151 Club Drive Frosio Lot Division 12.04.2015
December 4, 2015
Beach Avenue Lot Division
Mr. and Mrs. Frosio,
Staff has continued to review your request to demolish your existing 4 unit residential property on a 100 foot by 100 foot lot and divide it in to two 50 foot by 100 foot lots with single
family homes. While this is a net reduction in the number of units, it still results in more than what is allowed by code. Your property has a Residential Low (RL) Future Land Use which
allows up to 6 units per acre. The Duval County Property Appraiser’s Office lists your property at 0.23 acres. This results in a total of 1.38 units on your lot. This is below the requested
two units.
In addition to not meeting allowable density, the requested lot sizes of 50 feet by 100 feet are smaller than the smallest allowable lot size of 75 feet by 100 feet in our residential
zoning districts.
Options around these issues are very limited. Staff cannot approve your request administratively. Variances cannot change minimum lot size or density per city code. Waivers can address
lot size, but not density. A Comprehensive Plan Map Amendment can change the allowable density, but is a much more involved process. Comprehensive Plans are state mandated documents
that guide development patterns within a city. You would effectively be requesting that city change its long term plan for a specific area. This is an area that is surrounded by Residential
Low Future Land Use Designation. In fact, everything east of Selva Marina Drive is Residential Low.
While there is a two step process that could possibly allow for your request, the process can be long and costly. Even if your applications were submitted immediately, it is unlikely
that they would be heard in January. Public notice requirements are extensive at 30 days prior to each meeting adding delays. There would be a review by multiple state and regional
agencies that further add to the timeline so it is difficult to give an accurate estimate of time, but six months would likely be the minimum. That is with no guarantee of approval.
If you would like to proceed, we can go over the application requirements for each part in more detail.
Please let us know how you would like to proceed.
Sincerely,
Derek W. Reeves
Planner