owner/applicant omni amelia island, llc agent …

STAFF REPORT Conditional Use + Variance Board

CU2021-013 05/27/21

CUVB CU2021-013: Omni Amelia Island Staff Report: of 11

OWNER/APPLICANT: Omni Amelia Island, LLC AGENT: Rogers Towers, P.A. c/o Jon Lasserre, Esq. REQUESTED ACTION: Conditional use permit for a clubhouse in Residential General 1 (RG-1) LOCATION: Unaddressed Amelia Island Plantation LAND USE: Recreation (REC) / High Density Residential (HDR) ZONING: Residential General 1 (RG-1) EXISTING USES ON SITE: Golf Course PROPERTY SIZE + PARCEL ID: 57.1ac Parcel ID # 20-2N-28-0000-0001-0000

ADJACENT PROPERTIES: Direction Existing Use(s) Zoning FLUM North Single-Family PUD HDR

South Commercial/Church PUD COM

East Condominiums PUD HDR

West Condominiums PUD HDR

COMMISSION DISTRICT: 2

*** All required application materials have been received. All fees have been paid. All required notices have been made. All copies of required materials are part of the official record and have been made available on the County’s website and at the Planning + Economic Opportunity Department Office. ***

SUMMARY OF REQUEST AND BACKGROUND INFORMATION

The subject property is located in the southern portion of Amelia Island and is part of the Omni Hotel and Resort, east of First Coast Highway. The surrounding area consists of residential development (both single and multi-family) and hotel/commercial development related to the Omni. The Applicant seeks a conditional use permit pursuant to Section 12.03(B) of the Nassau County Land Development Code, which allows for a clubhouse. This Section reads as follows regarding conditional uses in the Residential General 1 (RG-1) zoning district:

(B) Marinas, clubs, beach clubs and cabanas and similar uses provided such uses will be used primarily by the residents of the development of which it is a part.

The applicant wishes to establish a “starter shack/clubhouse” for the patrons of the golf course and the resort. This use is similar to the uses described above. The food service, equipment rental, and on-premise sale of alcohol associated is allowable as an accessory activity to the principle use. The Comprehensive Plan’s Future Land Use Map (FLUM) designation of the parcel is High Density Residential (HDR). Land designated for recreation is intended for a variety of leisure time activities. Included in this land use classification are both resource-based and activity-based sites and facilities. Resource- based sites and facilities are oriented toward natural resources; activity-based sites and facilities are those that involve active recreation.

APPLICATION FOR CONDITIONAL USE


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SUMMARY OF REQUEST AND BACKGROUND INFORMATION (CONT.)

The High Density Residential FLUM designation allows for residential development between three and ten dwelling units per acre. Based on the Nassau County 2030 Future Land use Element FL.01.02(B): “Within a Planned Unit Development (PUD), neighborhood and community commercial uses may be permissible on a scale suited to the residential developments to be served. Such uses should provide adequate access from a collector or arterial roadway and provide adequate setbacks, buffers, and other design features to ensure compatibility with surrounding residential uses.”


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SITE PLAN

Linkside Villas


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Proposed Floor Plan


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Proposed Seating

*Seating area is proposed for approximately 50 people to be located outdoors


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Proposed Elevation


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ZONING


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FUTURE LAND USE


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CONSISTENCY WITH LDC SECTION 5.04: CONDITIONAL USE REVIEW CRITERIA

When considering conditional use requests, the conditional use and variance board shall make a written finding that the conditional use satisfies the following criteria:

(A) The establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger the public health, safety, or general welfare and is not contrary to established standards, regulations, or ordinances of other governmental agencies. The proposed use could present a detrimental impact on nearby residential uses, especially Linkside Villas, which is approximately 175’ to the southwest. This impact would include cooking smells and noise impacts from outside speakers and loud conversations of patrons.

(B) Each structure or improvement will be in accordance with Ordinance 2000-26 and will be so designed and constructed that it is not unsightly, undesirable, or obnoxious in appearance to the extent that it will hinder the orderly and harmonious development of Nassau County and the zoning district in which it is proposed. Staff finds that the elevations on Page 6 do not indicate unsightly buildings.

(C) The conditional use will not adversely impact the permitted uses in the zoning district nor unduly

restrict the enjoyment of other property in the immediate vicinity nor substantially diminish or impair the values within the area. The applicant has made several changes to the proposed building regarding size, placement, and additional vegetated screening to further prevent impact on adjacent properties. The applicants have indicated that they will provide additional information regarding landscaping and screening. Staff will provide a response to this information at the meeting.

(D) The establishment of the conditional use will not impede the orderly development and improvement of the surrounding property for uses permitted in the zoning district. The area surrounding the property in question is mostly built out. There are existing multi-family condominiums, commercial uses, single-family dwellings, and community & religious uses in the area surrounding the Omni resort. It is not known how the proposed use and building will affect future investment and improvements.

(E) Adequate water supply and sewage disposal facilities will be provided in accordance with state and county health requirements. The property is served by Nassau-Amelia Utilities, which provides water and sewer service.

(F) Adequate access roads, on-site parking, on-site loading and unloading berths, and drainage have

been or will be provided where required. As the area has been master planned for stormwater and the proposed building footprint is small, drainage impacts will be minimal. The applicants have indicated that they will provide additional information regarding parking. Staff will provide a response to this information at the meeting.


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(G) Adequate measures have been taken to provide ingress and egress to the property which is designed in a manner to minimize traffic congestion on local streets. There is paved access to the property connected to County maintained roads. The existing use of the golf course is not being modified.

(H) Adequate screening and buffering of the conditional use will be provided, if needed.

The applicant is proposing substantial screening on the northwest and southeast sides of the proposed building location. The applicants have indicated that they will provide additional information regarding landscaping. All wetlands will remain undisturbed.

(I) The conditional use will not require signs or exterior lighting which will cause glare, adversely

impact area traffic safety or have a negative economic effect on the area. Any signs or exterior lighting required by conditional use shall be compatible with development in the zoning district. All lighting attached to the project must be shielded and downcast to minimize light trespass on adjacent/adjoining properties. No signage was proposed as part of this project, but any signage must be in compliance with the Amelia Island Plantation Architectural Review Board and Nassau County Codes.

(J) The conditional use will conform to all applicable regulations of the zoning district in which it is

proposed. The clubhouse is a conditional use in the Residential General-1 (RG-1) zoning district.

(K) The conditional use will conform to all applicable regulations listed in the adopted comprehensive plan. The conditional use conforms to the goals, objectives, and policies of the 2030 Comprehensive Plan. The parcel where the proposed starter building is designated High Density Residential (HDR). The comprehensive plan states for areas “within a Planned Unit Development (PUD) or similar master planned developments, neighborhood and community commercial uses may be permissible on a scale suited to the residential developments to be served. Such uses should provide adequate access from a collector or arterial roadway and provide adequate setbacks, buffers, and other design features to ensure compatibility with surrounding residential uses.”

CONCLUSION_____________________________________________________________________________ Staff finds the requested action to be consistent with Section 5.04 of the Land Development Code as follows:

Conditional Use Criteria Determination of Consistency

LDC 5.04 (A) ? LDC 5.04 (B) √ LDC 5.04 (C) ? LDC 5.04 (D) √ LDC 5.04 (E) √ LDC 5.04 (F) √


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LDC 5.04 (G) √ LDC 5.04 (H) √ LDC 5.04 (I) √ LDC 5.04 (J) √ LDC 5.04 (K) √

This application is also consistent with the requirements of Article 12, Section 12.03(B) of the Nassau County Land Development Code.

Staff recommends approval subject to the following conditions:

1. The design and construction of the building and grounds shall be in conformance with the site plan, elevations, and other exhibits of the application.

2. The rights assigned by this order are specific to the property and shall run with the land. 3. Any expansion of the starter building to include enlargement of the proposed structure or operation

will require re-appearance before the Conditional Use and Variance Board. 4. The hours of operation will be limited to daylight hours only. 5. There shall be no live music or outside speakers.

owner/applicant omni amelia island, llc agent …

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