20 Oct 2020 CDB Agenda
City of Atlantic Beach
Agenda
Community Development Board (CDB) Meeting
Tuesday, October 20, 2020 - 6:00 p.m.
Commission Chamber
City Hall, 800 Seminole Road
Page(s)
1. CALL TO ORDER AND ROLL CALL
2. APPROVAL OF MINUTES
2.A.
Approve minutes of the September 15, 2020 regular meeting of the Community
Development Board.
09.15.2020 CDB Minutes (draft)
3 - 11
3. OLD BUSINESS
4. NEW BUSINESS
4.A.
UBEX20-0006 PUBLIC HEARING (Urban Farms)
Request for a use-by-exception to allow on-premises consumption of alcoholic
beverages within the Commercial General zoning district at 1175 Atlantic
Boulevard.
1175 Atlantic Boulevard UBEX20-0006 Application
1175 Atlantic Boulevard UBEX20-0006 Staff Report
13 - 25
5. REPORTS
6. PUBLIC COMMENT
7. ADJOURNMENT
All information related to the item(s) included in this agenda is available for review online at www.coab.us and at the City of
Atlantic Beach Community Development Department located at 800 Seminole Road, Atlantic Beach, Florida 32233.
Interested parties may attend the meeting and make comments regarding agenda items or comments may be mailed to the
address above. Any person wishing to speak to the Community Development Board on any matter at this meeting should
submit a Comment Card located at the entrance to Commission Chamber prior to the start of the meeting.
This meeting will be live-streamed and videotaped. To access live or recorded videos, click on the Meeting Videos tab on the
city's home page at www.coab.us.
If any person decides to appeal any decision made by the Community Development Board with respect to any matter
considered at any meeting may need to ensure that a verbatim record of the proceedings is made, including the testimony
and evidence upon which any appeal is to be based.
In accordance with the American with Disabilities Act and Section 286.26 of the Florida Statutes, persons with disabilities
needing special accommodations to participate in this meeting should contact City Clerk Donna Bartle at 247-5809 or at City
Hall, 800 Seminole Road, Atlantic Beach, Florida not less than three (3) days prior to the date of this meeting.
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Community Development Board (CDB)
September 15, 2020
MINUTES
Community Development Board (CDB) Meeting
Tuesday, September 15, 2020 - 6:00 PM
Commission Chambers and video conference
City Hall, 800 Seminole Road
Present: Linda Lanier, Member
Kirk Hansen, Chair
Sylvia Simmons, Member
Brian Major, Member
James Moyer, Member
Jennifer Lagner, Member
Also Present: Brenna Durden, City Attorney (CA)
Valerie Jones, Recording Clerk
Amanda Askew, Planning and Community Development Director (PCDD)
Brian Broedell, Principal Planner
1. CALL TO ORDER AND ROLL CALL
The meeting was called to order at 6:02 p.m. by Chair Hansen. Ms. Simmons was late to the
meeting arriving at 6:25 p.m.
2. APPROVAL OF MINUTES
A. Approve minutes of the August 17, 2020 regular meeting of the Community
Development Board.
MOTION: To approve minutes of August 17, 2020 regular meeting of the Community
Development Board.
Motion: Linda Lanier
Second: James Moyer
Linda Lanier (Moved By) For
Kirk Hansen For
Brian Major For
James Moyer (Seconded By) For
Jennifer Lagner For
Motion passed 5 to 0.
3. OLD BUSINESS
There was no old business.
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4. NEW BUSINESS
A. ZVAR20-0011 PUBLIC HEARING (David Shields)
Request for a variance from Section 24-221 of the city code to develop a vacant
property without extending the street, water and sewer at 1187 Camelia Street.
CASE INTRODUCTION: Chair Hansen introduced the case. Ms. Durden
administrated the Oath to Staff and anyone planning on speaking about the case.
STAFF REPORT: Director Askew presented the information as explained in the Staff
Report. She also provided a PowerPoint presentation.
Mr. Moyer asked if the neighboring wetlands could be built on. Director Askew said
they can be developed with the same requirements of 4" piping and extending the street.
Ms. Lanier asked if the property to the west of this property be developed. Director
Askew confirmed that it could be as long as the developer put in the required
improvements. Ms. Lagner wanted to know if putting in a driveway instead of a road
meant that there was no need for a cul-de-sac. Director Askew said driveways are
usually perpendicular to a road. For public safety a dead end is not ideal (fire trucks,
trash trucks, etc.). She said that this would act as a driveway but it would be public. Ms.
Lanier asked if it would be an extension of the road. Director Askew said it would. Ms.
Durden added that it would be located within the City right-of-way.
APPLICANT COMMENT: David Shields (Sr.) of 1823 Atlantic Beach Drive,
introduced himself as the owner of the property and confirmed that he was sworn in. He
explained that he and his son were building on the property. They had soil tests done
and started the permitting process. During this process they learned that the previous
developer had not extended the road to the end of the development. Mr. Shields said this
created a large expense of adding approx. 80 feet of road, sewer and waterlines. That is
why he is asking to be allowed to access existing sewer and waterlines and extend a 10
foot driveway, bringing it up to the existing paved street.
Mr. Major asked if he would split the costs with anyone wanting to build next to him in
the future. Mr. Shields said he absolutely would. At this time Ms. Simmons joined the
meeting. Mr. Hansen asked to confirm that they were putting in a 4" pipe and Mr. Shields
said yes.
David Shields (Son) introduced himself. He said that he thought an unnecessary burden
was being placed on them to build a single family dwelling on this cul-de-sac. Mr.
Shields said there was a lot of illegal dumping of trash which will all have to be mitigated
creating a substantial cost to a developer. He said they wanted to bring their water and
sewer line to the existing line since it is not too far away. Mr. Shields said it would be
different if he was putting in a subdivision with 2 or 3 houses, then he would have to put
a water and sewer main, but they are only putting in one house.
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PUBLIC COMMENT: Ronald Palimer of 1285 Camelia Street introduced himself and
was sworn in. He spoke against the approval of this variance.
Brian Wingender of 1102 Main Street introduced himself and confirmed that he was
sworn in. He was unaware that there had been illegal dumping. Mr. Wingender spoke
against the approval of this variance.
APPLICANT COMMENT: David Shields said that the previous developer didn't
complete the work and that has created financial hardship for him.
The public hearing was closed after confirming there were no more comments.
BOARD DISCUSSION: Ms. Simmons spoke of similar requests in the past and she
said the road needs to be continued and the utilities need to be tied in according to the
code. Mr. Major asked if it was a possibility that the area would be developed in the
future. Chair Hansen said he wasn't prepared to speculate about that situation. Mr. Major
how someone would develop the land later if temporary infrastructure was installed.
Director Askew said that if the road was gravel or partly paved, the next developer or
City would have to extend the road. Additional cost would be the size of the water and
sewer line being swapped out from the smaller lines. Director Askew said the current
applicant would be responsible. Ms. Lanier spoke about setting precedence for the
future. Chair Hansen didn't see where the criteria to grant a variance had been met but
only cutting the cost of development, which is not the job of the Board.
MOTION: To DENY ZVAR20-0011 on the basis that it does not meet the criteria.
Motion: Jennifer Lagner
Second: James Moyer
Linda Lanier For
Kirk Hansen For
Brian Major For
James Moyer (Seconded By) For
Jennifer Lagner (Moved By) For
Motion passed 5 to 0.
B. ZVAR20-0012 PUBLIC HEARING (Connie Polanec)
Request for a variance from Section 24-157 of the city code to allow an 8 foot fence in
the side yard (north side) of property at 871 Ocean Boulevard.
CASE INTRODUCTION: Chair Hansen introduced the case.
STAFF REPORT: Director Askew presented the information as explained in the Staff
Report. She also provided a PowerPoint presentation.
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Community Development Board (CDB)
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APPLICANT COMMENT: Connie Polanec-Mas of 872 Ocean Boulevard,
introduced herself as the applicant and she was sworn in. She explained that she wanted
to build 26 feet of an 8' foot fence to block views of her hot tub and outdoor shower. Ms.
Polanec-Mas would like to match it on the south side.
Ms. Lanier asked if the existing 8' wall belonged to Sea Place Condos and she said it
belonged to her. Ms. Lagner said she used to live there and she believed the wall
belonged to Sea Place.
PUBLIC COMMENT: Chair Hansen opened the public hearing.
Marlin Pritchett of 863 Ocean Boulevard introduced himself and was sworn in. He spoke
in favor of approval of the variance. He said that Ms. Polanec-Mas was responsible for
the wall.
The public hearing was closed after confirming there were no more comments.
BOARD DISCUSSION: Ms. Simmons spoke against approval of the variance citing
that it is common in Atlantic Beach residents to be able to see into their neighbor's yards.
She did not see where this request met any of the criteria. Ms. Lanier agreed with Ms.
Simmons. Mr. Moyer was against the approval of this variance. Ms. Simmons did ask
about a homeowner's ability to have an increased height in their fence for a short
distance. Director Askew confirmed that and read it from the code that a privacy
structure could be 8' in height and 12' in length.
MOTION: To DENY ZVAR20-0012 on the basis that it does not meet the criteria.
Motion: Sylvia Simmons
Second: Linda Lanier
Linda Lanier (Seconded By) For
Kirk Hansen For
Sylvia Simmons (Moved By) For
Brian Major For
James Moyer For
Jennifer Lagner For
Motion passed 6 to 0.
C. ZVAR20-0014 PUBLIC HEARING (Montell Owens)
Request for a variance from Section 24-81(n) of the city code to allow the deviation
for measuring the height of the building from the average calculated grade at 1966
Beach Avenue.
CASE INTRODUCTION: Chair Hansen introduced the case.
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Community Development Board (CDB)
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STAFF REPORT: Planner Broedell presented the information as explained in the Staff
Report. He also provided a PowerPoint presentation.
Ms. Lanier asked what the undue hardship is for this property. Planner Broedell he
would leave that up to the applicant for burden of proof. Ms. Simmons said there are
many lots that have managed to deal with it without getting variances.
APPLICANT COMMENT: Montell Owens introduced himself as the applicant and
confirmed that he was sworn in. He explained that he and his wife are in the process of
purchasing this property but while doing due diligence it brought forth concerns
regarding the average grade and the build-ability. Mr. Owens said the land slopes
drastically with doomed topography. He said they would not bring in fill but would use
the lower area as site parking.
Mr. Major asked him how he would be affected if this variance was denied. Mr. Owens
said he didn't think he would be meet conformity with the rest of the homes on Beach
Avenue. He said the home that shares his southern lot line seems to have been built up
above the average grade. Mr. Owens said there home would be sitting in a hole. It would
affect sunlight, southern exposure and other conditions that are important to him and his
wife.
Ms. Lagner asked if he was planning to put his driveway on 19th Street as opposed to
Beach Avenue. Mr. Owens said he was since it is so much wider. Ms. Simmons asked
if his biggest concern would be cosmetic. Mr. Owens said that it was because he would
be losing a story. She asked if it was possible for him to build into the dune at the back
where he would have parking. He said he could build a basement, not a daylight
basement.
BOARD DISCUSSION: Ms. Lanier asked Staff if they were making any decision
about parking off of 19th Street or only the average grade where the 35 feet would be
counted from. Planner Broedell said only the average grade. Mr. Moyer asked what
prevents the applicant from bringing in fill. Planner Broedell said that the City codes do
not allow any fill or change to the topography of a lot unless it's to meet storm water
retention requirements. He said that he could bring in fill if the City Engineer approved
it related to storm water requirements. Planner Broedell said the overall height is still
based on the average grade that is existing now, even if fill was added. Mr. Major asked
from where the house to the south's height was measured from. Planner Broedell said it
was measured from 24.85 feet in elevation on the Beach Avenue side. Mr. Major said
this would be comparable to the 24.77 feet on the Beach Avenue side for the applicant's
property. Planner Broedell said that is correct, and the existing home to the south was
built in 2004. Mr. Lagner asked what it would do the house directly west. Planner
Broedell said the new house would be significantly above that house due to the drop-off.
Ms. Lanier asked if the house to the south was built with a variance. Planner Broedell
said he was not able to find a variance, only the plans that were signed off by the Building
Official. Ms. Simmons asked what the elevation difference is on the west side and what
keeps the dirt from the southern lot from washing into this lot. Mr. Owens said there is
erosion taking place and would guess that the grade was tampered with at some point.
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Community Development Board (CDB)
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Ms. Simmons wondered if he might have to get a variance to get some fill. She asked
Staff if there were any other options. Mr. Moyer thought they needed an engineer
involved. Chair Hansen said that they were identifying issues that a builder would have
to resolve but it doesn't affect the height of the building. Ms. Simmons thought the other
issues should be worked out and then come with a request for a variance. Ms. Lanier
agreed and said she would hate to deny this variance with a chance for the property owner
to get the full picture and all of the options. Mr. Owens asked what options she was
referring to. Ms. Simmons said an engineering study, meeting with City Staff, seeing
what fill might be needed or some kind of leveling before determining where the height
should be measured from. She asked Staff for suggestions. Planner Broedell said that
the overall measurement of height is pretty strict in the code. Ms. Lagner asked if
parking on 19th Street would require a variance. Planner Broedell said they would not
need a variance but they would work with Public Works and the City Engineer to figure
out the best solution for that. Chair Hansen asked if fill was allowed on a lot to
redetermine the average grade. Planner Broedell said it is not. Chair Hansen said they
need to decide whether this extreme drop-off is unusual and whether it should be
accepted and grant a variance due to unusual topographical situation. Ms. Lanier said
the lot is what it is but you can still built a house on it. She said she would have to vote
against it. Ms. Simmons asked how much shorter the Beach Avenue side would be.
Planner Broedell said the average grade of the build-able area is 19.9 feet in elevation.
He said the highest point on Beach Avenue is 24.77 feet which is a difference of 4.87
feet. Ms. Simmons said the house could be 30 feet tall on the Beach Avenue side. She
didn't think that was unreasonable. Ms. Lanier said the house could still be 3 stories with
a partial story facing 19th Street. She said it would still be a functional space.
PUBLIC COMMENT: Chair Hansen opened the public hearing.
John Farrin of 1960 Beach Avenue introduced himself and was sworn in. He spoke in
favor of approving the variance.
Gregory West of 57 19th Street introduced himself and was sworn in. He said he had
submitted a letter of opposition. Mr. West was opposed to approving the variance.
Collis McGeachy of 1961 Beachside Court introduced himself and was sworn in. He
was concerned about how the water will run off of this lot due to past experience with
the wall collapsing. Mr. McGeachy was opposed to approving the variance.
Director Askew said there was an email from Mr. West that is in the agenda packet.
Director Broedell said there was an email from Mr. McGeachy that is not in the agenda
packet.
The public hearing was closed after confirming there were no more comments.
APPLICANT COMMENT: Montell Owens responded to Mr. West and Mr.
McGeachy explaining that the variance doesn't pertain to erosion control but to the
Agenda Item #2.A.20 Oct 2020
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Community Development Board (CDB)
September 15, 2020
average calculated grade. He didn't believe the elevation of the home would have
anything to do with erosion control.
BOARD DISCUSSION: Mr. Major said he was concerned about remaining consistent
on Beach Avenue with the average grade calculation. Ms. Simmons didn't think the 4
1/2 feet would make a huge difference. Ms. Lanier agreed and felt like a great house
could be built at this location. Chair Hansen said based on his experience of building his
own house 30 years ago (when this ordinance was written) and due to the unusual
topographical change it warrants a look at a variance and he would be in favor of this
variance.
MOTION: To DENY ZVAR20-0014 on the basis that it does not meet the criteria to approve
a variance.
Motion: Jennifer Lagner
Second: Sylvia Simmons
Linda Lanier For
Kirk Hansen Against
Sylvia Simmons (Seconded By) For
Brian Major Against
James Moyer For
Jennifer Lagner (Moved By) For
Motion passed 4 to 2.
D. UBEX20-0004 PUBLIC HEARING (Art of Cigars)
Request for a use-by-exception to allow on-premises consumption of alcoholic
beverages within the Commercial General zoning district at 695 Atlantic Boulevard.
CASE INTRODUCTION: Chair Hansen introduced the case.
STAFF REPORT: Director Askew presented the information as explained in the Staff
Report. She also provided a PowerPoint presentation.
Ms. Simmons asked if there were any parking issues. Director Askew said the shopping
center meets code. Ms. Lanier ask about 2 nearby restaurants and whether they had a
use-by-exception. Director Askew said that in this zoning district restaurants can have
alcoholic beverages. Mr. Major asked if it was up to the Board to determine if it is
consistent with the Comp Plan. Director Askew said it was.
APPLICANT COMMENT: Wendy Fraker introduced herself as the applicant and
confirmed that she had been sworn in. She explained that she would like to extend a
beverage service (beer and wine) to her business. Ms. Fraker said it would not be a bar
and they would close by 10:30 p.m.
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Community Development Board (CDB)
September 15, 2020
Ms. Simmons asked how it would be different from a bar. Ms. Fraker said there would
not be a bar built, she would serve the alcohol herself.
PUBLIC COMMENT: Chair Hansen opened the public hearing. The public hearing
was closed after confirming there were no more comments.
BOARD DISCUSSION: There was no board discussion.
MOTION: To APPROVE UBEX20-0004 to allow on-premises consumption.
MOTION AMENDED: To APPROVE UBEX20-0004 to allow on-premises consumption of
beer and wine.
Motion: Linda Lanier
Second: James Moyer
Ms. Durden asked Ms. Fraker if it would be beer and wine or all alcoholic beverages. Ms. Fraker
said it would only beer and wine. The motion was amended.
Linda Lanier (Moved By) For
Kirk Hansen For
Sylvia Simmons For
Brian Major For
James Moyer (Seconded By) For
Jennifer Lagner For
Motion passed 6 to 0.
E. UBEX20-0005 PUBLIC HEARING (Texas Sun)
Request for a use-by-exception to allow a tattoo and body artist studio within the
Commercial General zoning district at 695 Atlantic Boulevard.
CASE INTRODUCTION: Chair Hansen introduced the case.
STAFF REPORT: Planner Broedell presented the information as explained in the Staff
Report and made it clear that this application is in the same shopping center as the
previous request but they are in two difference spaces. He also provided a PowerPoint
presentation.
Ms. Simmons asked Planner Broedell to go back to one of his slides.
APPLICANT COMMENT: Afton Treadaway introduced herself (and her fiance,
Clark Seiger) as the applicants. Ms. Durden administrated the Oath to each applicant
separately. Ms. Treadaway explained that they have combined tattooing experience of
25 years.
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Community Development Board (CDB)
September 15, 2020
PUBLIC COMMENT: Chair Hansen opened the public hearing. The public hearing
was closed after confirming there were no more comments.
BOARD DISCUSSION: There was no board discussion
MOTION: To APPROVE UBEX20-0005
Motion: Brian Major
Second: James Moyer
Ms. Simmons commented that she didn't know if this fits a neighborhood use. Ms. Lagner
disagreed.
Linda Lanier For
Kirk Hansen For
Sylvia Simmons Against
Brian Major (Moved By) For
James Moyer (Seconded By) For
Jennifer Lagner For
Motion passed 5 to 1.
5. REPORTS
6. PUBLIC COMMENT
7. ADJOURNMENT
There being no further discussion, Chair Hansen declared the meeting adjourned at 8:29 p.m.
Attest:
Amanda Askew Kirk Hansen, Chair
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CITY OF ATLANTIC BEACH
COMMUNITY DEVELOPMENT BOARD
STAFF REPORT
AGENDA ITEM 4.A
CASE NO. UBEX20-0006
Request for a use-by-exception to allow on-premises consumption of alcohol within the Commercial
General zoning district at 1175 Atlantic Boulevard.
LOCATION 1175 Atlantic Blvd. (RE#170712-0000, 17071-0000 & 170709-0000)
APPLICANT Atlantic Beach Urban Farm
DATE October 13, 2020
STAFF Amanda Askew, Director of Planning and Community Development
STAFF COMMENTS
The applicant, Atlantic Beach Urban
Farm, has submitted a request for a use-
by-exception for their property located
at 1175 Atlantic Blvd. This property is
zoned Commercial General (CG). The
applicant is seeking the use-by-
exception for the on-site consumption
of alcohol. The applicant is proposing
to add this to their existing business
model. They currently grow and sell
greens (lettuce, kale and arugula) to
restaurants and the public. They also
sell gourmet food/cheeses and to go
appetizers, entrees and desserts.
This use-by exception would permit the
sale and consumption of alcohol onsite.
The remainder of their proposed uses
are permitted in the CG zoning district. Section 24-112(c)(3) requires a use-by-exception for on-premises
consumption of alcohol.
This property has CG zoning on the east and west of this property. The properties located to the north are
residential and a church. The Board may consider placing conditions on the use-by-exception if approved,
such as condition of hours and noise levels.
Chapter 3 of the code has existing regulations regarding alcohol:
- Section 3-2 prohibits the sale of alcohol between 2:00 a.m. and 7:00 a.m. all days of the week
- Section 3-7 requires sufficient lighting for the safety of patrons and employees during all times that
the business is open, and
- Section 3-8 limits consumption of alcohol to:
Atlantic Blvd.
West 1st St.
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o Inside the building or
o Within a recreation area contiguous to the building or
o Within an outdoor seating area contiguous to the building
Additionally, Section 11-2(b) limits music or similar noise that disturbs the peace, quiet and comfort of
neighbors and includes that after 10:00pm on weekdays and after 11:00pm on weekends noise violations
are strictly enforced.
CONSIDERATIONS
The Code defines a use-by-exception as “a departure from the general permitted uses set forth for the various
zoning districts, which if limited in number such that these uses do not dominate an area, and when subject to
appropriate conditions, may be acceptable uses in the particular area.”
- This year we have approved four (4) use-by-exception for consumption of alcohol on-site in
association with other uses. All the applications were approved and the consumption of alcohol is
secondary to the primary use. The following were approved 496 Atlantic Blvd (Salt Air hotel), 725
Atlantic Blvd (Forgotten City Bottling), 1800 Mayport Rd (live entertainment and mobile food
vending) and 645 Atlantic Blvd (Art of Cigars).
Section 24-63(d): The review of any application for a use by exception shall consider each of the following:
Note that this is an existing building and some considerations may not be applicable.
(1) Ingress and egress to property 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.
(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.
(8) Required yards, impervious surface ratios and other open space regulations.
(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.
Comprehensive Plan: According to the 2030 Comprehensive Plan, this property is located within the
Commercial designation on the future land use designation. The Commercial land use category is intended
to provide appropriate locations for neighborhood and community businesses providing services and retail
sales for the City and the closely surrounding communities.
Zoning District: This property is located within the Commercial General (CG) zoning district. This
district shall include those businesses that provide retail goods and services, which serve the routine and
daily needs of residents, including banks and professional services, grocery and convenience stores,
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restaurants, accredited public and private schools and child care, but not including manufacturing,
warehousing, storage or high intensity commercial activities of a regional nature, or uses that have the
potential for negative impact to surrounding properties due to excessive noise, light or extremely late
hours of operation.
SUGGESTED ACTION FOR APPROVAL
The Community Development Board may consider a motion to approve the requested use-by-
exception (UBEX20-0006) to allow on-premises consumption of alcoholic beverages in
accordance with Chapter 3 of this Code within the Commercial General (CG) zoning district at
1175 Atlantic Blvd. 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 24-112(c)(3) 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 FOR DENIAL
The Community Development Board may consider a motion to deny the requested use-by-
exception (UBEX20-0006) to allow on-premises consumption of alcoholic beverages in
accordance with Chapter 3 of this Code within the Commercial General (CG) zoning district at
1175 Atlantic Blvd. 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 24-112(c)(3) in that the proposed use is found
to be inconsistent 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.
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