Board approves small setback variances after survey dispute for 1130 Coquina Bluff; neighbors raise survey and easement concerns

The Board of Zoning Adjustments on July 17 granted after‑the‑fact variances to allow a newly installed manufactured home, attached carport, rear shed and newly poured driveway at 1130 Coquina Bluff to remain despite encroaching into side setbacks.

Property owner Tina Owens told the board the construction followed an original survey but a later site‑built survey moved a flag and showed the home and concrete closer to the setback line. Owens said she has been unable to occupy the home since December 2023 and is paying for two houses while awaiting resolution. "I went by everything that I was supposed to. The people that poured the concrete went by the original survey," Owens said.

Neighbors raised concerns that a state‑recorded vegetation retention and stormwater easement held by St. John's River Water Management District (referred to in the hearing as St. John's Water) reduces buildable area on lots in the subdivision; one neighbor said a prior property owner had to remove and replace a driveway multiple times to comply with inspections. Another neighbor said a purchased shed could not be installed because setbacks and easement lines had not been disclosed on sale.

Staff explained the variance exceeded the limited administrative adjustment (10 percent) that staff can approve, making the matter appropriate for the board. Staff also said survey disputes are private matters between property owners and licensed surveyors, and that licensed surveyors are regulated by state boards; the building office may refer a pattern of survey errors to the appropriate state licensing board but cannot unilaterally refuse properly licensed surveys.

The board voted 5–0 to approve the after‑the‑fact variances; recorded yes votes were John George, Charles Cameron, Leon McCray, Patrick Connors and Chairman David Betts. The board approved the variances so the applicant may obtain final occupancy once other permitting and easement issues, including any Saint John's Water restrictions, are resolved.