Item 8B- UBE- 1175 Atlantic Blvd.AGENDA ITEM:
SUBMITTED BY:
DATE:
STRATEGIC PLAN LINK:
CITY OF ATLANTIC BEACH
CITY COMMISSION MEETING
STAFF REPORT
AGENDA ITEM # 8B
JUNE 22,2015
Public Hearing 15-UBEX-1037 Request for an expansion of an existing
use-by-exception as permitted by Section 24-111 (c)(5), to allmv limited
wholesale operations at 1175 Atlantic Blvd.
Jeremy Hubsch /Jt::11
Building and Zoning DirectoLf -ff
June5,20I5
None
BACKGROUND: The applicant is Atlantic Beach Urban Farms. They were originally approved for a
use-by-exception to allow wholesale operations in the Commercial General (CG) Zoning District on
August II 111 20 I4. This is a new company utilizing innovative techniques to grow produce inside a
greenhouse for retail and wholesale sales. The applicants were originally required to obtain a Use-By-
Exception per Section 24-III (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 applicants are now seeking to expand their originally approved use-by-exception to include a "grow
container research facility and market". Section 24-63 (g) states, "Any use-by-exception granted by the
city commission shall permit only the specific use or uses described in the application as may be limited
or restricted by the tenns and provisions of the approval. Any expansion or extension of the use of such
premises, beyond the scope of the terms of the approved use-by-exception, shall be unlawful and in
violation of this chapter and shall render the use-by-exception subject to suspension or revocation by the
city commission." Based on that code provision, the applicants are required to seek approval for the
expansion of their use.
The site was previously a carpet business located on three separate, partially wooded lots. All existing
structures have been demolished and the site has been cleared and prepped for new construction. The
applicants originally proposed a 7,000 square foot greenhouse and a smaller packing and distribution
building. They are now planning a 5, I66 square foot greenhouse and 2,520 sf. "fannhouse growing
distribution building", as well as a 2,520 sf. "grow container research facility and market". The
applicants intend to use decommissioned shipping containers for this use. They plan to use them as a
"research facility to explore the future of in-door growing environments for education and commercial
growing". The new research facility constitutes an expansion of the originally approved use-by-exception
and therefore needs to be approved through the use-by-exception process.
The site is located on Atlantic Boulevard making it subject to the Commercial Corridor Development
Standards in Section 24-I7I. The applicants will also be required to submit commercial plans to the city
that are required to meet all city, state, and federal codes shall the project be approved. The item went
before the Community Development Board at the June 2"d meeting. The board voted to recommend
approval to the City Commission by a vote of 4-0 with the condition that staff and the commission create
design standards for the shipping container structure.
BUDGET:
RECOMMENDATION:
structure.
ATTACHMENTS:
UBEX-1 03 7 application.
None.
AGENDA ITEM# SB
JUNE 22, 2015
Approve 15-UBEX-1 03 7 with design standards for shipping container
Copy of Community Development Board staff report; copy of 15-
REVIEWED BY CITY MANAGER: --~--·-~_e:r...-_ _____fC;;?_~=~·---------
AGENDA ITEM
CASE NO
LOCATION
APPLICANT
DATE
STAFF
ST AFP COMMENTS
CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
4.C
15-UBEX-1037
AGEN DA ITEM # 8B
J UNE 22, 2015
Request for an expa nsion of nn existing use-by-exception as permitted by Section
24·11 1 (c)(S), to allow limited wholesale operations at 1175 lit/antic Blvd.
1175 ATLANTIC BLVD
ATLANTIC BEACH URBAN FARMS
MAY 21, 2 015
JER EMY HUBSCH, BUILDING AND ZONING DIRECTOR
The appl icant Is Atl antic Beac h Urban rarms. Th ey were o r ig in ally app roved fo r a usc-by-excep ti on to a ll ow
who lesa le operations in the Comme rcia l Genera l (CG) Zo nin g District on Aug ust 11· 2014. Thi s is a new co mpany
uti lizing innovative tec hniques to grow produce ins ide a greenhou se fo r reta il and who lesa le sales. T he a ppli cants
were o r ig in al ly required to obta in a Use-By-Exception per Section 24-111 (c) (5), which says one is needed by,
"Li mited wholesa le ope ration s, not invo lving industria l produ cts or processes or the manufacturing of products of
a ny kind ."
The appl ica nts a re now seeking to expa nd their o ri ginally approved use-by-exce ption to include a "grow container
r esearc h fac ili ty a nd market". Sectio n 24-63 (g) states, "Any use-by-ex ception gra nted by th e city commiss ion s hall
permi t on ly the s pec ific us e o r uses de sc ribed in t he a ppli cation as may be limited or res tricted by the term s and
provi s ions of the app rova l. Any expa nsion or extension of th e us e of such p re mi ses. beyon d t he scope of the terms
of the approved us e-by-exception. s hall be unlawful an d in vio lation of this cha nter and shall render th e lJ Se-by-
~tion subject to s uspen:;ion or revocation by the cjty commission." Based on that code provi s ion, th e
app li ca nts are requi red lo seek ap prova l for the expa ns ion of t heir use.
The s it e was previou s ly a ca rpe l busine ss located on three separate, partially wooded lots. All ex isting structures
have been demolished a nd the s ite has been cleared and prepped for new construction . The applican ts origin ally
proposed a 7,000 sq uare foot green ho use a nd a s ma ll er pac king and dist1•ibution bui lding. Th ey a r e now plann in g
a 5,166 sq uare fool greenhouse and 2,520 sf. "farmhouse grow ing d istributi on buildin g", as we ll as a 2,520 sf.
"g row container research fa ci lity a nd market". 'l'he app li cants inlend to usc decommissioned ship ping containe rs
fo r this use. They plan to use them as a "research facility to ex pl ore the future ofin-door growing environments for
e ducation and co mm ercial gt·ow iug". Th e new resea rch facility constitutes an expansio n of Lh e origi na ll y approved
use-by-excerlion and t he r efore need s to be approved through th e use-by -e xception p ro cess.
The si te is located on Atlantic Boulevard making it s ubj ec t to th e Commercial Corridor Deve lopment Standards in
Sec ti on 24-171. The applica nts are working throug h so me design options for the s tru ctures a t th e s ite a nd plan to
s how th e Community Development Board r ende rin gs at th e j une 2nd meeting to e ns ure they meet the sta ndards
The app licants w ill a lso be requi red to submi t commercial plan s to th e city that are required to meet al l city, s tate,
a nd fede1·al codes s ha ll the project be arproved.
SUGGESTED ACTION TO RECOMMEND APPROVAL
AGENDA ITEM # SB
JUNE 22,2015
The Community Development Board may consider a motion to recommend approval to the City
Commission of a requested Use-by-Exception (File No. 15-UBEX-1037) to permit an expansion of
an existing use-by-exception for 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 24-111(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 commercial uses and any nearby residential uses.
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. 15-UBEX-1037) to permit an expansion of
an existing use-by-exception for 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.
Page 2 of 2
AG£NI)A ITEM # 88
.JUNE 22,2015
APPLICATION FORA USE-BY-EXCEPTION
City of Atlantic Beach · 800 Seminole Road · Atlantic Beach, F lorida 32233-5445
Ph on e : (904) 247-5826 · FAX (904) 247-5845 · http://www.coab.us
Date ----l~~~~'Z--:.....¥c....!-/...::.,.._c:>_l.::::::j ___ File No. __________ Receipt ----------
1. Applicant's Name /?obtN S N£$7' F q Yl-1 J L · L.. • C
2. Applica nt's Addr ess /£(,o $/E.LV"l "1/J~t,.J14 lht..11/L., I/71.../J-r./'71f.. B~t ~'-3"V'2-33
3. Property Location 117S llr'-4,171(... BL..Vt>, ·. 471.14#7"/<-~EA-GI,J, PL 3"J/v].3
I
4. PropcrtyAppra iser'sReal EstatcNumber 170 7(;)9-1!)000 B loci<No. '1~/Z.,/3 LotNo .. ____ _
5. Current Zoning C lassification C ~ 6. Comprehensive Plan Future Land Use designation ---.-
7. RequcstedUsc-by-Exception Exf?4~VStt'J,-.I tJf'!. €)(t j71;1./6-yJc Ey ?'llC~fJ7/0JJ
I ..fo /h:)LJ ~ .,_1 ~ ¥D " ~ "''Tm,.f 6'L..., /N'tJ~o/Z-9rowu~~· ~ £~ ,cl4c.t (.17'7
8. Size of Parcel I· Z. 7 ~ 9. Utility Provider V· L • /f / C,.. t:J • 4. B .
10. Statement of facts a nd specia l reasons for tbe requested Use-by-Except io n, which d emonstrates compliance with
Section 24-63 of the C ity of Atla ntic Beach Code of Ordinances, Zoning and S ubdiv ision Regulations. Attach as
Exhibit A . (Th e attached guide may be used if d esi red. Please a ddress each item, as appropriate to this request.)
11. Provide a ll of tbe following in formation. (All information must be provided before a n application is sch eduled for a ny
public h earing.)
a. Site P lan s howing t he location of a ll structures, tempora1·y a nd p ermanent, including setbaci<S, building he ig h t,
number of stories and squa re fo otage, impervious s u•·face area, and existing and/or proposed driveways.
Identify any existing stru ctures a nd uses.
b. Proof of ownership (deed or certificate by l awyer or abstract company or title company that veril'ies record
owner as above). lf the applican t is not the own er, a letter of authorization from t h e owoe•·(s) for applicant to
represent the owner for all purposes related tt:t this a pplication must be provided.
c. S urvey 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 a r e not larger than 11 "17 inc hes in size. If
plans or photographs, or col or attachments are s ubmitted, please provide eight (8) copies of these.)
e. Application Fcc ($250.00)
I HEREBY CERTIFY THAT ALL INFORMATION PROVIDED WITH THJS APPLICATION IS CORRECT:
Sign ature of owner(s) or a utho rized person if owner's authorization form is attached:
RMA TION PERSON TO RECEIVE ALL CORRESPONDENC E REGARDING THIS
APPLICATION e: 7-e.Vt: C1 S.!£ C...
Maili ngAddress: ,P.o. t1oJy /8 7!"~ f'o,./r~ l/t2e/4tJ.e~d,, A '3Y()dt..j
Phone: tfdtf ·7S<j-l/31l-FAX : 'ftJ y ... 3.3 9-9tS"L/ E-maiJ: .S-kllq_(? -(!,,rs./. s.fr.v-o411,
EXHIBIT A
AGENDA ITEM# SB
JUNE 22, 2015
The review of an application for a·use-by-Exception shall consider the following items. Please
address each of the following as applicable to your specific application.
1.
2. Parkinp
1
and Loading Spaces, where required, with particular attention to the items in {1) above.
~ Aa,u.~A./"~ ~d /r.;adu.JJ t:if!CI2.i s et!l"oL /-10~ D./ f4t
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 ofthe Use-by-Exception
being requested.
~.£ A-1/'-e
4. Refuse, trash collection and service areas, with particular reference to items {1) and {2) above;
..f6L tJA,.e£" -h~ Atal /-ftu'J-tG! ..fr4..r( "j4t/if~lr.v-
5. Utilities, with reference to locations, availability and compatibility;
A-It <I '7f<.IT0 AYfL .fo 1t ~~VI/,/o;lf£r. ,.;,
I
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.
/WI fGt'...u.N,J~ t!J,f -f1v .Std..e yw«J 4 t'.L !A/1/4 cq
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.)
/HI .ft(..NJ CA.ul/ De ,Ae/' God-e 4-d ,&'K_,...,,.Jie<.
8. Required Yards and other Open Space. Show building setbacks and areas of open space on 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.
-/nt) Q'..e.v.d$l"?W /~ ~<a .J..e61-L (#tfb 4'(;4c~J;o/{)&/.,.A..f.
Other information you may wish to provide: -S'£L, NI'U7?'£,../ A/~.,. v~ tl~
.11 ve. '-t~(?"'t.e.~ slrv chf,~ ~ C4M=J kv e-* t>../ ~1'-14 cd
AGENDA ITE M # 8B
.JU NE 22,2015
FIRSTSTAR
DE V E ,L 0 PM~ NT
April 24 , 2015
Jeremy Hubsch , Director Building and Zoning
City of Atlantic Beach
Zoning Department
800 Seminole Road
Atlantic Beach , Florida 32233
RE: Application for Existing Use for Expansion
1175 Atlantic Blvd., Atlantic Beach, FL 32233
Dear Justin ,
Thank you for the time you spent in your office discussing
the Atlantic Beach Urban Farms plan.
Per our conversation please find attached the application
for the Expansion of the previously approved "Use-By-Exception".
I have included a Graphic Site Plan depicting the three
structures per the project description s u bmitted as part of this
application. We are preparing a rendering of the structures and
will submit it under separate cover .
If you have any q uestions please call 904-759-4312 or email
at steve@fi rststardev .com .
Please forward to me the schedule for t h e meetings where we
can atten d .
Application Package
Cc : Tracey Westbrook
Susan King
F I RSTSTAR DEVELOPMENT, INC
Post Office Box 1875, Ponte Vedra Be ach, Florida 32004
~~-·--·
OWNER'S AUTHORIZATION FOR AGENT
AGENDA IT~M # 88
.JUNE 22,2015
s+.et~,.J /2. · fttss-e./ is hereby auth orized to act on behalf of
(..k~ .A/4.1hc.. &4c!:t Ut< b4"' ·. "-f"-'-'/J. t-'-'-//to6& . .J,s ,<ty,l fo/.=;:s th e owner(s) of those land s described •
within lhc at1aehcd application .· J as described in the attached deed or other such proof of ownership as may
be req uired, in applying to the • ,Jty of Atlantic Beach, Florida, for an app lication re lated to a Development
Permit or other ac tion purs uam
0 Z oning V~o mcc 0 B· Usc-by-El ~ption 0
~ Bui lding.t> .mit 0
0 Sign Pcrr.1' 0
Compreh ensi ve Plan Amcndmcnl
Zoning Map Amendment
Plnr, Rcplat or Lol Division
Tree Penni!
D Oth er
BY: -.,....~-r,~"T~ . ....::::....~<:~-iZ::~::~~___,-~,....-lfi!'~~~~~---~-
Sj~Owncr •. '} 1 ~
Print Name
\<Vf)c &\j> ~ LAJ-(;~b t.cor:-
Signature of Own"r
Print Name
(_~tf) !ttJ?-/ . .....;.1-1_.....3 __
Telephone Num·
Stntc of __Ejp r i <.\,l.-
County of ]).t~ '>) l\.l
-4h
Signed attd sw orn before rn · n tlti s ,_{).../ ()ay of, 20J1
By jt~,mb.£.~ ~~, \\\olf-l:eL(. _
ldcnlification v e rified:_. ___ , __ _
Olll h sworn: ____ Yes X
AGENDA ITEM# 8B
JUNE 22, 2015
ventilation to allow the heat built-up to be vented by controlled roof panels. The
sidewalls of the greenhouse are a white screen to allow full ventilation of the
greenhouse during the hot Florida growing season with a drape system to allow
heat control during the cooler days. The greenhouse includes the architectural
shuttered ventilation fans and the water-cooling pad for heat control. The
greenhouse is equipped with C02 generators to maintain a controlled growing
environment and control equipment for irrigation for the growing systems. The
mechanical support for the mineral water distribution and the interior electric and
lighting is piped underground from the mechanical facility with monitoring controls
located in the greenhouse.
GROW CONTAINER RESEARCH FACILITY
Function:
The future of feeding our population is ever increasing for demand in our
country and around the world. ABUF is focused on meeting this demand with
research and education in the '1n-door" growing environment. This structure is
forty feet ( 40'0") by thirty-two feet (32'0") and inter-connected with doors and
design for research. The facility contains four ( 4) individual areas that are eight feet
(8'0'1 by forty feet ( 40'0'1 and fully insulated and independent mechanically
supported structures. The concept is unique to the Southeast United States and on
the developing edge around the globe. This is a research facility to explore the
future of "In-door" growing environments for education and commercial growing.
There is a small market area of320 square feet where a sampling of the products
being harvested can be sold.
Construction:
The global shipping industry currently has a surplus of decomissioned-
refrigerated containers that are suitable for reuse. These containers have a "unique
engineering feature" that has created an entirely new industry for their reuse in
residential and commercial applications. The containers are fully insulated and
constructed of a steel enforced frame that allow for stacking multiple levels high.
The dimensions of the container are eight feet (8'0'1 by forty feet ( 40'0'1long and
designed to take hurricane force winds. The floor system (60 lbs.jsf.) structural
steel framed nine inches (0"9'1 deep using a fully intergraded-interconnecting steel
structure to the roof system using a full steel frame. This structural engineering
design allows for simplicity in connecting horizontally or vertically. Covered with
an aluminum sheeting and equipped with lifting eyes at each corner make them
mobile and simple to lift for stacking or shipping.
1175 Atlantic Blvd.· Atlantic Beach, Florida
AGENDA ITEM #88
JUNE 22, 2015