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HomeMy WebLinkAbout7-21-26 CDB Adopted MinutesMINUTES Community Development Board (CDB) Meeting Tuesday, July 21, 2026 - 6:00 PM City Hall, Commission Chamber 800 Seminole Road, Atlantic Beach, FL 32233 Present: Kirk Hansen, Chair Rick Ferrin, Member Ellen Golombek, Vice Chair Jeff Haynie, Member Nancy Staats, First Alternate Member Kelly Elmore, Member Absent: Gregory (Greg) Beliles, Member Doug Moody, Member Richard Arthur, Member Also Present: Amanda Askew, Neighborhoods Department Dir. (NDD) Valerie Jones, Recording Clerk Rob Graham, City Attorney (CA) Payton Jamieson, Principal Planner (PP) 1. CALL TO ORDER AND ROLL CALL 2. APPROVAL OF MINUTES A. Approve minutes of the June 16, 2026 regular meeting of the Community Development Board. MOTION: To APPROVE the minutes of the June 16, 2026 regular meeting of the Community Development Board. Motion: Ellen Golombek Second: Rick Ferrin Motion passed 6 to 0. 3. OLD BUSINESS Neighborhoods Department, Director Amanda Askew noted that she and staff member Valerie had distributed copies of Section 24-89, Stormwater Drainage Storage and Treatment Requirements. Director Askew clarified that this item was not officially on the agenda for the evening, but that at the previous meeting the board had discussed it and asked staff to return with clarifications. She indicated the item would be placed on the next agenda for official discussion, and in the meantime asked board members to review the material individually and email her with any suggestions or tweaks. No further discussion was held on old business. Community Development Board (CDB) July 21, 2026 4. NEW BUSINESS A. 410 Sargo Lane ZVAR26-0013 (Willie Pearl Hobbs) Request for a variance to Section 24-151(c)(2) which limits the number of accessory structures allowed on a single and two-family property to one shed. Staff Presentation Director Amanda Askew presented case ZVAR26-0013 for 410 Sargo Lane. Director Askew explained that the request was for a variance to Section 24-151(c)(2), which limits the allowable number of accessory structures on a single and two-family lot to one shed, with a maximum of three total buildings on a property including the principal structure. The applicant was seeking to have two remaining sheds permitted in their current locations. Director Askew stated City records reflect the home was built in 1973. She noted that permit records for the property — including plumbing, electrical, and demolition permits — date from the 1970s through the early 2000s, though the original footprint of the house is not on file. Director Askew explained that the case came before the board as a result of code enforcement action. The owners had resolved all cited violations except for the total number of accessory structures. Originally cited for three sheds, the owners had since removed the northernmost shed, leaving two sheds in the rear yard. Director Askew referenced a survey included in the agenda packet showing the two remaining sheds: one measuring approximately 9.6 by 16 feet (just under the 160 -square -foot maximum allowable size) and a second measuring 12 by 16.1 feet, totaling approximately 193 square feet. The applicant stated in their application that the sheds are required for VA - issued medical equipment and supplies. Board Questions for Staff Jeff Haynie asked whether there was a size limit for sheds. Director Askew confirmed the code limits sheds to 160 square feet, or approximately a 10 -by -16 footprint. Rick Ferrin asked Director Askew whether she was aware of what appeared, on the survey, to be a trailer — possibly up on blocks or without wheels — situated at the northwest corner of the rear yard under a tree. Director Askew responded that as of February 13th, the code enforcement officer had cleared all violations except for the multiple sheds. She noted it was possible the trailer was added after that date but also explained that trailers are permitted in side and rear yards under City code, with restrictions only on front -yard storage within the first 15 feet. Kelly Elmore asked for the dimensions of both sheds. Director Askew confirmed the primary shed is 9.6 by 16 feet (just under 160 square feet) and the secondary shed is 12 by 16.1 feet (approximately 193 square feet). Ellen Golombek noted the property rang a bell but confirmed it was a different property from a prior case she recalled involving a property on the west side of Mayport Road. Community Development Board (CDB) July 21, 2026 Applicant Presentation Carlos Hobbs appeared before the board on behalf of the property owner, his mother Willie Pearl Hobbs, who was unable to attend due to a broken arm and broken leg and was receiving care at Mayo Clinic at the time of the meeting. Mr. Hobbs offered warm remarks about the community, noting his family had lived in Atlantic Beach since the 1970s after moving to the Royal Palms neighborhood following the passing of his father, an active -duty military member who died at Mayport Naval Station in the early 1980s. Mr. Hobbs described the family's efforts to clean up and beautify the property and expressed the family's genuine desire to maintain a nice neighborhood. He explained the purpose of each shed: one is used to store lawn equipment, a tractor, gas cans, shovels, and other outdoor tools — items that produce strong odors and are inappropriate to store indoors — and the other shed is used to store his mother's medical equipment. He described some of the equipment: a motorized mobility device, an extra bed, blankets, sheets, a patient lift, power chairs, and breathing equipment. Mr. Hobbs stated that his mother, who is in her eighties, has ongoing medical needs and that the family wants to ensure her life is as comfortable as possible, keeping equipment on hand and readily accessible. Charlotte Turner, Mr. Hobbs' sister and Ms. Hobbs' daughter, also addressed the board. Speaking from personal experience, Ms. Turner described the volume and variety of medical equipment that accumulates when caring for an elderly parent with significant health needs, including multiple wheelchair types, lifts, and replacement beds. She noted that it would be impossible to accommodate everything inside the home and that keeping the equipment accessible in the shed allows the family to get their mother outside and engaged — something she emphasized was important to her mother's quality of life and not "giving up." Board Questions for the Applicant Kelly Elmore asked how many people reside at the home. Mr. Hobbs initially answered five, then corrected himself to four. Ms. Turner confirmed three bedrooms, with the family also utilizing a den. Chair Hansen asked whether the medical equipment was in active use or being stored for future needs. Mr. Hobbs and Ms. Turner clarified that some items, like the patient lift and power chair, are in current use, while others are being stored in anticipation of future need as Ms. Hobbs' condition progresses. Public Comment Amy Franqui of 405 Skate Road appeared before the board. Ms. Franqui stated that she and her husband are adjacent neighbors to the property and received the public notice. She acknowledged that the sheds have been present for as long as her family has lived in their home and that they have presented no issue, concern, or problem to them as neighbors. Ms. Franqui expressed understanding for the necessity of additional storage, particularly in a home with a small footprint, and stated her support for approval of the variance request to keep the two existing sheds. Community Development Board (CDB) July 21, 2026 No other members of the public wished to speak, and Chair Hansen closed the public comment portion. Board Discussion Jeff Haynie opened the discussion by stating he found the variance straightforwardly justified under Ground 3 — exceptional circumstances preventing the reasonable use of the property as compared to other properties. He then raised an important policy point: unlike many variances that are tied to the physical characteristics of the land and thus run with the property, this variance was unique to the current owner's personal circumstances. He recommended that any approval be explicitly stipulated not to run with the land and not to carry forward to future owners. He acknowledged the neighbor's positive testimony but noted that future neighbors might have a different perspective. Ellen Golombek expressed personal empathy, sharing that she had her own experience caring for someone in a small home who required a power wheelchair, battery -powered wheelchair, regular wheelchair, and other large equipment. She remarked, "I wish I had had a shed to store this stuff in," and agreed with Haynie that if the variance is granted, it should be explicitly tied to the current ownership and not convey with the land upon any future change of ownership. Nancy Staats agreed with the analysis, citing Ground 3 as the appropriate basis for approval. She noted that for Ms. Hobbs to reasonably use and occupy her own home in her current medical condition, the additional storage for equipment is a genuine necessity. MOTION. To APPROVE ZVAR26-0013 for 410 Sargo Lane, granting a variance to Section 24-151(c)(2) to allow two accessory sheds on the property in their current locations, based on Ground 3 — exceptional circumstances preventing the reasonable use of the property as compared to other properties — with the stipulation that the variance does not run with the land and shall not continue upon a change of ownership beyond the current applicant. Motion: Rick Ferrin Second. Jeff Haynie Motion passed unanimously 5 to 0. B. 425 Atlantic Boulevard ZVAR26-0011 (Greg Schwartzenberger/The Hotel Palms) Request for a variance to Section 24-157(c)(2) which limits fence height to 4 feet in the front yard for properties. Staff Presentation Principal Planner and Environmental Coordinator Payton Jamieson presented case ZVAR26-0011 for 425 Atlantic Boulevard. Planner Jamieson explained that the request is for a variance to Section 24-157(c)(2), which limits fence height to four feet in the front yard for properties, with the applicant seeking approval for a six-foot masonry wall along the Atlantic Boulevard frontage. Community Development Board (CDB) July 21, 2026 Planner Jamieson provided background on the property: it is zoned commercial general (CG), situated in the hotel/motel area, and the site — formerly known as the Salt Air Hotel — has been in existence since 1946. The property is located along Atlantic Boulevard, one of two arterial roadways in Atlantic Beach, the other being Mayport Road. He further noted that the adjacent property at 28 Sherry Drive is also owned by the same property owner and is similarly used as a hotel property, known as Hotel Palms. Planner Jamieson presented context from the City's comprehensive plan and FDOT classification data. Atlantic Boulevard in this segment is classified as Urban General (C4 area), spanning from Mayport Road to 3rd Street, and carries a high volume of projected annual daily trips. She emphasized that this is a heavily trafficked and significant corridor connecting the beaches to downtown Jacksonville. She presented a 2024 street view photograph showing the existing four -foot fence along the Atlantic Boulevard frontage and then displayed a proposed architectural site plan rendering depicting a six- foot masonry wall intended to unify the property with the Hotel Palms to the north at 28 Sherry Drive. Planner Jamieson noted that no permit has been submitted for the wall, as the variance approval must be secured first. He reviewed the six grounds for approval as required under the code, reminding the board that at least one must be found to apply in order to grant the request. No questions were posed to staff following the presentation. Chair's Disclosure of Ex Parte Communication Before calling on the applicant, Chair Hansen disclosed an ex parte communication. He stated that he had received a written note from the property owner indicating that a variance application was on the agenda and inviting s to walk the property or schedule a call. Chair Hansen confirmed he responded only to the owner — not to others — and informed the owner that while ex parte communications are legally permissible, they can be problematic because you are required to fully disclose the content of such communications at the public meeting. He stated he discouraged any further ex parte contact. Chair Hansen noted that Director Askew had similarly communicated this guidance to the applicant. He acknowledged that the alternates may not have received this notice. Applicant The applicant was not present at the meeting. Public Comment Melinda Larose, 399 Ahern, appeared before the board. Ms. Larose identified herself as a neighbor to the property and stated she had the unique perspective of having personally stayed in a room at the Salt Air Hotel adjacent to the existing fence. She described the experience of being in the outdoor areas near the pool and picnic tables at night with only a four -foot fence separating the property from the heavily trafficked sidewalk along Atlantic Boulevard. She expressed that the low fence height created an uneasy atmosphere, citing the presence of pedestrians and debris such as beer bottles entering Community Development Board (CDB) July 21, 2026 the property, and stated that she supports allowing the six-foot wall as a warranted improvement to privacy, safety, and comfort for hotel guests. No further members of the public wished to speak, and Chair Hansen closed the public comment portion. Board Discussion Rick Ferrin led the discussion, identifying two of the six grounds he found applicable. First, Ground 2 — surrounding conditions or circumstances impacting the property disparately from nearby properties — noting the specific condition of an active sidewalk immediately adjacent to the property, with a pool and recreational area visible and accessible from the street with only a four -foot barrier. He described the practical consequences: "gawkers and people throwing beer bottles and whatnot." Second, Ground 3 — exceptional circumstances preventing the reasonable use of the property as compared to other properties — given the nature of the property as a hotel/motel with outdoor amenities requiring a reasonable degree of privacy and security. Ferrin stated he would support granting the variance on both grounds. Kelly Elmore expressed agreement with Ferrin. She observed that the property has various pre-existing conditions that would not meet current standards, but acknowledged the practical realities of the site's layout, including parking that backs onto Sherry Drive. She noted that a six-foot masonry wall was the logical solution for the Atlantic Boulevard side and expressed appreciation that the applicant had submitted a rendering showing a wall with architectural character and visual interest rather than a plain stucco surface. Ellen Golombek spoke to add a point of specificity regarding the basis for the variance under Ground 2. She requested that the record reflect that the variance was being granted because the property functions as a hotel/motel — an establishment with sleeping accommodations and extended guest presence — and not merely as a commercial property with standard operating hours such as a restaurant. This distinction, she argued, was important to appropriately frame the "surrounding conditions" rationale and to set the proper precedent. MOTION: To APPROVE ZVAR26-0011 for 425 Atlantic Boulevard, granting a variance to Section 24-157(c)(2) to allow a six-foot masonry wall in the front yard along the Atlantic Boulevard frontage, based on Ground 2 — surrounding conditions or circumstances impacting the property disparately from nearby properties — specifically in recognition of the property's use as a hotel/motel with overnight guests and outdoor amenities. Motion: Nancy Staats Second: Ellen Golombek Motion passed 6 to 0. Community Development Board (CDB) Jule 21, 2026 C. 1225 Selva Marina Circle ZVAR26-0012 (Jason Gilles) *withdrawn by applicant Request for a variance to Section 24-104(e)(3) which states that platted building restriction lines take precedence over the minimum required yard setbacks. Director Amanda Askew advised the board that this item had been advertised and therefore required a public hearing to be held, despite the applicant having withdrawn the application after the notice was published. Chair Hansen opened the public comment period for 1225 Selva Marina Circle. No members of the public wished to speak on the item, and Chair Hansen closed the public hearing. No action was taken. 5. REPORTS Director Amanda Askew introduced new staff member, Tonya Robinson, who has been with the for approximately two months. Director Askew noted that Ms. Robinson handles much of the preliminary research, plan review, and initial applicant communications, including informing applicants of variance requirements. 6. PUBLIC COMMENT Nancy Staats asked for confirmation of the date of the August CDB meeting. Director Askew confirmed that the August meeting had to be rescheduled because the Commission Chamber would be in use as a voting precinct. The rescheduled August meeting will be held on August 25th, and she asked s to mark their calendars. Director Askew also noted that s Ellen Golombek and Kirk Hansen and Nancy Staats would be absent in August and indicated she would follow up accordingly. Sarah Boren, of 388 8th Street, addressed the board with a question regarding the Hotel Palms project approved under Item 4.13. Boren asked whether the applicant would be required to install landscaping on the exterior face of the new wall — specifically in the area between the sidewalk along Atlantic Boulevard and the wall itself — expressing concern that Atlantic Boulevard already has a somewhat bare appearance and that additional landscaping along the corridor would be a positive addition to the streetscape. Kelly Elmore noted that the rendered plans appeared to show landscaping on the interior side of the wall. Director Askew clarified that, because the property had undergone renovations exceeding 20 percent of the property's value, the City's code already triggers a requirement to bring all landscaping into compliance with current standards. Director Askew acknowledged she did not yet know what specific landscaping the applicant intended to install along the exterior of the wall, as no revised plans had been submitted. Boren thanked staff for the clarification. Melinda Larose, of 399 Ahern, returned to the podium to raise a separate community concern regarding the size of commercial delivery trucks traveling through Atlantic Beach. Ms. Larose described 18 wheelers navigating narrow neighborhood streets, sharing the road with cyclists and pedestrians, and noted this created what she characterized as a genuine safety issue. She also described an incident in which a large delivery truck to McDonald's nearly damaged one of her large trees at the corner of Ahern and Sherry and expressed concern about the cumulative impact of oversized vehicles on protected trees. She asked whether there was any provision in the City's ordinances to limit the size of delivery trucks operating in Atlantic Beach. Community Development Board (CDB) July 21, 2026 7. Attest: Director Askew acknowledged Ms. Larose's concern as a valid one but noted that it falls outside the purview of the Community Development Board, which serves as a land use board. She encouraged Ms. Larose to bring the matter to the City Commission or reach out directly to elected officials. Director Askew noted that some roadways already carry posted tonnage limits, and that ideas around regulating delivery hours and sizes — particularly in the beaches town center had been discussed previously. She added that with the planned expansion of sidewalks to six feet, pedestrian volumes are expected to increase, which would make the concern more pressing over time. No other members of the public wished to address the board. ADJOURNMENT There being no further discussion, Chair Hansen declared the meeting adjourned at 6:33 p.m. J,lpn�n /, �a/� - Amanda Askew, Neighborhoods Director irk Hansen, Chair Community Development Board (CDB) July 21, 2026