201 Mayport Road REZONING APP SPA 10.2013 WRITTEN NARRATIVE
SPA REZONING APPLICATION FOR
201MAYPORT ROAD
OCTOBER 2013
I. Overview
, �,. ,74w #, _
�. . The subject site contains approximately 7.2 acres,and is located in the
410)--...4south central portion of the City of Atlantic Beach on the east side of
/ �,� ' 4. Mayport Road(SR 1-A),south of Cornell Lane. The applicant is seeking
i ! -iil r to rezone the property from Commercial — Limited (CL) and
TAW 'w---- . Al 1 D Residential,General, Multi-Family(RG-M)to the Special Planned Area
4. .. . r n `, (SPA) zoning district in order to create a Traditional Neighborhood
'--. ' ' �'�/4 �� z -� ,. Community. 201 Mayport Road will be a maximum 80 unit residential
ri
.y development, providing a mix of housing opportunities to include
J r �,a single family, duplex, triplex and quadplex buildings. Amenity areas,
>d ,r' ;� • ••.k; including scenic corridor landscaping,a community park and common
4; ' '+i1 -- open space, will be provided. The homes will be arranged in a
.— My • ,. - _ 1„: Traditional Neighborhood Design with rear lane/alley access and
'� "•9 buildings fronting on the scenic corridor or the main loop road with
i 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 occupancy consists of a multi-family community with a total XXXX units, within 25 buildings. This
development went into condemnation in the middle 2000's.
II. Future Land Use Designations and Zoning Districts
Land Use: L1_ w.- r,'”, r� '
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ilerZit ilk •
The site has a future land use designation of Residential - High Density (RH) *jam ' _ - ---,14 #'
which allows a density of 15 DU/AC to 20 DU/AC,for a total 144 dwelling units. #t --,
The proposed SPA development includes approximately /2 acre of common #xij ,' r� L ,t
RH , PIS1
open space including stormwater management,with the remaining uses being CM, ti
residential parcels, rights-of-way or alleyways. -,_
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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 41;411111, 414ar "
proposed SPA zoning will provide the developer with flexibility and P7p Aoliihrvdt o 1
development alternatives not possible under the standard RG-M zoning district, Vik
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and will allow unified design elements,while harmonizing with the surrounding ow
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.
WRITTEN NARRATIVE
SPA REZONING APPLICATION FOR
201 MAYPORT ROAD
OCTOBER 2013
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 (RG)
Source:City of Atlantic Beach 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 units, duplex units, triplex units and quadplex units, not to
exceed 80 units
■ Privately maintained Neighborhood Park with ancillary amenity building or structures
■ Privately maintained common open space with stormwater enhancements
■ Detached garages/carports
■ Residential scaled fencing less than 42" in height within internal portions of the
development, 6-8' in height for a perimeter fence/wall
■ 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 is
significantly below the maximum density of 20 dwelling units per acre allowed by the Residential High Density land
use designation, and 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, inclusive of a mixture of single-family,duplex,triplex and quadplex units. The
intent of this SPA is to allow flexibility to Beaches Habitat to alter the unit type based upon client or customer
demand, while maintaining a maximum density of 80 total units. See table on next page for lot and building
requirements.
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WRITTEN NARRATIVE
SPA REZONING APPLICATION FOR
201 MAYPORT ROAD
OCTOBER 2013
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 20 units/acre
use
Proposed density 11.2 units/acre
Maximum number of units 80
Average lot coverage 65%
Minimum lot width (rectangular Lot Type 1 (Single Family): Min. Width—32 feet; Min. Area—2,900 s.f.
shaped lots only) and Minimum Lot Lot Type 2 (Duplex): Min. Width -50 feet; Min. Area—4,600 s.f.
Area Lot Type 3 (Triplex): Min. Width - 68 feet; Min. Area—6,250 s.f.
Lot Type 4 (Quadplex): Min. Width—84 feet; Min. Area—7,725 s.f.
Minimum lot width (for irregular Lot Type 1 (Single Family): Min. Width—32 feet; Min. Area—2,900 s.f.
shaped lot) and Minimum Lot Area
Minimum Lot Frontage for Any For irregular shaped lot, the minimum frontage can be no less than 10'
Irregular Shaped Lot 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)
Minimum building separation 10 feet
Minimum front setback (rectangular Lot Types 1-4: 8 feet open air porches,
shaped lots only) 12 feet exterior building wall
Minimum front setback (irregular Lot Types 1-4: Front Setback may be a minimum of 4 feet for open air
shaped lots) 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 All Lot Types: 5 feet
structures) 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 Lot Type 1-4: 15 feet
dwelling)
Minimum Driveway Setback 3 feet from side property line
Accessory Structure Setback 3 feet from side or rear lot lines; not allowed in front of unit
B. Projections into Required Yards:
Stoops, balconies, awnings, bay windows,and roof overhangs may encroach into the required front yards, not to
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WRITTEN NARRATIVE
SPA REZONING APPLICATION FOR
201 MAYPORT ROAD
OCTOBER 2013
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 2 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 ofa 5-
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.
D. Buffering, Landscaping and Vegetation:
Per Section 24-277, Division 8 of the Atlantic Beach, LDC, this project is exempt from the Division 8 Landscaping
requirements as this is a fee-simple residential development project. Despite this fact, this SPA has taken into
consideration many aspects of the Division 8 Landscaping Requirements as follows.
Mayport Road Landscape Enhancement:
A 10' landscape enhancement shall be provided along Mayport Road (SR A1A). 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 to include ground cover,
shrubs, sod, a mixture of flowering trees, and palm trees. No less than one tree for every 50 linear feet shall be
planted within this enhancement area. Trees may be clustered but shall be no more than 75 feet apart.
Northern and Southern Perimeter Landscape buffer:
A five (5)foot landscape buffer has been located adjacent to the southern property boundary that abuts the
commercial development to the south. 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 (1)tree will be required for every 25 linear
feet, no further than 75 feet apart. These Perimeter Buffer shall also include a visual screen, which maybe a 6-
8' tall wood, or masonry wall, or landscaping.
Eastern Perimeter Buffer:
As existing, the adjoining property that abuts this parcel to the east includes a 6' black aluminum fence. This
project proposes the installation of a continuous five (5) feet wide between the alley pavement and the
abutting property, landscaped with shrubs, ground covers, 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.
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.
The boulevard portion of the right-of-way has the rights to plant flowering and palm trees within the internal
median and outside the edge of pavement within the right-of-way. Furthermore, the remaining landscape area
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SPA REZONING APPLICATION FOR
201 MAYPORT ROAD
OCTOBER 2013
shall be planted with a mixture of shrubs, ground covers, mulch and grass.
The two-way portion of the Central Loop shall allow for a mixture of shade,flowering and palm trees, along with
shrubs, ground covers, mulch and grass.
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 for overflow parking and use with emergency vehicles. Therefore, no vegetation other than sod shall be
allowed within the first 5 feet of the back of pavement on the interior portion of this right-of-way to allow for an
open 20' width for emergency vehicles.
Interior Common Area Landscaping:
Common areas within the SPA shall allow landscaping at the developer's discretion, but will require when the
project is complete to be fully landscaped with a mixture of shade, flowering and palm trees, along with shrubs,
ground covers, mulch and grass.
Interior Individual Lot Landscaping:
Individual lot landscaping will meet the minimum tree requirements of Section 23-30 of the Land development
Code for residential uses that requires 1 tree shall be planted for every 2,500 SF of lot area, along with one tree
within the front yard portion of each lot. For the purposes of this project however, Beaches Habitat requests that
these trees can be a 3"caliper flowering or shade tree,or one 10' minimum clear trunk palm tree. If a multi-stem
flowering tree is planted,a minimum of 3 stems are required and the total combination of caliper inches shall equal
3 inches.
Tree Planting for Development:
Tree plantings for the entire site development shall meet a minimum requirement of 25%shade trees across
the entire development, with the remainder trees a combination of understory,flowering and palm trees.
Model Homes:
Beaches Habitat reserves the right to seek a building permit for one model building per building type, prior to
the full site work, utility connection and stormwater enhancement being fully permitted and constructed. The
certificate of occupancy for such building cannot be attained until utility connection and appropriate ADA
considerations have been provided.
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SPA REZONING APPLICATION FOR
201 MAYPORT ROAD
OCTOBER 2013
E. Entry Signage and Lighting:
As permitted in Section 17-28 of the City of Atlantic Beach Land Development Code,identification signage bearing
the development name may be placed at the residential main entrance. "201 Mayport Road"signage will include
one (1) 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. Signage shall comply with the maximum sign area,sign height,and minimum setbacks
of Section 17-28. Lighting of the sign(s)will also be provided.
Streetlights will be provided in accordance with service agreements with the utility providers.
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(±22 feet measured from edge of curb to edge of
curb)within a 44 foot right-of-way. This main road will transition to a one way loop with 13 feet of pavement; 21
feet of pavement with adjacent parallel parking(±23 feet measured from edge of curb to edge of curb. A second
drive, south of the main drive, will be used by vehicles exiting the development and travelling north on Mayport
Road. In keeping with the traditional neighborhood design,all of the homes will have rear lane/alley entries with a
14-foot one-way lane/alley located behind the homes within a 20 foot right of way. Upon completion Beaches
Habitat reserves the right to deed the right-of-way and alley back to the City while still maintaining the landscape.
Each dwelling unit shall provide a minimum of two off-street parking spaces. Additional visitor parking is provided
throughout the development. Parking has been designed to have a 6 foot setback from the rear property line,
adjacent to the alleyways. In certain situations,double tandem parking has been provided on irregular lots,but still
accommodates two cars.
G. Pedestrian Circulation and Recreation/Open Space Amenities:
201 Mayport Road will feature a minimum 4 feet wide internal sidewalks, located at a minimum on one side of the
right-of-way. There are additional sidewalk enhancements located within the development. When sidewalks abut
parking areas, the sidewalk width may be a minimum 4 feet wide and either a grade transition will occur with
curbing, a curbstop may be utilized or a transition between pavement materials can be allowed. Open space will
include landscaping and surface and subsurface stormwater enhancements and, for the enjoyment of the
community, may include optional benches and shade structures (such as gazebos). 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 or swimming facility if desired by the Mayport Road Neighborhood
Association in the future.
H. Variances:
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 City of Atlantic Beach County Land Development Code.
VI. Neighborhood Association
The common open space, retention areas, park and landscaping described in this text will be owned and
maintained by the 201 Mayport Road Neighborhood Association, Inc., a Florida non-profit corporation, to be
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SPA REZONING APPLICATION FOR
201 MAYPORT ROAD
OCTOBER 2013
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 right-of-way and alley back to the City
while still maintaining the landscape.
VII. Deed Restrictions and Architectural Review Board
Prior to the sale of any lots, a "Declaration of Covenants, Conditions, and Restrictions for 201 Mayport Road"
(Declaration)will be prepared for this project. Architectural standards and use restrictions will be provided for in
the Declaration. An additional document containing design guidelines may be prepared which may outline the
specific design guidelines for the various lots,and the architectural and landscaping requirements for the project.
An Architectural Review Board may be established to review and approve or deny plans for each lot, based upon
the design guidelines document. Formulation of this Board and how it will be run will be provided in the
Declaration.
VIII. Phasing
201 Mayport Road will be constructed in phases to be determined based upon engineering criteria and market
conditions.
IX. Utilities and Stormwater
Utilities:
All Utilities will be located underground. Water and wastewater will be provided by the City of Atlantic Beach and
are available within the vicinity.
Stormwater:
Stormwater retention and treatment will meet the requirements of the St.Johns River Water Management District
(SIRWMD), FDOT and the City of Atlantic Beach. Maintenance of the drainage facilities will be the responsibility of
the 201 Mayport Road Neighborhood Association, Inc.
Model Homes:
Beaches Habitat reserves the right to seek a building permit for one model building per building type, prior to the
full site work, utility connection and stormwater enhancement being fully permitted and constructed. The
certificate of occupancy for such building cannot be attained until utility connection and appropriate ADA
considerations have been provided.
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