still 8 feet from the property line. The southern extremity from the new foundation will be 8 feet
from the southern property line.
Mr. Bovell asked where the breezeway is located.
Michael Allen, Allen Engineering, 106 Dixie Lane, Cocoa Beach, stated the breezeway will run
from N. Atlantic Avenue toward the ocean, and from the building to the property line on the
north, which is 5.2 feet; and on the south it follows the line of the building at 8 feet. He stated
the purpose of the breezeway is for airflow.
Bill Huffman asked the width of the path way if emergency vehicles need to access the back of
the property. Mr. Allen replied, in front there is a covered parking area and emergency vehicles
will enter from A1A, go under the parking area and down the sidewalk to access the back,
which is standard for similar condominiums in the area.
Warren Chambers, 3485 S. Atlantic Avenue, Cocoa Beach, stated he has been in favor of
improvements done so far in the area by OBC Realty. He said he is not against development
on the subject property, but his concern is that the previous two properties to the north had to
set back off of the ocean, and he believes the subject property needs to set back off of the
ocean. He clarified that he wants the property developed, but is concerned about beach
Paul Body explained there is a coastal construction setback line that is regulated by the Natural
Resources Department, and they will review those setbacks.
John Osborne, 3445 S. Atlantic Avenue, Cocoa Beach stated he owns property immediately
adjacent to the north of the subject property. He said his condominium was built in 2006 and
met all of the setbacks and regulations at that time. He stated he thinks the proposed project
will look nicer than what is there right now, but he has not heard an argument that it is in the
public’s interest that the variances should be approved. Principally, it will be a transient facility,
set up with three units, two-bedroom, two-bath, and they can be rented for one week at a time.
He said he and others in his condominium would like to see the applicant meet the existing
regulations and construct a facility that would actually have a benefit to the neighbors.
Mr. Kirschenbaum stated in regard to the easternmost portion of the project, Mr. Allen has gone
to the Department of Natural Resources and the project is within all of the regulations that
allows the re-building of the building to the previous footprint, and there is a letter in the file
authorizing the footprint for the proposed project. He noted it is proposed to be a 4-unit project
at this time, but after site planning it could be less.
Motion by Kevin McCann, seconded by George Bovell, to approve the variances as depicted on
the plans provided by the applicant.
Mr. McCann stated he visited the property and he agrees it is in a dilapidated state and any
kind of improvement would be an improvement to the area. He noted the breezeways are
sufficiently wide enough to accommodate any emergency vehicles.
Bill Huffman read aloud the six criteria for a hardship and explained the justifications for
approving the variance.
Mr. Huffman called for a vote on the motion as stated and it passed unanimously.
Mover: Kevin McCann