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Handout- D. Reeves- 2-12-18 CITY OF ATLANTIC BEACH CITY COMMISSION MEETING STAFF REPORT AGENDA ITEM: 17-SPPR-501 Request for re-plat approval as required by Chapter 24,Article 4 of the Code of Ordinances at RE# 172027-0100. SUBMITTED BY: Derek W.Reeves,Planner DATE: February 6,2018 BACKGROUND: The owners of the 7.21 acre vacant property at the northeast corner of 1 1th Street and Linkside Drive, known as Selva Preserve, are requesting to plat the property creating eleven lots. Included in the plat are the eleven lots, a private gated road and a conservation area. Surrounding the property is are single-family residential uses with the Atlantic Beach Country Club the northwest.Please review the attached staff report to the Community Development Board for more detailed information. The proposed plat has been reviewed by staff from various departments and meets all code requirements with the exception of one issue.The one outstanding issue at the time of writing this staff report is the measurement of a buffer from water bodies. The code requires a 50 foot buffer from the mean high water line of water bodies. The plat currently shows this buffer starting at the top of bank of Sherman's Creek. The applicant is working to determine the mean high water line so that the plat can be updated. The Community Development Board recommended that the applicant seek a waiver allowing them to measure from the top of bank if they increased the buffer to 60 feet. The Community Development Board also recommended that the applicant seek a waiver allowing the use of a swale and berm system instead of an average 25 foot upland buffer from wetlands. The code the does specifically allow such designs if a waiver is granted. The benefits of such a waiver is that some wetlands would not have to be filled just to provide an upland buffer from wetlands. The Community Development Board reviewed this plat at their January 16,2018 meeting where they recommended approval to the City Commission in a unanimous vote. BUDGET: None. RECOMMENDATION: To move the plat forward to a Public Hearing on February 26,2018. ATTACHMENTS: 17-SPPR 501 application,CDB Staff Report REVIEWED BY CITY MANAGER: 9pc_ I SELVA PRESERVE PUT BOOK^ PAGE__ BEING A PORTION OF SECT1ON5 16 AND 17.TOWNSHIP-2-SOUTH,RANGE-29-EAST,DUVAL COUNTY.FLORIDA. 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LOCATION RE#172027-0100,Northeast corner of 11th Street and Linkside Drive APPLICANT Selva Preserve LLC DATE January 10,2018 STAFF Derek W.Reeves,Planner STAFF COMMENTS The owners of the 7.21 acre vacant property at the northeast corner of 11th Street and Linkside Drive, known as Selva Preserve,are requesting to plat the property creating eleven lots.Included in the plat are the eleven lots,a private road and a conservation area. The property is zoned Residential Single-family 1 (RS-1),which is governed by Section 24-105.RS-1 is a single family zoning district that permits only one dwelling unit (single family home) per lot. The minimum lot size in RS-1 is 75 feet of width, 100 feet of depth and 7,500 square feet of lot area. All of , the proposed lots meet these requirements. It should be noted that a portion of the front of each lot is proposed to be an access easement with a private road and a large portion of the rear of each lot is proposed to be a conservation easement over wetlands.The proposed plat does show developable area lines taking into account the two easements.The shortest developable depth is 66.82 feet.This is a greater developable depth than the minimum possible of 60 feet within the zoning district. The property has PUD/SPA zoning to the north and west, being the Atlantic Beach Country Club and Selva Linkside.Both have single-family homes. To the east across Shertnan's Creek is RS-1 zoning. To the south across 11th Street is the Selva Lakes PUD with two-unit townhomes and a vacant parcel along the creek owned by the Selva Lakes HOA. The Comprehensive Plan has a Future Land Use Map designation of Residential Low (RL) for the property. RL allows a maximum density of 6 units per acre. However, density is further limited by excluding wetlands, drainage ditches and other similar features. The property has 3.21 acres buildable uplands today. At 6 units per acre,the maximum number of allowable lots is 19. With 11 lots proposed, the proposed plat is under the maximum possible density. A single road with access from 11th Street is proposed to provide access to each of the 11 lots. The road terminates in a cul-de-sac at the north end.It is proposed for the road to be private with gates at the south end near 1lth Street. A second emergency access is planned about midway up the development at an existing stub out on Linkside Drive. Mentioned earlier is the presence of wetlands on the site. The applicants do have permits from the St. Johns River Water Management District and the Army Corp of Engineers for filling and restoration activities on the site.Those permits call for 1.12 acres of wetlands to be filled.At the same time 0.48 acres of wetlands will be created and 0.7 acres will be restored for a total of 1.18 acres of new wetlands. Additionally, 2.07 acres of wetlands will be enhanced. The applicant's team and the City's own consultants have stated that the existing wetlands on site are degraded. No changes are proposed to the existing waterway of Sherman's Creek. While staff and its consultants have reviewed preliminary engineering plans for the project, all activities described will have to be permitted separately of the plat approval process. Section 24-272(b)of the code and Policy A.1.2.1(d)of the Comprehensive Plan, both call for no net loss of wetlands within the City. They both also call for development projects to mitigate,restore,enhance or recover wetlands when impacting wetlands. The proposed creation, restoration and enhancement of wetlands is being done to offset the developments impacts and to meet the code requirement. The St. Johns River Water Management District has required that the applicants place the previously mentioned conservation easement on the post development wetland areas. This is a permanent deed restriction that will protect the wetlands and prevent future development on those areas. In additions to the no net loss of wetlands, Section 24-272(c) requires buffers from water features and wetlands.A 50 foot buffer is required from water bodies,including Sherman's Creek. Code requires this buffer to be measured from the mean high water line. However,this line has not been established so the applicants are showing the buffer from the top of bank.This is the only outstanding comment on the plat. The fundamental question is if the mean high water line can be above the top of bank.This may require a waiver from the Commission, if it cannot be settled. The second required buffer is a 25 foot upland buffer from wetlands. The upland buffer is to remain in its natural state. This buffer provides an area for chemicals such as fertilizers and pesticides from the developed area to filter out of surface water before reaching the wetlands. As permitted by the code,the applicants are proposing an average 25 foot buffer. This buffer is shown on the plat west (development side)of the conservation easement. The applicant and the City's consultant have questioned the logic in providing an upland buffer in areas that have been filled as this basically requires them to fill more wetlands just to provide the buffer.If the Board finds the concept agreeable,the applicant would like to seek a waiver from the Commission that would allow them to construct a swale and berm system on the development side of the proposed 25 foot buffer and allow the remainder of the buffer to be wetlands or uplands depending on the situation. The swale and berm system is specifically permitted in the code with a waiver. Ultimately,this would result in more wetlands and less fill,while still accomplishing the necessary filtration. The fill, creation, restoration and enhancement of wetlands on site will require extensive tree removal. The applicant has acknowledged and agreed to follow the City's tree removal and mitigation requirements. Permitting for tree removal will be done separately of the plat approval process. With the proposed private road paralleling a portion of Linkside Drive,the applicants have included a 10 foot wide landscape buffer on the plat between the two roads to serve as a visual screen. The plat itself has been reviewed by staff and meets code requirements.Preliminary engineering drawings have also been reviewed by staff.There are couple of minor changes expected here and there,but nothing that would impact the plat. Page2of3 ti SUGGESTED ACTION TO RECOMMEND APPROVAL The CommunityDevelopment Board mayconsider a motion to recommend approval to the City P Commission of the requested plat(File No.17-SPPR-501)as required by Chapter 24,Article 4 of the Code of Ordinances within the Residential Single-Family (RS-1) Zoning District at RE# 172027-0100 provided: 1. Approval of this plat is consistent with the intent of the Comprehensive PIan,and 2. Approval of this plat is in compliance with the requirements of Chapter 24,Article 4 of the Code of Ordinances. • SUGGESTED ACTION TO RECOMMEND DENIAL The Community Development Board may consider a motion to recommend denial to the City Commission of the requested plat(File No.17-SPPR-501)as required by Chapter 24,Article 4 of the Code of Ordinances within the Residential Single-Family (RS-1) Zoning District at RE# 172027-01.00 provided: 1. Approval of this plat is not consistent with the intent of the Comprehensive Plan,or 2. Approval of this plat is not in compliance with the requirements of Chapter 24, Article 4 of the Code of Ordinances. Page 3 of 3