Fleet Landing REZ-13-00100052 Staff Report CDB CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
AGENDA ITEM 4.A.
CASE NO REZ-13-00100052
Request to modify the existing Fleet Landing Planned Unit Development (PUD) as
approved by Ordinance No. 90-88-135 and amended by Ordinance No. 90-88-152, to
incorporate an additional 2.06 acres and reconfigure the Master Development Plan to
allow the relocation of the existing maintenance facilities and construction of a new
Memory Care Center.
LOCATION ONE FLEET LANDING BOULEVARD
APPLICANT NAVAL CONTINUING CARE RETIREMENT FOUNDATION INC
REPRESENTED BY FOLEY & LARDNER. LLP
DATE MAY 21, 2013
STAFF ERIKA HALL, PRINCIPAL PLANNER
STAFF COMMENTS
Background
Fleet Landing is an existing Planned Unit Development
(PUD), originally approved by Ordinance No. 90-88-135
adopted on January 11, 1989. The PUD was later
amended to provide for the inclusion of an additional
1.7 acres in the site plan and the relocation of certain
facilities therein with the approval of Ordinance 90-90-
152, adopted on February 26, 1990.
The current application requests a minor modification,
as follows:
(1) Inclusion of an additional 2.06 acres in the site
plan, with change in zoning classification of said
additional 2.06 acres from Commercial General
(CG) to Planned Unit Development (PUD); and,
(2) Relocation of certain facilities therein, with no
increases to previously approved number of
residential units.
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Analysis
The current request comes before this Board as a matter of compliance with the provisions of Section 24-
124(a), that states changes to the terms or conditions of an existing Planned Unit Development (PUD) that
are specifically set forth within the ordinance enacting the PUD shall require an ordinance revision using the
standard process to amend city ordinances and land development regulations. Per the provisions of Section
24-62(c), in regards to changes in zoning district classification, the Community Development Board is
directed to study and consider the need and justification of any such requested change and provide a finding
that the requested change in zoning is consistent with the comprehensive plan.
Staff has reviewed the requested change in zoning classification from Commercial General (CG) to Planned
Unit Development (PUD) for the additional 2.06 acres in light of the goals, objectives and policies of the
Comprehensive plan, and finds that it supports the following:
FUTURE LAND USE ELEMENT
Objection A.1.3 – 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.
Objective A.1.5 – The City shall maintain development patterns which 1) prevent blighting
influences and eliminate non-conforming uses; 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.1.5.1 – The City shall review all applications for development permits to
determine compliance with the Land Development Regulations, particularly with
regard to provision of open space, required parking, on-site traffic flow, appropriate
signage, impervious surface area limits, landscaping and tree protection so as to
avoid traffic congestion, hazardous public safety conditions and inefficient land use,
which may also result in harmful environmental or aesthetic effects.
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.
Objective A.1.10 – The City shall continue to maintain a development character, which is
compact in form, orderly in its land use pattern, 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.1.10.3 – The City shall encourage the clustering of uses in locations where
infrastructure facilities are available or where extensions and enlargements can be
achieved efficiently, particularly with respect to commercial infill development
along the Mayport corridor.
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
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sensitive coastal location of the City, particularly with respect to the predominantly
residential character and small-town scale of the City.
Policy A.1.11.1 – The land use categories, as depicted upon the 2010-2020 Future
Land Use Map (FLUM), which is Map A-1 of the Future Land Use Map Series, shall
permit the following uses and activities.
(b) Commercial – The Commercial (CM) land use category is intended to
provide appropriate locations for neighborhood and community businesses
providing services and retail sales for the City and the closely surrounding
communities…Residential uses, not exceeding the Medium Density category
shall also be permitted, when in conjunction with, or adjacent to
commercial development and redevelopment.
Staff also finds the proposed modification of the approved site development plan is generally consistent
with the description of a minor deviation, as provided in Section 24-124(c), as follows:
(1) There is no change in use. Both skilled nursing and maintenance facilities are uses provided for on
the existing site development plan and within the approved PUD document.
(2) There is no increase in building height, density or intensity of use. The proposed total number of
residential units is consistent with the approved PUD, and this site development plan modification
merely represents the reallocation of twenty (20) existing beds from the Health Center as well as
four (4) unconstructed residential dwelling units to the new Memory Care Facility. In fact, the
overall project will remain eight (8) units below the approved plan, and with the addition of 2.06
acres, the overall density decreases from the current 4.52 to 4.37 units per acre.
(3) There is no decrease in area set aside for buffers or open space.
(4) There are no changes to (existing) access points or driveways. New driveways and access points will
be constructed on the new parcel for the purpose of connectivity to the existing PUD. However,
there will be no increase in traffic, as there is no increase in residential dwelling units.
REQUIRED ACTION
The Community Development Board may consider a motion to recommend approval of the Fleet Landing
Planned Unit Development Modification (Application REZ-13-00100052) to the City Commission, for the
lands described within said application, approving the incorporation of an additional 2.06 acres into the
Planned Unit Development and revision of the site development plan and adopting the application and
supporting documents, and all terms and conditions set forth therein, subject to conditions enumerated,
and providing 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 proposed modification, specifically the rezoning of 2.06 acres from Commercial General
(CG) to Planned Unit Development (PUD) is consistent with the Comprehensive Plan and the
Future Land Use Designation of Commercial (CM).
(3) The proposed modification is consistent with the Land Development Regulations, specifically
Article III, Division 6, establishing standards for modifications to previously approved
Planned Unit Developments.
(4) The rezoning and the site development plan are consistent with the stated definition, intent
and purpose of Planned Unit Developments.
(5) The zoning district classification of Planned Unit Development, and the specific uses and
special conditions as set forth herein, are consistent and compatible with surrounding
development.
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The Community Development Board may consider a motion to recommend denial of the Fleet Landing
Planned Unit Development Modification (Application REZ-13-00100052) to the City Commission, provided
the following, or similar, findings of fact:
(1) The rezoning of 2.06 acres from Commercial General (CG) to Planned Unit Development
(PUD) is not consistent with the Comprehensive Plan and the Future Land Use Designation
of Commercial (CM) because ___________________________________________________.
(2) The rezoning of 2.06 acres is not consistent with the Land Development Regulations,
specifically Article III, Division 6, establishing standards for modification to previously
approved Planned Unit Developments because ____________________________________.
(3) The zoning district classification of Planned Unit Development and the specific uses and
special conditions as set forth herein are not consistent or compatible with surrounding
development because ________________________________________________________.
ATTACHMENTS
None.