01-22-24 Commission Workshop - AgendaPledge of Allegiance
City of Atlantic Beach
Agenda
Commission Workshop
Monday, January 22, 2024 - 5:30 p.m.
City Hall, Commission Chamber
800 Seminole Road, Atlantic Beach, FL 32233
Page(s)
CALL TO ORDER
1. TOPICS
1.A.
1.B.
Comprehensive Plan Update
Link to Comp Plan redline 1.17.24
Redline Tracking Chart
Chapter 24 (Land Development Regulations) Update
Link to Redline Chapter 24 (1.17.24) impervious and turf language removed
Redline Tracking Chart 1.17.24
3-5
7-11
2. PUBLIC COMMENT
ADJOURNMENT
This meeting will be live -streamed and videotaped. To access live or recorded videos, click on
the Meeting Videos tab on the city's home page at www.coab.us.
Any person wishing to speak to the City Commission on any matter at this meeting should
submit a request to the City Clerk. For your convenience, forms for this purpose are available
at the entrance to the Commission Chamber.
In accordance with the Americans with Disabilities Act and Section 286.26, Florida Statutes,
persons with disabilities needing special accommodation to participate in this meeting should
contact the City Clerk's Office at (904) 247-5821 or at City Hall, 800 Seminole Road, Atlantic
Beach, FL 32233, no later than 5:00 PM on the Thursday prior to the meeting.
Page 1 of 11
Page 2 of 11
Obiective or Policy
FUTURE LAND USE ELEMENT
Comments
Agenda Item #1.A.
22 Jan 2024
Policy A.1.2.1
Policy A.1.5.9 &
Table A-2
Policy A.1.11.1(b)
Policy A.1.11.1(c)
Policy A.1.11.1 (e)
Policy A.1.13.1
Policy A.1.13.2
Obiective or Policy
Policy B.1.1.5
Objective B.1.2
Policy B.1.3.2
Policy B.2.2.1
Objective B.2.3
Policy B.2.3.3
Policy B.2.3.4
Changes intended to clarify when a 50 foot wetland buffer is required. Proposal is
all wetlands require a 50 foot buffer.
Changes originally adopted in 2020 but State didn't review due to COVID. Being
removed because doesn't match zoning codes or intended development patterns.
Language moved here because code allows residential development in all
commercial districts, not just General Commercial.
Language added because Central Business District allows residential development
"subject to density" but no density has been established in the Comprehensive
Plan. Medium Density is proposed.
Originally adopted in 2020. Added to encourage affordable housing.
Changed to match state statute
Deleted to match state statute.
TRANSPORTATION ELEMENT
Comments
The city does not maintain traffic signals, FDOT does.
Cleaning up language.
State only sets LOS standard for state roads, not city roads.
Added local roads as connections to local roads should be managed.
Encourage complete streets
Encourage complete streets
Encourage complete streets
Objective B.2.6
Adding a complete streets section. The City Commission adopted a complete
streets policy to incorporate pedestrian/bicycle facilities in roadway projects.
Adding it to the Comp Plan makes it more visible and more "official".
Obiective or Policy
INFRASTRUCTURE ELEMENT
Comments
Policy C.1.2.3
Added to meet state statute 163.31776c
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Obiective or Policy
Policy D.1.1.1
Objective D.1.2
Policy D.1.2.3
Comments
The existing policy was relocated under the correct Objective. The new language
was relocated from Objective D.2.2 as it makes more sense here. No language was
changed, just relocated to more appropriate locations.
Language did not match title or policies. New language added that better fits title
and policies. Dune protection is addressed in Objective D.1.3
Relocated from Objective D.1.1
Page 3 of 11
Objective D.2.2
Policy D.2.2.5
Objective D.3.1
Agenda Item #1.A.
22 Jan 2024
Renamed to more appropriate title. This objective deals with redevelopment after
natural events for the entire city, not just within coastal high hazard areas. Title
was not accurate.
Relocated under Objective D.1.1
Title was missing.
Policy D.3.2.10
Policy D.3.2.11
Language added to encourage land conservation through acquisition and
incentives.
Language added to consider flexible zoning tools to encourage land conservation.
Objective D.4.2
Policy D.5.7
Objective D.5.2
Obiective or Policy
Policy E.1.1.10
Table E-1
Table E-2
Title was missing.
Rewording/fixing a typo.
Fixing language.
RECREATION AND OPEN SPACE
Comments
City does not have one baseball/softball field per 2,500 residents.
Changed level of service for baseball/softball fields to 1 per 5,000 residents.
Added pickle ball courts to the existing inventory
Policy E.1.2.6
Removed because it automatically considers parks besides Tide Views, Dutton
Island, and River Branch Preserves as active parks used for athletics and
recreational activities. However, parks such as Howell and Johansen Parks are not
used as active parks. Similarly, Selva Preserve was purchased for preservation, not
active uses. Staff thinks removing this policy is appropriate.
Obiective or Policy
HOUSING ELEMENT
Comments
Policy F.1.1.3
Language copied from Neptune Beach. These are common tools to encourage a
mix of housing types to create more affordable housing options. Note that specific
regulations would have to be adopted in the code before taking effect. This
language just says that they should be considered.
INTERGOVERNMENTAL COORDINATION ELEMENT
Obiective or Policy
Policy G.1.1.9
Objective or Policy
Objective H.1.1
Comments
Removed because the Country Club has already been annexed and rezoned.
Language is no longer applicable.
CAPITAL IMPROVEMENTS ELEMENT
Comments
Language changed to meet current state statute process. Existing language is
outdated.
Page 4 of 11
Policy H.1.1.5
Policy H.1.2.1
Not required by state and not part of city review.
Only concurrency for sewer, trash, drainage, water, and schools is required by
state. City does not require concurrency for transportation as we are built out.
Agenda Item #1.A.
22 Jan 2024
Table H-1
Changed baseball/softball fields to 1 per 5,000 residents.
Removed volleyball courts as the city does not have any
Added pickle ball to tennis courts
Policy H.1.2.12
Policy H.1.2.15
Table H-2
Policy H.1.2.14
Policy H.1.2.16
Policy H.1.2.21
Table H-6
The city has requirements in the code for large residential developments to
provide park/recreational facilities.
Removed as it is no longer required by state and does not make sense for a built
out community (not experiencing rapid growth).
Updated based on permit from state
Language added to match state language.
New language copied from Neptune Beach
Language was removed from state statute in 2011. Removed to match.
Replaced with most recent Schedule of Capital Improvements
PUBLIC SCHOOL FACILITIES ELEMENT
Minor updates to language, no substantial change.
PROPERTY RIGHTS ELEMENT (completely newt
This element is required to be added by state.
Page 5 of 11
Page 6 of 11
Agenda Item #1.B.
22 Jan 2024
LAND DEVELOPMENT REGULATIONS (CH. 24)
State Requirement
Section Proposal
24-17 Added/edited definitions as necessary.
24-48 Remove language that is already in Section 24-64. Language is redundant.
24-49 Remove due to difficulty scheduling a special meeting with commissioners, staff, attorneys,
etc. within 10 days. This timeframe is not reasonable and is out of the control of the planning
director. Also conflicts with 14 day noticing requirement.
24-51(c) Change to meet state statute.
24-51(d) Remove mailed notice requirement for text amendments. Sending mailers to every property
owner in the city costs roughly $4,000. As a result, staff does not propose code amendments as
they are brought up which results in issues going unresolved until there are enough
amendments to justify the costs to advertise. Staff is proposing to add noticing in the
newspaper and on the city website.
24-62 Change title to also capture code amendments since there currently isn't a process in place for
this in the code.
24-62(a) Add language clarifying the purpose of zoning amendments for Community Development
Board and Commission when reviewing applications.
24-62(c) Change language to more accurately reflect current process of Community Development Board
making recommendation to City Commission. This recommendation is provided in form of
meeting minutes, not a written report.
24-62(f) Add criteria for review of proposed zoning amendments. This will help the Community
Development Board and City Commission when reviewing applications. Language is taken from
City of Jacksonville.
24-63(m) Add expiration date for use -by -exceptions since one does not exist currently.
24-64 Not changing any regulations just taking existing language from Sec. 24-48 and moving it here
so it is all in one place and easier to find & understand.
24-65(a) Add lot standards to variance section. Currently, lot standard deviation requests are
considered waivers and go to the city commission. This would make deviations from lot
standards variance requests which go the Community Development Board.
24-65(b) Relocate language to subsection (f) since it makes more sense there.
24-65(g) Remove language that is already addressed in subsection (f). (Redundant language)
24-66 Add Community Development Board recommendation to waivers since they are the city's
planning agency dealing with land development.
Clearly indicate what qualifies as a waiver (vs. a variance).
Adding expiration timeframe for waivers (same as variances)
24-67 Change title to more appropriate title & allow more time for temporary PODs
24-68 Moved existing section to more appropriate location.
Added process and review criteria for Comprehensive Plan amendments since there is not
currently anything in the code addressing this. Review criteria was taken from the Comp Plan.
24-69 Fix typos.
24-71 Fees will depend on any changes to the noticing requirements.
24-81(c), RELOCATED LANGUAGE TO SEC. 24-92. NO CHANGES TO REGULATIONS.
(m), & (n) Add easement language for clarity (already a requirement).
24-81(h) Remove due to state statute prohibiting these regulations.
Page 7 of 11
Agenda Item #1.B.
22 Jan 2024
24-81(j) Remove minimum living sizes to allow alternative housing options that are more affordable.
Removing this "regulatory barrier" is recommended to increase housing affordability options.
Smaller homes are also more environmentally friendly and can avoid impacts to wetlands,
trees, etc.
24-81(k) Language repeated in Sec. 24-252 and chapter 8. (Redundant language)
24-82(a) Additional language is just for clarification, does not change what is already allowed.
24-82(b) Add elevators to allowed projections into the side yard setback, to encourage aging in place.
Adding allowances for accessory structures since it is currently not addressed.
Add maximum projection width to address large "bump -outs" on second story side walls that
have become common. Currently, there is no maximum width for these.
24-82(c) Relocated to 24-151, no changes to regulations.
24-83 Language added because with proposed maximum front setback in commercial districts,
instead of minimum front setback, it is important to clarify which side is the front yard for
commercial properties. Subsection (d) removed for same reason.
24-84 Proposed language added for clarification, does not change what is already required.
24-85(c) Add language from subsection (b)(4) since it is more appropriate in this location. Not changing
any regulations, just adding existing language here.
24-86 Remove language that grandfathers accessory uses and structures of existing duplexes. The
duplexes would still be allowed to be rebuilt but staff does not see why accessory uses &
structures should be grandfathered as well.
24-88 Correcting numbers to match density requirements.
Adding requirements for larger townhome developments including separation & setback
variations. Subsections (e) & (f) are existing.
24-89 Garage apartment regulations were moved to sec. 24-151 "accessory structures"
24-89 All existing language, EXCEPT proposed language to exempt non-residential properties that
reduce their impervious surface coverage from stormwater retention. The purpose is to
encourage redevelopment along Mayport Road by creating more buildable area and removing
a major cost. Also, by removing impervious surface the drainage would still be improved on the
site compared to existing.
24-90 Add regulations for artificial turf due to growing use of material. Based on UF report, staff is
proposing to consider it as impervious surface and to not allow it in certain areas.
24-92 Add a section for building height. Currently, maximum height and how to measure it are
located in various areas in the code and are difficult to locate. This section would put them in
one place so it is easier to find. All language is existing, EXCEPT buildings would measure height
from existing grade instead of finished grade and a height survey will be required for proposed
buildings over 34 feet in height.
24-102 This language is not new, but was relocated from Sec. 24-112 (CG district). Staff believes the
language should apply to all zoning districts, not just the CG district (where it is currently).
24- Family day care and community residential homes must be allowed in single family districts per
104,105,10 state statute. Language added to meet statute.
6, 107, 109
(b)
24-104, Existing regulations, no changes to regulations. Added here to make it easier to find.
105, 106,
107, 108
(e)
24-104, Proposed language to require new development and major remodels to meet 45% max
Page 8 of 11
Agenda Item #1.B.
22 Jan 2024
105, 106 (f) impervious coverage. New language would still "grandfather" existing coverage if over 45%,
but if the property is redeveloped it would have to meet the 45% max coverage.
24-107(d) Change minimum lot width in RG (2 -family) zoning district from 75 feet to 50 feet. Current
code would not allow a 100' X 100' lot to split into two lots even though density allows 3 units.
The area was also platted and developed as 50' wide lots. The 75' width requirement does not
make sense for this area.
24-108(b)
24-108(d)
24-109(c)
Required by statute. Community res homes, foster care homes, and assisted living facilities
required to be allowed in multi -family districts by statute.
Change minimum lot width in RG -M (multi -family) from 75 feet to 40 feet. Current code
wouldn't allow split of 100' X 100' lot into two single family homes even though high density
allows 4 units. This area also was not platted or developed as 75 foot wide lots, so this
requirement does not make sense for high density multi -family zoning.
Language relocated to accessory structures section. No Change to Requirements.
24-109(d) State statute does not allow home occupations to be a use -by -exception. Proposed to replace
with recreational facilities as seen in other residential zoning districts.
24-109(i) Language relocated to fence section. No Changes to Requirements.
24- Remove clinic because medical/dental offices and clinics are used interchangeably. To not
110(b)&(d) allow clinics is contrary to allowing medical offices.
24-110(f) Proposed changes intended to allow residential properties same setbacks as adjacent RS -2
district and to bring commercial development closer to Mayport Road, away from residential,
to enhance & activate the planned greenway (i.e. have building frontage facing greenway
rather than parking lot).
24-110, Proposed language to require new development and major remodels to meet the maximum
111, 112(g) impervious surface percentage. New language would still grandfather existing coverage UNTIL
the property is redeveloped.
24-111(a) Remove language so the intent is consistent with the intent language of the CG district in the
Comprehensive Plan.
24-111(b) -Clinics and offices are used interchangeably, remove "clinics"
- Replace "medium" with "applicable" as this zoning district is within a future land use category
that allows high density.
- Add on -premises consumption as a use -by -exception since it is already allowed by Chapter 3,
so this doesn't change what is allowed it is just added here for clarity.
- Add food truck park as a use -by -exception requiring Board approval.
24-111(d) Already allowed in subdivision section, adding here for clarity.
24-111(e) Add max front setback and reduce side/rear setbacks to bring buildings toward street and
allow flexibility in site design. Keep buffer from residential.
24-112(b) Language relocated to 24-102 so it applies to all zoning districts, not just this one. Also
removing redundant language that is stated twice. NO CHANGES TO REGULATIONS.
24-112(b) -Remove lawn care and pest control as they are similar to contractors which is a use -by -
exception in this zoning district.
- Require drive thru banks to receive Board approval as use -by -exception (same as drive-thru
restaurants)
- Remove minor automotive service as this is an industrial type use not consistent with the
Mayport Vision Plan or Comprehensive Plan.
- Specify that residential uses must contain commercial when located on Mayport Rd. or
Atlantic Blvd.
- Allow live entertainment indoors (outdoors still requires Board approval)
Page 9 of 11
Agenda Item #1.B.
22 Jan 2024
- Allow alcohol if indoors and at least 100 feet from residential property.
24-112(c) -Allow amusement attractions such as mini -golf or axe -throwing with Board approval
- Allow food truck park in accordance with proposed regulations in sec. 24-166 with Board
approval
24-112(e) This is already allowed but added here for clarity.
24-112(f) Revise setbacks to bring buildings closer to street and provide flexibility with site design in
accordance with Mayport Vision Plan
24-113(c) Add uses that are not specifically addressed in the code currently.
24-115(b) -Allow consumption of beer & wine in restaurants as permitted use (allowed in all other
commercial districts).
- Allow consumption of alcohol if indoors and at least 100 feet from residential.
24-115(e) Increase allowable impervious surface coverage in CBD to 85% (same as Neptune Beach). They
will still need to retain all stormwater runoff on site. No or high maximum coverage is common
in Town Center/Downtown type districts.
24- -Allow alcohol indoors and 100 feet from residential
116(b)&(c) -Allow food trucks with Board approval
24-117 Add environmental goals that will help the Community Development Board and Commission
review SPA zoning applications.
24-151 "Re -worked" this section to make it easier to read and for consistent regulations.
- Allow 160 square foot sheds as this is a common mid-size shed (currently 150)
- Require a driveway be connected to detached garages
- Add requirements for uncovered decks (based on recent complaints/issues)
- Add satellite dish requirements that meet FCC regulations.
24-157 -Require setbacks for 6 foot fences along Beach Ave (considered rear yard for most properties)
- Allowing 6 foot fences in backyards on corner lots to go to property line (currently 10' side
setback). This allows more usable backyard space.
24-159 Changed to meet state statute. These changes are required by the state.
24-161(a) Added intent language and moved regulations to appropriate sections below (did not remove,
just relocated the language)
24- Language removed is already included in 24-163, which is a more appropriate section for it
161(b)(5) (redundant language).
24-161(g) Add incentive for businesses that provide EV ready parking.
24-161(h) -(a) is existing language.
- (b) is to allow a portion of parking to be designed for compact cars or golf carts (copied from
COJ)
- (c) is to add dimensions for parallel spaces which the code currently does not have.
- (3) is to allow minor flexibility for smaller lots (i.e. on Mayport Rd)
- (4) is very common and tandem parking is not addressed currently in the code
- (5) is very common requirement to protect pedestrians and buildings from cars.
24-161(i) Change required parking for shopping centers to meet that of retail, office, and similar service
uses since these uses often occupy the majority of a shopping center.
24-161(k) Require EV parking spaces in large new parking lots (increasingly common in FL)
24-161(1) Add requirements for bicycle parking/racks.
24-162 Remove current language since it is addressed in 24-161 and is not needed
24-162 Add driveway section as driveways are barely addressed in the current code.
24-163 Minor changes
24-166 Add regulations for food trucks. Currently, the code allows them but does not include any
Page 10 of 11
Agenda Item #1.B.
22 Jan 2024
parameters/regulations. The proposed regulations are based on other cities in FL.
24-169 Fixing typo and adding how to measure the distances.
24-170 Adding an overlay district for the planned greenway construction in order to capitalize on
asset.
24-171 Adding commercial development standards to enhance the design of our commercial districts.
The current regulations are broad and unclear.
24-172(c) Adding max width of architectural "bump -outs" often seen on side walls. This will limit the
encroachment along side property lines.
24-175 Remove uses that are not consistent with the Mayport Vision plan and Comprehensive Plan
24-176 Enhance interior landscaping requirements.
Add minimum planting sizes
Limit the number of palm trees used
Allow flexibility on smaller lots
24-177 "Re -work" this section so it is easier to read and enforce. No change to regulations.
24-189 Language added for clarification. Already allowed.
24-190 Add a process for "minor plats" that would facilitate process for small subdivisions that meet
the code and do not require infrastructure improvements.
24-203 Replace existing language with less stringent submittal requirements since this is only for
preliminary review and does not have to meet statute requirements for final plat review. This
will simplify the process and make it less complicated.
24-247 Add a purpose and intent section for this Division.
24-250 Require a transportation impact analysis for developments anticipated to generate large
amounts of traffic. This language is based on Neptune Beach's regulations.
24-251 Add clear requirements for when sidewalks are required. The code does not currently address
this.
24-252 Language added to help ensure roads can handle development and necessary improvements
are required.
24-253 Language added to address new utilities required for new development
24-254 Language added for easements requirements.
24-256 Language added to address new lots
24-270 Remove duplicate language and add existing language to appropriate section
24-271 Revise wetland protection regulations to clearly state what buffers are required and what is
allowed/not allowed in wetlands and buffers.
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