Response AB Concerns 04.26.2017 (Outline)Outline Response AB Concerns
DRAFT 4-26-17
1. Background General: Fleet Landing is in the process of implementing a 2018 Campus expansion
that will include additional independent & assisted living units, memory care beds and skilled
nursing beds. Fleet Landing acquired a +- 29 acres parcel property, in August 2016 for the
purpose of developing additional Independent Living units. The majority of this property, +-
26.5 acres is located in the City of Jacksonville (COJ) and has a Land Use of Medium Density
Residential (MDR) and a zoning classification of Residential Medium Density C (RMD-C). The city
of Jacksonville Land Use and zoning supports the use for the property as a multi-story multi-
family residential use. The other 2.4 acres is located in the City of Atlantic Beach and has a land
use of Residential Medium Density (RM) and a zoning of Conservation (Con). The AB land use
supports a multi-family use and the Conservation zoning does not. This zoning inconsistency has
been explained to the applicant as left over from a zoning change when all land zoned Open
Rural was reassigned to the conservation zoning.
2. Background Deed Restrictions: During negotiations for the property purchase Fleet worked with
the seller and the City of Atlantic Beach to modify certain deed restrictions that would provide
protections for the adjacent property owners and provide a framework for Fleet to develop the
Independent Living Units. These deed restriction were approved by the City of Atlantic Beach on
(?) and are attached. The significant deed restrictions related to this rezoning request are as
follows:
a. Development Parcel: The deed restriction limits development to the land west of the
creek and provides that land within the COJ would be subject to the development
standards and review process Jacksonville Code and further restricted the building
height to sixty (60) Feet; the restriction further states the lands within the City of
Atlantic Beach will be developed in compliance with the city’s development regulations.
b. Non-Development Parcel: The deed restriction limits the land east of Sherman Creek, to
non-residential and commercial development, described as passive uses like walking
paths and boardwalks.
c. No Direct Access to Mayport Road: The deed restriction prohibits a direct connection to
Mayport Road and specifically states that the access to the Development and Non-
Development Parcel be to Fleet Landing Boulevard.
3. Purpose and Intent of the Rezoning: The purpose and intent of the rezoning is to is to address
the City of Atlantic Beach interpretation that the existing Conservation zoning would not allow
for the access drive to Fleet Landing Boulevard, as required per above deed restriction, and
address the other ancillary uses to the drive connection including the sidewalks, boardwalk,
utilities and pond expansion.
4. The PUD Plan: All the proposed improvements are located within the Development Parcel. The
proposed physical improvements are within +- 1 acre of the area with +- 1.4 acres being
designated Conservation Area with no development. The proposed improvement are not within
the wetlands, except for the proposed boardwalk. The proposed improvements are related to
access and related Independent Living development needs. Specifically as follows:
a. Access Drive: In compliance with the deed restriction, provides link between Fleet
Landing Blvd, (Loop Road on PUD Plan) and Independent Living.
b. Sidewalks: Pedestrian connection to existing connection.
c. Nature Trail- Boardwalk: Residence recreational enjoyment.
d. Pond expansion: Required storm water treatment facility; this is an expansion of the
existing pond, one to the west and one to the south of the property. Further the
expansion design is both more effective for water treatment and provides better
aesthetic value to the residence.
e. Utilities Lift Station: Private utility, located in proximity to the most efficient connection
point on Fleet Landing Boulevard. (Note: Not within the flood plain)
f. Temporary Construction Staging Area: Temporary use for development of Independent
Living.
g. Conservation Area: 1.4 acres are designated for conservation; this area has been
identified by survey and provides buffer for the adjacent property owners, tree canopy
protection and is in fact an expansion of the Non- development parcel.
5. City Commission Issues:
a. Property Acquisition-AB Zoning Knowledge: The property was acquired in August 2016
and the portion of the property and related zoning were identified prior to the
acquisition. At that time a meeting with AB staff indicated that access through the
conservation zoning would be allowed. This is supported by the fact that the deed
restriction approved by AB has this language stated. It was later in early 2017 that the
interpretation came back that the conservation zoning did not support the access drive
and the PUD modification would be needed to allow for the access.
b. Utilities-Lift station: The project’s water-sewer service provider is the City of Atlantic
Beach and all the water and sewer utilities within the Fleet Campus are private. They
are owned and maintained by Fleet Landing and will be designed to the service
providers’ standards.
c. Flood Plain FEMA: The FEMA map presented is a generalized map that is utilized to
identify areas that require additional review and establishes the flood elevation to be
used to locate the actual flood plain line by survey. Development is allowed within a
flood plain and requires that compensatory volume be provided. The City of Jacksonville
is the Flood Plain Coordinator for Duval County and will require full engineering data on
how the flood plain issue is being address and will be fully vetted by both municipalities
during the site development plan review and approval process.