4
April 8, 2014 Public Hearing
APPLICANT AND
PROPERTY OWNER:
ATLANTIC
DEVELOPMENT
ASSOCIATES,
L.L.C.
STAFF PLANNER: Kristine Gay
REQUEST:
Variance to Section 4.4(c)(1) of the Subdivision Regulations, which requires that corner lots shall be
platted no less than ten (10) feet wider than the minimum required by the Zoning Ordinance for interior lots
in the district.
ADDRESS / DESCRIPTION: Property located at 407 53rd Street.
GPIN:
24187914900000
ELECTION DISTRICT:
LYNNHAVEN
SITE SIZE:
13,500 square feet
AICUZ:
65-70 dB DNL
BACKGROUND / DETAILS OF PROPOSAL
Existing Lot: The existing lot contains 13,500 square feet and has a lot width of 100 feet.
Proposed Lots: It is the intent of the applicant to subdivide an existing lot into two lots, each 50-feet in
width and 6,750 square feet in area. Proposed Lot J-2 will be a corner lot. The Subdivision Ordinance,
Section 4.4 (c)(1) requires new corner lots to be plated 10 feet wider than the minimum required by the
Zoning Ordinance for interior lots in the district. A subdivision variance is required because Lot J-2 is
proposed with a lot width of 50 feet, rather than 60 feet as required. Lot J-1 meets all requirements of the
Zoning Ordinance.
The table below compares the relevant dimensional requirements of the R-5R Residential District with
those proposed for the new lots. If a lot does not meet a requirement, it is shaded in the table. Approval
and recordation of the proposed subdivision is dependent on the granting of a variance to the requirement
that is not met.
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 1
Required
60
50
5,000
Lot Width in feet for corner lots
Lot Width in feet for interior lots
Lot Area in square feet
Lot J-1
--50
6,750
Lot J-2
50
--6,750
LAND USE AND COMPREHENSIVE PLAN
EXISTING LAND USE: A single-family dwelling occupies the site.
SURROUNDING LAND
USE AND ZONING:
North:
South:
East:
West:
NATURAL RESOURCE AND
CULTURAL FEATURES:





Single-family dwellings / R-5R Resort Residential
Wachovia Bank / B-2 Community Business District
Hannah Lane (Vegetated Paper Street)
Single-family dwellings / R-5R Resort Residential
Single-family dwellings / R-5R Resort Residential
There do not appear to be any significant cultural or environmental
features located on site.
COMPREHENSIVE PLAN: Suburban Area The Comprehensive Plan designates this site as being within the
Suburban Area. The general planning principles for the Suburban Area focus on preserving and protecting the overall
character, economic value, and aesthetic quality of stable neighborhoods. Achieving the goals of preserving
neighborhood quality requires that all new development or redevelopment, whether residential or non-residential,
either maintain or enhance the overall area (pp. 3-1 to 3-3).
IMPACT ON CITY SERVICES
WATER: This site currently connects to City water. The existing 5/8-inch meters (City ID 95049302) can
be used or upgraded to accommodate the proposed development.
SEWER: The site currently connects to City sewer. Analysis of Pump Station 102 and the sewer collection
system is required to ensure future flows can be accommodated.
Section 9.3 of the Subdivision Ordinance states:
No variance shall be authorized by the Council unless it finds that:
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 2
A.
B.
C.
D.
E.
Strict application of the ordinance would produce undue hardship.
The authorization of the variance will not be of substantial detriment to adjacent property,
and the character of the neighborhood will not be adversely affected.
The problem involved is not of so general or recurring a nature as to make reasonably
practicable the formulation of general regulations to be adopted as an amendment to the
ordinance.
The hardship is created by the physical character of the property, including dimensions
and topography, or by other extraordinary situation or condition of such property, or by
the use or development of property immediately adjacent thereto. Personal or selfinflicted hardship shall not be considered as grounds for the issuance of a variance.
The hardship is created by the requirements of the zoning district in which the property is
located at the time the variance is authorized whenever such variance pertains to
provisions of the Zoning Ordinance incorporated by reference in this ordinance.
EVALUATION AND RECOMMENDATION
Proposed Lot J-2 is unique since it is adjacent to Hannah Lane, which is unimproved at this location. The
50-foot wide corner lot will not appear to be substandard because of the open space provided by the
unimproved right-of-way. The City has no plans to improve Hannah Lane. In addition, both of the
proposed lots will be 6,750 square feet in area, which significantly exceeds the minimum single-family lot
area requirement of 5,000 square feet for the R-5R District. The applicant has submitted architectural
renderings of the houses to be constructed on the proposed lots. The renderings show that the dwellings
will incorporate quality materials, and coastal architectural features. Additionally, the dwellings are
designed with either a side-loaded or recessed single-car garage. These characteristics will protect and
improve the character and aesthetic quality of the neighborhood.
Subdividing this lot and constructing two single-family dwellings, as proposed, appears to be more
appropriate to the neighborhood than building a duplex on the existing lot. Staff recommends approval of
this Subdivision Variance subject to the conditions listed below.
CONDITIONS
1. Each lot (J-1 and J-2) shall be developed only for single-family dwellings.
2. The houses to be constructed on the lots shall substantially adhere to the submitted architectural
renderings, entitled “ARCHITECTURAL RENDERINGS OF PROPOSED HOUSES FOR LOTS J1 AND J-2, 407 53RD STREET, APRIL 2015,” which are included in the staff report on page 9.
3. The property shall be subdivided substantially as shown on the submitted site plan entitled,
“IMPROVEMENT PLAN v2,” as prepared by WPL and dated 10/282015.
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 3
NOTE: Further conditions may be required during the administration of applicable City
Ordinances. Plans submitted with this application may require revision during detailed site plan
review to meet all applicable City Codes and Standards.
The applicant is encouraged to contact and work with the Crime Prevention Office within the
Police Department for crime prevention techniques and Crime Prevention Through Environmental
Design (CPTED) concepts and strategies as they pertain to this site.
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 4
AERIAL OF SITE LOCATION
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 5
SITE
UNIMPROVED RIGHT-OF-WAY OF HANNAH LANE
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 6
SURVEY OF EXISTING SITE
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 7
PROPOSED SUBDIVISION (Condition #3)
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 8
ARCHITECTURAL RENDERINGS OF PROPOSED HOUSES FOR LOTS J-1 AND J-2, 407 53RD STREET, APRIL 2015
RENDERINGS (Condition #2)
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 9
1
2
ZONING HISTORY
#
1
2
DATE
03/14/2006
03/22/2011
REQUEST
Subdivision Variance
Subdivision Variance
ACTION
Approved
Approved
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 10
DISCLOSURE STATEMENT
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 11
DISCLOSURE STATEMENT
ATLANTIC DEVELOPMENT ASSOCIATES, L.L.C.
Agenda Item 4
Page 12