Height variance for oceanfront lot at 1675 Beach Avenue fails on split vote

The Community Development Board did not grant ZVAR25‑0025, a request to use a higher calculated average grade for measuring overall building height on an oceanfront lot at 1675 Beach Avenue, after the board split 2–2.

Staff explained that for lots with more than a 2‑foot grade change the code requires measuring height from the averaged elevations inside the buildable area; the applicant sought to use a calculated average of the proposed buildable footprint that results in a 19.1‑foot baseline vs. the staff‑calculated 17.8‑foot baseline—a 1.3‑foot difference. Staff said oceanfront lots commonly raise similar issues but emphasized stormwater and neighbor impacts would be managed through on‑site retention if required.

Applicant Patrick Emmons, a long‑time Atlantic Beach resident, said the modest increase is intended to provide flood avoidance and interior ceiling height without creating an overly tall structure compared to nearby homes; he cited a neighboring lot (1711 Beach) built at a similar increased measurement. Neighbor Lynn Richards said she worries about a slippery slope of incremental approvals raising grades and referenced historical problems when a different property was allowed higher elevation.

Board members were split: one member noted precedent along Beach Avenue; several others said they could not identify a statutory ground that clearly applied. Because the board lacked a majority to grant the variance, the request was not approved; staff told the applicant the remedy is to revise the design or appeal to the city commission.