Table 1

CSV #79-03-13-440
Page 1 oI 7


Table 1: StaII Analysis oI Code Approval Criteria
Ior Coastal Setback Variance No. 79-03-13-440

Approval Criteria
Sec. 54-724
Facts Demonstrating Consistency Facts Demonstrating Inconsistency
1. Strict enforcement of the
provisions of the article would
impose an unreasonable or unfust
hardship on the land,
The petitioners` property is a 7,652-square Ioot

vacant parcel oI land located entirely seaward oI the
GBSL.
Any development oI this property would require a
coastal setback variance.

Strict enIorcement may not impose an
unjust or unreasonable hardship on the land
because there may be limited expectations
Ior the use oI the property given the
Iollowing:
! The property is located in the vicinity oI
a state-designated critically eroded
beach.
! The beach is a dynamic systemic. FiIty
to sixty years ago the property was a
beach Iront lot with a portion oI the lot
seaward oI the MHWL.
! The site has little elevation change and is
subject to coastal Ilooding during storm
events.
! The entire site consists oI dune habitat.
Dune management guidelines within the
Principles Ior Evaluating Development
Proposals in Native Habitats (Chapter 2
oI the Sarasota County Comprehensive
Plan) state that 'Dune svstems and their
native vegetation shall be preserved.`

Table 1
CSV #79-03-13-440
Page 2 oI 7
Approval Criteria
Sec. 54-724
Facts Demonstrating Consistency Facts Demonstrating Inconsistency
2. The requested variance does not
adverselv affect Coastal Svstems,
Approximately 4,114 square Ieet oI the 7,652-square
Ioot lot will remain as unaltered dune habitat and
native vegetation.
The petitioners have proIIered planting 1,350 square
Ieet

oI dune vegetation in areas where non-native
plants are to be removed.

The project would result in direct impacts
to more than 3,538 square Ieet

oI existing
shoreline stabilizing dune habitat and
native vegetation. Dune management
guidelines within the Principles Ior
Evaluating Development Proposals in
Native Habitats (Chapter 2 oI the Sarasota
County Comprehensive Plan) state that
'Dune svstems and their native vegetation
shall be preserved.`
The proposed plantings (1,350 square Ieet)
may not adequately compensate Ior impacts
to dune habitat (3,538 square Ieet), which
could be addressed through additional
mitigation and/or long-term protection oI
dune habitat.
The low elevation and relatively Ilat
topography oI the site make it prone to
coastal overwash and Ilooding during storm
events.
The site is located in a high hazard coastal
area that has exhibited dynamic shoreline
changes over the past 60 years.
Table 1
CSV #79-03-13-440
Page 3 oI 7
Approval Criteria
Sec. 54-724
Facts Demonstrating Consistency Facts Demonstrating Inconsistency

3. The requested variance is the
minimum variance necessarv to
permit reasonable use of the
propertv,

Comparing the current petition to the variance
denied on January 9, 2013 (79-03-11-419), the
petitioners have:
! Reduced the GBSL encroachment Irom
200.16 Ieet to 176.5 Ieet.
! Removed the accessory structures (pool,
pool deck and landscape retaining wall).
! Reduced the habitable area Irom
approximately 4,744 square Ieet to 3,088
square Ieet.
! Reduced the paver driveway Irom 2,000
square Ieet to 1,421 square Ieet.

The proposed construction oI a three-story
over parking residence (3,088 square Ieet

oI
habitable area) and paver driveway (1,421
square Ieet) may not be viewed as the
minimum necessary Ior reasonable use oI
the property.
The proposed construction oI a 3,088-
square Ioot residence is not consistent with
adjacent 1,782-square Ioot single-Iamily
residences to the north-northwest that were
constructed in 1978.
The subject property was denied a variance
in 1993 (CSV 79-03-92-191) Ior a 5,200-
square Ioot

two-story single Iamily
residence to be 160 Ieet seaward oI the
GBSL on the combined lots 12 & 13, Mira
Mar Beach.
Based on comparison with 16 nearby
properties, the proposed construction at 162
Beach Road would be ranked as the third
largest residence based on Living Area
(3,088 square Ieet) and IiIth most intensive
residential construction based on Living
Area/Land Area (41.57).
4. The requested variance is not in
substantial conflict with the
attainment of the purposes in
Sections 54-721(b)(1)-(8), and is
consistent with the attainment of
the purpose in Section 54-
721(b)(9),

4(1): Protect public health, safetv,
and welfare,
The proposed construction is greater than 672 Ieet
Irom the MHWL.
The proposed residential structure is
located on a critically eroded beach in a
high hazard coastal area prone to overwash
and Ilooding.
Storm damage oI the proposed residence
would potentially result in pollution oI
waters and uplands with raw sewage and
construction debris, and create, thereby, a
public nuisance and adversely aIIect public
saIety.
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