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15 Simmons Street UBEX-14-00100044 Staff Report CDB CITY OF ATLANTIC BEACH COMMUNITY DEVELOPMENT BOARD STAFF REPORT AGENDA ITEM 4E CASE NO UBEX-14-00100044 Request for use-by-exception as permitted by Section 24-111 (c)(10), to allow the sale of used automobiles in the Commercial General (CG) Zoning District at 15 Simmons Street. LOCATION 15 SIMMONS ROAD APPLICANT BRIGHTWAY AUTO SALES DATE NOVEMBER 12, 2014 STAFF JEREMY HUBSCH, BUILDING AND ZONING DIRECTOR STAFF COMMENTS The applicants are proposing a used car lot at the corner of Mayport Road and Simmons Road. The subject property is zoned Commercial General (CG). It is part of a 2.04 acre parcel that will need to be subdivided if the Use-By-Exception is approved. The property currently has a small home that the applicant plans to use for an office. The applicants plan to construct a parking lot with asphalt millings, which would be able to house approximately 20 vehicles. Commercial General Zoning Per Section 24-111 (c) (10), a use-by-exception is required for “sale of new and used automobiles, motorcycles and boats, and automotive leasing establishments” in the Commercial General zoning district. Section 24-111 (a) states, “Within the City of Atlantic Beach, the CG zoning district is intended for uses, which provide general retail sales and services for the City of Atlantic Beach and the closely surrounding neighborhoods”. Comprehensive Plan Policy A.1.10.5 states, “Along the Mayport Road corridor, the continuation and proliferation of light industrial uses, automotive sales and repair businesses and other more intensive commercial business activities shall be discouraged in favor of those businesses and uses that provide neighborhood serving retail products and services that generate daily activity and interaction between residen ts of the surrounding neighborhoods” Page 2 of 3 Policy A.1.3 states, The City shall encourage future development and redevelopment, which 1) retains the exceptionally high quality of life and the predominately residential character of the City of Atlantic Beach. Goal A.1 states, The City shall manage growth and redevelopment in a manner, which results in a pattern of land uses that: 1) encourages, creates, and maintains a healthy and aesthetically pleasing built environment, 2) avoids blighting influences, 4) maintains the City’s distinct residential community character Policy A.1.10.4 states that, “retail and service uses that sustain neighborhoods, and encourage a more aesthetically pleasing and pedestrian friendly environment shall be encouraged”. Use-By-Exception The review of any application for a use-by-exception shall consider each of the following: (1) Ingress and egress to property and proposed Structures thereon with particular reference to vehicular and pedestrian safety and convenience, traffic flow and control and access in case of fire or catastrophe. (2) Off-street parking and loading spaces, where required, with particular attention to the items in [subsection] (1) above. (3) The potential for any adverse impacts to adjoining properties and properties generally in the area resulting from excessive noise, glare and lighting, odor, traffic and similar characteristics of the use -by- exception being requested. (4) Refuse and service areas, with particular reference to items [subsections] (1) and (2) above. (5) Utilities, with reference to locations, availability and compatibility. (6) Screening and buffering, with reference to type, dimensions and character. (7) Signs, if any, and proposed exterior lighting, with reference to glare, traffic safety, economic effects and compatibility and harmony with properties in the district (see "Signs and advertising," chapter 17). (8) Required yards and other open space. (9) General compatibility with adjacent properties and other property in the surrounding Zoning District as well as consistency with applicable provisions of the comprehensive plan. (10) For those properties within the commercial corridors, consistency with the intent of section 24- 171, commercial corridor development standards. (11) Number of similar businesses that exist in the area with consideration that such uses are intended to be an exception and not to excessively proliferate in one (1) area of the city. Note: There are four used car dealers on the Atlantic Beach portion of Mayport Road and three on the City of Jacksonville portion of Mayport Road. Several of these are in very close proximity to the proposed use-by-exception. 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. UBEX 14-00100044) to allow the sale of used automobiles within the Commercial General (CG) Zoning District and located at 15 Simmons Street 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 24-111(c) 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. 4. The requested use is consistent with the intended redevelopment of the Mayport Road corridor. SUGGESTED ACTION TO RECOMMEND DENIAL The Community Development Board may consider a motion to recommend approval to the City Commission of a requested Use-by-Exception (File No. UBEX 14-00100044) to allow the sale of used automobiles within the Commercial General (CG) Zoning District and located at 15 Simmons Street 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 24-111(c) 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 commercial uses and any nearby residential uses. 4. The requested use is not consistent with the intended redevelopment of the Mayport Road corridor.