Highland Beach board approves setback variances for Seagate condominium fire‑pump structure

The Town of Highland Beach Board of Adjustments and Appeals voted to approve a variance allowing Seagate of Highland Beach Condominiums to build a freestanding fire‑pump structure at 3224 South Ocean Boulevard.

The board approved the variance to reduce the front yard setback from 40 feet to 8 feet 7 inches and to reduce the south side setback from 12 feet to 7 feet. The structure proposed measures 472 square feet and will house two new fire pumps and related control equipment; the board recorded the outcome as an approval with the vote stated in the hearing as 4 to 1.

Town planning staff told the board the building is an accessory structure under town code and that, if the board grants the variance, the applicant must seek a major modification recommendation from the Planning Board and final approval from the Town Commission for the multifamily property. Town staff also said the applicant will remove an existing bulk storage area where the new pump structure will sit and that the number of parking spaces on the property would not change.

Applicants and fire department staff said the work responds to current fire‑safety requirements and site constraints. The association’s consultant, Jason Ward of L & S Associates, told the board the project is an association‑sponsored effort and that the proposed location was chosen because other on‑site locations did not provide adequate clearance, access for maintenance or would disrupt residents’ views. Assistant Fire Chief (Highland Beach Fire Rescue) — who provided a letter of support in the meeting packet — told the board the condominium’s existing pump rooms are undersized and do not meet present requirements for pump capacity, clearances and control equipment placement. He said the new system will include a 1,000‑gallon‑per‑minute pump for the taller buildings and other larger pumps to meet modern standards, and that the upgrades will make emergency response “more efficient.”

Board members asked technical questions about building height, flood elevation and fuel/backup power. The applicant’s materials list the structure as 10 feet in building height by the town’s zoning definition (measured from finished floor); because the finished floor will be elevated to meet the town’s required height above the FEMA base flood elevation, the structure will be visually taller (board discussion estimated about 14 feet above existing grade). Fire staff said pumps and control panels must be located above the base flood elevation and that the planned installation responds to those requirements. The project includes an on‑site diesel system for the pumps (diesel tanks located inside the structure) and a generator/utility connection; the assistant chief said natural gas was considered for the generator and can be part of the solution but that diesel is specified for the primary pump fuel source in the association’s current plans.

Several board members raised concerns about how visible the structure will be from the sidewalk and sought stronger assurance that existing or enhanced landscaping would screen the street view; the applicant said most existing landscaping will remain and suggested color changes or additional plantings could be incorporated. Town staff noted screening or landscaping could be addressed during permitting and building‑permit review.

The planning packet referenced variance criteria from the town code and included the applicant’s responses and supporting drawings. Town staff reminded the board that at least four affirmative votes are required to grant a variance under town code. At the close of the public hearing the board voted to approve the variance, with the decision to proceed to the Planning Board and Town Commission for the required major modification reviews.

The motion to approve was seconded and carried; the board chair stated the motion carried and the public hearing was closed.