1075 Atlantic Boulevard UBE-2008-04 Staff Report CDB
COMMUNITY DEVELOPMENT STAFF REPORT
October 14, 2008 Public Hearing
UBE-2008-04, Karen Stang
To: Community Development Board
From: Planning, Zoning and Community Development Department
Date: September 26, 2008
Subject: UBE-2008-04
Applicant: Karen Stang
1864 Nightfall Drive
Neptune Beach, Florida 32266
Request: Request for a Use-by-Exception to permit a dog day care and boarding facility in the Commercial General (CG) Zoning District at a developed and unused property at 1075 Atlantic
Boulevard.
STAFF COMMENTS
The applicant wishes to use this property for a dog day care and boarding service, which requires approval of a Use-by-Exception in the CG District. This site is the former Kahoe auto
repair and storage property, and has been occupied by a succession of used care sales and auto related uses for many years. The property has sat vacant more than it has been occupied
over recent years.
The property consists of the 2200 square foot concrete block building that faces Atlantic Boulevard and a large fenced in area at rear of the lot where vehicles were kept for many years.
The lot is about 600 foot deep, and the rear 400+ feet of the lot is heavily wooded. Other surrounding commercial uses including Ashland Self Storage and a small strip center are
adjacent to this site. The only residential use in the vicinity of the property is the Atlantic Arms Apartments. A corner of that property can barely be seen from this site through
the trees.
The Applicant has stated that only dogs will be kept on the site, and that no overnight boarding will be provided initially, but that when they do expand services to include overnight
boarding, all dogs will be kept indoors at night. As you recall from the earlier Use-by-Exception for a Veterinary Clinic, this is required by State law in any case, so this would
not seem to be a necessary condition.
Possible uses for this site are somewhat limited because of parking, access and the condition of the building, which would not meet current building code for typical retail or similar
commercial uses. The Building Official has provided that those more stringent requirements would not apply to the requested use. Given the limitations of this site, and the uses
that surround the site, the requested dog day care and boarding would seem to be an appropriate use for the property.
The Applicant has stated their intention to make substantial aesthetic improvements to the property including installation of landscaping, removal of the chain link fences on the front
of the site, and removal of the crushed roof shingle surface in the parking area.
Staff is supportive of this request in that this site has continued to be an eyesore in a prominent location on Atlantic Boulevard for a good number of years, and the Applicant’s plans
will provide a substantive improvement to the appearance of this site. Staff also finds that this use is consistent with the objective to promote uses that are neighborhood serving
along the City’s commercial corridors, and recommends approval of this Use-by-Exception.
SUGGESTED ACTION TO RECOMMEND APPROVAL
The Community Development Board may consider a motion to recommend approval to the City Commission of this Use-by-Exception to permit a dog day care and boarding facility in the Commercial
General (CG) Zoning District at a developed site located at 1075 Atlantic Boulevard, provided:
(Add other findings or conditions as may be appropriate.)
Approval of this Use-by-Exception complies with the requirements of Section 24-63 of the Land Development Regulations.
The requested use is consistent and compatible with other surrounding development along this portion of Atlantic Boulevard.