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1840 Mealy Street South UBEX14-00100010 PresentationUBEX 14-10 American Well and Irrigation UBEX 14-10 American Well and Irrigation •The applicants are required to obtain a Use- By -Exception per Section 24-111 (c) (6), which says one is needed by, “Contractors, not requiring outside storage, provided that no manufacture, construction, heavy assembly involving hoists or lifts, or equipment that makes excessive noise or fumes shall be permitted. Not more than one (1) contractor related vehicle shall be parked outdoors on a continuous basis.” UBEX 14-10 American Well and Irrigation •Contractor related vehicles and outside storage would not be allowed on this site if it hadn’t previously been used by a plumbing contractor. Section 24-85 (d) (3) states, “In the event that a nonconforming use of land is discontinued or abandoned for a period of six (6) months or longer, any subsequent use of such land shall conform to the applicable provisions of the comprehensive plan.” This site was not abandoned for more than 6 months, therefore the City Commission has the ability to grandfather the use of contractor vehicles and outdoor storage as part of the Use-by- Exception process if they so choose. Before: Site as Christy Plumbing After: Site as American Well and Irrigation Landscaped Buffer View from Mayport looking North Storage area from Ardella Road Storage area from Ardella Road Storage area from Jackson Road Single-Family Home behind property Christy Plumbing Outdoor Storage Use-By-Exception Review 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. (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 Development Standards •The property is adjacent to two single-family homes. Section 24-177 (e) (1)(d) requires a 10’ buffer strip where commercial uses are adjacent to single-family dwellings. The code allows this 10’ buffer requirement to be reduced to 5’ if there is a hardship. •The applicants own one of the homes, which may reduce the area that needs to be buffered. Outside Storage and Contractors Vehicles •Outside storage and more than one contractor’s vehicles are not allowed in Commercial General (CG) Zoning. However, the site was previously used for contracting and thus the commission has the ability to grandfather the proposed use in. •The Light Industrial Warehousing (LIW) zoning district is a more intensive zoning district than CG and requires a 6’ visual barrier around outdoor storage areas. There is currently minimal visual screening around the outdoor storage area. Visual Screening •Property is located less than 100’ from Mayport Road and thus must meet the Commercial Corridor Standards. There is currently a chain link fence, which is prohibited by this section. •Staff believes that if this Use-By-Exception is approved, the large open portion of the property shall be properly screened from Mayport Road. This can be done by replacing the existing chain link fence with a solid fence or by adding a taller and thicker layer of landscaping. 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 14-00100010) to permit a contractor not requiring outside storage within the Commercial General (CG) Zoning District and located at 1651 Mayport Road 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 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 consistent with the intended redevelopment of the Mayport Road corridor. If the Community Development Board does agree to recommend approval, staff suggests that the following conditions be placed on the approval: 1.Additional screening be required along the perimeter of outdoor storage and contractor parking areas 2. A 10’ buffer where the property is adjacent to residential. 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 to permit a contractor not requiring outside storage within the Commercial General (CG) Zoning District and located at 1651 Mayport Road 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 inconsistent with the intended redevelopment of the Mayport Road corridor.