Planning Commission (2025-12-08)

Minutes of Planning Commission Meeting held Monday, December 8,2025, at 6:00 P.M. in the Council Chambers,11 North 3rd Street Jacksonville Beach, Florida

CALL TO ORDER:

The meeting was called to order at 6:02 P.M. by Chair Nicholas Andrews.

ROLL CALL:

| Chairperson: | Nicholas Andrews | | | | --- | --- | --- | --- | | Vice-Chairperson: | Justin Henderson | | | | Board Members: | Debbie Cole(absent) | David Dahl | Margo Moehring | | Alternates: | Matthew Filer | Dean Haddock | |

Senior Planner Christian Popoli and Operations Support Specialist Monica McDaniel were also present.

APPROVAL OF MINUTES:

It was moved by Mr. Dahl, seconded by Mr. Haddock, and passed unanimously to approve the following minutes:

- Regular Planning Commission Meeting held on November 10,2025

CORRESPONDENCE: None

OLD BUSINESS: None

NEW BUSINESS:

(A) PC# 21-25 Conditional Use Application

Owner: Vicki J Larson Revocable Trust 725 S 3rd Ave. Jacksonville Beach, FL 32250

Conditional Use Approval to allow for construction of an accessory dwelling unit (ADU) located in the Residential multi-family: RM-1 zoning district, pursuant to Section 34-614(d)(18) of the Jacksonville Beach Land Development Code.

Applicant: Vicki J Larson Revocable Trust 725 S 3rd Ave. Jacksonville Beach, FL 32250

Location: 725 S 3rd Avenue

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"The subject property is located in the Residential Medium Density future land use category, and is in the Residential Medium: RM-1 zoning district. The property is currently occupied by a singlefamily home, built in 1953, per the Duval County Property Appraisor. The current single-family home is roughly 1,070 square feet of heated and cooled space, and is roughly 1,099 square feet including the open porches. The subject property is a legal lot of record, created prior to the adoption of the Comprehensive Plan, and has existed at least since 1953, when the home was constructed. The lot is roughly 6,250 square feet, with a width of 50 feet and a depth of 125 feet.

During the passage of the new Land Development Code (LDC) in March 2025, the ability to add an accessory dwelling unit (ADU) was added to properties located in the RM-1 zoning district, provided the property was currently a single-family home, and the ADU would be one additional unit on a properly that can support at least two multifamily units. As noted in the RM-1 standards for multifamily, a minimum of 5,000 square feet of lot area is required to have two multifamily units, and the same condition applies to the addition of an ADU with a single-family home. An ADU is defined in the LDC as:

Accessory dwelling unit shall mean a detached accessory building, or portion thereof, that is used as an ancillary residential unit and is located on the same lot as the principal single-family dwelling. It has a separate kitchen, bathroom, and sleeping area, and it is intended for use by a separate family of occupants.

The addition of an ADU requires compliance with the additional standards in the LDC for certain Conditional Uses. These specific minimum conditions are listed below. The applicant has committed to meeting all of these conditions, and the proposed site plan demonstrates compliance with these requirements. Additionally, staff will ensure these conditions, along with any others applied by the Planning Commission, are met at the time of permitting as part of the permit review process. Surrounding uses include: to the east and adjacent; a two-unit multifamily structure, to the west and adjacent; a vacant lot, to the north, across an alley; a single-family home, and to the south across 3rd Avenue South, a church.

Staff has reviewed the criteria for a Conditional Use for an ADU, and finds the following:

The conditional use is consistent with the visions, intents and strategies of the comprehensive plan, including standards for building and commercial intensities and densities, and intensities of use.

The conditional use is compatible with existing permissible uses in the immediate vicinity of the land proposed for development, and designed so that it is consistent with the harmonious development of the zoning district in which it is proposed;

Yes, the subject site is located in the RM-1 zoning distinct, which notes ADUs as a conditional use. Additionally, the surrounding area is a mix of single-family, multi-family and institutional uses.

The design of the proposed conditional use minimizes adverse effects, including visual impact such as massing, of the proposed use on adjacent properties, and provides adequate screening and buffering;

Yes, as noted above, the applicant has agreed to all the required conditions for an ADU in this zoning district, and these include elements to address massing, scale and subordination, to ensure the impacts are in scale with the home and other single-family uses.

The proposed conditional use will not have an adverse effect on the permitted uses of the zoning district where it is located;

Yes, the proposed ADU will not have any negative impact on the surrounding uses. The addition of a new unit is substantially similar to the existing two-unit multifamily structure that is immediately to the east, and will be designed in such a way as to be similar in size and height to any allowable accessory structure not used as a dwelling, so it should have no greater impact than a detached accessory use, and likely less impact than a new multifamily structure, which they are permitted to build.

The proposed conditional use will not have a demonstrated adverse effect on the value of adjacent property;

Yes, the proposed use is not likely to impact property values negatively. Though staff is not qualified to make a formal appraisal, the proposed additional unit would be consistent with the surrounding area uses and would not be more intense or generate more traffic than the other multifamily units in the surrounding area.

There are adequate public facilities and services pursuant to article IX, adequate public facility standards;

Yes, the area is fully served by city utilities and can handle the additional unit.

There is adequate ingress and egress to the proposed conditional use;

Yes, the applicant has an existing driveway on the property and the driveway will be extended to include the required additional parking space.

The proposed conditional use is consistent with the requirements of the LDC;

Yes, as noted above and in the proposed site plan, the ADU will comply with all dimensional standards and the additional conditions for an ADU in RM-1.

The applicant has guaranteed the provision of open space and other improvements, as may be required, associated with the proposed conditional use;

Yes, as previously noted, they have committed to, and have shown compliance with the requirements for an ADU.