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ARB approves variance to allow 500‑square‑foot multifamily units at 312 East LaRue under conditions
Summary
The board approved a variance reducing the Old East Hill minimum floor area for multifamily units from 600 to 500 square feet at 312 East LaRue, finding special conditions in the lot shape and noting building‑code and site design issues must still be resolved in permitting.
On March 20 the Pensacola Architectural Review Board approved a variance allowing multifamily dwelling units with a minimum floor area of 500 square feet at 312 East LaRue Street — reduced from the Old East Hill code minimum of 600 square feet — citing unique site constraints and the city’s broader affordable‑housing objectives.
Nanette Chandler of Chandler & Company Construction presented the proposal to build 24–30 affordable units using the Live Local Act (Florida Statute 166.04151) incentives for density, height and floor‑area‑ratio adjustments. Chandler said the lot shape and configuration restrict conventional layouts and that reducing unit size is necessary to make rents affordable for households at roughly 70–75% of area median income. She noted that typical single‑family and lodging uses in the district already allow smaller floor areas, and that the city’s recently adopted Appendix Q (tiny home provisions) has created a code gap for multifamily units.
Staff and building‑code officials noted the variance is to the zoning code (minimum floor area) rather than the Florida Building Code (which allows 500‑square‑foot efficiency units). Board members discussed travel‑distance and egress issues, driveway access and parking; building inspectors said specific floor plans will be required at the permit stage to verify egress, travel distances and fire‑rating for walls near property lines. Public commenters raised neighborhood‑impact concerns — notably traffic and congestion on nearby LaRue — and board members acknowledged the need to coordinate parking and construction access.
After deliberation, the board voted to grant the variance, finding special conditions peculiar to the lot and that the reduction is the minimum necessary to allow reasonable use consistent with the neighborhood and Live Local Act goals. The motion passed with recorded opposition (two board members voted no). The approval is for this site and conceptual approach; final floor plans, fire‑rating and egress design must be demonstrated in the building‑permit process.
