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.