1800 Mayport Road REZN19-0003 & COMP19-0004 Packet (Klotz)7
Suuurrrvvveeee yyy - 118855000 MMMMM aaayyyppooorrrrtttt RRRddd.
Disclaimer: The information contained in this package does not originate from preparer. The information is provided by the seller/owner/principal, independent and third party sources. The preparer does not guarantee or
indemnify any information in this package. We provide this information as a broker on behalf of the seller/owner/principal and related parties. Projections, opinions, and estimates are not facts and should not be taken as such.
All information should be verified on your own before making any conclusions or actions..
7
Suuurrrvvveeee yyy - 118855000 MMMMM aaayyyppooorrrrtttt RRRddd.
Disclaimer: The information contained in this package does not originate from preparer. The information is provided by the seller/owner/principal, independent and third party sources. The preparer does not guarantee or
indemnify any information in this package. We provide this information as a broker on behalf of the seller/owner/principal and related parties. Projections, opinions, and estimates are not facts and should not be taken as such.
All information should be verified on your own before making any conclusions or actions..
1800 Mayport Road Concept Plan Review (Mayport Park)
Site Features
Parking
-19 parking spaces- all partially or entirely in the right-of-way
-42 estimated parking spaces possible at church to the west
Buildings
-19,900 sq ft of total enclosed space
-7,500 sq ft- SW building
-7,200 sq ft- NW building
-2,300 sq ft- central building
-2,900 sq ft- NE building
-2,500 sq ft tent
-Roll up doors on buildings
Stages
-2 outdoor stages
Outdoor Seating
-122 tables- seating for 488
Fencing
-4 foot fencing around property
Building Uses (needs additional information for parking calculations).
-Art gallery- unknown sq ft
-Retail sales- unknown sq ft
-Airbnb units- unknown number of units
-Inside dinning- unknown number of seats
Code Issues and Required Approvals (1 UBE and Multiple Parking Variances)
-Live entertainment requires a UBEX in CG (24-111(c)(11)) (Needs use-by-exception)
-Parking backs into right-of-way (24-161(f)(3)) (Variance required and ROW permit)
-Short on parking (24-161)
-112 parking spaces required for outdoor seating alone (reduced from 144-168 parking
spaces by reducing table count to 112 four seat tables)
-Alternative parking should be proposed along with any parking variance request:
-bicycle parking: 48 bicycle spaces for 22 car spaces
-Uber parking: 2 Uber spaces for 4 regular spaces
-On-street parking: already utilized
-Off-site parking: end of Edgar up to 40 regular spaces (~800 feet away, variance
required)
- The parking count is approximately 30 spaces short before factoring in spaces needed
for other uses in the buildings, after applying reductions for bicycles and Uber, and
factoring in the offsite parking on Edgar. (Variance required). Recommend reducing the
table count further in conjunction with alternative parking strategies.
-10 foot landscape buffer along Mayport Road (24-171(g)(1)) (May be able to work with you on
this one).
-6 foot landscape buffer in front of buildings (24-171(g)(2)) (May be able to work with you on
this one).
-Flat roofs are prohibited (24-171(c)(1)) (only applies to new construction).
-Corrugated metal is prohibited (shipping containers) (24-171(c)(3)) (can’t be visible from the
street or requires a variance).
-Concrete block is a prohibited façade (existing buildings) (24-171(c)(3)) (only applies to new
construction).
-70% impervious surface is likely exceeded (24-111(g)) (show calculations for overall reduction in
impervious surface).
-No stormwater retention is provided (24-66(b)) (Maintain existing storm water outlet to FDOT
easement and illustrate on site plan).
General Issues
-Pavement width on Robert is substandard where parking is proposed
-No dumpster location shown
-Sight line issue at Edgar and Mayport due to fencing
-Access to pedestrian gates is from streets, not sidewalks
-Tent would have to be permitted and engineered
Potential Issues with Proposed Site Plan for 1800 Mayport Block
1. Section 24-111(b) prohibits vendors on public rights-of-way. The food trucks are shown on the Mayport
Road right-of-way.
2. Section 24-111(b) prohibits amusement or game centers, game arcades, etc. The red building calls for
“family entertainment”. I would want clarification on what they are proposing.
3. Section 24-111(c)(11) requires a UBEX for live entertainment. Site has an outdoor entertainment stage
and seating.
4. Section 24-154(a) prohibits street venders. The food trucks are shown on the Mayport Road right-of-way.
5. Section 24-154(c) requires all business activities to occur within an enclosed building (unless stated
otherwise). Outdoor dining is ok, but live entertainment, playground, splash pa rk, and dog park are all
outside of enclosed buildings.
6. Section 24-157 limits fence heights to 6 feet. 8 feet is proposed.
7. Section 24-157(b)(1) limits heights of fences in front yards to 4 feet.
8. Section 24-158 set guidelines for dog-friendly restaurants. The site plan shows a grass dog park
contiguous to the food truck dining area.
9. Section 24-160(b) requires dumpsters to be screened. No dumpster is shown and it is not clear how one
could be provided on site.
10. Section 24-161(f)(3) prohibits parking that requires backing out into public rights-of-way on commercial
properties.
11. Parking would be partially in the public rights-of-way and partially on private property.
12. FDOT would have to approve food truck parking on Mayport Road.
13. The sidewalk and possible some of the food truck parking along Mayport Road would be on private
property.
14. No sidewalk or other pedestrian access from parking to pedestrian entrances other than the street or the
parking itself.
15. Section 24-161(h)(15) requires 1 parking space for every 4 seats in a restaurant. 23 spaces required for the
92 seats (23- 4 top tables).25 spaces are provided. Not included in this is parking for the stage seating,
which is roughly 90 seats if each bench is 20 feet long (Section 24-161(d) requires 1 seat per 24 linear
inches of seat). This would be an additional 23 parking spaces at 1 space per 4 seats (Section 24 -
161(h)(1)). Also not included is the 14,000 square feet of existing building space (some portion would be
residential). If all 14,000 square feet were counted as shopping center it would require 56 additional
parking spaces (Section 24-161(h)(20)) or if counted as retail, it would require an additional 35 parking
spaces (Section 24-161(h)(3)).
Total parking provided: 25
Total parking required: 81-102
16. No handicap parking provided
17. Section 24-161(i) requires loading and delivery space which there is none.
18. Section 24-171(g)(1) requires a 10 foot landscaping buffer along Mayport Road. Only a few palms are
provided.
19. Splash park may require separate fencing if the water is deeper than a certain depth per Florida Building
Code.
20. Tent must be engineered.
21. The tent and/or stage seating is located with a public right-of-way that cuts through the site.
Actions Required to Address Potential Issues
1 and 4- Create a food truck ordinance while amending these two sections or variance/waiver
2- clarify “family entertainment”, if necessary, get a variance/waiver
3- get a UBEX for liver entertainment
5- get a variance/waiver for outdoor activities
6 and 7- get a variance to allow 8 foot fences within front yards
8- get a doggie dining permit and install required features
9- site redesign or get a waiver for dumpster location and possible screening
10- get a variance to allow back out parking into rights-of-way
11- get a variance/waiver to allow parking partially within right-of-way
12- get FDOT to approve on street parking along Mayport Road
13- not a City code requirement, but may be a concern for FDOT
14- not a code requirement, but a practical concern
15- consider shared parking solutions both on-site and off-site and/or variance
16- site redesign to provide handicap parking, may result in total parking count
17- convert southwest parallel spots to loading zone or variance/waiver
18- variance from landscape requirements
19- verify building code requirements
20- design engineered structure or utilize shade structures
21-consider development rights and permissions to develop across the public right-of-way
Timeline
PROPOSED SITE PLAN
1 month:
- Variances or waivers
o Fence height and location (variance)
o Back out parking (variance)
o Mayport Road 10 foot landscaping (variance)
o Parking reduction, if shared parking is not enough or if distance is needed (variance)
o Loading zone (waiver if in right-of-way) or (variance to remove requirement)
o Outdoor business activities (waiver)
o Parking in rights-of-way (waiver)
o Dumpster in right-of-way (waiver)
o Entertainment use, if consistent with prohibited uses (waiver)
- Doggie dining permit
2 month:
- Use-by-exception
o Live entertainment
3 month:
- FDOT approval for food truck parking and sidewalk alignment
- Food truck ordinance
TRADITIONAL BUILD WITH NO SPECIAL APPROVALS
2 months – plan review with one resubmittal
1800 Mayport Road Site Plan Review
Site Features
Parking
-19 parking spaces- all partially or entirely in the right-of-way
-42 estimated parking spaces possible at church to the west
Buildings
-19,900 sq ft of total enclosed space
-7,500 sq ft- SW building
-7,200 sq ft- NW building
-2,300 sq ft- central building
-2,900 sq ft- NE building
-2,500 sq ft tent
-Roll up doors on buildings
Stages
-2 outdoor stages
Outdoor Seating
-144 tables- seating for 576-672
Fencing
-8 foot fencing around property
Building Uses
-Art gallery- unknown sq ft
-Retail sales- unknown sq ft
-Airbnb units- unknown number of units
-Inside dinning- unknown number of seats
Code Issues
-Live entertainment requires a UBEX in CG (24-111(c)(11))
-outside business activities (food trucks) is prohibited (24-154)
-4 foot max fencing height along property lines (24-157)
-10 foot landscape buffer along Mayport Road (24-171(g)(1))
-Roll up doors are prohibited by the Commercial Corridor standards (24-171(c)(2))
-6 foot landscape buffer in front of buildings (24-171(g)(2))
-Flat roofs are prohibited (24-171(c)(1))
-Corrugated metal is prohibited (shipping containers) (24-171(c)(3))
-Concrete block is a prohibited façade (existing buildings) (24-171(c)(3))
-Short on parking (24-161)
-144-168 parking spaces required for outdoor seating
-78 parking spaces required for buildings at shopping center counts
-Parking backs into right-of-way (24-161(f)(3))
-3 of 4 buildings do not meet setbacks (24-111(f))
-70% impervious surface is likely exceeded (24-111(g))
-No stormwater retention is provided (24-66(b))
General Issues
-Pavement width on Robert is substandard where parking is proposed
-No dumpster location shown
-Sight line issue at Edgar and Mayport due to fencing
-Access to pedestrian gates is from streets, not sidewalks
-Tent would have to be permitted and engineered
CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
AGENDA ITEM 4B
CASE NO. REZN19-0003, Ord. No. 90-19-243
Request for map amendments to the zoning map for five parcels currently zoned
as Residential, General (RG) and Commercial, General (CG) to Traditional Mar-
ketplace (TM).
LOCATIONS 1820 Mayport Road (RE#172075-0100)
1830 Mayport Road (RE#172075-0200)
1844 Mayport Road (RE#172236-0010)
1850 Mayport Road (RE#172075-0000)
27 Edgar Street (RE#172233-0000)
APPLICANT Ossi Klotz, LLC
DATE July 8, 2019
STAFF Shane Corbin, AICP
BACKGROUND
Request REZN19-003 is to rezone five contiguous parcels from Commercial General and Residential
General (CG and RG) to the Traditional Marketplace (TM) zoning district. TM is the new zoning
district included in the recent update of the Land Development Regulations. The TM district is in-
tended for mixed residential and neighborhood retail development. This district was established to
allow redevelopment along portions of the Mayport commercial corridor with a development pat-
tern more consistent with development that was common prior to the 1950’s. It is characterized by
having minimum setbacks, parking areas in the rear or side yards, and access through rear alley-
ways. This style of development is often referred to as new urbanism and is characterized as being
walkable and pedestrian friendly. The applicant is proposing to redevelop the entire property into
a mixed use development including but not limited to retail, restaurants, mobile food vending, live
entertainment, taproom/brewery and AirB&B (hotel).
The first of the five buildings, located at 1820 Mayport Rd., was constructed in 1956. The buildings
locate at 1830, 1844 and 1850 Mayport Rd. were constructed between 1975 and 1977. The build-
ing located at 27 Edgar was constructed in 2007. The previous uses included warehouse and service
uses. 1820, 1830, 1850 Mayport Road and the eastern ½ of the building at 1844 Mayport Road
building are zoned Commercial General (CG) and are considered nonconforming due to setbacks
and lot coverage. The western portion of the property (27 Edgar Street and ½ of the building lo-
cated at 1844 Mayport Road) is zoned Residential General (RG) and the have existing nonconform-
ing land uses, setbacks and lot coverage. The existing buildings will be remodeled to accommodate
Page 2 of 7
the new uses and the proposed zoning change would bring the building setback into compliance
with the TM zoning district. The requested rezoning change is consistent with multiple goals, ob-
jectives, and polies established in the Comprehensive Plan. Below are specific policies in the Com-
prehensive Plan that support the rezoning request.
Policy A.1.10.3 The City shall encourage the clustering of uses in locations where infrastructure facilities are avail-
able or where extensions and enlargements can be achieved efficiently, particularly with respect
to commercial infill development along the Mayport Road corridor.
Policy A.1.10.4 The City shall actively support the appropriate redevelopment and infill development of the May-
port Road corridor. Retail and service uses that sustain neighborhoods, and A - 10 2030 COMPRE-
HENSIVE PLAN – FUTURE LAND USE ELEMENT encourage a more aesthetically pleasing and pe-
destrian 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, auto-
motive 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 sur-
rounding neighborhoods such as banks, drugstores, restaurants, churches, child care centers, gro-
cery stores and similar businesses and uses.
Policy A.1.11.1 The lands use categories, as depicted upon the 2030 Future Land Use Map (FLUM), which is Map
A-1 of the Future Land Use Map Series, shall permit the following uses and activities.
(e) Marsh Oaks Business District - This area was identified during the 2018 Mayport Road Vision-
ing Implementation Plan for pedestrian friendly redevelopment. The land use category was
created to allow properties to redevelop with a Traditional Marketplace zoning district with-
out creating conflicts with properties zoned General Commercial and Limited Commercial.
Residential uses, not exceeding the High Density category shall also be permitted, when in
conjunction with, or adjacent to commercial development and redevelopment, provided that
such residential development shall not be permitted within the Coastal High Hazard Area. The
following zoning districts are consistent with the Marsh Oaks Business District land use cate-
gory and the uses within this land use category shall be limited to the following and as more
specifically described within the Land Development Regulations and when located within the
respective zoning district.
Traditional Marketplace – This area contains development standards similar to the Cen-
tral Business District with an expanded range of permitted uses more consistent with
General Commercial. The permitted uses include a mixture of residential, retail, office,
restaurant, and certain entertainment uses, which contribute to the commercial, civic and
cultural vitality of the City. New development, including without limitation redevelop-
ment, within this area shall reflect urban design principles that promote bicycle and pe-
destrian activity such as minimal building setbacks which allow buildings to be closer to
streets and adjacent property lines.
Page 3 of 7
Below is a summary of zoning history for the properties:
1979 - Zoning map identified the entire site zoning as Business (BB).
1982 - Zoning map identified the eastern side of 1844 Mayport Road and 1820, 1830, 1950
Mayport Road as Commercial, General (GC). 27 Edgar Street and the western side of 1844
Mayport Road were identified as Residential, General 1 (RG-1).
2005 & 2007 – Zoning map identified all of 1844 Mayport Road as Commercial General (CG),
and 27 Edgar as Residential, General 1 (RG-1). 1820, 1830 and 1850 Mayport Road re-
mained as CG.
2019 – All five properties received the future land use designation of Marsh Oaks Business
District with the adoption of the 2019 Comprehensive Plan update.
Figure 1:1979 Zoning Map
Figure 2: 1982 Zoning Map
Page 4 of 7
Figure 3: 2005 Zoning Map
Figure 4: 2007 Zoning Map
Page 5 of 7
Figure 5: 2019 Future Land Use Map
Figure 6: 2019 Zoning Map
Marsh Oaks
Business District
Page 6 of 7
Figure 7: Future Concept Plan
Page 7 of 7
SUMMARRY OF THE APPROVAL PROCESS – REZN19-0003
This request requires an ordinance amendment and must follow the public notice and meeting re-
quirements individually as described in Section 24-51 (b) and 24-51 (e).
Public Hearings for REZN19-0003
The community development board shall hold one (1) advertised public hearing; and
The city commission shall hold two (2) advertised public hearings on proposed ordinances
that amend:
1) The official zoning map designation of a parcel or parcels.
ZONING MAP AMENDMENTS FROM THE LAND DEVELOPMENT CODE
REZN19-0003: 1820 Mayport Road, 1830 Mayport Road, 1844 Mayport Road,
1850 Mayport Road and 27 Edgar Street
Per Section 24-62 (c)(2) of the Land Development Code, the Community Development Board shall
“Indicate the relationship of the proposed rezoning to the comprehensive plan for the City and
provide a finding that the requested change in zoning is consistent with the comprehensive plan.”
CITY OF ATLANTIC BEACH
CITY COMMISSION MEETING
STAFF REPORT
AGENDA ITEM: Ord. No. 90-19-243
Request for map amendments to the zoning map for five parcels currently zoned
as Residential, General (RG) and Commercial, General (CG) to Traditional
Marketplace (TM).
LOCATIONS: 1820 Mayport Road (RE#172075-0100)
1830 Mayport Road (RE#172075-0200)
1844 Mayport Road (RE#172236-0010)
1850 Mayport Road (RE#172075-0000)
27 Edgar Street (RE#172233-0000)
DATE: July 23, 2019
SUBMITTED BY: Shane Corbin, AICP; Director of Planning and Community Development
BACKGROUND: Request to rezone five contiguous parcels from Commercial General and
Residential General (CG and RG) to the Traditional Marketplace (TM) zoning district. TM is the
new zoning district created in the recent update of the Land Development Regulations. The TM
district is intended for mixed residential and neighborhood retail development. This district was
established to allow redevelopment along portions of the Mayport commercial corridor with a
development pattern more consistent with development that was common prior to the 1950’s. It
is characterized by having minimum setbacks, parking areas in the rear or side yards, and access
through rear alleyways. This style of development is often referred to as new urbanism and is
characterized as being walkable and pedestrian friendly. The applicant is proposing to redevelop
the entire property into a mixed use development including but not limited to retail, restaurants,
mobile food vending, live entertainment, taproom/brewery and AirB&B (hotel).
The first of the five buildings, located at 1820 Mayport Rd., was constructed in 1956. The buildings
locate at 1830, 1844 and 1850 Mayport Rd. were constructed between 1975 and 1977. The
building located at 27 Edgar was constructed in 2007. The previous uses included warehouse and
service uses. 1820, 1830, 1850 Mayport Road and the eastern ½ of the building at 1844 Mayport
Road building are zoned Commercial General (CG) and are considered nonconforming due to
setbacks and lot coverage. The western portion of the property (27 Edgar Street and ½ of the
building located at 1844 Mayport Road) is zoned Residential General (RG) and the have existing
nonconforming land uses, setbacks and lot coverage. The existing buildings will be remodeled to
accommodate the new uses and the proposed zoning change would bring the building setback into
compliance with the TM zoning district. The requested rezoning change is consistent with
multiple goals, objectives, and polies established in the Comprehensive Plan. Below are specific
policies in the Comprehensive Plan that support the rezoning request.
Policy A.1.10.3 The City shall encourage the clustering of uses in locations where infrastructure facilities
are available or where extensions and enlargements can be achieved efficiently,
particularly with respect to commercial infill development along the Mayport Road
corridor.
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 A -
10 2030 COMPREHENSIVE PLAN – FUTURE LAND USE ELEMENT 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.
Policy A.1.11.1 The lands use categories, as depicted upon the 2030 Future Land Use Map (FLUM), which
is Map A-1 of the Future Land Use Map Series, shall permit the following uses and
activities.
(e) Marsh Oaks Business District - This area was identified during the 2018 Mayport Road
Visioning Implementation Plan for pedestrian friendly redevelopment. The land use
category was created to allow properties to redevelop with a Traditional Marketplace
zoning district without creating conflicts with properties zoned General Commercial
and Limited Commercial. Residential uses, not exceeding the High Density category
shall also be permitted, when in conjunction with, or adjacent to commercial
development and redevelopment, provided that such residential development shall
not be permitted within the Coastal High Hazard Area. The following zoning districts
are consistent with the Marsh Oaks Business District land use category and the uses
within this land use category shall be limited to the following and as more specifically
described within the Land Development Regulations and when located within the
respective zoning district.
Traditional Marketplace – This area contains development standards similar to
the Central Business District with an expanded range of permitted uses more
consistent with General Commercial. The permitted uses include a mixture of
residential, retail, office, restaurant, and certain entertainment uses, which
contribute to the commercial, civic and cultural vitality of the City. New
development, including without limitation redevelopment, within this area shall
reflect urban design principles that promote bicycle and pedestrian activity such
as minimal building setbacks which allow buildings to be closer to streets and
adjacent property lines.
Figure 1: Future Concept Plan
The Community Development Board considered this rezoning request at their July 18, 2019
meeting and unanimously recommended approval. The Board also approved a variance for the
shared parking minimum distance and a use-by-exception with conditions regarding hours of
operation and noise levels for outdoor entertainment.
BUDGET: None.
RECOMMENDATION: To hold a public hearings and approve or deny Ordinance No. 90-
19-243 on first reading.
ATTACHMENTS: Community Development Board Staff report, Ordinance No. 90-19-
243.
REVIEWED BY CITY MANAGER: ______________________________________________
Request for map amendments to the zoning map for five
parcels currently zoned as Residential, General (RG) and
Commercial, General (CG) to Traditional Marketplace (TM).
REZN 19-0003
Mayport Road Visioning Implementation Plan
Mayport Road Visioning Implementation Plan
Mayport Road Visioning Implementation Plan
Mayport Road Visioning Implementation Plan
East Coast Greenway
Mayport Road Visioning Implementation Plan
Site Vicinity
FUTURE
INDEPENDENT
LIVING UNIT
FACILITY AND
NONDEVELOPMENT
AREA
Site
Building
demolished
Site History
FUTURE
INDEPENDENT
LIVING UNIT
FACILITY AND
NONDEVELOPMENT
AREA
•1979 -Zoning map identified the
entire site zoning as Business
(BB).
•1982 -Zoning map identified the
eastern side of 1844 Mayport
Road and 1820, 1830, 1950
Mayport Road as Commercial,
General (GC). 27 Edgar Street
and the western side of 1844
Mayport Road were identified as
Residential, General 1 (RG-1).
1979
1982
Site History
FUTURE
INDEPENDENT
LIVING UNIT
FACILITY AND
NONDEVELOPMENT
AREA
•2005 & 2007 –Zoning map identified all of 1844 Mayport
Road as Commercial General (CG), and 27 Edgar as Residential,
General 1 (RG-1).
•1820, 1830 and 1850 Mayport Road remained as CG.
20072005
Site History
FUTURE
INDEPENDENT
LIVING UNIT
FACILITY AND
NONDEVELOPMENT
AREA
Site History
FUTURE
INDEPENDENT
LIVING UNIT
FACILITY AND
NONDEVELOPMENT
AREA
•2019 –All five properties received the future land use
designation of Marsh Oaks Business District with the adoption
of the 2019 Comprehensive Plan update.
•Made TM available
Marsh Oaks
Business District
Rezoning
FUTURE
INDEPENDENT
LIVING UNIT
FACILITY AND
NONDEVELOPMENT
AREA
Traditional
Marketplace
Residential, General
Two-Family
Commercial, General
EXISTING
PROPOSED
Site
Building
demolished
Nonconforming Structures –CG Setbacks
10’
20’
20’
20’
Site
Tactical Urbanism
Also known as DIY Urbanism,Planning-by-
Doing,Urban Acupuncture,or Urban
Prototyping,this approach refers to a city,
organizational,and/or citizen-led approach to
neighborhood building using short-term,low-
cost,and scalable interventions to catalyze long-
term change.
Tactical Urbanism
Tactical Urbanism –Kuhn Flowers
Future Concept Plan
FUTURE
INDEPENDENT
LIVING UNIT
FACILITY AND
NONDEVELOPMENT
AREA
Comprehensive Plan
FUTURE
INDEPENDENT
LIVING UNIT
FACILITY AND
NONDEVELOPMENT
AREA
Policy A.1.10.3 The City shall encourage the clustering of uses in locations where
infrastructure facilities are available or where extensions and enlargements can
be achieved efficiently,particularly with respect to commercial infill
development along the Mayport Road corridor.
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 A -10 2030 COMPREHENSIVE PLAN –FUTURE LAND USE
ELEMENT 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.
Comprehensive Plan
FUTURE
INDEPENDENT
LIVING UNIT
FACILITY AND
NONDEVELOPMENT
AREA
Policy A.1.11.1 The lands use categories, as depicted upon the 2030 Future Land Use Map
(FLUM), which is Map A-1 of the Future Land Use Map Series, shall permit the following uses and
activities.
Marsh Oaks Business District -This area was identified during the 2018 Mayport Road Visioning
Implementation Plan for pedestrian friendly redevelopment. The land use category was created to
allow properties to redevelop with a Traditional Marketplace zoning district without creating conflicts
with properties zoned General Commercial and Limited Commercial. Residential uses, not exceeding
the High Density category shall also be permitted, when in conjunction with, or adjacent to
commercial development and redevelopment, provided that such residential development shall not
be permitted within the Coastal High Hazard Area. The following zoning districts are consistent with
the Marsh Oaks Business District land use category and the uses within this land use category shall be
limited to the following and as more specifically described within the Land Development Regulations
and when located within the respective zoning district.
Traditional Marketplace –This area contains development standards similar to the Central
Business District with an expanded range of permitted uses more consistent with General
Commercial. The permitted uses include a mixture of residential, retail, office, restaurant, and
certain entertainment uses, which contribute to the commercial, civic and cultural vitality of the
City. New development, including without limitation redevelopment, within this area shall
reflect urban design principles that promote bicycle and pedestrian activity such as minimal
building setbacks which allow buildings to be closer to streets and adjacent property lines.
REZN19-0003: Recommend approval or denial of
amending the zoning map to from Residential, General
Two-Family and Commercial, General for 1820 Mayport
Road, 1830 Mayport Road, 1844 Mayport Road, 1850
Mayport Road and 27 Edgar Street to Traditional
Marketplace.
Per Section 24-62 (c)(2) of the Land Development Code, the
Community Development Board shall “Indicate the relationship
of the proposed rezoning to the comprehensive plan for the
City and provide a finding that the requested change in zoning
is consistent with the comprehensive plan.”
REZN19-0003: Recommend approval or denial of amending the
zoning map to from Residential, General Two-Family and
Commercial, General for 1820 Mayport Road, 1830 Mayport Road,
1844 Mayport Road, 1850 Mayport Road and 27 Edgar Street to
Traditional Marketplace.
Recommend Approval
Approval is consistent with the intent of the
Comprehensive Plan.
Recommend Denial
Approval is NOT consistent with the intent of the
Comprehensive Plan.
NOTICE OF SMALL
SCALE
COMPREHENSIVE PLAN
AMENDMENT AND
ZONING MAP CHANGE
The City of Atlantic Beach proposes to adopt:
ORDINANCE NO. 31-19-14
AN ORDINANCE OF THE CITY OF ATLANTIC BEACH, COUNTY
OF DUVAL, STATE OF FLORIDA, AMENDING THE FUTURE LAND
USE MAP OF THE 2030 COMPREHENSIVE PLAN TO CHANGE
THE DESIGNATION OF THOSE LANDS DESCRIBED IN
ATTACHED EXHIBIT A FROM RESIDENTIAL LOW (RL) TO
MARSH OAKS BUSINESS DISTRICT; PROVIDING FOR
CONFLICT; PROVIDING FOR SEVERABILITY; AND PROVIDING
AN EFFECTIVE DATE.
ORDINANCE NO. 90-19-243
AN ORDINANCE OF THE CITY OF ATLANTIC BEACH, COUNTY
OF DUVAL, STATE OF FLORIDA, REZONING THOSE LANDS
DESCRIBED IN ATTACHED EXHIBIT A FROM COMMERICAL
GENERAL (CG) AND RESIDENTIAL GENERAL (RG) TO
TRADITIONAL MARKETPLACE (TM); PROVIDING FINDINGS OF
FACT; REQUIRING RECORDATION; AND PROVIDING AN
EFFECTIVE DATE.
Public Hearings on the
proposed ordinances will be
held in Commission Chambers
at 800 Seminole Road, Atlantic
Beach, Florida by the:
Community Development
Board on Tue, July 16,
2019 at 6:00 PM
City Commission on Mon,
August 12, 2019 at 6:30
PM
City Commission on Mon,
August 26, 2019 at 6:30
PM
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 at the City of Atlantic Beach
Community Development Department at 800 Seminole Road, Atlantic Beach, Florida 32233,
between the hours of 8:00 am and 5:00 pm, Monday through Friday, excluding legal holidays,
and may be obtained at this office or by calling (904) 247-5826. Interested parties may appear
at the public hearing and be heard regarding the item(s), or written comment s may be emailed
to scorbin@coab.us prior to the hearing.
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.
Page 1 of 4
ORDINANCE NO. 31-19-14
AN ORDINANCE OF THE CITY OF ATLANTIC BEACH,
COUNTY OF DUVAL, STATE OF FLORIDA, AMENDING
THE FUTURE LAND USE MAP OF THE 2030
COMPREHENSIVE PLAN TO CHANGE THE
DESIGNATION OF THOSE LANDS DESCRIBED IN
ATTACHED EXHIBIT A FROM RESIDENTIAL LOW (RL)
TO MARSH OAKS BUSINESS DISTRICT; PROVIDING
FOR CONFLICT; PROVIDING FOR SEVERABILITY; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City Commission of the City of Atlantic Beach, Florida hereb y finds that
the change in Future Land Use Map designation enacted b y this Ordinance shall provide for
orderl y growth; encourage the appropriate use of land; protect and conserve the value of
propert y; prevent the overcrowding of land; promote, protect and improve the health, safet y,
comfort, good order, appearance, convenience, and general welfare of the public; and implement
the goals and objectives of the Comprehensive Plan; and
WHEREAS, the lands subject to this change in Future Land Use Map designation were
developed in the 1940s through the 1970s and included commercial uses prior to the City’s adoption of the
first Comprehensive Plan and associated Future Land Use Map; and
WHEREAS, the Community Development Board held a duly noticed public hearing on
July 16, 2019, to consider this Ordinance, found it to be consistent with the City’s
Comprehensive Plan and voted to recommend that the City Commission approve this Ordinance;
and
WHEREAS, the City Commission considered this Ordinance after proper public notice
and comments from staff and the public.
NOW, THEREFORE, BE IT ENACTED BY THE CITY COMMISSION ON
BEHALF OF THE PE OPLE OF THE CITY OF ATLANTIC BEACH, FLORIDA:
SECTION 1. Findings of Fact. The above recitals are hereb y incorporated as Findings of Fact in
support of this Ordinance, and the City Commission finds as follows:
a. This change in future land use map designation has been full y considered after public
hearings with legal notice dul y published as required by law and has met the procedural
requirements as set forth in Sections 24-51, 24-62 and the Land Development Regulations.
b. The proposed Future Land Use Map amendment to Marsh Oaks Business District is
consistent the goals, policies and objectives of the City’s adopted Comprehensive Plan.
c. All development within lands subject to this change in future land use map designation to
Marsh Oaks Business District and an y future development shall be consistent with the
zoning, subdivision, Land Development Regulations and other applicable provisions of
the Atlantic Beach Code of Ordinances prior to issuance of local permits authorizing
construction or site alteration.
d. The future land use map designation of Marsh Oaks Business District is consistent and
Page 2 of 4
compatible with the surrounding development and future land use map designation in that
the adjoining properties to the east are already designated Marsh Oaks Business District .
SECTION 2. Affected Properties. Pursuant to this change in Future Land Use Map designation
procedure, the Future Land Use Map designation of those certain lands within the City of Atlantic
Beach, as more particularl y described in Exhibit A, attached hereto and made a part hereof, are
hereb y reclassified from Residential Low (RL) to Marsh Oaks Business District.
SECTION 3. Future Land Use Map Revised. The Director of Planning and Community
Development is hereb y directed to revise the official Future Land Use Map of the City of Atlantic
Beach to reflect the change in Future Land Use designation for those properties described in
Exhibit A from Residential Low (RL) to Marsh Oaks Business District and to submit
documentation to the Florida Department of Economic Opportunity as required by Section
163.3187, Florida Statutes.
SECTION 4. Conflict. All ordinances, resolutions, official determinations or parts thereof
previousl y adopted or entered b y the Cit y or any of its officials and in conflict with this Ordinance
are repealed to the extent inconsistent herewith.
SECTION 5. Severabilit y. If a Court of competent jurisdiction at any time finds any provision
of this Ordinance to be unlawful, illegal, or unenforceable, the offending provision shall be deemed
severable and removed from the remaining provisions of this Ordinance which shall remain in full
force and intact.
SECTION 6. Effective Date. This ordinance shall take effect upon final reading and approval.
PASSED by the City Commission on first reading this da y of , 2019.
PASSED by the City Commission on second and final reading this ____ day of
____________, 2019.
CITY OF ATLANTIC BEACH
___________________________________
Attest:
Ellen Glasser, Mayor
________________________________
Donna L. Bartle, Cit y Cl erk
Approved as to form and correctness:
________________________________
Brenna M. Durden, Cit y Attorney
Page 3 of 4
Exhibit A
The lands subject to this Ordinance No. 31-19-14 changing their Future Land Use designation
from Residential Low (RL) to Marsh Oaks Business District shall be those described below. All
Book and Page information can be found in the current public records of Duval County, Florida.
Address RE Number Legal Description
27 Edgar St. 172236-0000 Lot 4 (except north 100 ft.), Block 4, Donner’s Replat,
Book 19, Page 16 & 16A
1844 Mayport Rd. 172236-0010 North ½ lot 3 and north 100 feet of lot 4, Block 4,
Donner’s Replat, Book 19, Page 16 &16A
Page 1 of 3 Ordinance No. 90-19-243
ORDINANCE NO. 90-19-243
AN ORDINANCE OF THE CITY OF ATLANTIC
BEACH, COUNTY OF DUVAL, STATE OF FLORIDA,
REZONING THOSE LANDS DESCRIBED IN
ATTACHED EXHIBIT A FROM RESIDENTIAL,
GENERAL (RG) AND COMMERCIAL GENERAL (CG)
TO TRADITIONAL MARKETPLACE (TM);
PROVIDING FINDINGS OF FACT; REQUIRING
RECORDATION; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, the City Commission of the City of Atlantic Beach, Florida hereb y finds that
the change in zoning classification enacted by this Ordinance shall provide for orderl y growth;
encourage the appropriate use of land; protect and conserve the value of property; prevent the
overcrowding of land; promote, protect and improve the health, safety, comfort, good order,
appearance, convenience, and general welfare of the public; and implement the goals and objectives
of the Comprehensive Plan; and
WHEREAS, the lands subject to this change in zoning classification were largely developed
in 1971 prior to significant changes to the Land Development Regulations and the Official Zoning Map; and
WHEREAS, the Community Development Board held a dul y noticed public hearing on
July 16, 2019, to consider this Ordinance, found it to be consistent with the City’s Comprehensive
Plan and voted to recommend that the City Commission approve this Ordinance; and
WHEREAS, the City Commission considered this Ordinance after proper public notice
and comments from staff and the public.
NOW, THEREFORE, BE IT ENACTED BY THE CITY COMMISSION ON
BEHALF OF THE PE OPLE OF THE CITY OF ATLANTIC BEACH, FLORIDA:
SECTION 1. Findings of Fact. The above recitals are hereb y incorporated as Findings of Fact in
support of this Ordinance, and the City Commission finds as follows:
a. This change in zoning district classification has been full y considered after public hearings
with legal notice dul y published as required b y law and has met the procedural requirements
as set forth in Sections 24-51, 24-62 and the Land Development Regulations.
b. The proposed rezoning to Traditional Marketplace (TM) is consistent with the Marsh Oaks
Business District Future Land Use Map designation and the goals, policies and objectives
of the Cit y’s adopted Comprehensive Plan.
c. All development within lands subject to this rezoning to Traditional Marketplace (TM) and
any future development shall be consistent with the zoning, subdivision, Land
Development Regulations and other applicable provisions of the Atlantic Beach Code of
Ordinances prior to issuance of local permits authorizing construction or site alteration.
d. The zoning district classification of Traditional Marketplace (TM) is consistent and
compatible with the surrounding development and zoning districts in that the adjoining
properties to the east are designated Commercial, General (CG) and allow commercial
Page 2 of 3 Ordinance No. 90-19-243
uses.
SECTION 2. Affected Properties. Pursuant to this change in zoning district designation procedure,
the zoning district classification of those certain lands within the City of Atlantic Beach, as more
particularl y described in Exhibit A, attached hereto and made a part hereof, are hereb y reclassified
from Residential General (RG) and Commercial General (CG) to Traditional Marketplace (TM).
This reclassification does not grant authority for any specific uses on said lands. Any proposed use
on said lands shall be reviewed and approved in accordance with the provisions of Chapter 24, Land
Development Regulations.
SECTION 3. Zoning Map Revised. The Director of Planning and Community Development is
hereb y directed to revise the official Zoning Map of the Cit y of Atlantic Beach to reflect the change
in zoning classification for those properties described in Exhibit A from Residential General (RG)
and Commercial General (CG) to Traditional Marketplace (TM).
SECTION 4. Conflict. All ordinances, resolutions, official determinations or parts thereof
previousl y adopted or entered b y the Cit y or an y of its officials and in conflict with this Ordinance
are repealed to the extent inconsistent herewith.
SECTION 5. Severabilit y. If a Court of competent jurisdiction at any time finds any provision of
this Ordinance to be unlawful, illegal, or unenforceable, the offending provision shall be deemed
severable and removed from the remaining provisions of this Ordinance which shall remain in full
force and intact.
SECTION 6. Effective Date. This ordinance shall take effect upon final reading and approval.
PASSED by the City Commission on first reading this da y of , 2019.
PASSED by the City Commission on second and final reading this _____ day of
____________, 2019.
CITY OF ATLANTIC BEACH
__________________________________
Attest:
Ellen Glasser, Mayor
______________________________________
Donna L. Bartle, Cit y Cl erk
Approved as to form and correctness:
______________________________________
Brenna M. Durden, Cit y Attorney
Page 3 of 3 Ordinance No. 90-19-243
Exhibit A
The lands subject to this Ordinance No. 90-19-243 changing their zoning district designation
from Residential General (RG) and Commercial General (CG) to Traditional Marketplace (TM)
shall be those described below. All Book and Page information can be found in the current public
records of Duval Count y, Florida.
Address RE Number Legal Description
1820 Mayport Rd. 172075-0100 Part of Government Lot 3, Section 17, Township 2 South,
being Parcel 3
1830 Mayport Rd. 172075-0200 Part of Government Lot 3, Section 17, Township 2 South,
being Parcel 4
1844 Mayport Rd. 172236-0010 North ½ of Lot 3 and North 100 feet of Lot 4, Block 4,
Donner’s Replat, Book 19, Page 16 &16A
1850 Mayport Rd. 172075-0000 Part of Government Lot 3, Section 17, Township 2 South,
being Parcel 2
27 Edgar St. 172236-0000 Lot 4 (except north 100 ft.), Block 4, Donner’s Replat,
Book 19, Page 16 & 16A