Dutton Island Road VEST 2006 (Mabry) /.� ' .,
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r FAX MEMORANDUM
-='�Jf19fJ
City of Atlantic Beach
800 Seminole Road
Atlantic Beach,Florida 32233
Telephone(904)247-5800
FAX(904)247-5805
SUNCOM 852-5800
TO: Alan Jensen FROM: Sonya B. Doerr,AICP
City Attorney Community Development Director
FAX: 246-9960 FAX: 904 247-5845
PHONE: 246-2500 PHONE: 904 247-5817
DATE: June 1, 2006 E-MAIL: sdoerr@coab.us
RE: Mabry PropertyCiv,i,a,(4/7h ,„„ ,„e4 Q gyp[k-
COMMENTS: Alan, I meant to talk to you about this yesterday. I know Lynda is waiting to
hear a response, but I told her I needed to get with you. I can't see how he has any vested right
to build a duplex on this property just because there are other duplexes in the area. It is in Low
Density, Residential, which requires 14,500 square feet of lot area for a new duplex. He just
bought this property in October of last year, and the 14,500 square feet lot size requirement has
been in Chapter 24 since 11/26/01.
There is reference to conversations with "Jenny Schuler" in the letter. I assume he means
Jennifer Schlueter, who if you recall used to be the Building Permits Clerk. I cannot imagine
she would have ever told anyone they could do a duplex anywhere. She always deferred such
questions to me if she had questions at all, and besides, she new this issue pretty well. We
have had a hand-out we give to everyone with required lot sizes for as long as I have been here.
I don't have any problem with him doing a duplex, except that he is about 30% short of needed
lot size. What is your suggestion as to how to respond?
(1) Lot Size in the RG-1 and RG-1A Zoning Districts:
i. Single-family Dwellings: 5,000 square feet.
ii. Two-family(duplex)Dwelling or Townhouse:
iii.Lands designated as Low Density by the Future Land Use Map: 14,500 square feet
Lands designated as Medium Density by the Future Land Use Map: 6,200 square feet
Lands designated as High Density by the Future Land Use Map: 5000 square feet
Number of pages including this page:
Lynda R.Aycock 1301 Rive/place Boulevard•Suite 1500
R O G E R S TOWERS Jacksonville,Florida 3?207
904.398.3911 Main
ATTORNEYS AT LAW 904.346.5542 904.396.0663 Fax
LAycock@rtlaw.com www,rtlaw.com
May 12, 2006
Community Development Department
City of Atlantic Beach
800 Seminole Road
Atlantic Beach, Florida 32233
Attention: Ms. Sonja Doerr
Re: Steve Mabry
Dear Ms. Doerr:
I am working with Steve Mabry in connection with a tract of land that he owns in
Atlantic Beach. The property is located between Dutton Island Road West and Dudley Street.
This parcel is shown on the Plat of"Donner's Replat" as Parcel 7 of Block 1, but this parcel is
excluded from the plat and not platted. An old existing drainage ditch that runs from Dutton
Island Road West to Dudley Street physically separates Parcel 7 into two parcels. Mr. Mabry
acquired Parcel 7 in 1989 and sold the easterly half of the parcel (appx. 119' x 210') including
most of the drainage ditch on October 17, 2001. This letter concerns the westerly half.
On May 6, 2004, Mr. Mabry surveyed the westerly portion of Parcel 7 into a northern lot
(appx. 103' x 100') and southern lot (appx. 85' x 109'). Because the surrounding neighborhood
is primarily comprised of duplex dwellings, Mr. Mabry and his former wife, Marie Mabry, both
planned on constructing a duplex on their parcels. This was discussed with Jenny Schuler who
was an employee of the City at the time that the properties were divided and the survey was
made. Ms. Schuler recalls Mr. Mabry submitting his survey and discussions with her regarding
construction of the duplexes and obtaining a tree survey. On October 6, 2005, in reliance upon
his discussions with the City, Steve Mabry deeded the northern parcel to Marie Mabry (O.R.
Book 12818, page 1452) and retained the southern parcel. Mr. Mabry's parcel contains 9,938
gross square feet; Marie Mabry's parcel contains approximately 10,300 gsf.
The two parcels are consistent with nearby lands that are generally divided into 50' x
100' lots. Recently, Mr. Mabry was stunned to hear that, notwithstanding his prior discussions
with the City concerning duplex development on his property, the City's current regulations
prohibit the use of the Mabry lots for duplexes because the lots are each less than 14,500 gsf in
size. Enclosed is a copy of a tax panel map. As you can see, most of the lots in this area are
small 5,000 gsf lots but a majority of the homes constructed on these lots are duplexes or
townhomes. The Jacksonville Housing Authority owns a duplex on approximately 5,250 gsf
adjacent to Mr. Mabry's parcel and there are eight (8) other duplexes on Dudley Street, all
located on lots that are approximately 5,000 gsf. Because most of the lots in the area are existing
and improved, the Mabry's are virtually the only owners in this area that are adversely affected
Community Development Department, City of Atlantic Beach
• May 12,2006
' Page 2
by this regulation. In essence, the City is "spot zoning" this property by prohibiting him from
improving his property with a duplex in an area where duplexes are a predominant housing type.
There needs to be some way to resolve this situation. I would appreciate the opportunity
to discuss this with you at your earliest convenience.
Sincerel�urs,
Lynda R\ ycock
Lra
Copy to: Steve Mabry
Do.err, Sonya
From: Doerr, Sonya
Sent: Friday, May 26, 2006 2:58 PM
To: Lynda Aycock
Subject: Mabry property
HI, Lynda-
Hope this finds you doing well. Sorry I have not a had a chance to get with you on Steve Mabry's property. Had to go out
of town unexpectedly this week, but will try to get it on Tuesday. Have a couple of thoughts I need to talk with Alan Jensen
about. The difficulty with this one is that there have been no zoning or Comp Plan changes in this area for decades.
FLUM designation has been Low Density, Residential (1-6 du/pa) since Plan adoption in 1990, and it has always been
zoned RG-1, which is a two-family or single-family zoning district subject to density limits per Comp Plan. Many of the
existing duplexes in that area are old, and developed pre-Comp Plan. (Not all of them, though.) I suggested during our
EAR-based Comp Plan amendments a couple of years ago that maybe this area should be changed to Medium Density to
"match"the development and platted lot pattern, but that idea fell flat, and the trend in the entire western part of Atlantic
Beach has moved more towards single-family.
The Lot Size requirements to implement the Comp Plan density, were expressely added to the Land Development
Regulations in 2001.
(1)Lot Size in the RG-1 and RG-1A Zoning Districts:
i. Single-family Dwellings: 5,000 square feet.
ii. Two-family(duplex)Dwelling or Townhouse:
Lands designated as Low Density by the Future Land Use Map: 14,500 square feet
Lands designated as Medium Density by the Future Land Use Map: 6,200 square feet
Lands designated as High Density by the Future Land Use Map: 5000 square feet
I'll get with you the first of the week.
Sonya
Sonya Doerr,AICP
Community Development Director
800 Seminole Road
City of Atlantic Beach,Florida 32233
904 247-5826 Phone
904 247-5845 Fax
PLEASE NOTE: Florida has a very broad public records law. Your e-mail communications may be subject to public
disclosure.
1
•
(6) Family Day Care Homes and Group Care Homes.
(c) Uses-by-Exception. The following Uses may be approved as a Use-by-Exception within the RG-I
and RG-1A Zoning Districts.
(1) Child Care Centers.
(2) Churches.
(3) Public and private recreational facilities not of a commercial nature and of a neighborhood scale
intended to serve the surrounding residential neighborhood.
(4) Schools and Community Centers.
(5) Home Occupations subject to the provisions of Section 24-159.
(d) Minimum Lot Size. The minimum size for Lots within the RG-1 and RG-1A Zoning Districts,
which are created after the initial effective date of these Land Development Regulations, shall be as
follows.
(1) Lot Size in the RG-1 and RG-1A Zoning Districts:
i. Single-family Dwellings: 5,000 square feet.
ii. Two-family(duplex)Dwelling or Townhouse:
Lands designated as Low Density by the Future Land Use Map: 14,500 square feet
Lands designated as Medium Density by the Future Land Use Map: 6,200 square feet
Lands designated as High Density by the Future Land Use Map: 5000 square feet
(2) Lot width in the RG-1 Zoning Districts:
i. Single-family Dwellings: Fifty(50)feet.
ii. Two-family Dwelling or Townhouse: Fifty(50) feet.
(3) Lot width in the RG-1A Zoning Districts:
i. Single-family Dwellings: Fifty(50)feet.
ii. Two-family Dwelling or Townhouse: Seventy-five(75)feet
(4) Lot depth in the RG-1 and the RG-1A Zoning Districts: One hundred(100)feet.
Existing legally established Lots of Record may exist, which do not meet the above requirements,
These Lots may be developed subject to all applicable Land Development Regulations; however, all
Lots created after January 01, 2002 must comply with the Minimum Lot Size requirements in order to
obtain Building Permits authorizing Development. (See Section 24-188 and Section 24-189.)
(e) Minimum Yard Requirements. The minimum Yard Requirement within the RG-1 and the RG-1A
Zoning Districts shall be as follows.
(1) Front Yard: Twenty(20)feet.
Initial Effective Date: January 01,2002 Last amended April 11,2005
as adopted by Ordinance Number 90-01-173 as adopted by Ordinance 90-05-186
48
Map Output Page 1 of 1
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Value Page Panel Zone Zone Zone
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MABRY DUDLEY ST 09282- PT GOVT LOT 3 RECD O/R 9282- N/A/
172081 0000 STEPHEN MET AL 46079 0.46 1371 556A2 1371(EX Flood Enterprise CAT 2 Planning
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, BOOK • 19 — PAGE•16•A
CERTIFICATE OF SURVEYOR:
ADOPTION Z. DEDICATION I I.R.Welling+on, cerf.fy Hw++it above. Fila+ is a correct re(•rasanta+.•n of.
tl.e lands surveyed and plaited, and described above, *kat Permanent Re+erence
I, E.H.Donner. C5,rusile.) do hereby Geri-.fit +kb+ I aro. +he Sole owner of +ke latuiS Monv.nen+s have. been. placed by B.L. Biggers under i..y direct-loth aaeord.ng
to fe.e laws oP '1f... 5fafe of Florida.
Showa 1n+Ke+title kereof and In44,i5 plaP(excer+free+a rnarked,z,nof included tn.+I..s pith)"
S igned 4-Kis _zL.. day e f .2 �ugr.�-_--__A.D. 1946 k„NU
and have caused +h.said lands+e be Surveyed and a+rue. Fila+ ...ado+koroof by a suree.1or ,f
d.Iy ao}hor.jed by law and con.pe ..i + w and
leio nKe Sucl, sur 1.¢y whose ter+.-fG
. ate 2a�ger eveye-r N'•179 d;,,
r1.
is aileeked and +ha+ as owner I Kereby ded.ea+o +ke.full use oil all Sfree.fs, alleys 1-1...,-,
and toads on said plat Irrevocably and vb+lsoot reserva+.ons fo'FI.e lyse .1 4-he platted , � S~��•``
/ands fl..reron and 4e44..e Town oil Ahem-ha Beae-k, Dora/County, F/ends, as public .5h-eel-4... ,, ,I01.0
Alleys and Wars. �o-9. 11‘ e
,/� ',,A / 559-697—A
Sttsned^ sea/ed and delivered ____ 17�'uY �2!�'/-_l'�_v--_L,5. N0._—,-,.—
/t ur easehu..., I hereby Cerfif..l +kat•-+he.above Plat, eh+ifled DONNERS REPLAT,beim Fires-
�u
A� _ en.+ed 4or record, +haf /have -examined +ke. same and 4Ind -l-Ke-l- Oke Flak contents
,,,`d 01 1t,
fe 4/. reye.reman!•s aP Cl.apfer 110,Florida ilafu+.S of- 1941 and have - 111-41 SaKt3 q
0
4.,record• fkis£t day of _P1A8cl ______A.D. 1946 ti
Y J•
yy
l tF
W.fn.ss +..y Bawd and O}f•c.a) Seal e4- +:.e C.rcu.f Coo 4n1il
er Duval Cou , +-t g�/dd Sa
Clersc eta Cvrov.t Caor+ ., 5 , i
. ' :'
Duval Coonfy,P ,da.i-/• UV.,
STATE of FLORIDA,
COUNTY of DUVAL,
On this day personally appeared be4ort n.e +ke, undersigned C4Iicer,wh.o being dolt APPROVAL OF MUNICIPALITY
au+kor. ed +o+a1(.e. acknowled em.¢n*s of deeds in said Geu of and S+ate, one E.H. The Town Council o{fke Town, of Aflaokic Beaeli, a rwun.upal C.rpera'41en in. Duval
S t Covnfy,F/ortda, hev.nq jur.sdic+ren o+ fke lands shown in DoNNERS REPLAY od Lots
/fe/Sand+1..unyla-led parts of Geosenese t Le+s 2 n,3 as sk.wn in the or.g.ne\ lad 4
Donner (Sin le) Wko be.n well Knowe.,-1-......e. f.ba. the person homed above le.and p
9 gp Dormers Su1r71ivsun reeerdeb in Peat Beek B, Page e4ff.t public rector/s of Duval Cauii},l,
Wk.esecufed +Le above ded.ca+wn, and who did ac bowled a exeou+ten, -1-hereof. F/ertAe,and ha v,nl+xan.nea +h,said Rep1a+ hereby approves flo sen.e l.' record
g In cordance w,+h Cheri-et. of P/ertda .4'a4o4, of/9a17ou/t/, s-rruvtyorvs(6/few)
Widnes& Whit Kind and 0$4.eia-l.-'Seal ai JacKsanv.11e. Beacl.5 Said Goun+y ' / 1
ane .5144e *nos W.92. day of s1 _ A.D.1946 ,d' ► Me rb;' ncr/ /Nen.be.' Ce un
/ ATrVsr Cary CLP¢K i
_ X11----- ---- c ,' _ I`- = ` ' -
Nefery Avbhe,Sfefe a/A7or a - _/c _ Memb<r Council Meir.6er Geuwc.l
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