Exh 8BAGENDA # 8B
AUGUST 28, 2000
CITY OF ATLANTIC BEACH
CITY COMMISSION MEETING
STAFF REPORT
AGENDA ITEM:
SUBMITTED BY:
DATE:
BACKGROUND:
Proposed Subdivision Plat for Paradise Cove
George Worley, Community Development Director ~.~~
August 22, 2000
The applicant is Bestcon, Inc. a development company. Bestcon appeared before the
Community Development Board in October of 1999 after they acquired this RG-1 zoned property
and proposed to subdivide it into. lots for single-family and duplex residential units. The Board
reviewed the conceptual subdivision and made a number of recommendations including the
number of lots being reduced to 22 rather than 44, that the street right-of--way meet the standard
width and that the lots all meet the minimum RG-1 lot size requirement of 50 feet by 100 feet.
The Board also recommended that the cul-de-sac_be`changed to a loop road.
Bestcon, Inc. revised their proposed plat and resubmitted it in August to the Board as a
Preliminary plat. The preliminary plat meets all lot dimension and road right-of--way requirements
and indicates 22 lots. Bestcon, Inc. indicated by letter to the Board that they intend to build
Single-family homes, however they have not proposed to change the zoning and wish to retain the
right to construct duplexes ifSingle-family homes are not economically feasible. Ifsingle-family
homes are built this could reduce the. density to one half of that permitted by the RG-1 district.
No Variances are requested for lot sizes, dimensions or density in this subdivision plat. The cul-
de-sac road remains, but now meets all dimensional requirements of Section 24-252. Utilities have
been preliminarily reviewed by the Public Works Department and will be designed and engineered
to City and State standards, and will require permitting by both the City and the Health
department.
Given the compliance of the proposed plat with lot and road. right-of--way requirements for
the zoning district and that the proposal is for a lower density than otherwise permitted, Staff
recommended approval of the proposed Final Plat.
AGENDA # 8B
AUGUST 28, 2000
RECOMMENDATION:
The Community Development Boazd reviewed this proposed plat at its August meeting.
The Boazd discussed the duplex zoning of the site and the efforts of the applicant in complying
with plat requirements. A number of Board members expressed their strong desire to see this site
developed only with single-family homes to reduce the density. A$er further discussion, the
Community Development Boazd unanimously recommended that the City Commission approve
the proposed plat, but requested that the City Commission urge the developer to construct only
single-family homes in this,subdivision. Staffrequests the City Commission authorize the Mayor
and City Clerk to execute the appropriate signature lines on the plat for recording purposes.
ATTACHIViENTS:
1) Proposed Subdivision Plat
~2) Minutes of the Community Development Board August meeting
3) Letter from Bestcon, Inc. /
REVIEWED BY CITY MAN
.AGENDA # 8B
AUGUST 28, 2000
MINUTES OF MEETING OF THE
COMMUNITY DEVELOPMENT .BOARD
OF THE CITY OF ATLANTIC BEACH; FLORIDA
August 15, 2000
7:00 P.M.
CITY HALL
PRESENT Don Wolfson
Robert Frohwein
Mary Walker
Craig Burkhart
Pat Pilirnore
AND George Worley, (I, CD Director
Pat Harris
ABSENT Sharette Simpkins
Sam Jacobson
Chairman Don Wolfson called the meeting to order and asked fior approval of the
minutes from the meeting of Juiy 18, 2000. On mo#ion made and seconded the minutes
were approved after correcting a scriveners error.
Mr. Worley reported that Jim Lucas was supposed to speak on behalf of Item I and
suggested tha# the board proceed with the discussion item to allow him time to arrive.
1. Discussion of Zoning Ordinance Amendments, including CG uses, historic
structures and SP uses.
Mr. Wolfson reported to the board that the meeting between the City Commission
and the Community Development Board was very productive regarding the elements
addressed. He stated that the commission sent two items back to the board for
consideration and recommendation. He directed the board's attention to the memorandum
prepared by staff regarding proposed changes to Code Sections for Discussion for a
meeting on September 11, 2000.
Mr. Worley stated that one of the issues discussed was preservation of historic
structures, specifically, Ragtime building. There was a great deal of concern regarding
future development and they wanted to be able to preserve historic structures and
suggested that language in the nonconforming section be redrafted to address historic
buildings, basically, making them conforming if they are designated as historic.
After discussion, Mr. Wolfson moved to request the City Camrnission to review the
proposal as written by staff regarding Section 24-85(e). Mr. Burkhart seconded the motion
AGENDA # 8B
AUGUST 28, 2000
and it passed unanimously.
Mr. Worley stated that the SP District is the junkyard. He stated that it implied the
possibility of multiple single family dwellings being permitted for the family of the
owner/operator. He stated that apparently between the time' of the first draft of the
ordinance and the time it was in the format that was adopted, the word "a" was omitted in
the paragraph. He added that staff believes that inclusion of the word. "a" clarifies the
intent of the section to permit only one residence in conjunction with the special use.
After discussion, Mr. Frohwein moved to recommend the inclusion of the word "a"
in Section 24-113, (f) (1) as proposed by staff. Mr. Burkhart seconded the motion and it
passed unanimously.
Mr. Frohwein moved that staff propose language that will revert the SUD District to
RS-2 and communicate with the property owner of the recommendation. Mr. Burkhart
seconded the motion which passed unanimously.
Mr. Frohwein moved to recommend to change the name SP District to Special Use
District. Mr. Burkhart seconded.the motion and_it_passed unanimously.
Il. Final Plat Review filed by Bestcon, Inc., for property to be known as Paradise
Cove located north of Kes#ner Road and West of Main Street.
Jim Lucas introduced himself to the board as the. engineer for the project and is
representing Pauf Nichols of Bestcon, Inc. He stated that Bestcon appeared before the.
board in October of 1999 and proposed to subdivide the property into lots for single-family
and duplex residential units. He stated that pursuant to the board's recommendations the..
revised proposal meets all lo# dimension and road right-of-way requirements and was
changed to include only single-family residences on 22 lots. He added that the revision
reduces the density to one half of that permitted by the RG-1 district
Mr. Lucas stated that. it is the intent of the developer to build single family lots but
wants to reserve their right to utilize them as duplex zoned lots.
Mr. Frohwein stated that the property is zoned duplex but they are not substandard
lots. He added that he would like to see. single family homes at the site but he did not see
how the board could disallow the duplex zoning.
The Chairman explained that if the developer has made a conscientious
commitment to develop the property as single family but on behalf of the city the matter
should be addressed now.
Mr. Worley stated that in approving a plat the city can place conditions of approval
that are reasonable based on circumstances involved. He stated the condition could be
density or covenants and restrictions limiting construction to single family. He stated that
a duplex development can be platted and presented to the board with no mention of single
AGENDA # 8B
AUGUST 28, 2000
v
family and if it meets ail the. criteria it is incumbent of the board to recommend approval.
He said the intent of the. code is how to do it and not how to stop it.
-After discussion, Mr. Frohwein moved to recommend that the City Commission - - -
approve the final subdivision plaf and request ..that Bestcon develop single family:
residences. Mr. Burkhart seconded the motion which passed unanimously.
There being no further business to come before the board on motion made the
meeting was adjourned:
SIGNED
ATTEST
AGENDA # 8B
AUGUST 28, 2000
_.
July 31, 2000
Communi Develo ment Board ~' U ~~`_ '~ ~ ~:'% ~~
ty P
City of Atlantic Beach
800 Seminole Road ~~" ~ ~~ ~ ~ Z~~~
Atlantic Beach, Florida 32233 ~tfy of Attanttc ~oocn.
~uild~ng Ord Zoning
Dear Members:
Attached find the proposed platting of our property located north of
Kestner Road and west of Main Street, in Atlantic Beach. This
parcel is somewhat lazger than 4 acres and is zoned for duplexes.
It will be our stated intent to maintain this zoning, but to construct
single-family residences in what we have named Paradise Cove.
The typical lots are in excess of 5,000 square feet, with a minimum
frontage of 50' and will be served by Paradise Court, a -paved road,
situated in a meandering 60' Swale section right of way. All utilities
will be installed under ground.
Ail residences will front Paradise Court, however, Lots ] 4 through
22 will have rear-entry garages, accessing them via Kestner Road.
We have designed the location of the right of way to reduce the
impact on trees, located on the property. Furthermore, we have
sought and received approval from the City of Atlantic Beaeh's Tree
Board, for a tree permit that encompasses the right of way and all of
the lots.
We look forward to your favorable approval of this plat.
S" ely yours,
(~. _
Paul W. Nichols
President
lA[KSOIYIlIE'S 11-Flll RUlt~lR!
µu~ 1 ~ ZUl1U 11 [y~?h:9 BEST~~h~l. Inc
Memo
C~ ~ AGENDA # 8B
AUGUST 28, 2000
'tba George Wartey
t~vnr Pau! W. Nichds
~ Jim Lucas
t;~oe $f1~4/2t~0
tt~ Parise Cove
Urtfortcxiately, i w7l be eartable 3o attend ~ nights' ~ of the Devebpment board, due to a
s~eduling ooczflid. t have asked Jim Lucas tQ attend in my stead.
have read your "txiefing" ~ the Board, with respect to Parse Cove.
t would like the board io recognize that despite our intention to buiSd single#amity residences on these
22 bts, we wart to maintain the present'multi-family' zoning that Paradise Covas pfeserttly enjoYs-
'fhank ynu.
~.
AGENDA # 8B
AUGUST 28, 2000
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