2006-05-31 (workshop minutes)'rj~=~`Jt' ~?'
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City of Atlantic Beach
800 Seminole Road
Atlantic Beach, Florida 32233
Telephone (904) 247-5800
Fax (904) 247-5805
www.coab.us
MEMORANDUM
TO: Jim Hanson, City Manager
FROM: Sonya B. Doerr, AICP
Community Development Director
DATE: June 1, 2U06
RE: Summary of changes recommended by Community Development Board and Citizen's
Committee at May 31st workshop to review Draft 3 of Residential Development
Standards
Jim, the CD Board and the Citizen's committee recommended a number of changes to the current draft
at last night's workshop. Some of these were non-substantive, but following is a summary of those that
were significant.
• Area to be covered The CD Board recommended the area to be included be extended such that
it continues north from 11th Street up East Coast Drive then east across 16th Street to the beach.
(The Citizen's committee was divided on this matter.) and also that the west boundary be Sherry
Drive to Plaza then Seminole Road as the west boundary up to 16th Street. (The reason was that
using Seminole Road as the west boundary south of Plaza includes a large portion of the
Seaspray subdivision.)
Coverage by Buildings. Draft 3 contains the following:
i. On Lots containing 6500 square feet of Lot Area or less: 35%
ii. On Lots containing more than 6500 square feet of Lot Area: 40%
The CD Board recommended this be changed to:
i. One-story single and two-family dwellings: 45%
ii. Two-story single and two-family dwellings: 40%
iii. Three-story single and two-family dwellings: 35%
Floor Area Ratio (FAR). Per the May 9th workshop, Draft 3 proposed a Floor Area Ratio limit
of .54 to apply to Lots that contain more than 6000 squaze feet of Lot Area. Lots 6000 square
feet or less would be exempt from the FAR limit. There is still clearly a wide range of opinions
related to whether a FAR should be imposed at all, and if so, what is the appropriate FAR. The
FAR discussion took a great deal of time, and resulted in a recommendation to keep the FAR,
but to increase it to .60. Draft 3 also proposed to exclude certain interior spaces from being
counted in the FAR calculation, such as 3rd floor space included within the roof structure. The
group recommended that any third floor space, regazdless of how constructed, be included in the
FAR calculation.
• Front porches. Recommendation was to remove this section all together (Section 3 on page 3 of
Draft 3.)
• The "blae"test was recommended to be added
Wall Plate Height. For Single-family and Two-family Dwellings with a sloping roof, the height
to the top horizontal framing member of a wall from the first floor fmished floor elevation shall
not exceed 22-feet. Sloping roof shall include all roof forms and types, which do not give the
appeazance of a flat roof from the street or adjacent properties. (A Mansazd roof would be such
an example of a roof that contains a flat surface, but does not appear as a flat roof.) The
maximum height of Single-family and Two-family Dwellings shalt remain 35-feet as set forth
elsewhere within these Land Development Regulations, except that an additional five-foot
Required Front, Rear and Side Ward setback shall be required for third story portions of a single
ortwo-family dwelling.
The recommendation was to delete the below provision in exchange for the above, which would
require any third-floor to be stepped-back an extra five feet, and also to be included in the FAR
calculation. This would allow the design of any third-floor space to be at the discretion of the
homeowner, but would provide for more light, air, breezes and openness surrounding taller
residences.
Formatted
Del@ted: (6) .Third floor Footprint In
order to reduce the mass of taller Single-
family and Two-family Dwellings, the
interior floor area of any third floor shall
not exceed 50 % of tlwt of the second
floor.
John Fletcher
678 Ocean Boulevard
Atlantic Beach, Florida 32233
694-0315 (cell)
Wannelle Parvey
326 8th Street
Atlantic Beach, Florida 32233
241-6657*
Brian Sexton
320 9th Street
Atlantic Beach, Florida 32233
242-7997
Woody Winfree
335 3rd Street
Atlantic Beach, Florida 32233
247-5645
David Boyer
2061 Beach Avenue
Atlantic Beach, Florida 32233
Drat 3 a~^' v Q^'
f (' J~'" May 30, 2006
SECTION 24-172. Residential Development Standards
(a) Purpose and Intent.
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~-d-a~an asset o o umq e se and
intent of these new regulations is,, to implement a goals, objectives d
polices as set forth within the adopted 2015 Comprehensive Plan, as stated below.
Policy A.1.4.3 By December 31, 2005, the City shall consider
amendments to its Land Development Regulations, which include
provisions intended to retain the unique community identity, the
architectural character, and the residential scale of that area of the City
known as Old Atlantic Beach. (Atlantic Beach Subdivision "A")
Policy A.1.4.4 Within Old Atlantic Beach, the City shall consider options
to discourage the redevelopment of residential lots in ways that are
inconsistent and incompatible with the historic and existing built
environment.
The purpose of these regulations is also to regulate the future use and develop nt of
land in a manner that minimizes incompatible relationships within neighborho s that
may result from new Development, which because of excessive height, mass, lk or
incongruous design features, may result in development that excessively domi ate
established development patterns within neighborhoods. ( ~,~ f G
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~,~ (b) Applicability. The Development Standards set forth within this Section shall apply to
Development of new Single-family and Two-family Dwellings within that area of the
City referred to as Old Atlantic Beach, which for the purposes of this Section shall be
bounded by:
• 11th Street on the north;
• Ahern Street on the south;
• Seminole Road on the west, and
• the beach on the east.
Development, as used within this Section, shall also include total redevelopment of
lots and certain renova ' ns and additions to Single-family and Two-family Dwellings
as set forth herein. Application o t e e Development Standards is intended to
provide for neighborhood stabili y mpatibility within the built environment
while allowing for continued e ions redevelopment and new construction within
established residential neighborhoods. J
(c) Permitted Us s. All Uses flitted wit the Sin - amily and Two-family
+. ~ residential on' g Distri~ and Use y-Except' as may be approved in
°~ ~ accordan w'th Section 24-63, w ich are r ulated by this Section, shall
continu to be Permitted Uses ,,or Uses-by-Exception within those Zoning
Distric s. 11 new Developme `t of Lots and Parcels shall comply with the
resid tial ensity 1'mitations set fo ithin the adopted Comprehensive Plan
for e Cit of Atl tic Beach as may e amended. _
Page 1 of 5 ~~~~~
Draft 3
May 30, 2006
(d) Additional Residential Development Standards. The following standards and
requirements shall apply to that area defined in preceding paragraph (b), and as
further and more specifically described for each particular standard or requirement.
(1) Coverage by Buildings. To maintain a sense of openness and to allow for light,
air and breezes, the following limits for the amount of a Lot or Parcel, which may ~,
be covered by Buildings, shall be as follows: d~ ~J~
~~ o
is On Lots on 'ning square f t of L Area r le % ,~n'1~
ti. On Lo co n more an 500 qu re of t ea: 0% ~`")~~~
Buildings shall include the Principal Use Building and any permanently
placed or constructed Buildings on the Lot.
(2) Floor Area Ratio (FAR). Floor Area Ratio limits are established to prevent
incompatible mass and scale where new development might otherwise
excessively dominate the existing streetscape and existing adjacent residences.
FAR shall be defined as the ratio of total counted above-grade floor areas of
certain Buildings on a Lot or Parcel compared to the total Lot Area.
FAR =Total counted Floor Area =Total Lot Area
The following FAR provisions shall apply to new Single-family and Two-family
Discuss Dwellings.
i. and ii.
Are these the i. Lots or Parcels that contain 6000 square feet of Lot Area or less shall be
appropriate exempt from Floor Area Ratio limit ` ,-D
numbers? ~,L
ii. A Floor Area Ratio limit of . shall apply to Lots or Parcels that contain
more than 6000 square feet of Lot Area.
iii. Where the FAR limit applies, FAR calculations shall be included on all plans
submitted to the City for review and permitting.
iv. The following elements of aSingle-family or Two-family Dwelling shall be
counte the FAR calculation.
j ~ • Interior heated and cooled areas.
• Porches, balconies, patios and breezeways with a solid cover or roof when
enclosed by solid walls on more than two sides.
• That portion of an attached garage exceeding 400 square feet of F~,aor
Area.
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Page 2 of 5
Draft 3
Discuss.
~3
rout porches. To encourage front porches on Sing -family and Two-family
`, I D lings, an open porch may extend a maximum f 8-feet into the Required
'1 / Front d, subject to the following:
~~ ~
/ i. Any staff r steps, exceeding thirty (30) i es in height, shall not further
;.
extend into th equired Front Yard.
ii. Such porches ma~l
sides and shall not la
iii. Such open porches,
Coverage by Buildi~r
iv. Porches,
or similar
are elevat
decking
which n
a solid r ,but shall remain open on at least two
enc ed in any manner.
r covered or not, shall be excluded from the
limit a established by preceding paragraph (1).
'het covered or not, hich are constructed using wood decking
na rials, which allow wa r to pass through and under, and which
d two or more inches abov the ground shall not be considered as
Surface area provided that t ground surface beneath the wood
not an Impervious Surface, suc as concrete or similar materials
ibit percolation of stormwater.
(4) Side Walt Planes. To avoid stark, exterior side walls from facing the sides of
adjacent residences, particularly on two-story and three-story residences, the
following standards shall apply to new two-story and three-story Single-family
and Two-family Dwellings; to renovations involving Structural Alterations or
additions to the sides of existing Single-family and Two-family Dwellings, and
where a second or third-story is add d to an existing Single-family and Two-
family Dwelling. -/
Second and third-story exterior 'de walls, which exceed 35-feet in length,
shall provide horizontal offsets, architectural details, design elements or
--- other features, which serve to break-up the appearance of the side wall, such
that adjacent properties are not faced on the side by blank two or three-story
walls void of any architectural design other than siding material or. windows.
May 30, 2006
v. The following elements of aSingle-family or Two-family Dwelling shall be
excluded from the FAR calculation.
~~
• ,Porches, balconies, patios, breezeways, and decks (as well as overhangs,
eaves, cantilevers, awnings and similar features) with a solid cover or roof,
but not enclosed by solid walls on more than two sides. Such porches,
balconies, patios, breezeways, and decks shall remain open on at least two
sides and shall not later be enclosed in any manner.
• Detached Private Garages that are incidental to the Principal Use on a Lot.
Detached Private Garages shall remain subject to established size, height
and placement regulations.
• Carports that are open on two or more sides.
Page 3 of 5 ~~~~
~~
~~
~ ~~
Draft 3 ~ ~ May 30, 2006
~i
ii. Suc design features may also include balconies, bay windows and other
,~ type of projecting windows or architectural details provided that these shall
~~not extend more than 24-inches into the Required Side Yard.
(S) Height to Wall Plate. For Single-family and Two-family Dwellings with a
sloping roof, the height to the top horizontal framing member of a wall from the
first floor finished floor elevation shall not exceed 22-feet. (Sloping roof shall
include all roof forms and types, which do not give the appearance of a flat roof
from the street or adjacent properties, such as a Mansard roof) The maximum
~ height of Single-family and Two-family Dwellings shall remain 35-feet a~et
_ _ , fo ew ere wrt i e Land Development Regulations. u¢~;.~,
Thi~xfiflnnr Fnrytnr~rit. i~Ler~ier to reduce the ~ia`s~' of to r in~le-~~ri~C.~ti
any
of~th~t ofthe~sec~Snd floor.
1 not exceed
(7) Front Yard Shade Tree. In order to sustain the City's existing tree canopy and to
provide shade along the City's residential streets and sidewalks, one shade tree
shall be provided within the Required Front Yard in accordance with the
following provisions:
i. This requirement shall apply to the construction of new Single-family and
Two-family Dwellings and to Structural Alterations of any Single-family and
Two-family Dwelling. Such required Tree shall be installed prior to issuance
of a Certificate of Occupancy or prior to final inspections, as applicable. (The
requirements of Chapter 23 of this Code shall also apply.)
ii. Required Front Yard Shade Trees shall have a minimum size of 4-inch caliper
at the time of installation. A list of allowable tree species is available from the
City.
iii. Credit shall be provided for the following, and additional Front Yard Shade
Trees shall not be required in such cases.
(a) Where healthy canopy trees exist in the Required Front Yard, which are
listed on the recommended tree list and are at least 4-inch caliper; or
(b) where oak trees exist in the Required Front Yard, which are at least six (6)
feet tall; or
(c) where healthy street trees exist in the adjacent right-of--way, which are
listed on the City's recommended tree list and are at least 4-inch caliper.
Where installation of a Front Yard Shade Tree is required, such tree shall
not be planted within right-of--ways or over underground utilities.
~~
(e) Special Treatment of Lawfully Existing Si~tgle family a~td Two family Dwellings
_ l made Nonconformi~zg by enactment of these Residential Development Standards.
It is the intent of this Section to clarify when these Residential Development
Standards shall apply in the case of reconstruction or redevelopment follov~~ing:
Page 4 of 5
DRAFT
Draft 3 May 30, 2006
(1 a natural act such as a hurricane, wind, flood or fire; or
)redevelopment initiated by a property owner or authorized agent for a
operty owner.
The following provisions shall be limited only to those characteristics, which would
otherwise be made nonconforming from the requirements of this Section, which provides
Residential Development Standards. The provisions of Section 24-85 shall otherwise
apply to Nonconforming Lots, Uses and Structures.
(i) Structures damaged or destroyed by natural acts or by any means not
resulting from the actions of the property owner. Any lawfully existing
Single-family or Two-family Dwelling, which has been constructed pursuant
to properly issued Building Permits prior to the initial effective date of these
Residential Development Standards, adopted on , 2006 by
• ~ Ordinance Number, ,shall be deemed a Vested Development, and
any Single-family or Two-family Dwelling shall be considered a lawful
permitted Structure within the Lot or parcel containing the Vested
Development. Furthermore, an existing Single-family or Two-family
~~ Dwelling for that particular Structure, shall not be considered as a
Nonconforming Structure such that it may be fully replaceable in its existing
footprint and of the same size and architectural design, subject to all
applicable building codes and other Land Development Regulations
controlling development and redevelopment of such Lots. Any construction
that exceeds the existing footprint shall be in compliance with all applicable
provisions of this Chapter including minimum Yard Requirements.
(ii) Structures damaged, destroyed or demolished or expanded, by any means
resulting from the actions of the property owner or authorized agent for a
property owner. Single-family or Two-family Dwellings, which are rebuilt or
renovated, or expanded by more than twenty-five percent (25%) in Floor
Area, shall be subject to applicable provisions of these Residential
Development Standards for that portion of the Structure that is rebuilt,
renovated or expanded.
(fl Annual Review of Residential Development Standards. These regulations shall be
reviewed on an annual basis by City staff and the Community Development Board to
assess the effectiveness of the regulations in accomplishing the stated Purpose and
Intent of this Section. A report shall be presented to the City Commission during a
public hearing, which summarizes the applications made during the time from the
previous report. If appropriate, revisions shall be made to address needs or
deficiencies in accordance with Section 24-61 of these Land Development
Regulations.
Page 5 of 5
DRAFT
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COMMUNITY CHARACTER WORKSHOP
SESSION SCHEDULED FOR THE
COMMUNITY DEVELOPMENT BOARD
A workshop session bas been scheduled
for the Community Development Board
for Wednesday, May 31st
from at S:OOpm - 7:OOpm.
This workshop will be held in the
Commission Chambers.
The purpose of this workshop is to
discuss the latest draft-of tl~e residential
development standards in preparation
for the regular June 20th meeting of the
Community Development Board.
(No action will be taken at this workshop.)
THIS MEETING IS OPEN TO THE PUBLIC, HOWEVER,
IT IS INTENDED TO BE A WORKING SESSION FOR THE
COl~I1VIUNITY DEVELOPMENT BOARD.
FURTHER PUBLIC COMMENTS WILL BE
HEARD AT THE REGULAR MEETING OF THE
COMMUNITY DEVELOPMENT BOARD
ON TUESDAY, JUNE ZOth, AT 7:OOpm.