[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6278110,"mediaKeyId","2642852-a29b48ff54a583c148d8a912eda29862","parentId",2642852,"title","Planning Board approves 21-square-foot balcony and landscaping amendment at 3515 S. Ocean Blvd., with FDOT condition","audioSeconds",1101,"startMs",666000,"endMs",1767000,"viewUrl","/Search/View?dp=1&key=2642852-a29b48ff54a583c148d8a912eda29862&start=666&end=1767","thumbnailUrl","https://assets.pipeline.soar.com/2642852-a29b48ff54a583c148d8a912eda29862/thumbnail_666000.jpg","articleUrl","/articles/6278110/Florida/Planning-Board-approves-21-square-foot-balcony-and-landscaping-amendment-at-3515-S-Ocean-Blvd-with-FDOT-condition","mediaUrl","https://secure.pipeline.soar.com/6278110-6e49e3eb1c138f10619bb7e3b9c2e25b/orig.mp4?Expires=1773662275&Signature=ocxVv6Bvd5NylBIR-AC1YxceFTiYdb7EH25cBqMmCF92cwHN40PYLhpyCauUEWjnWodJBrTShGqzV7gjYvL5ic6daZ~Dy2igTRZYyuN9Az0DWoIptd8kqCeb8YjcQMLrObmXK4mvXar7e-RZ2AEf44OMyYI6Rr5Izoh0sksNaP3M~eiXf9YNuvQYMV2Qjr6hHCF8pVvTgwGsJuM9BpJornLZk1DRqADJWvdApc8sS4yeFNzqM00sxY2SPIhSyaicO3GaLzbPmT8BHA0TswSpgxjZA7SFpj~eqHsF61-uY0Af~AhSVVn2nygCg~513p7gMvNszJ5BTlQc7IPrZqY0BA__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Highland Beach, FL","date","2025-03-14T02:00:42Z","article","The Town of Highland Beach Planning Board on March 13 approved an amendment to a previously granted major modification (Development Order DO 24-0002) that adds a 21-square-foot balcony to the west side of the residence at 3515 South Ocean Boulevard and adopts a landscaping plan for the property, contingent on Florida Department of Transportation approval for work in FDOT right of way.

Town planner Alan explained that the project is an amendment to a previously approved major modification and that staff reviewed the applicant’s plans (received by the building department on Feb. 19, 2025). He told the board that the existing structure was built in 1996 and that initial measurements showed a front setback of 36 feet 2 inches while the RML zoning district requires a 40-foot front setback. Staff searched town records and located board-of-appeals minutes from Oct. 18, 1994, showing three variances had been granted for the property, including a front-setback variance reducing the required 40 feet to 25 feet. That prior variance resolved the nonconforming setback issue for the proposed balcony, the planner said.

The amendment would add a 21-square-foot balcony on the front (west) elevation and a landscaping plan that includes removal of 10 trees, relocation of one tree, retention of 15 existing trees, and the addition of seven trees plus 25 palm trees; the plans also include an irrigation layout. Staff recommended conditions of approval, including that the applicant obtain FDOT approval for landscaping work proposed in the FDOT right of way and, once FDOT approval is received, seek the town commission’s approval for any amendment to the Town’s landscape memorandum agreement for FDOT right-of-way planting.

Members asked procedural questions about how FDOT approvals interact with planning-board approvals and whether the board could withhold action until FDOT acted. Alan and a town staff member explained that the board may condition approval on third-party agency approvals but generally may not deny solely because another agency’s approval is required; staff recommended and the board adopted a condition that the landscaping in the FDOT right of way must be approved by FDOT and that if FDOT requires changes the application would return to the board or commission as required.

Board members also discussed the proposed driveway columns and a slotted metal fence described by the applicant’s representative; the representative said the fence would be transparent to avoid obstructing the home’s facade. No members of the public spoke on the amendment. The board moved and seconded a motion to approve the amendment with the FDOT-approval condition; a roll-call vote recorded “yes” votes from Member Chernofsky, Member Rosen, Member Brown and Vice Chairperson Mendelsohn, and the chair indicated the motion passed.","mediaType","Video","parentTitle","March 13, 2025 Planning Board Regular Meeting","oneSentenceSummary","The Town of Highland Beach Planning Board approved on March 13 an amendment to Development Order DO 24-0002 that adds a 21-square-foot balcony and a landscaping plan at 3515 South Ocean Boulevard, conditioned on FDOT approval for work in FDOT right of way.","taxTitle","Town of Highland Beach, Palm Beach County, Florida","taxId",75679,"location","Florida","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6278115,"Planning Board approves special exception for 430-square-foot dock at 1023 Bel Air Drive",397,267000,664000,"/Search/View?dp=1&key=2642852-a29b48ff54a583c148d8a912eda29862&start=267&end=664","https://assets.pipeline.soar.com/2642852-a29b48ff54a583c148d8a912eda29862/thumbnail_267000.jpg","/articles/6278115/Florida/Planning-Board-approves-special-exception-for-430-square-foot-dock-at-1023-Bel-Air-Drive","https://secure.pipeline.soar.com/6278115-2f1276932df9191a3bfd5393fa447ce8/orig.mp4?Expires=1773659612&Signature=K5U2HuBoQOO14slJEhEjD8~UP~mUTgzOx-j~3CmrJUsh7XODd~xKuDmgNKsiBKk8J5Ks4E9t78uafxDGRnLQu3m~HgpVJLMI8pNVd-v3haK36~T6T68t1dQpuJQqKLTjWOJzQ1zZ8OWZlXwgPz~M1xv-GrfgN2zvwp8y9QE3gR-tc6SUHPvHeIk~LqFkkkLsfujqKWWbe9KXfUmr7OqsMnzOJd7C9IGvKS5pBeTu389V6DqW-32idEHEEupnjx54aBUYvZIf9sy1vAMuWrC8FPm3QtnD1mbbWILxn~CsS0DiyRmBgeMrGolGKh~vWSL1aR3MPMzANhV~HTuQPxOB1A__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Highland Beach Planning Board on March 13 approved a special exception for a 430-square-foot dock at 1023 Bel Air Drive, application PZ25-18, submitted by Bel Air at Highland Beach Homeowners Association Inc. and represented by B and M Marine Construction Inc.

Town planner Alan presented staff findings that the applicant’s plans, stamped and received by the building department on Feb. 21, 2025, meet the special-exception provisions of section 30-36 of the town code and the town comprehensive plan. He said the applicant received authorization from the Florida Department of Environmental Protection (FDEP); the FDEP authorization file number appears in the staff packet, and staff reported that a U.S. Army Corps of Engineers permit was not required under that authorization.

The board heard questions about property lines and setback measurements. A board member asked about the “extended property line” depicted on the plans, and Alan said the survey shows the property line runs along the seawall and that the extended line is a plan convention to show how a property line would project into the water in cases where the line is angled. Board members also confirmed that the existing vinyl dock will be removed and that the proposed dock meets the five-foot setback required by code, whereas the existing dock did not.

No members of the public spoke on the application. The board moved and seconded a motion to approve the special exception; a roll-call vote recorded “yes” votes from Member Rosen, Vice Chairperson Mendelsohn, Member Brown, Member Powell and Member Chynowski. The chair declared the motion carries.

If approved by the board, the applicant must obtain a building permit from the Town of Highland Beach and commence construction within two years of the planning-board approval, per the town code provision cited in staff materials. Staff also noted that the applicant’s plans in the packet include details of the proposed dock and that the applicant’s agent, David Nutter, was available to address questions.","The Town of Highland Beach Planning Board approved a special exception allowing a 430-square-foot dock at 1023 Bel Air Drive after staff found the proposal consistent with town code and with Florida Department of Environmental Protection authorization; the applicant must obtain a town building permit and begin construction within two years.","actionData","errors"]

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Planning Board approves 21-square-foot balcony and landscaping amendment at 3515 S. Ocean Blvd., with FDOT condition

Planning Board approves special exception for 430-square-foot dock at 1023 Bel Air Drive