1. Mayport Road Redevelopment PlanMAYPORT ROAD COMMUNITY REDEVELOPMENT PLAN
City of Atlantic Beach
August 2016
A Vision to create a vibrant, thriving community anchored by the Mayport Road Corridor
that offers opportunities for live, work, and play for all residents and visitors.
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1
Contents
Acknowledgements ............................................................................................................... 5
1. Introduction ................................................................................................................... 6
1. 1. Executive Summary ............................................................................................................. 6
1. 2. The Study Area .................................................................................................................... 8
2. Finding of Necessity Overview .......................................................................................... 9
2. 1. Demographics ...................................................................................................................... 9
2. 2. Summary of Blight ............................................................................................................. 10
2. 3. Need for Redevelopment .................................................................................................. 11
2. 3. 1. Assessed Real Property Values Fail to Appreciate ..................................................... 11
2. 3. 2. Deterioration of Site or Other Improvements ........................................................... 12
2. 3. 3. Unsanitary or Unsafe Conditions ............................................................................... 13
2. 3. 4. Higher Percentage of Renter-Occupied units ............................................................ 13
2. 3. 5. Defective or Inadequate Street Layouts .................................................................... 13
3. Community Redevelopment ............................................................................................ 14
3. 1. Community Redevelopment Act ....................................................................................... 14
3. 2. Intent of the Community Redevelopment Area and Plan................................................. 14
4. Community Outreach....................................................................................................... 16
4. 1. Overview ............................................................................................................................ 16
4. 2. Technical Advisory Committee (TAC) ................................................................................ 16
4. 3. Stakeholder Interviews ...................................................................................................... 18
4. 4. Community Workshops ..................................................................................................... 20
4. 5. Online Survey .................................................................................................................... 24
5. Vision for the Community Redevelopment Area ............................................................... 25
5. 1. Establishment of the Vision, Goals, and Objectives ......................................................... 25
5. 2. Established Goals and Objectives ...................................................................................... 25
GOAL 1: TRANSFORM THE MAYPORT ROAD CORRIDOR INTO A COMPLETE STREET TO
IMPROVE SAFETY FOR ALL USERS ........................................................................................ 26
Goal 1 Objectives ................................................................................................................... 26
GOAL 2: IMPROVE THE APPEARANCE OF THE MAYPORT ROAD CORRIDOR ...................... 26
2 Goal 2 Objectives ................................................................................................................... 26
GOAL 3: IMPROVE BUSINESS ACTIVITY ALONG THE MAYPORT ROAD CORRIDOR ............ 27
Goal 3 Objectives ................................................................................................................... 27
GOAL 4: SUPPORT VIBRANT RESIDENTIAL NEIGHBORHOODS ADJACENT TO THE CORRIDOR
............................................................................................................................................... 28
Goal 4 Objectives ................................................................................................................... 28
GOAL 5: MAINTAIN OR IMPROVE THE QUALITY OF LIFE OF CITY OF ATLANTIC BEACH
RESIDENTS, BUSINESS OWNERS, AND VISITORS ................................................................. 28
Goal 5 Objectives ................................................................................................................... 28
6. Tax Increment Financing .................................................................................................. 29
6. 1. Proposed Plan Tax Increment Financing (TIF) Projections ................................................ 29
6.1.1. Assumptions & Limitations of the Analysis ................................................................. 33
6. 2. Tax Increment Financing Revenue Summary .................................................................... 33
Scenario 1 .............................................................................................................................. 33
Scenario 2 .............................................................................................................................. 33
7. Capital Improvement Projects and Programs .................................................................... 35
7. 1. Mayport Road CRA Plan Capital Improvement Projects and Programs ........................... 35
7. 3. Overview of Established Projects & Programs .................................................................. 36
7. 3. Summary of Estimated Costs ............................................................................................ 54
7. 4. Schedule of Improvements ............................................................................................... 55
7. 5. Duration ............................................................................................................................. 56
Section I. 2016 Finding of Necessity ..................................................................................... 57
1 Community Redevelopment Act .......................................................................................... 61
CRA Overview ............................................................................................................................ 61
Finding of Necessity ................................................................................................................... 62
Proposed Mayport Road Community Redevelopment Plan ...................................................... 62
2 Definition & Description of Blight ......................................................................................... 64
Overview of Slum and Blight ...................................................................................................... 64
Statutory Definitions of Slum & Blight ....................................................................................... 64
3 Mayport Road Community Redevelopment Area .................................................................. 67
The Study Area........................................................................................................................... 67
3 Demographic & Socio-Economic Characteristics ....................................................................... 68
Mayport Road Redevelopment Study Area: Population Trends ................................................ 69
Mayport Road Study Area: Median Household Income and Median Home Values .................. 71
Future Land Use ......................................................................................................................... 71
Existing Zoning Districts ............................................................................................................. 71
4 Findings of Blighted Conditions ........................................................................................... 74
Elements of Blight ...................................................................................................................... 74
Indicator 1: Assessed Real Property Values Fail to Appreciate .................................................. 75
Summary of Real Property Values ............................................................................................. 78
Indicator 2: High Renter-Occupancy .......................................................................................... 81
Indicator 3: Unsanitary or Unsafe Conditions ............................................................................ 83
Indicator 4: Defective Street Layout .......................................................................................... 85
Figure 16: Documented Deteriorating Conditions within the Mayport Road CRA
Boundary ............................................................................................................................... 88
Figure 17: Documented Deteriorating Conditions within the Mayport Road CRA Boundary
............................................................................................................................................... 89
5 Conclusion ......................................................................................................................... 90
Section II. Statutory Compliance .......................................................................................... 93
Section II.I §163.362 Contents of the Community Redevelopment Plan ................................. 93
Section II.II §163.370 and $163.358 Community Redevelopment Agency .............................. 93
Section II.III §163.387 and §163.370 Redevelopment Trust Fund ............................................ 93
Section III. Consistency with Comprehensive Plan ................................................................ 95
Section IV. Legal Description of the CRA ............................................................................... 98
Section V. Mayport Road Community CRA Existing Conditions Exhibits .............................. 104
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5 Acknowledgements
City Commissioners
Mitchell Reeves, Mayor
John Stinson, Commissioner Seat 2
M. Blythe Waters, Commissioner Seat 3
Jimmy Hill, Commissioner Seat 4
Mitchell Harding, Commissioner Seat 5
City Staff
Nelson Van Liere, City Manager
Jeremy Hubsch, Director of Planning and Development
Derek Reeves, Planner
The Mayport CRA Technical Advisory Committee
Josh Ashby
Mike Borno
John Bryan
Attillio Cerqueira
Dara Gourley
Ted Jackrel
Wanda Martin
Richard Parkes
Donna Rex
Matt Schellhorn
Mike Whalen
Project Team
Curt Ostrodka, VHB
Katie Shannon, VHB
Tyler Johnson, VHB
Vashon Sarkisian, VHB
Margo Moehring, Northeast Florida Regional Council
Sheron Forde, Northeast Florida Regional Council
Ed Preston, Northeast Florida Regional Council
Steve Lindorff, Community Redevelopment & Planning LLC
6 1. Introduction
1. 1. Executive Summary
The Mayport Road Community Redevelopment Area (CRA) Plan is intended to establish a
direction to guide the revitalization of the Mayport Road corridor and the surrounding
residential neighborhoods in the City of Atlantic Beach. The 2016 Finding of Necessity
report included herein provides evidence of slum and blight factors that have contributed
to a lack of investment and development interest in Mayport Road CRA. The 2016 Finding
of Necessity report is based on physical and demographic/economic analyses of the
proposed Mayport Road CRA and identifies five conditions which meet the statutory
requirements for the development of the CRA. The CRA Plan includes specific goals and
strategies which will counteract conditions of blight, continue to support existing
businesses, as well as attract new business to the area. Local residents have also
identified the need for neighborhood and housing improvements which will bolster their
vision of creating a vibrant, thriving community where people live, work, and play.
Figure 1: Existing Opportunities in Atlantic Beach
Specific capital improvement projects and programs have been identified in the Plan to
both help repair known blighted conditions and to entice the private sector in
redevelopment efforts to make this vision a reality. This will foster opportunities for
future job creation and commercial development, as well as generate positive impacts on
existing businesses and the surrounding residential areas. This is also consistent with the
City of Atlantic Beach’s Future Land Use Objective A.1.10, to “continue to maintain a
development character, which is compact in form, orderly in its land use patter n, and
diversified in its makeup as to ensure employment opportunities, affordable housing, a
pleasant living environment, and cost-effective and energy efficient public services.”
Moreover, the recommended projects and programs will substantiate the longevity of the
revitalization efforts conducted. The following CRA Plan and specific community-
generated goals, objectives, and policies contained within are recommended for adoption
in order to positively influence the proposed Community Redevelopment Area a nd
effectuate long-term change.
Live Work Play
7
Figure 2: Mayport Road Community Redevelopment Area Boundary
8 1. 2. The Study Area
The proposed Mayport Road CRA (Mayport Road Study Area) is centered along Mayport
Road/A1A, and extends into the industrial and residential parcels both east and west of
the corridor (see Figure 2). The Mayport Road Study Area is generally bounded by Dutton
Island Road to the north, the Royal Palms neighborhood in Atlantic Beach to the east,
Atlantic Boulevard to the south and the Intracoastal Waterway to the west. Additional
commercial properties were included on the east side of Mayport Road north of Dutton
Island Road. A legal description of the Community Redevelopment Road Area is provided
in the Appendix, Section IV.
The Study Area includes approximately 827± acres and 1,853 tax parcels. This represents
an estimated 33% of the City’s total land area. The parcels within the study area are
mostly residential with commercial/industrial along Mayport Road and on industrial
cluster in the neighborhood interior west of Mayport Road . There are several
government-owned properties, which are mostly parks for the community. Future land
uses as proposed by the City of Atlantic Beach are consistent with the current built
environment. According to data obtained from the Duval County Property Appraiser, in
2016, the area had the following land use distribution:
Figure 3: Land Use Distribution
Exhibits of the existing conditions in the proposed CRA Boundary can be found in the
Appendix, Section 4.
59%
5%
26%
6%
1%2%1%
2016 Land Uses within the Community Redevelopment Area
Single Family
Multi-Family
Commercial
Manufacturing/Industrial
Institutional
Government
Wasteland
9 2. Finding of Necessity Overview
2. 1. Demographics
As a consolidated government, Duval County/City of Jacksonville has experienced
significant population growth and economic development over the past 15 years. Based
on U.S. Census data, Duval County’s population jumped by more than 110,700 during this
period—reflecting a sustained annual growth rate of 0.95% per year. Using the Moderate
Forecast population scenario prepared by the University of Florida, Bureau of Business &
Economic Research (BEBR), Duval County is expected to add 147,800 new residents over
the next 20 years, for a 2035 population of 1,038,500.
Between 2000 and 2010, the Mayport Road Study Area experienced an increase in
population and households. In fact, within the proposed CRA boundary, there was an
increase of approximately 221 residents and 137 households during this 10-year period.
This equates to an increase in population of 6.7% and an increase in households by 11.1%,
a rate that is faster than the City of Atlantic Beach. As is shown in population projections
displayed in Figure 4, this trend will continue through the duration of the Plan. Currently,
the Mayport Road Community Redevelopment Area contains over 3,477 residents in
1,397 households, and is expected to continue to grow. With Census data forecasts
anticipating an annual percentage rate of population growth of 0.43%, the Mayport Road
Redevelopment Area will have a population of 3,556 by year 2020. For a more
comprehensive overview of the demographics of the proposed Mayport Road Community
Redevelopment Area, refer to the Finding of Necessity found in the Appendix, Section A.
Figure 4: Population Growth 2000-2020
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0
6
34
4
0
34
7
7
35
5
6
13
4
5
0
12
6
5
9
12
7
1
0
12
9
3
1
0
2000
4000
6000
8000
10000
12000
14000
16000
2000 2010 2015 2020
Population Growth in the CRA and City of Atlantic Beach
Mayport Road CRA City of Atlantic Beach
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2. 2. Summary of Blight
For the City of Atlantic Beach to utilize the powers provided under the Community
Redevelopment Act, the proposed Mayport Road Community Redevelopment Area must
fit the definition of slum and/or blight, which are distinctly different conditions and
require different approaches. “Slum" conditions are those which immediately imperil
residents of the study area and require timely assistance. By contrast, “blighting”
conditions include emergency conditions as well as those which impede the long-term
social and economic vitality of an area by discouraging private investment.
To validate a finding of blight the City of Atlantic Beach must show that the Study Area
meets at least two conditions in §163.340, F.S. (Figure 5), unless all taxing authorities
impacted by the redevelopment plan agree to only one condition . The five factors of
blight found in the CRA, as documented in the Finding of Necessity, are highlighted below.
Predominance of defective
or inadequate street
layout
Assessed real property
values fail to appreciate
over 5 years
Faulty lot layout (size,
adequacy, accessibility,
usefulness)
Unsanitary or unsafe
conditions
Deterioration of site or
other improvements
Inadequate and outdated
building density patterns
Falling commercial lease
rates
Tax or special assessment
deliquency
Residential and
commercial vacancy rates
are higher than the City
Incidence of crime in the
area higher than in the City
Fire & emergency calls
higher than in the City
High number of building
code violations
Diversity of ownership or
defective or unusual title
conditions
Government-owned
property with adverse
environmental conditions
Figure 5: Indicators of Blight as Defined in the Community Redevelopment Act, §163.340
(a)
(c)
(e)
(g)
(i)
(k)
(m)
(b)
(d)
(f)
(h)
(j)
(l)
(n)
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If an area of the City can be shown to meet the definition of "Blighted Area," the City
adopts a resolution called a "Finding of Necessity" stating that redevelopment of that area
is necessary in the interest of public health, safety or welfare of the city’s residents. While
only two indicators are necessary, as found in the Appendix, Section A, the 2016 Mayport
Road Community Redevelopment Area Finding of Necessity provides empirical evidence
that the proposed Mayport CRA meets at least five of the statutory definition for blight.
The Project Team specifically studied relevant data and existing conditions to prove the
five identified indicators or blight in order to substantiate t he 2016 Finding of Necessity.
However, it is important to note that local residents, City staff, and other citizens
expressed concern throughout the public outreach process that other indicators of blight
are evident in the Study Area. Specifically, there is the perception that there is a higher
number of building code violations and fire and emergency calls in comparison to the City
of Atlantic Beach. For instance, Police Chief Deal believes that despite some recent
improvement, the “Mayport Corridor still has higher incidents of crime than other
portions of the City.” Projects and programs adopted in the CRA Plan, such as a
community policing program, will more holistically address any concerns of public safety
and welfare found in the area.
2. 3. Need for Redevelopment
As documented in the 2016 Finding of Necessity, conditions of slum and/or blight have
been documented within the proposed Mayport Road CRA boundary. Findings of blight
are supported by data and analysis of socio-economic conditions, physical land use
conditions, and changes in property values and real estate market conditions.
The decline in property values, inadequate street layout, unsanitary conditions and
deteriorating structural conditions all indicate a need to establish a Commun ity
Redevelopment Area and Community Redevelopment Plan. The Mayport Road CRA
Finding of Necessity and CRA Plan have been prepared using a comprehensive community
engagement process and the proposed CRA boundary, capital improvements, and
programs have been vetted by the public through community workshops. Strategic
objectives have been identified which if implemented will start to rehabilitate the physical
conditions of the area, increase safety in the area, and bolster future market conditions.
2. 3. 1. Assessed Real Property Values Fail to Appreciate
As shown in Figure 6, taxable values within the entire study area have failed to
appreciate over any 5 year increment. Duval County Property Appraiser data
confirms that taxable values decreased by 8.7% from $184.7 million in 2010 to
$168.6 million in 2015. Therefore, taxable value trends meet the standards for
blight as cited in §163.340(8)(b), F.S., which states that “aggregate assessed values
of real property in the area for ad valorem tax purposes have failed to show any
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appreciable increase over the 5 years prior to the findings of such conditions.”
Over the last five years, there has been no steady improvement in taxable values
Figure 6: Taxable and Market Values of Property in the CRA f rom 2006-2016
2. 3. 2. Deterioration of Site or Other Improvements
Through feedback obtained through the public outreach efforts and physical site
analyses of the study area, the Project Team has identified a significant number of
deteriorated or dilapidated buildings and roadways which continue to impair
growth and quality development and effect the overall image of the community.
Most of these buildings would be considered “deteriorating” meaning that while
they have been neglected, the rehabilitation of the property is possible.
Figure 7: Existing Deteriorated Conditions in the Mayport Road CRA
Deteriorated Sidewalks Unpaved Roads Dilapidated Buildings
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2. 3. 3. Unsanitary or Unsafe Conditions
As noted within the Finding of Necessity, there is a substantially higher number of
septic tanks located in the study area. These are notably sited in areas along the
Intracoastal Marsh and within the 100 year floodplain and Coastal High Hazard
area. The potential environmental implications associated with the siting of these
should not be ignored as septic tanks in drainfield or heavily saturated areas are
prone to backing up. These can in turn overflow into the environmentally sensitive
habitat of the Intracoastal Marsh. The City has indeed already set a goal in the
Capital Improvements Element of the Comprehensive Plan to “eliminate all septic
tanks within the City […] and install central sewer service” (OBJ C.1.3).
2. 3. 4. Higher Percentage of Renter-Occupied units
The presence of larger percentages of renter occupied units relative to owner
occupied units can serve as an indicator of neighborhood stability. Various
housing studies cite a positive correlation between physical factors associated
with substandard property maintenance and improvement in communities with a
high level of renter v. owner-occupied residential properties. In the Mayport Road
CRA study area, the percentage of renter occupied units is significantly higher at
51% than in the balance of the City of Atlantic Beach at 35.5%.
2. 3. 5. Defective or Inadequate Street Layouts
There are many areas throughout the Mayport Road CRA which exhibit faulty
street layouts, inadequate parking facilities, deteriorating roadway conditions and
lack of right-of-way to accommodate for streetscape improvements. As is evident
in the images below, there are several areas where roadway conditions are
dilapidated and in need of repaving, which could allow for the accommodation of
bicycle or pedestrian connectivity where there are current gaps.
Figure 8: Existing Deteriorated Conditions in the Mayport Road CRA
Lack of Sidewalk Lack of Bike Lanes Inadquate Right-of-Way
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3. Community Redevelopment
3. 1. Community Redevelopment Act
The Community Redevelopment Act (CRA), as defined in Chapter 163, Part Ill of the
Florida Statutes, authorizes local governments to establish community redevelopment
agencies to use new approaches to improve slum and blighted areas within their
jurisdiction. The CRA outlines a comprehensive program providing the legal framework
and financing mechanisms for local governments to undertake the highly complex task of
overcoming physical and economic deterioration common to older areas of Florida's
cities.
Through the enactment of the Community Redevelopment Act, the state legislature
recognizes that slum and/or blighted areas:
Impose a costly burden on local communities in terms of service requirements and
the loss of tax revenues;
Menace the general health, safety, morals, and welfare of area residents; and
Impair and arrest sound growth; this growth is critical if a community is to
appropriately accommodate population increases and economic expansion.
The CRA provides increased powers to both initiate desired private development and the
financial means to pay the costs of public improvements, while also assisting in funding
key portions of the private effort. To take advantage of these increased powers
authorized by the CRA, a local government must follow statutory procedures for declaring
areas in need of redevelopment through a slum and blight study, instituting a CRA Trust
Fund, and designating (if necessary) a tax increment financing district.
The adoption of the CRA Plan shall include the establishment of a Community
Redevelopment Agency, who will be responsible for administering the activities and
programs offered for the Community Redevelopment Area, as well as allocating monies
from the established Trust to provide for capital improvements.
3. 2. Intent of the Community Redevelopment Area and Plan
The Community Redevelopment Plan has been prepared under the direction of the City
of Atlantic Beach and through the support of a variety of stakeholders including local
business owners, residents, and a Technical Advisory Committee (TAC) appointed by the
City Commission. The overarching intent behind the development of the plan was to
advance the potential for future economic development while preserving existing assets
and revitalizing neighborhoods and commercial areas within the study area.
The community has a vision for this area which will revitalize the commercial district along
Mayport Road, better connect the east and west side of the City of Atlantic Beach, support
15
the residential neighborhoods, and bolster existing ecotourism opportunities, and in
doing so ensure the future economic vitality of the community. As identified throughout
the community outreach conducted through the creation of this plan, the participants
envision the Mayport Road Study area as a place to live, work, and play in, both for local
residents and for visitors to the area.
Figure 9: Word Cloud of Identified Weaknesses in the Mayport Road Community Redevelopment Area
Section 5.2 of this Plan includes a list of action items, consisting of capital improvement
projects and programs which will help to revitalize the Mayport Road corridor. These
strategies and plans will continue to be refined and may evo lve as they are implemented
by the appointed Community Redevelopment Agency. If adopted, tax increment funds
generated within the Community Redevelopment Area over the course of the next 20
years will be specifically utilized for the capital improvement projects and programs
described within the CRA Plan. This Plan will guide redevelopment and the identified
programs and projects for the entire Mayport Community Redevelopment Area (see
Figure 2).
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4. Community Outreach
4. 1. Overview
The Mayport Road CRA Plan was developed through a series of public engagement
workshops, various stakeholder interviews with local business owners and leaders, the
help of City Staff, and through meetings with the members of the Technical Advisory
Committee (TAC). The graphic below shows the order by which this scope of work was
conducted.
Figure 10: Schedule of Tasks
4. 2. Technical Advisory Committee (TAC)
The Technical Advisory Committee (TAC) met three (3) times over the course of the
development of the Community Redevelopment Plan. In the first meeting, members of
City Commissioner Meeting
Technical Advisory Comittee (TAC) Meeting 3
Prepare Schedule of Improvements and Community Redevelompent Plan
Projections of TIF Revenues
Community Workshop 2
Finding of Necessity
Establishment of CRA Boundary
Community Workshop 1
Stakeholder Interviews
Technical Advisory Committee (TAC) Meeting 2
Technical Advisory Committee (TAC) Meeting 1
Analysis of Existing Conditions
Legend
Project
Team
TAC
Community
Outreach
17
the TAC worked to establish the schedule, format, deliverables, and overall project
tracking. During this time, any initial concerns and/or ideas regarding the development
of the Community Redevelopment Plan were also discussed. This allowed the Project
Team to become more aware of specific concerns and create a baseline understanding of
the needs of the community before the first community workshop.
At the second TAC meeting, the project team shared so me of the initial vacancy and
assessed values data proposed in a draft version of the Finding of Necessity, as well as
information collected from the stakeholder interviews conducted. The TAC, Project
Team, and City Staff then all worked collaboratively to create a series of goals and
objectives to be implemented in the Community Redevelopment Plan. Through a SWOT
(Strengths/Weaknesses/Opportunities/Threats) analysis, the TAC and Project Team both
revised proposed and added new goals which would meet the n eeds of the community
as it embarks in the task of revitalization.
Figure 11: Photos from Community Workshops and TAC Meetings
The third Technical Advisory Committee meeting was held after the completion of two
community workshops and online survey. At this time, the Project Team had drafted the
Finding of Necessity and the CRA Plan, to be reviewed by the TAC. Of particular
importance was to prioritize the capital improvement projects and programs for the
purpose of better understanding the scheduling of the allocation of TIF Funds. Utilizing
their input, it became clear that the most important capital improvement project was to
transform Mayport Road into a complete street; and the most important programs
include the offering of homeowner and business improvement grants, creating a
commercial node along Mayport Road, and creating a position for a marketing, events,
and programming coordinator. An example of how their votes were used to rank the
Capital Improvement Projects can be seen in Figure 12.
TAC Meeting 2 Community Workshop 1
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Figure 12: Prioritization of Capital Improvement Projects as voted by the Technical Advisory Committee
Overall, the TAC provided vital input into both documents before its presentation to City
of Atlantic Beach Commissioners for the proposed adoption of the Community
Redevelopment Area. The TAC was vital in the creation of the Vision, Goals, and
Objectives defined herein and helped to share these goals with the community at the
public workshops and unanimously voted to support the Community Redevelopment
Area Plan.
4. 3. Stakeholder Interviews
The Planning Team did stakeholder interviews with ten (10) individual community leaders
suggested by City of Atlantic Beach staff. These included elected and appointed officials,
business people, residents, the Chamber of Commerce and Navy representatives.
Members of the Project Team also presented to the Naval Station Mayport Ombudsman
Council, in which there were 35 attendees who also collectively provided feedback.
Community leaders recognized that there is a perception of Atlantic Beach as two
separate communities. East Atlantic Beach “close to the ocean” is one, which in the eyes
of some stakeholders, has traditionally been better represented and received more
attention. The proposed CRA, generally west of Mayport Road is the other. It has
challenges. Some arise from the flyover and the physical access management medians of
the corridor itself, which may move traffic efficiently but may have a negative impact on
businesses or neighborhoods. Others include perceptions that crime is a problem, traffic
is dangerous to pedestrians and cyclists, and that schools are not good. They emphasized
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that there is a mixture of truth and perception in their observations. While they
recognized the challenges, they also recognized that perceptions can change and that the
area has great advantages and opportunities.
Figure 13: Strengths Identified in the Community Redevelopment Area during Stakeholder Interviews
Several community leaders noted that they thought the area could transform itself into a
desired destination. It offers the potential for a mix of housing types and income levels,
an attribute that is becoming rare in the Beaches communities. They noted that there is
already interest in upgrading or building new housing, and that the Plan could encourage
the City to investigate ways to redevelop and create a neighborhood where locals and
visitors hang out. An eclectic core of good restaurants has already created a food
destination, and this could be strengthened by creating nodes where uses are mixed along
with new businesses, celebrating the African American community, accommodating food
trucks, more restaurants and retail, and scheduling a range of events.
Community leaders further observed that the market seems to support change and this
change has already begun. Real estate professionals noted that investment in the Atlantic
Beach County Club had the added benefit of bringing natural gas and reclaimed water
lines down Mayport Road. Well established community assets like the post office and
Mayport Naval Station ensure that the area will always be an attractor, and anecdotally,
they have observed that young families with children are moving into the area. This will
of course work best if the City makes the business and residential areas as desirable as
they can, by reaching out to all within the community, reviewing zoning and incentives,
and by addressing infrastructure needs and environmental issues.
Navy representatives noted in particular that communica tion is key. Simple actions such
as sending representatives from the City of Atlantic Beach to regular meetings with Navy
representatives could ensure that there is community dialogue on problems and shared
community goals. The goal of a destination that would be fun for families would be greatly
supported by Navy representatives. Buying local as a strategy could be encouraged in the
Mayport Naval Air Station Atlantic Beach Country Club
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CRA. The Plan could be a catalyst for a community conversation that emphasizes the
attributes of the area and sets up a st ructure for dialogue to unite the community.
Important in this discussion is the shared sense of ownership for projects identified in the
Plan, for the community as it embraces its future, and for the City as it focuses its
attention on the Community Redevelopment Area.
4. 4. Community Workshops
Two (2) community workshops were conducted in order to solicit input on all factors of
the project – including the project vision, policies, projects and action plan. In order to
help with public turnout, the Project Team distributed flyers to residents and stakeholders
at community centers, local businesses, and churches. Facebook ads were run to
specifically target City of Atlantic Beach residents to attend the community meetings. The
first community workshop was also featured in the local newspaper, the Beaches Leader.
The first workshop was held at the Gail Baker Community Center off of Dutton Island Road
in the proposed CRA. The second was held in the City Commission Chambers.
At each meeting, community input was at the forefront of the concepts discussed.
Collaborative activities between the Project Team and attendees included keypad polling,
boundary drawing, and issue and opportunity identification exercises using dots and base
maps. Results were analyzed and prioritized by the Project Team to further refine the
CRA Plan and establish a means of implementing the Goals and Objectives identified by
the community.
Community Workshop 1 Community Workshop 2
DATE April 26, 2016 May 25, 2016
PR
E
S
E
N
T
A
T
I
O
N
AG
E
N
D
A
Provide an overview project
goals and tasks
Provide an introduction to
the State’s statutory
regulations in the
establishment of a CRA and
associated Tax Increment
Financing
Share the Final CRA
Boundary drafted from
community and
stakeholder input
Share the drafted CRA
goals and objectives
Discuss the scope of the
project and deliverables
Share a Draft of the CRA
Boundary and Existing
Conditions
Share some initial financial
and qualitative data in the
Finding of Necessity
Discuss the scope of the
project and deliverables
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CO
L
L
A
B
O
R
A
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Keypad Polling
Attendees were asked to provide
feedback on the drafted goals and
prioritize specific objectives to lead
the revitalization or redevelopment
process. Examples of responses
collected are displayed below.
Strengths and Weaknesses Board
Participants were invited to place
dots on study area base maps to
identify specific areas where they
thought either good attributes in
the community existed, or specific
issues or limitations they know of
and would like to see addressed.
Participants then explained their
opinion on a board, catalogued by
the Project Team
Survey
Paper versions of the survey were
available for participants to take,
and the online survey was also
open to all participants
Existing Conditions and Scope of
Project Board
As seen in Figure 15, a board was
created on which the current CRA
Plan goals were identified, the final
Community Redevelopment
boundary was shared, as well as an
overview of the creation of a
Community Redevelopment Plan
and its components. These boards
helped to inform the community of
the process and research
conducted prior to this workshop.
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Figure 14: Opportunities and Constraints Board presented at Community Workshop s 1 and 2
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Figure 15: Mayport Redevelopment Plan Board presented at Community Workshop 2
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4. 5. Online Survey
In conjunction with the scheduled community outreach meetings, an online poll on
Survey Monkey was provided in order to drive increased citizen participation and obtai n
meaningful feedback beyond the public meetings. With over 150 participants, questions
on prioritizing the drafted goals were asked again in order to more comprehensively
understand the community’s needs. With these results, the Project Team was better able
to prioritize those components necessary in fulfilling the vision for the Mayport Road
Community Redevelopment Area.
Additional questions were asked on people’s overall opinion of the area and their vision
for the area. Of particular importance was people’s opinion on the existing conditions
within the community (see Figure 16). A resounding 85% of respondents stated that they
thought the neighborhood was “in need of attention,” another 27% stated they thought
the area was “poorly maintained,” and another 23% stated they thought the
neighborhood was “unsafe.” Yet, nearly 60% of all respondents envision “a vibrant
residential community” and “an area where businesses thrive” in the future. The
proposed Community Redevelopment Plan will supply this vision.
In addition to these questions, participants were allowed to provide additional input in a
free response section. New ideas perhaps not initially explored in the goals and objectives
were shared and the Project Team was more fully able to understand community
consensus on the strengths and weaknesses found in the CRA. Th is qualitative input is
represented in two word clouds in the Plan (see Figures 9 and 17). The entirety of the
survey results can be found in the Appendix, Section 6.
Q10: How would you characterize the area now?
Figure 16: Example Question asked on Survey Monkey
25
5. Vision for the Community Redevelopment Area
Vision Statement:
To create a vibrant, thriving community anchored by the Mayport Road Corridor
that offers opportunities for live, work, and play for all residents and visitors.
Figure 17: Word Cloud of Identified Strengths in the Mayport Road Community Redevelopment Area
5. 1. Establishment of the Vision, Goals, and Objectives
Through the public outreach process, the community established the Vision Statement,
Goals and Objectives for the Mayport Road Community Redevelopment Area. The
following action items will guide the City, residents, business owners, and future
developers towards revitalizing the corridor and enhancing overall quality of life.
5. 2. Established Goals and Objectives
The established goals of the CRA Plan will support the longevity of related economic
development. Specific objectives were defined with the help of the community for each
one of these goals – which when implemented will guide the redevelopment process
within the CRA. These objectives are defined below. Through the various means of
community outreach conducted, 6 specific goals were consistently selected as the most
important to local residents, highlighted in bold below.
26
GOAL 1: TRANSFORM THE MAYPORT ROAD CORRIDOR INTO A COMPLETE STREET TO
IMPROVE SAFETY FOR ALL USERS
Goal 1 Objectives
a. Provide safe pedestrian and bicycle facilities to encourage multimodal use
b. Improve street lighting
c. Provide midblock crossings on Mayport Road
d. Evaluate the reduction of the posted speed limit
e. Create a node along the corridor, to become a safe and walkable destination for
retail and restaurants, with a common green space in walking distance.
Figure 18: Example of Redevelopment at an Intersection
GOAL 2: IMPROVE THE APPEARANCE OF THE MAYPORT ROAD CORRIDOR
Goal 2 Objectives
a. Create gateway signage features to welcome residents and visitors
b. Enlist local artists to create murals and other public art
c. Offer façade improvement grants.
Figure 19: Example of Business Facade Improvements
Before After
Before After
27
GOAL 3: IMPROVE BUSINESS ACTIVITY ALONG THE MAYPORT ROAD CORRIDOR
Goal 3 Objectives
a. Create a main street coordinator position to promote community events and
businesses
b. Implement a branding strategy such as #abspeaks to promote businesses in the
area
c. Identify incentives for redevelopment and revitalization of existing businesses
and homes
d. Revise land development codes to remove barriers to redevelopment
e. Convert vacant properties into new businesses that benefit the community
f. Provide signage on the corridor identifying businesses along side streets.
Figure 20: Example of Streetscape Improvements with 48' of Right-of-Way
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GOAL 4: SUPPORT VIBRANT RESIDENTIAL NEIGHBORHOODS ADJACENT TO THE CORRIDOR
Goal 4 Objectives
a. Identify residential redevelopment opportunities
b. Provide homeowner improvement grants
c. Provide streetscape improvements within the Public Right-of-Way, such as
bike lanes, sidewalks, drainage, landscape buffers, etc.
d. Provide infrastructure improvements such as central water/sewer to replace
existing septic systems
e. Provide more/and or revitalize exiting parks and open space elements in the
existing residential neighborhoods.
Figure 21: Ten Principles of Healthy Community Design
GOAL 5: MAINTAIN OR IMPROVE THE QUALITY OF LIFE OF CITY OF ATLANTIC BEACH
RESIDENTS, BUSINESS OWNERS, AND VISITORS
Goal 5 Objectives
a. Attract a grocery store to the Mayport Corridor
b. Create commercial nodes or destinations along the Mayport Corridor at specific
intersections
c. Use Healthy Community Design principles when evaluating all new projects
d. Establish a “buy local” program to obtain city services. Encourage the Navy to
develop a “buy-local” program for its staff.
29
6. Tax Increment Financing
The following section describes what Tax Increment Financing (TIF) is and how it is
implemented. This section then summarizes the estimated TIF revenue projections for
the Atlantic Beach CRA.
6. 1. Proposed Plan Tax Increment Financing (TIF) Projecti ons
Tax increment financing (TIF) revenues are defined as an appropriation of funds based on
the increment of additional property tax revenues generated by redevelopment in a CRA
above a defined base year’s tax revenues. These revenues can be used to fund public
improvements and programs in the designated area that are deemed to be necessary to
support new development throughout the CRA. Under Chapter 163 of the Florida
Statutes, designated CRAs can capture 95% of the incremental increase in taxable valu es
above that base year.
All taxing districts (e.g., City of Atlantic Beach, Duval County, School District, etc.) continue
to receive their full property tax revenues as they did before the CRA base year was
established (“frozen”) in 2015. The CRA captures 95% of the incremental increase in
property taxes above the base year (2015) based on the taxable value of properties in the
designated community redevelopment district. “Taxable value” is the value that
determines actual property taxes and reflects various exemptions such as Homestead,
Save Our Homes caps, etc.).
Based on the adopted 2015 mill rates, Atlantic Beach residents currently pay a total of
$18.9310 per $1,000 of assessed property value. This includes all taxing authorities. The
City of Atlantic Beach and Duval County are the two taxing authorities that would be
affected by tax increment financing. As of 2015, the mill rate for the City of Atlantic Beach
was 3.3285 and the mill rate for Duval County was 8.1512. Within a TIF district, 95% o f
the taxes on the incremental increase is allowed to be appropriated into the Tax
Increment Trust Fund.
A 20-year analysis (2016—2036) of potential TIF revenues generated by existing uses in
the Mayport Road CRA Study Area was prepared. Existing institutional, public/other and
“semi-public” uses are excluded, as these uses do not typically generate any property tax
revenues. Based on Duval County Property Appraiser data, the 2015 taxable value of the
properties within the proposed CRA boundary equaled $168,648,513. This is equal to
approximately 12.3 % of the City’s total taxable base of $1.368 billion, as stated in the
City’s FY 2015-2016 Annual Budget, despite occupying approximately 33% of the total
area of the City of Atlantic Beach.
Two scenarios were analyzed. Scenario 1 (see Figure 22) assumes that the district would
get the available TIF funding based on the City’s 3.3285 mill rate, and an equal
30
contribution from Duval County. This is referred as “Parity”, and equates to an effective
mill rate to calculate projected TIF funds for the district of 95% of 6.657, or 6.32415.
Scenario 2 (see Figure 23) assumes that Duval County allows the district to collect the
increments at the full mill rate of 8.1512. This equates to an effective mill rate to calculate
projected TIF funds for the district of 95% of 11.4797, or 10.905715.
In each of the scenarios, three separate straight-line projections of the potential increase
in the taxable value of properties in the proposed CRA were prepared. The projection s
were made using a conservative annual increase of 1 percent, a more moderate 3 percent
annual change; and finally, an optimistic 5 percent annual increase. The charts below
illustrate the potential change in tax increment revenue for each of the scenari os using
the City of Atlantic Beach and Duval County mill rates for each of the scenarios.
Analyzing both scenarios was completed because final level of the contribution of TIF
revenue by Duval County to the tax increment trust fund has yet to be determin ed.
31
Figure 22: Potential 20-Year TIF Revenue “Parity” Scenario
$0
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
$1,400,000
$1,600,000
$1,800,000
$2,000,000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
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Potential 20-Year TIF Revenue
"Parity" Scenario
CONSERVATIVE (1% Annual Increase)MODERATE (3% Annual Increase)
OPTIMISTIC (5% Annual Increase)
Year 20 Revenue:
1% = $238,656
3% = $873,713
5% = $1,791,946
Year 1 Revenue:
1% = $10,839
3% = $32,516
5% = $54,193
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Figure 23: Potential 20-Year TIF Revenue “Full Millage Rate” Scenario
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
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YEAR
Potential 20-Year TIF Revenue
"Full Millage Rate" Scenario
CONSERVATIVE (1% Annual Increase)MODERATE (3% Annual Increase)
OPTIMISTIC (5% Annual Increase)
Year 1 Revenue:
1% = $18, 479
3% = $55,437
5% = $92,394
Year 20 Revenue
1% = $406,886
3% = $1,489,600
5% = $3,055,103
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6.1.1. Assumptions & Limitations of the Analysis
There are a number of uncertainties and limitations associated with the analysis of TIF
potentials. These include:
The future annual rate of increase in taxable values of residential, commercial and
industrial properties located in the proposed Mayport Road CRA district is, of
course, not known. The analysis uses the industry-standard in real estate
development cash flows, which typically utilizes 3% to reflect an annual inflation
factor/consumer price index.
The actual tax increment potential of future redevelopment sites and other vacant
sites is difficult to quantify. It is also not known what and how much
redevelopment will occur within the Mayport Road CRA district. For purposes of
estimating TIF revenues, the analysis is based on existing assessed values within
the district. If redevelopment occurs which increases property values of certain
parcels, this will generate additional TIF revenues.
As noted above, existing institutional, public/other and “semi-public” uses are
excluded as these uses do not typically generate property tax revenues. If parcels
currently owned by public entities (e.g., Jacksonville Utility Authority, Jacksonville
Transportation Authority) are redeveloped in the future with private uses, this
may generate additional TIF revenues.
6. 2. Tax Increment Financing Revenue Summary
Scenario 1
This analysis assumes that the district would get a contribution from Duval County equal
to the adopted mill rate of Atlantic Beach, 3.3285. Therefore, the available TIF funding
for Scenario 1 equals an effective TIF mill rate of 95% of 6.657, or 6.32415.
Potential range of TIF revenues (20 years): Up to $8.32 million
Scenario 2
This analysis assumes that the district would get a contribution from Duval County equal
to the total adopted mill rate for Duval County, 8.1512, in addition to the TIF revenue
generated from the City’s mill rate of 3.3285. Therefore, the available TIF funding for
Scenario 2 equals an effective TIF mill rate of 95% of 11.4797, or 10.905715
Potential range of TIF revenues (20 years): Up to $14.19 million
In summary, based on the assumptions and limitations identified above (i.e. using the
moderate annual increase in taxable values of 3.0% among existing uses, etc.), this
preliminary analysis of potential TIF revenues suggests that the proposed Mayport Road
CRA district could generate an estimated annual tax increment revenues ranging up to
34
$33,000 - $55,000 in Year 1 to $874,000 - $1.49 million in Year 20, depending on the final
determination and agreement between the City of Atlantic Beach and Duval County.
These projections equate to an estimated total over the next 20 years ranging from $8.32
million to $14.19 million over the next 20 years, depending on the final determination
and agreement. As individual redevelopment initiatives are proposed and built, estimates
of annual TIF revenues will need to be updated to reflect those changes.
TIF is not the only revenue source that may be used to fund projects within the CRA. The
City may opt to use general fund allocations to fund project in whole or in part. A variety
of external funding mechanisms are available, including FDOT Local Agency Program (LAP)
funding, FDOT Resurfacing, Restoration and Rehabilitation (3R) funding, State of Florida
Economic Development Transportation Fund (EDFT), State of Florida Capital Investment
Tax Credit (CITC), State of Florida High Impact Performance Incentive Grant (HIPI),
Qualified Target Industry Tax Refund (QTI) and other programs. These programs can
offset the cost of capital projects until such time that the TIF has reached a critica l mass.
The City may also choose to leverage the TIF revenue into a bond and pay debt service.
This typically occurs after year 5, when the City is able to establish a pattern of TIF income.
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7. Capital Improvement Projects and Programs
7. 1. Mayport Road CRA Plan Capital Improvement Projects and Programs
With feedback received from community outreach and with further input received from
the Mayport Road Community Redevelopment Area Technical Advisory Committee, five
(5) Capital Projects were selected in order to meet the vision for the area. In addition to
the capital improvement projects, eight (8) programs have been identified which will
support the vision for the community and assure the resilience of future redevelopment
actions. Specific goals of the Community Redevelopment Plan are highlighted for each of
the recommended capital improvement projects and programs.
Figure 24: Capital Improvement Projects and Community Redevelopment Programs
1. TRANSFORM MAYPORT INTO A COMPLETE STREET
2. IMPROVEMENTS TO NEIGHBORHOOD ROADS
3. IMPROVEMENTS TO PARKS & OPEN SPACE
4. GATEWAY SIGNAGE & MURAL PROGRAM
5. SEWER & SEPTIC INFRASTRUCTURE IMPROVEMENTS
6. COMMERCIAL NODE ALONG MAYPORT ROAD
7. MARKETING, EVENTS & PROGRAMMING COORDINATOR
8. HOMEOWNER & BUSINESS IMPROVEMENT GRANTS
9. REVITALIZE THE INDUSTRIAL DISTRICT
10. MASTER STORMWATER STUDY
11. COMMUNITY CODE ENFORCEMENT & POLICING PROGRAM
12. PROPERTY ACQUISITION
(Eligible for stormwater, parking, or other public purposes)
13. UPDATE COMPREHENSIVE PLAN & LAND DEVELOPMENT CODE
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7. 3. Overview of Established Projects & Programs
The revitalization of Mayport Road was identified by the community as the most
important goal for the Community Redevelopment Area, as it is critical to the safety and
aesthetics of the entire Atlantic Beach community. The implementation of complete
street techniques will enhance the overall pedestrian and biking experience, and as such
assure the economic vitality of the businesses along the Corridor.
The Mayport Road Corridor provides vital transportation connection between many
regional assets along the Northeast Florida Coast. In fact, the Corridor is a part of the A1A
Ocean Islands Trail, which recently received designation as a Florida Scenic Highway,
being exceptional for its vast array of ecotourism opportunities, coastal beauty and
historic significance. This presents a unique opportunity for the road to be showcased
with additional signage and promoted by the FDOT as an outstanding scenic destination,
which will attract new visitors to the area. The adopted Florida Scenic Highway program
will support the economic development of the corridor by providing new highway signage
and a byway logo, as well as creating a corridor management group who will continue to
promote the byway. Mayport Road is also a part of the East Coast Greenway, which is a
bicycle trail system with connectivity all the way from Maine to Key West, Florida. As
such, it is critical that the road support all modes of transit to assure the safety of
residents and visitors alike.
Through a funding mechanism provided within the P lan, the City of Atlantic Beach staff
will be encouraged to work with other affiliated agencies such as the Florida Department
of Transportation (FDOT) District 2 and the North Florida Transportation Planning
Organization (TPO) to potentially reduce the speed limit and pursue a complete street
redesign for Mayport Road. An estimate of $250,000 has been allocated within the Plan
to fund a Corridor Planning and Concept Development Study. However, it should be
noted that the cost of this study and future roadway improvements may be shared by
transportation agencies and not fully funded by the City of Atlantic Beach.
Future renovations should place a strong emphasis on multi-modal transportation
choices, including the use of a private vehicle, motorized carts, and walking or biking. A
complete street alternative for Mayport Road also promotes the Plan’s Healthy Design
Principles (see Figure 21). Residents specifically spoke of the need for more midblock
crossings, increased buffers from traffic, street trees, enhanced bus furniture, more
efficient and aesthetically pleasing lighting, and potential restriping of the cross section.
1. TRANSFORM MAYPORT ROAD INTO A COMPLETE STREET
GOALS 1.A. -1.B. -1.C. -1.D. -1.E. -2.B. -5.C.
37
The addition of these attributes would provide for reliable alternatives for all modes of
travel, thus increasing walkability and the overall appearance of the commercial district.
There has also been an expressed interest to make Atlantic Beach a more cart-friendly
community, and wider midblock crossings along Mayport Road could better
accommodate these vehicles.
Figure 25: Potential Streetscape Improvements for Mayport Road
The capital costs for minor or major reconstruction of the roadway to add complete street
components will largely be paid for by the FDOT. However, the City may choose to
advance funding for the following eligible costs:
New LED Lighting: Lack of adequate lighting can lead to safety issues and was a
common complaint amongst community members. Light Emitting Diode (LED)
lighting is a modern technology that is energy efficient and has a greater lifespan.
The cost to install new LED fixtures (staggered approximately every 225-250 feet)
could range from $700,000 to over $1 Million. This cost may be shared (in part or
in whole) with FDOT.
Additional Landscaping: FDOT provides minimal landscaping and maintenance
(typically 1.5% of the total project budget). The City of Atlantic Beach would need
a maintenance agreement with FDOT to include additional enhanced landscaping,
which could range from 4-6% of the total project budget. The City of Atlantic
Beach has already explored options for additional landscaping with the FDOT’s
district landscaper and some inadequacies have already been identified. There
are areas along Mayport Road where right-of-way is inadequate to accommodate
for additional landscaping, especially for the planting of larger canopy trees. As
such, easement agreements with property owners may need to be pursued to
allow for the desired landscaping and buffers to improve safety.
Funds may be allocated from the Trust to accommodate additional landscaping
material within easements on private property, or may be used to acquire
additional right-of-way where necessary. Purchase price of right-of-way will be
Landscaping Transit Shelters Wayfinding Signage
38
determined by Duval County Property Appraiser fair market value at the time of
acquisition. Additionally, the City of Atlantic Beach’s existing tree fund could be
utilized to increase the tree canopy along Mayport Road once these easement
agreements are made.
Transit Shelters: Installation of transit shelters (including covered seating) range
from $25,000 to $50,000, depending on the level of amenities provided (lighting,
communications equipment, etc). This cost may be shared (in part or whole) by
the Jacksonville Transportation Authority (JTA) or FDOT.
Wayfinding Signage: A coordinated system of signage can assist businesses by
providing better directions or visibility to customers. An initial Wayfinding Signage
study will cost approximately $50,000. The cost of signage and materials would
be determined in the study, and those recommended improvements would be
eligible for CRA funding.
Additional Elements: Where applicable, additional elements such as pavement
striping, repaving, fiber optic communications, sidewalk improvements,
stormwater improvements, etc. should be funded through an agreement with the
various agencies, the City of Atlantic Beach, and the CRA.
Table 1: Summary of Estimated Costs for Complete Street Components
Item Estimated Cost*
Corridor Study $250,000
LED Lighting $700,000-1M
Additional Landscaping Up to 6% of total project budget
Transit Shelters $25,000-50,000 ea
Wayfinding Signage Study $50,000
*Costs may be shared (in part or whole) by the Jacksonville Transportation Authority (JTA),
FDOT, or specifically the Florida Scenic Highways Program.
39
Target roads have been identified in the Plan for potential greenway improvements,
including Dutton Island Road, Main Street, Orchid Street, 1st Street, 9th Street, West Plaza,
Donner Road, Mealy Street, and Francis Street (see Figure 26).
These neighborhood roads have low speed limits posted and adequate right-of-way to
accommodate for bike lanes; making the implementation of bike lanes both financially
feasible and physically plausible. Infrastructure improvements could also include
repaving existing asphalt, adding street lighting, wayfinding signage, curb and gutter,
landscaping, improvements to existing sidewalks, pavers, midblock crossings, or the
addition of new sidewalks where needed. While right-of-way widths vary throughout the
Community Redevelopment Area, an example of what a multimodal local street may look
like is shown in Figure 20. The proposed interconnected grid of multimodal
transportation options would connect the east and west of the City of Atlantic Beach,
fulfilling the vision of a Beach-to-Marsh Trail as envisioned by the community.
Figure 26: Neighborhood Streets Identified for Potential Streetscape Improvements
The City of Atlantic Beach staff can start the process of providing streetscape
improvements through a series of complete street audits, inclusive of right-of-way
surveys, traffic counts, drainage assessments, inventory of existing sidewalks and bike
2. IMPROVEMENTS TO NEIGHBORHOOD ROADS
GOALS 4.C. -4.D. -4.E. -5.C.
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lanes, ADA accessibility, lighting, and landscaping. Through this process, appropriate
street components can be implemented for the variety of neighborhood streets identified
by the community, especially those that connect to the highly commercial Atlantic Beach
coast. For purposes of allocating funds for sidewalk and repaving improvements through
the life of the CRA Plan, a range of estimated costs has been provided in Table 2.
Table 2: Linear Feet, Right-of-Way, and Estimated Costs for Sidewalk Construction,
Milling, and Resurfacing Neighborhood Roads
Road Linear Feet Existing
Right-of-Way
Low Estimate
($130/lf)*
High Estimate
($500/lf)
Dutton Island Road 5,000± 50’ – 60’ $650,000 $2.5M
Main Street 5,400± 49’ – 63’ $702,000 $2.7M
Mealy Street 1,750± 48’ – 62’ $227,500 $875,000
Levy Road/Donner
Road
2,200± 20’ – 66’ $286,000 $1.1M
Francis Street 1,950± 13’ – 54’ $253,500 $975,000
Stormwater Pathway
between Main St and
Orchid St
1,050± n/a $136,500 $525,000
West Plaza Street 760± 50’ $98,800 $380,000
Orchid Street 3,250± 50’ $422,500 $1.63M
4th Street 710± 50’ $92,300 $355,000
3rd Street 740± 52’ – 58’ $96,200 $370,000
1ST Street 1,800± 47’ – 50’ $234,000 $900,000
TOTAL 24,610± $3.2M± $12.3M±
NOTE: Estimated costs are provided for budgeting purposes only and do not include right -of-way
acquisition, utility relocation or permitting costs. Final cost will be refined at the time of design and
construction.
*Source: FDOT Long Range Estimating System Project Details Composite Report
The high estimate provided in this table could include any of the streetscape
improvement options provided in Table 3. These will be subject to corridor specific design
and the needs identified for each roadway..
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Table 3: Estimated Costs for Potential Complete Street/Traffic Calming Components
Item Unit Item Cost±
Lighting ea $3,200±
200 gallon tree ea $900 – $1,200±
65 gallon tree ea $650 – 1,000±
Shrubs and groundcover sf $6.50±
Irrigation sf $1.00±
Fencing lf $130±
Brick sidewalk lf $60.00±
Pavers sf $38.50 24±
Raised crossing ea $8,700±
Curb extension ea $13,000±
Striped Crosswalk sf $6.00±
Speed bump/hump ea $2,400±
Median island sf $10.00±
Traffic bollard ea $730±
Rapid Flashing Beacon ea $22,250±
Pavement marking allowance $1,200±
As seen in Figure 26, there are several parks dispersed throughout the proposed
Community Redevelopment Area, each one unique in character and in different states of
condition. Throughout our community outreach efforts, several parks were identified as
in need of repair, and the community continually stated that they would like to increase
the number of bike lanes or expand the existing sidewalks throughout the residential
neighborhoods. Many local residents clearly stated that they valued the array of parks,
preserves, and community centers available to them and recognize that they are an
underutilized asset that could attract visitors to the area. The revitalization and expansion
of these open spaces would improve both pedestrian and bicycle safety and support the
Healthy Community Design of the community.
3. IMPROVEMENTS TO PARKS AND OPEN SPACE
GOALS 4.C. -4.D. -4.E. -5.C.
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As identified through community outreach, there are some immediate improve ments
that could be made in the short-term to enhance existing parks in the community until
the City’s Parks Master Plan is completed. In March 2012, the City of Atlantic Beach , in
coordination with the community, created a Marsh Master Plan, which was intended to
“provide orderly, sustainable and enhanced public access, passive recreation, and
environmental/ecological education opportunities and management for the Marsh
Preserve (Dutton Island, River Branch and Tideviews preserves). The existing conditions
of parks along the Intracoastal Waterway were analyzed in order to identify specific
improvements to be made to those areas in disrepair, as well as to support the ongoing
maintenance of the marsh in the form of controlled burns and the management of
invasive plant species. The Community Redevelopment Board should view the Marsh
Master Plan as an invaluable resource in which specific programs and projects have
already been identified to improve public access to the water. Capital cost estimates and
a recommended schedule for implementation was provided in the Marsh Master Plan.
Figure 27: Potential Park Element Improvements Identified
To date, most of the improvements have been supported through available general funds
and through the FIND Waterways Assistance Program. This grant opportunity should still
be sought in the future, and when agreed upon, any one of these projects and programs
can be financially supported with CRA Trust Funds to support the vision for the marsh.
In addition to those opportunities already identified within the Marsh Master Plan, the
community identified the need for three new active park elements which could help to
transform existing, underutilized park spaces in the neighborhood interior. These include:
A splash park in either Rose Park Small Dog Park or in Tideviews Preserve
An all-weather turf soccer/football/multi-use field at Rose Park or Donner Park
Kayak/canoe launch near Tideviews Preserve, where the City has recently
purchased more property and plans on expanding this open space asset.
Overall, these park elements will help to increase the amount of physical activity in the
community in the short-term until the Master Park Plan is completed. These short-term
improvements can initially be funded through the City’s existing Community
Splash Pad Kayak Launch Multi-Use Field
43
Development Block Grant, created in order to provide adequate public facilities for the
area’s low and moderate-income residents. In the past, funds have been approved for
such projects as the continuation of sidewalks along Dut ton Island Road, drainage
improvements to Jordan Park, new covered shelters and water fountains at Jordan Park,
as well as additional parking areas in a variety of parks.
More specific long term goals for new open space elements may be identified through
the creation of a city-wide Parks Master Plan, and funds from the CRA Trust can
specifically be used to for those parks in the Mayport Road CRA. The Master Plan will
provide an inventory of the existing parks and identify facility and recreational needs for
parks in the form of a park audit. All improvements that are identified in the Parks Master
Plan will be eligible for CRA funding (provided that they are located within the CRA
boundary), and may include any of the following options displayed in Table 4.
Table 4: Estimated Costs for Potential Park Improvements (2016 dollars)
Item Unit Item Cost±
Lighting ea $3,200±
200 gallon tree ea $900 – $1,200±
65 gallon tree ea $650 – 1,000±
Shrubs and groundcover sf $6.50±
Lawn sf $1.50±
Irrigation sf $1.00±
Benches ea $1,800±
Tables $2,200±
Bike Racks ea $200±
Trash/recycle receptacles ea $1,000±
Water fountain ea $5,000±
Covered shelter ea $25,000±
Kayak/canoe launch ea $10,000±
Marsh overlook ea $10,000 - 25,000±
Controlled burn program 1 year $16,000±
50’ Diameter Splash Pad ea $75,000 - $100,000±
400’ x 200’ Multi-Purpose Field ea $200,000±
44
Early on in the visioning process, members of the Technical Advisory Committee and
residents of Atlantic Beach recognized the need for an iconic feature as one enters into
the Mayport Road Study Area on the flyover from Atlantic Blvd. The proposed gateway
feature should become an emblem of the vibrant community of Atlantic Beach and brand
the community’s identity. The Gateway Signage and Mural program is an arts-based civic
engagement initiative which will promote the community through urban design and
public art installations.
A Request for Proposal (RFP) could be released in order to conduct a visioning process
and provide designs for what this new gateway feature could look like. Many participants
through the public outreach process admitted that there is a missed opportunity to
capture visitors going to Hanna Park, Mayport Naval Station, the Beaches, and other local
tourist attractions due to a lack of presence along the Mayport Road Corridor. The Plan
allocates $50,000 to fund a design charrette in which new gateway features are proposed.
Up to $500,000 from the Redevelopment Fund could be allocated to construction of this
new gateway feature, depending on the results of the visioning process.
Ideally, to further support the economic vitality of Atlantic Beach and provide additional
aesthetic opportunities, local artists could be called upon to provide additional murals or
installations where warranted. The Main Street Coordinator could connect private
property owners with local artists to produce façade enhancements that highlight the
unique character, history, and businesses evident in Atlantic Beach. This is seen as
complimentary to the Business Improvement Grants provided in that the overall
aesthetics of the Mayport Road Corridor will be enhanced through specific beautification
projects.
Figure 28: Example Design of Gateway Improvements
4. GATEWAY SIGNAGE AND MURAL PROGRAM
GOALS 2.B.-2.C.
Before After
45
As seen in Figure 29 within the Study Area, there is a substantially higher percentage of
septic tanks than within the entirety of the City of Atlantic Beach , some of which have
been abandoned. May of the septic tanks are notably sited in areas along the Intracoastal
Marsh and are located within the 100 year floodplain and Coastal High Hazard area (see
Figure 13 in the Finding of Necessity). The potential environmental implications
associated with the siting of these should not be ignored as septic tanks in drainfield or
heavily saturated areas are prone to backing up – regardless if abandoned or in use. These
can in turn overflow into the environmentally sensitive habitat of the Intracoastal Marsh.
Figure 29: Septic Tanks within the Mayport Road Community Redevelopment Area
A cost estimate has been provided in Table 5 for the removal of existing septic tanks
within the CRA Boundary and the extension of utility serv ices. TIF revenues produced
within the CRA can be utilized to remove these septic tanks at the discretion of the
Community Redevelopment Agency. The City of Atlantic Beach could also work to create
a sewer connection loan program, which would be available to homeowners who would
like to connect to available utilities but cannot finance the entire cost up front.
.
5. SEWER AND SEPTIC INFRASTRUCTURE IMPROVEMENTS
GOAL 4.D.
46
Table 5: Mayport Road CRA Wastewater Improvements Cost Estimate
Item Description Quantity Unit Unit Cost Total Cost
1 Septic Tank Removal 46 EA $3,500.00 $161,000.00
2 8" Wastewater gravity main 5,000 LF $25.00 $125,000.00
3 Wastewater Manhole 18 EA $4,000.00 $72,000.00
4 Lift Station 1 EA $175,000.00 $175,000.00
5 Private Grinder Lift Station 4 EA $50,000.00 $200,000.00
6 Upgrade existing lift station 2 EA $50,000.00 $100,000.00
7 Replace existing roadway for
wastewater install
5,000 LF $175.00 $875,000.00
8 General Conditions and
Mobilization (8%)
1 LS $134,960.00 $134,960.00
Subtotal $1,844,640.00
Contingency (15%) $276,696.00
TOTAL $2,121,336.00
NOTES:
1. General Conditions and Mobilization to include testing, layout, and permits.
2. Land Acquisition costs not included.
3. Assumed that TV Video/Laser Profile is not included.
4. Removal of unsuitable soils and muck is not anticipated or included.
5. Tree removal or repair is not included.
6. Performance and Payment bonds not included.
The creation of an economic hub along the Mayport Road Corridor will catalyze the
revitalization of a Community Redevelopment Area. This will implement FLU Policy
A.1.10.4, which states that “the City shall actively support the appropriate redevelopment
and infill development of the Mayport Road corridor. Retail and service uses that sustain
neighborhoods, and encourage a more aesthetically pleasing and pedestrian friendly
environment shall be encouraged.” As is shown in Figure 14, the intersection at West
Plaza/East Plaza has been identified by the community as a key site for redevelopment or
to host future events. This key intersection has been identified as the gateway to the
Mayport Corridor from the east side of Atlantic Beach and a major connection to the
6. COMMERCIAL NODE ALONG MAYPORT ROAD
GOALS 1.E. -3.E. -5.A. -5.B.
47
Beaches. As the program grows, additional event space could also be created in the two
shopping centers north of the West Plaza/East Plaza intersection. Any incentive programs
provided would be available throughout the Community Redevelopment Area.
The Mayport Road Community Redevelopment Area is known for providing a variety of
ethnic food options for local residents, and this new commercial node could provide more
food and entertainment options to attract more visitors to Atlantic Beach. Additionally,
these venues provide ample space and opportunity for new start-up businesses owners
who may not be able to afford brick-and-mortar, thus further spurring economic
development. New vendors will be encouraged to attend available UNF Small Business
Association workshops, held weekly to give expertise to businesses in need of assistance.
Figure 30: Examples of Pop-Up Events to Attract Community Activity to Mayport Road
In order to create a vibrant commercial node, the City should allow for and fund
temporary “pop-up” events, such as a food truck bazaar, live music, farmer’s market, or
other events that will attract the community and visitors to the existing businesses. The
estimated cost of hosting 12 events per year ranges from $12,000 - $60,000. This will
help to provide marketing for the events, infrastructure needs such as tents, tables,
chairs, and lighting, as well as to pay a coordinator to run the events.
Specific incentives to be provided by the City to participating vendors at the pop up venue
and throughout the entire CRA could include any or all of the following:
Free advertising in an Atlantic Beach “Buy Local” Campaign
Free rental space for first month as a vendor
Reduced or waived permitting fees
Free admittance to UNF Small Business Association workshops
These pop-up events will transform a currently underutilized parking lot with open space
and attract new tenants into existing commercial space which is currently vacant. The
creation of new incentives could help to entice new development in the area, such as a
grocery store which the community prioritized as one of the strongest goals for the area.
Indeed, this node will become the catalyst for further economic revitalization in the area
and attract new visitors to the Mayport Corridor.
Farmers Market Food Trucks Live Music
48
The future success of all of the redevelopment opportunities included within the Plan,
especially the commercial node along Mayport Road, would be best served through the
creation of a permanent position with the City – someone who will be a constant advocate
in the revitalization efforts in store. The annual cost of this position is estimated to be
$40,000-50,000, funded through the CRA. This person will help to establish new programs
to entice visitors to the community, and in doing so, will continue to support all the
businesses established in the Community Redevelopment Area.
As done in Main Street programs throughout the United States, the coordinator
will work to actively involve community stakeholders in the revitalization efforts
of their community. The coordinator could be integral in establishing a variety of
programs which will help to ensure the future economic livelihood of the
Mayport Road Community Redevelopment Area and the longevity of future
successes. Program ideas could include any of the following: Create a “Buy Local”
campaign
Create a website to promote events and the businesses within the CRA, on which
all businesses can be promoted on one digital gateway, especially for those
establishments which may not have individual web presence
Charge beautification efforts within the community, with the community
Run small business start-up courses to help establish new businesses
Promote the homeowner and business improvement grants as provided within
the Plan
Promote business development by matching potential investors with potential
business owners
Report to the Mayport Community Redevelopment Agency Board
Take lead on researching other State and/or Federal grant opportunities,
especially those dedicated to the vitality of working waterfronts
Establish and promote a variety of events to host in Atlantic Beach including the
new pop up market
Encourage historic preservation in all revitalization efforts
Lead efforts to join the National Main Street Program, and become accredited in
their performance standards
Act as a liaison between the community and local businesses
Brand the Mayport Road CRA and in doing so, continue to uplift its unique,
historic character
7. MARKETING, EVENTS & PROGRAMMING COORDINATOR
GOALS 3.A. -3.B. -5.A. -5.D.
49
Oftentimes revitalization begins in industrial districts, due to large contiguous sites,
existing infrastructure, and existing buffers from residential uses. The City of Atlantic
Beach has a cluster of parcels zoned for industrial use adjacent to the Mayport Road
Corridor that have the potential be reused in innovative ways. One part of this process
would be to brand the Atlantic Beach Business Park by adding additional signage
throughout the district. Being spearheaded by the hired Marketing, Events &
Programming Coordinator, property owners could become better connected with the
Navy Base and Jacksonville Chamber of Commerce in order to diversify the types of
manufacturing industries, research & technology, and commercial retail opportunities in
the area. Similar to the Mayport Road Commercial node, small start-up businesses may
be attracted to available co-working environments. These branding strategies would
attract high quality tenants and bring a wider variety of businesses to the district, thereby
increasing economic development in the entire study area. Consideration should be given
for the following uses and needs not only in the Industrial District but throughout the CRA
in the City’s Land Development Code:
Live/Work space for emerging artists, musicians, and other creative professionals
Technology incubation hub
Flexible zoning to needed for emerging industries, such as microbreweries
Mixed use development, inclusive of residential, retail, restaurant, and office.
Connect Mealy Street and Levy Road to Dutton Island Road to encourage truck
traffic to travel through the industrial district.
The City should provide low interest loans or other financial incentives to entrepreneurs
that submit a viable business plan that will reuse and revitalize these industrial buildings
and commercial areas. The City may use economic impact metrics, such as new job
creation, to evaluate these business plans and determine the period for loan payback.
As recorded in the Finding of Necessity (see the Appendix, Section A), there are many
deteriorating, vacant, and or dilapidated buildings throughout the Mayport Road
Community Redevelopment Area. Public workshop participants also noted that there are
many local businesses, especially along Mayport Road , whose facades are in clear
disrepair, and as such continue to suppress economic investment in the area. There are
also several areas where existing industrial uses abut residential areas, all of which could
8. REVITALIZE THE INDUSTRIAL DISTRICT
GOALS 2.C. -3.C. -3.E.
9. HOMEOWNER AND BUSINESS IMPROVEMENT GRANTS
GOALS 2.C. -3.C. -3.E.
50
be improved. As supported in the proposed CRA Plan, each year, up to $50,000 worth of
matching grant opportunities could be applied for businesses and residents seeking to
improve their individual properties. Opportunities for loans should also be provided.
Figure 31: Existing Conditions in the Mayport Road Community Redevelopment Area
As exemplified in Figure 19, the revitalization of neglected commercial districts and/or
residential neighborhoods can often begin with improvements being made to a single
building or storefront. While the change may seem little, the benefits can be vast – often
resulting in increased sales, shopping traffic, and property values. The proposed grant
program would provide matching grant opportunities which would help to rehabilitate
blighted areas within the proposed CRA. Homeowner and/or business improvement
grants are a short-term action item which can immediately start the revitalization process.
Funds could be used to help assist with a variety of structural or organizational
improvements on the exterior of buildings in the CRA, being included but not limited to:
New windows, roofs, or any other masonry needs
Repainting or resurfacing the façade
New planters and/or landscaping elements
Bike parking infrastructure
Storefront signage
Lighting improvements
Handicap accessibility
As identified by the community and City of Atlantic Beach staff, there are several areas
within the Mayport Road Community Redevelopment Area which are prone to flooding,
mostly within the existing floodplain and areas where there is no curb and gutter (see
Figure 30). Several roads were identified by City staff as having flooded during a heavy
storm in late 2015. Given these know inadequacies, it is recommended that a master
stormwater study be conducted in order to further define which kind of improvements
Boarded Windows and
Pavement in Disrepair
Dilapidated Buildings and
Exposed Infrastructure
Structural Damage and
Lack of Access
10. MASTER STORMWATER STUDY
GOAL 4.C.
51
need to be made to remedy these flooding hazards and improve existing stormwater
infrastructure. This study would provide a more thorough understanding of current
treatment volumes, potential conveyance and storage location to improve these areas.
It is estimated that the initial master stormwater study would cost approximately
$50,000. Future infrastructure needs identified, such as curb and gutter or land
acquisition for a stormwater pond, can be funded with revenues from the CRA Trust Fund.
Figure 32: Roads Identified for Stormwater Improvements
The City of Atlantic Beach could provide for a dedicated police officer to work specifically
within the Mayport Road CRA, with the opportunity to utilize funds from the CRA Trust to
create this position. The Community Officer could help with the implementation of a
community policing program, being inclusive of his/her normal scope of services to
ensure the public health, safety and welfare of citizens in the CRA. Community policing
or community-oriented policing usually includes programs in which the community shares
the responsibility of reporting code violations and/or suspicious activity in the area. This
community and business watch program will help to reduce and prevent crime through
11. COMMUNITY CODE ENFORCEMENT & POLICING PROGRAM
GOAL 2.B. -4.D. -4.5.
52
improved communication between residents and local law enforcement. Programming
ideas could include the development of a mobile alert program, in which suspicious
activity could be reported to various social media outlets and disseminated to
participating residents and citizens; crime prevention education; Crime Prevention
Through Environmental Design (CPTED), community mobilization and/or outreach.
With an annual cost of $50,000, the major responsibilities of the hired Mayport Road
Community Officer will be to:
Provide public education activities, newsletters, news articles, and outreach
Acts as a conduit for enhanced communication between the community and the
City, serving as an ombudsman for addressing community questions/ concerns
Act as a liaison to all related City divisions and departments
Assist with the preparation and implementation of long range and short range
goals, strategies and objectives defined in the Redevelopment Plans
Recommend, plan, create and/or coordinate community events
Work with individuals and businesses to create, strengthen and engage
community and neighborhood-based organizations and, thus overall safety.
Along with the re-writing of the City’s Land Development Code, the City and CRA Board
could create a home and weatherization program which will assist residents in alleviating
the health and safety risks of specific zoning violations. Specific types of violations include
illegal dumping, overgrowth, excessive or inoperable vehicles, and trees/shrubbery.
Emergency repair and maintenance items addressed within will reinforce the code, and
thus neighborhood character. Various code violations can be reported through available
community policing programs established for the CRA and supplemented by Homeowner
and Business Improvement Grants available. The upkeep of private properties is
important in maintaining and/or preserving a safe, invitin g neighborhood. This in turn
helps to sustain property values in the area, as well as attract new business and investors.
Within the CRA boundary, there are approximately 180 parcels consisting of 330± acres
which are currently vacant and/or unoccup ied. Figure 14 shows the entirety of vacant
lands available in the CRA Boundary as of the date of the drafting of the Plan, highlighted
in yellow. As necessary and where applicable, the Mayport Community Redevelopment
Agency could approve the utilization of funds from the Trust in order to acquire lands to
provide for public parking, stormwater infrastructure, and/or other public needs .
Furthermore, these redevelopment opportunities can occur through private-public
12. PROPERTY ACQUISITION (Eligible for stormwater, parking, or other public purposes)
GOAL 2.B. -4.D. -4.5.
53
partnerships, with incentives being offered to private developers wanting to develop
within the CRA.
As also identified in Figure 15 in the Finding of Necessity, there are several roads with
inadequate right-of-way to accommodate for adequate multi-modal transportation
facilities or other infrastructure needs. Where deemed necessary by City Staff and the
Community Redevelopment Agency, funds could be utilized to provide easements over
identified properties - or for the acquisition of land through standard eminent domain
practices. The acquisition of land would need to support the health, safety, or welfare of
Atlantic Beach residents and goals identified within the Plan.
The cost of property will be determined using Duval County Property Appraiser Fair
Market Value at the time of acquisition.
Local business owners and community members alike recognize that there are
inconsistencies with the existing Comprehensive Plan and Land Development Code (LDC)
which restrict a variety of uses wanted by the community. There is a need to create a
more flexible Code which would allow for a wider variety of uses to support a walkable,
connected community. Particularly, there is an existing lack of mixed-use development
within the Community Redevelopment Area which would allow for greater connectivity
between housing and commercial activity. Changes made to the City’s Land Development
Code will encourage redevelopment and spur the economic potential of the area. As such,
it is recommended that funds be allocated to pay for the necessary revisions to t he City’s
LDC. It is estimated that this process would take $100,000, to be allocated by the CRA
Board at the appropriate time.
The City of Atlantic Beach staff is about to conduct its Evaluation and Appraisal Report
(EAR) in which the goals, objectives, policies, maps, and text of the current
Comprehensive Plan will be analyzed for both inconsistencies and progress and
recommended changes will thereafter be made to the Comprehensive Plan and LDC
citywide. City Staff has identified specific revisions to be made, including but not limited
to the following:
Enhance landscaping buffers between existing residential and industrial or
commercial uses
Allow for appropriate residential uses in industrial and/or commercial areas,
especially in the form of affordable housing for the area’s low-to-moderate
income residents
13. UPDATE COMPREHENSIVE PLAN AND LAND DEVELOPMENT CODE
GOALS 3.C. -3.D. -4.A. -5.B.
54
Allow for live-work units in the commercial district
Allow for a wider variety of permitted uses within the industrial district
Allow for a decrease in parking requirements with mixed-use developments
Establish neighborhood character district design guidelines (height restrictions,
material usage, setbacks, etc.) for the Mayport Road Community Redevelopment
Area
Draft complete street policies for neighborhood roads
Rewrite loading zone requirements for industrial uses adjacent to residential uses
7. 3. Summary of Estimated Costs
With the help of all stakeholders involved, the following series of capital projects and
programs were identified to be included in the Mayport CRA Plan. Collectively, th ese
redevelopment options will help to foster community identity and support the
revitalization efforts proposed throughout the entire scope of the Plan. While the capital
improvements will target specific areas within the CRA, the additional programs will help
the entirety of the Community Redevelopment Area, including options for homeowner
and/or community grants to help revitalize existing parks and business facades.
Estimates of probable costs for the capital improvements and programs have been
included below; however, such estimates would need to be more fully detailed as part of
the City’s Capital Improvement Program and Budgeting process. Many of the probable
costs are recommended to be spent on a per year basis, to be determined by the
governing Mayport Road CRA Plan Agency. Additionally, some of the costs such as future
open space element improvements and complete street improvements will be
determined after an initial study is drafted in which the needs of the community are
identified.
Table 6 provides an overview of the estimated costs associated with the development of
identified projects.
55
Table 6: Summary of Estimated Costs for Capital Improvement Project and Programs
Project or Program Probable Costs*
1 Transform Mayport Road into a Complete Street* $250,000 for initial
Corridor Study
2 Improvements to Neighborhood Roads $3.2M – $12.3M
3 Improvements to Parks and Open Space* $50,000/year
4 Gateway Signage and Mural Program* $50,000 for Design, up
to $500,000 for
construction
5 Sewer and Septic Infrastructure Improvements $2.1M±
6 Commercial Node Along Mayport Road $12,000-60,000/year
7 Marketing, Events & Programming Coordinator $40,000-50,000/year
8 Revitalize the Industrial District tbd
9 Homeowner and Business Improvement Grants $50,000/year
10 Master Stormwater Study* $50,000
11 Community Code Enforcement and Policing Officer $50,000/year
12 Property Acquisition tbd
13 Update Comprehensive Plan and Land Development
Code
$100,000
*Planning level capital costs, where shown, are for illustrative purposes only. Actual costs will be
based on the best fee proposal or bid price for each element of the Capital Improvement Program
at the time the project is implemented.
7. 4. Schedule of Improvements
Year 1 (anticipated as 2017) establishes the Community Redevelopment Agency as the
body with regulatory control of the CRA. At this time, the Tax Increment Financing (TIF)
base year is established, and the TIF is held in the Redevelopment Trust Fund and eligible
for projects and programs identified in this Redevelopment Plan.
In order to implement the community’s vision of transforming the Mayport Road Corridor
into a Complete Street, it is critical that the City initiate a Corridor Planning Study in
56
coordination with the North Florida Transportation Planning Organization (TPO) and
Florida Department of Transportation (FDOT) District 2 in Year 1. This will be a lengthy
process (five to eight years), beginning with Conceptual Planning, to Design, to Right-of-
Way Acquisition (if necessary), to Construction, provided that funding is in place. The City
can offer to cost-match in order to expedite the project and demonstrate a local
commitment to the project.
Finally, the City can update and amend its Comprehensive Plan and Land Development
Code as necessary to formally incorporate and support the CRA Plan into the City’s
regulatory documents in Year 1.
Following Year 1, specific near term (2 to 5 years), mid-term (5 to 10 years), and long term
(10+ years) action items have been scheduled to implement the Mayport Road CRA Plan.
The proposed mid-term and long-term actions can be expected to be modified somewhat
as conditions change and new circumstances not anticipated by the community’s vision
are addressed. All of these action items should be considered to fully implement the Plan.
Figure 33: Schedule of Improvements
7. 5. Duration
The Mayport CRA Plan is intended to span a period of 20 years, during which time TIF
revenues generated will be utilized for the purposes of helping to fund the capital
improvement projects and programs included within the Plan. The Community
Redevelopment Agency will be largely responsible for effectuating the goals found herein
through the duration of the Community Redevelopment Area.
First Year Near Term Mid Term Long Term
Year 1 Years 2-5 Years 5-10 Years 10+
TIF Base Year Established
1 Transform Mayport Road into a Complete Street
2 Improvements to Neighborhood Roads
3 Improvements to Parks and Open Space
4 Gateway Signage
5 Sewer and Septic Infrastructure Improvements
6 Commercial Node along Mayport Road
7 Marketing, Events & Programming Coordinator
8 Revitalize the Industrial District
9 Homeowner and Business Improvement Grants
10 Master Stormwater Study
11 Property Acquisition
12 Update Comprehensive Plan and Land Development Code
Pr
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t
s
Pr
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s
57
Section I. 2016 Finding of Necessity
Mayport Road Community Redevelopment Area
Finding of Necessity
Prepared by:
VHB, Inc.
Orlando, FL
On behalf of:
City of Atlantic Beach, FL
June 2016
58
Contents
Acknowledgements ............................................................................................................... 5
1. Introduction ................................................................................................................... 6
1. 1. Executive Summary ............................................................................................................. 6
1. 2. The Study Area .................................................................................................................... 8
2. Finding of Necessity Overview .......................................................................................... 9
2. 1. Demographics ...................................................................................................................... 9
2. 2. Summary of Blight ............................................................................................................. 10
2. 3. Need for Redevelopment .................................................................................................. 11
2. 3. 1. Assessed Real Property Values Fail to Appreciate ..................................................... 11
2. 3. 2. Deterioration of Site or Other Improvements ........................................................... 12
2. 3. 3. Unsanitary or Unsafe Conditions ............................................................................... 13
2. 3. 4. Higher Percentage of Renter-Occupied units ............................................................ 13
2. 3. 5. Defective or Inadequate Street Layouts .................................................................... 13
3. Community Redevelopment ............................................................................................ 14
3. 1. Community Redevelopment Act ....................................................................................... 14
3. 2. Intent of the Community Redevelopment Area and Plan................................................. 14
4. Community Outreach....................................................................................................... 16
4. 1. Overview ............................................................................................................................ 16
4. 2. Technical Advisory Committee (TAC) ................................................................................ 16
4. 3. Stakeholder Interviews ...................................................................................................... 18
4. 4. Community Workshops ..................................................................................................... 20
4. 5. Online Survey .................................................................................................................... 24
5. Vision for the Community Redevelopment Area ............................................................... 25
5. 1. Establishment of the Vision, Goals, and Objectives ......................................................... 25
5. 2. Established Goals and Objectives ...................................................................................... 25
GOAL 1: TRANSFORM THE MAYPORT ROAD CORRIDOR INTO A COMPLETE STREET TO
IMPROVE SAFETY FOR ALL USERS ........................................................................................ 26
Goal 1 Objectives ................................................................................................................... 26
59
GOAL 2: IMPROVE THE APPEARANCE OF THE MAYPORT ROAD CORRIDOR ...................... 26
Goal 2 Objectives ................................................................................................................... 26
GOAL 3: IMPROVE BUSINESS ACTIVITY ALONG THE MAYPORT ROAD CORRIDOR ............ 27
Goal 3 Objectives ................................................................................................................... 27
GOAL 4: SUPPORT VIBRANT RESIDENTIAL NEIGHBORHOODS ADJACENT TO THE CORRIDOR
............................................................................................................................................... 28
Goal 4 Objectives ................................................................................................................... 28
GOAL 5: MAINTAIN OR IMPROVE THE QUALITY OF LIFE OF CITY OF ATLANTIC BEACH
RESIDENTS, BUSINESS OWNERS, AND VISITORS ................................................................. 28
Goal 5 Objectives ................................................................................................................... 28
6. Tax Increment Financing .................................................................................................. 29
6. 1. Proposed Plan Tax Increment Financing (TIF) Projections ................................................ 29
6.1.1. Assumptions & Limitations of the Analysis ................................................................. 33
6. 2. Tax Increment Financing Revenue Summary .................................................................... 33
Scenario 1 .............................................................................................................................. 33
Scenario 2 .............................................................................................................................. 33
7. Capital Improvement Projects and Programs .................................................................... 35
7. 1. Mayport Road CRA Plan Capital Improvement Projects and Programs ........................... 35
7. 3. Overview of Established Projects & Programs .................................................................. 36
7. 3. Summary of Estimated Costs ............................................................................................ 54
7. 4. Schedule of Improvements ............................................................................................... 55
7. 5. Duration ............................................................................................................................. 56
Section I. 2016 Finding of Necessity ..................................................................................... 57
1 Community Redevelopment Act .......................................................................................... 61
CRA Overview ............................................................................................................................ 61
Finding of Necessity ................................................................................................................... 62
Proposed Mayport Road Community Redevelopment Plan ...................................................... 62
2 Definition & Description of Blight ......................................................................................... 64
Overview of Slum and Blight ...................................................................................................... 64
Statutory Definitions of Slum & Blight ....................................................................................... 64
3 Mayport Road Community Redevelopment Area .................................................................. 67
60
The Study Area........................................................................................................................... 67
Demographic & Socio-Economic Characteristics ....................................................................... 68
Mayport Road Redevelopment Study Area: Population Trends ................................................ 69
Mayport Road Study Area: Median Household Income and Median Home Values .................. 71
Future Land Use ......................................................................................................................... 71
Existing Zoning Districts ............................................................................................................. 71
4 Findings of Blighted Conditions ........................................................................................... 74
Elements of Blight ...................................................................................................................... 74
Indicator 1: Assessed Real Property Values Fail to Appreciate .................................................. 75
Summary of Real Property Values ............................................................................................. 78
Indicator 2: High Renter-Occupancy .......................................................................................... 81
Indicator 3: Unsanitary or Unsafe Conditions ............................................................................ 83
Indicator 4: Defective Street Layout .......................................................................................... 85
Figure 16: Documented Deteriorating Conditions within the Mayport Road CRA
Boundary ............................................................................................................................... 88
Figure 17: Documented Deteriorating Conditions within the Mayport Road CRA Boundary
............................................................................................................................................... 89
5 Conclusion ......................................................................................................................... 90
Section II. Statutory Compliance .......................................................................................... 93
Section II.I §163.362 Contents of the Community Redevelopment Plan ................................. 93
Section II.II §163.370 and $163.358 Community Redevelopment Agency .............................. 93
Section II.III §163.387 and §163.370 Redevelopment Trust Fund ............................................ 93
Section III. Consistency with Comprehensive Plan ................................................................ 95
Section IV. Legal Description of the CRA ............................................................................... 98
Section V. Mayport Road Community CRA Existing Conditions Exhibits .............................. 104
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1 Community Redevelopment Act
CRA Overview
The Community Redevelopment Act (CRA), as defined in Chapter 163, Part Ill of the Florida
Statutes, provides legislative authority for local governments to use new approaches to
overcoming the burdens of slum and blighted areas within the state. The CRA outlines a
comprehensive program providing the legal framework and financing mechanisms for local
governments to undertake the highly complex task of overcoming physical and economic
deterioration common to older areas of Florida's cities.
Through enactment of the Community Redevelopment Act, the state le gislature recognizes
that slum and/or blighted areas:
Impose a costly burden on local communities in terms of service requirements and
the loss of tax revenues;
Menace the general health, safety, morals, and welfare of area residents; and
Impair and arrest sound growth; this growth is critical if a community is to
appropriately accommodate population increases and economic expansion.
Before the state legislature enacted Chapter 163, local governments were limited in
encouraging improvements in blighted areas through development management plans and
selected local controls. That is, cities in Florida did not have the power to attract private
development, but only to prevent inappropriate development. Even the provision of public
improvements was greatly restricted by fiscal deficiencies. The CRA provides increased
powers to both initiate desired private development and the financial means to pay the costs
of public improvements, while also assisting in funding key portions of the private effort.
To take advantage of these increased powers authorized by the CRA, a local government
must follow statutory procedures for declaring areas in need of redevelopment through a
62
slum and blight study, institute a CRA trust fund, and designating (if necessary) a tax
increment financing district.
Finding of Necessity
The Finding of Necessity, as set forth in Section 163.355, F.S., is an assessment of the study
area that provides evidence of slum or blight and then proves the future need for
redevelopment due to practical difficulties in attracting market-based investment at a rate
and quality of the surrounding areas and the City as a whole. In order to determine the
existence of slum or blight as defined by Section 163.340, F.S., a variety of empirical data and
observations of the parcels within the study area are analyzed and reported in a report called
a Finding of Necessity.
If the area is proven to meet at least two of the statutory indicators of blight within the
defined study area, the City adopts a resolution called a "Finding of Necessity" stating that
redevelopment of that area is necessary in the interest of public health, safety or welfare of
the city’s residents. This establishes the need for a Community Redevelopment Plan to
define the means to repair, rehabilitate, and/or redevelop areas within the study area as
necessary.
The City of Atlantic Beach is prohibited from exercising its community redevelopment
authority conferred by the Florida Statutes until the City Commission has adopted a
resolution, supported by data and analysis.
Proposed Mayport Road Community Redevelopment Plan
According to the Florida Statutes, the first step in establishing a CRA is to determine if the
subject area meets the statutory definition for being a “slum or blighted area”, and that
rehabilitation and/or redevelopment of this area is in the welfare of the community’s
residents.
63
Figure 1: Proposed Boundary Map—Mayport Road CRA
64
2 Definition & Description of Blight
Overview of Slum and Blight
Prior to examining the existing economic character and physical conditions of the proposed
Mayport Road Community Redevelopment Area (CRA), it is necessary to outline what
constitutes slum and blight and why these issues pose problems for the City of Atlantic
Beach.
Blight needs to be considered from two perspectives. First, there is the requirement to
document that the proposed Mayport Road CRA is, in fact, subject to blighted conditions as
outlined in the definition of "Blighted Area" in the Community Redevelopment Act. Second,
it is necessary to understand that blight comprises a set of negative circumstances that
causes an area to be a burden to the community, and prevents improvements by
discouraging private investment in new development or redevelopment, and economic
revitalization.
In addition, information contained in this report provides an opportunity to understand the
character of Mayport Road and the problems involved in dealing with blight. Notably, when
conditions of blight exist in one area of the City, they have negative imp acts on the overall
health, safety and welfare of the City as a whole.
Statutory Definitions of Slum & Blight
For the City of Atlantic Beach to utilize the powers provided under the Community
Redevelopment Act, the area defined within the Mayport Road CRA in Atlantic Beach must
fit the definition of slum and/or blight, which are distinctly different conditions and require
different approaches. “Slum" conditions are those which immediately imperil residents of
the study area and require timely assistance. Chapter 163.340(7) of the Florida Statutes
defines “slum” as having physical or economic conditions conducive to disease, infant
mortality, juvenile delinquency, poverty, or crime because there is a predominance of
65
buildings or improvements (either residential or non-residential) which are impaired by
reason of dilapidation, deterioration, age, or obsolescence, and exhibiting one or more of
the following factors:
Inadequate provision for ventilation, light air, sanitation or open spaces;
High density of population, compared to the population density of adjacent
areas within the county or municipality;
Overcrowding, as indicated by government-maintained statistics or other
studies and the requirements of the Florida Building Code; or
The existence of conditions that endanger life or property by fire or other
causes.
By contrast, “blighting” conditions include emergency conditions as well as those which
impede the long-term social and economic vitality of an area by discouraging private
investment. Chapter 163.340(7) of the Florida Statutes defines a blighted area as “one in
which there are a substantial number of slum, deteriorated, or deteriorating structures and
conditions that lead to economic distress or endanger life or property by fire or other causes,
or one or more of the following factors that substantially impairs or arrests the sound growth
of a county or municipality and is a menace to the public health, safety, morals, or welfare
in its present condition and use”. Left unchecked, these blighting influences are likely to lead
to more dire, slum-like conditions.
To substantiate blight, the City of Atlantic Beach must show that the Mayport Road CRA is
subject to blighted conditions as outlined in the definition of “Blighted Area” in the
Community Redevelopment Act. As such, the Community Redevelopment Area must meet
at least two of the following conditions:
66
Indicators of Blight
Predominance of defective or inadequate street layout;
Assessed real property values of real property in the area have failed to show
any appreciable increase;
Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
Unsanitary or unsafe conditions;
Deterioration of site or other improvements;
Inadequate and outdated building density patterns;
Falling lease rates on non-residential property relative to the community-at-
large;
Tax or special assessment delinquency exceeding the fair value of the land;
Residential and commercial vacancy rates are higher than in the remainder of
the city;
Incidence of crime in the area is higher than the remainder of the city;
Fire and emergency medical service calls to the area are higher than in the
remainder of the city;
A greater number of violations of the Florida Building Code in the area than the
number of violations recorded in the remainder of the city;
Diversity of ownership or defective or unusual conditions of title which prevent
the free alienability of land within the deteriorated or hazardous area; or
Governmentally owned property with adverse environmental conditions caused
by a public or private entity.
67
3 Mayport Road Community Redevelopment Area
The Study Area
The proposed Mayport Road CRA (Mayport Road Study Area) boundary is centered along
Mayport Road/A1A, and extends into the industrial and residential parcels both east and
west of the corridor. The Mayport Road Study Area is generally bounded by Dutton Island
Road to the north, the Royal Palm neighborhood in Atlantic Beach to the east, Atlantic
Boulevard to the south and the Intracoastal Waterway to the west. Additional commercial
properties were included on the east side of Mayport Road north of Dutton Island Road.
There is also the potential to include the Atlantic Beach Country Club, which was recently
annexed into the City of Atlantic Beach.
The Study Area includes approximately 827± acres and 1,853 tax parcels. According to data
obtained from the Duval County Property Appraiser, in 2016, the area had the following land
use distribution:
59% single family residential,
5% multi-family,
26.5% commercial,
6% manufacturing/industrial,
1% institutional,
1.9% government-owned property,
and .8% wasteland.
59%
5%
26%
6%
1%
2%
1%
2016 Land Uses
Single Family
Multi-Family
Commercial
Manufacturing/Indu
strial
Institutional
Government
Wasteland
68
Demographic & Socio-Economic Characteristics
As a consolidated government, Duval County/City of Jacksonville has experienced significant
population growth and economic development over the past 15 years. Based on U.S. Census
data, as illustrated in Table 1 below, Duval County’s population jumped by more than
110,700 during this period—reflecting a sustained annual growth rate of 0.95% per year. The
City of Jacksonville captured 95% of this growth, adding roughly 110,400 new residents. The
only other municipality to add population was Jacksonville Beach. The City of Atlantic Beach
had a decline in population of 0.2%, from 13,368 in 2000 to 12,655 in 2010.
Table 1: Duval County Population Trends, 2000—2014
Jurisdiction 2000 Share of
County
2010 Share of
County
2014 Share of
County
Change
2000-2014
Amount CAGR*
Duval County 779,301 864,263 890,066 110,765 0.95%
Atlantic
Beach
13,368 1.7% 12,655 1.5% 12,710** 1.5% (382) -.2%
Baldwin 1,634 0.2% 1,425 0.2% 1,411 0.2% (223) -1.0%
Jacksonville 736,039 94.4% 821,784 95.1% 846,421 95.1% 110,382 1.0%
Jacksonville
Beach
20,990 2.7% 21,362 2.5% 22,136 2.5% 1,146 0.4%
Neptune
Beach
7,270 0.9% 7,037 0.8% 7,112 0.8% (158) -0.2%
*Compound Annual Growth Rate (CAGR)
**City of Atlantic Beach projection for year 2015
Table 2: Duval County Population Forecasts, 2015—2035
Jurisdiction Forecasts Change
2015-2025
2015 2020 2025 2030 2035 Amount CAGR*
Duval County 890,700 934,100 972,500 1,005,800 1,038,500 147,800 0.77%
Atlantic Beach 12,995 13,628 14,189 14,675 15,152 2,156
Baldwin 1,412 1,481 1,542 1,594 1,646 234
Jacksonville 847,024 888,296 924,813 956,480 987,576 140,553
Jacksonville
Beach
22,152 23,231 24,186 25,014 25,828 3,676
Neptune Beach 7,117 7,464 7,771 8,037 8,298 3,676
69
Using the Moderate Forecast population scenario prepared by the University of Florida,
Bureau of Business & Economic Research (BEBR), Duval County is expected to add 147,800
new residents over the next 20 years, for a 2035 population of 1,038,500.
Mayport Road Redevelopment Study Area: Population Trends
Between 2000 and 2010, the Mayport Road Study Area experienced an increase in
population and households. In fact, within the proposed CRA boundary, there was an
increase of approximately 221 residents and 137 households during this 10-year period. This
equates to an increase in population of 6.7% and an increase in households by 11.1%, at a
rate faster than the City of Atlantic Beach. Currently, the Mayport Road Community
Redevelopment Area contains over 3,582 residents in 1,397 households, and is expected
to continue to grow. With Census data forecasts anticipating an annual percentage rate of
population growth of 0.43%, the Mayport Road Redevelopment Area will have a population
of 3,659 by year 2020.
Table 3: Demographic Trends & Forecasts, 2000—2020
2000 2010 2015 2020
Demographic Profile
Population 3,328 3,549 3,582 3,659
Households 1,234 1,371 1,397 1,435
Avg. HH Size 2.7 2.59 2.56 2.55
Median Age 33.8 34.8 34.3
Table 4: Race Distribution, 2015
2000 2010 2015 2020
Race
White 67.7% 65.5% 63.4%
Black 22.2% 23.1% 23.8%
American Indian 0.6% 0.6% 0.5%
Asian, Pacific Islander 2.1% 2.2% 2.5%
Pacific Islander 0.3% 0.4% 0.4%
Some other race 2.5% 2.8% 3.3%
Two or More Races 4.7% 5.3% 6.1%
Hispanic Origin 8.5% 10.0% 11.9%
Diversity Index 57.1 60.4 63.7
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Table 5: Age Distribution, 2010 - 2020
2010 2015 2020
Age
0 - 4 6.8% 6.6% 6.9%
4 - 9 6.1% 6.1% 5.9%
10 - 14 6.5% 5.6% 5.6%
15 - 24 15.4% 15.4% 13.0%
25 - 34 17.2% 16.6% 19.8%
35 - 44 14.0% 14.6% 13.6%
45 - 54 16.1% 13.5% 11.5%
55 - 64 9.8% 11.8% 12.7%
65 - 74 5.7% 6.4% 7.0%
75 - 84 1.9% 3.0% 3.3%
85+ 0.5% 0.5% 0.7%
18+ 76.1% 78.3% 78.7%
Table 6: Income Profile, 2015 – 2020
2015 2020
Households by Income
< $15,000 18.5% 16.4%
$15,000 - $24,999 9.9% 7.2%
$25,000 - $34,999 8.7% 7.0%
$35,000 - $49,999 15.4% 14.1%
$50,000 - $74,999 27.4% 31.0%
$75,000 - $99,999 15.0% 18.4%
$100,000 - $149,999 3.5% 4.1%
$150,000 - $199,999 1.3% 1.6%
> $200,000 0.3% 0.3%
Table 7: Education Profile, 2015 – 2020
2015
Population 25+ by Educational Attainment
Less than 9th Grade 3.7%
9th - 12th Grade, no Diploma 9.3%
High School Graduate 18.9%
GED/Alternative Credential 5.4%
Some College, No Degree 23.4%
Associate Degree 16.6%
Bachelor's Degree 19.4%
Graduate/Professional Degree 3.4%
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Mayport Road Study Area: Median Household Income and Median Home Values
Another economic criteria in the slum and blight definition of Chapter 163 includes annu al
median household incomes and median home values. Notably, median household income
citywide is projected to increase from $56,758 in 2015 to $63,947 in 2020, reflecting a
compound annual increase of 2.41% per year. Within the Mayport Road Study Area, median
household income in 2015 was $46,838, which is 17.5% below the citywide median.
Projections of median household income are also lower than the citywide average. Median
home values are substantially lower within the proposed Mayport Road Study Area i n
comparison to the citywide average, by 53.7%.
Table 8: Median Household Income and Median Home Value
Median Household Income
2015 2020 Percentage Increase
City of Atlantic Beach $56,758 $63,947 12.6%
Mayport Road CRA $46,838 $52,600 12.3%
Median Home Value
2015 2020 Percentage Increase
City of Atlantic Beach $349,415 $418,328 19.7%
Mayport Road CRA $162,089 $190,690 17.6%
Future Land Use
The future land uses (FLUs) of the proposed CRA are generally characterized by commercial
uses along Mayport Road with residential uses behind these commercial areas. Figure 2
depicts the Future Land Uses for the propose CRA and surrounding areas.
Existing Zoning Districts
The zoning districts are consistent with the future land use patterns. Within the Mayp ort
Road Study Area, the main road is lined with commercial zoning districts with the remaining
areas primarily a mix of residential zoning districts, including rural, low density and medium
density. Public building zoning districts and planned unit developments also exist within the
proposed CRA boundaries. Figure 3 depicts the zoning district for the propose CRA and
surrounding areas.
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Figure 2: Future Land Use Map
73
Figure 3: Zoning Map
74
4 Findings of Blighted Conditions
Elements of Blight
The purpose of this Finding of Necessity is to document that the proposed Mayport Road
CRA is subject to blight conditions, as defined in the "Blighted Area" sections of Chapter 163
of the Florida Statutes. The Finding of Necessity is intended to support solutions and
recommendations in the City of Atlantic Beach’s Mayport Road CRA Plan. The Finding of
Necessity also identifies factors that have impaired development and investment in the
proposed CRA, and the Redevelopment Plan provides recommendations to remedy them.
Findings of blight are supported by data and analysis of socio-economic conditions, physical
land use conditions, and changes in property values and real estate market conditions. In
addition to the findings of demographic changes in Section 3 above (population densities,
population in poverty and median household incomes), the Finding of Necessity has
identified at least five additional conditions of blight in the proposed Mayport Road CRA
study area. These elements include:
1. Assessed Real Property Values—that have “failed to show any appreciable increase”
among specific real estate sectors such as commercial and residential uses;
2. Higher Percentage of Renter-Occupied units – in comparison to the City of Atlantic
Beach;
3. Unsanitary or Unsafe Conditions - Higher Percentage of Septic Tanks – within the
CRA boundary in comparison to the City of Atlantic Beach; and
4. Defective or Inadequate Street Layouts – insufficient right-of-way to support
neighborhood improvements.
5. Deterioration of Site or other Improvements – potential impacts to the health,
safety and welfare of all residents.
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Indicator 1: Assessed Real Property Values Fail to Appreciate
The loss of potential tax revenues in blighted areas has a broad effect on a community. The
overall appearance of the proposed CRA has impaired new development, and not the
appearance of any one building or property.
Property taxes are the largest single source of revenue available to a municipality for funding
general government services such as police, fire, schools an d infrastructure improvements.
As inflation increases the cost of providing such services, and demand for such services
expands; taxable property values must increase to produce the revenues needed to fund the
delivery of the desired level of services.
In order to evaluate changes in assessed property values in the proposed Mayport Road CRA
study area, we obtained data on both assessed (market) and taxable values, by land use,
from the Duval County Property Appraiser for the period between 2006 and 2016. This
timeframe allows a comparison of changes in assessed values prior to, during, and after the
2007—2010 recession, which significantly affected property values not only in Jacksonville,
but throughout Florida and in many locations across the U.S. Key findings for each part of
the proposed Mayport Road CRA area are summarized below:
Residential — the number of single family and multi-family residential properties in
the Mayport Road Study Area has increased over the past eight years with 975
parcels in 2006 and 1,082 in 2016. While the number of households in the study
area has grown, Duval County Property Appraiser data proves that assessed values
have continued to decline. As is evident in Figure 4, even with an increase of 107 in
the number of residential units within the proposed Mayport Road Redevelopment
Area, both residential market and taxable values have failed to appreciate above
the peak year of 2008, with a notable decline in values existing between 2008 and
2012. As seen in Figure 5, the taxable values of residential properties have
declined by 16.4%, from $105.2 million in 2006 to just $88.0 million in 2016 .
76
Figure 4: History of Residential Assessed Values
Figure 5: Changes in Residential Assessed Values
77
Commercial — the number of commercial tax parcels in the Mayport Road Study
Area has declined substantially over the last ten years — from 125 in 2007 to 73 in
2016. This represents a loss of 41.6% of the businesses that were once in the
Mayport Road Study area. In conjunction with this, both market and taxable values
have failed to appreciate beyond the base year of 2006.
As is evident in Figure 7, the market values of commercial properties have declined
by 24.7%, from $35.5 million in 2006 to $26.9 million in 2016 . Moreover, taxable
values have also dropped — from $33.3 million in 2006 to $25.4 million in 2016,
reflecting a 23.8% decline since the base year studies.
Figure 6: History of Commercial Assessed Values
7 8 Figure 7: Changes in Commercial Assessed Values
Summary of Real Property Values
As shown in Figure 8, both taxable and market values within the entire study area have failed
to appreciate over any 5 year increment. Duval County Property Appraiser data confirms
that between 2006 and 2014, there was a decline in market value of 6.6% and a decline in
taxable value of 19.4% across all property types.
This trend in declining values is also evident between 2010 and 2015 in which taxable values
decreased by 8.7% from $184.7 million in 2010 to $168.6 million . Even in 2016, taxable
values are less than the base year of 2006 by $12.2 million – a decline of 6.4%.
79
Figure 8: Market and Taxable Values for entire Proposed Mayport Redevelopment Area
Figure 9: Changes in Value in Proposed Community Redevelopment Area, 2006 -2014
80
Figure 10: Changes in Value in Proposed Community Redevelopment Area, 2010 -2015
81
Indicator 2: High Renter-Occupancy
The presence of larger percentages of renter occupied units relative to owner occupied
dwellings can serve as an indicator of neighborhood stability. Chapter 163.340, F.S. lists
deterioration of sites and other improvements, unsanitary or unsafe conditions, stagnant
property values, and excessive building code violations as blighting conditions that could
lead to more significant issues if left unchecked. Various housing studies cite a positive
correlation between such socio-economic factors like educational achievement, civic
participation, health benefits, crime, and public assistance; and physical factors associated
with substandard property maintenance and improvement in communities with a high level
of renter v. owner-occupied residential properties. It is not unusual for renters having to
devote a larger percentage of their household income toward rent, leaving less money to
commit toward other basic needs.
In the Mayport Road CRA study area, the percentage of renter occupied dwellings is
noticeably higher than in the balance of the City of Atlantic Beach. In 2015, renters occupied
51 percent of the dwellings in the study area compared to 35.5 percent in the rest of Atlantic
Beach.
In the proposed Mayport Road CRA, some of the difference in the owner/renter ratio
between the study area and the balance of the City may be attributable to its proximity to
the Mayport Naval Station and the transient nature of the military population. In areas with
more owner occupancy of dwelling units, there is often a discernibly higher level of pride
and a sense of belonging. Home ownership tends to produce a greater level of financial
commitment toward property maintenance. By investing in maintaining one of life’s largest
personal investments, a greater commitment to ensuring the long -term stability of the
neighborhood often occurs. A high ratio of renter to owner occupancy is not a direct
indicator of blight by the statutory definition, however, the potential external effects can
contribute to the presence of such conditions over time if not addressed.”
82
Figure 11: Percent (%) of Renter Occupied Units, Mayport Road CRA & Balance of the City
of Atlantic Beach, 2000-2020
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
2000 2010 2015 2020
48
.
3
%
44
.
6
%
51
.
0
%
51
.
7
%
32
.
2
%
31
.
0
%
35
.
5
%
35
.
7
%
MAYPORT ROAD CRA ATLANTIC BEACH
83
Indicator 3: Unsanitary or Unsafe Conditions
As seen in Figure 12, within the Study Area, there is a substantially higher percentage of
septic tanks than within the entirety of the City of Atlantic Beach. These are notably sited in
areas along the Intracoastal Marsh and are located within the 100 year floodplain and
Coastal High Hazard area (see Figure 13). The potential environmental implications
associated with the siting of these should not be ignored as septic tanks in drainfield or
heavily saturated areas are prone to backing up. These can in turn overflow into the
environmentally sensitive habitat of the Intracoastal Marsh.
Figure 12: Number of Septic Tanks in the Proposed Mayport Road Redevelopment Area
In addition to the high prevalence of septic tanks in the proposed Community
Redevelopment Area, there is significant number of deteriorated or dilapidated buildings
which continue to impair growth and quality development and effect the overall image of
the community. These impairments are often the result of a lack of private invesment in
maintenance and upkeep, which also often impact the overall assessed property values of
the area. Most of these buildings would be considered “deteriorating” meaning that while
84
Figure 13: Location of Septic Tanks in the Proposed Mayport Road Redevelopment Area
they have been neglected, that rehabilitation of the property is possible. The presence of
deteriorated buildings also often leads to an added cost to the community in the form of
increased code enforcement programs. These are all strong indicators of blight.
85
Figure 14: Age of Structures by Decade
Indicator 4: Defective Street Layout
Another clear indicator of blight is the predominance of defective or inadequate street
layout, parking facilities, roadway conditions, public transportation facilities, and lack of
streetscape improvements which help to ensure the health, safety, and welfare of all
citizens. Many of these substandard conditions are prevalent within the proposed
Community Redevelopment Area. As is evident in the images below, there are several areas
where roadway conditions are dilapidated and in need of repaving, which could allow for the
accommodation of bicycle or pedestrian connectivity where ther e are current gaps.
There are several areas, highlighted in blue in Figure 15, in which there is inadequate right-
of-way width to accommodate for suitable sidewalk infrastructure, stormwater drainage and
retention, street lighting, ADA compliance, and/or curb and gutter in floodprone areas.
Within the northeast section of the study area on Dutton Island Road East, Francis Ave,
Donner Road and Mayport Road, there are several areas with narrow right -of-way widths,
roads constructed on existing easements, and drainage systems on private property. As in
86
the case of Jackson Street and Ardella Road, some of the right-of-way is actually on private
property.
Defective or Inadequate Streets within the Mayport Road CRA Boundary
Unpaved Roads Dead Ends
Lack of Sidewalks Lack of Street Connectivity
Inadequate Drainage Sidewalks in Disrepair
87
Moving west towards the Intracoastal, there are several unpaved roads and inadequate
street connectivity. Residents have also pointed out that these roadways are prone to
flooding during regular storms.
Figure 15: Location of Inadequate Street Layouts
Indicator 5: Deterioration of Site or Other Improvements
Through feedback obtained from our public outreach efforts and physical site analyses of the
study area (see Figures 16 and 17), the Project Team has identified a number of deteriorated or
dilapidated buildings and site conditions which continue to impair growth and quality
develompent and effect the overall image of the community. Most of the identified buildings
would be considered “deterioriating” meaning that while they have been neglected, that the
rehabilitation of the the property is possible. Where identified, specific driveways, sidewalks,
fencing, lighting, and other elements in the public right-of-way could also be improved.
LEGEND
CRA
Boundary
Area of
Concern
Inadequate
ROW
88
Figure 16: Documented Deteriorating Conditions within the Mayport Road CRA Boundary
Chain Link Fence; Lack of Curb & Gutter;
Dead End
No Sidewalk; Interuppted Fence;
Dilapidated Buildings
Cracked Pavement; Exposed
Infrastructure; Dilapidated Buildings
Vacant Property; Structural Damage;
Overgrown Landscaping
No Sidewalk; Barbwire Fencing;
Vacant Property at Intersection
Overgrown Grass; Pavement in Disrepair;
Boarded-up Windows
89
Figure 17: Documented Deteriorating Conditions within the Mayport Road CRA Boundary
Dilapidated Building; Cracked Pavement;
Overgrown Grass
Structural Damage; Overgrown Grass;
Lack of Access
Unpaved Roads; Littered Property;
Inadequate Drainage
No Buffer from Industrial Uses;
Unpaved Driveways
Unpaved Roads; Faded Paint;
Building in Disrepair
Exposed Waste; Lack of Sidewalk;
Dilapidated Building
90
5 Conclusion
The creation of the Mayport Road Study Area Finding of Necessity was developed with the
support of the community and City of Atlantic Beach Staff, whom are advocating for positive
change in the area. Through two public workshops conducted with the community as well
as with the advice of the members of the project’s Technical Advisory Committee, the
community has ambitious goals to counteract the blighted conditions as documented herein.
The community has established a specific vision statement to:
Prepare a redevelopment plan based on community consensus that
encourages the revitalization of the Mayport Road Corridor and surrounding
neighborhood.
The adoption of a Community Redevelopment Plan can only be established once you have
proven that indicators of blight exist. As supported through both analytic research and
documented within the Study Area, the findings and conditions presented in this Finding of
Necessity meet at least two of the statutory conditions for a blighted area as defined by
Chapter 163.340, Florida Statutes. The decline in property values, inadequate street layout,
unsanitary conditions and deteriorating structural conditions all indicate a need to establish
a Community Redevelopment Area and Community Redevelopment Plan. Due to these
factors, it is recommended that the City of Atlantic Beach draft a resolution to adopt the
Finding of Necessity and compose the Mayport Road Community Redevelopment Plan.
As revealed in our public workshops, the community of Atlantic Beach is ready and willing to
start to invest dollars to help revitalize the community and create a better sense of place. In
order to achieve this vision, they have created very specific goals to:
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1. Transform the Mayport Road Corridor into a Complete Street to improve
safety for all users
a. Provide safe pedestrian and bicycle facilities to encourage multimodal use
b. Improve street lighting
c. Provide midblock crossings on Mayport Road
d. Evaluate the reduction of the posted speed limit
e. Create a node along the corridor, to become a safe and walkable destination
for retail and restaurants, with a common green space in walking distance.
2. Improve the appearance of the Mayport Road Corridor
a. Create gateway signage features to welcome residents and visitors
b. Enlist local artists to create murals and other public art
c. Offer façade improvement grants.
3. Improve Business Activity along the Mayport Road Corridor
a. Create a main street coordinator position to promote community events
and businesses
b. Implement a branding strategy such as #abspeaks to promote businesses in
the area
c. Identify incentives for redevelopment and revitalization of existing
businesses and homes
d. Revise land development codes to remove barriers to redevelopment
e. Convert vacant properties into new businesses that benefit the community
f. Provide signage on the corridor identifying businesses along side streets.
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4. Support vibrant residential neighborhoods adjacent to the corridor
a. Identify residential redevelopment opportunities
b. Provide homeowner improvement grants.
c. Provide streetscape improvements within the Public Right -of-Way, such as
bike lanes, sidewalks, drainage, landscape buffers, etc.
d. Provide infrastructure improvements such as central water/sewer to replace
existing septic systems
5. Maintain or improve the quality of life of City of Atlantic Beach residents,
business owners, and visitors
a. Attract a grocery store to the Mayport Corridor
b. Create commercial nodes or destinations along the Mayport Corridor at
specific intersections
c. Use Healthy Community Design principles when evaluating all new projects
d. Establish a “buy local” program to obtain city services. Encourage the Navy
to develop a “buy-local” program for its staff.
Through the adoption of a Mayport Road Community Redevelopment Plan, specific action
items can be established and further refined to address a means of actualizing these goals.
If the City of Atlantic Beach supports a Community Redevelopment Plan as proposed within
the Finding of Necessity, the Tax Increment Funds accrued within an adopted Mayport Road
Community Redevelopment Area can be utilized to repair, rehabilitate, and/or redevelop
those items identified by the community.
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Section II. Statutory Compliance
Section II.I §163.362 Contents of the Community Redevelopment Plan
The Mayport Road CRA Plan must also address the criteria of Section 163.362, Florida
Statutes. The matrix below describes these criteria and highlights where each of the
criterion are found in the Plan.
Section II.II §163.370 and $163.358 Community Redevelopment Agency
The established Mayport Community Redevelopment Agency will be responsible for
carrying forth the implementation of the CRA Plan. They will be bound to the power
vested to them by the local government, as described in Sec. 163.370 and Sec. 163.358,
Florida Statutes. Any future amendments to the Plan will need to be approved by the
elected Agency. This Plan will be the controlling document to guide future development,
redevelopment, and identified program and projects for the entire Mayport Road
Community Redevelopment Area.
Section II.III §163.387 and §163.370 Redevelopment Trust Fund
As indicated, Redevelopment Trust Fund dollars are a means of using generated TIF
revenues over the course of the 20 years to assist in paying for public improvements and
designated programs. While projections have been made based off of current market
trends, the Community Redevelopment Agency may need to seek alternative forms of
funding to help with capital improvement costs where projected monies are not
generated due to unforeseen declines in property values.
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The Mayport Road Community Redevelopment Agency’s allocation of available
Redevelopment Trust Fund dollars will be budgeted annually. Pursuant Section
163.387(7), Florida Statutes, on the last day of the fiscal year any money which remains
in the Mayport Community Trust Fund after payment of expenses for such year shall be:
(a) Returned to each taxing authority which paid the increment in the proportion that
the amount of the payment of such taxing authority bears to the total amount
paid into the trust fund by all taxing authorities for that year;
(b) Used to reduce the amount of any indebtedness to which increment revenues are
pledged;
(c) Deposited into an escrow account for the purpose of later reducing any
indebtedness to which increment revenues are pledged; or
(d) Appropriated to a specific redevelopment project pursuant to an approved
community redevelopment plan which project will be completed within 3 years
from the date of such appropriation.
Pursuant Section 163.387(6), Florida Statutes, monies in the Redevelopment Trust Fund
may be expended for undertakings of the Mayport Community Redevelopment Agency
as described in the Plan for the following purposes, including but not limited to:
(a) Administrative and overhead expenses necessary or incidental to the
implementation of a community redevelopment plan adopted by the agency.
(b) Expenses of redevelopment planning, surveys, and financial analysis, including
the reimbursement of the governing body or the community redevelopment
agency for such expenses incurred before the redevelopment plan was approved
and adopted.
(c) The acquisition of real property in the redevelopment area.
(d) The clearance and preparation of any redevelopment area for redevelopment
and relocation of site occupants within or outside the community redevelopment
area as provided in s. 163.370.
(e) The repayment of principal and interest or any redemption premium for loans,
advances, bonds, bond anticipation notes, and any other form of indebtedness.
(f) All expenses incidental to or connected with the issuance, sale, redemption,
retirement, or purchase of bonds, bond anticipation notes, or other form of
indebtedness, including funding of any reserve, redemption, or other fund or
account provided for in the ordinance or resolution authorizing such bonds,
notes, or other form of indebtedness.
(g) The development of affordable housing within the CRA.
(h) The development of community policing innovations.
According to Section 163.370(3), Florida Statutes, the increment revenues may not be
used for the following purposes:
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(a) Construction or expansion of administrative buildings for public bodies or police
and fire buildings, unless each taxing authority involved agrees to such method of
financing for the construction or expansion, or unless the construction or
expansion is contemplated as a part of a community policing innovation;
(b) Installation, construction, reconstruction, repair, or alteration of any publicly-
owned capital improvements or projects which are not an integral part of the
redevelopment if the improvements are normally financed by user fees, and if the
improvements would have otherwise been made without the Community
Redevelopment Agency within three years; or
(c) General government operating expenses unrelated to the planning and carrying
out of the Plan.
The Mayport Road Community Redevelopment Agency will work directly with the City’s
Redevelopment Manager in their Department of Economic Development to ensure that
the funds are allocated in accordance to the Plan.
Section III. Consistency with Comprehensive Plan
Pursuant Section 163.360(2)(a), Florida Statutes the Mayport Community Redevelopment
Plan must conform to the City of Atlantic Beach’s Comprehensive Plan. The specific
Comprehensive Plan objectives and policies that were considered are listed below.
FUTURE LAND USE ELEMENT
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, 3) preserves
and enhances coastal, environmental, natural, historic and cultural resources, 4)
maintains the City’s distinct residential community character, 5) provides for
reasonable public safety and security from hazardous conditions associated with
coastal location, 6) that provides public services and facilities in a timely and cost
effective manner, and 7) that encourages energy efficiency and the use of renewable
energy resources.
Objective A.1.1
Policy A.1.1.3
Objective A.1.3
Policy A.1.3.1
Policy A.1.3.3
Policy A.1.3.5
Objective A.1.6
Policy A.1.6.1
Policy A.1.6.2
Policy A.1.6.3
Objective A.1.7
Policy A.1.7.2
Objective A.1.10
Policy A.1.10.4
Policy A.1.10.5
Objective A.1.14
Policy A.1.14.1
Policy A.1.14.2
Objective A.1.15
Policy A.1.15.1
Policy A.1.15.2
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TRANSPORTATION ELEMENT
GOAL B.1: The City shall provide a safe, reliable and efficient roadway system with
reasonable operational and maintenance characteristics.
GOAL B.2: The City shall provide an integrated system of street that encourage and
facilitate coordinated and compatible land use patterns, including the integration of
private development with public transportation facilities.
Objective B.1.1
Policy B.1.1.1
Objective B.1.2
Policy B.1.2.3
Objective B.1.3
Policy B.1.3.4
Policy B.1.3.5
Objective B.2.2
Policy B.2.2.3
Objective B.2.3
Policy B.2.3.1
Policy B.2.3.2
Objective B.2.4
Policy B.2.4.1
Policy B.2.4.2
Policy B.2.4.3
INFRASTRUCTURE ELEMENT
GOAL C.1: The City of Atlantic Beach shall maintain procedures to ensure that adequate
facility capacity is available at the time a development permit is issued or will be
available when needed to serve the development.
GOAL C.2: Adequate stormwater management and provision for drainage shall be
provided to afford reasonable protection from flooding and to prevent degradation in
the quality of receiving surface water and ground water.
GOAL C.3: The functions of natural groundwater aquifer recharge areas within the City
shall be protected and maintained.
Objective C.1.3
Policy C.1.3.1
Policy C.1.3.2
Objective C.1.4
Policy C.1.4.2
Objective C.2.1
Policy C.2.1.1
Policy C.2.1.2
Objective C.2.2
Policy C.2.1.3
Objective C.3.1
Policy C.3.1
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
GOAL D.1: The City shall protect, enhance and preserve beach and dune systems, as
well as other coastal resources of environmental value, through proper maintenance
and management practices, the avoidance of inappropriate use and development,
including publicly-financed improvements within the Coastal high Hazard Area, and
shall continue an ongoing program of re-vegetation and installation of property
designed public access-ways in areas that are subject to erosion such as the dune
system.
Goal D.3: The City shall protect, preserve and maintain natural environmental resources
so as to maintain or enhance air quality, water quality, vegetative communities, wildlife
habitats and the natural functions of soils, fisheries, wetlands and estuarine marshes.
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Objective D.1.1
Objective D.1.4
Policy D.1.4.1
Policy D.1.4.3
Objective D.3.2
Policy D.3.2.2
Policy D.3.2.3
Policy D.3.2.4
Policy D.3.2.9
Objective D.3.5
Policy D.3.5.1
Policy D.3.5.3
Policy D.3.5.4
Policy D.3.5.5
RECREATION AND OPEN SPACE ELEMENT
GOAL E.1: The City shall maintain sufficient parks, recreation facilities and open space
so as to provide the citizens with a variety of leisure time activities in order that the City
continues to be a healthy, desirable and attractive community in which to live.
Objective E.1.1.1
Policy E.1.1.2
Policy E.1.1.3
Policy E.1.1.9
Objective E.1.2
Policy E.1.2.2
Policy E.1.2.3
Policy E.1.2.5
Policy E.1.2.7
HOUSING ELEMENT
GOAL F.1: The City of Atlantic Beach shall provide opportunities for decent, safe and
sanitary housing in suitable neighborhoods at affordable costs to meet the needs of the
present and future residents of the City as well as ensure the stability and integrity of
sound residential neighborhoods.
GOAL F.2: The City shall encourage the preservation and protection of housing of
historic significance as well as other components of the existing housing inventory.
Objective F.1.1
Policy F.1.1.3
Policy F.1.1.5
Policy F.1.1.6
Objective F.1.4
Policy F.1.4.2
Objective F.2.2
Policy F.2.2.2
Policy F.2.2.8
CAPITAL IMPROVEMENTS ELEMENT
Goal: The City shall provide public facilities, which are sufficient to enable the City to:
1) accommodate the needs of present and future populations in a timely and cost -
effective manner; 2) maximize the use of existing facilities; and 3) maintain or
enhance the City’s services, physical environment and fiscal integrity.
Objective H.1.1
Policy H.1.1.1
Policy H.1.1.2
Policy H.1.1.3
Policy H.1.1.4
Policy H.1.1.5
Policy H.1.1.6
Objective H.1.2
Policy H.1.2.1
Policy H.1.2.7
Policy H.1.2.14
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Section IV. Legal Description of the CRA
A portion of Section 17, Section 18 and a portion of Section 38 (the Castro y Ferrer Grant),
Township 2 South, Range 29 East, Duval County, Florida, lying within the City limits of Atlantic
Beach and being more particularly described as follows:
Commence at the point of intersection of the United States Government Meander Line for Pablo
Creek Marsh and the North Right of Way Line of State Road 10 (Atlantic Boulevard) as shown on
the Jacksonville Transportation Authority, Transfer Map for Section 72100, dated March of
1999; thence run North 89°30’37” East a distance of 385.44 feet to the POINT OF BEGINNING,
said point being at the intersection of the Marsh Line as shown on the plat, Section “H” Atlantic
Beach, as recorded in Plat Book 18, Page 34 of the Public Records of Duval County with the North
Right of Way Line of said State Road 10 (Atlantic Boulevard) as shown on said Transfer Map;
thence continue easterly along said North Right of Way Line to the intersection with the West
Right of Way Line of State Road A1A (Mayport Road); thence leaving said North Right of Way
Line of Atlantic Boulevard run South 79°04’13” East a distance of 124.08’ to the East Right of
Way Line of State Road A1A (Mayport Road) as shown on said Transfer Map; thence run
southerly along said East Right of Way Line to the North Right of Way Line of said Atlantic
Boulevard as shown on said Transfer Map; thence run easterly along said North Right of Way
Line to the intersection with the West Right of Way Line of Aquatic Drive; thence leaving said
North Right of Way Line run northerly along said West Right of Way Line of Aquatic Drive to the
southeast corner of Tract 1 as shown on the plat, Aquatic Gardens, recorded in Plat Book 38,
Page 71 of the Public Records of Duval County; thence run West to the southwest corner of said
Tract 1; thence run northerly along the West boundary line of said Aquatic Gardens to the
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northwest corner of said plat; thence leaving said West boundary line, run easterly along the
North boundary line of said plat to the East boundary line of Tract 1 as shown on the plat, Royal
Palms Acres, recorded in Plat Book 34, Page 92 of the Public Records of Duval County; thence
leaving said North boundary of Aquatic Gardens run northerly along the East boundary line of
said Royal Palms Acres to the South Right of Way Line of Plaza (a 80 feet wide roadway), also
being the North boundary of said plat; thence run westerly along said South Right of Way Line
and North boundary line to the northwest corner of said Royal Palms Acres; thence leaving said
plat and Right of Way Line run northerly to the southwest corner of the plat, Royal Palms Unit
One, as recorded in Plat Book 30, Page 60 of the Public Records of Duval County; thence continue
northerly to the southeast corner of Tract “A” of said plat; thence run along the East boundary
line of said Tract “A” to the South Right of Way Line of Donner’s Road and the northeast corner
of said Tract “A”; thence leaving said East boundary line, run northerly to the southwest corner
of the lot noted as number 5, but not included on the plat, Donner’s Replat, as recorded in Plat
Book 19, Page 16 of the public records of Duval County, said corner also being a point on the
North Right of Way Line of Donner’s Road; thence run easterly along said North Right of Way
Line to a point of intersection with the West Right of Way Line of Francis Street as shown on the
plat, Ed Smith Subdivision, as recorded in Plat Book 26, Page 50 of the Public Records of Duval
County; thence continue easterly to the southwest corner of Lot 1, Block 1 of said Ed Smith
Subdivision, also being a point on the North Right of Way Line of said Donner’s Road; thence
continue easterly along said North Right of Way Line to the southeast corner of Lot 1, Block 2 of
said Ed Smith Subdivision; thence leaving said North Right of Way Line run northerly along the
East boundary lines of Lot 1, Lot 2, Lot 3 and Lot 4 of said Block 2 to a point 55 feet North of the
southeast corner of said Lot 4; thence leaving said East boundary lines of said Lots run westerly
to the East Right of Way Line of Jordan Street as shown on said Ed Smith Subdivision; thence run
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northerly along said East Right of Way Line and projection of, to the point of intersection with
the South property line of the property described in Official Records Book 5803, Page 89 as
recorded in the Public Records of Duval County; thence run easterly along said South property
line to the southeast corner of said property; thence run northerly along the East property line
of said property to the point of intersection with the South property line of the property
described in Official Records Book 11341, Page 1519 as recorded in the Public Records of Duval
County; thence run easterly along said South property line to the southeast corner of said
property, said point also being the southwest corner of the property described in Official
Records Book 11728, Page 879 as recorded in the Public Records of Duval County; thence run
easterly along the South property line of said property to the southeast corner of said property,
said corner also being on the East boundary line of the plat, E.H. Donner’s Subdivision, as
recorded in Plat Book 8, Page 4 of the Public Records of Duval County; thence run northerly
along said East boundary line to the point of intersection with the South boundary line of the
plat, Selva Linkside Unit 2 as recorded in Plat Book 47, Page 85 of the Public Records of Duval
County; thence run westerly along said South boundary line to the southwest corner of said plat;
thence leaving said South boundary line run northerly along the West boundary line of said plat
to the point of intersection with the South boundary line of the plat, Atlantic Beach Country Club
Unit 2 as recorded in Plat Book 67, Page 132 of the Public Records of Duval County; thence
leaving said West boundary line run westerly along said South boundary line of Atlantic Beach
Country Club Unit 2 to the southwest corner of said plat, said corner also being a point on the
East Right of Way Line of Francis Ave as shown on said plat, Donner’s Replat as recorded in Plat
Book 19, Page 16 of the Public Records of Duval county; thence run westerly to the northeast
corner of Lot 15, Block 8 of said Donner’s Replat, said point also being on the South Right of Way
line of Church Road (now known as Dutton Island Road East); thence run westerly along said
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South Right of Way Line to the point of intersection with the East Right of Way Line of State
Road A1A/101 (Mayport Road) as it now exists and shown on the Florida Department of
Transportation Right of Way Map for State Road A1A/101, Financial Project Number 2088283,
dated January 20, 2006; thence continue westerly across said State Road A1A/101 (Mayport
Road) to the southwest corner of said intersection and the South Right of Way Line of Dutton
Island Road West; thence continue westerly along said South Right of Way Line following said
Right of Way Map to the continuation of said Dutton Island Road West as shown on the Right of
Way Map for Church Road (now known as Dutton Island Road West) as produced by the City of
Jacksonville, Public Works Department, Streets and Highway Division for Road Number 01004,
dated May 28, 1975; thence continue westerly along said South Right of Way Line to the
northwest corner of the property described in Official Records Book 10653, Page 901 as
recorded in the Public Records of Duval County; thence leaving said South Right of Way Line run
southerly along the westerly property line of said property to the intersection with the North
Right of Way Line of Levy Road; thence leaving said westerly property line run southerly to
northwest corner of Lot 19 as shown on the plat, Hidden Paradise, recorded in Plat Book 54,
Page 97 of the Public Records of Duval County; thence continue southerly along the West
boundary line of said plat to the intersection with the West boundary of said plat, Section “H”
Atlantic Beach, as recorded in Plat Book 18, Page 34 of the Public Records of Duval County;
thence continue southerly along said West boundary line and marsh line of said plat to the
POINT OF BEGINNING.
TOGETHER WITH:
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A portion of Section 8, Township 2 South, Range 29 East, Duval County, Florida, lying within the
City limits of Atlantic Beach and being more particularly described as follows:
Begin at the southwest corner of the plat, Fairway Villas, as recorded in Plat Book 39, Page 22 of
the Public Records of Duval County, said point also being on the East Right of Way Line of State
Road A1A/101 (Mayport Road) as shown on the Florida Department of Transportation Right of
Way Map for State Road A1A/101 (Mayport Road), Financial Project Number 2088283, dated
January 20, 2006; thence run northerly along said East Right of Way Line to the intersection with
the South Right of Way Line of Fleet Landing Boulevard as shown on said Right of Way Map;
thence continue northerly along said East Right of Way Line to the North Right of Way Line of
said Fleet Landing Boulevard, also being the southwest corner of the property described in
Official Records Book 9774, Page 618 of the Public Records of Duval County; thence continue
northerly along said East Right of Way Line and the West property line of said property to the
northwest corner of said property; thence leaving said Right of Way Line run easterly along the
North property line to the northeast corner of said property; thence leaving said North property
line run southerly to the southeast corner of said property, said corner also being on the North
Right of Way Line of said Fleet Landing Boulevard; thence leaving said property run southerly to
a point on the South Right of Way Line of said Fleet Landing Boulevard, said point also being the
northeast corner of the property described in Official Records Book 14961, Page 1128 of the
Public Records of Duval County; thence run southerly along the East property line of said
property to the southeast corner of said property, said corner also being the northeast corner
of the property described in Official Records Book 14063, Page 1371 of the Public Records of
Duval County; thence run southerly along the East property line to the southeast corner of said
property, said corner also being the northeast corner of the property described in Official
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Records Book 16069, Page 672 of the Public Records of Duval County; thence run southerly along
the East property line to the southeast corner of said property; thence leaving said East property
line run westerly along the South property line of said property to the intersection with the East
property line of the property described in Official Records Book 6410, Page 183 of the Public
Records of Duval County; thence leaving said South property line run southerly along said East
property line to the southeast corner of said property, said corner also being the northeast
corner of the property described in Official Records Book 4163, Page 1112 of the Public Records
of Duval County; thence run southerly along the East property line of said property to the
southeast corner of said property; thence leaving said East property line run westerly along the
South property line of said property to the northeast corner of said plat, Fairway Villas; thence
leaving said South property line run southerly along the East boundary line of said plat to the
southeast corner of said plat; thence leaving said East boundary line run westerly along the
South boundary line of said plat to the POINT OF BEGINNING.
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Section V. Mayport Road Community CRA Existing
Conditions Exhibits
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