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630 Sturdivant Avenue 17-UBEX-417 Staff Report CDB CITY OF ATLANTIC BEACH  COMMUNITY DEVELOPMENT BOARD  STAFF REPORT    AGENDA ITEM 3.A CASE NO 17-UBEX-417 Request for a use-by-exception as permitted by Section 24-63, to allow an off- street parking lot as described by Section 24-162 for the businesses located at 619, 625 and 645 Atlantic Boulevard in the Commercial General zoning district at 630 Sturdivant Avenue. LOCATION 630 STRUDIVANT AVENUE APPLICANT STURDIVANT HOLDINGS DATE MARCH 10, 2017 STAFF DEREK W. REEVES, PLANNER STAFF COMMENTS The applicant is Sean Monahan, a managing partner of Sturdivant Holdings whom is the owner of 630 Sturdivant Avenue. The applicant would like to construct a parking lot with up to 13 spaces to serve as employee/overflow parking for 619, 625 and 645 Atlantic Boulevard, which are all owned by the applicant or the applicant is a managing partner of the company with ownership. A use-by-exception is required by Section 24-162 to allow an off-street parking lot within a nonresidential zoning district for the purposes of another property within 400 feet. The property is a vacant lot located across from the intersection of Magnolia Street and Sturdivant Avenue within the Commercial General (CG) zoning district. The front of property is curved resulting in a depth of 100 feet on side and 43 feet on the other with a total width of 75 feet. The property adjoins 625 and 345 Atlantic Boulevard and is 50 feet from 619 Atlantic Boulevard. Though the front door of 619 Atlantic Boulevard is about 175 feet away if you were to walk. All are well within the 400 foot requirement. Section 24-162 has four requirements that must be met if approved. 1.) A wall, fencing, shrubbery or as otherwise required by the Community Development Board and the City Commission shall be erected along edges of portions of such parking. 2.) No source of illumination for the parking area shall be directly visible from any window in any residence in an adjoining residential zoning district. 3.) There shall be no sales, service or business activity of any kind in any parking area. 4.) Parking spaces along sidewalks shall use curb stops to limit the encroachment of the parked vehicle into the pedestrian walkway. Section 24-177(d) requires an average 10 foot wide landscape area between the street and parking area with a wall, fence or shrubbery to satisfy requirement #1. Staff recommends a condition that the selected material be located as far from the street as possible without obstructing parking so that the sightlines are preserved as much as possible. There are no adjoining residential zoning districts to the property as stated in #2, but there is Residential General (RG) zoning across Sturdivant Avenue. The board may consider a condition to Page 2 of 3  require the point source of light not be visible from the RG district across Sturdivant Avenue. The applicant agrees to comply with #3. The proposed plan has no sidewalks along the parking spaces so requirement #4 is met. Parking Calculations Address 619 Atlantic Blvd. 625 Atlantic Blvd. 645 Atlantic Blvd. Use Retail Shopping Center Restaurant Square Feet/Seats 2050 sq. ft. 3118 sq. ft. 18 seats Min Required Parking 6 13 5 Max Allowed Parking 16 23 15 Provided Parking 10 11 5 Available Excess Parking 6 12 10 As seen in the table above, each property could be allowed to take on additional parking under the code. The addition of up to 13 spaces on the subject property that are available to all three properties would be consistent with code requirements. The adjoining properties and beyond to the south, east and west are in the CG zoning district. The nearest residential zoning is RG across the 50 foot right-of-way for Sturdivant Avenue. There is some residential uses to the east within CG that are separated by a 50 foot wide vacant lot. Trash service will be handled by the adjoining properties under same management. No signage is proposed, other than what is required. Page 3 of 3  SUGGESTED ACTION TO RECOMMEND APPROVAL The Community Development Board may consider a motion to recommend approval to the City Commission of a requested Use-by-Exception (File No. 17-UBEX-417) to allow an off-street parking lot as described by Section 24-162 for the businesses located at 619, 625 and 645 Atlantic Boulevard within the Commercial General (CG) Zoning District and located at 630 Sturdivant Avenue provided: 1. Approval of this Use-by-Exception is consistent with the intent of the Comprehensive Plan. 2. Approval of this Use-by-Exception is in compliance with the requirements of Section 24-63, Zoning, Subdivision and Land Development Regulations. 3. The requested use is consistent with Section 24-162 in that the proposed use is found to be consistent with the uses permitted in the CG zoning district with respect to intensity of use, traffic impacts and compatibility with existing industrial uses, commercial uses and any nearby residential uses. SUGGESTED ACTION TO RECOMMEND DENIAL The Community Development Board may consider a motion to recommend denial to the City Commission of a requested Use-by-Exception (File No. 17-UBEX-417) to allow an off-street parking lot as described by Section 24-162 for the businesses located at 619, 625 and 645 Atlantic Boulevard within the Commercial General (CG) Zoning District and located at 630 Sturdivant Avenue provided: 1. Approval of this Use-by-Exception is not consistent with the intent of the Comprehensive Plan. 2. Approval of this Use-by-Exception is not in compliance with the requirements of Section 24-63, Zoning, Subdivision and Land Development Regulations. 3. The requested use is not consistent with Section 24-162 in that the proposed use is found to be inconsistent with the uses permitted in the CG zoning districts with respect to intensity of use, traffic impacts and compatibility with existing industrial uses, commercial uses and any nearby residential uses.