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6-17-Full CDB Agenda CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD REGULAR MEETING AGENDA Tuesday / June 17, 2014 / 6:00 pm Commission Chambers / 800 Seminole Road 1. Call To Order and Roll Call. 2. Approval of Minutes. A. Draft minutes of the April 15, 2014 regular meeting of the Community Development Board. 3. Old Business. 4. New Business. A. UBEX-14-00100018 (PUBLIC HEARING) 512 Stewart Street (Student Transportation of America) Request for use-by-exception as permitted by Section 24-112 (c) (5), to allow the permanent storage of automobiles. B. UBEX-14-00100019 (PUBLIC HEARING) 1175 Atlantic Boulevard (Atlantic Beach Urban Farms) Request for use-by-exception as permitted by Section 24-111 (c) (5) to allow limited wholesale operations. C. ZVAR-14-00100020 (PUBLIC HEARING) Request for zoning variance as permitted by Section 24-64 for a reduction of setbacks as required by Section 24-106 (e). D. PLAT-14-00100021 Request for approval of plat map for Atlantic Beach Country Club Unit 1 5. Reports 6. Adjournment. All information related to the item(s) included in this agenda is available for review at the City of Atlantic Beach Planning and Zoning Department, located at 800 Seminole Road, Atlantic Beach, Florida 32233, and may be obtained at this office or by calling (904) 247 -5800. Interested parties may attend the meetin g and mak e comment s regardin g agend a items , o r comment s may b e maile d t o the address above. Persons appealing decision made by the Community Developmen t Boar d with respect t o any matte r considere d a t thi s meetin g may need t o ensure tha t a verbati m recor d o f the proceedings, including the testimony and evidence upon which any appeal is based, is made. Notic e t o person s needin g specia l accommodation s and t o all hearin g impaired persons : I n accordanc e wit h the American s wit h Disabilitie s Act, person s needing special accommodations to Draft Minutes of the 4/15/2014 Community Development Meeting. Page 1 of 3 MINUTES OF THE REGULAR MEETING OF THE COMMUNITY DEVELOPMENT BOARD April 15, 2014 1. CALL TO ORDER. – 6:00 pm Chair Brea Paul verified that all board members are present with the exception of Patrick Stratton and Linda Lanier. The meeting was called to order at 6:00pm. Also present was Redevelopment and Zoning Coordinator, Jeremy Hubsch , Recording Secretary Jenny Walker, and representing the firm Kopelousos, Bradley & Garrison, P.A. was Mr. Rob Bradley. 2. ADOPTION OF MEETING MINUTES – February 18, 2014. Brea Paul called for a motion to approve the minutes of the February 18, 2014 regular meeting. Mr. Hansen made a motion to approve the minutes as amended. Mr. Parkes seconded the motion and it carried by a vote of 5-0. 3. OLD BUSINESS. None. 4. NEW BUSINESS. A. UBEX-14-00100012(PUBLIC HEARING) Request for use-by-exception as permitted by Section 24-11 2 (C) (5), to allow the permanent storage of automobiles and automotive repair. Staff Report Jeremy Hubsch, Redevelopment and Zoning Coordinator stated this UBEX-14-00100012 is a request for a Use-by-Exception to allow the permanent storage of automobiles and automotive repair in a Light Industrial and Warehousing Zoning District. The applicant is Coastal Cab Company. The subject property is located in a large district of properties that are zoned Light Industrial and Warehousing (LIW). The proposed Use-by-Exception is requested to allow the applicant to administer, repair, and store taxicabs at 1840 Mealy Street. The applicant currently operates the taxi cab company that dispatches, administers, repairs, and stores the vehicles on site. Draft Minutes of the 4/15/2014 Community Development Meeting. Page 2 of 3 The applicants are required to obtain a Use-By-Exception per Section 24-112 (c)(5), which requires one for, “establishments for heavy automotive repair, towing service or the permanent storage of automobiles, motorcycles, trucks, and tractors, machinery and equipment and similar uses.” The applicants stated in the application package the activities on site include those of a service/transportation company serving Jacksonville and the Beaches. Their primary business hours of operation are Monday through Friday, 8:00 AM to 5:00 PM. However, they state that they are a 24/7 operation with minimal staff on duty after 5:00 PM that includes dispatch and call center support. The application states that “drivers will come to base occasionally in the evenings to change vehicles”. The fleet consists of 65 vehicles. The cab drivers are independent contractors. The maintenance shop is a full service shop that operates between 8:00 AM and 6:00 PM. They state that they will not service vehicles on weekends or in the evenings. Jeremy Hubsch presented and aerial view of the subject site and surrounding properties. Sec. 24-112 of the Land Development Regulations state the intent of the light industrial and warehousing zoning district is intended for light manufacturing, stoage and warehousing, processing or fabrication of nonobjectionable products, not involving the use of materials, processes or machinery likely to cause undesirable effects upon nearby or adjacent residential or commercial activities. Policy A.1.5.6 of the Comprehensive Plan states that Commercial and light industrial development shall be located and designed so as to minimize adverse effects on residential areas, traffic facilities, and the aesthetic character of the City. Jeremy discussed three suggested actions to recommend approval and three suggested actions to recommend denial. Staff suggests that a condition of a cap be set on the amount of cars that can be kept on site as storage. This will ensure that the property does not turn into a junk yard or scrap yard. Brea Paul asked if this application is a result of a Business License renewal and Jeremy stated that the business had already opened prior to obtaining their license and then were notified of the need for the Use-by-Exception. We are working on finding a way to stop these business from opening without a Business Tax Receipt. Draft Minutes of the 4/15/2014 Community Development Meeting. Page 3 of 3 Applicant Comment Rob Glazier, the general manager of Coastal Cab introduced himself and discussed the fact that if there are more that 15 cars on his property then he is losing money. He states that other than employees cars there shouldn’t ever be more than 25 cars on the property. Public Comment None. Board Discussion Kirk Hanson stated that he doesn’t feel a cap is needed, considering the neighboring lots are full of vehicles. Sylvia does not agree and wants cap placed on the number of vehicles left on the lot. Jeremy stated that there is something in the code that says the nonconforming use of neighboring land structures or buildings in the same zoning district cannot be considered for justification of approval for the Use-by-Exception. Mr. Hanson asked the applicant how many vehicles does he need to have allowed on the lot at one time. Mr. Glazier said aside from his 10 employees cars, he would like to have 25 cabs allowed at one time. Motion Kirk Hanson makes a motion to approve UBEX-14-00100012 with the condition of no more than 25 stored vehicles not including employee vehicles at any one time. Mr. Elmore seconded the motion. It carried with a 5-0 vote. Brea Paul then stated that the question of how to handle the businesses opening before obtaining their Business Tax Receipts will be left to due diligence on the part of Code Enforcement. CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD STAFF REPORT AGENDA ITEM 4A CASE NO UBEX-14-00100018 Request for use-by-exception as permitted by Section 24-112 (c)(5), to allow the permanent storage of automobiles in the Light Industrial and Warehousing (LIW) Zoning District LOCATION 512 STEWART STREET APPLICANT STUDENT TRANSPORTATION OF AMERICA DATE June 4, 2014 STAFF JEREMY HUBSCH, BUILDING AND ZONING DIRECTOR STAFF COMMENTS The applicants are Student Transportation of America, prospective tenants of the property. This company provides contracted school bus and transportation services for Duval County Schools. The applicants will be using the site to park buses when they are not in use, as well as the bus drivers’ personal vehicles. There will also be a small break facility on site with utilities. STA currently uses a facility that is located at 10 Street and 5th Avenue South in Jacksonville Beach. The property is located in the Light Industrial and Warehousing (LIW) zoning district. The applicants are required to obtain a Use-By-Exception per Section 24-112 (c) (5), which says one is needed by, “Establishments for heavy automotive repair, towing service or the permanent storage of automobiles, motorcycles, trucks and tractors, boats, machinery and equipment, farm equipment and similar uses..” The site is comprised of a portion of two lots (512 Stewart St. and 1589 Main St.) under the same ownership. The property at 512 Stewart Street is the proposed vehicle access point, location for the break room facility and the dumpster for the site. The property at 1589 Main Street will have dedicated employee parking for personal vehicles and bus parking for up to 60 buses. There is currently another business known as Atlantic Moving and Storage on the western portion of this lot abutting Main Street. These two uses will be separated by a newly constructed 6 foot chain link fence. The remaining portion of the lot will have an asphalt paved circulation path with crushed and compacted asphalt parking areas and 3 newly installed light poles in the middle of the site with 4 light fixtures on each. Both properties, 512 Stewart Street and 1589 Main Street, have other existing uses that differ from that of the proposed use. It is possible to legally split each property according to city code, so that the existing uses have their own lot separate from the proposed use. The remaining portions of each lot could then be combined to create a single lot for the proposed use or they could be left separate and a permanent easement would be required on the 512 Stewart Street property so that 1589 Main Street property would have public road access. Page 2 of 5 With the actual parking of buses being located only on the 1589 Main Street property, there will be a 6 foot chain link fence around the entire site in addition to a minimum 200 foot buffer from any public street. All uses within that 200 foot buffer are industrial in nature and located within the Light Industrial and Warehousing zoning district. The portion of the site on 512 Stewart Street has an existing 6 foot fence at least 20 feet from the front property line with vegetation between it and the street. The vehicle access point on Stewart Street is located within 30 feet of the intersection Stewart Street and Mary Street. This is the only way to access Mary Street which is a dead end street that currently has 20 dwelling units in duplex and/or townhouse properties. Stewart Street between Mealy Lane and Main Street has another 8 dwelling units in duplex and/or townhouse properties. Additionally, there are newer residential neighborhoods on the east side of Main Street that may be impacted by the project. Staff has concerns about the traffic and visual impacts this project will bring to this residential neighborhood. Traffic impacts will be largely staggered throughout the day. Most employees will arrive in their personal vehicles between roughly 5 and 7 AM. They would then leave in their bus almost immediately with roughly half taking a route along Dutton Island Road to Mayport Road and the other half taking a route along Main Street to Levy Road to Mayport Road. Beyond those affected in the previous paragraph, both routes are comprised of a mix of residential, commercial and industrial uses. About two thirds of the buses would return mid day, coming in around 9 to 10 AM and leaving around 1:30 to 2:30 PM most days. Almost all buses would then return for the day between 5 and 7 PM and employees would leave in their personal vehicles. A few buses that transport athletic teams and similar events would return later in the night depending on when they are done. At a maximum capacity of 60 buses approved on this site, weekday traffic counts would conservatively be around 120 employee vehicle trips and 200 bus trips. Prior to this item going to the City Commission, the city’s engineers in the Public Works Department will review it for impacts to local roads, possible environmental runoff issues, stabilized parking, and any other relevant impacts. COMPREHENSIVE PLAN Below are relevant policies in the Comprehensive Plan that relate to this proposed use. Policy A.1.5.6 Commercial and light industrial development shall be located and designed so as to minimize adverse effects on residential areas, traffic facilities, and the aesthetic character of the City. Goal A.1 The City shall manage growth and redevelopment in a manner, which results in a pattern of land uses that: 1) encourages, creates and maintains a healthy and aesthetically pleasing built environment, 2) avoids blighting influences, 4) maintains the City’s distinct residential community character Policy A.1.1.3 The City shall protect potable water well fields and surface waters from the adverse impacts of development and shall prohibit the establishment of incompatible land uses adjacent to potable water wells. Such incompatible land uses shall include all industrial and manufacturing uses, but shall also include uses which have the potential to contaminate surface water or groundwater resources. Page 3 of 5 Subject Site and Surrounding Properties Figure 1. 512 Stewart St. and 1589 Main St. Areas of proposed use are shaded (JaxGis) 2013 Figure 2. Zoning of subject property and surrounding properties. Purple is Light Industrial and Orange Residential Page 4 of 5 SUGGESTED ACTION TO RECOMMEND APPROVAL The Community Development Board may consider a motion to recommend approval to the City Commission of a requested Use-by-Exception (File No. UBEX 14-00100018) to permit permanent storage of vehicles within the Light Industrial and Warehousing (LIW) Zoning District and located at 512 Stewart Street provided: 1. Approval of this Use-by-Exception is consistent with the intent of the Comprehensive Plan. 2. Approval of this Use-by-Exception is in compliance with the requirements of Section 24-63, Zoning, Subdivision and Land Development Regulations. 3. The requested use is consistent with Section 24-112(c) in that the proposed use is found to be consistent with the uses permitted in the LIW zoning districts with respect to intensity of use, traffic impacts and compatibility with existing industrial uses, commercial uses and any nearby residential uses. If the Community Development Board does agree to recommend approval, staff suggests that the following conditions be placed on the approval: 1. Screening be required in areas where the bus parking is visible from Main and Stewart Streets. 2. No bus drivers can sleep overnight in their cars, buses, or structures on site. 3. Consideration be given to negative impacts that could result to residential neighbors relating to noise and lighting. Page 5 of 5 SUGGESTED ACTION TO RECOMMEND DENIAL The Community Development Board may consider a motion to recommend denial to the City Commission of a requested Use-by-Exception (File No. UBEX 14-00100018) to permit permanent storage of vehicles within the Light Industrial and Warehousing (LIW) Zoning District and located at 512 Stewart Street provided: 1. Approval of this Use-by-Exception is not consistent with the intent of the Comprehensive Plan. 2. Approval of this Use-by-Exception is not in compliance with the requirements of Section 24-63, Zoning, Subdivision and Land Development Regulations. 3. The requested use is consistent with Section 24-112(c) in that the proposed use is found to be consistent with the uses permitted in the LIW zoning districts with respect to intensity of use, traffic impacts and compatibility with existing industrial uses, commercial uses and any nearby residential uses. CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD STAFF REPORT AGENDA ITEM 4B CASE NO UBEX-14-00100019 Request for use-by-exception as permitted by Section 24-111 (c)(5), to allow limited wholesale operations in the Commercial General (CG) Zoning District LOCATION 1175 ATLANTIC BOULVARD APPLICANT ATLANTIC BEACH URBAN FARMS DATE June 4, 2014 STAFF JEREMY HUBSCH, BUILDING AND ZONING DIRECTOR STAFF COMMENTS The applicant is Atlantic Beach Urban Farms. This is a new company utilizing innovative techniques to grow produce inside a greenhouse for retail sale. It is the intent of the applicant to sell their produce in an on -site retail storefront while also conducting limited wholesale operations. The applicants are required to obtain a Use-By- Exception per Section 24-111 (c) (5), which says one is needed by, “Limited wholesale operations, not involving industrial products or processes or the manufacturing of products of any kind.” The site was previously a carpet business located on three separate, partially wooded lots. All existing structures have been demolished and the site is being cleaned in preparation for new construction. While some trees will have to be removed to accommodate the new use, efforts have been made to minimize the number of trees to be removed by placing buildings and internal roads near the locations of previous structures. A tree removal permit will be necessary prior to construction. The main structure will be a 7,000 square foot greenhouse where the produce growing aspect of the business will take place. There will also be a small retail and office building, storage and maintenance building, and a packing and distribution building. All structures meet height and setback requirements. The site will have two access points. One will be located along the access road to west bound Atlantic Boulevard at the front of the property. The second will be located on West 1st Street at the rear of the property. Traffic to and from the site is not expected to be more than two 24 foot refrigerated trucks a week for the wholesale use. Loading of trucks will occur in a dedicated loading zone that is separated from internal traffic flow in accordance with city standards. The area to the north of the property is largely residential. However, no residential uses directly abut the site. They are separated by West 1st Street. In addition, the site has been designed to place parking and buildings towards the south near Atlantic Boulevard. Most trees being preserved are loca ted between the residential area and the buildings on the site. The site is located on Atlantic Boulevard making it is subject to Commercial Corridor Development Standards in Section 24-171. These standards are being met. In addition, Section 24-160 (b) requires dumpsters to be screened by fencing or landscaping and this will be done. The applicants will still be required to submit commercial plans to Page 2 of 3 the city that are required to meet all codes. The use-by-exception specifically relates to their ability to conduct wholesale operations on site. Subject Site and Surrounding Properties Figure 1. 1175 Atlantic Boulevard and surrounding properties (JaxGis) 2013 Page 3 of 3 SUGGESTED ACTION TO RECOMMEND APPROVAL The Community Development Board may consider a motion to recommend approval to the City Commission of a requested Use-by-Exception (File No. UBEX 14-00100019) to permit limited wholesale operations within the Commercial General (CG) Zoning District and located at 1175 Atlantic Boulevard provided: 1. Approval of this Use-by-Exception is consistent with the intent of the Comprehensive Plan. 2. Approval of this Use-by-Exception is in compliance with the requirements of Section 24-63, Zoning, Subdivision and Land Development Regulations. 3. The requested use is consistent with Section 24-112(c) in that the proposed use is found to be consistent with the uses permitted in the CG zoning districts with respect to intensity of use, traffic impacts and compatibility with existing industrial uses, commercial uses and any nearby residential uses. SUGGESTED ACTION TO RECOMMEND DENIAL The Community Development Board may consider a motion to recommend approval to the City Commission of a requested Use-by-Exception (File No. UBEX 14-00100019) to permit limited wholesale operations within the Commercial General (CG) Zoning District and located at 1175 Atlantic Boulevard provided 1. Approval of this Use-by-Exception is not consistent with the intent of the Comprehensive Plan. 2. Approval of this Use-by-Exception is not in compliance with the requirements of Section 24-63, Zoning, Subdivision and Land Development Regulations. 3. The requested use is not consistent with Section 24-111(c) in that the proposed use is found to be inconsistent with the uses permitted in the CG zoning districts with respect to intensity of use, traffic impacts and compatibility with existing commercial uses and any nearby residential uses. CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD STAFF REPORT AGENDA ITEM 4.C. CASE NO ZVAR-14-00100020 Request for variance from the provisions of Section 24-106(e), to allow a reduction of required setbacks in the RS-2 zoning district on double frontage lots located on Beach Ave and Ocean Blvd. Specifically, the applicant seeks to construct a detached garage 10’ from Ocean Blvd, which is 10’ less than the minimum 20’. LOCATION 152 3RD STREET APPLICANT KATHERINE ALLISON HALL HILLIS DATE JUNE 4, 2014 STAFF JEREMY HUBSCH, REDEVELOPMENT AND ZONING COORDINATOR STAFF COMMENTS The applicant has purchased an older home that is located between Ocean Boulevard and Beach Avenue at the corner of 3rd Street. The applicant intends to preserve the existing structure and is requesting to build a detached garage with a 10’ setback, as opposed to the required 20’ setback. There are two different variances that can be granted by the Community Development Board that would enable the garage to constructed with a 10’ setback. See the attached supporting materials for the site plan and renderings. Option 1 At the November 19, 2013 Community Development Board, former Building and Zoning Director Michael Griffin presented a recommendation that the city change a current policy regarding through lots between Beach Avenue and Ocean Boulevard. At that time, the city had a requirement that all through lots with double frontage between these two roads would be required to consider Ocean Boulevard as the front yard for setback purposes. This meant that no detached garages could face Ocean Boulevard, as they can only be built in rear yards. Mr. Griffin recommended to the Community Development Board that this requirement be removed so that properties could front onto Beach Avenue. The Community Development Board voted in favor 6-0 to recommend that change to the City Commission. The recommendation was presented the same way to the City Commission, however, when the actual ordinance revision was written, it did not allow property owners to consider Beach Avenue as their front yard and Ocean Boulevard as their rear yard. It simply removed Section 24-84 (c) from the code (see attached). This code change now requires that double frontage lots between Beach and Ocean must consider both street frontages as the front yard for setback purposes. Since detached garages must be constructed in the rear yard (or meet front yard setbacks), the code change means that no detached garages can be built within 20’ of either Beach or Ocean. Given the lot depths of most of the through lots between Beach and Ocean, this may present a difficulty in locating detached garages on properties. Page 2 of 3 Staff would like to revisit the recent code change and consider the implications it now has on properties between Beach Avenue and Ocean Boulevard. In the meantime, the applicants cannot delay their project until a code change is made. The Community Development Board may consider granting a zoning variance on several of the grounds necessary for the granting of a variance, notably #2, #3, and #4. However, the garage as proposed has a building footprint of 704 square feet. The Land Development Regulations only allow a maximum of 600 square feet of lot area, which means the proposed garage would need to be reduced to 600 square feet of lot area or less. Option 2 If the applicants need a detached garage that is larger than 600 square feet in lot area, they can build a “garage apartment” per Section 24-89. This allows a garage to be up to 75% of the size of the main structure, provided it meets the zoning setbacks of 20’ and also has a 20’ gap between the main structure. This proposed garage is 20’ from the main structure, but does not meet the 20’ front yard setback. A zoning variance would be needed to allow a garage apartment larger than 600 square feet to be built within the front setback of 20’. Analysis Section 24-64(b)(1) provides that “applications for a variance shall be considered on a case-by-case basis, and shall be approved only upon findings of fact that the application is consistent with the definition of a variance and consistent with the provisions of this section.” According to Section 24-17, Definitions, “[a] variance shall mean relief granted from certain terms of this chapter. The relief granted shall be only to the extent as expressly allowed by this chapter and may be either an allowable exemption from certain provision(s) or a relaxation of the strict, literal interpretation of certain provision(s). Any relief granted shall be in accordance with the provisions as set forth in Section 24-64 of this chapter, and such relief may be subject to conditions as set forth by the City of Atlantic Beach.” Section 24-64(d) provides six distinct grounds for the approval of a variance: (1) Exceptional topographic conditions of or near the property. (2) Surrounding conditions or circumstances impacting the property disparately from nearby properties. The applicants stated in their application package, “Property abuts three (3) public right-of-ways (Beach Ave, Ocean Ave and 3rd Street) on a non-conforming lot (minimum width and area) in the RS-2 zoning district of Old Atlantic Beach.” (3) Exceptional circumstances preventing the reasonable use of the property as compared to other properties in the area. The applicants stated in their application package, “Property has a narrow, non-conforming lot width (avg. 51.5’), which requires sitting the existing house, porches and accessory structure using the additional depth of the lot (app. 131’).” (4) Onerous effect of regulations enacted after platting or after development of the property or after construction of improvements upon the property. The applicants stated in their application package, “Sec. 24-106 (e) in combination with the definition of lot, corner of Sec. 24-17, requiring a minimum front yard of twenty (20) feet, limits reasonable use of the lot’s extended depth for the sitting of the existing house, porches and accessory structure.” (5) Irregular shape of the property warranting special consideration. (6) Substandard size of a lot of record warranting a variance in order to provide for the reasonable use of the property. Page 3 of 3 The applicants stated in their application package, “RS-2 zoning district requires a minimum lot area of 7,500 square feet. The lot area of the property is approximately 6,553 square feet, or nearly 950 square feet below code. RS-2 zoning district requires a minimum lot width of 75 feet. The average lot width of the property is approximately 51.5 feet, or 23.5’ below code.” REQUIRED ACTION The Community Development Board may consider a motion to approve ZVAR-14-00100020, request for variance from the provisions of Section 24-106(e), to allow the a reduction of required setback from 20’ to 10’ in the RS-2 zoning district on a double frontage lot located on Beach Ave and Ocean Blvd., upon finding this request is consistent with the definition of a variance, and in accordance with the provisions of Section 24-64, specifically the grounds for approval delineated in Section 24-64(d) and as described above. The Community Development Board may consider a motion to deny ZVAR-14-00100020, request for variance from the provisions of Section 24-106(e), to allow the a reduction of required setback from 20’ to 10’ in the RS-2 zoning district on a double frontage lot located on Beach Ave and Ocean Blvd., upon finding that the request is either inconsistent with the definition of a variance, or it is not in accordance with the grounds of approval delineated in Section 24-64(d), or it is consistent with one or more of the grounds for denial of a variance, as delineated in Section 24-64(c), described below. No variance shall be granted if the Community Development Board, in its discretion, determines that the granting of the requested variance shall have a materially adverse impact upon one (1) or more of the following: (1) Light and air to adjacent properties. (2) Congestion of streets. (3) Public safety, including traffic safety, risk of fire, flood, crime or other threats to public safety. (4) Established property values. (5) The aesthetic environment of the community. (6) The natural environment of the community, including environmentally sensitive areas, wildlife habitat, protected trees, or other significant environmental resources. (7) The general health, welfare or beauty of the community. Variances shall not be granted solely for personal comfort or convenience, for relief from financial circumstances or for relief from situation created by the property owner. CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD STAFF REPORT AGENDA ITEM 4D CASE NO PLAT-14-00100021 Request for approval of Plat for Atlantic Beach Country Club, Unit 1 LOCATION ATLANTIC BEACH COUNTRY CLUB SPA APPLICANT WOOD DEVELOPMENT COMPANY DATE June 12, 2014 STAFF JEREMY HUBSCH, BUILDING AND ZONING DIRECTOR STAFF COMMENTS The Atlantic Beach Country Club Special Planned Area was approved by the city in 2013. Construction has already commenced on the new clubhouse portion of the development. The developers are now seeking to begin construction on the residential component of the project. They are now seeking to Plat Unit 1 of the project, which includes 17 homes at the southeastern portion of the development. The Plat Map submitted to the city matches the approved Special Planned Area Master Development Plan Map and SPA Text. City staff in the Public Works, Utilities, and Building and Zoning Departments have reviewed the proposed plat and have no outstanding issues. Per Section 24-203 (c) of the Land Development Regulations, “The Community Development Board shall make a recommendation to the city commission to approve the application, deny the application, or approve the application subject to specific changes based on requirements of these land development regulations, the comprehensive plan and other conditions which may be unique to the land encompassed by the proposed plat.”