Agenda Item 8B - UBEX-14-00100019CITY OF ATLANTIC BEACH
CITY COMMISSION MEETING
STAFF REPORT
AGENDA I TEM 1188
A l JGlJST II, 2014
AGENDA ITEM: Public Hearing on Requ est for usc by exception (UBEX-14-001000 I 9)
to allow limited wholesale operations of th e Commercial General (CG)
Zoning Di strict located at 11 75 Atlantic Boulevard.
SUllMITTED BY: Jeremy Hubseh
Bui lding and Zoning Dircc1or
DATE: .Julyl7,20 14
STRATEGIC PLAN LINK: None
BACKGROUND: The ap pl icants are open ing a plant a nd produce nursery on Atlantic Boulevard west
of Mayport Ro ad. The propetiy at o ne time had a mattress fa ctory, which ha s si nce been abandoned. The
applicants purchased the property earlier thi s year and demo li shed several decaying structures that were
on site. The proposed use of a plant nursery is allowed by right in the Commercia l Gen era l (CG) zoning
district. However, the applicants also plan to se ll some of their products via who lesale. They a re required
to obLain a use-by-exception by Section 24-1 11 (c) (5), which says one is needed in the CG zon ing district
by, "Lim ited who lesale operations, not involving indu stlial products or processes or the manufacturing of
p roducts of any kind."
The primary reason a use-by-exce ption is needed for who lesaling operations in Com mercial General
zo nin g, is that there is the possibi lity for adverse impact s on nea rby properties resu ltin g from traffic ,
excessive noise, odors, etc. In this ins tance the property is buffered from any nearby residential properties
by West 1'1 Street. Add itio nally, t he proposed buildings are located on the sou th ern part of the pr operty, in
closer prox imity to Atl ant ic Bou levard . Due to site access issues, t her e exists th e po ssib ility that
deliveries, s hipments, aud customers will ha ve to drive through residential areas west of Maypo rt Road to
reac h the site. However, the size and scale of the operation a re expected to be minimal. The applicants
stated at t he Community D eve lop ment Bo a rd that they onl y a nticipate two or thre e truck. de liveries per
week. The amount of de liveri es on site are more in lin e with a s mall retail business and less with a large
sca le who lesa le operation.
At lhe June 17111 Comm unity Deve lopm ont Board mee ting, approval was recommended to the City
Commission by a vote of 6-0 with no conditions. A nearby resi dem spoke in favor of the project up on
learning more about it at the meeting.
BUDGET: None.
RECOMMENOATlON: Approve the Use-By-Exception 14-001000 19 with no conditions
ATTACHMENTS: Draft minutes or the June 17, 20 14 Co mmunity Develo pment Board
meet ing ; copy of Com munity Development Board staff repo rt ; copy of UBEX-14-001 00019 application.
REVJEWED RY CITY MANAGER: -::4~~t..._ .. ...:.~~ ....... ~~,....Z~, ..., .. -+-' ----------
-I
AGENDA ITEM
CASE NO
LOCATION
APPLICANT
DATE
STAFF
STAFF COMMENTS
CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
4-B
UBEX-14-00100019
AGENDA ITEM H 88
AUGUST II, 2014
Reques t for use -by-exce ption as permitted by Section 24-111 (c)(S), to allow limi te d
wh oles al e ope rations in th e Comm ercial General (CG) Zo ning District
1175 ATLANTIC BOULVARD
ATLANTIC BEACH URBAN FARMS
June 4 , 2014
JEREMY HUBSCH, BUILDING AND ZONING DIRECTOR
Th e a pp li ca nt is Atlan t ic Beac h Urb a n Fa rm s. Thi s is a new comp a ny utili zin g inn ovative tec hn iqu es to grow
produce in s id e a greenh ouse fo r r eta il sal e. It is the intent of the a ppli cant to se ll t he ir produ ce in a n o n-s ite reta il
s to refro nt whil e a lso co ndu ctin g limited whol esa le o pera ti ons. Th e a ppli ca nts a r e required to o bta in a Use-By-
Excepti on per Sec tion 24-111 (c) (5), wh ic h says on e is nee ded by, "Limi ted whol esa le o peratio ns, no t inv o lvin g
indu stri a l produ cts or processes or th e ma nufac turin g of pro du cts o f a ny kind.''
Th e si te was previou s ly a ca rpet bu s in ess loc ated on three separa te, pa rti a ll y wo od ed lots . All ex is tin g stru ctur es
hav e bee n d e moli s hed a nd th e s ite is being clean ed in prepara tion fo r new con stru ction. Whil e so me trees will
have to be removed to accom mod ate th e new use, effo rts hav e bee n mad e to minimi ze th e num be r o f trees to be
r em oved by pla ci ng bui ldings a nd inte rn al roa ds nea r t he locations o f previou s s tructures. A tree r emova l permit
wilt be nec es sary pri or to cons tructi on. Th e main structure wi ll be a 7,000 squa re foot g reen hou se wh e re the
produce growing aspec t of th e bu s in ess will ta ke pla ce. Th e re will also be a s ma ll retai l a nd offi ce buildin g, storage
a nd maintena nce buildin g, and a pac kin g a nd di s tribu t ion building . All s t r uctu res mee t he ight a nd setback
requirements.
Th e s ite will ha ve two access poi nts. On e will be loca ted a lo ng th e access r oa d t o wes t bound Atlanti c Boul eva rd a t
th e front o f the property. Th e seco nd will be lo ca t ed on Wes t 1$1 St ree t a t th e r ear of th e pr ope rty. Tra ffi c to a nd
from the s ite is no t ex pe ct ed to be more th a n two 24 foo t r efri gerated tru cks a week for the wh olesa le use. Loa din g
of t rucks will occ ur in a dedi ca te d lo a din g zon e th a t is se pa ra ted fr o m inte rn al traffic flow in acco rd a nce wi th ci ty
stand a rds. The area to th e north of the pr ope rty is large ly res id entia l. How ever, no res id e nti a l uses d irec tly a but
the site. They a re sepa ra ted by Wes t 151 St reet. In additi on, th e s ite has been des ig ned to pl ace pa rkin g a nd
buildings to wa rd s th e s ou th nea r Atl a n tic Boul eva rd . Mos t t rees bein g preserved are lo ca ted be twee n th e
res id e nti al a rea a nd the buildings on the s ite.
Th e s ite is loc ated on At la n t ic Bou leva rd ma kin g it is s ubj ec t to Co mm e rci a l Co rridor Developm e nt Sta nd a rds in
Se cti o n 24-171 . Th ese standa rd s a re bein g me t. In addition, Sec ti on 24-160 (b) r equi res dumps te rs t o be scr een ed
by fenci ng or land sca pin g a nd th is will be do ne. Th e a ppli cants will s till be required to s ubmit co mm e r cia l pl a ns to
AGENDA ITEM #813
AUGUST II , :ZOJ4
th e city that a re re quired to mee t all co des. Th e use-by -e xce pti on spe cifi ca lly rela tes to th eir a bil ity to co ndu ct
whol es al e op e ra ti ons on s ite.
Subject Site and Surrounding Properties
Figure 1. 1175 Atlantic Boulevard and surroundi ng propertie s (JaxGisj2013
Page 2 of 3
SUGGESTED ACTION TO RECOMMEND APPROVAL
AGENDA ITEM# 8B
AUGUST 11,2014
The Community Development Board may consider a motion to recommend approval to the City
Commission of a requested Use-by-Exception (File No. UBEX 14-00100019) to permit limited
wholesale operations within the Commercial General (CG) Zoning District and located at 1175
Atlantic Boulevard provided:
1. Approval ofthis Use-by-Exception is consistent with the intent of the Comprehensive Plan.
2. Approval of this Use-by-Exception is in compliance with the requirements of Section 24-63,
Zoning, Subdivision and Land Development Regulations.
3. The requested use is consistent with Section 24-112 (c) in that the proposed use is found to be
consistent with the uses permitted in the CG zoning districts with respect to intensity of use,
traffic impacts and compatibility with existing industrial uses, commercial uses and any nearby
residential uses.
SUGGESTED ACTION TO RECOMMEND DENIAL
The Community Development Board may consider a motion to recommend approval to the City
Commission of a requested Use-by-Exception (File No. UBEX 14-00100019) to permit limited
wholesale operations within the Commercial General (CG) Zoning District and located at 1175
Atlantic Boulevard provided
1. Approval of this Use-by-Exception is not consistent with the intent of the Comprehensive Plan.
2. Approval of this Use-by-Exception is not in compliance with the requirements of Section 24-63,
Zoning, Subdivision and Land Development Regulations.
3. The requested use is not consistent with Section 24-111 (c) in that the proposed use is found to
be inconsistent with the uses permitted in the CG zoning districts with respect to intensity of
use, traffic impacts and compatibility with existing commercial uses and any nearby residential
uses.
Page 3 of 3
Staff Report
B. UBEX-14-00100019 (PUBLIC HEARING)
AGENDA ITEM# 8B
AUGUST 11, 2014
1175 Atlantic Blvd. Request for use-by-exception as permitted by
Section 24-111 (c) (5), to allow limited wholesale operations in
the Commercial General (CG) Zoning District.
Jeremy states that this is a request for a use-by-exception to allow
limited wholesale operations in the Commercial General District.
The property owners demolished the building that used to be a
mattress store. The applicants are proposing to open a nursery
business. The applicant is Atlantic Beach Urban farms. They will be
using a tower system called hydroponics to grow produce inside a
greenhouse for retail sale. This is where the plants will grow
upward in the towers and is more efficient than a standard type
greenhouse. It is the intent of the applicant to sell their produce in
an on-site retail storefront while also conducting limited wholesale
operations. They are actually allowed to do a nursery by right but
are required to obtain a Use-By-Exception per Section 24-111
(c)(S), which says one is needed by, "Limited wholesale operations,
not involving industrial products or processes or the manufacturing
of products of any kind."
The site was previously a carpet business located on three
separate, partially wooded lots. All existing structures have been
demolished and the site is being cleaned in preparation for new
construction. The main structure will be a 7,000 square foot
greenhouse where the produce growing aspect of the business will
take place. There will also be a small retail and office building,
storage and maintenance building, and a packing and distribution
building. All structures meet height and setback requirements.
The site will have two access points. One will be located along the
access road to west bound Atlantic Boulevard at the front of the
property and the second will be located on West 1st Street at the
rear of the property. The applicant is expecting no more that two
24 foot refrigerated trucks a week for the wholesale use.
Jeremy discussed the suggested actions to recommend approval
and denial and states that staff does not have any proposed
conditions if the board recommends approval.
Sylvia asked if they are already allowed to do the greenhouse and
the retail without this Use-by-Exception and Jeremy states yes, the
Page 1 of3
Applicant
Comment
Public
Comment
Board
Discussion
UBEX is for the wholesaling.
AGENDA ITEM# 8B
AUGUST 11, 2014
Kelly Elmore states he will be recusing himself from the vote as he
is a consultant on the project.
Susan King, a partner with Atlantic Beach Urban Farms project
states that they will producing a few limited produce items,
particularly lettuces, herbs, and basil and sell to a single source,
probably Cisco. This is a very low impact project, low water use,
low energy use and even low labor use. The retail will be on a very
small scale also.
Mr. Hansen asked if they intended to eventually grow the
wholesale business to sell to more than one company. Susan states
that they are hoping to in the future but for this Use-by-Exception
they will be only distributing to one company. If they do expand or
increase production, then they will just fill the trucks. The capacity
is already in place to absorb growth.
Michael Hoffman of 176 Camelia St. spoke stating he lives a few
houses away from the site. He wished the City would have bought
the property and turned it into a buffer but he supports the
proposed idea and the fact that they will have a retention pond.
He also hopes that they will leave as many trees on site as possible.
He hopes they install some attractive fencing along W. l 5
t Street.
He would not like to see a 2nd greenhouse on the property.
Harley states he likes the project and cannot see any reason not to
approve it. Susan states that there is going to be a fence and palm
trees along Main Street.
Sylvia Simmons states that the streets are very small around the
site and she is wondering how the truck traffic will go to the site.
She is concerned that the Atlantic Blvd. entrance access will be
Page 2 of3
Motion
dangerous and block traffic.
AGENDA ITEM# 8B
AUGUST 11, 2014
Kelly Elmore states that the greenhouse(s) will be placed along
Atlantic Blvd. to allow a buffer for the residents along l 5t. St. He
thinks it is a great project and although he can't vote on it he
believes this is a great Use-by-Exception.
Linda Lanier says it is an exciting project and she likes the idea and
says it will be friendly to the neighborhood. She is comfortable
with the 2 trucks a week. She is in support of Atlantic Beach Urban
Farms.
Mr. Elmore said that the ingress/egress on Atlantic Blvd. has a code
issue with ADA and will be rebuilt, but the location is already
approved with the DOT right of way guidelines. He said this will be
a very quiet site with only 3 employees a day.
Kirk Hansen makes a motion to approve and Harley seconded. All
approved, motion carried.
Page 3 of3
OWNER'S AUTHORIZATION FOR AGENT
AGENDA ITEM 118B
AUGUST 11 ,2014
S+.etlv:.~ ;2. rt.tss.e/ is hereby authorized to ac t on behalf of
(..(.'-
AI/y.lhc,. tu4.;J, Urb4"' ~;t..tJ1 t.L.f.. /tzoJ&,,J.s ,.(/.41,/&l'(jthe owncr(s) of those land s described
within the attached application, and as d~cribed in the attached deed or other such proof of ownership as may
be required, in applying to the Ci ty of Atlantic Beach, Florida, for un application related to n Development
Permit ol' othcl' net ion pursuant to :
0
~
Zoning Vnrin nec
Usc-by-Exception
Building Permit
0 Comprehensive Pion Amendment
0 Zoning Mnp Amendm ent
0 l'lnt , Rcplnt or Lot Divi s ion
0 Tree Permit 0 Sign Permit
D Other
BY: -~--...,r-:~~-=-~/;:::......!:...~=-..::;___-._~~«---~~--Si~Owncr 1 1 L
Print Name
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Signature of Owner
Print Nnmc
([;o'tl ;,t;9-7:; 1:3
Te lephone Numbcl'
Stnte of EJo f.J ~
Co unt y of ::0~
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Signed and swom before me nn tl1is ;}-/ dny of, 20J~.
By lil,mnx>c\y "B , \\\(1(~-eL.(
Identifi cation verified : ___ _
Onth sworn: ____ Yes X
APPLICATION FOR A USE-BY-EXCEPTION
City of Atlantic Bench · 800 Seminole Road · Atlantic Bench, Florida 32233-5445
Phone: (904) 247-5826 · FAX (904) 247-5845 · http://www.coab.us
AGENDA ITEM# 8B
AUGUST 11,2014
Dale -----------File No .. ___________ Receipt-----------
f f 'D I /I_,./,/',.' ,.__, ,......._. // L L c.. I. Applicant's Name _.LA:..L.;.~/,:....?7...:... _,J_.J.-.:-I_<.. __ =D_·.=t!k'_ .. _:G..:.·...:'1:___.:::~L!....'.L!2=-::.vr~.-=---fVI--·-'_:>~------:----
2. Appllcnnt's Address t3 ~ 0 6 I!J /}v f iJ tJ L3. S c> v .ft., / J ~ , f.S c-H 1 Fi-3 ·v'!--~ £
3. Property Location //7 :f 4 741 ,,fr<J-1
t:.-(3u./t:J, , 4 ZLA t-/71L B €Act/
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4. Property Appmiscr's Real Estate Number /'707 o9" 00 ClO Block No. 11 1 1'1-,13 Lot No .. ____ _
5. Current ~ning Classification &1rrHt&t.uli '-6. Comprehensive Plan Future Lnnd Usc designation
/.....l L?-6-. L I /_ ( ) ~ ---7. Requested Usc-by·Exccption V.L /. lr--z 1 ·ry.<:l t.-./ n a t:.J 4 ;.e 7 A-1-DP' c:..e:: ~ ,
@1-#..JtJ /'-JIM.J<-{ 7
8. SlzcofParccl S'S',-z.o7 SF {t~ ;.t ~)9. Utility Provider -=J=-=E:..::A-.:._ __________ _
I 0. Stntement of fncls and special rcnsons for the requested Use-by-Exception, which demonstrates compliance with
Section 24-63 of the City of Atlnntlc Bench Code of Ordinances, Zoning nnd Subdivision Regulations. Attnch ns
Exhibit A. (The ntlnchcd guide may be used If desired. Please ndd•·css each item, ns upproprinte lo this request.)
II. PrO\·ide all of the following informntion. (All informntion must be proYidcd before nn application is scheduled for any
public hearing.)
n. Site Plnn showing the locution of nil structures, temporary nnd permanent, including setbacks, building height,
number of stories and squnt·e footage, lmpcl'Yious surfnce nren, and existing and/or proposed driYewnys.
Identify nny existing structures and uses.
b. Proof of ownership (deed or certificate by lawyer ot· nbslrncl company or title company that verifies record
owner ns aboYc). If the npplicaut is no I the owner, a letter of nuthorization from the owncr(s) for applicant to
represent the owner for all purposes related to this application must be provided.
c. Survey and legal description of p•·opcrty sought to be rezoned. (Attach ns Exhibit B.)
d. Required number of copies. (Two (2) copies of nil documents thnt nrc not lnrger than II X 17 inches in size. If
plans m· photographs, or color nttnchmenls nrc submitted, plcnse J>rovide eight (8) copies of these.)
e. Application Fee (S250.00)
I HEREBY CERTIFY THAT ALL INFORMATION PROVIDED WITH THIS APPLICATION IS CORRECT:
Signature of owncr(s) or authorized person if owner's nuthorlzntion form is ntlnched:
ADDRESS A NFORMATION OF PERSON {ECEIVE ALL CORilESI'ONDENCE REGARDING TillS
APPLICATI A-tt..~,,rrl,_ 8ct'd~J u(U3.w ~J LL.e-/ .s~ Vbl ~~~
Mailing Address: 8 QV ~ ~ _ ~V.£,oJ.Je_.. So--~ r S,..~ tk lfJO J JA~ ~uJ., A.-"3~j.
Phone: "{o4 ·i rq ·lfll"l-FAX: qoy # 33'1-41 Slf E-mnil: ?kve.(!? f (it.s+.,._.,rc.l.A.v. ~
EXHIBIT A
AGENDA ITEM# 8B
AUGUST 11, 2014
The review of an application for a Usc--by-Exception shall consider the following items. Please
address each of the following as npplicable to your specific application.
I. Ingress and egress to property and proposed Structures thereon with particular reference to vehicular and
pedestrian safety and convenience, traffic flow and control and access in case of fire or catastrophe.
01~-L IN ~II Go.t¥' /,gcJL.4 tvti# --H.e Ut .J h1-1t. Jnvu~
3. The potential for any adverse impacts to adjoining properties and properties generally in the area resulting
from excessive noise, glare and lighting, odor, traffic and similar characteristics of the Use-by-Exception
being requested.
iki'..e_ 0/.£. tVaf. (Jdv'/Jz./c,_q, I ~t...c.k -b J4 tLiJI.ti.J/""'5~
tU'if~,ch..A..~ I
4. Refuse, trash collection and service areas, with particular reference to items (I) and (2) above;
'!t;Vtd ~ "Ct!:<"J~'J;~~fd14t;~'-+~~~o~~ ;;::;~!::~
5.
6. If adjacent uses are different types of uses, describe type of screening and buffering that will be P.rovided
between your use and the adjacent usc. s·.k..u. ./. 1>..,. Pcfl'· ~ Wt ~? .r-Htu++ .tu t:;-11;'.~~ z :':J!I::p~~JJ ~~ ... ~,:t,r~:~ ~ J,¢/<.
7. Signs, if any, and proposed exterior lighting, with reference to glare, traffic safety, economic effects and
compatibility and harmony with properties in the District; (Sec Signs and Advertising, Chapter J 7.)
Si.A.+.c p.w6/.t .At u ,c, w.tJ ~ t.J4J.. b.IJ A.jt-,....,4... RJIV4 ;-
8. Required Yards and other Open Space. Show building setbacks and areas of open space on site plan.
9. General compatibility with adjacent properties and other property in the surrounding Zoning District as
well as consistency with applicable provisions of the Comprehensive Plan. ~ 5:! ~== ........ at. t .... n..J71~1<1-.~'::/"'--
Other infonnation you may wish to provide: ...!,..::..__ __________________ _
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ATLANTIC BOULEVARD (STATE ROAD NO. 10)
RIGHT OF WAY VARIES PER FDOT RjW fflANSFER MAP SECTION 72100
47.80'
AGENDA ITEM# 8B
AUGUST 11, 2014
STORAGE
SHED
ENCLOSED
DUMPSTER
S' SlOE (16' COI.IIlflED)
IJUI.DIIID RESIRlC110N UNE
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