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11-19-13 CDB Agenda Packet CIT Y O F ATLANTI C BEACH COMMUNIT Y DEVELOPMEN T BOARD REGULA R MEETING AGENDA Tuesda y | November 1 9 , 201 3 | 6:00 Commissio n Chamber s | 800 Seminol e Road 1. Call To Order And Roll Call. 2. Approval Of Minutes. A. Draft minute s of the October 15, 201 3 regula r meetin g of the Communit y Developmen t Board. 3. Old Business. 4. New Business. A. SPA - 13 - 00100075 (PUBLIC HEARING)-201 Mayport Road Reques t for Special Planned Area (SPA) rezoning as permitte d b y Sectio ns 24 – 1 16 through 24 -126 , to allow a maximum of 80 residential units. The property is currently zoned Commercial Limited (CL) and Residential General-Multi-Family (RG-M). The Future Land Use Designation is Residential High Density (RH). 5. Reports A. Boats & Trailers B. Tree Ordinance C. Through Lots 6. Adjournment. All information related to the item(s) included in this agenda is available for review at the City of Atlantic Beach Planning and Zoning Department, located at 800 Seminole Road, Atlantic Beach, Florida 32233, and may be obtained at this office or by calling (904) 247 -5800. Interested parties may attend the meetin g and mak e comment s regardin g agend a items , o r comment s may b e maile d t o the addres s above. Persons appealing decision made by the Community Development Board with respect t o any matte r considere d a t thi s meetin g may need t o ensur e tha t a verbati m recor d o f the proceedings, including the testimony and evidence upon which any appeal is based, is made. Notic e t o persons needin g specia l accommodation s and to all hearin g impaired persons : I n accordanc e wit h the American s wit h Disabilitie s Act , person s needin g special accommodation s to participat e in this proceeding should contact the City of Atlantic Beach, 800 Seminole Road, Atlantic Beach, Florida 32233, or (904) 247- 5800, not less than five (5) days prior to the date of this meeting. CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD STAFF REPORT AGENDA ITEM 4A CASE NO SPA-13-00100075 Request for Special Planned Area (SPA) rezoning as permitted by Sections 24-116 through 24-126 to allow a maximum of 80 residential units. The property is currently zoned Commercial Limited (CL) and Residential General-Multi-Family (RG-M). The Future Land Use Designation is Residential High Density (RH). LOCATION 201 MAYPORT ROAD APPLICANT HABITAT FOR HUMANITY BEACHES DATE NOVEMBER 12, 2013 STAFF JEREMY HUBSCH, REDEVELOPMENT AND ZONING COORDINATOR Staff Comments Background The subject property contains approximately 7.2 acres and is located on the east side of Mayport Road, just north of Atlantic Boulevard. The property is currently zoned Commercial Limited (CL) and Residential General Multi-Family (RG-M). The applicants are seeking to rezone the property to a Special Planned Area (SPA) for the construction of up to 80 residential units. The site is currently vacant and previously contained a 98 unit multi-family complex, which was torn down a few years ago. The construction of the Mayport flyover and subsequent lack of access to Mayport Road south makes the site less suitable for commercial development and more suitable for residential. The applicants are requesting to build a maximum of 80 residential units. As proposed, the project will have a density of 11.2 units per acre, which is below the maximum of 20 units per acre in the Residential High Density Future Land Use District. Page 2 of 8 Project Description Habitat for Humanity is seeking to use the Special Planned Area District (SPA) to create a unique development that otherwise would not be allowed by a conventional zoning district in Atlantic Beach. Planned developments generally enable flexibility for building setbacks, lot widths, and lot coverage; in exchange for the creation of park space, open space, and landscaped buffers. Per Section 24-116 of the Atlantic Beach Land Development Regulations, “The purpose of the special planned area district is to create a mechanism to establish a plan of development or redevelopment for a site where the property owner and the community’s interests cannot be best served by the provisions of the conventional zoning districts, and where assurances and commitments are necessary to protect the interests of both the property owner and the public, and also the unique qualities of the City of Atlantic Beach.” The proposed project has smaller lot widths and building setbacks, and higher lot coverage than allowed in a standard development in Atlantic Beach. However, this is a unique development for Atlantic Beach. The applicants have described the design of the development as a Traditional Neighborhood Development (TND). While staff does not believe the development to be a fully fledged TND, it does display some elements from a design standpoint such as a centrally located park space, alleys, front porches, and walkability. The scale of the project and location along a stretch of Mayport Road that has no left turn lanes is a deterrent to the mixed use (commercial/retail) component of a Traditional Neighborhood Development. Additionally, the development is lacking connectivity to adjacent neighborhoods, which often occurs in a TND. The SPA is providing a centrally located park space, though not required to per Atlantic Beach Code. Only developments over 10 acres must provide recreation per 24-257. However, this project can hypothetically have a higher population than a 10 acre development in a Residential Low Density Future Land Use, which has a maximum density of 6 units per acre. The applicants are providing 5 feet of landscaped buffers along the entire northern, eastern, and southern property boundaries, though not required to by code. There will be a 10’ landscaped buffer along the entire Mayport Road facing corridor, which is required by the Atlantic Beach Commercial Corridor development standards outlined in 24-171. It is anticipated that the proposed 80 units will be mostly duplex, triplex, and quadplex buildings. The applicants do not yet know what customer demand will be like, and thus would like the flexibility to alter the unit type shown on the site plan, while maintaining the same general layout. The SPA text clearly states that any modifications that change the use, building height, density, buffers and open space, and access points/driveways will need to come back before the Community Development Board and Commission as required per Section 24-124. The units will be sold fee simple to Habitat for Humanity participants. The SPA proposes 2 parking spaces per dwelling unit as required by code, as well as an additional minimum 20 visitor spaces. Habitat for Humanity plans to create an HOA to maintain the project in perpetuity, but at this time the HOA documents have not yet been created. Per the SPA text, membership in the HOA will be mandatory for all homeowners, and all open space, retention areas, park, and landscaping will be maintained by the HOA. The commercial corridor development standards outlined in Section 24-171, which pertain to all structures within 100 feet of Mayport Road, state that all new buildings shall be made of brick, wood, stucco, decorative masonry, exterior insulation and finish systems (EIFS), architectural or split-faced type block, or other finish materials with similar appearance and texture. It also states that metal clad, corrugated metal, plywood or oriented strand board (OSB), and exposed plain concrete are not permitted. The applicants have submitted architectural renderings for the project that are consistent with this requirement (attached). Given the location of the site at the entrance to Mayport Road and its visibility from Atlantic Boulevard, staff believes it is important to ensure that this project will be aesthetically pleasing. At this time the city’s Public Works Director has a few outstanding construction level comments that need to be worked out with the applicants prior to this item going to the City Commission. Additionally the City of Jacksonville Fire Department is still in the process of reviewing the project for any public safety issues. It is anticipated that these will be cleared up shortly. Page 3 of 8 Compatibility The proposed project is generally compatible with adjacent properties. To the east is another multi-family project, to the north is a small fast food restaurant, and to the south is a mini-storage facility, which faces the opposite direction. According to section 24-177 (e), the applicants are not required to provide any buffers between adjacent parcels. If they were required to provide a buffer, it would need to be ten feet wide where bordering an incompatible use. The applicants have chosen to provide a 5 foot wide landscaped buffer along the east, north, and south property lines. As previously mentioned, they are also providing a 10 foot wide landscaped buffer along Mayport Road. Below is a table of the Future Land Use and Zoning of adjacent parcels: Direction Future Land Use Category Zoning District East Residential - High Density (RH) Residential General, Multi- Family (RG-M) West Commercial (CM) Commercial General (CG) North Residential - Low Density (RL) Commercial Limited (CL) and Residential, General, Multi- Family (RG-M) South Commercial (CM) Commercial General (CG) Development Standards Lot and Building Requiremen ts Maximum allowed density per land use 20 units/acre Proposed density 11.2 units/acre Maximum number of units 80 Maximum Lot coverage by Parcel Parcel Type 1 (Single Family): 65% Parcel Type 2 (Duplex): 65%. Parcel Type 3 (Triplex): 65% Parcel Type 4 (Quadplex): 65% Minimum lot width (rectangular shaped lots only) and Minimum Lot Area by Parcel Parcel Type 1 (S.F.): Min. Width – 32 feet; Min. Area – 2,900 s.f. Parcel Type 2 (Duplex): Min. Width - 50 feet; Min. Area – 4,600 s.f. Parcel Type 3 (Triplex): Min. Width - 68 feet; Min. Area – 6,250 s.f. Parcel Type 4 (Quadplex): Min. Width – 84 feet; Min. Area – 7,725 s.f. Average Lot coverage by Individual units within a Duplex, Triplex or Quadplex Parcel End Unit: 60% Inside Unit: 75% Minimum lot width (rectangular shaped lots only) and Minimum Lot Area by individual units within a Duplex, Triplex or Quadplex Parcel End Unit: Min. Width – 26 feet; Min. Area – 2,300 s.f. Inside Unit: Min. Width - 16 feet; Min. Area –1,450 s.f. Minimum Lot Frontage for Any Irregular Shaped Lot For irregular shaped lot, the minimum frontage can be no less than 10’ less than minimum lot width Minimum floor area (per unit) 1,000 SF (enclosed air conditioned living area) Maximum building height 35 feet, principle dwelling; 15 feet, accessory structure – Per COAB LDC Minimum Primary building separation 10 feet Minimum front setback (rectangular shaped lots only) Parcel Types 1-4: 8 feet open air porches, 12 feet exterior building wall Page 4 of 8 Minimum front setback (irregular shaped lots) Parcel Types 1-4: 4 feet for open air porches 8 feet for exterior building wall (for a maximum one unit per building) most closely located to the irregular portion of the lot front boundary. Minimum side setback (all structures) All Parcel Types: 5 feet All Corner Lots: To maintain a clear sight triangle at interse ctions, no obstructions to vision exceeding 4feet in height shall be allowed within the straight line connection of a 10 foot offset from the intersecting right-of- way lines of two streets. Minimum rear setback (principal dwelling) Parcel Type 1-4: 15 feet Minimum Driveway / Parking area Setback 3 feet from side property line / Parking space dimension begins 2 feet from property line. Accessory Structure Setback 3 feet from side or rear lot lines; not allowed in front of unit Comprehensive Plan Per Section 24-62.c.2, the Community Development Board shall “Indicate the relationship of the proposed rezoning to the comprehensive plan for the city and provide a finding that the requested change in zoning is consistent with the comprehensive plan.” Below are a few goals, objectives, and policies of the comprehensive plan that are relevant to this project. Consistency with the comprehensive plan is one of the findings of fact necessary for approval of the SPA. 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, 4) maintains the City’s distinct residential community character Objective A.1.3-Maintaining Residential Character The City shall encourage future development and redevelopment, which 1) retains the exceptionally high quality of life and the predominantly residential character of the City of Atlantic Beach… and, 3) provides for varied and diverse recreational opportunities…and which provides for and maintains energy efficient land use patterns. Objective A.1.5-Sound Development Patterns The City shall maintain development patterns which 1) prevent blighting influences 2) foster diverse and stable neighborhoods…4) provide proper locations for…energy efficient land use patterns, and 5) encourage healthy and aesthetically pleasing living conditions. Policy A.1.5.5 Flexible regulatory methods shall be utilized to provide incentives for achieving environmental enhancement, economical land development and energy efficient patters of land use that provide for an appropriate mix of uses within the City. Policy 1.5.8 The City shall permit residential development only in compliance with the residential density limitations as set forth within the Land Development Regulations, and as designated on the Future Land Use Map in accordance with the following table. Objective A.1.6 The City shall preserve the sound structural condition and the diverse character of the built environment of the City and shall encourage development programs and activities that are directed at infill development as well as the conservation, redevelopment and re-use of existing structures and the preservation of and re-investment in older neighborhoods. Page 5 of 8 Policy A.1.6.3 The City shall discourage redevelopment practices that displace very low, low and moderate-income residents. Objective A.1.10 The City shall continue to maintain a development character which is compact in form, orderly in its land use patter, and diversified in its makeup so as to ensure employment opportunities, affordable housing, a pleasant living environment, and cost effective and energy efficient public services. Policy A.1.10.4 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. New development along Mayport Road shall be in compliance with the Commercial Corridor Development Standards as set forth within the Land Development Regulations. Objective A.1.11 The City shall provide for land use, development and redevelopment in an efficient manner, which supports the land use designations as set forth within the 2010-2020 Future Land Use Map; which enforces the residential densities and the limitations upon the type and intensity of uses, and which results in development appropriate to the sensitive coastal location of the City, particularly with respect to the predominantly residential character and small-town scale of the City. Policy A.1.14.1 The City shall continue to maintain an energy efficient land use pattern and shall continue to promote the use of transit and alternative methods of transportation that decrease reliance on the automobile. Policy A.1.14.2 The City shall continue to encourage and develop the “walk-ability and bike-ability” of the City as a means to promote the physical health of the City’s residents Waivers The applicants are requesting thirteen waivers. Section 24-121 states “The special planned area district should not be construed as a mechanism to diminish the requirements set forth elsewhere within this cha pter or other chapters of the City Code. Waivers to existing development standards shall be approved by the city commission and only upon demonstration that an alternative standard will provide a better development outcome with respect to the quality of design and development form.” The waivers requested by the applicants are essentially areas where certain aspects of the SPA differ from the standard requirements of the code. It should be noted that the practical purpose of planned developments is to seek relief from standard setbacks, lots sizes, and lot widths. These types of items are typically not listed as waivers in a PUD/SPA. For instance, in the Atlantic Beach Country Club SPA, there are several lot types and building setbacks that are smaller than allowed by Atlantic Beach’s zoning districts, but there were no waivers listed in the staff report or SPA text. In this case, the applicants have chosen to provide all areas where the development varies from what is allowed by code. Waivers 4-10 are all examples of items that are often times not considered a traditional waiver in a planned development. These items generally relate to requests for lesser setbacks, lot sizes and widths; and greater Impervious Surface Ratio (ISR). As pointed out earlier, increased landscaping, open space, and park space is often a tradeoff for allowing these types of requests in a planned development. Waivers 1-3 relate to requests for limited relief from landscaping requirements. Waiver 11 requests a reduction in setbacks for accessory structures. Waivers 12 and 13 are requests for relief for roadway standards. The City Commission has the power to grant, deny, or alter any of these waivers. The Community Development Board shall take them into consideration when making a recommendation. Page 6 of 8 1. Per section 24-171, Commercial Corridor, it references Div. 8 Landscaping which requires 50% of the required trees along the Mayport frontage road be shade trees. Due to the adjacent overhead power, shade trees are not permitted to be located in this proximity to the power lines; therefore, this buffer will only include understory trees and palm trees. 2. Per Section 23-30, Minimum Tree requirements under Division 4 General provision, which is later referenced by Division 8, For triplex parcels, we are requesting to 33% shade tree versus the required 50% shade tree requirement. Overall, there will be 40% shade trees on the development parcels. This reduction of shade trees is off-set from the additional planting that has been provided elsewhere on the property that is not required by code. 3. Per Section 23-30, Minimum Tree requirements under Division 4 General provision, we are requesting to plant 3” caliper trees versus the required 4” caliper trees. This reduction in size is requested due to availability of non- shade plant material along with costs, and is off-set from the additional planting that has been provided elsewhere on the property that is not required by code. Please note, that only required trees on-site are located on the individual residential parcels and the Landscape Enhancement area to Mayport. 4. Per Sec. 24-88 which requires for “high density residential development, a minimum lot area of two-thousand one hundred seventy-five (2,175) square feet for each dwelling unit.” We request for duplex units through quaplex units, that the outside unit have a minimum lot size of 2,300 SF, and inside units have a minimum lot size of 1,450 SF. 5. Per Section 24-108 (d)(1) minimum lot area requirement for “Single-family dwellings” requires seven thousand five hundred (7,500) square feet”. Our single-family lot is 2,900 sf. 6. Per Section 24-108, minimum yard requirements, requires “Front Yard setback: Twenty (20) feet.” Our request is 8 foot from open porches (12 foot from building) for rectangular lots. On irregular lots we request a minimum 4 foot for open air porches, 8 feet for exterior building wall (for a maximum one unit per building) most closely located to the irregular portion of the lot front boundary. 7. Per Section 24-108, minimum yard requirements which requires “Rear Yard setback: Twenty (20) feet.” We request 15 feet. 8. Per section 24-108, minimum side requirements require: a. Single-family dwellings: Combined fifteen (15) total feet and five (5) minimum feet either side. b. Two-family (duplex) dwellings and townhouse: Seven and one-half (7.5) each side.” We request side setbacks of 5 feet. On corner lots: To maintain a clear sight triangle at intersections, no obstructions to vision exceeding 4 feet in height shall be allowed within the straight line connection of a 10 foot offset from the intersecting right-of-way lines of two streets. 9. Per section 24-108, minimum lot width requirements of ten (75) feet. We request 32 feet for a single family lot, 50 feet for a duplex parcel and 68 feet for a triplex parcel type. 10. Per section 24-108, Building Restrictions which requires “The building restrictions for the RG-M zoning district shall be a 50% Maximum impervious surface. For Parcel Types 1 through 4 we request a 65% maximum impervious surface. Furthermore, on the individual units we request an average 60% impervious on exterior units and 75% impervious on internal units. 11. Per Section 24-151, Accessory Structures, Detached carports have a 5 foot side and rear yard setback requirements, and private garages have a 10 foot rear and side yard setback. We request all accessory structures have a minimum 3 foot side and rear yard setback. Page 7 of 8 12. Per section 24-252 (i) cul-de-sac’s require a minimum 50 foot right-of-way. We request a 44 foot right-of-way for an approximate 200 feet in length. 13. Per section, 24-252 (c)(1) which states “Any subdivision of land, which creates more than ten (10) residential lots shall provide two (2) separate access points, unless other provisions, such as permanent easements, are made for emergency ingress, and provided that such entrances will not adversely affect the street system.” We are providing two access points however, only one will be for ingress. REQUIRED ACTION The Community Development Board may consider a motion to recommend approval of the Habitat for Humanity SPA (Application SPA-13-00100075) to the City Commission, a rezoning to Special Planned Area for lands described within said application, approving the site development plan and adopting the application and supporting documents, and all terms and conditions as set forth therein, subject to conditions enumerated, and provided the following, or similar, findings of fact: (1) The request for rezoning has been fully considered after public hearing with legal notice duly published as required by law. (2) The rezoning to Special Planned Area is consistent with the Comprehensive Plan and the Future Land Use Designation of Residential, High Density. (3) The rezoning is consistent with the Land Development Regulations, specifically Division 6, establishing standards for Special Planned Areas. (4) The rezoning and the site development plan are consistent with the stated definition, intent and purpose of Special Planned Areas. (5) The zoning district classification of Special Planned Area, and the specific uses and special conditions as set forth herein, are consistent and compatible with surrounding development. The Community Development Board may consider a motion to recommend denial of the Habitat for Humanity SPA (Application SPA-13-00100075) to the City Commission, a rezoning to Special Planned Area for lands described within said application, provided the following, or similar, findings of fact: (1) The rezoning to Special Planned Area is not consistent with the Comprehensive Plan and the Future Land Use Designation of Residential Low Density because _____________________________________________________________________. (2) The rezoning is not consistent with the Land Development Regulations, specifically Division 6, establishing standards for Special Planned Areas because ___________________________________________________________________________. (3) The zoning district classification of Special Planned Area and the specific uses and special conditions as set forth herein are not consistent or compatible with surrounding development because ________________________________________________________. WRITTEN NARRATIVE SPA REZONING APPLICATION FOR 201MAYPORT ROAD November 11, 2013 I. Overview The subject site contains approximately 7.2 acres, and is located in the south central portion of the City of Atlantic Beach (COAB) on the east side of Mayport Road (SR A1A), south of Cornell Lane. The applicant, Beaches Habitat, is seeking to rezone the property from Commercial – Limited (CL) and Residential, General, Multi-Family (RG-M) to the Special Planned Area (SPA) zoning district in order to create a Traditional Neighborhood Community. 201 Mayport Road will be a maximum 80 unit residential development, providing a mix of housing opportunities to include single-family units, duplex, triplex and quadplex buildings in which units will be sold fee simple. Amenity areas, including scenic corridor landscaping, a community park and common open space, will be provided. The homes will be arranged in a Traditional Neighborhood Design with rear lane/alley access and buildings fronting on the scenic corridor or the main loop road with the community park. All homes will feature front porches and sidewalks that lead one through the neighborhood and Mayport Road, creating a walkable community. Prior Development Use: The prior use consisted of a multi-family community with a total 98 units, within 25 buildings. The parking facility consisted of a total of 154 spaces which did not meet code and the landscaping on the site was very sparse. The prior development, under separate ownership, went into condemnation in the middle 2000’s. The buildings located on the property were later torn down at the request of the City by a separate land owner. II. Future Land Use Designations and Zoning Districts Land Use: The site has a future land use designation of Residential - High Density (RH) which allows a density of 15 DU/AC to 20 DU/AC, for a total 144 dwelling units. The proposed SPA development represents a 45% reduction of potential developable units on the subject property. Zoning: The western portion of the property, to a depth of approximately 150 feet, is currently zoned Commercial Limited (CL). This zoning district is for low intensity business and commercial uses generally intended to serve neighboring residential development. The remainder of the property is currently zoned Residential, General, Multi-Family (RG-M) and is intended for medium to high density multi-family development. The proposed SPA zoning will provide the developer with flexibility and development alternatives not possible under the standard RG-M zoning district, and will allow unified design elements, while harmonizing with the surrounding area. The land use designations and zoning districts for parcels adjacent to the subject site are shown below. The proposed residential development is compatible with surrounding land uses. RG-M CL CG CL 201 MAYPORT ROAD Page 2 of 9 Future Land Use Designations and Zoning Districts for Adjacent Parcels Direction Future Land Use Category Zoning District East Residential - High Density (RH) Residential General, Multi- Family (RG-M) West Commercial (CM) Commercial General (CG) North Residential - Low Density (RL) Commercial Limited (CL) and Residential, General, Multi- Family (RG-M) South Commercial (CM) Commercial General (CG) Source: COAB Future Land Use and Zoning Maps III. Permitted and Prohibited Uses The following section lists the permitted uses for the 201 Mayport Road SPA.  A mixture of single-family dwelling units; duplex, triplex and quadplex buildings sold as fee simple units; in total, not to exceed 80 units  Privately maintained Neighborhood Park with ancillary amenity building or structures  Privately maintained common open space which may include  Stormwater enhancements  Community Gardens  Community Amenity Facility  Mail Kiosk / Gazebo / Fire Pit / Other community amenities  Accessory Structures on individual lots (rear yard only)  Detached garages / carports  Storage Shed  Residential scaled fencing less than 42” in height within internal portions and western frontage of the development  6’ in height screen fencing / wall for the north, south and east perimeters  Temporary Sales and Construction Trailers IV. Development Density The SPA rezoning requests a maximum of 80 dwelling units representing a density of 11.2 units per acre. This represents a 44% reduction below the maximum density of 20 dwelling units per acre allowed by the Residential High Density land use designation; and a 20% reduction from the prior residential development. V. Development Standards Development standards have been created to ensure contextual design elements. This section describes the various types of development standards proposed for 201 Mayport Road. The current SPA site plan reflects a site plan version with 78 dwelling units, which includes a mixture of single-family units, duplex, triplex and quadplex buildings in which units will be sold fee simple. The intent of this SPA is to allow Beaches Habitat the flexibility to alter the unit type based upon customer demand, while maintaining a maximum density of 80 total units. The developer is required to meet all portions of the COAB Land Development Code (LDC), unless stated within the following development standards text and waiver section of the SPA requirements. 201 MAYPORT ROAD Page 3 of 9 A. Buildings and Lots: The following table lists the proposed lot and building requirements for the development. Lot and Building Requirements Maximum allowed density per land use 20 units/acre Proposed density 11.2 units/acre Maximum number of units 80 Maximum Lot coverage by Parcel* Parcel Type 1 (Single Family): 65% Parcel Type 2 (Duplex): 65%. Parcel Type 3 (Triplex): 65% Parcel Type 4 (Quadplex): 65% Minimum lot width (rectangular shaped lots only) and Minimum Lot Area by Parcel* Parcel Type 1 (S.F.): Min. Width – 32 feet; Min. Area – 2,900 s.f. Parcel Type 2 (Duplex): Min. Width - 50 feet; Min. Area – 4,600 s.f. Parcel Type 3 (Triplex): Min. Width - 68 feet; Min. Area – 6,250 s.f. Parcel Type 4 (Quadplex): Min. Width – 84 feet; Min. Area – 7,725 s.f. Average Lot coverage by Individual units within a Duplex, Triplex or Quadplex Parcel* End Unit: 60% Inside Unit: 75% (Note: In total, the Parcel Type allows for a Maximum Lot Coverage Of 65%) Minimum lot width (rectangular shaped lots only) and Minimum Lot Area by individual units within a Duplex, Triplex or Quadplex Parcel* End Unit: Min. Width – 26 feet; Min. Area – 2,300 s.f. Inside Unit: Min. Width - 16 feet; Min. Area –1,450 s.f. Minimum Lot Frontage for Any Irregular Shaped Lot For irregular shaped lot, the minimum frontage can be no less than 10’ less than minimum lot width Minimum floor area (per unit) 1,000 SF (enclosed air conditioned living area) Maximum building height 35 feet, principle dwelling; 15 feet, accessory structure – Per COAB LDC Minimum Primary building separation 10 feet Minimum front setback (rectangular shaped lots only)* Parcel Types 1-4: 8 feet open air porches, 12 feet exterior building wall Minimum front setback (irregular shaped lots)* Parcel Types 1-4: 4 feet for open air porches 8 feet for exterior building wall (for a maximum one unit per building) most closely located to the irregular portion of the lot front boundary. Minimum side setback (all structures)* All Parcel Types: 5 feet All Corner Lots: To maintain a clear sight triangle at intersections, no obstructions to vision exceeding 4feet in height shall be allowed within the straight line connection of a 10 foot offset from the intersecting right-of- way lines of two streets. Minimum rear setback (principal dwelling)* Parcel Type 1-4: 15 feet Minimum Driveway / Parking area Setback 3 feet from side property line / Parking space dimension begins 2 feet from property line. Accessory Structure Setback 3 feet from side or rear lot lines; not allowed in front of unit * These relate to specific areas where we are requesting waivers. See page 8. 201 MAYPORT ROAD Page 4 of 9 B. Projections into Required Yards: Stoops, balconies, awnings, bay windows, and roof overhangs may encroach into the required front yards, not to exceed 3 feet. Side and rear yards shall be measured from the property line to the outside wall of the principal structure. Projections may occur within the required side and rear yards, such as roof overhangs and bay windows, but shall not exceed two feet. In addition, chimneys may project up to one foot into the side or rear yard. C. Swimming Pools and Hot Tubs: In-ground swimming pools and hot tubs are permitted. Pool enclosures should be located only at the rear of the property and shall be no wider than the width of the principal structure. The minimum side yard setbacks for pools, decks, and pool enclosures shall be equal to the side yard requirements of each residential lot, as noted in the Lot and Building Criteria section of this SPA. Pools that do not contain a screen enclosure shall have a minimum of a five foot setback, including deck, from the rear property line. Above ground hot tubs are permitted with architectural review approval of the site and landscaping. No above ground swimming pools are permitted. All pools shall meet current COAB LDC standards. Although not currently planned for, the community is permitted to construct an HOA managed community swimming facility within the common opens space area at a future date. D. Buffering, Landscaping and Vegetation: There are many sections where this SPA eSCEEDS the required landscape requirements by the COAB LDC. This has been done through additional landscaping and buffering to the surrounding commercial and residential properties to the north, south and east. Furthermore, the community will have enhanced landscaping within the internal loop road of the development. All landscaping within the rights-of-ways, alley ways, and common open space will be commonly maintained and replaced by the HOA. All landscaping commonly maintained by the HOA requires irrigation. Residents within the community will not be allowed to remove any installed landscaping within the commonly maintained areas managed by the HOA. It is currently envisioned that Individual lot landscaping will be maintained by the individual property owner. The residential buildings include a small storage area on the rear side of each unit to house lawn equipment. The applicant will include the landscape plans as a part of the Preliminary Site Plan submittal to COAB. D.1: Mayport Road Landscape Enhancement: A ten foot wide landscape enhancement shall be provided along Mayport Road (SR A1A) per the Commercial Corridor Code under Division 7, Section 24-171. This landscape enhancement area may include walls and/or fencing not to exceed 42 inches in height, and community sidewalks. The intent of this landscape enhancement is to include a residentially scaled landscape buffer to Mayport Road to include a curvilinear row of shrubs, and a mixture of understory trees, and palm trees. Shrubs / native grasses within this enhancement area will be planted with a 7 gallon container at time of installation to provide an instant landscape screen. Shade trees will not be planted within this enhancement area due to the proximity of the power lines along Mayport Road. Understory trees and palm trees will be planted no less than one tree for every 50 linear feet within this enhancement area. Trees may be clustered but shall be no more than 75 feet apart. For the purpose of this enhancement area, understory trees will be planted with a minimum caliper 3 inch; or if multi-stem, a minimum of 3 stems that total 3 inches in caliper size; or palm trees with a minimum 10 foot clear trunk. D.2: Northern and Southern Perimeter Landscape buffer: Although not required by code, a five foot wide landscape buffer has been located adjacent to the northern and southern property boundaries that abuts the commercial developments. This Landscape Buffer has been considered and incorporated into the side yards of individual lots and alley widths. This will include a continuous landscape area with shrubs, ground covers, tree coverage, mulch and grass. No less than one tree for every 50 linear feet shall be planted within this buffer. Trees may be clustered but shall be no more than 75 feet apart. 201 MAYPORT ROAD Page 5 of 9 These Perimeter Buffers may also include a visual screen where existing fencing/walls are acceptable, which maybe a six foot tall wood, or masonry wall, or landscaping. Planted trees within these buffers will be planted with a minimum 2” caliper trunk and/or palm trees with a minimum 8 foot clear trunk. D.3: Eastern Perimeter Buffer: Although not required by code, a five foot wide landscape buffer has been located between the alley pavement and the abutting property to the east. The adjoining property includes a six foot black aluminum picket fence. This buffer will include a continuous landscape area with shrubs, ground covers, tree coverage, mulch and grass. No less than one tree for every 50 linear feet shall be planted within this buffer. Trees may be clustered but shall be no more than 75 feet apart. These Perimeter Buffers may also include a visual screen where existing fencing/walls are acceptable, which may be a six foot tall wood, or masonry wall, or landscaping. Planted trees within these buffers will be planted with a minimum 2” caliper trunk and/or palm trees with a minimum 8 foot clear trunk. D.4: Interior Central Loop Road Right-of-Way Landscaping: The Central Loop Road and Right-of-Way includes a boulevard entryway, which merges into a 2-lane roadway, then to a one-way loop road around a central community park. Although not required by code, the boulevard portion of the road shall include for a mixture of shade, understory and palm trees, along with shrubs, ground covers, mulch and grass, within the internal median and outside the edge of pavement within this segment of the right-of-way. Although not required by code, the two-way portion of the Central Loop shall allow for a mixture of shade, understory and palm trees, along with shrubs, ground covers, mulch and grass. Although not required by code, the one-way loop road centered on a community park shall allow a similar mixture of planting on the residential frontage portion of the right-of-way. As designed, the interior portion of the right-of- way has been designed to allow use with emergency vehicles. No vegetation other than sod shall be allowed within the first 3 feet of the back of pavement on the interior portion of this right-of-way to allow for an open 20 foot width for emergency vehicles. D.5: Interior Common Area Landscaping: Common areas within the SPA shall allow landscaping at the developer’s discretion. D.6: Interior Individual Parcel Landscaping: For the purposes of this submittal, other than single family units that will meet the interior lot requirements by code, other required trees will be considered on a per parcel basis (building type). The minimum tree planting requirements proposed will comply with the matrix below. Parcel Type Typical SF Required Trees Provided Trees Duplex Parcel 4,600 SF 1 U / 1 S 1 U / 1 S Triplex Parcel 6,250 SF 1 U / 2 S 2 U / 1 S Quadplex Parcel 7,725 SF 2 U / 2 S 2 U / 2 S The above matrix when evaluated over all of the duplex, triplex and quadplex parcels, equates to 40% shade trees and 60% understory (U) trees, which is less than the required 50% shade (S) threes. It will be typical that where lots abut each other, many of the larger shade trees will be placed in the rear of each parcel and on the property line between two parcels, to allow for the greatest amount of room for the root ball to grow. This reduction of shade tree planting on an individual parcel is off-set with the additional non-required planting that has been provided across the entire development. 201 MAYPORT ROAD Page 6 of 9 E. Entry Signage and Lighting: As permitted in Section 17-28 of the COAB LDC, identification signage bearing the development name may be placed at the residential main entrance. “201 Mayport Road” signage will include one ground mounted sign at the entry located on Mayport Road within the landscaped median; or a combination of signage and columns that incorporates two signs on the sides of the entry drive and a column with plaque within the median. Lighting of the sign(s) will also be provided. Neighborhood Identification signage and illumination shall comply with the maximum sign area, sign height, and minimum setbacks of Section 17-28. Should neighborhood identification signage be incorporated into two signs on either side of the entry drive, the combination of sign area shall be consistent with the maximum 32 square feet as code requires. Any additional street signage will comply with the current COAB LDC. Street lighting will comply with the current COAB LDC and in accordance with JEA service agreements. F. Vehicular Circulation, Project Access and Parking: As shown on the Sketch Plan, the development will have two vehicular access points to Mayport Road. The main entry road will consist of two-way traffic with 20 feet of pavement, measured from edge of asphalt to edge of asphalt within a minimum 44 foot right-of-way. The boulevard portion of this main entry Road will include one way drive aisles consisting of 15 feet of pavement measured from edge of asphalt to edge of asphalt. This main road will transition to a one way loop road which consists of 15 feet of pavement measured from edge of asphalt to edge of asphalt. In keeping with the traditional neighborhood design, all of the homes will have parking in the rear off a 20 foot alley-way. The alley will include a minimum of 14 foot of pavement, but will be maintained clear of vertical obstructions for the entire width of the alley, other than where the alley is widened or abuts a perimeter property boundary. A one-way exit drive to Mayport Road has been located close to the southern portion of the property and is accessed within the internal alleyway system. Upon completion Beaches Habitat reserves the right to deed the pavement areas that meet City Code within the right-of-way and alley back to the City. The Community HOA will maintain all landscaping within the rights-of-way. Parallel parking has been planned for along the main loop road and measures 8’ x 22’in size to the edge of asphalt. Each dwelling unit shall provide a minimum of two off-street parking spaces. Off street parking is sized at 9 feet wide by 18 feet long. Parking has been designed to have a two foot setback from the rear or side property lines, adjacent to the alleyways. This two foot off-set from the rear property line allows the alley way pavement area to be expanded to 24 feet in width, which meets typical code, when parking is located on either side of the alley. In certain situations, double tandem parking has been provided on irregular lots, but still accommodates two cars. Although the site plan currently shows 32 additional visitor spaces, for the purpose of this SPA, at project build-out, the development will require 1 visitor space for every 4 units or a maximum of 20 visitor spaces. Visitor parking should be spread throughout the development. G. Pedestrian Circulation and Recreation/ Open Space Amenities: 201 Mayport Road will feature a minimum four foot wide sidewalk within the right-of-way of the main loop road. Additional sidewalk enhancements are located within the development. Where sidewalks abut the parking areas, the sidewalk width may be a minimum of six foot wide when adjacent to either a grade transition, curb stop or pavement transition. Common open space may include landscaping, surface and/or subsurface stormwater enhancements, benches and/or shade structures (such as gazebos/mail kiosk). The area designated for the community park, while currently planned for passive recreational use, could be used for a more active recreational community amenity, such as a playground, community facility or swimming facility. 201 MAYPORT ROAD Page 7 of 9 H. Fencing: Residential fencing on individual units are limited to 42” height in both the front, side and rear property, unless adjacent to the overall SPA perimeter boundary. Fencing will not be allowed in the front yards of individual parcels fronting Mayport Road. Fencing material and appearance will be limited by the covenants and restrictions of the HOA, but at minimum materials and style must be consistent with one adjoining lot. All fencing much be consistent with the COAB LDC. I. Accessory Structure: Accessory structures shall comply with COAB LDC other than setbacks as described on page 3, Lot Table. J. Utilities: All Utilities will be located underground. Water and wastewater will be provided by the COAB and are available within the vicinity. Existing overhead electric that runs along Mayport road will be retained. K. Stormwater: Stormwater retention and treatment will meet the requirements of the St. Johns River Water Management District (SJRWMD), FDOT and COAB. Maintenance of the drainage facilities will be the responsibility of the 201 Mayport Road Neighborhood Association, Inc. L. Model Homes: Beaches Habitat reserves the right to obtain a building permit for one model building per building type, prior to the full site work, utility connection and stormwater enhancement being fully permitted. The certificate of occupancy for such building cannot be attained until infrastructure for that designated phase is complete. M. Home Occupations: Any requested home occupations shall comply with COAB LDC. N. Variances / Modifications: Any variances to the site design criteria as specified in this SPA shall be processed in the same manner as specified in Sec. 24-124 of the COAB LDC. VI. Neighborhood Association The common open space, retention areas, park and landscaping described in this text will be owned and maintained by the neighborhood Home Owners Association, Inc., a Florida non-profit corporation, to be formed. Membership in the association shall be mandatory for all property owners within the SPA development plan. As discussed previously, Beaches Habitat reserves the right to deed the pavement areas within the right-of-way and alley back to the City while still maintaining the common area landscaping. VII. Deed Restrictions and Architectural Review Board Prior to the sale of any lots, a “Declaration of Covenants, Conditions, and Restrictions for 201 Mayport Road” (Declaration) will be prepared for this project. Architectural standards and use restrictions will be provided for in the Declaration. An additional document containing design guidelines may be prepared w hich may outline the specific design guidelines for the various lots, and the architectural and landscaping requirements for the project. An Architectural Review Board may be established to review and approve or deny plans for each lot, based upon the design guidelines document. Formulation of this Board and how it will be run will be provided in the Declaration. VIII. Phasing 201 Mayport Road will be constructed in phases to be determined based upon engineering criteria and market conditions. Per COAB, LDC, any phase must include a vehicular accessible route for trash and emergency vehicles, along with complying with that phase’s stormwater enhancements. 201 MAYPORT ROAD Page 8 of 9 201 Mayport Road SPA Application Waivers The following are the waivers requested: 1. Per section 24-171, Commercial Corridor, it references Div. 8 Landscaping which requires 50% of the required trees along the Mayport frontage road be shade trees. Due to the adjacent overhead power, shade trees are not permitted to be located in this proximity to the power lines; therefore, this buffer will only include understory trees and palm trees. 2. Per Section 23-30, Minimum Tree requirements under Division 4 General provision, which is later referenced by Division 8, For triplex parcels, we are requesting to 33% shade tree versus the required 50% shade tree requirement. Overall, there will be 40% shade trees on the development parcels. This reduction of shade trees is off-set from the additional planting that has been provided elsewhere on the property that is not required by code. 3. Per Section 23-30, Minimum Tree requirements under Division 4 General provision, we are requesting to plant 3” caliper trees versus the required 4” caliper trees. This reduction in size is requested due to availability of non-shade plant material along with costs, and is off-set from the additional planting that has been provided elsewhere on the property that is not required by code. Please note, that only required trees on-site are located on the individual residential parcels and the Landscape Enhancement area to Mayport. 4. Per Sec. 24-88 which requires for “high density residential development, a minimum lot area of two- thousand one hundred seventy-five (2,175) square feet for each dwelling unit.” We request for duplex units through quaplex units, that the outside unit have a minimum lot size of 2,300 SF, and inside units have a minimum lot size of 1,450 SF. 5. Per Section 24-108 (d)(1) minimum lot area requirement for “Single-family dwellings” requires seven thousand five hundred (7,500) square feet”. Our single-family lot is 2,900 sf. 6. Per Section 24-108, minimum yard requirements, requires “Front Yard setback: Twenty (20) feet.” Our request is 8 foot from open porches (12 foot from building) for rectangular lots. On irregular lots we request a minimum 4 foot for open air porches, 8 feet for exterior building wall (for a maximum one unit per building) most closely located to the irregular portion of the lot front boundary. 7. Per Section 24-108, minimum yard requirements which requires “Rear Yard setback: Twenty (20) feet.” We request 15 feet. 8. Per section 24-108, minimum side requirements require: a. Single-family dwellings: Combined fifteen (15) total feet and five (5) minimum feet either side. b. Two-family (duplex) dwellings and townhouse: Seven and one-half (7.5) each side.” We request side setbacks of 5 feet. On corner lots: To maintain a clear sight triangle at intersections, no obstructions to vision exceeding 4 feet in height shall be allowed within the straight line connection of a 10 foot offset from the intersecting right-of-way lines of two streets. 9. Per section 24-108, minimum lot width requirements of ten (10) feet. We request 32 feet for a single family lot, 50 feet for a duplex parcel and 68 feet for a triplex parcel type. 10. Per section 24-108, Building Restrictions which requires “The building restrictions for the RG-M zoning district shall be a 50% Maximum impervious surface. For Parcel Types 1 through 4 we request a 65% maximum impervious surface. Furthermore, on the individual units we request an average 60% impervious on exterior units and 75% impervious on internal units. 11. Per Section 24-151, Accessory Structures, Detached carports have a 5 foot side and rear yard setback requirements, and private garages have a 10 foot rear and side yard setback. We request all accessory structures have a minimum 3 foot side and rear yard setback. 201 MAYPORT ROAD Page 9 of 9 12. Per section 24-252 (i) cul-de-sac’s require a minimum 50 foot right-of-way. We request a 44 foot right- of-way for an approximate 200 feet in length. 13. Per section, 24-252 (c)(1) which states “Any subdivision of land, which creates more than ten (10) residential lots shall provide two (2) separate access points, unless other provisions, such as permanent easements, are made for emergency ingress, and provided that such entrances will not adversely affect the street system.” We are providing two access points however, only one will be for ingress.