Commission Workshop 5-26-09WORKSHOP AGENDA
Tuesday, May 26, 2009 at 5:00pm
Commission Chambers
WORKSHOP TOPIC: Options for revisions to the City Code to implement Strategic Plan
objectives related to Royal Palms and neighborhood revitalization of Royal Palms and other
older neighborhoods.
1. Call to order and opening comments. (Mayor Meserve)
2. Define the need and the objective.
3. Specific provisions to discuss.
a. Removal of the 25' front yard Building Restriction Line (BRL.)
b. Establish a new section in either Chapter 6 (Building & Building Regulations,)
Chapter 12 (Nuisances) or Chapter 24 (Zoning & Land Development
Regulations) entitled: Neighborhood Preservation, Residential Property
Maintenance and Upkeep Standards.
c. Discuss items #1 through #5 as presented in Staff Report.
1. Debris on lots.
2. Household items outside.
3. Dead shrubs and landscaping.
4. Exterior upkeep of buildings.
5. Discarded toys...
d. Discuss revisions to the fence regulations.
e. Should chain -link fences be prohibited in front yards from this point on?
f. Establish requirement for fences to be reasonably well - maintained regardless
of what they are made of.
g. Discuss parking on grassed areas of right -of -ways.
4. Direction to staff.
5. Adjourn workshop.
CITY OF ATLANTIC BEACH
WORKSHOP STAFF REPORT
WORKSHOP TOPIC: Options for revisions to the Land Development Regulations to implement
Strategic Plan objectives related to Royal Palms and neighborhood revitalization.
SUBMITTED BY: Sonya Doerr, AICP X /
Community Development Director
DATE: May 18, 2009
BACKGROUND: Encouraging redevelopment and improvements to certain areas within the Royal
Palms subdivision was a goal included in this year's Strategic Plan. Planning staff was tasked with
developing a range of zoning code options for consideration. A list of discussion items was provided
to the City Commission in April, and a workshop was requested to provide an opportunity for more
in depth discussion of these ideas.
As I stated at the April meeting, many of these provisions, or similar provisions, are already in the
City Code, (see attached) but are either scattered in various Chapters or require clarification so that
citizens and Code Enforcement staff are not required to make interpretations or assumptions about
what is expected with regard to how residential properties should be maintained.
It is important to first establish the goal of this process. ...and equally important, to establish what is
not intended or expected.
Neighborhoods are the heart - and -soul of Atlantic Beach, and we have a rich diversity of
neighborhoods and housing types. Our social, income, workforce, economic, racial and ethnic
diversity is also a major component to the sense of community that typifies Atlantic Beach.
While older homes are not expected to appear as new homes, and will naturally reflect the wear that
comes with age, pride in neighborhoods and the community as a whole begins with individual
residents who share a responsibility to maintain homes and yards in an acceptable condition and
appearance. Small and ongoing efforts by individuals can have a dramatic impact on the perception
of a neighborhood, and no single action is more effective at maintaining older neighborhoods than
neighbors setting the standard by example. And as we all know, curb appeal is a primary
component of property values. Similarly, if the standard becomes one of neglect and disrepair, the
perception and reality of tired, worn -out neighborhoods spreads like laurel wilt in a red bay forest.
We have focused on Royal Palms, but these same concerns should be addressed to all of the City's
older neighborhoods. The areas generally east of the Sherry Drive /Selva Marina Dive corridor will
always have a location advantage because of their proximity to the beach. This is just a fact of the
real estate market in any coastal community. But as we move away from the beach, most of the
neighborhoods are now 40 -50 years old, but are characterized by large lots, wide streets, mature
trees and modest but solidly built brick -clad concrete block ranch style houses. A close eye for
detail reveals some interesting architectural details in many of the homes in Royal Palms that were
typical to modern residential architecture in the 1960s. The majority of homes are well -kept
properties that reflect the "American dream" and pride of home ownership. The challenge is to
demand that property owners who have not properly cared for their homes and yards be required to
make needed improvements so that these scattered properties do not drag -down the entire
neighborhood.
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Our older neighborhoods are irreplaceable, and these smaller homes on large lots offer unique
opportunities for expansion and renovation to provide high quality, moderately priced homes for
young families, Navy personnel and older residents who are in the "downsize " phase of their lives.
Now is the time to be pro- active in creating the right environment to support reinvestment and a
positive perception of our older neighborhoods. Expansion of personnel at Naval Station Mayport
and, hopefully a stabilizing housing and mortgage market will provide some opportunities we need
to be ready to embrace.
In the following pages, I have attempted to separate options by related topic. I have placed these in
order of what logically seem to be "no brainers " then continuing on with those that will require
more discussion.
Whatever direction the City Commission chooses to pursue, Staff suggests that these would be
appropriate general revisions that should apply to all residential areas of the City.
• Specific to Royal Palms, however, staff suggests an amendment to the subdivision plats, which
were approved in 1960 -61, to remove the 25 -foot Building Restriction Line (BRL), such that the
standard RS -1 front setback of 20 -feet would apply. The front property line on most lots in
Royal Palms is set back about 15 -feet from the street curb. The split -rail fence on the below lot
is on the property line, so even with the standard 20 -foot setback, the house would still be set
back 30 -35 feet from the street. This house is also a good example of why the 25' BRL should
be removed. The house is built right up to the BRL. If the owner wished to update the house
by enclosing the exiting recessed entry and add a covered porch, the current BRL would
prohibit this.
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Many other houses have small shed roof
extensions over their front doors, which
are becoming old and dated in
appearance. The 25' BRL would prohibit
a "real" front porch, since the walls of the
house are at the 25' BRL.
Elimination of the BRL combined with
the existing provision that allows an open
porch to extend 48 inches into the front
setback would provide ample room for an
attractive and functional front porch
addition to these homes.
This house was beautifully renovated in
2007, and would seem to be a perfect
example of what we hope to encourage in
Royal Palms. A Variance to the BRL
was granted to allow the front porch
addition, but a variance is really not the
appropriate procedure to change a platted
BRL, and it seems illogical to require a
variance procedure in order to get this
end result.
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For discussion: recommendations for changes to the Zoning Regulations
Establish a new section within the Zoning Code that "fills in the gap" between the Property
Maintenance Code and existing regulations entitled: Neighborhood Preservation, Residential
Property Maintenance and Upkeep Standards ... or something similar.
This new section could contain provisions similar to the following and should apply City -wide. I
have included photos that demonstrate the need for such provisions.
All areas of a lot that are visible from a Street or a neighboring property shall be maintained
in an acceptable manner, which shall be defined by the following conditions.
(1) Lots shall be maintained free of litter, trash, debris, discarded belongings, automotive parts and
old tires, construction materials and all other "junk" that by reasonable observation does not
belong on a residential lot.
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(2) Household items of any type that are customarily intended to be used and maintained within the
interior of a residence shall not be stored or discarded in any location on a lot that is visible
from a street. Similarly, within the rear or side yards of a lot, such items shall not be stored in a
manner or amount such that an unsightly nuisance to neighboring properties or an environment
that attracts rodents, insects, or other animals and pests is created.
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(3) Dead shrubs or landscaping shall be removed from lots, and where a resident is unable to
maintain a lawn, dirt or sand areas must be contained in some manner so as to prevent dirt or
sand from blowing or washing into adjacent properties and the street to the degree that
neighboring properties are damaged or the City's stormwater system is adversely effected.
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(4) The exterior appearance of a house and any Accessory Structures shall be reasonably well
maintained. Broken windows and doors shall be repaired and secured. The use of plywood,
OSB, fiberglass panels, tape, cardboard, newspaper or the like shall be used only temporarily,
and such items shall not be used to permanently cover the inside or outside of any door or
window.
WN 74-
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(5) Children's toys, bikes, trikes and the like which have become broken, dirty from neglect or no
longer used should not accumulate in areas of a Lot visible from a street. This should not be
construed as prohibiting children's toys in yards —that is not the intent— but rather to require toys
that are broken or no longer used to be properly discarded. Residential lots should not become
toy junkyards.
Other options to consider...
• Revise fence regulations to prohibit the future use of chain -link and similar type fences within
front yards, and along the street sides of corner lots on residential lots, require landscaping that
conceals the fence.
As I have previously commented, most property owners who put up new fences in their front
yards use some other type of fence in any case, so this would seem to simply codify what most
citizens prefer. Below are examples of newer fences that commonly used in front yards.
• Below is a great example where Confederate Jasmine has been used to fully conceal a fence.
This may be an appropriate option for corner lots where the back yard is visible from the street.
Also... Require fences, regardless of the material the fence is made of to be maintained and
repaired, replaced or removed when in a state of obvious dilapidation, disrepair or damage. A
wood fence that is falling apart is just as unsightly as any type of chain link or wire fence.
Fences should also be constructed out of materials that are customarily used for fencing. We have
had several fence permit applications and complaints where fences are constructed out of "creative"
materials that look as if they were salvaged from a junk yard.
Chain link fences have a proper place and serve a needed function at a reasonable cost, but this is
probably not in our front yards. A provision to grandfather existing fences that are in acceptable
condition until they are replaced is probably appropriate in this case, but fences that are in the
condition as shown in the following photos are a detriment to the neighborhood.
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• Parking in right -of -ways. The following provision is now in the Land Development Regulations:
Section 24- 161(6) (3) Parking for residential uses shall be located within paved or stabilized driveways,
Private Garages or carports or such areas intended for the day -to -day parking of vehicles. Vehicles shall not
be routinely parked within grassed or landscaped areas of a residential Lot or on grassed or landscaped
portions of public Right -of -ways adjacent to the Lot.
This provision is somewhat inconsistent with Section 21 -17(h) of the City Code, which contains a list of
specific streets where parking is prohibited, which could be construed as allowing parking along all other
right -of -ways. Sufficient parking for subdivisions that were developed at a time when households typically
had only one automobile is a difficult and inescapable problem, but this clearly is a detriment to the
appearance of neighborhoods.
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ATTACHMENTS: Summary of current regulations to address Royal Palms issues.
REVIEWED BY CITY MANAGER:
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Provisions in the current Land Development Regulations
to address Royal Palms issues.
Section 24 -82 (b) Number of Buildings allowed on a Single - family or Two - family (Duplex)
Lot. The total number of Buildings on any Lot zoned only for Single - family or Two - family (Duplex)
Use shall not exceed three (3) including the Principal Use Structure, detached garages and any other
detached Building.
Section 24- 151(a) Accessory Uses and Structures ....... Any Accessory Structure, if allowed to
deteriorate to an unsafe, deteriorated or unsightly appearance, shall be repaired or removed
upon order of the City, and shall become subject to Code Enforcement action for failure to
comply. However, temporary structures, such as portable tents, canopies, awnings or other non-
permanent structures shall be limited to special occasion use only, and for a period of not more than
ninety -six (96) hours, i.e., four (4) days.
Accessory Structures permitted within all residential zoning districts.
• Children's playhouse and /or juvenile play equipment, provided such shall not be
permanently located within Required Front Yards.
• Storage and tool sheds, not to exceed 150 square feet and ten feet in height for a flat roof or
twelve feet in height for a peaked roof Only one detached storage or tool shed shall be
allowed on any single residential Lot, and such Structures shall comply with applicable Side
Yard requirements and shall be a minimum distance of ten (10) feet from the rear Lot Line.
Sec. 24- 160(a) Within residential Zoning Districts, trash receptacles, garbage, recycling and
similar containers shall be shielded from view except during time periods tvnically associated
with refuse collection. Any Structure, which serves the purpose to contain or shield such containers,
shall not be located within Right -of -ways and shall not create any interference with clear vehicular and
pedestrian travel or sight distance.
Sec. 24 -161. (b)
(3) Parking for residential uses shall be located within paved or stabilized driveways, Private Garages
or carports or such areas intended for the day -to -day parking of vehicles. Vehicles shall not be
routinely parked within grassed or landscaped areas of a residential Lot or on grassed or
landscaped portions of public Right -of -ways adjacent to the Lot.
(5) Mechanical or other automotive repair work on any motor vehicle shall not be performed out -of -doors
within any residential Zoning District, except for minor maintenance or emergency repair lasting less than eight
(8) hours and performed on a vehicle owned by the occupant of the residential property.
Section 24 -163.
(c) A junked or Abandoned Vehicle, or one that is inoperable, as defined within this Code, shall not be
parked or stored in any Zoning District. Further, mechanical or other automotive repair work on any
motor vehicle shall not be performed out -of -doors within any residential Zoning District, except for
minor maintenance or emergency repair lasting less than eight (8) hours and performed on a vehicle
owned by the occupant of the residential property.
(d) No materials, supplies, appliances or equipment used or designed for use in commercial or
industrial operations shall be stored in residential Zoning Districts, nor shall any home appliances or
interior home furnishings be stored outdoors in any residential Zoning District.