Item 3A - 15-UBEX-1037AGENDA ITEM:
SUBMITTED BY:
DATE:
STRATEGIC PLAN LINK:
CITY OF ATLANTIC BEACH
CITY COMMISSION MEETING
STAFF REPORT
AGENDA ITEM# 3A
JULY 13,2015
Public Hearing 15-UBEX-1037 Request for an expansion of an existing
use-by-exception as permitted by Section 24-111 (c)(5), to allow limited
wholesale operations at 1175 Atlantic Blvd.
Jeremy Hubsch fia,
Building and Zoning Directoi.f -ff
June 5, 2015
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 11 111 2014. 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 24-111 (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 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 terms 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 5,166 square foot greenhouse and 2,520 sf. "farmhouse 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 24-171. 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 2nd 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: None.
AGENOA ITEM# 3A
JULY 13, 20JS
RECOMMEN DATlON:
slruc turc.
Approve 15-UBEX-1037 with design standards for sh ipping contai ner
ATTACHMENTS: Copy of Community Deve lopment Board staff report
Copy of 15-UBEX-1 037 application
Rendition of cargo container bu ilding provided at lhc June 22 , 20 15 City
Commissio n meetin g
REVIEWED BY CITY MANAGER: "J4. 1/4&1 :::?fuL
AGENDA ITEM
CASE NO
LOCATION
APPLICANT
DATE
STAFF
STAFF COMME NTS
CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
4.C
15-UBEX-1037
AGENDA I TEM II 3A
J ULY 13,201 5
Request for an expan sion of an existing use-by-excep tion as permitted by Section
24-111 (c}{S), to allow limited wholesale ope rations at 1175 Atlantic Blvd.
1175 ATLANTIC BLVD
ATLANTIC BEACH URBAN FARMS
MAY 21,2015
JEREMY HUBSCH, BUILDING AND ZONING DIRECTOR
The app licant is Atl a nti c Beach Urban Fa rm s. They were originally approved for a use-by -excep ti on to allow
who lesa le ope rations in the Commercia l General (CG) Zoning District on August 11· 20 14. Thi s is a new company
u t ili zin g innovative tec hniques to grow produce in s ide a greenhouse fo r retail and who lesale sa les. The applica nts
were origina ll y required to obta in a Use-By-Exception per Section 24-111 (c) (5), which says one is needed by,
"Limit ed w holesa le ope rations, not inv olving industrial prod ucts or processes or th e ma nufacturin g of products o f
any kind."
The appli cants are now seekin g to expa nd their origina lly approved use-by-exception to include a "grow conta in e r
research fac ility and ma r ket". Section 21 -63 (g) states, "Any us e-by-excep t ion granted by the city co mmi ssio n s ha ll
pe rmit only the s pec ific usc or uses described in th e appli catio n as may be lim ited o r restricted by th e terms and
provisions of the a pproval. ~ny expansion or extens ion of the us c of s uch premi ses. beyon d t he scope of the te rms
of the approved use-by-cxcen.tio n. s ha ll be llnl aw[u l al)d in vi ol ation of thi s chapte r and s hall render th e use-bv_:
excep tion s ubj ect to s usP-ensio n or revocat ion by the city commiss ion." Based on that code provisio n, th e
applicants a re requi red Lo seek approva l for the expans ion of th ei r use.
The s it e was previously a ca rpet business loca ted on th ree separate, partia ll y wooded lots. All existi ng s tructures
have been demolis hed an d the site has been clea r ed a nd prepped for new constructi on. Th e a ppli ca nts originally
proposed a 7,000 s qu a re foot greenhouse a nd a sma ll e r packing and distribution bui lding. Th ey are now plann in g
a 5,166 sq ua re fool gr een hou se and 2,520 sf. "fa rmh ouse growi ng distributio n bui ldi ng", as we ll as a 2,520 s f.
"grow co ntaine r research faci lity and market". Th e app lica nts intend to use decomm issioned s hipp ing co nta in ers
for thi s use. Th ey pla n to use th em as a "research facility to ex plore the futu re ofin-doo r gr owi ng (;!JlViron ments for
ed uca tion a nd commercial grow ing". Th e new research facility co nslitu tes an expa nsi on of t he origina ll y a pprove d
use-by-exception and thererore needs to be approved through th e use-by-exception process.
The s ite is located on .1\t lantic Bou levard making il subject to the Commercia l Corrido r Development Standards in
Section 24-171. Th e appli ca nls are working through so me desig n options for the str uctures at the si te a nd plan to
s h ow t he Com munity Development Board renderings at the june 2"" meeti ng to ens ure they meet the standa rd s
Th e app li cants will a lso be required to s ubmit com mercial plans to Lhc city that are r equ ired to meet a ll city, sta te,
and federa l codes s hall the projec t be approved.
SUGGESTED ACTION TO RECOMMEND APPROVAL
AGENDA ITEM# 3A
JULY 13,2015
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
AGI~NDA ITF.M /13A
.JULY 13,2015
APPLICATION FOR A USE-BY -EXCEPTION
City of Atlantic Beach · 800 Seminole Road · Atlantic Beach, Florida 32233-5445
Phone: (904) 247-5826 • FAX (904) 247-5845 • http://www.coab.us
Da te --'~:..J:/_.::;n~/'--=-,_._.,_I:;S ___ File No .. __________ Receipt _________ _
1. Applicant's Name _ ...... &~o::.!J;~,~~.s:.......!M~'£::.:.!:...7";___.:_F---=.q....:.y_;'"1....!.,.!J::....__..:_L..:...;.~L..::..;_• c.::,_ __________ _
2. Applicant's Address 156o .5/!.t..VI'} Atl41'2.t,../t4 Ptt..tii'L., /17'1..A-rJ7''-Bit~~'-3"V~33
3. Property Location II 7 S /J 71..11 ,..171 L BL.. V LJ, ~ /fJ 7£ A-f./7/'-4 E .111-dl-1 P'-3 -vv J.J
" 4. Property Appraiser's Real Estate Number 170 1()9-r:JOO 0 Block No. '11/ Z; /3 Lot No .. ____ _
5. Current Zoning C lassification C ~ 6. Comprehensive Plan Future Land Use designation -----,.--
7. Requested Use-by-Exception Exp4~ Slt:J;t./ ()!= €.XJl71Nti-4-ft BY ?~C~fJl'to;J
~ ~~ a-a-1 'J( ¥0/ C.0N7'1'f-ot,..{61._ /,.r/)~()/Z-9Y0W1~ft ~i~ ~(,/77
8. Size of Pat·cel I· 'Z. 7 /k:.I'U4 9. Utility Provider t/./.. ·If / t:,._. eJ • 4:13 .
10. Statement of facts and special reasons for th e requested Use-by-Exception, which demonstrates compliance with
Section 24-63 of the City of Atlantic Beach Code of Ordinances, Zoning and Subdivision Regulations. Attach as
Exhibit A. (The attached guide may be used if desired. Please address each item, as appropriate to this request.)
11 . Provide all of the fo llowing information. (All information must be provided before an application is scheduled for any
public hearing.)
a . Site Plan showi ng the location of all structures, temporary and permanent, including setbacks, building height,
number of stories and square footage, impervious surface area, and existing and/or proposed driveways.
Identify any existing structures and uses.
b. Proof of ownership (deed or certificate by lawyer or abstract company or title company that verifies record
owner as above). If the applicant is not the owner, a letter of authorization from the owner(s) for applicant to
represent the owner for all purposes related to this application must be provided.
c. S urvey and lega l description of property sought to be rezoned. (Attach as Exhibit B.)
d. Required number of copies. (Two (2) copies of all documents that are not larger than 11 x 17 inches in size. Ir
plans or photographs, o1· color attachments are submitted, please provide eight {8) copies of these.)
e. Application Fcc ($250.00)
I HEREBY CERTIFY THAT ALL INFORMATION PROVIDED WITH THJS APPLICATION IS CORRECT:
Signature of owner(s) or authorized person if owner's autborizalion form is attached:
PERSON TO RECEIVE ALL CORRESPONDENCE REGARDING THIS
APPLICATION e: reVe Ct SS£ L
Mailing Address: ,P.o. IJcJ)l /8 7S'_, f?o,/r~ l/r2tl/f /je,.d,, /=<.. 3 y~d cj
Phone: %Y·7S1-¥.3/2-FAX: tfo tf., 3.J ?-91.!"'( E-mai l: J-kv4.(? -f!tr&l-.rN~II.
EXHIBIT A
AGENDA ITEM# 3A
JULY 13, 2015
The review of an application for a·use-by-Exception shall consider the following items. Please
address each of the following as applicable to your specific application.
3. The potential for any adverse impacts to adjoining properties and properties generally in the area resulting
from excessive noise, glare and lighting, odor, traffic and similar characteristics of the Use-by-Exception
being requested.
~.£ A-V-e
4. Refuse, trash collection and service areas, with particular reference to items (I) and (2) above;
..f& fJtU,/1:. h.Jy.,l Ac:ai ;-,,APJ-ft4! ..fra..r( 9~,./if'l./,~
5. Utilities, with reference to locations, availability and compatibility;
1 All u 7i(.170 A-U ~ f1 :,.~7~~;;}V4,f&tb.te. 6
I
7. Signs, if any, and proposed exterior lighting, with reference to glare, traffic safety, economic effects and
compatibility and harmony with properties in the District; (See Signs and Advertising, Chapter 17 .)
1/1( .fi(;..NJ 41 . .1.1// De ,@~" t:.odJ C.tvd ,4L+'Mt.ll..e<.
8. Required Yards and other Open Space. Show building setbacks and areas of open space on site plan.
9. General compatibility with adjacent properties and other property in the surrounding Zoning District as
well as consistency with applicable provisions of the Comprehensive Plan.
:/n•J q~v.d~w t$ <AhH,a.a -h61-L (Nrlb t:~'(;(:sc 4 J 1;0/.:Jr¥/,~
Other information you may wish to provide: ..::S:e...L, NI'U7?"t,.,/ IV~ r. vi{ ll~
ell ve. L-u(?"-1~~ Sfrv c./cf,.R-.1 ""-4MJ kv c-lr w ..s:u-1 M4 ,rd
AGENDA ITEM /1 3A
J ULY 13, 201 5
FIRSTS TAR
DE:VIi:I..OPMENT
April 24 , 2015
Jeremy Hubsch , Director Building and Zoning
City of Atlantic Beach
Zoning Department
BOO 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 submitted as part of this
application. We are preparing a rendering of the structures and
will submit it under separate cover.
If you have any questions please call 904-759-4312 or email
at steve@f-rststardev .com .
Please forward to me the schedule for the meetings where we
can attend.
Application Package
Cc: Tracey Westbrook
Susan King
FIRSTSTAR DEVELOPMEN T, INC
Pos t Office Box 1875, Ponte Ved ra Beach, Florida 32004
--·r--·-,
OWNER'S AUTHORIZATION FOR AGENT
AGENDA JTEM II JA
JULY 13,2015
S+.ej'ivz...J ;2.. C!.tSJ -e/ is hereby authorized to act on beha lf of
u.c::..
Af4./hc.. a.ea.q, Ul" """' . ""f'I41J. t,.L<.. a6bo.J.( &:'.#t /o/.1':0 th e own er(s) of those land s described •
within the attached application .· J as d escribed in the attached de ed or other such proof of ownership 11s may
be required, in app lying to the • .Jty of At lantic Beach, Florida, for an application re lated to n Development
Pennil or other action pursuam
Print Name
Signature ofOwn"r
Print Name
(_'t&tLJ (,t;?-/ ::;.__:'-?~3:....___
Telephone Num'
0 Comp reh ensive Plnn Am e ndment
0 Zon in g Map Amendment
0 Pial, Replal o1· Lot Division
0 Tree Pcnn it
State o f _£jp ( i JcL
County of =t)i> \I o.l
. ~\'\
Signed and sworn before JT (·. n lhi s _'J:../ <.lny of, 20),1 16 -., l By tm\orr\u1 ),\\o~Sl£_L{· __
Identification veri fi ed:_. _______ _
Onth sworn: ____ Yes X
AGENDA ITEM# 3A
JULY 13, 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 of 320 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 comer make them
mobile and simple to lift for stacking or shipping.
1175 Atlantic Blvd. • Atlantic Beach, Florida
AGENDA ITEM# 3A
JULY 13,2015
AGENDA ITEM# 3A
JULY 13,2015