590 Jasmine Street REZN19-0005 Staff Reports CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
AGENDA ITEM
CASE NO. REZN19-0005
Request for map amendments to the zoning map for six (6) lots currently zoned
as Residential, Single-Family (RS-2) to Special Planned Area (SPA)
LOCATIONS 590 Jasmine Street (RE#170891-0010)
0 Jasmine Street (RE#170891-0030)
0 Jasmine Street (RE#170891-0040)
APPLICANT JWB Real Estate Capital
DATE August 9, 2019
STAFF Amanda Askew, AICP, Principal Planner
BACKGROUND
Request REZN19-005 is to rezone six (6) contiguous lots from Residential, Single-Family (RS-2) to
Special Planned Area (SPA). The vacant property is located at the southwest corner of 6th Street
West and Jasmine Street and is approximately 0.71 acre. The applicant is seeking the rezoning to
develop the property into three (3) single-family homes accessed off of 6th Street West and leave
the southern portion of the property as green space.
The purpose of the SPA district is to create a mechanism to establish a plan of development or re-
development for a site where the property owner and the community's interests cannot be best
served by the provisions of the conventional zoning districts, and where assurances and commit-
ments are necessary to protect the interests of both the property owner and the public, and also the
unique qualities of the City of Atlantic Beach which are expressed throughout the zoning codes and
the Comprehensive Plan.
The intent of SPAs are to provide an appropriate zoning district classification for new development
and redevelopment where specific development standards and conditions will be established
within the enacting ordinance. The quality of design and site planning are the primary objectives of
the SPA district.
The SPA process should be used where a proposed development or redevelopment project has
unique characteristics, special environmental or physical features such that a site development plan
is needed as part of the review and approval process.
Page 2 of 7
The existing six (6) vacant lots (lot # 1-6) are currently oriented with frontage on the Jasmine Street.
This area of Jasmine Street is unpaved. Each lot (lots # 2-6), with the exception of the corner lot (lot
# 1), has 50 feet of lot width fronting Jasmine Street. The corner lot has 70 feet of lot width fronting
on Jasmine Street. All the lots are 102 feet in depth. Lot # 1 is 7,140 square feet and lots # 2-6 are
5,100 square feet each. All six (6) lots are lots of record and could be developed with a total of 6
single-family homes.
The applicant requesting the SPA district and reorienting the lots to face 6th Street W. Each lot has
34 feet of frontage on 6th Street W. and is 170 feet in depth for a total of 5,780 square feet per lot.
The remaining area (formerly lots 4-6) is being proposed as green space. The applicant has indi-
cated they are willing to donate this property to the city or to leave it as private green space.
If the rezoning is approved the applicant will need to plat the property within the SPA to match the
approved site layout.
EXISTING PROPOSED
# of
homes
Max.
House
Size (2
story)
Max. im-
pervious
area
# of
homes
Max.
House
Size (2
story)
Max. im-
pervious
area
Lot 1 1 6,820 3,213 Lot 1 1 3,780 2,601
Lot 2 1 4,340 2,340 Lot 2 1 3,780 2,601
Lot 3 1 4,340 2,340 Lot 3 1 3,780 2,601
Lot 4 1 4,340 2,340 Lot 4 Open space Open space Open space
Lot 5 1 4,340 2,340 Lot 5 Open space Open space Open space
Lot 6 1 4,340 2,340 Lot 6 Open space Open space Open space
TOTALS 6 28,520 14,913 TOTALS 3 11,340 7,803
Figure 1: Proposed SPA layout
North
Lot 6 Lot 5 Lot 4
Page 3 of 7
The applicant has proposed the following development standards:
1. Combine lots 1-3 into three (3) 34’ x 170’ lots (existing lot 1 is 70’ x 102’ and existing lot 2
& 3 are each 50’ x102’) fronting on 6th Street West
2. Provide lots 4, 5 and 6 as conservation/green space by donating to the City of Atlantic Beach
3. Minimum 3’ side yards
4. Minimum 20’ front yards
5. Minimum 20’ rear yards
6. Maximum 45% lot coverage
7. Develop as single-family
A phase 1 and phase 2 environmental site assessment reports were conducted for the property.
The assessments found recognized environmental conditions (RECs) and business environment
risk (BERs) on the south end of the property (the approximate area shown as green space on the
proposed SPA layout – lots 4-6).
The REC indicates there was marsh on the
southern half of the property until the 1970’s at
which this area was reworked and appears to
have filled in the marsh. This area may have
been a former old dump, operated by the City of
Atlantic Beach. Reportedly solid waste was
brought onto the property to fill in wetlands
and low areas with some trenching and above
grade trash disposal. The likely presence of un-
known buried solid waste at the property is
considered a moderate to high environmental
risk.
The BER reported that used tires and solid
waste dumped on the ground surface, and visi-
ble evidence of buried solid waste at the south-
ern half of the property (lots 4-6 on SPA layout).
Removal and proper disposal of the waste
would be necessary before the property is suit-
able for development.
The conclusions and recommendations from
the phase 2 environmental site assessment de-
notes that further site assessment of the sub-
surface soil and groundwater quality is not war-
ranted for the property at this time. According
the report the buried solid waste identified at
the property would most likely involve the re-
Figure 2: Environmental Assessment Map
Page 4 of 7
moval and off-site disposal of the waste material, and replacement with clean soil should be consid-
ered to assure there is a ground surface suitable for building construction.
The proposed SPA adapts to the environmental limitations and allows the flexibility to develop the
property by placing the building areas away from the areas of buried trash. The proposed SPA has
less density than allowable under the current zoning district, has the greater chance of persevering
trees, and provides significant previous area for storm water runoff.
The Comprehensive Plan designates this area as Residential Low (RL) density which allows up to 6
units per acre. The requested rezoning change is consistent with multiple goals, objectives, and po-
lies established in the Comprehensive Plan. Below are specific policies in the Comprehensive Plan
that support the rezoning request.
Policy A.1.1.1 Land development within the City shall be permitted only where such development is
compatible with environmental limitations of the site and only when submitted plans
demonstrate appropriate recognition of topography, soil conditions, flooding conditions,
trees, vegetation and other Environmentally Sensitive Areas, including wetlands and
coastal resources, and habitat protection of rare, endangered or threatened species and
areas of unique natural beauty.
Policy A.1.3.3 The City shall continue to manage, preserve and construct facilities that provide diverse
opportunities to all residents for both passive and active recreation, including parks, na-
ture preserves, trails and bikeways, skateboard parks and ball fields, dune crossovers, wa-
terway accesses and associated amenities.
Policy A.1.3.5 The City shall continue to expand opportunities and facilities for public access to the
beach, the Intracoastal Waterway, and associated creeks and marshes for passive and
natural resource based recreation activities, such as hiking and biking, can oeing and
kayaking, birding, fishing and other similar activities that have limited impact on these
resources.
Policy D.5.1.1 The City shall protect and restore floodplain areas when possible through land acquisition
or conservation easement acquisition; regulation, including setbacks, buffer zones, des-
ignated wildlife corridors, low density zoning, performance standards and open space re-
quirements.
Policy E.1.2.2 The City shall maintain, within its Land Development Regulations, provisions that require
open space and recreation within new development
Page 5 of 7
Figure 3: 2019 Zoning Map
Figure 4: 2019 Future Land Use Map
SPA Written Description
A. The following shall be permitted on the property in the locations generally shown
on the concept plan, dated August 6, 2019 attached hereto and made a part hereof.
6th St. W Camelia St. Jasmine Residential
Low Density
(RL)
Page 6 of 7
1. Lots 1, 2 and 3 each developed as 34’ x 170’ single-family lots with frontage on 6th
Street West.
2. The balance (lots 4, 5, and 6) will be placed into a green space easement with the
ownership details to be worked out with the city. This area is to preserved and
maintained by permitting only those land uses on the property that do not signifi-
cantly impair or interfere with them, including, without limitation, those land uses
relating to active and passive recreation, including but not limited to gazeboes, ca-
noeing, kayaking, fishing, and boating. Where possible expand opportunities for
public access to the Interacoastal Waterway and associated creeks and marshes for
recreation uses.
B. Development Standards:
1. Minimum 3’ side yards
2. Minimum 20’ front yards
3. Minimum 20’ rear yards
4. Maximum 45% lot coverage
5. All applicable provisions of the City of Atlantic Beach Land Development Regulations
and Code of Ordinances, as may be in effect at the time any permits are sought, shall
be applicable to development authorized by the SPA.
C. Infrastructure
Electric and telecommunication lines shall be installed underground in accordance with the
policies of the utility provider. The Developer is responsible for the provision, construction
and maintenance of any required potable water and sanitary sewer facilities in accordance
with the terms and requirements of the City of Atlantic Beach Utility Department and other
applicable governmental agencies. Sanitary sewer facilities to be constructed by the Devel-
oper shall be connected to the City’s central wastewater system.
The development shall conform to the requirements of both the St. Johns River Water Man-
agement District and the City of Atlantic Beach for storm water storage and disposal. Drain-
age plans for the development shall be submitted to the City’s Building and Public Works
Departments for approval as part of an application for a development permit pursuant to the
Code of Ordinances.
D. Access
Access will be provided to this SPA development by utilizing the existing 6th Street West city
roadway.
E. Phases
Development pursuant to this SPA shall be in a single phase
SUMMARRY OF THE APPROVAL PROCESS – REZN19-0005
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).
Page 7 of 7
Public Hearings for REZN19-0005
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
REZN19-0005: 590 Jasmine St., 0 Jasmine Street (RE#170891-0030) and 0 Jasmine
Street (RE#170891-0040)
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: REZN19-0005 & Ord. No. 90-19-244
Request for map amendments to the zoning map for six (6) lots
currently zoned as Residential, Single-Family (RS-2) to Special Planned
Area (SPA).
LOCATIONS: 590 Jasmine Street (RE#170891-0010)
0 Jasmine Street (RE#170891-0030)
0 Jasmine Street (RE#170891-0040)
SUBMITTED BY: Amanda Askew, Principal Planner
DATE: August 27, 2019
BACKGROUND: On August 20, 2019 the Community Development Board (CDB)
heard the request (REZN19-005) to rezone six (6) contiguous lots from Residential, Single-Family
(RS-2) to Special Planned Area (SPA). The vacant property is located at the southwest corner of
6th Street West and Jasmine Street and is approximately 0.71 acre. The application was seeking
the rezoning to develop the property into three (3) single-family homes accessed off of 6th Street
West and leave the southern portion of the property as green space.
Based on feedback from the CDB the applicant requested and was granted a deferral at the hearing.
The applicant is revising the application to be reconsidered at the September 17, 2019 CDB
meeting.
This item is before the Commission because it was advertised as a public hearing as required by
the rezoning process.
BUDGET: None
RECOMMENDATION: Commission open the public hearing and continue it until the Oct.
28, 2019 City Commission meeting.
ATTACHMENTS: CDB staff report
Newspaper Advertisement for Rezoning
REVIEWED BY CITY MANAGER: _____________________________________________________
CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
AGENDA ITEM
CASE NO. REZN19-0005 (deferred from August 20, 2019)
Request for map amendments to the zoning map for six (6) lots currently zoned
as Residential, Single-Family (RS-2) to Special Planned Area (SPA)
LOCATIONS 590 Jasmine Street (RE#170891-0010)
0 Jasmine Street (RE#170891-0030)
0 Jasmine Street (RE#170891-0040)
APPLICANT JWB Real Estate Capital
DATE September 11, 2019
STAFF Amanda Askew, AICP, Principal Planner
BACKGROUND
This case was deferred at the request of the applicant from the August 20, 2019 Community Devel-
opment Board meeting.
The applicant is still requesting to rezone six (6) contiguous lots from Residential, Single-Family
(RS-2) to Special Planned Area (SPA). The vacant property is located at the southwest corner of 6th
Street West and Jasmine Street and is approximately 0.71 acre. The applicant is seeking the rezon-
ing to develop the property into residents that will be accessed off of 6th Street West and leave the
southern portion of the property as green space. The applicant has submitted two options for site
plans. Both plans leave the southern portion of the property as green space with a recorded con-
servation easement.
The purpose of the SPA district is to create a mechanism to establish a plan of development or re-
development for a site where the property owner and the community's interests cannot be best
served by the provisions of the conventional zoning districts, and where assurances and commit-
ments are necessary to protect the interests of both the property owner and the public, and also the
unique qualities of the City of Atlantic Beach which are expressed throughout the zoning codes and
the Comprehensive Plan.
The intent of SPAs are to provide an appropriate zoning district classification for new development
and redevelopment where specific development standards and conditions will be established
within the enacting ordinance. The quality of design and site planning are the primary objectives of
the SPA district.
Page 2 of 11
The SPA process should be used where a proposed development or redevelopment project has
unique characteristics, special environmental or physical features such that a site development plan
is needed as part of the review and approval process.
The existing six (6) vacant lots (lot # 1-6) are currently oriented with frontage on the Jasmine Street.
This area of Jasmine Street is unpaved. Each existing lot (lots # 2-6), with the exception of the corner
lot (lot # 1), has 50 feet of lot width fronting Jasmine Street. The corner lot has 70 feet of lot width
fronting on Jasmine Street. All the lots are 102 feet in depth. Lot # 1 is 7,140 square feet and lots #
2-6 are 5,100 square feet each. All six (6) lots are lots of record and could be developed with a total
of 6 single-family homes.
The applicant requesting the SPA district and providing two different options/site plans. Both op-
tions include leaving the southern portion (lots 4-6) as conservation areas.
Option A: consists of reducing the total number of lots from six (6) to three (3) and reorienting the
lots to face 6th Street W. Each lot would have 34 feet of frontage on 6th Street W. and would be 320
feet in depth for a total of 10,880 square feet per lot. Over half of each lot would have a conservation
easement over the properties southern side. The proposed homes would have a zero foot setback
on the eastern side of each property. This allows a 6’ 11” setback between structures. If the rezon-
ing is approved the applicant will need to plat the property within the SPA to match the approved
site layout.
Option B: consists of reducing the total number of lots from six (6) to four (4) town homes (semi -
detached homes) oriented toward 6th Street W. Each lot would have 28 feet of frontage on 6th Street
W. and would be 320 feet in depth for a total of 8,960 square feet per lot. Over half of each lot would
have a conservation easement over the properties southern side. This proposal has 10’ setbacks on
the two outside units (eastern most and western unit) and the two inside units and 3’ setbacks be-
tween the interior units (other than a small connection between units). If the rezoning is approved
the applicant will need to plat the property within the SPA to match the approved site layout.
The original application (figure 1) had proposed the following development standards:
1. Combine lots 1-3 into three (3) 34’ x 170’ lots (existing lot 1 is 70’ x 102’ and existing lot 2
& 3 are each 50’ x102’) fronting on 6th Street West
2. Provide lots 4, 5 and 6 as conservation/green space by donating to the City of Atlantic Beach
3. Minimum 3’ side yards
4. Minimum 20’ front yards
5. Minimum 20’ rear yards
6. Maximum 45% lot coverage
7. Develop as single-family
Page 3 of 11
Figure 1 (original application site plan)
OPITION A (figure 2)- proposed the following development standards:
1. Combine the existing six (6) lots into three (3) single-family lots fronting on 6th Street West
2. 34’ x 320’ lot size (10,880 square feet per lot)
3. No side yard setback on eastern side of structures (zero lot line)
4. 6’ 11” side yard setback on western side of structures
5. Minimum 20’ front yards
6. Maximum 20% lot coverage
7. Develop as single-family
8. Maximum 1,900 square feet of heated and cooled area
9. Mechanical equipment (AC) placed in rear yard, behind buildings
10. Saves all but one (1) of the existing trees
11. Conservation easement place on the rear 150 feet of each lot
12. All lots will comply with drainage requirements
Page 4 of 11
Figure 2 (option A site plan)
OPITION B (figure 3)- proposed the following development standards:
1. Combine the existing six (6) lots into four (4) town-homes fronting on 6th Street West
2. 28’ x 320’ lots (8,960 square feet per lot)
3. Minimum 20’ front yard setbacks
4. 10’ exterior side yard setback for proposed lot 1
5. 3’ side yard setback between proposed lots 1 and 2 (other than small connection for town-
house)
6. 5’ side yard setback between proposed lots 2 and 3
7. 5’ side yard setback between proposed lots 2 and 3
8. 3’ side yard setback between lot 3 and 4 (other than small connection for townhouse)
9. 10’ exterior side yard setback for proposed lot 4’
10. Maximum 20% lot coverage
11. Develop as townhomes
12. Maximum 1,700 square feet of heated and cooled area
13. Mechanical equipment (AC) placed in rear yard, behind buildings
14. Saves all but one (1) of the existing trees
15. Conservation easement place on the rear 150 feet of each lot
16. All lots will comply with drainage requirements
Page 5 of 11
Figure 3 (option B site plan
A phase 1 and phase 2 environmental site assessment reports were conducted for the property.
The assessments found recognized environmental conditions (RECs) and business environment
risk (BERs) on the south end of the property (the approximate area shown as green space on the
proposed SPA layout – lots 4-6).
Lot 1
Lot 2
Lot 3
Lot 4
Page 6 of 11
The REC indicates there was marsh on the
southern half of the property until the 1970’s at
which this area was reworked and appears to
have filled in the marsh. This area may have
been a former old dump, operated by the City of
Atlantic Beach. Reportedly solid waste was
brought onto the property to fill in wetlands
and low areas with some trenching and above
grade trash disposal. The likely presence of un-
known buried solid waste at the property is
considered a moderate to high environmental
risk.
The BER reported that used tires and solid
waste dumped on the ground surface, and visi-
ble evidence of buried solid waste at the south-
ern half of the property (lots 4-6 on SPA layout).
Removal and proper disposal of the waste
would be necessary before the property is suit-
able for development.
The conclusions and recommendations from
the phase 2 environmental site assessment de-
notes that further site assessment of the sub-
surface soil and groundwater quality is not war-
ranted for the property at this time. According
the report the buried solid waste identified at
the property would most likely involve the re-
moval and off-site disposal of the waste mate-
rial, and replacement with clean soil should be considered to assure there is a ground surface suit-
able for building construction.
The proposed SPA adapts to the environmental limitations and allows the flexibility to develop the
property by placing the building areas away from the areas of buried trash. The proposed SPA has
less density than allowable under the current zoning district, has the greater chance of persevering
trees, and provides significant previous area for storm water runoff.
The Comprehensive Plan designates this area as Residential Low (RL) density which allows up to 6
units per acre. The requested rezoning change is consistent with multiple goals, objectives, and po-
lies established in the Comprehensive Plan. Below are specific policies in the Comprehensive Plan
that support the rezoning request.
Policy A.1.1.1 Land development within the City shall be permitted only where such development is
compatible with environmental limitations of the site and only when submitted plans
demonstrate appropriate recognition of topography, soil conditions, flooding conditions,
trees, vegetation and other Environmentally Sensitive Areas, including wetlands and
Figure 4: Environmental Assessment Map
Page 7 of 11
coastal resources, and habitat protection of rare, endangered or threatened species and
areas of unique natural beauty.
Policy A.1.3.3 The City shall continue to manage, preserve and construct facilities that provide diverse
opportunities to all residents for both passive and active recreation, including parks, na-
ture preserves, trails and bikeways, skateboard parks and ball fields, dune crossovers, wa-
terway accesses and associated amenities.
Policy A.1.3.5 The City shall continue to expand opportunities and facilities for public access to the
beach, the Intracoastal Waterway, and associated creeks and marshes for passive and
natural resource based recreation activities, such as hiking and biking, canoeing and
kayaking, birding, fishing and other similar activities that have limited impact on these
resources.
Policy D.5.1.1 The City shall protect and restore floodplain areas when possible through land acquisition
or conservation easement acquisition; regulation, including setbacks, buffer zones, des-
ignated wildlife corridors, low density zoning, performance standards and open space re-
quirements.
Policy E.1.2.2 The City shall maintain, within its Land Development Regulations, provisions that require
open space and recreation within new development
Page 8 of 11
Figure 3: 2019 Zoning Map
Figure 4: 2019 Future Land Use Map
SPA Written Description for Option A
A. The following shall be permitted on the property in the locations generally shown
on the concept plan, attached hereto and made a part hereof.
1. Lots 1, 2 and 3 each developed as 34’ x 320’ single-family lots with frontage on 6th
Street West.
2. Record a conservation easement over former lots 4, 5, and 6. This area is to pre-
served and maintained by permitting only those land uses on the property that do
not significantly impair or interfere with them, including, without limitation, those
land uses relating to active and passive recreation, including but not limited to gaze-
boes, canoeing, kayaking, fishing, and boating. Where possible expand opportuni-
ties for public access to the Interacoastal Waterway and associated creeks and
marshes for recreation uses.
B. Development Standards:
1. Zero lot line on the eastern side of properties
2. 6’ 11” side yard setbacks on western side of properties
3. Minimum 20’ front yards
4. Maximum 20% lot coverage
5. Develop as single-family
6. Maximum 1,900 square feet of heated and cooled area
7. Mechanical equipment (AC) placed in rear yard, behind buildings
8. Save all but one (1) of the existing trees
9. Conservation easement placed on the rear 150 feet of each lot
10. All lots will comply with drainage requirements
6th St. W Camelia St. Jasmine Residential
Low Density
(RL)
Page 9 of 11
11. All applicable provisions of the City of Atlantic Beach Land Development Regulations
and Code of Ordinances, as may be in effect at the time any permits are sought, shall
be applicable to development authorized by the SPA.
C. Infrastructure
Electric and telecommunication lines shall be installed underground in accordance with the
policies of the utility provider. The Developer is responsible for the provision, construction
and maintenance of any required potable water and sanitary sewer facilities in accordance
with the terms and requirements of the City of Atlantic Beach Utility Department and other
applicable governmental agencies. Sanitary sewer facilities to be constructed by the Devel-
oper shall be connected to the City’s central wastewater system.
The development shall conform to the requirements of both the St. Johns River Water Man-
agement District and the City of Atlantic Beach for storm water storage and disposal. Drain-
age plans for the development shall be submitted to the City’s Building and Public Works
Departments for approval as part of an application for a development permit pursuant to the
Code of Ordinances.
D. Access
Access will be provided to this SPA development by utilizing the existing 6th Street West city
roadway.
E. Phases
Development pursuant to this SPA shall be in a single phase
SPA Written Description for Option B
A The following shall be permitted on the property in the locations generally shown
on the concept plan, attached hereto and made a part hereof.
1. Lots 1, 2, 3, and 4 developed as 28’ x 320’ town-home lots with frontage on 6th Street
West.
2. Record a conservation easement over former lots 4, 5, and 6. This area is to pre-
served and maintained by permitting only those land uses on the property that do
not significantly impair or interfere with them, including, without limitation, those
land uses relating to active and passive recreation, including but not limited to gaze-
boes, canoeing, kayaking, fishing, and boating. Where possible expand opportuni-
ties for public access to the Interacoastal Waterway and associated creeks and
marshes for recreation uses.
B. Development Standards:
1. Combine the existing six (6) lots into four (4) town-homes fronting on 6th Street West
2. 28’ x 320’ lots (8,960 square feet per lot)
3. Minimum 20’ front yard setbacks
4. 10’ exterior side yard setback for proposed lot 1
Page 10 of 11
5. 3’ side yard setback between proposed lots 1 and 2 (other than small connection for town-
house)
6. 5’ side yard setback between proposed lots 2 and 3
7. 5’ side yard setback between proposed lots 2 and 3
8. 3’ side yard setback between lot 3 and 4 (other than small connection for townhouse)
9. 10’ exterior side yard setback for proposed lot 4’
10. Maximum 20% lot coverage
11. Develop as townhomes
12. Maximum 1,700 square feet of heated and cooled area
13. Mechanical equipment (AC) placed in rear yard, behind buildings
14. Saves all but one (1) of the existing trees
15. Conservation easement place on the rear 150 feet of each lot
16. All lots will comply with drainage requirements
17. All applicable provisions of the City of Atlantic Beach Land Development Regulations and
Code of Ordinances, as may be in effect at the time any permits are sought, shall be applicable
to development authorized by the SPA.
B. Infrastructure
Electric and telecommunication lines shall be installed underground in accordance with the
policies of the utility provider. The Developer is responsible for the provision, construction
and maintenance of any required potable water and sanitary sewer facilities in accordance
with the terms and requirements of the City of Atlantic Beach Utility Department and other
applicable governmental agencies. Sanitary sewer facilities to be constructed by the Devel-
oper shall be connected to the City’s central wastewater system.
The development shall conform to the requirements of both the St. Johns River Water Man-
agement District and the City of Atlantic Beach for storm water storage and disposal. Drain-
age plans for the development shall be submitted to the City’s Building and Public Works
Departments for approval as part of an application for a development permit pursuant to the
Code of Ordinances.
C. Access
Access will be provided to this SPA development by utilizing the existing 6th Street West city
roadway.
D. Phases
Development pursuant to this SPA shall be in a single phase
SUMMARRY OF THE APPROVAL PROCESS – REZN19-0005
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 REZN19-0005
Page 11 of 11
The community development board shall hold one (1) advertised public hearing and review
option A or option B; 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
REZN19-0005: 590 Jasmine St., 0 Jasmine Street (RE#170891-0030) and 0 Jasmine
Street (RE#170891-0040)
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: REZN19-0005 & Ord. No. 90-19-244
Request for map amendments to the zoning map for six (6) lots
currently zoned as Residential, Single-Family (RS-2) to Special Planned
Area (SPA).
LOCATIONS: 590 Jasmine Street (RE#170891-0010)
0 Jasmine Street (RE#170891-0030)
0 Jasmine Street (RE#170891-0040)
SUBMITTED BY: Amanda Askew, Principal Planner
DATE: September 12, 2019
BACKGROUND: On August 20, 2019 the Community Development Board (CDB)
heard the request (REZN19-005) to rezone six (6) contiguous lots from Residential, Single-Family
(RS-2) to Special Planned Area (SPA). The vacant property is located at the southwest corner of
6th Street West and Jasmine Street and is approximately 0.71 acre. The application was seeking
the rezoning to develop the property into three (3) single-family homes accessed off of 6th Street
West and leave the southern portion of the property as green space.
Based on feedback from the CDB the applicant requested and was granted a deferral at the hearing.
The applicant is revising the application to be reconsidered at the September 17, 2019 CDB
meeting.
This item is before the Commission because it was advertised as a public hearing as required by
the rezoning process.
BUDGET: None
RECOMMENDATION: Commission open the public hearing and continue it until the
November 12, 2019 City Commission meeting.
ATTACHMENTS: CDB staff report
Newspaper Advertisement for Rezoning
REVIEWED BY CITY MANAGER: _____________________________________________________
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CITY OF ATLANTIC BEACH
CITY COMMISSION MEETING
STAFF REPORT
AGENDA ITEM: REZN19-0005 & Ord. No. 90-19-244
Request for map amendments to the zoning map for six (6) lots
currently zoned as Residential, Single-Family (RS-2) to Special Planned
Area (SPA).
LOCATIONS: 590 Jasmine Street (RE#170891-0010)
0 Jasmine Street (RE#170891-0030)
0 Jasmine Street (RE#170891-0040)
SUBMITTED BY: Amanda Askew, Director of Planning and Community Development
DATE: October 16, 2019
BACKGROUND: On August 20, 2019 the Community Development Board (CDB)
heard the request (REZN19-005) to rezone six (6) contiguous lots from Residential, Single-Family
(RS-2) to Special Planned Area (SPA). The vacant property is located at the southwest corner of
6th Street West and Jasmine Street and is approximately 0.71 acre. The applicant is seeking the
rezoning to develop the property into three (3) lots, each with a single-family home and dedicated
green space at the southern end of each lot. Access is proposed off of 6th Street West.
Based on feedback from the CDB the applicant requested and was granted a deferral at the August
hearing. He subsequently resubmitted a rezoning request with two (2) different options. Both
options were approved with conditions by the CDB on September 17, 2019 CDB meeting. Option
A, is to rezone to a SPA and develop as three (3) lots with a total of 3 single-family homes with
zero lot lines on the eastern side of the properties. Option B is to rezone to a SPA and develop as
four (4) townhomes. Both options includes leaving the southern end of the property (former lots
4, 5, & 6) as green space.
The applicant is requesting to move forward with option A. This request consists of reducing the
total number of lots from six (6) to three (3) and reorienting the lots to face 6th Street W. Each lot
would have 34 feet of frontage on 6th Street W. and would be 320 feet in depth for a total of 10,880
square feet per lot. Over half of each lot would have green space on the southern side. The
proposed homes would have a zero foot setback on the eastern side of each property. This allows
a 6’ 11” setback between structures. If the rezoning is approved the applicant will need to plat the
property within the SPA to match the approved site layout.
The following are the proposed development standards:
1. Combine the existing six (6) lots into three (3) single-family lots fronting on 6th Street
West
2. 34’ x 320’ lot size (10,880 square feet per lot)
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3. No side yard setback on eastern side of structures (zero lot line)
4. 6’ 11” side yard setback on western side of structures
5. Minimum 20’ front yards
6. Maximum 20% lot coverage
7. Develop as single-family
8. Maximum 1,900 square feet of heated and cooled area
9. Mechanical equipment (AC) placed in rear yard, behind buildings
10. Saves all but one (1) of the existing trees
11. Former lots 4, 5, and 6 may only be used for conservation purposes. Defined as nature
preserves, public natural resource-based parks, and passive recreational uses and facilities
as need to support such uses.
12. All lots will comply with drainage requirements
Figure 1 (site plan)
A phase 1 and phase 2 environmental site assessment reports were conducted for the property.
The assessments found recognized environmental conditions (RECs) and business environment
risk (BERs) on the south end of the property (the approximate area shown as green space on the
proposed SPA layout – lots 4-6). The REC indicates there was marsh on the southern half of the
property until the 1970’s at which this area was reworked and appears to have filled in the marsh.
Former lots 4, 5 & 6 may only be used
as conservation uses
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This area may have been a former old dump, operated by the City of Atlantic Beach. Reportedly
solid waste was brought onto the property to fill in wetlands and low areas with some
trenching and above grade trash disposal. The likely presence of unknown buried solid
waste at the property is considered a moderate
to high environmental risk.
The BER reported that used tires and solid
waste dumped on the ground surface, and
visible evidence of buried solid waste at the
southern half of the property (lots 4-6 on SPA
layout). Removal and proper disposal of the
waste would be necessary before the property
is suitable for development.
The conclusions and recommendations from
the phase 2 environmental site assessment
denotes that further site assessment of the
subsurface soil and groundwater quality is not
warranted for the property at this time.
According the report the buried solid waste
identified at the property would most likely
involve the removal and off-site disposal of the
waste material, and replacement with clean
soil should be considered to assure there is a
ground surface suitable for building
construction.
The proposed SPA adapts to the environmental
limitations and allows the flexibility to develop
the property by placing the building areas away
from the areas of buried trash. The proposed
SPA has less density than allowable under the
current zoning district, has the greater chance of persevering trees, and provides significant
previous area for storm water runoff.
The Comprehensive Plan designates this area as Residential Low (RL) density which allows
up to 6 units per acre. 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.1.1.1 Land development within the City shall be permitted only where such development
is compatible with environmental limitations of the site and only when submitted
plans demonstrate appropriate recognition of topography, soil conditions, flooding
conditions, trees, vegetation and other Environmentally Sensitive Areas, including
wetlands and coastal resources, and habitat protection of rare, endangered or
threatened species and areas of unique natural beauty.
Figure 2: Environmental Assessment Map
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Policy A.1.3.3 The City shall continue to manage, preserve and construct facilities that provide
diverse opportunities to all residents for both passive and active recreation,
including parks, nature preserves, trails and bikeways, skateboard parks and ball
fields, dune crossovers, waterway accesses and associated amenities.
Policy A.1.3.5 The City shall continue to expand opportunities and facilities for public access to
the beach, the Intracoastal Waterway, and associated creeks and marshes for
passive and natural resource based recreation activities, such as hiking and biking,
canoeing and kayaking, birding, fishing and other similar activities that have
limited impact on these resources.
Policy D.5.1.1 The City shall protect and restore floodplain areas when possible through land
acquisition or conservation easement acquisition; regulation, including setbacks,
buffer zones, designated wildlife corridors, low density zoning, performance
standards and open space requirements.
Policy E.1.2.2 The City shall maintain, within its Land Development Regulations, provisions that
require open space and recreation within new development
Figure 3: 2019 Zoning Map
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Figure 4: 2019 Future Land Use Map
SPA Written Description for Option A
A. The following shall be permitted on the property in the locations generally shown
on the concept plan, attached hereto and made a part hereof.
1. Lots 1, 2 and 3 each developed as 34’ x 320’ single-family lots with frontage on 6th
Street West.
2. Former lots 4, 5, and 6 may only be used for conservation purposes. Defined as
nature preserves, public natural resource-based parks, and passive recreational
uses and facilities as need to support such uses.
B. Development Standards:
1. Combine the existing six (6) lots into three (3) single-family lots fronting on 6th
Street West
2. 34’ x 320’ lot size (10,880 square feet per lot)
3. No side yard setback on eastern side of structures (zero lot line)
4. 6’ 11” side yard setback on western side of structures
5. Minimum 20’ front yards
6. Maximum 20% lot coverage
7. Develop as single-family
8. Maximum 1,900 square feet of heated and cooled area
9. Mechanical equipment (AC) placed in rear yard, behind buildings
10. Saves all but one (1) of the existing trees
11. Former lots 4, 5, and 6 may only be used for conservation purposes. Defined as
nature preserves, public natural resource-based parks, and passive recreational uses
and facilities as need to support such uses.
12. All lots will comply with drainage requirements
C. Infrastructure
6th St. W Camelia St. Jasmine Residential
Low Density
(RL)
6
Electric and telecommunication lines shall be installed underground in accordance with the
policies of the utility provider. The Developer is responsible for the provision, construction
and maintenance of any required potable water and sanitary sewer facilities in accordance
with the terms and requirements of the City of Atlantic Beach Utility Department and other
applicable governmental agencies. Sanitary sewer facilities to be constructed by the
Developer shall be connected to the City’s central wastewater system.
The development shall conform to the requirements of both the St. Johns River Water
Management District and the City of Atlantic Beach for storm water storage and disposal.
Drainage plans for the development shall be submitted to the City’s Building and Public
Works Departments for approval as part of an application for a development permit
pursuant to the Code of Ordinances.
D. Access
Access will be provided to this SPA development by utilizing the existing 6 th Street West
city roadway.
E. Phases
Development pursuant to this SPA shall be in a single phase
The Community Development Board considered this rezoning request at their September 17, 2019
meeting and recommended approval with conditions.
BUDGET: None.
RECOMMENDATION: To hold a public hearing and approve or deny Ordinance No. 90-19-
244 on first reading.
ATTACHMENTS: Community Development Board Staff report, Ordinance No. 90-19-
244.
REVIEWED BY CITY MANAGER: ______________________________________________