Hallandale to vote on luxury condo tower planned for beach
A developer hopes to build a sleek 38-story luxury condo tower on the site of the former Regency Spa.
The modern 64-unit building would hug the shoreline, extending beyond the state-drawn boundary for most coastal construction. Developer Gilbert Benhamou is seeking permission from the city and state to build 135 feet east of the Coastal Construction Control Line, or CCCL.
The project comes before commissioners on Wednesday. Approval from the state is expected within weeks.
"If you look up and down the coast, virtually every building has had some portion of its development east of the CCCL," said Debbie Orshefsky, attorney for the developer. "This is just another piece."
To get city approval, the developer plans to show the project will not adversely affect flooding in the surrounding area, she said.
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| Project location |
Sun Sentinel - April 2, 2014
I did some research about this issue and came up with the
following information:
THE CCCL IS A
JURISDICTIONAL BOUNDARY
NOT A SETBACK LINE
The Coastal Construction Control Line Program (CCCL) is an
essential element of Florida's coastal management program. It provides
protection for Florida's beaches and dunes while assuring reasonable use of
private property. Recognizing the value of the state’s beaches, the Florida
legislature initiated the Coastal Construction Control Line Program to protect
the coastal system from improperly sited and designed structures which can
destabilize or destroy the beach and dune system.
Once destabilized, the
valuable natural resources are lost, as are its important values for recreation,
upland property protection and environmental habitat. Adoption of a coastal
construction control line establishes an area of jurisdiction in which special
siting and design criteria are applied for construction and related activities.
These standards may be more stringent than those already applied in the rest of
the coastal building zone because of the greater forces expected to occur in
the more seaward zone of the beach during a storm event.
Excerpts from the Florida Department of Environmental Protection guide to the CCCL
The purpose of the Florida Beach and Shore Preservation Act,
pursuant to Parts I and II
of Chapter
161, Florida Statutes (F.S.), is to preserve
and protect Florida’s beach
and dune systems.
The Coastal Construction Control
Line (CCCL) program,
one of three interrelated components of the Statewide Beach Management Program, protects the beach and dune system from imprudent upland
construction which could weaken,
damage, or destroy the integrity
of the system.
The remaining two components contained in the Act are the Beach Erosion Control Program, which provides for the restoration and maintenance of critically eroding beaches, and the Joint Coastal Permit Program,
which protects the shoreline
from activities which could contribute to erosion, water pollution or
habitat degradation.
THE CCCL: A JURISDICTIONAL
BOUNDARY - NOT A SETBACK LINE
Pursuant to Section 161.053,
F.S., the CCCL is a line of jurisdiction, defining
the landward limit of
the
Department’s authority to regulate construction. Control lines should not be confused with setback lines or lines of prohibition. New construction as well as additions, remodeling, and repairs to
existing structures are
allowed seaward of the
control line; however,
such structures and activities, unless exempt
by rule or law, require
a CCCL permit
from the Department.
THE VALUE OF BEACHES AND DUNES
No other
state and very few countries, if any, possess
an abundance of high quality
beaches as found in Florida. The 780 miles of sandy coastline are one of Florida’s
most valuable natural
resources. Florida’s
beaches earn this status because they serve several important
functions, each being vital to maintaining the health of Florida’s economy and environment.
The beach and dune system
is home to hundreds of species of plants and animals which are dependent upon the beaches and dunes. For example, beaches are used by resident and migratory
shorebirds for resting,
foraging and nesting
and during the summer months.
Five species of endangered or threatened sea turtles come ashore to nest on the Florida's beaches. Over 30 animals
considered rare within
the state inhabit the beach and adjacent dune habitats. These plants and
animals are adapted
to living in the beach’s harsh environment of salt spray,
shifting and infertile
sand, bright sunlight,
and storms.
Beaches
are also home to humans. Florida’s beaches have attracted 15 million people to the state and
57% of Florida’s residents live within ten miles of the coast (State of the Coast Report,
1998). Both tourists
and residents come to the beaches to relax and enjoy the sights and sounds of its natural beauty. Others visit the beaches to engage in boating, fishing, diving, and other recreations. Florida's beaches are an integral part of the state's economy,
attracting tourists from around the world. Beach tourism generates
about $15 billion a year to the state’s
economy (State of the Coast Report, 1996).
The beach and dune system is the first line of defense
against storms. It acts as a buffer
between the storm waves and coastal uplands. During hurricanes, storm surges and waves encounter the beach and dunes before crashing into upland structures. When this
happens, the sand making up
the
beach and dune system may be temporarily lost to the offshore
bar system, reducing
the damage suffered by upland property
and structures.
THE PURPOSE OF THE CCCL PROGRAM
The CCCL Program
is an essential element of Florida's coastal
management program. It provides
protection for Florida's
beaches and dunes while insuring
reasonable use of private property.
In recognizing the value of the state’s beaches, the Florida legislature initiated
the CCCL Program to protect the natural environment from improperly sited and designed
structures which can
jeopardize the stability
of the beach-dune system, accelerate erosion, provide inadequate protection to upland
structures, endanger
adjacent properties, and interfere with public beach access and sea turtle nesting.
Adoption of the CCCL establishes an area of jurisdiction in which special siting and design criteria are applied for construction and related activities. These standards are often more stringent than
those applied in the rest of the coastal building zone. Construction closest to the beach is subject greater wind, wave and surge forces expected to occur in the more seaward zone of the beach during a storm event.
Chapter 62B-33, Florida Administrative Code (F.A.C.), provides the design and siting requirements for obtaining
a coastal construction control line permit.
Approval or denial of a permit
application is based upon a review of the siting or location
of structures
relative their proximity to the beach and the potential impacts to the beach dune system, adjacent properties, native salt resistant vegetation, and
marine turtles.
While most permit requests are approved as submitted, some are modified during the permitting process.
Henry B. Nathan is a Hallandale & Hollywood Real Estate Agent
specialized in Pre-Construction Projects
(800) 416-2747 (954) 296-6741
Email me: hbnathan@gmail.com
mentioning
PRE-CONSTRUCTION CONDOS IN HOLLYWOOD
Visit my website: www.miami-new-construction.com
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