Exh 4AAGENDA ITEM k4A
SEPTEMBER 8, 2003
CITY OF ATLANTIC BEACH
BUILDING AND PLANNING
800 SEMINOLE ROAD
ATLANTIC BEACF[, FLORIDA 32233-5445
TELEPHONE: (904) 247.5800
FAX: (904) 247.5845
http://c i.aUantic-beach. B. us
MEMORANDUM
TO: Jim I-Iarison, City Manager
FROM: Sonya Doerr, AICP, Community Development Director ~,~
DATE: Tuesday, September 02, 2003
REGARDING: height limit within the Central Business District
Jim, I understand you have had several questions regarding the 25-foot height limit, as contained
within the Central Business District (CBD) regulations. This new Zoning District category was
established January 01, 2002 as part of the rc-write of Chapter 24. The specific district requirements
are set forth within Section 24-114 of the Codc, and the CBD zoning map boundary is scheduled to
be established upon second reading at the upcoming September 8th meeting.
The proposed draft of this new section was in place by the time I joined the City in July of 2001, and
although we had numerous workshops and hearings related to the overall revision of Chapter 24, I
cannot recall any particular discussion related to the Central Business District after I began working
on the revisions. As you know, the height limit in all Zoning Districts except the Conservation
District and the Residential Mobile Home District is 35-feet. (The only appurtenance permitted to
extend above that height is chimneys.)
I have contacted Community Development Board Chairman Don Wolfson regarding the basis and
explanation for the 25-foot height limit in the CBD. In summary, the concern was related to the
provision for adequate separation and buffering for the existing residential and commercial
development in the area, most of which is single or two-story. I believe it was also felt that threc-
story construction would over power the existing mass and scale of the Town Center area. (.,,and I
agree with that position.) What we may wish to consider is revising the allowable height so as to
limit buildings to two-stories, but to make an allowance for roof-top decks, gardens, seating areas,
balconies and the like, all of which would be in character with the Town Center area. Such a
revision may also serve to address the concern we have heard from the restaurant community related
to declining, business due to the smoking ban. Bars and restaurants are searching for somewhere to
have outdoor service areas where smoking is permitted. I think it would be far preferable to have
such accommodations within the property rather than on public sidewalks or right-of--ways. I will
make a note to discuss this with the Community Development Board at our next workshop on
September 16th. This change to the CBD provisions could be included along with the revisions that
are now under review.