Item 8E
AGENDA ITEM #SE
APRIL 26, 2004
CITY OF ATLANTIC BEACH
~. CITY COMMISSION STAFF REPORT
~ AGENDA ITEM: Preliminary Plat for Cornell Two Subdivision and a request for a
Subdivision Waiver by Beaches Habitat for Humanity to allow new
residential lots with width of less than seventy-five (75) feet at the
~,,, Building Restriction Line and less than 7,500 square feet of lot
area.
~, SUBMITTED BY: Sonya Doerr, AICP, Community Development Director ,~,[P
DATE: Apri106, 2004
BACKGROUND: Beaches Habitat has submitted a preliminary plat for a new subdivision
to be known as Cornell Two. The proposed project consists of eight lots, each to be developed
~,,. with a duplex, for a total of 16 dwelling units. The site is zoned RG-2 (multi-family) and is
located within the Residential, High Density Comprehensive Plan future land use category.
Beaches Habitat has requested that some lots be permitted to contain less than 7500 square feet
of lot area and less than 75-feet in width. The proposed lots, as depicted on the attached
Concept Plan, range from 5018 square feet to 9,200 square feet in size. In order for the project,
as now designed, to proceed through Preliminary and Final Plat approval, the reduced lot sizes
,~• must first be approved by the Commission. Section 24-191 sets forth conditions under which
the City Commission may waive requirements of the Subdivision Regulations.
This site is within one of only two remaining undeveloped areas of the City with a land use
designation of Residential, High Density, which permits 15-20 dwelling units per acre. In
other words, the Comprehensive Plan requires a minimum of 2175 square feet of lot area per
Dwelling Unit in the High Density category, as .set forth within Section 24-87 of the Land
Development Regulations. The minimum lot area per Dwelling Unit on any of the eight
proposed lots is at least 2500 square feet, and all lots exceed 5000 square feet in size. Staff
~'" finds the requested waiver consistent with the Comprehensive Plan, particularly those policies
that support provision of affordable housing. Development of the site will be subject to all
other applicable Land Development Regulations, including stormwater management,
"" impervious area limits, building setbacks, required parking and street design standards.
BUDGET: No budget issues.
RECOMMENDATION: Approve Subdivision Waiver, as requested and pursuant to Section
24-191, in support of the Housing Element of the of the Transmittal Draft of the
""' Comprehensive Plan, specifically Policy F.1.1.5, which states: The City shall continue to
provide assistance and incentives where possible to encourage new affordable housing and
preservation of existing housing stock through the CDBG funded housing rehabilitation
'~" program and through assistance to organizations such as Beaches Habitat and Builders Care.
ATTACHMENTS: Section 24-87 and proposed preli 'nary plat for Cornell Two subdivision.
REVIEWED BY CITY MANAGER:
~.
Apri126, 2004 regular meeting
+~•
AGENDA ITEM #8E
APRIL 26, 2004
EXHIBIT A -ORDINANCE NUMBER: 90-03-184
Sec. 24-87. Design and Construction Standards for Two-family (Duplex) Dwellings and
Townhouse Units
(a) Development of Two-family (Duplex) Dwellings and Townhouse Units, occurring after the initial
effective date of these Land Development Regulations, shall be allowed only. where Lot Area is in
** compliance with the Density limitations as set forth within the Comprehensive Plan, unless otherwise
determined to be a Vested Development in accordance with the terms of this Chapter. Within areas
~~ designated by the Comprehensive Plan for High Density residential Development a minimum Lot
,~,. Area of 2175 square feet shall be required for each Dwellin Unit For areas designated as Medium
Density, a minimum Lot Area of 3100 square feet for each Dwelling Unit shall be required, and
within areas designated by the Comprehensive Plan as Low Density, a minimum Lot Area of 7250
~,,, square feet for each Dwelling Unit shall be required.
(b) Two-family and Townhouse Dwelling Units shall be separated by a firewall which shall meet the
Florida Building Code firewall separation requirements for Multi-family construction.
(c) Dwelling Units separated by an open and uncovered breezeway, elevated open walkway, or similar
type connection, shall not be considered as Two-family Dwellings or Townhouses, and shall be
required to meet regulations applicable to Single-family Dwellings. Dwelling Units attached by any
type of solid, continuous or connected roof, however, shall be considered as aTwo-family Dwelling
or a Townhouse and shall be permitted only within those Zoning Districts where Two-family
Dwellings and Townhouses are permitted and in accordance with applicable Density limitations.
(d) Adjoining Two-family or Townhouse Dwellings Units shall be constructed of substantially the same
architectural style, colors and materials.
(e) Adjoining Two-family or Townhouse Dwellings Units shall be constructed at substantially the same
~ time or in a continuous sequence unless an existing Structure is being renovated within the same
Building footprint.
Sec. 24-88. Garage Apartments (as allowed in combination with Private Garages).
In any residential Zoning District, where a Lot has a width of fifty (50) feet or more and extends from
'" Street to Street (or Street to Ocean front in the case of ocean-front Lots), a single Garage Apartment in
combination with a Private Garage may be constructed on such double frontage Lots (See Section 24-84.)
subject to the following provisions.
(a) The Structure containing the Private Garage and the Garage Apartment shall not exceed twenty-five
(25) feet in height.
(b) The total Floor Area of the Structure containing the Private Garage and the Garage Apartment shall
not exceed seventy-five (75) percent of the heated and cooled area of the Principal Dwelling.
(c) There shall be not less than twenty (20) feet between the Principal Dwelling and the Structure
containing the Private Garage and the Garage Apartment.
(d) The Use restrictions and the minimum Yard requirements that apply to the Principal Dwelling shall
Ordinance Number: 90-03-184
Initial Effective Date: January Ol, 2002
with amendments through December 08, 2003
44
,~.
AGENDA ITEM #8E
APRIL 26, 2004
1
Iie~ches Habitat
Habitat for Humanity of the Jacksonville Beaches, Inc. Apri12, 2004
Sonya B. Doerr, AICP
Community Development Director
City of Atlantic Beach
800 Seminole Road
Atlantic Beach, Florida 32233-5805
Re: Cornell Tvro Subdivision
0
Dear Sonya,
Included with this letter please find the copies of the following information for your review and distribution:
1) Cornell Two Subdivision Concept Plan (11-copies)
2) Project Location Map (11-copies)
The referenced project's zoning (RG-2) allows for High Density Residential projects. It is the intent of Beaches
Habitat to construct a road and utilities to serve six (6) two-story and two (2) one-story duplexes on the site.
The total number of units in this development will be sixteen (16). This is minimum number of units that can
be constructed while meeting our financial goals for the project. Accomplishing these goals will require that
the minimum lot size within the development to be 5,018-square feet. This is less than the 7,500-square foot
minimum required by the City ofAtlantic Beach's Comprehensive Plan. Beaches Habitat is requesting that the
minimum lot size requirement established in the comprehensive plan be waived for this project on the grounds
that the proposed plan provides a less dense development than is allowed for the RG-2 zoning district. .
Thank you for your time and attention to this project. Should the City of Atlantic Beach have comments or
require additional information feel free to contact us at your convenience (241-1222).
~* Sincerely;' ~
/ ~. ;,
~~~~~
__~
Charles E. Kennedy. P.
Site Acquisition Committee
cc: Ralph Marcello
P.O. Box 50939 Jacksonville Beach, Florida 32240 (904) 241-1222
AGENDA ITEM #8E
APRIL 26, 2004
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