Jacksonville Beach Board of Adjustments approves three setback variances

The Jacksonville Beach Board of Adjustments on Wednesday approved three separate setback variances for single-family homes after hearing presentations from applicants and their representatives.

The Board granted a variance for 3509 Ocean Drive to allow a 3.5-foot northerly side-yard setback for an exterior staircase, attaching the approval to the staircase design contained in the submitted plans. Robert Bruce, sworn as the applicant’s representative, said the staircase “really only adds about 9 inches to that” in addition to an existing 6.7-foot encroachment and argued it would provide a secondary ingress and egress and improve safety. Committee member moved to approve and the board amended the motion to make approval contingent on the staircase shown in the plans; the amended motion passed by roll call.

The board also approved a variance for 529 North 10th Avenue to accommodate a small rear-yard bump-out needed to provide a standard dining-room width on an undersized RS‑1 lot. Applicant Ryan Weatherholt said the design matches nearby homes and noted neighbors he contacted were generally supportive. Board members described the request as “very minimal” and approved the variance following discussion.

A third application for a property in the 32nd Avenue area was approved after the applicant scaled back an earlier request. Architect Stephanie Gallagher of Star Sanford Design said the team reduced the rear-yard request from the earlier proposal to 15 feet in lieu of 30, increased upper‑story setbacks and worked with neighbors and staff to refine massing. Attorney Steve Devenau, representing the property owners, emphasized that the application meets the variance criteria in the land‑development code and noted letters of neighbor support. Neighbor Michael Sherry spoke in favor, clarifying that the proposed front balcony sits above a garage and does not further encroach on adjacent properties.

All three actions were described by staff as responses to constraints from undersized or trapezoidal lots and as efforts to bring properties closer to conformity with current codes. The board’s discussions referenced the Jacksonville Beach Land Development Code (including provisions governing setbacks and “prevailing setback” administrative determinations) and asked staff to confirm applicable code sections when questions arose.

Votes at a glance

• BOA26‑100041 (3509 Ocean Drive): variance for 3.5‑foot northerly side‑yard setback for an exterior staircase — approved as amended; approval conditioned on the staircase shown in the submitted plans.

• BOA26‑100042 (529 North 10th Avenue): rear‑yard variance to address a minor bump‑out on an undersized RS‑1 lot — approved.

• BOA26‑100043 (32nd Avenue area): rear‑yard variance reduced to 15 feet in lieu of 30 after revisions and neighbor outreach — approved.

Planning staff closed the meeting with administrative notes, including confirmation that the board’s ethics training is scheduled for Aug. 18. The board adjourned after a final motion and voice vote.

(Reporting based on the Board of Adjustments hearing transcript; addresses and case numbers appear as recorded in the meeting materials.)