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51 Roberts Street COMP19-0002 REZN 19-0001 Staff Report 05.13.2019 CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD STAFF REPORT AGENDA ITEM 4.B AND 4.C CASE NO. COMP19-0003, Ord. No. 90-19-241 Request for map amendments to the future land use map of the 2030 compre- hensive plan in regards to one parcel containing one half acre of Commercial (CM) and 3.6 acres of Residential, Low Density (RL) to one half acre of Recrea- tion/Open Space (R/O) and 3.6 acres of Commercial (CM). CASE NO. REZN19-0002, Ord. No. 90-19-242 Request to modify the previously approved Planned Unit Development (PUD), known as the “Johnston Island PUD”. LOCATION 14051 Atlantic Boulevard (“Johnston Island”) APPLICANT Bridge Tenders, LLC. DATE May 21, 2019 STAFF Shane Corbin, AICP BACKGROUND The applicants are making the following two requests that are interrelated. First, the applicants are requesting to change the future land use designation on Johnston Island from 0.5 acre of Commercial (CM) and 3.6 acres of Residential, Low Density (RL) to 0.5 acre of Recreation/Open Space (R/O) and 3.6 acres of Commercial (CM) on the future land use map. Second, the appli- cants are requesting to replace the previously approved development plans and written de- scriptions for the Johnston Island Planned Unit Development (PUD) with a new development plan and PUD written description. The following timeline summarizes previous approvals and current proposal for the site. Please see the attached approval documents for full details. Page 2 of 8 2004 – Ordinance No. 31-04-03, Future Land Use Amendment approved to change the entire island from Conservation to 0.5 of commercial and 3.6 acres of low density residential. A con- cept master plan accompanied the approval. However, a detailed site plan was not provided until the PUD proposal in 2005. Figure 1: 2004 Approved FLUM Page 3 of 8 Figure 2: 2004 Concept Plan in FLUM Page 4 of 8 2005 – Ordinance No. 52-05-03, PUD rezoning with a written description of allowed uses and a development plan were approved. The development plan illustrated 10 single-family houses, 18 boat slips, a floating club, and 61 parking spaces. Figure 3: 2005 PUD Site Plan Page 5 of 8 2010 – Ordinance 52-10-04, amended the PUD to allow either the original PUD or an alterna- tive PUD with a restaurant. However, the FLUM was not amended to correspond with the alter- native commercial uses. JOHNSTON ISLAND PUD AS MODIFIED - EXHIBT B A. Alternative Plan Within the Johnston Island PUD, as modified to provide for an alternative development plan, the following uses shall be permitted. 1. A restaurant open to the general public, subject to the following conditions. a. The land area to be used for the restaurant shall not occupy more than one- half acre of the site. b. Customer dining seats shall not exceed 125, including indoor and outdoor din- ing seats. c. Fast-food drive-through restaurants shall not be permitted. d. The alcoholic beverage license for any restaurant shall be limited to a Series of SRX (Special Restaurant) license only. e. The architectural design of any structures shall be consistent with the design themes and concepts as presented within Exhibit B of the original Johnston Island PUD adopted by Ordinance 52-05-03. Recognizing that these are resi- dential renderings, these same design styles containing elements of Florida vernacular styles are well-suited to this site. Other designs including those with elements of Mediterranean, Spanish, Costal New England styles may be appropriate as well, it being the express intent that design context of any building constructed shall be suited to the character of the surrounding natu- ral costal and marsh environment. f. Any live music shall be limited to that which uses no outdoor amplifiers of any kind, and any music, whether played through speakers or performed live, shall not be audible at any level or at any time beyond the limits of the open water or the Intracoastal Waterway. 2019 – The current PUD modification proposed will require amending the FLUM, the 2005 PUD, and the 2010 amended PUD. If approved, the new proposals will replace all previous approvals. The 2019 proposed FLUM, PUD, and development plan includes the following:  Up to two restaurants open to the general public, not exceeding 150 seats for each restaurant, with limited retail sales  Floating docks or marinas  Canoe/kayak launch areas  Above ground refueling stations for boats and watercrafts  Passive park and resource based recreation activities that will be open to the public but controlled and maintained by the future land owners  No residential dwelling units  Approximately 80 parking spaces Page 6 of 8 Figure 4: Proposed FLUM for Open Space and Commercial Page 7 of 8 Figure 5: Proposed Development Plan Page 8 of 8 SUMMARY OF THE APPROVAL PROCESS Both requests require ordinance amendments which may run concurrently through the approval process. However, both requests must follow the public notice and meeting requirements individ- ually as described in Section 24-51 (b) and 24-51 (e). Public Hearings for COMP19-0003 and REZN19-0002  The community development board shall hold one (1) advertised public hearing; and  The city commission shall hold two (2) advertised public hearings on proposed ordinances that amend: 1) The future land use map series of the adopted comprehensive plan; and 2) The official zoning map designation of a parcel or parcels. STEP 1) FUTURE LAND USE AMENDMENTS FROM THE COMPREHENSIVE PLAN COMP19-0003: 14051 Atlantic Boulevard Policy A.1.3.1 Additional commercial or industrial development shall be permitted only on those lands that are zoned to permit such development as of the adoption date of this Plan amendment, or following adoption of an amendment to the Future Land Use Map (FLUM). In considering any such application for a FLUM amendment, the City shall find that each of the following conditions are demonstrated by the applicant seeking said amendment. (a) There are adequate public facilities available to serve the proposed develop- ment. (b) The proposed commercial or industrial development shall not have adverse impacts to surrounding neighborhoods, other properties, the natural environ- ment, the aesthetic qualities of the City and shall not impair or degrade scenic natural views. (c) There is a demonstrated deficiency of commercial or industrial lands within the City to serve the needs of residents of the City for such uses. STEP 2) ZONING MAP AMENDMENTS FROM THE LAND DEVELOPMENT CODE REZN19-0002: 14051 Atlantic Boulevard Per Section 24-62 (c)(2) of the Land Development Code, the Community Development Board shall “Indicate the relationship of the proposed rezoning to the comprehensive plan for the City and provide a finding that the requested change in zoning is consistent with the comprehensive plan.” A recommendation for approval of REZN19-0002 would be contingent on the approval of COMP19-0003.