Board approves 35 North Beach IMP variance; landscaping and screening emphasized

The Development Review Board granted the applicant’s request for an initial measuring point variance at 35 North Beach to allow a second‑story addition and pool, subject to the building department’s standard conditions and the landscaping improvements proposed by the applicant.

Jared Gaylord, presenting for the Lessing family, said the lot’s low elevation and state DEP requirements make a higher IMP necessary. “The state's requiring us to be at a breaking wave crest of 14.6 feet,” he said, explaining why habitable space must be raised and why the variance is needed. Gaylord noted the project’s proposed floor area is smaller than a prior approval and that the design reduces visible massing compared with earlier plans.

Landscape architect Brian Donahue described a three‑tiered buffer — a six‑foot clusia hedge, 20‑foot understory palms and taller coconut palms — and said much of the initial layer will be planted prior to heavy construction so neighbors have early screening. “All of that will be planted prior to construction with the construction staging plan,” Donahue told the board.

Board members voiced concern about visibility from North and South Beach roads and sought assurances on timing and durability of the buffer plantings. The board approved the IMP variance and the impact review application with the building department conditions, including gatekeeper requirements, staging plan approval before building permits and equipment and HVAC screening.