201 Mayport Road SPA13-00100075 PH 03.10.2014 Rezoning NarrativeWRITTEN NARRATIVE
SPA REZONING APPLICATION FOR
201MAYPORT ROAD
March 5, 2014
I. Overview
The subject site contains approximately 7.2 acres, and is located in the
south central portion of the City of Atlantic Beach (COAB) on the east
side of Mayport Road (SR A1A), south of Cornell Lane. The applicant,
Beaches Habitat, is seekingto rezone the propertyfrom Commercial—
Limited (CL) and Residential, General, Multi -Family (RG -M) to the
Special Planned Area (SPA) zoning district in order to create a
Traditional Neighborhood Community. 201 Mayport Road will be a
maximum 80 unit residential development, providing a mix of housing
opportunities to include duplex, triplex and quadplex buildings in
which units will be sold fee simple. Amenity areas, including a
community center, scenic corridor landscaping, a community park and
common open space, will be provided. The homes will be arrangea in
a Traditional Neighborhood Design with rear lane/alley access and
buildings fronting on the scenic corridor or the main loop road with
the community park. All homes will feature front porches and sidewalks that lead one through the neighborhood
and Mayport Road, creating a walkable community.
Prior Development Use:
The prior use consisted of a multi -family community with a total 98 units, within 25 buildings. The parking facility
consisted of a total of 154 spaces which did not meet code and the landscaping on the site was very sparse. The
prior development, under separate ownership, went into condemnation in the middle 2000's. The buildings
located on the property were later torn down at the request of the City by a separate land owner.
II. Future Land Use Designations and Zoning Districts
Land Use:
The site has a future land use designation of Residential - High Density (RH)
which allows a density of 15 DU/AC to 20 DU/AC, for a total 144 dwelling units.
The proposed SPA development represents a 45% reduction of potential
developable units on the subject property.
Zoning:
The western portion of the property, to a depth of approximately 150 feet, is
currently zoned Commercial Limited (CL). This zoning district is for low intensity
business and commercial uses generally intended to serve neighboring
residential development. The remainder of the property is currently zoned
Residential, General, Multi -Family (RG -M) and is intended for medium to high
density multi -family development. The proposed SPA zoning will provide the
developer with flexibility and development alternatives not possible under the
standard RG -M zoning district, and will allow unified design elements, while
harmonizing with the surrounding area.
The land use designations and zoning districts for parcels adjacent to the subject site are shown below. The
proposed residential development is compatible with surrounding land uses.
201 MAYPORT ROAD
Future Land Use Designations and Zoning Districts for Adjacent Parcels
Direction
Future Land Use Category
Zoning District
East
Residential - High Density (RH)
Residential General, Multi -
Family (RG -M)
West
Commercial (CM)
Commercial General (CG)
North
Residential - Low Density (RL)
Commercial Limited (CL) and
Residential, General, Multi -
Family (RG -M)
South
Commercial (CM)
Commercial General (CG)
Source: COAB Future Land Use and Zoning Maps
III. Permitted and Prohibited Uses
The following section lists the permitted uses for the 201 Mayport Road SPA.
■ A mixture of duplex, triplex and quadplex buildings sold as fee simple units; in total, not
to exceed 80 units
■ Privately maintained Neighborhood Park with ancillary amenity building or structures
■ Privately maintained common open space which may include
• Stormwater enhancements
• Community Gardens
• Community Amenity Facility
• Mail Kiosk / Gazebo / Fire Pit / Other community amenities
■ Accessory Structures on individual lots (rear yard only)
• Detached garages / carports
• Storage Shed
■ Residential scaled fencing less than 42" in height within internal portions and western
frontage of the development
■ 6' in height screen fencing / wall for the north, south and east perimeters
■ Temporary Sales and Construction Trailers
IV. Development Density
The SPA rezoning requests a maximum of 80 dwelling units representing a density of 11.2 units per acre. This
represents a 44% reduction below the maximum density of 20 dwelling units per acre allowed by the Residential
High Density land use designation; and a 20% reduction from the prior residential development.
V. Development Standards
Development standards have been created to ensure contextual design elements. This section describes the
various types of development standards proposed for 201 Mayport Road. The current SPA site plan reflects a site
plan version with 77 dwelling units, which includes a mixture of duplex, triplex and quadplex buildings in which
units will be sold fee simple. The intent of this SPA is to allow Beaches Habitat the flexibility to alter the unit type
based upon customer demand, while maintaining a maximum density of 80 total units.
The developer is required to meet all portions of the COAB Land Development Code (LDC), unless stated within the
following development standards text and waiver section of the SPA requirements.
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201 MAYPORT ROAD
A. Buildings and Lots: The following table lists the proposed lot and building requirements for the development.
* These relate to specific areas where we are requesting waivers. gee page a.
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Lot and Bul aing Kequirememb
Maximum allowed density per land
20 units/acre
use
Proposed density
11.2 units/acre
Maximum number of units
80
Maximum Lot coverage by Parcel*
Parcel Type 2 (Duplex): 65%.
Parcel Type 3 (Triplex): 65%
Parcel Type 4 (Quadplex): 65%
Minimum lot width, depth
Parcel Type 2 (Duplex): Min. Width - 50 feet; Min. Area — 4,600 s.f.
(rectangular shaped lots only) and
Parcel Type 3 (Triplex): Min. Width - 68 feet; Min. Area — 6,250 s.f.
Minimum Lot Area by Parcel*
Parcel Type 4 (Quadplex): Min. Width — 84 feet; Min. Area — 7,725 s.f.
Minimum Depth: 92 feet
Average Lot coverage by Individual
End Unit: 60%
units *
Inside Unit: 75%
(Note: In total, the Parcel Type allows for a Maximum Lot Coverage Of
65%)
Minimum lot width (rectangular
End Unit: Min. Width — 26 feet; Min. Area — 2,300 s.f.
shaped lots only) and Minimum Lot
Inside Unit: Min. Width - 16 feet; Min. Area —1,450 s.f.
Area by individual units
Minimum Lot Frontage for Any
For irregular shaped lot, the minimum frontage can be no less than 10' less
Irregular Shaped Lot
than minimum lot width
Minimum floor area (per unit)
1,000 SF (enclosed air conditioned living area)
Maximum building height
35 feet, principle dwelling; 15 feet, accessory structure — Per COAB LDC
Minimum Primary building separation
10 feet
Minimum front setback (rectangular
Parcel Types 2-4: 8 feet for open air porches,
shaped lots only)*
12 feet for exterior building wall
Minimum front setback (irregular
Parcel Types 2-4: 4 feet for open air porches
shaped lots)*
8 feet for exterior building wall (fora maximum one unit
per building) most closely located to the irregular portion of the lot front
boundary.
Minimum side setback (all
All Parcel Types: 5 feet
structures)*
All Corner Lots: To maintain a clear sight triangle at intersections, no
obstructions to vision exceeding Meet in height shall be allowed within the
straight line connection of a 10 foot offset from the intersecting right-of-
way lines of two streets.
Community Center setbacks
Front (northside): 4 feet for open air porch
8 feet for exterior building wall
Side and Rear: 5 feet for exterior building wall
Minimum Driveway / Parking area
3 feet from side property line / Parking space dimension begins 2 feetfrom
Setback
property line.
Accessory Structure Setback 3 feet from side or rear lot lines; not allowed in front of unit
* These relate to specific areas where we are requesting waivers. gee page a.
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201 MAYPORT ROAD
B. Projections into Required Yards:
Stoops, balconies, awnings, bay windows, and roof overhangs may encroach into the required front yards, not to
exceed 3 feet. Side and rear yards shall be measured from the property line to the outside wall of the principal
structure. Projections may occur within the required side and rear yards, such as roof overhangs and bay windows,
but shall not exceed two feet. In addition, chimneys may project up to one foot into the side or rear yard.
C. Swimming Pools and Hot Tubs:
In -ground swimming pools and hot tubs are permitted. Pool enclosures should be located only at the rear of the
property and shall be no widerthan the width of the principal structure. The minimum side yard setbacks for pools,
decks, and pool enclosures shall be equal to the side yard requirements of each residential lot, as noted in the Lot
and Building Criteria section of this SPA. Pools that do not contain a screen enclosure shall have a minimum of a
five foot setback, including deck, from the rear property line. Above ground hot tubs are permitted with
architectural review approval of the site and landscaping. No above ground swimming pools are permitted. All
pools shall meet current COAB LDC standards. Although not currently planned for, the community is permitted to
construct an HOA managed community swimming facility within the common opens space area at a future date.
D. Buffering, Landscaping and Vegetation:
There are many sections where this SPA exceeds the required landscape requirements by the COAB LDC. This has
been done through additional landscaping and buffering to the surrounding commercial and residential properties
to the north, south and east. Furthermore, the community will have enhanced landscaping within the internal loop
road of the development. All landscaping within the rights -of -ways, alley ways, and common open space will be
commonly maintained and replaced by the HOA. All landscaping commonly maintained by the HOA requires
irrigation. Residents within the community will not be allowed to remove any installed landscaping within the
commonly maintained areas managed by the HOA.
It is currently envisioned that Individual lot landscaping will be maintained by the individual property owner. The
residential buildings include a small storage area on the rear side of each unit to house lawn equipment.
The applicant will include the landscape plans as a part of the Preliminary Site Plan submittal to COAB.
D.1: Mayport Road Landscape Enhancement:
A ten foot wide landscape enhancement shall be provided along Mayport Road (SR AIA) per the Commercial
Corridor Code under Division 7, Section 24-171. This landscape enhancement area may include walls and/or
fencing not to exceed 42 inches in height, and community sidewalks. The intent of this landscape enhancement is
to include a residentially scaled landscape buffer to Mayport Road to include a curvilinear row of shrubs, and a
mixture of understory trees, and palm trees.
Shrubs / native grasses within this enhancement area will be planted with a 7 gallon container at time of
installation to provide an instant landscape screen. Shade trees will not be planted within this enhancement area
due to the proximity of the power lines along Mayport Road. Understory trees and palm trees will be planted no
less than one tree for every 50 linear feet within this enhancement area. Trees may be clustered but shall be no
more than 75 feet apart. For the purpose of this enhancement area, understory trees will be planted with a
minimum caliper 3 inch; or if multi -stem, a minimum of 3 stems that total 3 inches in caliper size; or palm trees with
a minimum 10 foot clear trunk.
D.2: Northern and Southern Perimeter Landscape buffer:
Although not required by code, a five foot wide landscape buffer has been located adjacent to the northern and
southern property boundaries that abut the commercial developments. This Landscape Buffer has been considered
and incorporated into the side yards of individual lots and alley widths. This will include a continuous landscape
area with shrubs, ground covers, tree coverage, mulch and grass. No less than one tree for every 50 linear feet
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201 MAYPORT ROAD
shall be planted within this buffer. Trees may be clustered but shall be no more than 75 feet apart. These
Perimeter Buffers may also include a visual screen where existing fencing/walls are acceptable, which maybe a six
foot tall wood, or masonry wall, or landscaping. Planted trees within these buffers will be planted with a minimum
2" caliper trunk and/or palm trees with a minimum 8 foot clear trunk.
D.3: Eastern Perimeter Buffer:
Although not required by code, a five foot wide landscape buffer has been located between the alley pavement and
the abutting property to the east. The adjoining property includes a six foot black aluminum picket fence. This
buffer will include a continuous landscape area with shrubs, ground covers, tree coverage, mulch and grass. No less
than one tree for every 50 Linear feet shall be planted within this buffer. Trees may be clustered but shall be no
more than 75 feet apart. These Perimeter Buffers may also include a visual screen where existing fencing/walls are
acceptable, which maybe a six foot tall wood, or masonry wall, or landscaping. Planted trees within these buffers
will be planted with a minimum 2" caliper trunk and/or palm trees with a minimum 8 foot clear trunk.
D.4: Interior Central Loop Road Right -of -Way Landscaping:
The Central Loop Road and Right -of -Way includes a boulevard entryway, which merges into a 2 -lane roadway, then
to a one-way loop road around a central community park.
Although not required by code, the boulevard portion of the road shall include for a mixture of shade, understory
and palm trees, along with shrubs, ground covers, mulch and grass, within the internal median and outside the
edge of pavement within this segment of the right-of-way.
Although not required by code, the two-way portion of the Central Loop shall allow for a mixture of shade,
understory and palm trees, along with shrubs, ground covers, mulch and grass.
Although not required by code, the one-way loop road centered on a community park shall allow a similar mixture
of planting on the residential frontage portion of the right-of-way. As designed, the interior portion of the right-of-
way has been designed to allow use with emergency vehicles. No vegetation other than sod shall be allowed within
the first 3 feet of the back of pavement on the interior portion of this right-of-way to allow for an open 20 foot
width for emergency vehicles.
D.S: Interior Common Area Landscaping:
Common areas within the SPA shall allow landscaping at the developer's discretion.
D.6: Interior Individual Parcel Landscaping:
For the purposes of this submittal, other required trees will be considered on a per parcel basis (building type). The
minimum tree planting requirements proposed will comply with the matrix below.
The above matrix when evaluated over all of the duplex, triplex and quadplex parcels, equates to 40% shade trees
and 60% understory (U) trees, which is less than the required 50% shade (S) threes. It will be typical that where lots
abut each other, many of the larger shade trees will be placed in the rear of each parcel and on the property line
between two parcels, to allow for the greatest amount of room for the root ball to grow.
This reduction of shade tree planting on an individual parcel is off -set with the additional non -required planting that
has been provided across the entire development.
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rcel Type Typical SF Required Trees Provided Trees
uplex Parcel 4,600 SF 1U/1S 1 U/ 1S
iplex Parcel 6,250 SF 1 U/ 2 S 2 U/ 1 S
r
uadplex Parcel 7,725 SF 2 U/ 2 S
The above matrix when evaluated over all of the duplex, triplex and quadplex parcels, equates to 40% shade trees
and 60% understory (U) trees, which is less than the required 50% shade (S) threes. It will be typical that where lots
abut each other, many of the larger shade trees will be placed in the rear of each parcel and on the property line
between two parcels, to allow for the greatest amount of room for the root ball to grow.
This reduction of shade tree planting on an individual parcel is off -set with the additional non -required planting that
has been provided across the entire development.
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201 MAYPORT ROAD
E. Entry Signage and Lighting:
As permitted in Section 17-28 of the COAB LDC, identification signage bearing the development name may be
placed at the residential main entrance. "201 Mayport Road" signage will include one ground mounted sign at the
entry located on Mayport Road within the landscaped median; or a combination of signage and columns that
incorporates two signs on the sides of the entry drive and a column with plaque within the median. Lighting of the
sign(s) will also be provided. Neighborhood Identification signage and illumination shall comply with the maximum
sign area, sign height, and minimum setbacks of Section 17-28. Should neighborhood identification signage be
incorporated into two signs on either side of the entry drive, the combination of sign area shall be consistent with
the maximum 32 square feet as code requires. Any additional street signage will comply with the current COAB
LDC. Street lighting will comply with the current COAB LDC and in accordance with JEA service agreements.
F. Vehicular Circulation, Project Access and Parking:
As shown on the Sketch Plan, the development will have two vehicular access points to Mayport Road. The main
entry road will consist of two-way traffic with 20 feet of pavement, measured from edge of asphalt to edge of
asphalt within a minimum 44 foot right-of-way. The boulevard portion of this main entry Road will include one way
drive aisles consisting of 15 feet of pavement measured from edge of asphalt to edge of asphalt. This main road
will transition to a one way loop road which consists of 15 feet of pavement measured from edge of asphalt to edge
of asphalt.
In keeping with the traditional neighborhood design, all of the homes will have parking in the rear off a 20 foot
alley -way. The alley will include a minimum of 14 foot of pavement, but will be maintained clear of vertical
obstructions for the entire width of the alley, other than where the alley is widened or abuts a perimeter property
boundary. A one-way exit drive to Mayport Road has been located close to the southern portion of the property
and is accessed within the internal alleyway system.
Upon completion Beaches Habitat reserves the right to deed the pavement areas that meet City Code within the
right-of-way and alley back to the City. The Community HOA will maintain all landscaping within the rights-of-way.
Parallel parking has been planned for along the main loop road and measures 8'x 22'in size to the edge of asphalt.
Each dwelling unit shall provide a minimum of two off-street parking spaces. Off street parking is sized at 9 feet
wide by 18 feet long. Parking has been designed to have a two foot setback from the rear or side property lines,
adjacent to the alleyways. This two foot off -set from the rear property line allows the alleyway pavement area to
be expanded to 24 feet in width, which meets typical code, when parking is located on either side of the alley.
In certain situations, double tandem parking has been provided on irregular lots, but still accommodates two cars.
Although the site plan currently shows 32 additional visitor spaces, forthe purpose of this SPA, at project build -out,
the development will require 1 visitor space for every 4 units or a maximum of 20 visitor spaces. Visitor parking
should be spread throughout the development.
G. Pedestrian Circulation and Recreation/ Open Space Amenities:
201 Mayport Road will feature a minimum four foot wide sidewalk within the right-of-way of the main loop road.
Additional sidewalk enhancements are located within the development. Where sidewalks abut the parking areas,
the sidewalk width may be a minimum of six foot wide when adjacent to either a grade transition, curb stop or
pavement transition. Common open space may include landscaping, surface and/or subsurface stormwater
enhancements, benches and/or shade structures (such as gazebos/mail kiosk). The area designated for the
community park, while currently planned for passive recreational use, could be used fora more active recreational
community amenity, such as a playground, community facility or swimming facility.
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201 MAYPORT ROAD
H. Fencing:
Residential fencing on individual units are limited to 42" height in both the front, side and rear property, unless
adjacent to the overall SPA perimeter boundary. Fencing will not be allowed in the front yards of individual parcels
fronting Mayport Road. Fencing material and appearance will be limited by the covenants and restrictions of the
HOA, but at minimum materials and style must be consistent with one adjoining lot. All fencing must be consistent
with the COAB LDC.
I. Accessory Structure:
Accessory structures shall comply with COAB LDC other than setbacks as described on page 3, Lot Table.
J. Utilities:
All Utilities will be located underground. Water and wastewater will be provided by the COAB and are available
within the vicinity. Existing overhead electric that runs along Mayport road will be retained.
K. Stormwater:
irements of the St. Johns River Water Management District
Stormwater retention and treatment will meet the requ
(SJRWMD), FDOT and COAB. Maintenance of the drainage facilities will be the responsibility of the 201 Mayport
Homeowners Association, Inc.
L. Model Homes:
Beaches Habitat reserves the right to obtain a building permit for one model building per buildingtype, prior to the
full site work, utility connection and stormwater enhancement being fully permitted. The certificate of occupancy
for such building cannot be attained until infrastructure for that designated phase is complete.
M. Home Occupations:
Any requested home occupations shall comply with COAB LDC.
N. Variances / Modifications:
Any variances to the site design criteria as specified in this SPA shall be processed in the same manner as specified
in Sec. 24-124 of the COAB LDC.
VI. Neighborhood Association
Membership in the homeowners association shall be mandatory for all property owners within the SPA
development plan. As discussed previously, Beaches Habitat reserves the right to deed the pavement areas within
the right-of-way and alley back to the City while still maintaining the common area landscaping.
VII. Deed Restrictions and Architectural Review Board
Prior to the sale of any lots, a "Declaration of Covenants, Conditions, and Restrictions for 201 Mayport Road"
(Declaration) will be prepared for this project. Architectural standards and use restrictions will be provided for in
the Declaration. An additional document containing design guidelines may be prepared which may outline the
specific design guidelines for the various lots, and the architectural and landscaping requirements for the project.
An Architectural Review Board may be established to review and approve or deny plans for each lot, based upon
the design guidelines document. Formulation of this Board and how it will be run will be provided in the
Declaration.
VIII. Phasing
201 Mayport Road will be constructed in phases to be determined based upon engineering criteria and market
conditions. Per COAB, LDC, any phase must include a vehicular accessible route for trash and emergency vehicles,
along with complying with that phase's Stormwater enhancements.
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201 MAYPORT ROAD
201 Mayport Road SPA Application Waivers
The following are the waivers requested:
1. Per section 24-171, Commercial Corridor, it references Div. 8 Landscaping which requires 50% of the
required trees along the Mayport frontage road be shade trees. Due to the adjacent overhead power,
shade trees are not permitted to be located in this proximity to the power lines; therefore, this buffer
will only include understory trees and palm trees.
2. Per Section 23-30, Minimum Tree requirements under Division 4 General provision, which is later
referenced by Division 8, for triplex parcels, we are requesting to 33% shade tree versus the required
50% shade tree requirement. Overall, there will be 40% shade trees on the development parcels. This
reduction of shade trees is off -set by the additional planting that has been provided elsewhere on the
property that is not required by code.
3. Per Section 23-30, Minimum Tree requirements under Division 4 General provision, we are requesting
to plant 3" caliper trees versus the required 4" caliper trees. This reduction in size is requested due to
availability of non -shade plant material along with costs, and is off -set by the additional planting that
has been provided elsewhere on the property that is not required by code. Please note, that only
required trees on-site are located on the individual residential parcels and the Landscape Enhancement
area to Mayport.
4. Per Section 24-108, minimum yard requirements, requires Front Yard setback: Twenty (20) feet." Our
request is 8 foot from open porches (12 foot from building) for rectangular lots. On irregular lots we
request a minimum 4 foot for open air porches, 8 feet for exterior building wall (for a maximum one
unit per building) most closely located to the irregular portion of the lot front boundary.
5. Per section 24-108, minimum side requirements require:
a.Two-family (duplex) dwellings and townhouse: Seven and one-half (7.5) each side."
We request side setbacks of 5 feet. On corner lots: To maintain a clear sight triangle at intersections, no
obstructions to vision exceeding 4 feet in height shall be allowed within the straight line connection of a 10
foot offset from the intersecting right-of-way lines of two streets.
6. Per section 24-108, minimum lot width requirements of seventy five (75) feet. We request 50 feet for a
duplex parcel and 68 feet for a triplex parcel type.
7. Per section 24-108, Building Restrictions which requires "The building restrictions for the RG -M zoning
district shall be a 50% Maximum impervious surface. For Parcel Types 2 through 4 we request a 65%
maximum impervious surface. Furthermore, on the individual units we request an average 60%
impervious on exterior units and 75% impervious on internal units.
8. Per Section 24-151, Accessory Structures, Detached carports have a 5 foot side and rear yard setback
requirements, and private garages have a 10 foot rear and side yard setback. We request all accessory
structures have a minimum 3 foot side and rear yard setback.
9. Per section 24-252 (i) cul-de-sac's require a minimum 50 foot right-of-way. We request a 44 foot right-
of-way for an approximate 200 feet in length.
10. Per section, 24-252 (c)(1) which states "Any subdivision of land, which creates more than ten (10)
residential lots shall provide two (2) separate access points, unless other provisions, such as permanent
easements, are made for emergency ingress, and provided that such entrances will not adversely affect
the street system." We are providing two access points however, only one will be for ingress.
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