Special Magistrate Hearing

SPECIAL MAGISTRATE HEARING Thursday, June 25, 2026 10:00AM TOWN HALL 17425 GULF BLVD. REDINGTON SHORES, FL. AGENDA New Business: Application for Variance from the Land Development Regulations, Sec. 90- 159 for Structures in Setbacks for a balcony and staircase. Name: Michael and Marisa Barnas Address: 165 Coral Ave. E., Redington Shores, Fl 33708 Application for Variance from the Land Development Regulations, Sec. 90- 162 (D)(4) and (E) for Structures in Setbacks and Pervious Surface staircases and impervious surface. Name: Michael and Marisa Barnas Address: 135 175th Terrace Dr. E., Redington Shores, Fl 33708 "Persons are advised that, if they decide to appeal any decision made at this hearing, they will need a record of the proceedings, and, for such purpose, they may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based." "The Town maintains a tape recording of all public hearings. In the event that you wish to appeal a decision the tape may or may not adequately ensure a verbatim record of the proceedings. Therefore, you may wish to provide a court reporter at your expense." 17425 Gulf Boulevard, Redington Shores, FL 33708 www.townofredingtonshores.com 165 CORAL AVE E APPLICATION  To the Town of Redington Shores, We would like to thank the council & the members of the magistrate that have joined us & for allowing us the opportunity to present our case before you today. The property we will be discussing is located at 165 Coral Ave, & is located in the CTF Zone of Redington Shores. My clients, Michael & Marisa Barnas, have already undergone multiple renovations to the property in recent years, both before & after the storm. We are looking forward to entering the last phase of renovations, which will be for the upstairs unit of this multi family home. Before we can proceed with this last phase of renovations, we need to address the primary means of access & egress to the upstairs unit. Currently, the upstairs unit is accessed by a winding stairway that does not meet current Florida Building Codes for proper construction or means of egress. When we submit plans for the upstairs renovation, the means of egress must meet current Florida Building Codes. When you enter through the door on the left side of the home, there is a small vestibule area with the stairway immediately to the left to access the upstairs unit. The remainder of the downstairs area belongs to the downstairs unit. In its current location, there is not enough room to rework the stairway in a manner that meets the current Florida Building Codes. A list of Florida Building Codes & photos of the stairway have been provided on the subsequent pages to demonstrate all the flaws of the current design. From my understanding, while a winding stairway may be permissible inside of a dwelling unit as a component of egress, it cannot be a primary form of egress. For primary egress, continuity must exist in size, shape, width & clearance which the current stairway does not present. The stairway lacks a stair nose, heights of the steps range from 7” - 8” which is well above maximum height, the clearance in headroom is not maintained at the minimum of 80”, the dimensions of the narrow end of the winder steps are well below 6”, & the walk line of the steps 12” inward is not uniform in size & well below the required dimensions. If the existing stairway was to code, it would mean a much wider & larger stairway than what the current vestibule area can allow. We are here today seeking an approval for a variance to allow us to relocate the stairway to the back side of the home, which will now serve as the primary access & means of egress for the upstairs unit. By relocating the stairway to the backside of the home, it will allow for a safer means of access & egress to the upstairs unit which will meet current Florida Building Codes. This new stairway will remedy a lot of the existing troubles the home owners have experienced, which will prevent family members from further injury or harm, will allow first responders safer access for extraction in a medical emergency, furniture can now be raised to the upstairs unit without the use of extraordinary means, & during the renovation, it will be easier to get construction materials such as lumber, drywall, cabinets, fixtures & appliances upstairs properly without risk of damage or harm. In order to allow for the stairway to be constructed on the backside of the home, it will extended roughly 1’ 4” past the existing home, but will maintain a distance of 12’ from the rear property line which you can see by the site plan provided. The stairway would be constructed as an open stairway underneath the steps & the landing. To allow for its construction, we would need the setback to be reduced or at least allow for an encroachment into the setback. I understand that current zoning in the CTF Zone requires a setback of 25’ front & 25’ rear. However, the lot is a non-conforming lot, only 50’ x 60’ . The home was built in 1958, which precedes the current setback codes that are in place. This also means that none of the homes on this street conform with the current setbacks in place. Under the current setbacks, if I decided to build a new home on this same lot, that would mean that the home I would construct could only be 10’ deep? How is that so? If you look at the arial view, most of the neighboring homes seem to have some form of structure located in the rear setback. These homes also back up to a commercial motel, which in my estimation, is only about 5’ off the property line. The stairway we are proposing would not effect any of the neighbors, nor would it affect the motel directly behind us. It also would not affect the facade of the home or its presentation at the street level. This stairway is solely for the purpose of safe access to the upstairs unit, & as a means to comply with current Florida Building Codes. We hope that the members of the magistrate will heavily consider our proposal to allow a variance to reduce the rear setbacks set forth by Redington Shores, or allow for an encroachment for the construction of the stairway so that we may be compliant with the current Florida Building Codes. We appreciate your time & consideration today, and for your continued work in serving the residents of Redington Shores. Sincerely, Luis M. Rodriguez CBC 1265426 Codes Referenced w/ Photos- 1011.3 Headroom. Stairways shall have a headroom clearance of not less than 80 inches (2032 mm) measured vertically from a line connecting the edge of the nosings. Such headroom shall be continuous above the stairway to the point where the line intersects the landing below, one tread depth beyond the bottom riser. The minimum clearance shall be maintained the full width of the stairway and landing. (While the first tread does have the clearance from the stair nose, the headroom clearance height does not maintain the minimum requirements throughout the path of the stairway.) 1007.8 Special stairs 1007.8.1 Winders shall have a minimum tread depth of 6 inches (152 mm) at the narrow edge and shall have a minimum tread depth of 11 inches (279 mm) at a point 12 inches (305 mm) from the narrow edge. Winders shall be permitted to be used as a component in the means of egress within a dwelling unit. (Minimum width of winder step is not to code, and comes to a point. The first photo demonstrates where 6” would be if it where to code.) 1011.4 Walkline. The walkline across winder treads shall be concentric to the direction of travel through the turn and located 12 inches (305 mm) from the side where the winders are narrower. The 12-inch (305 mm) dimension shall be measured from the widest point of the clear stair width at the walking surface of the winder. Where winders are adjacent within the flight, the point of the widest clear stair width of the adjacent winders shall be used. (The walk line 12” from the narrow end does not maintain the minimum required depth for the stair tread.) 1011.5.4 Dimensional uniformity. Stair treads and risers shall be of uniform size and shape. The tolerance between the largest and smallest riser height or between the largest and smallest tread depth shall not exceed 3/8 inch (9.5 mm) in any flight of stairs. The greatest winder tread depth at the walkline within any flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5 mm). (There is no continuity in size or shape of treads and risers to allow for a safe form of egress. Stair tread vary in height well passed the allowable 3/8) 1011.5.5 Nosing and riser profile. Nosings shall have a curvature or bevel of not less than 1/16 inch (1.6 mm) but not more than 9/16 inch (14.3 mm) from the foremost projection of the tread. Risers shall be solid and vertical or sloped under the tread above from the underside of the nosing above at an angle not more than 30 degrees (0.52 rad) from the vertical. 1011.5.5.1 Nosing projection size. The leading edge (nosings) of treads shall project not more than 11/4 inches (32 mm) beyond the tread below. (No stair nose present throughout the entire stairway.) STAFF REPORT  STAFF REPORT To: Special Magistrate From: Zain Husain Town Planner, Calvin, Giordano & Associates Re: Variance from Sec. 90-166 (C)(1) for a Property Located at 165 Coral Ave., Redington Shores, FL 33708 Parcel ID: 31-30-15-36324-000-0800 __________________________________________________________________ Date of Meeting: April 15, 2026 I. GENERAL INFORMATION Request: The Applicant is seeking a variance to the Town of Redington Shores Code of Ordinances, Section Variance from Sec. 90-166 (C)(1) to construct a staircase that will encroach into the rear setback. Applicant Property Owner Michael and Marisa Barnas Michael and Marisa Barnas 7919 Nordica Ave. 7919 Nordica Ave. Burbank, IL 60459 Burbank, IL 60459 Physical Address Parcel ID Number 165 Coral Ave. 31-30-15-36324-000-0800 Redington Shores, FL 33708  Legal Description HARBOR SHORES 2ND ADD BLK 4, LOT 80 in the Public Records of Pinellas County, Florida, Town of Redington Shores. Current Use Duplex Zoning CTF (Commercial Tourist Facilities) Requested Variances Sec. 90-166 – CTF (Commercial Tourist Facilities) (C)(1) Variance is requested to construct a staircase that will encroach into the rear setback. II. BACKGROUND The property located at 165 Coral Avenue is within the CTF zoning district (Commercial Tourist Facilities). The property has a lot area of 3,001 square feet. The structure is currently non-conforming and does not meet the current regulations of the Code for flood elevation or rear setback. The current use is a duplex with a n upstairs unit on top a ground floor unit. This structure is on slab and habitable living space is below the base flood elevation (BFE). The applicant is proposing a 3-foot-wide staircase to the rear which would make the structure 12 feet from the rear property line. The required rear setback is 20 feet. The proposed addition of the staircase will have the structure encroaching by 8 feet into the setback. Variance Application – 165 Coral Avenue Page 2 of 7  Figure 1: Subject Property, 165 Coral Avenue III. EXHIBITS Sec. 90-166.C. Variance Application – 165 Coral Avenue Page 3 of 7  Proposed Exterior Staircase (highlighted) Variance Application – 165 Coral Avenue Page 4 of 7  IV. FINDINGS Variance Criteria: Staff Findings Special conditions and circumstances exist which are peculiar to the land, structure, or building for which the variance is being sought, and which are not applicable to other similarly situated lands, structures, or buildings in the same zoning district; Finding: The lot is nonconforming as it is 50’ x 60’. There are no special conditions and circumstances for the land. Similar lot sizes are in the adjacent area. A literal interpretation of the provisions of the applicable code would deprive the applicant of rights commonly enjoyed by other similarly situated properties in the same zoning district under the terms of the applicable code; Finding: The applicant is adding a staircase in the rear of an existing non-conforming structure. The addition of the 3-foot wide stairs would encroach even more into the setback. The property has an unusual hardship not suffered by other similarly situated properties within the same district; Variance Application – 165 Coral Avenue Page 5 of 7  Finding: The lot size is 3,001 square feet. The applicant requesting to encroach into the setback is not a hardship. If granted, the structure would be encroaching by 8 feet into the rear setback. The hardship of the property was not self-created by the applicant and was not the result of an action taken with the applicant's prior knowledge or approval. Further, no variance may be granted arising from illegal construction of a structure or an illegal use of the premises which would otherwise have required a permit to be issued, and which construction was commenced illegally. Further, no variance may be granted for any property in the town where the property has a pending unresolved code violation, or where the owner has failed to satisfy any recorded code enforcement lien or to have complied with any court or magistrate order related to a code enforcement violation within the town. Under such conditions, the owner shall have no legal right to obtain a variance, and the board shall have no legal right to grant a variance; Finding: The applicant has requested to construct a 3 foot staircase in the rear of the structure. The structure is already encroaching into the setback but is non-conforming. With the stairs, the structure would be 12 feet away from the rear property line. The Town Code requirement is to be 20 feet away. The requested variance is the minimum variance necessary to permit the reasonable use of the property; Finding: The request for the proposed staircase is to provide exterior access to the upstairs unit to create a more functional access point to the upstairs unit, as currently access must be through an interior stair. Adding a staircase off the rear increases the encroachment into the rear setback. The current structure does not meet the current regulations as is. The requested variance will not confer on the applicant any special privilege that is denied by the applicable code to other similarly situated property owners; Finding: The applicant will gain a special privilege if allowed to build a staircase in the rear which will be 12 feet from the rear property line. There are however, other nonconforming properties on Coral Ace, including a triplex property immediately adjacent to the west, that has a rear staircase to access an upper unit. The literal interpretation of the applicable code would deprive the applicant of rights commonly enjoyed by other similarly situated property owners; Variance Application – 165 Coral Avenue Page 6 of 7  Finding: The property is in the CTF zoning district which requires 20 feet setback in the rear. This is common for lots and homes in the area, many of which are nonconforming and are unable to do structural modifications, substantial improvements, or expansions due to their existing nonconforming status as code changes have amended the dimensional setbacks and other standards over time. The requested variance will not be contrary to the public interest and will be in harmony with general intent and purpose of the applicable code. Finding: The request will be unusual for the area and not be in harmony with the general intent and purpose of the applicable code. V. RECOMMENDATION Staff finds the information provided demonstrating that the request satisfies the variance criteria of Sec. 90-76.B is insufficient to make a recommendation of approval. Variance Application – 165 Coral Avenue Page 7 of 7 DOCUMENTS SUBMITTED BY APPLICANT 06/17/2026 Chronological Communication Record In the Matter of: Variance Request — 165 Coral Ave., Redington Shores, FL Prepared by: Mike Barnas, Property Owner | Date Prepared: June 17, 2026 Summary This document presents a chronological record of written communications between the property owners (Mike and Marisa Barnas), their contractor (Luis Rodriguez, CBC1265426), the Town of Redington Shores Building Official (Eve Spencer), the Town Clerk (Michelle Lowe, CMC), and the Town's planning consultant (Zain Husain, Senior Planner, Calvin Giordano & Associates) regarding a variance request for a stairway at 165 Coral Ave., Redington Shores, FL. On April 15, 2026, following an initial variance hearing, the Special Magistrate granted a 60-day continuance to allow all parties to collaborate on a compliant stairway design. Over the subsequent weeks, the contractor and homeowners made multiple attempts to engage the Town in substantive discussions. The Town's planning consultant confirmed that any exterior stair encroaching beyond the existing building envelope requires a variance, and that no exterior solution was approved. No staff meeting occurred, no revised plans were proposed by the Town, and no alternative design was offered during the continuance period. On May 28, 2026, Marisa Barnas discovered — through a walk-in visit to Town Hall — that a second hearing had been scheduled for June 17, 2026, at 5:00 PM without any notification to the homeowners. The homeowners requested a continuance and a different hearing date due to a prior out-of-town commitment and the absence of any meaningful collaborative progress during the 60-day period. The communications below are presented in chronological order and constitute the complete written record available to the homeowners for this proceeding. Communication Timeline Date Sender / Party Description Apr. 15, Luis Rodriguez Following the variance hearing, Rodriguez emails all parties 2026 (Contractor) — including homeowners Mike and Marisa Barnas — to open collaborative dialogue during the 60-day continuance. Proposes relocating the stairway to the rear of the property and references a nearby new construction on Lee Ave. as precedent for setback flexibility. Apr. 16, Eve Spencer Spencer clarifies the Town's position: as an existing non- 2026 (Building Official) conforming structure, the property cannot receive a variance that increases the degree of non-conformity. Notes that the Lee Ave. construction does not set a binding precedent. Requests revised for sketches or a technical staff meeting. Apr. 18, Luis Rodriguez Rodriguez asks whether a stairway confined within the home's 2026 (Contractor) existing footprint would avoid a variance requirement. Expresses frustration with the Town's strict interpretation and advocates for resident safety over rigid code enforcement. Requests that Zain Husain share the alternative avenues he mentioned at the hearing. Apr. 21, Luis Rodriguez Follow-up Monday morning email to all parties reiterating the 2026 (Contractor) request for alternative options. No new substantive content; prompts for a response. Apr. 21, Zain Husain (Senior Husain responds: any external stair that encroaches further 2026 Planner, CGA into the setback requires a variance. Alternatively, if stairs are Solutions) built within the interior of the existing building envelope, no 165 Coral Ave., Redington Shores — Variance Proceeding Timeline  Date Sender / Party Description variance is required and only Building Code compliance is needed. Apr. 21, Luis Rodriguez Acknowledges Husain's reply. Asks whether there are any 2026 (Contractor) other options available to the homeowners, beyond the two presented. May 15, Luis Rodriguez Nearly one month follow-up. Rodriguez notes no 2026 (Contractor) correspondence has been received. States the homeowners have been working to explore options within the existing footprint but no agreement has been reached. Asks whether the Town has identified any new code provisions that might allow the original proposed stairway location and requests the deadline for scheduling the second hearing. May 15, Zain Husain (Senior Husain reconfirms external stairs encroaching into the setback 2026 Planner, CGA require a variance; interior stairs within the building envelope Solutions) do not. No new options are offered. May 28, Marisa Barnas Barnas emails the Town Clerk and all parties after receiving 2026 (Homeowner) no scheduling notice. She discovered through a walk-in visit to Town Hall that the hearing had already been set for June 17, 2026 at 5:00 PM — without notifying the homeowners. States she and Mike have a prior out-of-town commitment and cannot attend. Requests that the date be changed and that the proper parties be contacted to correct the matter. May 28, Zain Husain (Senior Out-of-office autoreply. Husain is unavailable; directs contact 2026 Planner, CGA to his office or cell phone. Solutions) May 29, Michelle Lowe, CMC Lowe responds to Marisa Barnas asking two clarifying 2026 (Town Clerk) questions: (1) whether additional time is needed because a solution is still being developed, and (2) whether the request is solely because the homeowners cannot attend on June 17. States she will forward the request to the Special Magistrate and notes it is her understanding the Magistrate is not available on June 15. May 29, Mike Barnas Mike Barnas replies directly to the Town Clerk on behalf of the 2026 (Homeowner) homeowners. States that both reasons apply: June 17 does not work due to a prior commitment, and additional time is needed because the purpose of the continuance — meaningful collaboration between the Town, contractor, and homeowners — has not been fulfilled. No revised plans were proposed, no staff meeting occurred, and no alternative was provided by the Town as directed at the prior hearing. Requests June 15 or the next available date; declines remote appearance via Skype. Requests the email be made part of the official record. Jun. 17, Michelle Lowe, CMC Lowe emails Marisa Barnas on the day of the scheduled 2026 (Town Clerk) hearing — the same day any supplemental documents were due for the hearing packet — asking whether new documents need to be submitted. This request was sent with no advance notice, leaving the homeowners no meaningful opportunity to prepare or submit additional materials prior to the hearing. Lowe states she will otherwise include only what was previously provided. Note: All communications referenced above were transmitted via email that are attached to this record. 165 Coral Ave., Redington Shores — Variance Proceeding Timeline 6/17/26, 11:21 AM Follow Up on Variance- 165 Coral Ave Redington Shores. - mtbarnas@gmail.com - Gmail luis Compose Inbox 36,944 Follow Up on Variance- 165 Coral Ave Redington Shores. Inbox × Snoozed Luis Rodriguez <office@3311homes.com> to zhusain, espencer, Maria, me, marisab@live.com Important Good Afternoon, Sent It was a pleasure meeting with you both this morning at the hearing. I have copied the home owners on this email so that we may all wo Drafts 151 Barnas, and working alongside you both to find a feasible solution for a proper stairway at 165 Coral Ave that satisfies all parties. Spam 133 I know the main nonconformance issue pertains to the CTF Zone setbacks. At the meeting I brought up the new home construction on Trash (Photo Below). This new home is being constructed with very little setback from the street, certainly less than the 20' setback imposed in Purchases 1,726 I do believe the most effective solution is to relocate the stairs to the back of the home. It is a solution that does not directly affect the ne Travel 263 with other older homes on the same street, all of which have structures in the setbacks, regardless of whether those structures are legal, Social 2,064 With new construction allowed so close to the street on Lee Ave, I'm sure special exceptions and circumstances allow for amendments working as a team. I understand the need to enforce established codes, but we must prioritize residents' safety and well-being over these Updates 22,671 Forums 99 I know Zaine mentioned a few avenues we can explore to find a solution. We would love to meet to discuss further options at a time an the street from the Town Hall. Please let us know what would be most ideal for you both and we can make it happen. Promotions 13,267 Thank you both for the time and effort you are putting into this. It does not go unnoticed. I look forward to hearing back soon! More Luis Rodriguez Labels Certified Building Contractor CBC1265426 [Gmail]Trash Phone: 813-928-5289 Amazon 373 Barnas Post Mar 31 12 3 Attachments • Scanned by Gmail Add all to Drive BofA Zelle 28 Reply Reply all Forward Upgrade https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDsgLNvTmwpHkqWpxWhssdCMXcsLZBVNjxdMjPFPDvdnDbvdsrQBnFXSPbDh… 1/1 6/17/26, 11:23 AM Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. - mtbarnas@gmail.com - Gmail luis Compose Inbox 36,944 Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. Inbox × Snoozed Luis Rodriguez <office@3311homes.com> to Eve, zhusain@cgasolutions.com, Maria, me, marisab@live.com Important Good Morning, Sent My apologies to everyone for sending an email on a Saturday, I am just catching up since I was out of the office yesterday. Thank you E Drafts 151 existing footprint due to non-conformance, there must be an exception to grant just one additional foot for a new stairway. One foot is a s Spam 133 understanding of your response, the town would allow the stairway if it remained within the home's current dimensions. Is that correct? F survey we provided), would the new stairway have been possible in the proposed location since it would not extend past the building's en Trash If i may speak freely, I find it hard to believe that out of all the codes set forth by the Town of Redington Shores — codes that have chang Purchases 1,726 There must come a time when discretion is needed and when the town should act in its residents' best interest, handling circumstances o Travel 263 within the community, but older pre-existing homes should be afforded more flexibility, especially if our request stems from the safety of th build so close to the street impacts the community — especially our immediate neighbors — in a far more detrimental way than allowing Social 2,064 I truly want us all aligned for these next 60 days, working together toward a solution. We will work on your request; however, we do ask th Updates 22,671 that we could explore some avenues. I would love to know what avenues he has in mind or if he can find anything to help make this poss Forums 99 solution. Thank you all and I look forward to discussing our options in further detail this week. Promotions 13,267 On Thu, Apr 16, 2026 at 9:43 AM Eve Spencer <espencer@redshoresfl.com> wrote: More Subject: RE: 165 Coral Ave – Variance Continuance and Stairway Discussion Labels Good afternoon, It was a pleasure meeting you and the Barnas family as well. We appreciate your commitment to finding a s [Gmail]Trash Regarding the 60-day continuance, I want to clarify the Town’s position to ensure our upcoming discussion Amazon 373 conforming structure. Under our current land development code, we cannot grant a variance that increases Barnas Post Mar 31 12 that, which is why the board leaned toward a denial before granting this extension. To address your point regarding the new construction at 17830 Lee Ave: that project is likely adhering to diff BofA Zelle 28 that particular block. However, one property’s footprint does not set a precedent that allows us to bypass t and zoning restrictions. Our goal over the next two months is to explore designs that bring the stairs toward compliance—either by further encroach into the setbacks. Reply Upgrade Please let me know Reply whenall you have aForward revised preliminary sketch or a few time slots available for a technical Best regards https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDsgLNvTmwpHkqWpxWhssdCMXcsLZBVNjxdMjPFPDvfGJzxXNrLZwZqSsrLLcQ… 1/1 6/17/26, 11:24 AM Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. - mtbarnas@gmail.com - Gmail luis Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. Inbox × Luis Rodriguez <office@3311homes.com> to Eve, zhusain@cgasolutions.com, Maria, me, marisab@live.com Good morning Everyone. I hope everyone had a great weekend. I know Monday's are busy for everyone, so I just wanted to follow up ag up with that could benefit my clients. Thank you for assisting us with this, I really appreciate it. On Sat, Apr 18, 2026 at 2:07 PM Luis Rodriguez <office@3311homes.com> wrote: Good Morning, My apologies to everyone for sending an email on a Saturday, I am just catching up since I was out of the office yesterday. Thank you existing footprint due to non-conformance, there must be an exception to grant just one additional foot for a new stairway. One foot is a understanding of your response, the town would allow the stairway if it remained within the home's current dimensions. Is that correct? survey we provided), would the new stairway have been possible in the proposed location since it would not extend past the building's If i may speak freely, I find it hard to believe that out of all the codes set forth by the Town of Redington Shores — codes that have cha There must come a time when discretion is needed and when the town should act in its residents' best interest, handling circumstance within the community, but older pre-existing homes should be afforded more flexibility, especially if our request stems from the safety o to build so close to the street impacts the community — especially our immediate neighbors — in a far more detrimental way than allow I truly want us all aligned for these next 60 days, working together toward a solution. We will work on your request; however, we do ask meeting that we could explore some avenues. I would love to know what avenues he has in mind or if he can find anything to help mak with a solution. Thank you all and I look forward to discussing our options in further detail this week. On Thu, Apr 16, 2026 at 9:43 AM Eve Spencer <espencer@redshoresfl.com> wrote: Subject: RE: 165 Coral Ave – Variance Continuance and Stairway Discussion Good afternoon, It was a pleasure meeting you and the Barnas family as well. We appreciate your commitment to finding a Regarding the 60-day continuance, I want to clarify the Town’s position to ensure our upcoming discussio conforming structure. Under our current land development code, we cannot grant a variance that increas that, which is why the board leaned toward a denial before granting this extension. To address your point regarding the new construction at 17830 Lee Ave: that project is likely adhering to d of that Reply particular block. However, one Reply all property’s footprint does not set a precedent that allows us to bypa Forward Upgrade plat and zoning restrictions. O l h h i l d i h bi h i d li ih b https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDsgLNvTmwpHkqWpxWhssdCMXcsLZBVNjxdMjPFPDwQTVdjtsrrrxfkKVQQnFcJrv 1/1 6/17/26, 11:25 AM Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. - mtbarnas@gmail.com - Gmail luis Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. Inbox × Luis Rodriguez <office@3311homes.com> to Zain, Eve, Maria, me, marisab@live.com Thank you for getting back so quickly Zain. I just want to confirm if there are any other options that the home owners have outside of con consider? On Tue, Apr 21, 2026 at 8:45 AM Zain Husain <zhusain@cgasolutions.com> wrote: The duplex is currently non-conforming. If you extend into the setback further, you will be making it more non-conforming. To con interior, and build stairs within, that will need to meet Building Code. No variance will be needed then. Zain Husain Senior Planner office: 727.394.3825 | cell: 251.591.8800 311 Park Place Boulevard, Suite 630 | Clearwater, FL 33759 CGAsolutions.com Connect with Reply Us on LinkedIn Reply all Forward Upgrade https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDsgLNvTmwpHkqWpxWhssdCMXcsLZBVNjxdMjPFPDwQTVdvBXsDVDgqQNqb… 1/1 6/17/26, 11:38 AM Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. - mtbarnas@gmail.com - Gmail luis Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. Inbox × Zain Husain <zhusain@cgasolutions.com> to Luis, Eve, Maria, me, marisab@live.com The duplex is currently non-conforming. If you extend into the setback further, you will be making it more non-conforming. To constr interior, and build stairs within, that will need to meet Building Code. No variance will be needed then. Zain Husain Senior Planner office: 727.394.3825 | cell: 251.591.8800 311 Park Place Boulevard, Suite 630 | Clearwater, FL 33759 CGAsolutions.com Connect with Us on LinkedIn INTEGRITY | IMPROVEMENT | SERVICE | TEAMWORK | RESPECT Reply Reply all Forward Upgrade https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDsgLNvTmwpHkqWpxWhssdCMXcsLZBVNjxdMjPFPDwQTVdpSfKQjNLbxVtfqM… 1/1 6/17/26, 11:46 AM Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. - mtbarnas@gmail.com - Gmail luis Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. Inbox × Luis Rodriguez to Zain, Eve, Maria, me, marisab@live.com Good Afternoon, I'm following up with everyone since it has been almost a month since we received any correspondence. Have either of you looked into home owners in an attempt to make the stairway work within the current home's footprint as you requested. We haven't agreed yet on the options. My clients and I hope that in the last few weeks, you may have found additional information within the codes that allows for our initial pr case again? If we cannot reach an agreement, when must we schedule the second hearing? Please let us know. Thank you for your assi On Tue, Apr 21, 2026 at 9:03 AM Luis Rodriguez <office@3311homes.com> wrote: Thank you for getting back so quickly Zain. I just want to confirm if there are any other options that the home owners have outside of co consider? On Tue, Apr 21, 2026 at 8:45 AM Zain Husain <zhusain@cgasolutions.com> wrote: The duplex is currently non-conforming. If you extend into the setback further, you will be making it more non-conforming. To co interior, and build stairs within, that will need to meet Building Code. No variance will be needed then. Zain Husain Senior Planner Reply727.394.3825 office: Reply | all Forward Upgrade cell: 251.591.8800 https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDsgLNvTmwpHkqWpxWhssdCMXcsLZBVNjxdMjPFPDxrDkkfPFRwDsvTpgmpSh… 1/1 6/17/26, 11:46 AM Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. - mtbarnas@gmail.com - Gmail luis Re: [SPF ERROR] Follow Up on Variance- 165 Coral Ave Redington Shores. Inbox × Zain Husain <zhusain@cgasolutions.com> to Luis, Eve, Maria, me, marisab@live.com Hi Luis - Since the duplex is non-conforming, to build stairs externally, you will need to have a variance granted. The stairs encroaching more meet Building Code. No variance will be needed then. Zain Husain Senior Planner office: 727.394.3825 | cell: 251.591.8800 311 Park Place Boulevard, Suite 630 | Clearwater, FL 33759 CGAsolutions.com Connect with Us on LinkedIn Reply Reply all Forward Upgrade https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDsgLNvTmwpHkqWpxWhssdCMXcsLZBVNjxdMjPFPDxrDlVbnxXqQpChlCjccTpJ… 1/1 6/17/26, 11:35 AM Date of meeting for variance request and extension - mtbarnas@gmail.com - Gmail luis Date of meeting for variance request and extension Inbox × Marisa Barna to townclerk@redshoresfl.com, me, Luis, Maria, espencer@redshoresfl.com, Zain Hello. Since we have not heard back from the town after requesting a date for our variance extension I took the initiative to stop into city h notified me that a date and time was already set. (June 17 5pm) . As the home owners my husband Mike or I were not notified of this meeting . When asked about a different date Michelle stated we could of town commitments that day and cannot attend. Due to the lack of information and time to make plans to address our issue we are requ contact to correct this matter. Sincerely, Marisa Barnas 165 Coral Ave. Reply Reply all Forward Upgrade https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDxlftdmpcrdvnRTPFFKpSLLzkxrHwTFZLBbpXDmhVFxSQvlQVNmMpxbqzprgBskL 1/1 6/17/26, 11:47 AM Re: Date of meeting for variance request and extension - mtbarnas@gmail.com - Gmail luis Re: Date of meeting for variance request and extension Inbox × Zain Husain <zhusain@cgasolutions.com> to Marisa, townclerk@redshoresfl.com, me, Luis, Maria, espencer@redshoresfl.com, David Hi Marisa - I am not always in the office but you are always welcome to call me (251-591-8800) or email me. I do my best to from me, feel free to reach me. Zain Husain Get Outlook for iOS From: Marisa Barna <marisab@live.com> Sent: Thursday, May 28, 2026 8:13:35 PM To: townclerk@redshoresfl.com <townclerk@redshoresfl.com> Cc: mtbarnas@gmail.com <mtbarnas@gmail.com>; Luis Rodriguez <office@3311homes.com>; Maria <lmrenovations117@yahoo.co Subject: Date of meeting for variance request and extension Hello. Since we have not heard back from the town after requesting a date for our variance extension I took the initiative t the town clerk Michelle Lowe notified me that a date and time was already set. (June 17 5pm) . As the home owners my husband Mike or I were not notified of this meeting . When asked about a different date Michelle Unfortunately we have other out of town commitments that day and cannot attend. Due to the lack of information and time attention to this matter. Please let me know who else I may need to contact to correct this matter. Sincerely, Marisa Barnas 165 Coral Ave. Reply Reply all Forward Upgrade https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDxlftdmpcrdvnRTPFFKpSLLzkxrHwTFZLBbpXDmhVFxSQvnZLdWtpvSCrsZtNQvq 1/1 6/17/26, 11:36 AM Re: Date of meeting for variance request and extension - mtbarnas@gmail.com - Gmail luis Re: Date of meeting for variance request and extension Inbox × Town Clerk <townclerk@redshoresfl.com> to Marisa, me, Luis, Maria Good morning Ms. Barnas, I have a few questions regarding your request. Are you requesting more time because you are still finding a sol June 15th? After you answer these questions I will forward your request to the Special Magistrate. It is my understanding th that is not the case. Thank you, Michelle Michelle Lowe, CMC Town Clerk Town of Redington Shores 17425 Gulf Blvd. Redington Shores, FL 33708 Ph. 727-397-5538 Please Note: Florida has a very broad public records law. Most written communications to or from the request. Your e-mail address and communications may therefore be subject to public disclosure. Reply Reply all Forward Upgrade From: Zain Husain <zhusain@cgasolutions.com> https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDxlftdmpcrdvnRTPFFKpSLLzkxrHwTFZLBbpXDmhVGFBMxHCXjKLzCwBLPKfR… 1/1 6/17/26, 11:30 AM Re: Date of meeting for variance request and extension - mtbarnas@gmail.com - Gmail luis Re: Date of meeting for variance request and extension Inbox × Barnas <mtbarnas@gmail.com> to Town, Marisa, Luis, Maria, bcc: me Michelle, Thank you for your reply. To answer your questions directly: we are requesting a different hearing date for both reasons. First, the June 17 date at 5 pm does not work for us. We were not notified that the continued hearing had been scheduled for June 17 at town commitment and are not available to attend in person on June 17. We do not agree to proceed via Skype or remote appearance, as Second, additional time is also needed because the purpose of the continuance was for the Town, our contractor, and us to work togethe process, but to date, we have not had a meaningful meeting or received a proposed alternative from the Town. No revised plans have be the prior hearing by the Special Magistrate. We are available any time on June 15. If the Special Magistrate is not available on that date, please provide the next available dates afte Please forward this request to the Special Magistrate and confirm that the June 18 hearing will be rescheduled, or at a minimum, that no request that this email and our prior request be included in the record for this variance matter. Thank you for your assistance. Sincerely, Mike Barnas 165 Coral Avenue E Redington Shores, FL (312) 560-0501 On Fri, May 29, 2026 at 9:31 AM Town Clerk <townclerk@redshoresfl.com> wrote: Good morning Ms. Barnas, Reply Reply all Forward Upgrade I have a few questions regarding your request Are you requesting more time because you are still finding a s https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/CqMvqmcqMfsNJqSZntnKrkgZnsLLGWCxHHGtrFtDFzVwDdJpHtPtXDXhrsLRDtsXVLbTV… 1/1 6/17/26, 11:32 AM Re: Date of meeting for variance request and extension - mtbarnas@gmail.com - Gmail luis Re: Date of meeting for variance request and extension Inbox × Town Clerk to Marisa, me Good morning, Do you have any new documents to submit for this packet. If not I will include what was previously provided. Th morning. Thank you, Michelle Michelle Lowe, CMC Town Clerk Town of Redington Shores 17425 Gulf Blvd. Redington Shores, FL 33708 Ph. 727-397-5538 Please Note: Florida has a very broad public records law. Most written communications to or from the request. Your e-mail address and communications may therefore be subject to public disclosure. From: Town Clerk Reply Reply all Forward Upgrade Sent: Friday, June 5, 2026 10:01:01 AM To M i B https://mail.google.com/mail/u/0/?tab=rm&ogbl#search/luis/WhctKLcDxlftdmpcrdvnRTPFFKpSLLzkxrHwTFZLBbpXDmhWgJlSrrdzdcqNKwkvmlDhPRG 1/1  135 175 TH TERRACE DR E APPLICATION STAFF REPORT  STAFF REPORT To: Special Magistrate From: Zain Husain Town Planner, Calvin, Giordano & Associates Re: Variances: 1. Proposed construction of a staircase in the rear that will encroach 4 feet – 6 inches into the rear setback. 2. Proposed construction of a staircase in the rear that will encroach 2 feet – 9 inches into the side setback. 3. Proposed construction of a staircase in the front that will encroach 17 feet – 3 inches into the front setback. 4. Proposed impervious surface ratio (ISR) calculation of 85.5%. __________________________________________________________________ Date of Meeting: June 17, 2026 I. GENERAL INFORMATION Request: The Applicant is seeking variances to the Town of Redington Shores Code of Ordinances, Section 90-162 (E) and Section 90-162 (D)(4). Applicant Property Owner Daniel S. Pownall Daniel S. Pownall 135 175th Terrace Dr. E. 135 175th Terrace Dr. E. Redington Shores, FL 33708 Redington Shores, FL 33708 Physical Address Parcel ID Number 135 175th Terrace Dr. E. 32-30-15-30438-003-0080 Redington Shores, FL 33708  Legal Description GAY SHORES BLK 3, LOT 8 & PART INTEREST 3FT STRIP TO GULF DESC IN DEED 1437/127 (SEE MAP 31-30-15) Current Use Triplex Residence Requested Variances 1. Proposed construction of a staircase in the rear that will encroach 4 feet – 6 inches into the rear setback. (The required setback is 25 feet) 2. Proposed construction of a staircase in the rear that will encroach 2 feet – 9 inches into the side setback. (The required setback is 25 feet) 3. Proposed construction of a staircase in the front that will encroach 17 feet – 3 inches into the front setback. (The required setback is 25 feet) 4. Proposed impervious surface ratio calculation of 85.5%. (The required maximum impervious surface ratio (ISR) is 70%) Sec. 90-162 (E) II. BACKGROUND The property located at 135 175th Terrace Dr. E. is within the RD-15 zoning district (medium-density duplex residential district). The property has a lot area of 4,417 square feet (0.10 acres). The current use is a triplex. The applicant submitted a permit for a residential elevated addition (RS-BLDG-26-0001). The elevated residence intends to reconstruct the original residence to the previous footprint while conforming to current flood elevations. The provisions of code Sec. 90-175 may apply to this project, meaning Variance Application – 135 175th Terrace Dr. E. Page 2 of 9  the applicant may rebuild up to the same nonconforming setback if the nonconformity is not increased, the renovation is not substantially improved, all current flood elevations are met, and if all other code provisions are met. The applicant is requesting 4 variances. 1. Proposed construction of a staircase in the rear that will encroach 4 feet – 6 inches into the rear setback. (The required setback is 25 feet). 2. Proposed construction of a staircase in the rear that will encroach 2 feet – 9 inches into the side setback. (The required setback is 25 feet). 3. Proposed construction of a staircase in the front that will encroach 17 feet – 3 inches into the front setback. (The required setback is 25 feet). 4. Proposed impervious surface ratio (ISR) calculation of 85.5%. (The required maximum impervious surface ratio is 70%). SUBJECT PROPERTY Variance Application – 135 175th Terrace Dr. E. Page 3 of 9  III. EXHIBITS ELEVATION OF THE TRIPLEX Variance Application – 135 175th Terrace Dr. E. Page 4 of 9  EXISTING SITE PLAN Variance Application – 135 175th Terrace Dr. E. Page 5 of 9  PROPOSED SITE PLAN Variance Application – 135 175th Terrace Dr. E. Page 6 of 9  EXISTING FLOOR PLAN PROPOSED FLOOR PLAN Variance Application – 135 175th Terrace Dr. E. Page 7 of 9  IV. FINDINGS Variance Criteria: Staff Findings Special conditions and circumstances exist which are peculiar to the land, structure, or building for which the variance is being sought, and which are not applicable to other similarly situated lands, structures, or buildings in the same zoning district; Finding: There are no special conditions and circumstances for the land. Similar lot sizes are in the adjacent area. A literal interpretation of the provisions of the applicable code would deprive the applicant of rights commonly enjoyed by other similarly situated properties in the same zoning district under the terms of the applicable code; Finding: The applicant is raising their home which adds a story but appears to be within the same footprint. The applicant is proposing a triplex at this location. The applicant is requesting 4 variances. The property has an unusual hardship not suffered by other similarly situated properties within the same district; Finding: The lot area is 4,417 square feet (0.10 acres). The applicant requesting to encroach into the front, side, and rear setback is not an unusual hardship. The applicant requesting to have an impervious surface ratio calculation above 70% is not an unusual hardship. The hardship of the property was not self-created by the applicant and was not the result of an action taken with the applicant's prior knowledge or approval. Further, no variance may be granted arising from illegal construction of a structure or an illegal use of the premises which would otherwise have required a permit to be issued, and which construction was commenced illegally. Further, no variance may be granted for any property in the town where the property has a pending unresolved code violation, or where the owner has failed to satisfy any recorded code enforcement lien or to have complied with any court or magistrate order related to a Variance Application – 135 175th Terrace Dr. E. Page 8 of 9  code enforcement violation within the town. Under such conditions, the owner shall have no legal right to obtain a variance, and the board shall have no legal right to grant a variance; Finding: The applicant has requested 4 variances that are self-created. The stairs in the front and the rear are to give access to another story that is being added for the triplex. The requested variance is the minimum variance necessary to permit the reasonable use of the property; Finding: The 4 requests that include encroaching into the front, side, and rear setbacks as well as the maximum ISR being surpassed is not the minimum variance necessary to permit the reasonable use of the property. The staircase encroachment into the front setback appears to surpass the minimum necessary for access to the elevated residential floor. The requested variance will not confer on the applicant any special privilege that is denied by the applicable code to other similarly situated property owners; Finding: The applicant will have a special privilege if allowed to encroach into the setbacks and surpass the allowed ISR is not allowed in similarly situated properties. The literal interpretation of the applicable code would deprive the applicant of rights commonly enjoyed by other similarly situated property owners; Finding: The property is in the RD-15 zoning district which requires 25 feet setback in the side, front, and rear. The zoning also requires the maximum ISR to be 70%. This is common for lots and homes in the area. The requested variance will not be contrary to the public interest and will be in harmony with general intent and purpose of the applicable code. Finding: The requested variances will not be in harmony with the general intent and purpose of the applicable code. V. RECOMMENDATION Staff recommends the Special Magistrate consider Disapproval of the variance requests. Variance Application – 135 175th Terrace Dr. E. Page 9 of 9