In a recent government meeting, city staff presented a proposal for a variance to build a single-family home on a beachfront property, which is subject to the Coastal Construction Control Line (CCCL) regulations. Staff concluded that the revised application meets the necessary criteria outlined in the city code, particularly section 28, 1273, and noted that the new design is less impactful than the previously proposed duplex.

The property in question is one of the few zoned R3F within the city’s approximately five miles of beachfront, with only 4% of those properties falling under this zoning classification. Due to its location entirely seaward of the CCCL, a variance is required for any development. Staff emphasized that the extensive revisions made to the application, along with robust conditions of approval, help minimize environmental impacts.

However, the Environmental Advisory Board reviewed the application on September 26, 2024, and voted 4-2 to recommend denial. The board raised concerns about potential impacts on the dune system and the overall size of the proposed building in relation to CCCL criteria. They sought clarification on several conditions of approval, which staff addressed during the hearing.

Despite the board's recommendation, city staff is advocating for the approval of the variance, contingent upon the applicant securing necessary approvals from state agencies, including the Florida Department of Environmental Protection, and adhering to all conditions outlined in the CCCL resolution. The discussion highlighted the historical context of the property, with some lots being platted before the establishment of the CCCL, which has since shifted eastward.

The meeting concluded with staff open to questions from council members, indicating ongoing dialogue regarding the implications of the proposed development.