Item 8AAGENDA ITEM # 8A
JUNE 9, 2008
CITY OF ATLANTIC BEACH
CITY COMMISSION MEETING
STAFF REPORT
AGENDA ITEM: Request from Bobby Bhikha for Shivam Atlantic, LLC for aUse-by-
Exception to allow development of a new Hampton Inn & Suites hotel in the Commercial
General (CG) Zoning District on an undeveloped site located at the northwest corner of Atlantic
Boulevard and Aquatic Drive.
SUBMITTED BY: Sonya Doerr, AICP ,~,~
Community Development Director
DATE: May 29, 2008
BACKGROUND: The applicant wishes to construct an 80-room hotel (a Hampton Inn &
Suites) on this undeveloped 1.69 acre site. The proposed design is a three-story structure in
compliance with the City's 35-foot height limit. The Applicant has stated that no variances or
waivers will be requested for the proposed hotel. Development of this site will be subject to all
parking and stormwater requirements, tree permitting and landscaping requirements and all other
standard development regulations including the Commercial Corridor Development Standards.
This site is surrounded by other commercial uses and is also adjacent to the City's Hopkins
Creek Regional Stormwater Retention Pond, which is almost two acres in size and currently
under construction.
With the recent re-opening of the Sea Turtle Inn (now Ocean One) as a high-end luxury hotel,
there would seem to a demand for new more modestly priced, but high quality hotels typical of
Hampton Inn facilities. The Applicant has stated that a final design for this hotel has not yet
been determined, but that it will be one of the prototype designs used by the Hampton Inn
franchise as depicted in the attached photos.
This section of Atlantic Boulevard has seen some redevelopment on both the Atlantic Beach and
Neptune Beach sides, but older commercial buildings still dominate this area. New development
which supports a pattern of appropriate new infill and redevelopment projects should be
encouraged in this area such that it does not decline in a similar manner as Mayport Road. The
proposed use would seem to be consistent with the desired development pattern for the City's
two commercial corridors.
~ ~~ .~~) ;
~,,.~rurnrr°'y
Looking toward site from parking lot of the Looking toward site from south side (Neptune
Atlantic Village (Publix) shopping Center. Beach) side of Atlantic Boulevard.
AGENDA ITEM # 8A
JUNE 9, 2008
RECOMMENDATION: The Community Development Board considered this request at their
May 20th meeting and recommended approval subject to the following condition:
• There shall be no dumpster pick up before 7:00 on any day of the week.
Staff supports the CD Board's recommendation, and provides the following suggested motion.
The City Commission may consider a motion to approve this Use-by-Exception (File
Number UBE-2008-03) to allow development of a new hotel in the Commercial General
(CG) Zoning District on an undeveloped site located at the northwest corner of Atlantic
Boulevard and Aquatic Drive, provided:
(Add other findings or conditions as may be appropriate.)
• There shall be no dumpster pick-up before 7:OOa.m. on any day of the week.
1. Approval of this Use-by-Exception complies with the requirements of Section 24-63 of the
Land Development Regulations.
2. The requested use is consistent and compatible with other surrounding development along
this portion of Atlantic Boulevard.
ATTACHMENTS: Application materials and draft minutes of the May 20th Community
Development Board meeting.
BUDGET: No budget issues.
REVIEWED BY CITY MANAGER:
~__._
2 June 09, 2008 regular meeting
Aquatic Drive side of site.
AGENDA ITEM # 8A
JUNE 9, 2008
_.L,i~~.
t~, ap
J
c
_~ ~~
,~. ,;.
~~
~~~s
APPLICATION FOR AUSE-BY-EXCEPTION
City of Atlantic Beach 800 Seminole Road • Atlantic Beach, Florida 32233-5445
Phone: (904) 247-5826 FAX (904) 247-5845 http:/lwww.coab.us
Date 04/25/08 File No. ~pC'~Z~O D~~3 Receipt S~~SZ
1. Applicant's Name Shivam Atlantic, LLC
2. Applicant's Address 11 1st Street North, Jacksonville Beach, FL 32250
3. Property Location
4. Property Appraiser's Real Estate Number 177603 0000 Block No. NA Lot No. NA
5. Current Zoning Classification commercial General ~cc>6. Comprehensive Plan Future Land Use designation commercial ~cMf
7. Requested Use-by-Exception xotel
8. Size of Parcel 1.669 acres
9. Utility Provider City of Atlantic Beach and JEA
10. Statement of facts and special reasons for the requested Use-by-Exception, which demonstrates compliance with
Section 24-63 of the City of Atlantic Beach Code of Ordinances, Zoning and Subdivision Regulations. Attach as
Exhibit A. (The attached guide may be used if desired. Please address each item, as appropriate to this request.)
11. Provide all of the following information. (All information must be provided before an application is scheduled for any
public hearing.)
a. Site Plan showing the location of all structures, temporary and permanent, including setbacks, building height,
number of stories and square footage, impervious surface area, and existing and/or proposed driveways.
Identify any existing structures and uses.
b. Proof of ownership (deed or certificate by lawyer or abstract company or title company that verifies record
owner as above). If the applicant is not the owner, a letter of authorization from the owner(s) for applicant to
represent the owner for all purposes related to this application must be provided.
c. Survey and legal description of property sought to be rezoned. (Attach as Exhibit B.)
d. Required number of copies. (Two (2) copies of all documents that are not larger than 11 x 17 inches in size. If
plans or photographs, or color attachments are submitted, please provide eight (8) copies of these.)
e. Application Fee ($250.00)
I HEREBY CERTIFY THAT ALL INFORMATION PROVIDED WITH THIS APPLICATION IS CORRECT:
Signature of owner(s) or authorized person if owner's authorization form is attached:
Printed or typed nine(s). Mr . Bhagirath 'Bobby' Bhikha
904-254-4406
FAX' 904-435-1560 E-mail' bobby@shivamproperties.com
BY ..w, o_j._.._..._..`____. ,_
AGENDA ITEM # 8A
JUNE 9.2008
EXHIBIT A
The review of an application for aUse-by-Exception shall consider the following items. Please
address each of the following as applicable to your specific application.
I . Ingress and egress to property and proposed Structures thereon with particular reference to vehicular and
pedestrian safety and convenience, traffic flow and control and access in case of fire or catastrophe.
All ingress and egress to the property is off of Aquatic Drive. There are a total of three
entrance/exits. See site plan.
2. Parking and Loading Spaces, where required, with particular attention to the items in (1) above.
There will be 84 parking spaces and a porte cochere area for loading and unloading.
See site plan.
3. The potential for any adverse impacts to adjoining properties and properties generally in the area resulting
from excessive noise, glare and lighting, odor, traffic and similar characteristics of the Use-by-Exception
being requested.
We do not see any adverse impacts to adjoining properties. All lighting will be
directional (pointing towards property).
4. Refuse, trash collection and service areas, with particular reference to items (1) and (2) above;
There is clear access from Aquatic Drive to the trash/refuse collection area.
See site plan.
5. Utilities, with reference to locations, availability and compatibility;
Utilities are from the City of Atlantic Beach and JEA.
6. If adjacent uses are different types of uses, describe type of screening and buffering that will be provided
between your use and the adjacent use.
RE# 177411 0200, owned by the City of Atlantic Beach, is zoned RG-2. This is a regional
detention pond and thus does not require any screening and buffering.
7. Signs, if any, and proposed exterior lighting, with reference to glare, traffic safety, economic effects and
compatibility and harmony with properties in the District; (See Signs and Advertising, Chapter 17.)
Hotel sign will be on the corner of Aquatic Drive and Atlantic Blvd. See Site Plan.
All lights will be directional and low glare.
8. Required Yards and other Open Space. Show building setbacks and areas of open space on site plan.
See Site Plan.
9. General compatibility with adjacent properties and other property in the surrounding Zoning District as
well as consistency with applicable provisions of the Comprehensive Plan.
All adjacent properties are within the Commercial zoning and will fit well with the
proposed hotel being proposed. The hotel will help the surrounding businesses with additional
revenues from traveling guests and business meetings.
Other information you may wish to provide:
See attached pages for additional property details.
AGENDA ITEM # 8A
----
11 z
I -
I~
.i UNE 9, 2008
~~
~ ~~ ~~ U
~ ~ ~~ ~~
~ id q? Q
~
o
g W
~
~ $
~
3 Y:~ 1~
U
A
a
~. 1
pp
g
H
z A~ ~
~ _e a Q
~~ ~ J
~ ~~ ~ ~
~~.m
~?~~
~ _ - Q
9
~ 1
p
V J
W
LL
1""~
~
r
V J
Z
Q
Z
a
W
H
y
D
W
tl7
as z
o'=
a~ O
I"'
c~
G
Q
i
il~
ATLANTIC BLVD
AGENDA ITEM # 8A
JUNE 9, 2008
AGENDA ITEM # 8A
JUNE 9, 2008
"r 1
0
~!
f !~~ ~~
i
~r~ ..:
AGENDA ITEM # 8A
JUNE 9, 2008
r
C
'a
.~
L
M
GJ
3
a,
0
t
a~
0
a
0
L
Q.
a~
s
a,o
Z ,c
L
W ~'
L
~ ~
Z '~
W ~
~~
3
0
W ~
a~
~ a
I-
L
O °
O
Q
aZ
AGENDA ITEM # 8A
JUNE 9, 2008
Draft minutes of the May 20, 2008 regular meeting of the Community Development Board
Item S.c. UBE-2008-03, Shivam Atlantic, LLC. Request for aUse-By-Exception to allow
development of a new Hampton Inn & Suites hotel in the Commercial General (CG)
Zoning District on an undeveloped site located at the northwest corner of Atlantic
Boulevard and Aquatic Drive.
Mr. Lambertson asked Ms. Doerr to introduce this item. Ms. Doerr summarized the project as an
80-room 3-story hotel and explained that hotels are not permitted ny-right in the Commercial
General (CG) Zoning District, but are permitted with approval as aUse-By-Exception. She
stated that the site was surrounded by commercial uses and that a hotel was consistent with other
uses on adjacent lands. She also noted that with the recent renovations and marketing of the Sea
Turtle (One Ocean) as high-end luxury resort hotel, there would seem to be a need for alternative
high quality but more affordable accommodations.
Mr. Lambertson invited the applicant to address the Board. Applicant Bobby Bhikha, with
Shivam Atlantic, LLC, 11 First Street North, Jacksonville Beach, deferred to his representative
engineer John Nevin, Nevin Goodson & Associates, 7406 Fullerton Street, Jacksonville.
Mr. Nevin reviewed the preliminary site plan, noting that access would be from Aquatic Drive
and stormwater retention would be underground. He noted that the existing condition of the lot
consists of some trees, but for the most part it is littered with trash and rubbish, and it is
frequented by the homeless and others probably involved in illegal activities.
Mr. Lambertson opened the floor to public comment.
Cheryl McCormick, 792 Aquatic Drive, expressed concern over the addition of traffic to the area.
She said that the residential neighborhood to the north of the subject property is already
experiencing severe problems with cut-through traffic. She asked if there were any
improvements planned that would assist the neighborhood with easing the traffic. Additionally,
she noted that the neighborhood experiences severe flooding, and while a new retention pond is
being constructed just north of the subject property, she is concerned about more impervious
surface.
Mardie LeBouton, 774 Aquatic Drive, echoed the sentiments of Ms. McCormick, adding that
currently, cars cutting through the neighborhood travel at speeds upwards of 50-60 mph, even
though the posted speed is 25 mph, and "No Thru Traffic" signs are posted. Further, she said
that stop signs are rarely obeyed.
Ms. LeBouton also said that Cutlass Drive was previously closed off, so that there was only the
one entrance into /exit out of the neighborhood, but she recalled that it Inay have been opened at
the request of the Fire Department. Mr. Lambertson recommended that residents present to the
City Commission the original intent (that Cutlass be blocked) and find out if the traffic pattern
could revert to the original. Ms. Glasser noted that there is also on-street parking, and kids have
a tendency to dart out from between the cars.
Mr. Hansen said that someone from the Fire Department will most definitely say that access is
the reason that Cutlass was opened, but if the opening has resulted in a greater number of public
safety hazards and of greater severity, then it should be revisited.
Page 6 of 9
AGENDA ITEM # 8A
JUNE 9, 2008
Draft minutes of the May 20, 2008 regular meeting of the Conznzunity Development Board
Sally Clemens, 1638 Park Terrace West, said that she did not hear mention of the height. Ms.
Doerr verified that it was 35'.
R. D. DeCarle, 51 Beach Avenue, spoke in support of the project and said that he felt it would
help clean up problems with vagrants in the vicinity and help address a need for more affordable
short term accommodations. He added that if this facility was comparable to the applicant's
other properties located in Jacksonville and Jacksonville Beach, that it would be a very nice
addition to Atlantic Beach's commercial corridor.
Maria Mark, 1148 Linkside Drive, said that she sympathized with the traffic issues plaguing the
neighborhood and encouraged the CD Board to support a citizen request to review the traffic
patterns for the neighborhood.
Mr. Lambertson requested that Mr. Nevin respond to those issues brought up by the residents that
could be addressed by the applicant. Mr. Nevin assured the Board and audience that the
applicant would prefer to gain access to Atlantic Boulevard, but he does not think that FDOT
will grant it given the proximity to Aquatic Drive. Ms. Doerr elaborated that there is a minimum
distance required between points of ingress/egress. As to retention, Mr. Nevin said that it must
be addressed by "pre-post" on the private property explaining that their project could not have
any off-site drainage. Drainage will be underground system that more efficiently recharges the
ground water. Mr. Nevin also said that the applicant will provide a limited traffic study and work
with Public Works to come up with the best signage and other traffic engineering solutions, such
as a "Right Turn Only" design out of the hotel.
With no further public comment, Mr. Lambertson closed the public hearing and opened the
discussion to the board.
Ellen Glasser asked who would be responsible for conducting the traffic study. Ms. Doerr said
that the applicant hires a consultant to conduct an independent study -required for transportation
concurrency purposes -which is then reviewed by Public Works, and possibly someone from the
NEFRC or a privately contracted transportation engineer.
Mr. Adams, noting that he lived in Aquatic Gardens, expressed concern about the pedestrian
access and connectivity, saying that a number of residents, himself included, walk to the Publix
shopping center. He said that the plan shows 85 parking spaces, and to be comfortable with the
plan, he would need to see sidewalks and access, particularly on the western side of Aquatic.
Ms. Doerr responded that it could be aright-of--way issue and that the City could not require the
applicant to install such improvements off of their site.
Mr. Adams also noted the proposed location of the dumpster on the back of the property, in close
proximity to the residential neighborhood. He said that the neighborhood already experiences a
great deal of noise around 5:30 am from garbage trucks going to the shopping center, and
conditional language requiring garbage pickup after a certain time should be included. Ms.
Doerr said she had no objection to that language and also added that, with construction of the
Hopkins Creek retention pond underway and new sidewalks planned along Aquatic Drive, the
pedestrian connectivity will be improved.
Page 7 of 9
AGENDA ITEM # 8A
JUNE 9, 2008
Draft minutes of the May 20, 2008 regular meeting of the Community Development Board
Ms. Glasser asked for confirmation that the project would be subject to landscaping
requirements. Ms. Doerr replied yes, that the project would be required to submit a full
landscape plan, subject to the specific provisions for the commercial corridor.
Ms. Drysdale asked if the access would be directly in line with/across from the Aquatic Drive
access to the shopping center, and if the only uses to be housed in the structure were guest
quarters and office space. Applicant Bobby Bhikha said that the preliminary design placed the
access in line with the shopping center access. He also said there would be a guest area in which
continental breakfast would be served; however, there would be no restaurant, bar, kitchen or
other dining facilities. Ms. Drysdale asked Ms. Doerr to verify that, by exclusion, this UBE
would not allow for addition of such facilities at a later date. Ms. Doerr responded that that was
correct. Such facilities would have to have been included on this application and provide any
required parking.
Ms. Glasser recognized that the current configuration of the shopping center parking lot
encourages random driving and cutting through lots. Ms. Doerr explained that the impending
renovations to the shopping center will include a reconfiguration of the parking lot and drive
aisles.
Mr. Lambertson inquired as to the applicant's other hotel holdings. Mr. Bhikha replied that he
owned the Best Western and the Quality Suites, both in Jacksonville Beach, as well as the
Holiday Inn Express, currently under construction, also in Jacksonville Beach.
Mr. Nevin added that the proposed Atlantic Beach Hampton Inn would provide 24 full-time jobs.
Mr. Lambertson asked Mr. Nevin if he anticipated that cars would stack up. Mr. Nevin replied
that he did not, but it would certainly be reviewed in the traffic study. Ms. Doerr said that hotels
generally do not generate a large number of peak hour trips.
Mr. Adams reiterated the need for intersection improvements. However, he said that he would be
against anything that limited drivers' ability to make a left turn from Aquatic onto Atlantic. Bill
Ebert, Ebert Norman Brady Architects, 1361 13th Avenue South, Jacksonville Beach, reiterated
that hotel usage has a very low peak hour traffic count. Ms. Glasser asked if language could be
added to address this concern also. Ms. Doerr said that this would be an FDOT issue, but that
there currently existed a full opening (allowing a left hand turn) and it did not seem plausible that
it would be limited, especially given the options if drivers were forced to turn right out of the
hotel. Mr. Nevin was emphatic that the applicant did not want aright-turn-only on to Atlantic
Boulevard. In fact, such limitation would be detrimental to the business. He stated that an
FDOT recommendation for aright-turn-only on to Atlantic Boulevard would essentially be a
deal-breaker for the hotel. Mr. Nevin stated he would certainly work with FDOT and the City of
Atlantic Beach to make the best possible improvements to serve his client and the residents of
the city.
MOTION: Finding that the approval of this Use-By-Exception complies with the
requirements of Section 24-63 of the Land Development Regulations and that the requested
use is consistent and compatible with other surrounding development along this portion of
Atlantic Boulevard, Ellen Glasser moved that the Community Development Board
recommend approval of UBE-2008-03, a request for a Use-By-Exception to allow
Page 8 of 9
AGENDA ITEM # 8A
JUNE 9, 2008
Draft minutes of the May 20, 2008 regular meeting of the Community Development Board
development of a new Hampton Inn & Suites hotel in the Commercial General (CG)
Zoning District on an undeveloped site located at the northwest corner of Atlantic
Boulevard and Aquatic Drive, to the City Commission, provided that a condition be added
that there would be no dumpster pickups earlier than 7:00 am.
SECOND: Lynn Drysdale seconded the motion.
DISCUSSION: Blaine Adams stated he was totally against the project, yet after reviewing
the codes, he could find no legitimate reason to vote against it.
VOTE: The vote was unanimous in favor of recommendation for approval, 6-0.
6. ADJOURNMENT. Chairman Lambertson adjourned the meeting at 8:20 pm.
Signed: Chris Lambertson, Chairman
Attest
Page 9 of 9