4-21-15 - Minutes �, t
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MINUTES OF THE REGULAR MEETING OF THE
COMMUNITY DEVELOPMENT BOARD
April 21, 2015
1. CALL TO ORDER AND ROLL CALL.
The meeting was called to order at 6:03 pm. Chair Paul verified that all
board members are present, with the exception of Mr. Parkes. Also
present was Building and Zoning Director, Jeremy Hubsch; Zoning
Technician, Derek Reeves, and representing the firm Kopelousos, Bradley
& Garrison, P.A. was Mrs. Darcy Galnor.
2. APPROVAL OF MINUTES.
A. Minutes of March 17, 2015
Mr. Hansen motioned to approve the minutes of the March 17th meeting.
Mrs. Simmons seconded the motion. The motion carried unanimously.
3. OLD BUSINESS.
None.
4. NEW BUSINESS.
A. 15-SAFR-1023 (PUBLIC HEARING)
Request for plat approval as required by Chapter 24, Article 4 of
the Code of Ordinances at RE#171917-0000 (aka 363 12th St)
Staff Report
Mr. Hubsch introduced the item as a replat of an existing developed
property in the Selva Marina neighborhood. The property is an irregular
rectangle shape approximately 255 feet deep and just over 100 feet wide
with a total area of about 30,500 square feet. The owners are proposing
to divide the lot into two buildable lots with one facing 12th Street and
the second in the rear accessed by a 25 foot wide easement along the
east side of the first lot. There is an existing structure that would have to
be removed as part of the approval since nonconforming structures
cannot be created by a division of land.
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The minimum lot size of 10,000 square feet and minimum lot width and
depth of 100 feet are met by both lots. The original covenants and
restrictions for this property, which are no longer valid, but speak to the
original design of the area, required 90 feet of street frontage and 13,000
square feet of lot area. Obviously the 90 feet of street frontage is not met.
There was a recent lot split approved in this neighborhood at 1251 Selva
Marina Circle, but that was a little different in that it was larger by 8,000
square feet, both lots created had street frontage and the original lot was
an irregular shaped lot on a cul-de-sac.
City code requires all new lots to have access to a paved public street and
this is why they must replat the property so that the proposed easement
is determined to meet this requirement and that it is recorded to ensure
permanent access.
The city's Comprehensive Plan calls for the city to maintain the residential
character of the community. The approval of this plan would create a flag
lot which could be deemed to be altering the community character. There
are also several other lots, especially those along the west side of Selva
Marina Drive that could attempt to do a similar flag lot design if this is
approved.
Applicant Comment
Visillios Simieonidis, 363 12th Street, introduced himself as the owner and
asked that the plan be approved before turning the floor over to his real
estate agent, Andrew Bell of 11451 Kabroon Ct, Jacksonville, FL 32246. He
stated that the owners would like to split the lot as others have done in
the area and that it would not change the character of the neighborhood
no more than the other McMansions that are being built all around the
property. He stated that this is a property rights issue and should be
allowed.
Public Comment
Mrs. Paul opened the floor to public comment.
Ryan Schmitt, 369 12th Street, Atlantic Beach, FL 32233, is the owner of
the adjacent property and expressed concern over the possibility of two
neighbors on one side where you once had one.
Ashton Hudson, 319 12th Street, Atlantic Beach, FL 32233, is a nearby
property owner and spoke about the concerns over community character
and pointed to the fact that this is about personal profit.
Todd Budnick, 370 12th Street, Atlantic Beach, FL 32233, is the neighbor
across the street from the proposed site and stated that he moved to the
area because of the estate lots that create the character of the area.
With no additional speakers, public comment was closed by Mrs. Paul.
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Board Discussion
Mr. Hansen stated that he doesn't see why this should be done. Mr.
Elmore agreed and expressed his significant concern about the creation
of flag lots. Mrs. Lanier also agreed that flag lots would have a negative
impact on the character of the area.
Motion
Mr. Hansen motioned to recommend denial of the replat of 363 12th
Street to the City Commission. Mr. Elmore seconded the motion. The
motion carried unanimously.
B. 15-ZVAR-1021 (PUBLIC HEARING)
Request for a variance as permitted by Section 24-64, for a
reduction in front yard setback from 35 feet as required by
Section 24-17 "Building Restriction Line" to 24 feet at Selva
Marina Unit Block 1 Lot 21 except the southern 4 feet (aka 1320
East Coast Dr)
Staff Report
Mr. Reeves introduced the item and the proposed plan that calls for a
new home to be constructed 24 feet from the east property line in the
front yard, which is 11 feet forward of the 35 foot platted building
restriction line (BRL). A variance is needed because by code, the city must
recognize platted BRLs when they are greater than setbacks established
by a zoning district. The location of the house is based on the location of a
20 inch diameter Live Oak in the southwest corner of the yard. The tree is
approximately 27 feet from the southern, side property line and 37 feet
from the western, rear property line. This places the tree within the
buildable area of the lot.
Platted BRLs are common in the Selva Marina neighborhoods which this
property is a part of. However, this is a somewhat unique circumstance
where you have a BRL on one side of a street and the opposite side is the
standard 20 foot zoning setback. There are a total of 10 properties along
East Coast Drive that have a BRL. Of those 10, 2 violate the BRL. They
were constructed since the code regarding BRLs was created and appear
to be the result of survey error or misrepresentation. Two more of those
10 properties are now being or have been recently fully redeveloped and
follow the BRL.
The overall lot size is about 14,400 square feet with a buildable area of
7,700 square feet when considering the BRL. When preserving an area
around the tree with a 17 foot radius to account for the drip line, there is
6,900 square feet of buildable area. The total area under roof of the
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proposed two story house is 5,296 square feet. A house of the same size
could be built as one story house in the buildable space while preserving
the tree. Additionally, the longest side of the house is on the side with the
tree and a gable roof design facing the tree is not the best design when
trying to save the tree.
The tree itself is one inch into the protected status and is 10 inches short
of the minimum size needed for Heritage Tree designation. Meaning that
the board could not place a similar condition on the property where the
tree requiring the variance be designated as a Heritage Tree.
Mrs. Simmons asked for the distance between the tree and the house as
proposed. Mr. Reeves stated that the base of the tree is about 16 feet and
the canopy extends 16 to 20 feet out. Mr. Elmore asked if staff had asked
the applicants about flipping the design of the house so that the deeper
portion of the house was on the opposite side. Mr. Reeves stated that he
did his own analysis and found that because the tree is located so far into
the side of the lot that flipping the house would still put the rear porch
near the tree and would only accomplish a minimal reduction in the
needed variance so he did not contact the applicants with such a
solution.
Mr. Elmore asked how much further forward the house would be from
the new house to the north. Mr. Reeves stated it would be 11 feet
forward of the house to north as it was built on the BRL.
Mr. Hansen asked if the house could be moved closer to the tree to
reduce the needed variance. Mr. Elmore stated that it could move some
and still preserve the tree.
Applicant Comment
The owners, Maria Wilkes and Matthew Riddleberger at 1320 East Coast
Dr, Atlantic Beach, FL 32233, and their contractor, Frank Gamble, 1223
Trailwood Dr, Neptune Beach, FL each spoke on the issue. Mrs. Wilkes
stated that they were trying to line the home up with the neighbor's
garage while trying to protect the tree and utilize it in the design. Mr.
Riddleberger stated that the neighbors had no issue with the proposed
design.
Mr. Elmore asked if they were aware of the 35 foot setback when
designing the home. All three applicants stated that they were not.
Public Comment
Mrs. Paul opened the floor to public comment. With no one wishing to
speak, public comment was closed.
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Board Discussion
Mrs. Paul noted that an email from one of the referenced neighbors, Mr.
Mansur, was included in the agenda packet and spoke against the
variance.
Mr. Elmore stated that while he was surprised to learn of such a large
building restriction line and is concerned that two other properties did
not follow it; the property to the north was fully redeveloped without a
problem. He added that the tree is nice but that the home could have
been designed around the tree and met setbacks. Mrs. Lanier agreed and
felt that it seems to be a trend to design a structure needing a variance
rather than designing it within regulations to start with.
Mr. Elmore asked staff how the properties to the south were developed
so recently and were allowed to violate the setback. Mr. Reeves stated
that no variances were requested for either property. One property did
not show the building restriction line on the survey and staff at the time
may not have known one should have been there. Mr. Elmore asked
where the building restriction line came from. Mr. Hubsch stated that it
was platted when the neighborhood was created. Mr. Reeves added that
the second property did not have a survey on file but the site plan
showed a standard 20 foot front yard setback, which also would not stand
out to staff without prior knowledge of the plat.
Mr. Elmore stated that this appears to be a self inflicted hardship that the
board does not usually grant variances for. Mrs. Wilkes asked if the board
would consider a lesser variance. Mr. Elmore did not think that would
make a difference. Mrs. Paul and Mr. Stratton agreed with Mr. Elmore.
Motion
Mr. Elmore motioned to deny variance 15-ZVAR-1021. Mr. Lanier
seconded the motion. The motion carried unanimously.
C. 15-ZVAR-1022 (PUBLIC HEARING)
Request for a variance as permitted by Section 24-64, for an
increase in allowable fence height from 6 feet as required by
Section 24-157(b)(1 and 2) to up to 10 feet at North Atlantic
Beach Unit Number 2 Part of Lot 41 and 25 foot strip of land lying
south thereof(aka 1875 Beach Ave)
Staff Report
Mr. Hansen and Mr. Elmore declared ex parte communications with the
applicants about the variance request. Mr. Reeves then introduced the
item and gave a brief description of the property. The applicants are
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requesting to build a new six foot wood fence on top of an existing two to
three foot tall concrete block wall with additional wood fencing at grade
up to 10 feet tall following the contours of the land.
A variance is needed because Section 24-157(b)(1 and 2) limit the height
of a fence to 6 feet tall as measured from grade in the side yard. The
wood fence up to 10 feet tall violates this and 6 feet of wood fence on top
of a two to three foot tall concrete block wall exceeds 6 foot overall limit.
The variance request stems from an approved building permit where the
applicants requested to replace their existing fence with a new 6 foot
fence. At the time, staff did not know that the wood fence was being
placed on top of an existing wall. The city's inspector stopped by the site
one day as he was unaware of a permit at the address and after learning
of an approved permit noticed the height of the fence under
construction. He called staff in the zoning department and confirmed that
the fence was taller than allowed. A stop work order was placed on the
job. Staff then visited the site and verified the conditions. During a
meeting with the applicant, staff informed the applicant that they could
not approve the desired design as constructed and that a variance would
be required.
Photos were presented of the fence as it stood to show the existing
condition. Height was discussed at various points along the fence.
It was clarified that miscommunication at the time of permitting is not
grounds to approve a variance as all building permit applications have a
line that states the construction will meet all codes.
Similar variance requests heard by the board were shown. This included
587 Beach Avenue where an increase in fence height was requested on an
oceanfront, beach access property that was denied. They were requesting
a lower height but didn't have as much topographic change and the
access was wider. The second variance was 298 Pine Street. They were
also requesting an increase in fence height at a high traffic site near the
elementary school. They also did not have the topographic change and
were denied by the board and commission on appeal.
Mrs. Lanier asked staff about the fence on a retaining wall. Mr. Reeves
explained the difference between retaining walls and fences and
allowable height.
Applicant Comment
Eric Nottmeier and Tracy Synan, 1875 Beach Ave, Atlantic Beach, FL
32233, are the owners of the property. Mr. Nottmeier presented a brief
powerpoint presentation showing the built conditions of the property.
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During the presentation, numerous examples were given of stolen
property, drug use and other safety and security concerns.
Mr. Stratton asked if the new fence is the same height as the old. Mr.
Nottmeier said yes. Mr. Stratton then asked staff if they could have
replaced the fence piece by piece. Mr. Reeves responded that they could
replace planks but not posts, horizontal braces or entire panels without a
permit.
Discussion ensued about the conditions of the property, allowable height
relative to fences versus retaining walls and possible design solutions.
Public Comment
Mrs. Paul opened the floor to public comment.
Chris Jorgensen of 92 West 3rd Street, Atlantic Beach, FL 32233 spoke in
favor of granting the variance.
With no additional speakers, public comment was closed by Mrs. Paul.
Board Discussion
Mr. Elmore stated that he was aware of issues at beach accesses and that
he has no problem with the height especially with the topography. Mr.
Hansen stated that since the fence could have been replaced over time
utilizing the old structure if it weren't for miscommunication that he is ok
with the new fence. Mrs. Simmons stated that there are significant
topographic issues related to the beach access and is willing to give this
variance consideration. Mr. Stratton drew more attention to the
topography issues. Mrs. Lanier stated that in her experience, this fence
does not create a tunnel effect that some fear.
Motion
Mr. Stratton motioned to approve the variance due to exceptional
topographic conditions of the property. Mr. Hansen seconded the motion.
The motion carried unanimously.
5. REPORTS.
Mrs. Paul congratulated the members of the board that were
reappointed for another term and brought to question the need to
appoint a chair and vice chair. Mr. Elmore nominated Mrs. Paul for
chair. Mr. Stratton seconded the motion. The motion carried
unanimously. It was decided that there was not a need for a vice chair.
Page 7of10
A. Tree Protection Code Revisions Update
Staff Report
Mr. Hubsch explained that the City Commission has directed staff to go
forward with code changes based on what has come out of their own
discussions as well as the recommendations of the board. He noted that
the tree protection code is outside of Chapter 24 so procedurally any
changes do not have to be fully vetted by the board prior to commission
codifying any changes. The upcoming commission meeting will have the
first reading of the proposed code.
Mr. Stratton asked about what was going forward in regards to when a
permit is required. Mr. Hubsch stated that it will be tied to construction
within 24 months as recommended with an added feature to protect
special or "Legacy" trees. A "Legacy" tree is any tree on a special list that
is over 20 inches in diameter. The removal of one of these trees will
require a permit regardless of construction. The list was then presented.
It was also pointed out that there are benefits for planting "Legacy" tree
species when mitigating non-Legacy trees.
Mr. Elmore asked about other changes. Mr. Hubsch presented the
prohibited species list, recommended species lists including shade trees,
understory trees and palms. Recommended species would be those that
count for mitigation credit.
Mr. Hubsch stated that the city will be hosting a tree planting ceremony in
Howell Park on April 24th at 10 AM. Kids from Atlantic Beach Elementary
will be there as well as Mayor Woods and Commissioner Marks.
B. Reschedule of May 19, 2015 Meeting
Staff Report
Mr. Hubsch informed the board that the next meeting on May 19th will
have to be rescheduled due to elections in Commission Chambers. He
stated that there were two options available. One option would be to
move the meeting to the North Conference Room which has limited
seating but could work. The second option is to reschedule.
Board Discussion
Mr. Elmore stated that he would prefer to have the meeting in Chambers.
Mr. Hubsch proposed a couple of dates. After some discussion the board
decided to move the meeting to May 26th
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C. Community Development Board Member Expansion Discussion
Staff Report
Mr. Hubsch notified the board that the City Commission is considering
increasing the number of members on the Community Development
Board to nine members from the current seven. This brought up by
Commissioner Hill whom is chair of the board appointment committee
and was part of the recent interviews of those wishing to be on the
Community Development Board. Commissioner Hill felt that there were a
number of qualified applicants and thought that it may be beneficial to
get them on the board. After discussion at the last Commission meeting it
was decided to consider adding two alternates instead of two full
members.
Board Discussion
Mrs. Paul stated that she asked Commissioner Hill at the appointment
interviews about how he would feel about even more people on the
commission and expressed her desire to stay at seven members. Mr.
Elmore added that he felt that there should be some consistency for all
boards in the city and that this increased demand to be on this board is
due to recent hot button issues and that when things calm down again
that the city would likely have a hard time filling seats. Mr. Hubsch asked
if Mrs. Paul would like to represent the board and discuss this at the next
commission meeting. Mrs. Simmons added her concern about the
amount of discussion during topics and how much worse that would be
with two more.
Motion
Mr. Elmore motioned to recommend to the City Commission that the
number of board members be kept at seven. Mrs. Lanier seconded the
motion. The motion carried unanimously.
Public Comment
Mrs. Paul opened the floor to general public comment.
Chris Jorgensen of 92 West 3rd Street, Atlantic Beach, FL 32233 stated that
he is opposed to the tree ordinance changes because it puts unnecessary
burdens on residents.
Mr. Hansen notified the board of a quasi judicial meeting at 5 PM on April
22 for an appeal of a decision made by the board a few years ago that is
returning to be reheard by the City Commission. Mr. Elmore asked for
more detail. Mr. Hansen stated that this was variance denied by the board
and by the City Commission on appeal. A higher court sent the appeal
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back to commission because there were procedural errors where the
commission had information not available to the board.
6. ADJOURNMENT.
Mrs. Paul motioned to adjourn the meeting. Mr. Elmore seconded the
motion. The meeting was adjourned at 8:18 pm.
,31scr,SQQ,
Brea Paul, Chair
Attest
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