates the number and type of structure(s) located on each lot.
Information was obtained from the Duval County Property Appraiser, and location of the
June 19, 2012 Regular Meeting
AGENDA ITEM 6a
Page 2 of 3
approximated according to the street-side wall of any structure. Condominiums were
excluded and focus was placed on single-, two-, three-, and four-family principal structures,
along with secondary dwellings (garage apartments) and residential accessories (detached
garages and detached guest houses). Note that garage apartments – limited to through-lots
and ocean-front lots in Atlantic Beach – are consistently present south of 19th Street, but
none appear to the north. Likewise, with the exception of three instances, there are no
detached accessories north of 19th Street. Generally, north of 19th Street, garages are
integrated into the principal structures, most of which are built significantly closer to the
Beach Avenue property line than principal structures to the south.
Constraints on Development: Coastal Construction Control & Set Back Lines
The exhibit consists of an aerial photograph overlaid with parcel/lot lines and the Coastal
Construction Control Line (CCCL) and Set Back Line (CCSB). The CCCL is the demarcation
of Florida Department of Environmental Protection (FDEP) jurisdiction. All lands seaward
of this line are subject to FDEP review in regards to improvements. The CCSB is the
eastern-most limitation of construction. The intent of this exhibit is to demonstrate the
added constraints these regulatory lines place on certain coastal properties. Note the
narrowing of distance between the CCCL and the CCSB, especially in the northern portion
of Beach Avenue.
Constraints on Development: Topography
This exhibit consists of parcel/lot lines, CCCL, CCSB and topography of the land shown
based on a one-foot contour interval. The intent is to demonstrate the added constraints
placed upon the developable area of lots due to the natural coastal landforms. Note the
increased variation in topography, especially in the northern portion of Beach Avenue.
June 19, 2012 Regular Meeting
AGENDA ITEM 6a
Page 3 of 3
North Beach Avenue
Central Beach Avenue
South Beach Avenue
10TH
BEACH
BEACH AVENUE
DEVELOPMENT PATTERNS
STUDY
20TH
17TH
20TH
CORAL
PLAZA
GARDEN
COQUIN
A
BEACH
Part Government Lot 1
7TH
Part Government Lot 3
Part Government Lot 4
Part Government Lot 7
16TH
PLATTED LANDS
6TH
BEACHSIDE
SEMINOLE
19TH
SECTION LANDS
8TH
DE
WE
ES
19TH
Neighborhoods, Subdivisions & Plats
CLUB
Atlantic Beach
15TH
Beachside
Broomes' Replat
5TH
Club Manor
14TH
Daniel & Hackett Replat
OCEAN
13TH
18TH
AST
EAST CO
4TH
Mandalay
North Atlantic Beach
Ocean Grove
CONDOMINIUMS
OCEAN GROVE
3RD
Beach Avenue Condominium
12TH
Le Chateau of Atlantic Beach
Seaplace Condominium
2ND
Shorecrest Condominium
AST
EAST CO
11TH
The Cloister Condominium
1ST
1ST
BEACH
17TH
AHERN
AHERN
OCEAN
10TH
Ê
The Nautilus Condominium
0
250
500
Feet
1,000
Document Name: Lot_subdiv
Author: Erika Hall
Date Saved: 6/6/2012 3:22:37 PM
North Beach Avenue
South Beach Avenue
BEACH AVENUE
DEVELOPMENT PATTERNS
STUDY
BEACH
20TH
Central Beach Avenue
17TH
20TH
PLAZA
CORAL
CLUB
COQUIN
A
8TH
BEACH
GARDEN
DE
WE
ES
BEACH COTTAGE
19TH
Lot
Characteristics
7TH
TOTAL LOT AREA
16TH
BEACHSIDE
< 5,000 SQ FT
5,000 - 9,999 SQ FT
15TH
5TH
14TH
13TH
20,000 - 29,999 SQ FT
4TH
30,000 SQ FT +
OCEAN
2ND
AST
EAST CO
11TH
1ST
10TH
17TH
15,000 - 19,999 SQ FT
3RD
BEACH
BEACH
OCEAN GROVE
12TH
AST
EAST CO
OCEAN
18TH
10,000 - 14,999 SQ FT
BEACH
SEMINOLE
6TH
AHERN
1ST
AHERN
Ê
0
250
500
Feet
1,000
Document Name: Lot_TLA
Author: Erika Hall
Date Saved: 5/3/2012 4:46:15 PM
North Beach Avenue
South Beach Avenue
BEACH AVENUE
DEVELOPMENT PATTERNS
STUDY
BEACH
20TH
Central Beach Avenue
17TH
20TH
PLAZA
CORAL
CLUB
COQUIN
A
8TH
BEACH
GARDEN
Principal Structure
Characteristics
DE
WE
ES
BEACH COTTAGE
19TH
7TH
Year Built
1900s
16TH
BEACHSIDE
1910s
1920s
15TH
5TH
14TH
1950s
4TH
1960s
1970s
1990s
2000s
OCEAN
2ND
1980s
AST
EAST CO
11TH
1ST
10TH
17TH
1940s
3RD
BEACH
BEACH
OCEAN GROVE
12TH
AST
EAST CO
OCEAN
18TH
13TH
1930s
BEACH
SEMINOLE
6TH
AHERN
1ST
AHERN
Ê
0
250
500
Feet
1,000
Document Name: PS_yearblt
Author: Erika Hall
Date Saved: 4/27/2012 11:47:49 AM
North Beach Avenue
South Beach Avenue
BEACH AVENUE
DEVELOPMENT PATTERNS
STUDY
BEACH
20TH
Central Beach Avenue
17TH
20TH
PLAZA
CORAL
CLUB
COQUIN
A
8TH
BEACH
GARDEN
Principal Structure
Characteristics
DE
WE
ES
BEACH COTTAGE
19TH
7TH
GROSS FLOOR AREA
<1,000 SQ FT
16TH
BEACHSIDE
1,000 - 1,999 SQ FT
2,000 - 2,999 SQ FT
15TH
5TH
14TH
5,000 - 5,999 SQ FT
4TH
6,000 - 6,999 SQ FT
7,000 - 7,999 SQ FT
9,000 - 9,999 SQ FT
>10,000 SQ FT
OCEAN
2ND
8,000 - 8,999 SQ FT
AST
EAST CO
11TH
1ST
10TH
17TH
4,000 - 4,999 SQ FT
3RD
BEACH
BEACH
OCEAN GROVE
12TH
AST
EAST CO
OCEAN
18TH
13TH
3,000 - 3,999 SQ FT
BEACH
SEMINOLE
6TH
AHERN
1ST
AHERN
Ê
0
250
500
Feet
1,000
Document Name: PS_GFA
Author: Erika Hall
Date Saved: 5/3/2012 4:42:29 PM
North Beach Avenue
South Beach Avenue
BEACH AVENUE
DEVELOPMENT PATTERNS
STUDY
BEACH
20TH
Central Beach Avenue
17TH
20TH
PLAZA
CORAL
CLUB
COQUIN
A
8TH
BEACH
GARDEN
Principal Structure
Characteristics
DE
WE
ES
BEACH COTTAGE
19TH
7TH
FLOOR AREA RATIO
16TH
BEACHSIDE
10.00 - 19.99%
20.00 - 29.99%
15TH
5TH
14TH
50.00 - 59.99%
4TH
60.00 - 69.99%
70.00 - 79.99%
90.00 - 99.99%
100.00% +
OCEAN
2ND
80.00 - 89.99%
AST
EAST CO
11TH
1ST
10TH
17TH
40.00 - 49.99%
3RD
BEACH
BEACH
OCEAN GROVE
12TH
AST
EAST CO
OCEAN
18TH
13TH
30.00 - 39.99%
BEACH
SEMINOLE
6TH
AHERN
1ST
AHERN
Ê
0
250
500
Feet
1,000
Document Name: PS_FAR
Author: Erika Hall
Date Saved: 5/3/2012 4:43:07 PM
North Beach Avenue
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BEACH AVENUE
DEVELOPMENT PATTERNS
STUDY
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20TH
South")Beach
Avenue
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BEACH
20TH
Central Beach Avenue
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Single Family Attached [28]
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Duplex
[14]
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Triplex
[1]
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Quadraplex
[1]
SECONDARY DWELLING UNITS [63]
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Garage Apartment
[63]
DETACHED ACCESSORIES [32]
#
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Detached Garage
#
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Detached Guest House [13]
[19]
Coastal Construction Control Line
Ê
0
250
500
Feet
1,000
Document Name: Structures_type
Author: Erika Hall
Date Saved: 5/11/2012 12:13:07 PM
North Beach Avenue
Central Beach Avenue
South Beach Avenue
BEACH
BEACH AVENUE
DEVELOPMENT PATTERNS
STUDY
20TH
17TH
20TH
PLAZA
CORAL
CLUB
GARDEN
COQUIN
DE
WE
ES
19TH
19TH
BEACH
A
8TH
7TH
Constraints on Development
Coastal Construction Control Line
16TH
Coastal Construction Set Back Line
BEACHSIDE
SEMINOLE
6TH
15TH
5TH
14TH
OCEAN
13TH
18TH
3RD
OCEAN GROVE
12TH
2ND
AST
EAST CO
11TH
1ST
AHERN
1ST
AHERN
OCEAN
10TH
BEACH
17TH
AST
EAST CO
4TH
Ê
0
250
500
Feet
1,000
Document Name: Aerial_CCCL
Author: Erika Hall
Date Saved: 6/6/2012 4:13:13 PM
North Beach Avenue
Central Beach Avenue
South Beach Avenue
BEACH
BEACH AVENUE
DEVELOPMENT PATTERNS
STUDY
20TH
17TH
20TH
PLAZA
CORAL
CLUB
GARDEN
COQUIN
DE
WE
ES
19TH
Topographic Contour
BEACH
A
19TH
Constraints on Development
8TH
7TH
Coastal Construction Control Line
16TH
Coastal Construction Set Back Line
6TH
BEACHSIDE
SEMINOLE
1-ft interval
15TH
5TH
14TH
OCEAN
13TH
18TH
3RD
OCEAN GROVE
12TH
2ND
AST
EAST CO
11TH
1ST
AHERN
1ST
AHERN
OCEAN
10TH
BEACH
17TH
AST
EAST CO
4TH
Ê
0
250
500
Feet
1,000
Document Name: Topo
Author: Erika Hall
Date Saved: 6/7/2012 10:45:59 AM