AD STANDARDS, CRITERIA AND FINDINGS

Transcription

1 AD ATW AD LOCATION: San Jose Blvd, Jacksonville, FL REAL ESTATE NUMBER: DEVIATION SOUGHT: 1. Reduce minimum number of off-street parking spaces from 18 to Reduce the perimeter landscape buffer area between vehicle use area and abutting property along the south-west property boundaries from 5 feet minimum width to 0 feet. 3. Reduce the number of trees required to 0. PRESENT ZONING: CCG-1 CURRENT LAND USE: CGC PLANNING DISTRICT: 3 COUNCIL DISTRICT: 6 SIGNS POSTED: 1 OWNER: Triple Net Equities, LTD Deerwood Park Blvd, Suite 300 Jacksonville, FL AGENT: Matt Lahti 906 Anastasia Blvd, Suite A St. Augustine, FL STANDARDS, CRITERIA AND FINDINGS 1. Is this situation unique or similar to other properties in the neighborhood? Recommendation: Similar. Shared parking agreements are common in the City. Moreover, the applicant s proposed 6,000 square foot building will be situated on a 0.4 acre outparcel of the neighboring shopping plaza with an intended use of retail sales and/or restaurant services. Originally recorded together with the northern parcel at San Jose Boulevard (RE: ), the existing parcel was split in 2009 by Synovous Bank, the previous owners of the lot. More specifically, the applicant is requesting to be relieved of the required off-street parking minimum, the landscape buffer, and tree requirement as the site will be serviced through the shared parking easement located in Parcel B to the south (see attached site plan). The parking easement with the adjoining property is filed at Official Records Book 6550, Page The applicant is also using precedence for their request as they were previously granted deviations for reductions in parking and landscaping with AD and AD Both final orders have expired hence the applicant s need for a resubmittal. 1

2 AD ATW Findings: 2. There are practical and economic difficulties in carrying out the strict letter of the regulation in that 3. The request is not based exclusively upon a desire to reduce the cost of developing the site, but would accomplish a result that is in the public interest. 4. The proposed deviation will not substantially diminish property values in, nor alter the essential character of the area surrounding the site and will not substantially interfere with or injure the rights of others whose property would be affected by the deviation, in that 5. The proposed deviation will not be detrimental to the public health, safety, or welfare, result in additional public expense, the creation of nuisances, or conflict with any other applicable law, in that Recommendation: Yes. There are practical and economic difficulties in in carrying out the strict letter of the parking and landscaping mandates at it would unduly constrain site development opportunities. This means the applicant would not be able to develop the site for a 6,000 square foot retail building under current code. Findings: Recommendation:. Yes. The request is not based upon a desire to reduce the cost of developing the site. Rather, granting of this deviation would accomplish a result in the public interest by promoting infill commercial development and providing additional commercial services to residents of the area all while taking advantage of existing landscaping and parking located on the abutting parcel to the south. Findings: Recommendation: Yes. Staff finds no evidence the proposed deviation will diminish property values in the surrounding area or alter the essential character of the area. However, in lieu of providing the required landscaping, Staff recommends preserving the mature trees along the north-west property lines (see Figure G). Findings: Recommendation: Yes. The proposed deviation is unlikely to have a detrimental effect on the public health, safety or welfare, nor create a public expense or potential nuisance as sufficient off-street parking spaces are available in Parcel B (see Figure F), where 22 spaces are provided. Furthermore, the proposed deviations would not relieve the development from complying with other provisions of the code. 2

3 AD ATW Findings: 6. The effect of the proposed deviation is in harmony with the spirit and intent of the Zoning Code. 7. The City landscape architect has/has not recommended the proposed deviation. 8. The existing violation was not created by the applicant with an intent to violate the Zoning Code. Recommendation: Yes. The proposed deviation is in harmony with the spirit and intent of the Zoning Code, which seeks to improve accessibility between commercial areas through infill development and cross-access agreements, and promote the health, safety and general welfare of the public as outlined in the 2030 Comprehensive Plan. Findings: The City landscape architect has recommended the proposed deviation. Please see the attached memo. N/A PLANNER RECOMMENDATION: APPROVE WITH CONDITIONS 1. The dumpster enclosure indicated on the site plan shall be oriented and constructed in such a way that will not harm or require removal of the existing trees on the northwest corner of the site. 2. Prior to the first final inspection within any phase of development, the owner or their agent shall submit to the Planning and Development Department for its review and approval either: a. An affidavit documenting that all conditions to the development order have been satisfied, or b. A detailed agreement for the completion of all conditions to the development order. DATE OF REPORT: 3/9/2018 ZONING ADMINISTRATORS DECISION: DATE: 3

4 AD ATW Figure A: Vector Marketing Target Publix Source: Planning & Development Dept, 3/6/2018 Aerial view of the subject site and parcel facing north. Figure B: Source: Planning & Development Dept, 3/7/2018 Upon visual inspection, the Notice of Public Hearing sign was posted. 4

5 AD ATW Figure C: Source: Planning & Development Dept, 3/7/2018 Front plane of the proposed retail building, facing north. Figure D: Source: Planning & Development Dept, 3/7/2018 View of the contiguous parcel and shopping center (Target), facing west. 5

6 AD ATW Figure E: Source: Planning & Development Dept, 3/7/2018 View of the subject property and San Jose Boulevard in the background, facing east. Figure F: Source: Planning & Development Dept, 3/7/2018 View of the vehicle use area (Easement Parcel B) as marked on the site plan, facing east. 6

7 AD ATW Figure G: Source: Planning & Development Dept, 3/7/2018 View of the trees along the north-west property lines that are recommended by Staff to be preserved upon development, facing north. 7

8 8 AD ATW

9 Planning and Development Department Ed Ball Building 214 North Hogan Street, Suite 300 Jacksonville, FL March 2018 MEMORANDUM TO: Sean Kelly, Zoning Administrator FROM: Bruce Lewis, City Planner Supervisor SUBJECT: AD / San Jose Boulevard / Real Estate Number: Scope: Applicant seeks the following relief: Sec : Decrease minimum number of required off-street parking spaces from 18 to 0 spaces. Sec (b)(1): Reduce the required perimeter landscape buffer area between vehicle use area and abutting property along the south property boundary from 5 feet minimum width required to 0 feet. Sec (b)(1): Reduce the required perimeter landscape buffer area between vehicle use area and abutting property along the west property boundary from 5 feet minimum width required to 0 feet. Observations: The subject property is a vacant out parcel of a larger development. The applicant seeks to develop the property with a 6,000 square foot building. The applicant requests relief from the minimum parking requirement of 18 spaces on site and perimeter landscape requirements of Part 12. Strict application of the Code will severely limit the flexibility of site configuration and vehicle use. The proposed redevelopment and improvements to the site s overall parking, vehicular circulation and accessibility, outweigh the requirement to provide perimeter landscaping.

10 Page 2 Recommendation: As a City Planning Supervisor of the City of Jacksonville, I understand the request contained in Application AD and forward my opinion to the Zoning Administrator via this memo. For the reasons cited above and others, I recommend that the request be APPROVED. Signature:

11

12

13

14

15

16

17

18

19

20

21

22

23

24

25

26

27

28

29

30

31

32

33

34

35

36

37

38

39

40

41

42

43

44

45

46