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1845 Mayport Road UBEX21-0003 Packet (withdrawn)CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD STAFF REPORT AGENDA ITEM 4.B CASE NO. UBEX21-0003 Request for a use-by-exception to allow limited wholesale within the Commercial General (CG) zoning district at 1845 Mayport Road. LOCATION 1845 Mayport Road (RE#172046-0100) APPLICANT The Sea Salt Pavilion DATE April 20, 2021 STAFF Amanda Askew, Director of Planning and Community Development STAFF COMMENTS The applicant is The Sea Salt Pavilion located at 1845 Mayport Road. This property is zoned Commercial General (CG) and is within the Marsh Oaks future land use designation. The lot is currently vacant and is located on the east side of Mayport Road just north of Stanley Road. The property owner is proposing to develop the site and is seeking a use-by-exception to allow limited wholesale operations from one of the proposed buildings. The use by exception request is for the business “U.S. Flag Supply”, which is currently located at 1198 Mayport Road, to relocate to 1845 Mayport Road. This business was previously permitted as a retail business at its current location, however the business does conduct wholesale operations. According to their website, U.S. Flag Supply supplies flags and flag accessories to retail customers, the local, state, and federal government, all military branches, veteran’s organizations, and many of the Nations’ top companies. The applicant further explains in the application that the business utilizes a website, call-in orders, and contracts to provide walk-in retail and that orders are either shipped directly to the consumer or are stored in the back of the building until the order is filled and then shipped to the consumer. Wholesale operations is generally considered the selling of goods to retailers, professional business users, or to other wholesalers whereas retail establishments sell goods to the general public for personal or household consumption. The Commercial General (CG) zoning district does not permit wholesale operations but does permit limited wholesale as a use-by-exception. The lot has the same zoning to the north and south and is located within the Mayport Road Corridor. The subject property is adjacent to two parcels on the north side. One parcel operates as an office and the other parcel operates as cabinet shop. The property to the south operates as a retail use. The properties located to the east are residential. Page 2 of 3 Consistency with the zoning district, commercial corridor standards, and applicable provisions of the Comprehensive Plan should be considered for this use-by-exception. See below: The intent of the Commercial General (CG) zoning district is to provide retail goods and services, which serve the routine and daily needs of residents, including banks and professional services, grocery and convenience stores, restaurants, accredited public and private schools and child care, but not including manufacturing, warehousing, storage or high intensity commercial activities of a regional nature, or uses that have the potential for negative impact to surrounding properties due to excessive noise, light or extremely late hours of operation. The intent of the Commercial Corridor Standards is to enhance the aesthetic and physical appearance of these gateways into the city; enhance and retain property values; promote appropriate redevelopment of blighted areas; and to create an environment that is visually appealing and safe for pedestrians, bicycles and vehicular traffic. Applicable provisions of the Comprehensive Plan include: Policy A.1.10.4 The City shall actively support the appropriate redevelopment and infill development of the Mayport Road corridor. Retail and service uses that sustain neighborhoods, and encourage a more aesthetically pleasing and pedestrian friendly environment shall be encouraged. New development along Mayport Road shall be in compliance with the Commercial Corridor Development Standards as set forth within the Land Development Regulations. Policy A.1.10.5 Along the Mayport Road corridor, the continuation and proliferation of light industrial uses, automotive sales and repair businesses and other more intensive commercial business activities shall be discouraged in favor of those businesses and uses that provide neighborhood serving retail products and services that generate daily activity and interaction between residents of the surrounding neighborhoods such as banks, drugstores, restaurants, churches, child care centers, grocery stores and similar businesses and uses. SUGGESTED ACTION FOR APPROVAL The Community Development Board may consider a motion to approve the requested use-by- exception (UBEX21-0003) to allow limited wholesale within the Commercial General (CG) zoning district at 1845 Mayport Road provided: 1. Approval of this 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)(3) in that the proposed use is found to be consistent with the uses permitted in the CG zoning district with respect to intensity of use, traffic impacts and compatibility with existing industrial uses, commercial uses, and any nearby residential uses. Page 3 of 3 SUGGESTED ACTION FOR DENIAL The Community Development Board may consider a motion to deny the requested use-by- exception (UBEX21-0003) to allow limited wholesale within the Commercial General (CG) zoning district at 1845 Mayport Road 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 24-112(c)(3) in that the proposed use is found to be inconsistent with the uses permitted in the CG zoning district with respect to intensity of use, traffic impacts and compatibility with existing industrial uses, commercial uses, and any nearby residential uses. Request for a use-by-exception to allow limited wholesale within the Commercial General zoning district at 1845 Mayport Road. UBEX21-0003 1845 Mayport Road Site Context and Details 1845 Mayport Rd. is a vacant lot located on the east side of Mayport Road. Zoned Commercial General (CG) Properties to the north and south are in the same zoning district. The properties located to the east are residential. Background The use by exception request is for the business “U.S Flag Supply”, which is currently located at 1198 Mayport Road, to relocate to 1845 Mayport Road. This business was previously permitted as a retail business at its current location, however the business does not conduct wholesale operations. According to their website, U.S. Flag Supply supplies flags and flag accessories to retail customers, the local, state, and federal government, all military branches, veteran’s organizations, and many of the Nations’ top companies. The applicant further explains that the business utilizes a website, call-in-orders, and contracts to provide walk-in retail and that orders are either shipped directly to the consumer or are stored in the back of the building until the order is filled and then shipped to the consumer. Wholesale operations is generally considered the selling of goods to retailers, professional business users, or to other wholesalers whereas retail establishments sell goods to the general public for personal or household consumption. Current location at 1198 Mayport Road Proposal The applicant is proposing an in store and online business that sells flags, flag poles, and flag accessories. Within the Commercial General (CG) zoning district, limited wholesale is a use-by-exception. The CG zoning district does not permit wholesale operations The retail component of the proposed business is a permitted use, approved at the staff level Rendering of Proposed Building Considerations This property is surrounded by commercial uses The plans for the commercial center has parking in front of the building and access to Mayport Road The Code defines a use uses set forth for the various zoning districts, which if limited in number such that these uses do not dominate an area, and when subject to appropriate conditions, may be •The intent of the Commercial General (CG) zoning district is to provide retail goods and services, which serve the routine and daily needs of residents, including banks and professional services, grocery and convenience stores, restaurants, accredited public and private schools and child care, but not including manufacturing, warehousing, storage or high intensity commercial activities of a regional nature, or uses that have the potential for negative impact to surrounding properties due to excessive noise, light or extremely late hours of operation. •The intent of the Commercial Corridor Standards is to enhance the aesthetic and physical appearance of these gateways into the city; enhance and retain property values; promote appropriate redevelopment of blighted areas; and to create an environment that is visually appealing and safe for pedestrians, bicycles and vehicular traffic. Considerations Applicable provisions of the Comprehensive Plan include: Policy A.1.10.4 The City shall actively support the appropriate redevelopment and infill development of the Mayport Road corridor. Retail and service uses that sustain neighborhoods, and encourage a more aesthetically pleasing and pedestrian friendly environment shall be encouraged. New development along Mayport Road shall be in compliance with the Commercial Corridor Development Standards as set forth within the Land Development Regulations. Policy A.1.10.5 Along the Mayport Road corridor, the continuation and proliferation of light industrial uses, automotive sales and repair businesses and other more intensive commercial business activities shall be discouraged in favor of those businesses and uses that provide neighborhood serving retail products and services that generate daily activity and interaction between residents of the surrounding neighborhoods such as banks, drugstores, restaurants, churches, child care centers, grocery stores and similar businesses and uses. Grounds for Decision APPROVAL The The Community Development Board may consider a motion to approve the requested use-by-exception (UBEX21-0003) to allow limited wholesale within the Commercial General (CG) zoning district at 1845 Mayport Rd. provided: 1.Approval of this 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)(3) in that the proposed use is found to be consistent with the uses permitted in the CG zoning district with respect to intensity of use, traffic impacts and compatibility with existing industrial uses, commercial uses, and any nearby residential uses. Grounds for Decision DENIAL The Community Development Board may consider a motion to deny the The Community Development Board may consider a motion to deny the requested use-by-exception (UBEX21-0003) to allow limited wholesale within the Commercial General (CG) zoning district at 1845 Mayport Rd. 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 24-112(c)(3) in that the proposed use is found to be inconsistent with the uses permitted in the CG zoning district with respect to intensity of use, traffic impacts and compatibility with existing industrial uses, commercial uses, and any nearby residential uses. PUBLIC NOTICE To whom it may concern, Notice is hereby given to all property owners within 300 feet of the address below, and as shown in the map below, that a Public Hearing regarding the case described in this notice will be held by the identified governing body or bodies in Commission Chambers located at 800 Seminole Road on the provided date and time. PROJECT Property Location Map Item No: UBEX21-0003 Address: 1845 Mayport Road Applicant: Sea Salt Pavilion PUBLIC HEARING(S) Body: Community Development Board Date April 20, 2021 Time: 6:00 PM Request: Request for a use-by-exception to allow limited wholesale within the Commercial General zoning district at 1845 Mayport Road. Summary: The applicant is requesting a use-by-exception to allow limited wholesale at 1845 Mayport Road. Limited wholesale is a use-by-exception within the Commercial General zoning district. Pursuant to Section 286.0105, Florida Statutes, a person deciding to appeal any decision made by the Commission with respect to any matter considered at the meeting or at any subsequent meeting to which the Commission has continued its deliberations is advised that such person will need to insure that a verbatim record of all proceedings is made, which must include the testimony and evidence upon which the appeal is to be based. All information related to the item(s) above is available for review on the city of Atlantic beach webpage under Public Notices https://www.coab.us/960/Public-Notices. For additional questions please contact Amanda Askew, Director of Planning and Community Development at aaskew@coab.us or 904-247-5841. The city will hold a “hybrid” meeting as outlined in Resolution No. 20-32 for board participation. Please Note: Two or more members of any board or committee of the City of Atlantic Beach may be in attendance. In accordance with the Americans with Disabilities Act and Section 286.26 of the Florida Statutes, persons with disabilities needing special accommodations to participate in this meeting should contact the City Clerk’s Office at City Hall or by calling (904) 247-5800 not less than three days prior to the public hearing.