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Jacksonville Beach Board of Adjustments approves five variances, defers pool setback request
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Summary
At a Board of Adjustments meeting, members approved variances for five properties addressing setbacks, parking and small-lot renovations; one homeowner seeking a pool setback reduction deferred to work with staff. Several approvals carried conditions limiting scope to the submitted plans.
The Jacksonville Beach Board of Adjustments on Tuesday approved variance requests for five properties and granted a deferral for a sixth application after applicants and staff agreed further coordination was needed.
The board deferred case BOA 25100065 (4086 Seaside Drive East), a request by homeowner Michael Roop to reduce accessory-structure/setback requirements so a 35-by-18-foot pool would fit on a constrained lot. Roop said a tree and an atypical lot configuration leave “very little coverage to be able to build the pool.” He told the board, “So we're asking for 3ft all the way around,” referring to a proposed three-foot setback in lieu of five feet. After staff clarified the building restriction line and explained options, the applicants elected to defer and meet with city staff for measurements and permitting details; the motion to defer passed by roll call.
The board then considered several renovation and conversion requests across the beaches area. In BOA 25100066 (214/218 South 7th Avenue), agent Matthew McCourt and owner Dr. Eero sought multiple variances including a reduction in required on-site parking (from six to two) and several setback reductions to bring preexisting, nonconforming structures into compliance as part of a renovation and conditional-use process. McCourt said the parcel split and preexisting alley setbacks created inheritable hardships. The board approved the variances with an amendment making approval contingent on the existing structures and the conditions specified by staff.
Agent Ian Brown presented BOA 25100067 (1240 Fifth Avenue North), a staff-recommended renovation of a nonconforming 6,600-square-foot lot that requires front and side setback relief and a single-car garage to meet Rs1 zoning standards. Brown argued the hardship predates the current owners: “This hardship was not created by the owner,” he said, describing the lot’s historic platting and narrow width. Neighbors in attendance spoke in support; the board approved the requested relief.
In BOA 25100068 (2007 South 1st Street) the applicant (Driver McAfee) returned with a negotiated plan after an earlier denial; staff recommended approval limited to coverage and rear-building-line/balcony issues for two new urban single-family dwellings on historic lots. The board approved the variances, noting lot-size constraints. BOA 25100069 (124 South 11th Avenue South, Unit C) requested a front-yard setback reduction from 20 feet to 10 feet to extend a second-floor balcony. Neighbor Stephanie Drogg testified in support; the board approved the variance with an explicit condition that approval apply only to the deck plans submitted at the hearing.
The final case, BOA 25100070 (964 North 21st Street), sought a 2.6-foot side-yard setback reduction to permit a one-car garage addition. Applicants said placement of the existing home and easement constraints left few alternatives; three board members voted to approve and one voted no. The board closed the meeting by announcing its next session on October 21 and adjourning.
What the board decided (at a glance) • BOA 25100065 (4086 Seaside Drive East): Deferred by motion — applicants to meet with city staff for clarification of BRL/setbacks and measurements. • BOA 25100066 (214/218 S 7th Ave): Approved (conditions attached; contingent on existing structures and specified staff conditions). • BOA 25100067 (1240 5th Ave N): Approved (setback relief; single-car garage allowed; staff recommended approval). • BOA 25100068 (2007 S 1st St): Approved (coverage and rear setback relief for two dwellings on historic lots). • BOA 25100069 (124 S 11th Ave S Unit C): Approved (front-yard setback reduction for balcony; approval limited to submitted deck plans). • BOA 25100070 (964 N 21st St): Approved (side-yard setback reduction for one-car garage; recorded vote 3–1).
The board’s approvals frequently cited section 34.572 of the Jacksonville Beach Land Development Code and the Land Development Code variance criteria: atypical lot conditions, hardships not self-created, minimal relief necessary and absence of public nuisance. Several approvals were explicitly conditioned on the plans presented to prevent broader future changes without further review.
The board adjourned after staff announced the next meeting on October 21.
