2/18/14 CDB Signed MinutesMINUTES OF THE REGULAR MEETING OF THE
COMMUNITY DEVELOPMENT BOARD
February 18, 2014
1. CALL TO ORDER. - 6:00 pm
Chair Brea Paul verified that all board members are present. The meeting was called to
order at 6:OOpm. Also present was the Building and Zoning Director, Michael Griffin,
Redevelopment and Zoning Coordinator, Jeremy Hubsch, Recording Secretary Jenny
Walker, and representing the military was Matt Schellhorn.
2. ADOPTION OF MEETING MINUTES - January 21, 2014.
Brea Paul called for a motion to approve the minutes of the January 21, 2014 regular
meeting. Kirk Hansen stated he had two small issues with the minutes. He said the
minutes state that he requested a review of the six actions to recommend approval or
denial on page 3 of 5, and he denies stating that. Mr. Hansen also stated he doesn't
believe they need a variance at all, whereas the minutes incorrectly stated Harley made
the statement. Mr. Hansen made a motion to approve the minutes as amended. Mr.
Elmore seconded the motion and it carried by a vote of 7 -0.
3. OLD BUSINESS. None.
4. NEW BUSINESS.
Staff
Report
A. UBEX- 14- 00100010(PUBLIC HEARING)
Request for use -by- exception as permitted by Section 24-111 (C) (6), to
allow contractors, not requiring outside storage.
Jeremy Hubsch, Redevelopment and Zoning Coordinator stated
this UBEX -14- 00100010 is for American Well and Irrigation located
at 1651 Mayport Road. The property was formerly owned by
Christy Plumbing but was bought by American Well and Irrigation
in 2013. The applicants were previously located at 49 Ardella
Road, which is immediately east of this property.
The applicants are required to obtain a Use -By- Exception per
Section 24 -111 (c)(6), which says one is needed by "Contractors,
not requiring outside storage, provided that no manufacture,
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construction, heavy assembly involving hoists or lifts, or
equipment that makes excessive noise or fumes shall be
permitted. Not more than one (1) contractor related vehicle shall
be parked outdoors on a continuous basis." They were approved
in May of 2013 to open the office and retail showroom portion of
their business, and were instructed by Principal Planner Erika Hall
that they would need a Use -By- Exception to move the contracting
portion of their business to the site. The site has a large parking
and outdoor storage area that was used by the previous tenant.
There is currently a backhoe and dump truck in this area, as well as
trailers and work related vehicles.
Contractor related vehicles and outside storage would not be
allowed on this site if it hadn't previously been used by a plumbing
contractor. Section 24 -85 (d) (3) states, "In the event that a
nonconforming use of land is discontinued or abandoned for a
period of six (6) months or longer, any subsequent use of such land
shall conform to the applicable provisions of the comprehensive
plan." This site was not abandoned for more than 6 months,
therefore the City Commission has the ability to grandfather the
use of contractor vehicles as part of the Use -By- Exception process
if they so choose.
If there is going to be outside storage and contractors vehicles on
site, staff believes it is important to adequately buffer them from
Mayport Road and neighboring properties. The property is
adjacent to two single - family homes. Section 24 -177 (e) (1) (d)
requires a 10' buffer strip where commercial uses are adjacent to
single- family dwellings. The buffer strip shall have one tree for
each twenty -five linear feet of buffer strip and shall be grassed.
This property is located less that 100' from Mayport Road and thus
must meet the Commercial Corridor Standards outlined in Section
24 -171. A 10' landscaped buffer is required along the Mayport
Road facing portion of the development, except for driveways.
The site currently meets this requirement. This section also states
that chain link, barbed wire, razor or concertina wire shall be
prohibited in any required front yard or yard adjoining a street.
There is currently chain link along Mayport Road and both side
streets that border the site.
Staff recommends that additional visual screening be required on
site if outside storage and contractor vehicles are allowed as part
of this Use -By- Exception. A possible solution is to replace the
existing chain link fence with a 6' to 8' opaque fence, or to plant a
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Applicant
Comment
Public
Comment
Board
Discussion
Motion
denser layer of shrubs that would visually screen activities and
storage on site. Jeremy also presented pictures of the site.
Staff is recommending that if this Use -By- Exception is approved
the board put some conditions on the approval to ensure there is
some screenage on Mayport Road so that the contractors vehicles
and outside storage are not visible from the street. Mr. Hubsch
discussed the 4 findings of fact for approval and denial.
Jeremy Hubsch introduced the applicant, Joe Conselice and his
daughter Michelle. Mr. Conselice stated their business has
operated from 49 Ardella Rd. for about 15 years. He told about
how he remodeled the property so far and everything they have
done. He states that the backhoe and the big truck on site are
scheduled to be gone in March. He also said they are willing to do
whatever the city requests as far as fencing and buffers.
Kirk Hansen asked applicant if there will be any heavy vehicle
storage on site and applicant replied no there will not, nor will
they be doing any work on site.
None.
Kelly Elmore asked how many UBEX's have been granted on
Mayport Road in the last year. Mr. Griffin replied that we average a
couple every few months. Mr. Elmore recommended that the
applicant add a concrete apron on Ardella Road. Sylvia Simmons
asked if the property is grandfathered in or does the board need to
do it. Jeremy stated the board can grandfather the property in.
Harley stated that what the board needs to remember is that
Mayport Road is the access to one of the biggest industrial
employers in North Florida, and it is not a residential corridor, but a
state highway. Brea asked applicant what their long term plans
with the empty lot is and Mr. Conselice states that eventually they
plan on putting another building there.
Motion made by Kelly Elmore to approve UBEX -14- 00100010 under
the following conditions: a continuous hedge line be established
along Mayport Road, along Jackson Road and along Ardella Road,
to screen the chain link fence, that a supplemental water system
be added to ensure the longevity of the hedge, and a city standard
concrete apron from the edge of pavement to the right of way line
Page 3 of 4
5. REPORTS.
be placed on both Ardella Road and Jackson Road at the ingress
egress points that are currently in place. The chain link fence will
be allowed to remain. Mr. Hubsch suggested the board put a cap
on the number of contractor vehicles stored on the site. The board
recommended no more than 5. Entire motion was seconded by
Kirk Hansen. Motion is passed unanimously.
A. Commercial Corridor Standards. Michael Griffin stated that
when this was discussed at the last meeting that he feels that
the reason the flat roof section is in the code is to keep the air
conditioner units from being seen from the road. Mr. Griffin
suggested that is the board is going to make changes to the
code then they should just adding that mechanical equipment
on the rooftop should be screened from the view of the road,
instead of having to rework the entire section. The board
recommends that staff review the wording and try to ease up
the language of the code to bring in architectural relief.
6. ADJOURNMENT - 7:00 PM
Brea Paul, Chair
CUs?' ACfse)2—
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