Zoning Update August 2016

[mtraininjax]

From the August 2016 RAP newsletter:

The pace of redevelopment in Riverside and Avondale is probably as high as it has ever been. There are a variety of zoning-related projects going on in the neighborhood. RAP is staying engaged in these cases through the RAP Zoning Committee, chaired by Nancy Powell. The Zoning Committee is meeting with developers, and then working together as a Committee to achieve a consensus around RAP's zoning recommendations.

As projects move forward, we will keep you updated regarding developments and RAP's position on the cases. The following is a current list of pending projects.

It is important that as many neighborhood residents and property owners as possible participate in shaping the future of this great neighborhood. This is a crucial time - these projects cumulatively have the potential to change the character of this neighborhood, for better or for worse. Please feel free to send us comments at RAPZoning@gmail.com or give us an old-fashioned phone call at 904-389-2449.

Three applications within the historic district will be heard at the COJ Planning Commission on August 4th at 1 pm:
Click here for the Agenda.

▪ 3563 St. Johns Avenue - New Avondale Restaurant (Administrative Deviation and Exception Applications) - The location is the former Cowford Traders. The applicant is requesting an Administrative Deviation to reduce the parking requirement from 11 spaces to zero for the proposed 120 seat restaurant. (Parking is required for any restaurant over 100 seats and/or 2500 square feet.) A Zoning Exception is requested to serve liquor consistent with the J-Bill allowing liquor sales at an establishment with a minimum of 100 seats. RAP supports the existing parking and zoning regulations with respect to the 100 seat/2500 square foot limitation, and therefore we cannot support the Administrative Deviation given the parking deficit within the Shoppes of Avondale. We support the exception as it is within the current regulations.

▪ 2312 College Street (Variance Application)- The applicant is proposing construction of a single-family home. A variance is requested because the existing lot width does not meet code requirements due a prior change in lot size.

▪ 2500 College Street (Variance/Exception Application) - The proposed plans are to build two live/work units at the corner of Stockton and College Street. The Planning Department has recommended against parking in the front of the buildings and RAP is in agreement.

Additional projects in process:
Large Planned Unit Development (PUD) Applications:

▪ Bishop Gate/Tribridge Properties PUD redevelopment (Riverside) - The proposal for the property between Bishop Gate Lane and Lomax Street along the St. Johns River is for a multi-family apartment building with 144 units. The project will have an internal garage and RAP is working with the owners on the site plan that ensures and enhances public, pedestrian-friendly access to the river.

* St. Johns Village/Chance Partners PUD redevelopment (Avondale) - RAP has been working with the developer of this site, who is proposing renovating the Commander apartment building, and demolishing the existing commercial on the St. Johns Village site. The commercial would be replaced with apartments, and the site would be 100% residential. This property is a unique location that serves as the southern door to and from the historic district. RAP's working position is that we welcome at a high level the proposed redevelopment plans as far as the preservation/renovation of the Commander apartment building, the proposed 224 units, and the type of apartments planned.

RAP continues to work with the developer and it is our goal to achieve a better site design that makes parking a less dominant feature along St. Johns Avenue, and would add creative public space and street improvements to enhance the value to the tenant experience and the neighborhood alike. In particular, we do not support the large street facing parking structure as proposed. There are also important discussions related to land use, public space and road improvement that are continuing.

Timing: The application was submitted to the Planning Department in July, and legislation may be filed as early as August 23rd, in which case public hearings may begin in September/October. There will be a community meeting, but a date has not yet been determined.

Smaller Projects:

Avondale:
- 2982 St. Johns Avenue (No Application Submitted Yet) - A contract has been put on the property by a local business owner who is interested in rezoning this property to CO (Commercial Office) or CRO (Commercial, Residential, Office) for his financial firm which currently has approximately 10 employees. RAP met with the owner and his agent, and have expressed our strong opposition to any change to the zoning in this location, which is currently within the residential land use category, low density residential zoning (RLD-60) designation and residential character area of the Overlay. We will monitor the proposal.

Riverside:
- 2502 and 2510 Oak Street (Administrative Deviation/Zoning Exception/PUD Applications) - The property owner is seeking to redevelop the two existing buildings into a restaurant use. RAP has heard preliminary plans and will be meeting with the property owner in early August.

- Wendy's Redevelopment (PUD application) - Wendy's plans to demolish the existing restaurant and rebuild a new Wendy's on the site. Early discussions are in process.

YAY, that place is a DUMP!

- Shell/Daily's Redevelopment (PUD application) - The property owner wishes to demolish and rebuild the gas station/convenience store. Early discussions are in process.

Proposed Legislation:
In May, Councilman Love introduced 2016-366 Overlay Amendment to the City Council. The bill seeks to define more clearly how Planned Unit Developments (PUDs) should be evaluated within the Riverside Avondale Zoning Overlay, proposes some PUD restrictions, and clarifies parking requirements. PUDs are traditionally used in planning and land use for large-scale projects on big pieces of property that involve a variety of uses.The bill has been in review with the Planning Department, and discussions continue with constituents and RAP. It has been deferred several cycles, and changes to the bill are expected.

In addition, Council President Lori Boyer has introduced 2016-367 and 2016-368. 2016-367 addresses PUDs for Historic District Overlays, and 2016-368 clarifies parking requirements in Part 6 of the code. These bills are currently going through the legislative process and it is our understanding that some changes are still being made.



Questions? Please email RAPZoning@gmail.com or call our office at 904-389-2449.

       

[FlaBoy]

▪ Bishop Gate/Tribridge Properties PUD redevelopment (Riverside) - The proposal for the property between Bishop Gate Lane and Lomax Street along the St. Johns River is for a multi-family apartment building with 144 units. The project will have an internal garage and RAP is working with the owners on the site plan that ensures and enhances public, pedestrian-friendly access to the river.

That's a pretty big deal. It is not a huge piece of land so I wonder how vertical they intend on going with 144 units?

- Wendy's Redevelopment (PUD application) - Wendy's plans to demolish the existing restaurant and rebuild a new Wendy's on the site. Early discussions are in process.

- Shell/Daily's Redevelopment (PUD application) - The property owner wishes to demolish and rebuild the gas station/convenience store. Early discussions are in process.

I wish both the gas station and Wendy's would just go away instead of rebuilding and have something else take their place.

[thelakelander]

^The Bishop Gate proposal sounds like something dramatically scaled down from what Hallmark had planned. If you're hoping for a highrise, you may be disappointed.

Considering the debate around Mellow Mushroom and the Roost and the proposed council PUD bills, it appears that the resulting high number of applications are an attempt to get proposed plans approved now, instead of facing the financial uncertainty of a different zoning game.

So places like Shell and Wendy's aren't going anywhere. They probably want to make improvements to their sites and preserve certain type of site layouts and parking requirements before the game changes. However, this is an opportunity for the neighborhood to end up with some nice coordinated additions to its landscape.

[Captain Zissou]

Avondale:
- 2982 St. Johns Avenue (No Application Submitted Yet) - A contract has been put on the property by a local business owner who is interested in rezoning this property to CO (Commercial Office) or CRO (Commercial, Residential, Office) for his financial firm which currently has approximately 10 employees. RAP met with the owner and his agent, and have expressed our strong opposition to any change to the zoning in this location, which is currently within the residential land use category, low density residential zoning (RLD-60) designation and residential character area of the Overlay. We will monitor the proposal.

This is interesting.  Currently that's a huge lot with a big single family house on it.  You could definitely subdivide that lot for two residential structures, but changing to commercial would be odd.

[mtraininjax]

The new Wendy's will look something like the one located at San Juan and Hamilton:

https://www.google.com/search?q=wendy+san+juan+ave+jacksonville+fl&espv=2&biw=1600&bih=769&source=lnms&tbm=isch&sa=X&ved=0ahUKEwjoxaehjqbOAhUDOSYKHcegBpAQ_AUICCgD&dpr=1#tbm=isch&q=new+wendy%27s+building+design

Not bad, and an huge improvement over what is there now.

Daily's has to compete with Gate, so that is a great alternative for residents.

[Kay]

We hope to see urban developments for Wendy's and Shell.  Buildings up to the street or at minimum engage the street and make it more pedestrian friendly, especially the Shell.  They both stand out like sore thumbs in 5 Points. 

[Know Growth]

I like the part about "this is a crucial time"

[ProjectMaximus]

Re: Wendy's and Shell: I have much more hope in RAP than the DDRB for getting good pedestrian-friendly design.

[tufsu1]

Re: Wendy's and Shell: I have much more hope in RAP than the DDRB for getting good pedestrian-friendly design.

Note that RAP doesn't approve/deny anything (that's a City Council thing).  So what you're really saying is you have more hope in RAP than you do in DIA staff.

[ProjectMaximus]

^Yes! Although I haven't been loving DDRB either (except for you of course  )

[acme54321]

Funny that 11 parking spots will prevent a new restaurant from opening from opening.  Especially considering that they don't have anywhere to put 11 spots.

[mtraininjax]

With regard to Pulp in Avondale, I know the people who put money down on the space that Pulp had, good news if you love a local brewery! Its gonna be great!

[JaxAvondale]

With regard to Pulp in Avondale, I know the people who put money down on the space that Pulp had, good news if you love a local brewery! Its gonna be great!

Some foot traffic to that corner would be nice.

[thelakelander]

Funny that 11 parking spots will prevent a new restaurant from opening from opening.  Especially considering that they don't have anywhere to put 11 spots.

The way the regulations read, they'll need an additional 11 spaces for a restaurant that size (5,000 square feet). However, they would not need any more spaces for a smaller 2,500 square foot restaurant.  So, if they consider splitting the building into two restaurants (aka Kickbacks/Goozlepipe), they would not need to worry about adding anymore spaces.

[Tacachale]

Funny that 11 parking spots will prevent a new restaurant from opening from opening.  Especially considering that they don't have anywhere to put 11 spots.

The way the regulations read, they'll need an additional 11 spaces for a restaurant that size (5,000 square feet). However, they would not need any more spaces for a smaller 2,500 square foot restaurant.  So, if they consider splitting the building into two restaurants (aka Kickbacks/Goozlepipe), they would not need to worry about adding anymore spaces.

This is something I've really never understood. What's the functional difference between one big restaurant and two smaller restaurants with the same number of seats?