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Board OKs coastal-setback variance for pool at Hill Street property, with dune-planting condition
Summary
The board approved a variance to place a pool/spa east of the Coastal Construction Setback Line at 2703 Hill Street, citing an existing seawall and similar nearby development; approval includes a staff-recommended condition to coordinate planting of native dune vegetation with Volusia County.
The Planning & Zoning Board voted 4–1 March 3 to approve a Coastal Construction Setback Line (CCSL) variance for a pool and spa at 2703 Hill Street, behind an existing seawall.
City staff described the lot as narrow (25 feet) with an existing seawall and neighboring properties already developed east of the CCSL; staff concluded the variance criteria were met and recommended approval. During discussion several members questioned the wisdom of allowing development east of the CCSL generally, but staff and members noted that the seawall and similar nearby improvements made this an appropriate case-by-case consideration.
Applicant representative Jonathan Adams (CRA and Associates) said the seawall, permitted after Hurricane Nicole and completed in 2023, is engineered with 10 feet of embedment and he described additional scour protection and helical piles to anchor improvements. Neighbor Jeremy Putnam, who helped engineer a nearby seawall, asked who would be financially responsible if a seawall failure damaged adjacent walls; he stressed that pools add significant load and urged careful engineering.
The board attached staff-recommended conditions, including coordination with Volusia County to plant native dune vegetation east of the seawall and engineering compliance; the motion passed 4–1.
The approval allows the property owner to pursue building permits subject to the specified conditions and any DEP or county requirements.
