2015-V-033
Project Name:
Navarre Marina and Boardwalk, LLC
Applicant and/or
Property Owner:
James Dabney
Representative:
n/a
Request 1:
Variance to reduce the right of way
landscape strip from 10 feet to 5 feet.
Request 2:
Variance to allow shrubs in lieu of
trees required within the parking area
at a ratio of 4 shrubs for every tree.
Request 3:
Variance to reduce Shoreline
Protection Zone setback from 50 feet
from the mean high water line to 0 feet
from the mean high water line to allow
a boardwalk with retail booths and
kiosks.
(LDC 7.01.03.A, 7.01.04.A, &
12.01.02.A)
Zoning District:
HCD-HON (Highway Commercial
Development)
Variance 2015-V-033
General Information:
Applicant:
Navarre Marina & Boardwalk, LLC
Representative:
James Dabney
Project Location:
8495 Navarre Pkwy., Navarre
Parcel Number:
20-2S-26-0000-00300-0000
Request 1:
Variance to reduce the right of way landscape strip
from 10 feet to 5 feet.
Variance to allow shrubs in lieu of trees required
within the parking area at a ratio of 4 shrubs for
every tree.
Variance to reduce the Shoreline Protection Zone
setback from 50 feet from the mean high water line
to 0 feet from the mean high water line to allow a
boardwalk with retail booths and kiosks.
Request 2:
Request 3:
Current Conditions:
Vacant
Recommended Condition: Staff recommends that if this variance is approved
that a condition be placed on the approval. The
condition being that 2 rows of hay bales
with silt fencing in between the hay bales be
installed prior to construction.
Land Development Code Criteria:
7.01.03
Required Perimeter Landscaping Adjacent To Public Rights-Of-Way: On
the site of a building or open lot use along any abutting right-of-way there shall be
provided landscaping between such area and such right-of-way as follows:
A. A strip of land at least ten feet in depth located adjacent to the abutting
right-of-way shall be landscaped with grass, ground cover, or other landscape
treatment.
7.01.04
Required Parking Area Interior Landscaping: Interior areas of paved
parking lots shall be landscaped with trees, shrubs, grass, groundcover or other
landscaped treatment located so as to best relieve the expanse of paving.
A. The minimum number of canopy trees required to be planted within or adjacent to
paved parking areas shall be one (1) tree for every twelve (12) parking spaces. One
(1) tree shall be required for those parking areas having fewer than twelve (12)
spaces. These trees may be planted anywhere within or adjacent to paved parking
areas; creative design and spacing is encouraged to accomplish the intent to relieve
the expanse of paving.
12.01.00
COASTAL DEVELOPMENT/SHORELINE PROTECTION:
12.01.02
Design Standards in Areas Adjacent to Shoreline Protection Zone
A.
All development shall be setback greater than or equal to fifty (50) feet from the
landward boundary of the Shoreline Protection Zone in Zone-1 and forty-five (45) feet
from the landward boundary of the Shoreline Protection Zone in Zone-2.
2.04.00 SPECIAL EXCEPTIONS, VARIANCES AND CONDITIONAL USES:
The BOA shall have the following duties and powers:
B. No variances shall be authorized under this provision unless the Board finds that all
of the following conditions exist:
1. The special circumstances or conditions applying to the building or land in
question are peculiar to such property and do not apply generally to other land or
buildings in the vicinity.
Is this criterion met?
No
Staff Analysis:
Staff has determined that there are no special
circumstances regarding the land or building in question, and that this
parcel does not possess unique qualities with respect to size or exceptional
shallowness that are peculiar to such property and not to other lots within
the area.
The applicant is seeking relief from the section of the Ordinance which
regulates the width of the right of way landscape strip, the planting of trees
within the parking area and the placement of structures within a Shoreline
Protection Zone.
2. The variance is necessary for the preservation and enjoyment of a substantial
property right and not merely to serve as a convenience to the applicant.
Is this criterion met?
No
Staff Analysis: This Variance request is not necessary for the preservation
and enjoyment of a substantial property right and is merely a convenience to
the property owner.
3. The authorization of the variance will not impair an adequate supply of light and
air to adjacent property or unreasonably increase the congestion in public streets,
the danger of fire, imperil the public safety, unreasonably diminish or impair
established property values within the surrounding area or in any other respect
impair the health, safety, comfort, morals or general welfare of the inhabitants of
Santa Rosa County.
Is this criterion met?
Yes
Staff Analysis: It is not anticipated that the authorization of this Variance
will impair an adequate supply of light and air to adjacent property,
increase congestion to public streets, or impair the public safety.
It is not anticipated that authorization of this Variance will unreasonably
diminish or impair established property values within the surrounding
area.
4. The variance will not impair the intent of the zoning ordinance or zoning district
map.
Is this criterion met?
No
Staff Analysis: If authorized, a Variance without special circumstances
would impair the intent of the zoning ordinance.
5. To permit the reduction of parking or loading requirements whenever the
character or use of a building is such as to render unnecessary the full provision of
parking or loading facilities as specified herein or whenever the strict enforcement
of such provision would impose an unreasonable hardship as contrasted with
merely granting an advantage or convenience.
Is this criterion met?
N/A
Staff Analysis: The proposed request does not apply to the reduction of
parking or loading requirements nor does it apply to the access
management standards which would affect the safety or operation of the
roadway.
If the Variance is approved, are there any potential building code issues?
It is not anticipated that there will be any potential building code issues related to the
variance request.
THIRD ST
MEDIAN
NAVARRE PKWY
MEDIAN
^
NO ST
POMPA
¹
1,000
2,000
4,000
GRANADA ST
ALHAMBRA ST
PRADO ST
LUNETA ST
EL PASEO ST
OLIVERA ST
ESTRADA ST
RIO VISTA DR
ADE
E ESPLAN
ST
NAVARRE PKWY
WY
NAVARRE BEACH CS
2015-V-033
Santa Rosa Sound (Intercoastal Waterway)
0
PRESIDIO ST
MONTALBAN ST
FRONTERA ST
LAREDO ST
ESPLAN ADE ST
ESCOLA ST
FOURTH ST
BLUE TIP DR
WAY
87 S
PAMPLONA ST
HIGHWAY 87 S
ANDORRA ST
MORELLA ST
FORTWORTH ST
HIGH
TORRES ST
SALAMANCA ST
2015-V-033
Location
6,000
8,000
Feet
Legend
Disclaimer:
The GIS maps and data distributed by the Santa Rosa County BOCC departments are derived from a variety of public and private sector sources considered to be
dependable, but the accuracy, completeness, and currency thereof are not guaranteed. The Santa Rosa County Commission makes no warranties, expressed or
implied, as to the accuracy, completeness, currency, reliability, or suitability for any particular purpose of information or data contained in or generated from the
County Geographic Database. Additionally, the Santa Rosa Commission or any agent, servant, or employee thereof assume no liability associated with the use of
this data, and assume no responsibility to maintain it in any matter or form.
21
22
25
N
9
26
5.47
IA
MED
AREA
9.4 9.3 9.2 9.1
R2M
12 12.1 12.2 12.3
24
27
13
16
14
13 .2
HCD
28
R2-HON
13 .3
5.26
2.8
2.4
2.3
2.6
2.5
2.12
2.9
2.24
2
4
3
8
7
9
11
10
12
13
16
16.1
4
1
12
3
5
11
TC1-HON9
15
13
17
16
1
6
P2-HON
1
6
E ESPLANADE ST
2
*
2.23 2.22 2.21 2.1 2.19 2.20 2.17 2.16 2.15 2.18 2.14
2.13 2.11 2.10 2.7
14
5
24
2
1
16 18 17 15
30
29
5.6
10
12
15
13 .1
6
8
NAVARRE PKWY
NAVARRE PKWY
COMMO N
11
11.2
5.46
8
9
11.1
23
8
5.4
17
8
1
9
2
4
17 15
1
6
10
12
9
6
6.1
8.1
10
10.1
12.1
12
14.1
14.2
14
16.1
16
1
5
18
7
1
4
10
9
R1
17
26
16
19.1
15
2
25
18.1
20
19
GRANADA ST
5.25
8.3
8.2
20
18
ALHAMBRA ST
HCD-HON
8.2
8.1
19
19.1
3
7
PRADO ST
4
1.1
6
18
2
LUNETA ST
HIGHWAY 87 S
AREA
PRESIDIO ST
5
1
ESPLAN ADE ST
5.1
22
5.24
5
2015-V-033
Zoning
21
1.2
16
3
1
1.38
WY
NAVARRE BEACH CS
Santa Rosa Sound (Intercoastal Waterway)
¹
0
400
800
1,600
2,400
3,200
Feet
Legend
PendingZBApril
Agriculture/Rural Residential (AG)
General Industrial (M-2)
Single Family Residential (R-1A)
Hotel - Navarre Beach (HNB)
Agriculture (AG2)
Planned Industrial Development (PID)
R1M within an Accident Potential Zone (R1M-APZ)
Navarre Beach -Medium Density (NB-MD)
AG within an Accident Potential Zone (AG-APZ)
AG2 within an Accident Potential Zone (AG2-APZ)
Marina (C-1M)
Marina and Yacht Club (C-2M)
Historical/Commercial (HC-1)
Highway Commercial Development (HCD)
HCD within an Accident Potential Zone (HCD-APZ)
HCD within the Heart of Navarre (HCD-HON)
HCD with the Navarre Town Center (HCD-NTC)
Historical/Single Family (HR-1)
Historical/Multiple Family (HR-2)
Restricted Industrial (M-1)
M1 within an Accident Potential Zone (M1-APZ)
M1 within the Heart of Navarre (M1-HON)
M2 within an Accident Potential Zone (M2-APZ)
Neighborhood Commercial (NC)
NC-APZ
NC within the Heart of Navarre (NC-HON)
Passive Park (P-1)
P1 within the Heart of Navarre (P1-HON)
Active Park (P-2)
P2 within an Accident Potential Zone (P2-APZ)
P2 within the Heart of Navarre (P2-HON)
Planned Business District (PBD)
Planned Unit Development (PUD)
Single Family Residential (R-1)
R1 within an Accident Potential Zone (R1-APZ)
R1within the Heart of Navarre (R1-HON)
Mixed Residential Subdivision (R-1M)
R1M within the Heart of Navarre (R1M-HON)
Medium Density Residential (R-2)
R2 within an Accident Potential Zone (R2-APZ)
R2 within the Heart of Navarre (R2-HON)
Medium Density Mixed Residential (R-2M)
Navarre Beach - High Density (NB-HD)
Navarre Beach - Planned Mixed Use Development (NB-PMUD)
Navarre Beach - Conservation/Recreation (NB-CON/REC))
Navarre Beach - Single Family (NB-SF)
Navarre Beach - Medium High Density (NB-MHD)
Navarre Beach - Utilities (NB-U)
R2M within an Accident Potential Zone (R2M-APZ)
State
Medium High Density Residential (R-3)
RAIL
R2M-HON
Rural Residential Single Family (RR-1)
RR1 within an Accident Potential Zone (RR1-APZ)
Navarre Town Center 1 (TC1)
Navarre Town Center 2 (TC2)
Navarre Beach - Commercial (NB-C)
State within an Accident Potential Zone (STATE-APZ)
Right of Ways (ROAD)
Military (MIL)
Water
Municipal Boundaries (CITY)
Disclaimer:
The GIS maps and data distributed by the Santa Rosa County BOCC departments are derived from a variety of public and private sector sources considered to be
dependable, but the accuracy, completeness, and currency thereof are not guaranteed. The Santa Rosa County Commission makes no warranties, expressed or
implied, as to the accuracy, completeness, currency, reliability, or suitability for any particular purpose of information or data contained in or generated from the
County Geographic Database. Additionally, the Santa Rosa Commission or any agent, servant, or employee thereof assume no liability associated with the use of
this data, and assume no responsibility to maintain it in any matter or form.
1.42
N
NAVARRE PKWY
ALHAMBRA ST
WY
NAVARRE BEACH CS
¹
0
GRANADA ST
IA
MED
NAVARRE PKWY
LUNETA ST
E ESPLANADE ST
PRADO ST
HIGHWAY 87 S
ESPLAN ADE ST
PRESIDIO ST
2015-V-033
Aerial
400
800
1,600
2,400
3,200
Feet
Legend
PendingZBApril
Disclaimer:
The GIS maps and data distributed by the Santa Rosa County BOCC departments are derived from a variety of public and private sector sources considered to be
dependable, but the accuracy, completeness, and currency thereof are not guaranteed. The Santa Rosa County Commission makes no warranties, expressed or
implied, as to the accuracy, completeness, currency, reliability, or suitability for any particular purpose of information or data contained in or generated from the
County Geographic Database. Additionally, the Santa Rosa Commission or any agent, servant, or employee thereof assume no liability associated with the use of
this data, and assume no responsibility to maintain it in any matter or form.
E
NAVARRE PKWY
NAVARRE PKWY
MEDIAN
MEDIAN
RE P KW
Y MERG
MEDIAN
NAVAR
PRESIDIO ST
2015-V-033
Close Up Aerial
¹
0
100
200
400
600
800
Feet
Legend
PendingZBApril
Disclaimer:
The GIS maps and data distributed by the Santa Rosa County BOCC departments are derived from a variety of public and private sector sources considered to be
dependable, but the accuracy, completeness, and currency thereof are not guaranteed. The Santa Rosa County Commission makes no warranties, expressed or
implied, as to the accuracy, completeness, currency, reliability, or suitability for any particular purpose of information or data contained in or generated from the
County Geographic Database. Additionally, the Santa Rosa Commission or any agent, servant, or employee thereof assume no liability associated with the use of
this data, and assume no responsibility to maintain it in any matter or form.
VACANT
SFR
VACANT
SFRVACANT
VACANT
IA
MED
COMM
OFFICE
COMM
N
REC/OS
COMM
SFR
SFR
ESPLAN ADE ST
POP
VACANT
COMM
MRC
MEDIAN
SFR
SFR VACANT
SFRVACANT
VACANT
VACANT
OFFICE
COMM
VACANT
COMM
VACANT
COMM
COMM
ROW
COMM
COMM
VACANT
OFFICE
NAVARRE PKWY
VACANT
MRC
ALHAMBRA ST
VACANT
COMM POP
UTILITIES SFR
MFR<5
HIGHWAY 87 S
VACANT
PRADO ST
2015-V-033
Existing Land Use
INST
COMM
VACANT
MFR<5
SFR
VACANT
VACANT
VACANT
OFFICE COMM
NAVARRE PKWY
VACANT
COMM
POP
VACANT
COMM
WY
NAVARRE BEACH CS
Santa Rosa Sound (Intercoastal Waterway)
¹
0
400
Legend
PendingZBApril
800
Existing Land Use
CATEGORY
Agriculture
Agriculture, Homestead
Condo's/Townhomes
City
Commercial
Industrial
1,600
2,400
Institutional
Recreation/Open Space
Multi-Family Residential >5
Single Family Residential
Multi-Family Residential <5
Military
Mixed Residential/Commercial
Office
Public Owned Property
Rail
Recreation/Commercial
3,200
Feet
Right of Way
Silviculture
Uncategorized
Utilities
Vacant
Water
Disclaimer:
The GIS maps and data distributed by the Santa Rosa County BOCC departments are derived from a variety of public and private sector sources considered to be
dependable, but the accuracy, completeness, and currency thereof are not guaranteed. The Santa Rosa County Commission makes no warranties, expressed or
implied, as to the accuracy, completeness, currency, reliability, or suitability for any particular purpose of information or data contained in or generated from the
County Geographic Database. Additionally, the Santa Rosa Commission or any agent, servant, or employee thereof assume no liability associated with the use of
this data, and assume no responsibility to maintain it in any matter or form.
AREA
9.4 9.3 9.2 9.1
9
*
VE
2.23 2.22 2.21 2.1 2.19 2.20 2.17 2.16 2.15 2.18 2.14
2.13 2.11 2.10 2.7
12 12.1 12.2 12.3
13
13 .1
13 .2
14
25
5.47
27
28
5.6
9
11
13 .3
29
2.4
2.3
2.6
2.5
2.12
2.9
2.24
2
4
16.1
1
12
3
5
11
NAVARRE PKWY
2.8
16
3
9
15
17
E ESPLANADE ST
2
5.26
10
12
13
1
13
AE
AE
PendingZBApril
DFIRM
FLOOD_ZONE
0.2% Annual Chance of Flood (500 Year)
A - 1% Annual Chance of Flood - No BFE's
1,600
12
9
5
7
10
18.1
1
9
17
26
16
19.1
15
2
4
18
25
19
20
21
1.2
3
1
AE
VE
VE
AE 1.38
VE
WY
NAVARRE BEACH CS
Legend
800
1
6
6.1
8.1
10
10.1
12.1
12
14.1
14.2
14
16.1
16
1
16
OPEN WATER
400
2
4
17 15
10
9
Santa Rosa Sound (Intercoastal Waterway)
0
16
6
6
VE
¹
1
6
8
7
16 18 17 15
30
26
5
4
ALHAMBRA ST
14
24
RRE PKWY
COMMO N
10
12
15
11
6
8
24
2
1
GRANADA ST
N
AE NAVA
9
11.2
5.46
8
16
11.1
23
IA
MED
8.2
22
17
8
1
PRADO ST
5.25
21
18
7
LUNETA ST
HIGHWAY 87 S
20
8.3
8.1
19
19.1
3
8
5.4
6
18
2
4
1.1
8.2
X
AREA
PRESIDIO ST
5
1
ESPLAN ADE ST
5.1
22
5.24
5
2015-V-033
Flood Zone
2,400
3,200
Feet
AE - 1% Annual Chance of Flood - BFE's
VE - A 1% Annual Chance of Flood - Storm Waves
Not in the FloodPlain
Disclaimer:
The GIS maps and data distributed by the Santa Rosa County BOCC departments are derived from a variety of public and private sector sources considered to be
dependable, but the accuracy, completeness, and currency thereof are not guaranteed. The Santa Rosa County Commission makes no warranties, expressed or
implied, as to the accuracy, completeness, currency, reliability, or suitability for any particular purpose of information or data contained in or generated from the
County Geographic Database. Additionally, the Santa Rosa Commission or any agent, servant, or employee thereof assume no liability associated with the use of
this data, and assume no responsibility to maintain it in any matter or form.
1.42
8
5.4
N
9
14
12 12.1 12.2 12.3
25
13
13 .1
13 .2
14
27
28
5.6
29
13 .3
9
11
12
11
NAVARRE PKWY
2.8
2.4
2.3
2.6
2.5
2.12
2.9
2.24
2
4
16.1
3
9
15
12
1
3
5
*
2.23 2.22 2.21 2.1 2.19 2.20 2.17 2.16 2.15 2.18 2.14
2.13 2.11 2.10 2.7
10
16
1
6
8
7
13
4
17
E ESPLANADE ST
2
5.26
5
24
2
1
16 18 17 15
30
26
5.47
IA
MED
AREA
9.4 9.3 9.2 9.1
10
12
15
11
6
8
24
NAVARRE PKWY
COMMO N
9
11.2
5.46
8
16
11.1
23
8.3
8.2
22
17
8
1
1
13
16
2
4
17 15
1
6
6
10
9
12
9
6
6.1
8.1
10
10.1
12.1
12
14.1
14.2
14
16.1
16
1
5
7
10
18.1
1
9
25
17
26
16
19.1
15
2
4
18
19
GRANADA ST
5.25
21
18
ALHAMBRA ST
20
8.2
8.1
19
19.1
3
7
PRADO ST
4
1.1
6
18
2
LUNETA ST
HIGHWAY 87 S
AREA
PRESIDIO ST
5
1
ESPLAN ADE ST
5.1
22
5.24
5
2015-V-033
Storm Surge Zone
20
21
1.2
16
3
1
1.38
WY
NAVARRE BEACH CS
Santa Rosa Sound (Intercoastal Waterway)
¹
0
400
Legend
PendingZBApril
800
1,600
gisdata.GISADMIN.SRCSurgeZones
2
Cat
4
<all other values>
3
1
5
2,400
3,200
Feet
Disclaimer:
The GIS maps and data distributed by the Santa Rosa County BOCC departments are derived from a variety of public and private sector sources considered to be
dependable, but the accuracy, completeness, and currency thereof are not guaranteed. The Santa Rosa County Commission makes no warranties, expressed or
implied, as to the accuracy, completeness, currency, reliability, or suitability for any particular purpose of information or data contained in or generated from the
County Geographic Database. Additionally, the Santa Rosa Commission or any agent, servant, or employee thereof assume no liability associated with the use of
this data, and assume no responsibility to maintain it in any matter or form.
1.42
o
-
Sonlo Roso County
Developmenf Services
A
LO
sl
t.rJ
Santa Rosa County Public Sewice Complex
6051 Old Bagdad Highway, Suite 202 Milton, Florida 32583
Beckie Cato, AlcP
Planning and Zoning Director
Rhonda C. Royals
Building Official
www.santarosa.fl.gov
Office: (850)98.|.7000
.
Application
Review
Zoning
No. .L,l
Fee:
District:
Variance Application
Application Instructions begin on Page 5
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Receipt No.:
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Date Received:
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Property Owner Name:
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Owner
Address:
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Email: \ Arn4
Applicant
!
Check here and skip this section if the applicanl is.the Property Owner. Othenrvise,
complete this section and provide authorization from the property Owner giving the Applicant
the authority to puBue variance approvals.
co
pany,
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ContactName:
plons
Property
Information
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Parcel lD Numbe(s):
.ORStreet Address of property for which the Variance is requested:
8'{tl
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Page 1
ol4
Revised 02/012013
What is the Dresent use of the DroDerlv? PaV V l{V1 1;4 a 4
''varfance
Request
Please describe the requested variance, including exact dimensions and purpose of the variance.
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the
or conditions
questions which necessitate the variance request.
Are the special conditions or circumstances described above the result of a proposed or prior action
of the applicant? Yes
NO
Pleas explain why the literal enforcement of the provisions of the Land Development Code will result
in unnecessary hardship.
cunently have-a Code Enforcement Violation which pertains to
lnrs Vanance requestl
Variance ?9 {gu
proviilii
AlC
Criteria
I understand that all decisions made by the Zoning Board ofAdjustment
are subject to appeal and that their decision does not become efiective
until the appeal time has successfully passed.
I understand that appoval by the Zoning Board of Adjustments does not
authorize construction and/or land clearing to occur on this site and that
additional approvals and Building Permits may be required.
I understand that determinations by the Zoning Board ofAdjustment are
valid for 36 months.
n
AI
ruo
!
ruo
E Yes !
lto
!
no
Yes
El ves
E"Yes
Certification and Authorization
By my signature hereto, I do hereby certify that the information contained in this application and the required
supplemental materials is true and correct, and understand that deliberate misrepresentation of such
information will be grounds for denial or reversal of this application and/or revocation of any approval based
upon this application. I do hereby authorize County staff to enler upon m
purposes of site inspection.
llAtzt"J
DAh^t
Applicant Name (Type or Print)
C
"*(
Title (if applicable)
Vanance Applic€tion
.1',h',to,v
Date
Pqe2 ol4
Revised 02012013