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Property

Image extracted from submitted plans. See full documents in the attachments section below.

DRB25-1147

104 E SAN MARINO DRIVE

The following summaries were generated by AI from the official documents linked below. They may contain errors. Please refer to the original documents for authoritative information.

Proposal

The applicant proposes to demolish an existing 1939 residence and construct a new two-story contemporary home at 104 East San Marino Drive. The project includes requests for two design waivers and four variances related to rear yard setback, side yard projections, walkway width, and rear yard pervious open space. The new residence is designed by Choeff Levy Fischman Architecture + Design and features travertine stone, concrete paneling, and aluminum batten cladding.

From the Letter of Intent

Proposed new single-family residence in Tropical Modern Architecture style to replace existing one-story home through complete demolition and reconstruction. The new home will be approximately 3,500 SF on a 7,066 SF lot with 27.5% lot coverage.

  • Complete demolition of existing one-story home
  • Construction of new two-story single-family residence
  • Installation of spiral stair and driveway in rear yard
  • Construction of front entry planter and steps
  • Installation of stairs and walkways facing the street
  • Creation of open-space courtyard
  • Installation of screened balcony on second floor
  • Landscape mitigation and resilient landscaping
  • Installation of hurricane-proof impact windows
  • Mechanical equipment screening on roof
Staff Recommendation
APPROVAL W/ CONDITIONS
Approval of the design; Approval of variances 1, 3, and 4; Denial of variance 2 (Terrace and Planter Variance)

Compliance Findings:

✗ Sea Level Rise: Not Satisfied ✗ Variance Conditions: Not Satisfied ✗ Design Review Criteria: Not Satisfied
Key Issues
  • Variance 2 (Terrace and Planter Variance) denied — applicant did not demonstrate hardship or practical difficulty; reducing projection to comply would not significantly impact architecture or functionality
  • Lighting plan not submitted for building permit (Design Review Criteria i. not satisfied)
  • Sea Level Rise Criteria 1 not satisfied — recycling/salvage plan not yet submitted (to be provided at building permit)
  • Design waiver needed for additional 5' second-floor setback along side elevation facing street where lot coverage is 25% or greater
  • Design waiver needed for two-story side elevations exceeding 60'-0" in length on both east and west elevations
  • Corner lot orientation creates practical difficulties — functional front yard is on the longer side facing street rather than the narrower zoning front yard
  • Rear yard functions as a side interior yard due to lot orientation, creating hardship for pervious open space and driveway placement
Project Details
Style Contemporary, featuring travertine stone cladding, concrete paneling, covet aluminum batten paneling, floor-to-ceiling glass walls, and steel screening on second-floor balcony elevations facing streets
Height 24'-0" flat roof (proposed and maximum)
FAR Proposed: 3,518 SF / 49.8%; Maximum: 3,533 SF / 50%
Zoning RS-4
Lot Size 7,066 SF
Setbacks Rear yard setback: 20'-0" minimum required; Variance 1 requests reduction of 3'-6" to place spiral stair at 16'-6" from rear yard lot line. Side yard facing street: maximum projection of 3'-9" or 25% of required yard (Variance 2 denied). Walkways in yard facing street: 44" maximum width (Variance 3 approved for 10'-0" width).
Parking Driveway and parking area located within the rear yard with direct access from East San Marino Drive
Applicant HELA VENETIAN LLC
Architect Choeff Levy Fischman Architecture + Design
Existing Building
Year Built 1939
Full demolition proposed
Meeting

Thursday, March 12, 2026

09:00 AM

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