Item 8AAGENDA ITEM # 8A
OCTOBER 27, 2008
CITY OF ATLANTIC BEACH
CITY COMMISSION MEETING
STAFF REPORT
AGENDA ITEM: Request for aUse-by-Exception to permit a dog day care and boarding
facility in the Commercial General (CG) Zoning District at a developed and unused property at
1075 Atlantic Boulevard.
SUBMITTED BY: Sonya Doerr, AICP ,~~
Community Development Director
DATE: May 29, 2008
BACKGROUND: See attached Community Development Board staff Report.
The Community Development Board considered this request at their September 14th meeting
and unanimously recommended approval.
RECOMMENDATION: The City Commission may consider a motion to approve this Use-
by-Exception (UBE-2008-04) to permit a dog day care and boarding facility in the Commercial
General (CG) Zoning District at a developed and unused property at 1075 Atlantic Boulevard,
provided:
(Add other findings or conditions as may be appropriate.)
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: Community Development Board Staff Report, application materials and
draft minutes of the October 14th Community Development Board meeting.
BUDGET: No budget issues.
REVIEWED BY CITY MANAGER•
October 27, 2008 regular meeting
AGENDA ITEM # 8A
OCTOBER 27, 2008
COMMUNITY DEVELOPMENT STAFF REPORT
October 14, 2008 Public Hearing
UBE-2008-04, Karen Stang
To: Community Development Board
From: Planning, Zoning and Community Development Department
Date: September 26, 2008
Subject: UBE-2008-04
Applicant: Karen Stang
1864 Nightfall Drive
Neptune Beach, Florida 32266
Request: Request for aUse-by-Exception to permit a dog day care and boarding facility
in the Commercial General (CG) Zoning District at a developed and unused
property at 1075 Atlantic Boulevard.
STAFF COMMENTS
The applicant wishes to use this property for a dog day care and boarding service, which requires
approval of aUse-by-Exception in the CG District. This site is the former Kahoe auto repair and
storage property, and has been occupied by a succession of used care sales and auto related uses
for many years. The property has sat vacant more than it has been occupied over recent years.
The property consists of the 2200 square foot concrete block building that faces Atlantic
Boulevard and a large fenced in area at rear of the lot where vehicles were kept for many years.
The lot is about 600 foot deep, and the rear 400+ feet of the lot is heavily wooded. Other
surrounding commercial uses including Ashland Self Storage and a small strip center are
adjacent to this site. The only residential use in the vicinity of the property is the Atlantic Arms
Apartments. A corner of that property can barely be seen from this site through the trees.
The Applicant has stated that only dogs will be kept on the site, and that no overnight boarding
will be provided initially, but that when they do expand services to include overnight boarding,
all dogs will be kept indoors at night. As you recall from the earlier Use-by-Exception for a
Veterinary Clinic, this is required by State law in any case, so this would not seem to be a
necessary condition.
AGENDA ITEM # 8A
OCTOBER 27, 2008
Possible uses for this site are somewhat limited because of parking, access and the condition of
the building, which would not meet current building code for typical retail or similar commercial
uses. The Building Official has provided that those more stringent requirements would not
apply to the requested use. Given the limitations of this site, and the uses that surround the site,
the requested dog day care and boarding would seem to be an appropriate use for the property.
The Applicant has stated their intention to make substantial aesthetic improvements to the
property including installation of landscaping, removal of the chain link fences on the front of
the site, and removal of the crushed roof shingle surface in the parking area.
Staff is supportive of this request in that this site has continued to be an eyesore in a prominent
location on Atlantic Boulevard for a good number of years, and the Applicant's plans will
provide a substantive improvement to the appearance of this site. Staff also finds that this use is
consistent with the objective to promote uses that are neighborhood serving along the City's
commercial corridors, and recommends approval of this Use-by-Exception.
SUGGESTED ACTION TO RECOMMEND APPROVAL
The Community Development Board may consider a motion to recommend approval to the
City Commission of this Use-by-Exception to permit a dog day care and boarding facility in
the Commercial General (CG) Zoning District at a developed site located at 1075 Atlantic
Boulevard, provided:
(Add other findings or conditions as may be appropriate.)
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.
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AGENDA ITEM # 8A
OCTOBER 27, 2008
Minutes of the October 14, 2008 regular meeting of the Community Development Board
MINUTES OF THE REGULAR MEETING OF THE
COMMUNITY DEVELOPMENT BOARD
Tuesday, October 14, 2008
A regular meeting of the Community Development Board was convened at 6:04 pm on Tuesday,
October 14, 2008 in the City Hall Commission Chambers, located at 800 Seminole Road in
Atlantic Beach. In attendance were Community Development Director Sonya Doerr, Principal
Planner Erika Hall and Community Development Board members Blaine Adams, Ellen Glasser,
Kirk Hansen, Joshua Putterman, and Chairman Chris Lambertson. Boazd members David Boyer
and Lynn Drysdale were absent.
1. CALL TO ORDER Chairman Chris Lambertson called the meeting to order at 6:04 pm.
2. APPROVAL OF MINUTES. Chairman Lambertson called for a motion to approve the
minutes of the July 15, 2008 and September 16, 2008 regular meetings. Ellen Glasser moved
that the minutes of July 15, 2008 and September 16, 2008 be approved as written. Kirk
Hansen seconded the motion which carried unanimously, 5-0.
3. RECOGNITION OF VISITORS. Chairman Lambertson noted no visitors in the audience.
4. OLD BUSINESS. There was no unfinished business for consideration.
5. NEW BUSINESS.
a. UBE-2008-04, Stang. Request for aUse-by-Exception to permit a pet day care and
boarding facility in the Commercial General (CG) Zoning District at a developed
and unused property at 1075 Atlantic Boulevard.
Chairman Lambertson introduced the item and Ms. Doerr explained the existing
conditions of the property which made it suitable for the applicants' request. In
particulaz, she noted that the property is long and narrow, and the rear portion is heavily
vegetated, creating a good buffer. She also explained that she had conferred with
Building Official Michael Griffin, who agreed that the existing structure was much better
suited to this use than a retail use, which would require compliance with stricter building
codes.
Applicant Kazen Stang and her husband Greg, 1864 Nightfall Drive, Neptune Beach,
were given the opportunity to address the Boazd. Ms. Stang summarized that the use
would be a dog day care, though consideration might be given to extending overnight
boarding at a future date. Ms. Glasser inquired as to cosmetic improvements of the
property, to which Mr. Stang responded that the existing property is functional for their
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AGENDA ITEM # 8A
OCTOBER 27, 2008
Minutes of the October 14, 2008 regular meeting of the Community Development Board
needs, but they do have intentions to greatly improve the aesthetics by painting the
exterior, replacing the existing chain link fence with a white pvc fence and landscaping
the front. Mr. Futterman asked if there would be any additional structures placed on the
rear of the lot, to which Mr. Stang replied no.
Ms. Glasser asked and Ms. Doerr confirmed that animal boarding is a permitted Use-by-
Exception within CG. Mr. Lambertson asked whether or not recommendation and
approval of this Use-by-Exception would cover only the day care operations, or if it
would also extend to cover over-night boarding, if the applicant should choose to pursue
that sector also. Ms. Doerr said this application would cover both day and night
boarding, thus not requiring the applicant to come before the Board again.
Mr. Hansen inquired as to the demand for such a service, to which Ms. Stang replied that
she had done thorough research and found that it is a growing market, typically
consisting of single professionals and working couples that want the companionship of a
pet but do not want to leave it home alone during the day. With no other questions for
the applicant from the Board, Mr. Lambertson opened the hearing to public comment.
No one from the audience came forward so that portion of the hearing was closed and the
discussion was returned to the Board.
MOTION: Joshua Futterman, moved that the Board, finding the requested use is
consistent and compatible with the surrounding development along this portion of
Atlantic Boulevard, and finding that approval of this Use-by-Exception complies
with the requirements of Section 24-63 of the Land Development Regulations,
recommend approval to the City Commission of this Use-by-Exception to permit a
dog day care and boarding facility in the Commercial General (CG) Zoning District
at a developed site located at 1075 Atlantic Boulevard. Kirk Hansen seconded the
motion which carried unanimously, 5-0.
b. ZVAR-200&07, Salaun. Request for a Variance to permit a six-foot high fence
along the side property line of a corner lot where only afour-foot high fence is
permitted. Property is within the RS-2 Zoning District and located at 1070 Ocean
Boulevard.
Chairman Lambertson introduced the item and Ms. Doerr explained that the applicant
had recently constructed a pool in compliance with pool placement regulations on the 11 ~'
Street side of her property. Additionally, the applicant has constructed a permitted four-
foothigh wood picket fence, which is in compliance with fence regulations; however, she
now wishes to construct asix-foot high fence along the 11`I' Street property line, citing a
need for privacy. Section 24-157 of the Land Development Regulations requires a 10-
foot setback of fences greater than four feet in height on corner lots primarily to prevent
interference with clear sight distance at intersections, and secondarily, to prevent
intersections in residential neighborhoods from appearing as walled crossways. Ms.
Doerr noted Public Safety had inspected the site and expressed concern about visibility at
this intersection with the existing conditions.
Applicant June Salaun, 1070 Ocean Boulevard, addressed the Board, explaining that the
four-foot fence afforded her no privacy. She said that her pool contractor had called the
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