>> Good morning.
Welcome to the regular meeting of the Development Review
Committee.
Today is Tuesday August 25th, 2026.
My name is Tabitha Bostic with Development services,
and I will be serving as the chair.
Today we have one project submitted for plea application
and two projects that are being recommended to the Department
heads for approval. -- pre-application.
Before we begin I will read the preamble
and then we will have the committee members introduce
themselves.
The Development Review Committee is
a technical advisory committee, not
a decision making body, which makes recommendations
to department heads who provide final approval.
Pre-application meetings are intended
to provide preliminary comments for proposed development
Projects.
Comprehensive reviews will be provided
upon submittal of the preliminary Binding site
plan, site engineering plan, final development
plan, or plat application.
Now the members will introduce themselves.
[Roll call] This meeting is being recorded
and will be available following the meeting.
With that, we will begin with tab A.
This applicant here for Tab A?
Please come to the podium, introduce yourself
and tell us about your project.
>> Good morning.
I'm Matt Phillips, southeast engineering group.
I'm here to talk about onshore orthodontics.
It's a proposed orthodontic facility located on US 17,
on the west side of US 17 between pages dairy
and 200 just north of the railroad.
They are proposing a 500 zero square foot space
for their operations and then another 500 zero square foot
for future tenants.
So it's a ten zero zero zero square foot building in total.
Stormwater drainage will be towards the railroad.
We've met with the dot, and they've
asked us to close the median cut in 17.
So we'll have a right in right out driveway.
We plan on doing a directional drill beneath 17 to connect
to the GA e force main on the far side,
and we're proposing an on water --
on site water treatment plant for domestic water.
>> We will go around and make comments.
>> Good morning.
You're showing the accessible parking and accessible route
already, so we have no further comments at this time.
>> Will Ryder, Planning department.
Have a few notes here.
Your zoning is commercial intensive and your future land
use designation is commercial.
That's good for what you're wanting to do.
It's also situated in the Timber Decides design overlay.
All of the architectural standards and design
standards of timber of tides would apply to this project.
So I'll preface this by saying timber the tides.
Have you heard anything about it?
>> I have heard of it, I haven't done a project all the way
through design and permitting timber to.
>> I think of it as a new urbanist type of design where
there is a lot of emphasis on esthetic architectural standards
creating a sense of community, having green spaces
and gathering areas and those sorts of things with the more
intense developments being around those nodes,
like you would have at US 17 and SR 200.
If you think of old downtown districts with buildings
pulled up to the front, that's what was envisioned
and was adopted by the County Commission.
It roughly extends from a little bit West 95, down to the bridge
and interrupted by EMCPA Wildlife in a couple places.
With that in mind, here's a couple of highlights that
would apply to this project.
You've got the entitlements that this property has not
been rezoned to T5, but it's in the T5 transect.
So you have the entitlement of the commercial intensive zoning
district with those permitted uses.
But you've got the design architectural standard timber
the tides.
Articles 44 and 45 of the Land Development Code would apply.
This is recorded, so you don't necessarily
have to write all of these down.
I'll highlight them and you can go and listen to the video
as well.
44.06.01 has a chart, and it's got your site design
and transect standards.
It talks about building frontage, setbacks,
building heights and those sorts of things.
One of the highlights from that chart
is there's a 90 build out requirement on the front.
So your front setback is zero, minimum of zero
and a maximum of ten feet on the front.
90% of the building-- it would have
to be turned from the design that you have,
and extended with 90% of it being between 0 and 10
from the front property line.
There are some exceptions to that
if you went to Municode online, buried in an ordinance,
you're not going to see it because it was just
recently adopted.
There were a couple of exceptions
to that frontage build out.
Calculation of minimum frontage build out, so
excludes access, drives, pedestrian walkways,
required setbacks and any required buffer or screen.
So that would give you a break there.
Than 90% frontage buildout is a big one,
and then your side setbacks are zero, minimum setbacks
and rear setback of ten feet.
The big one is the front there.
The other thing Is, LDC land Development Code 44.06.02 has
a civic or social space requirement.
Those are things like there are some choices there
that you have with the T5.
There's a passive park, a playground.
There is a plaza square.
But the plaza and the square have minimum size requirements
of a half acre.
So there is a requirement for this social green area that's
required in this district.
If you're interested in pursuing this, and I hope you are,
let's have subsequent conversations about that
and see if there is some way to maybe employ
those to the frontage requirements somehow or another.
I don't know if that's going to be an option or not.
We went in discussion with that.
This is a lot of new code for a lot of us.
Sorting through all of it, and there
may be some ways that perhaps would be helpful on that.
The main entrance of the building
with that new urban design in mind,
the main entrance of the building is got to face us 17.
If you've got to have that much frontage,
it would be running that way anyways, I would imagine.
Table 44-5, you have a required frontage.
That's the area between the front of the building
and the public right of way.
It's not a big area, but there's different types
of frontages in there that you can look at and pick one.
The edge conditions and the need for a multi-use trail
requirement for a multi-use trail is a requirement as well.
I think multi-use trail where a sidewalk would typically go.
But I think Tim will probably talk more about that.
The landscaping is requirements in 45.04.05,
and the lighting and sound requirements are 45.04.06.
Like all projects, even outside timber,
LDC 45.05.06 you have dumpsters, mechanical equipment,
service areas.
Those have to be screened.
They have to be on the side of the rear of the building.
Architectural standards, there's a lot of them.
Don't need to go through all of this.
There's 45.05.02 as the architectural standards.
That will give you the requirements
on material requirements.
You're located in an activity center called The Yulee Historic
Activity Center.
That's the name of the activity center.
You have to pick a different historic mercantile,
mid-century.
There's several architectural styles in there,
and the building would have to mirror one of those,
and you would get some flexibility with the building
materials and that is all laid out in 45.05.02.
And the parking is required to be to the rear.
That would be what you need to do anyways if you
shift this building location.
And the other one that is a big one, and maybe I
saved the worst for last, it's in the activity center.
The building's got to be two stories.
I was looking for anything in the code
where the second story did not have to be functional.
I haven't found anything like that.
So you've got to have two stories.
But I think if you're interested in this,
I think it might be helpful to have a meeting with planning
staff and development services with Tim and Caleb.
It sounds like a lot, and it is.
I'm not going to sugarcoat that.
It's doable.
It just depends on if you're interested in pursuing it.
We're happy to help you.
>> You had me until two stories.
I was okay with everything else.
>> That's a tough one.
I probably should have said that earlier.
We don't want to help you through this process.
Working within the regulations, and that may sound strange.
>> Is there a process where we can request relief from the two
story requirement?
>> There are some relief provisions,
since you used that word.
I like that word in Timber to Tides.
The one that comes to mind is the planning director,
Elizabeth Beck, my boss.
She has some leeway on A bit of the frontage builder
requirement.
Don't hold me on that, but there are some provisions in there.
Not for the second story requirement I don't think.
But there is some leeway for the frontage requirement
and I think there's a few other points in there too.
Not sure if they would be helpful or not.
I think maybe trying to get creative with some
of the green space requirements and that sort of thing
might be helpful.
I'll try to sort through this.
90% is a long orthodontics office.
If you didn't have that buildout requirement,
you could accomplish some of that with the second floor.
Which -- with the second floor and the furniture.
That's a tough one.
You'll obviously have the things that you can get relief on.
You obviously have an access drive that won't count.
There are some required setbacks.
Required buffering and screening of those edge conditions.
Maybe that could be helpful.
Maybe looking at it with this green space requirement
actually could be helpful, because you're trying to reduce
the length of that to be able to go that way without getting
absurd on square footage for what you're trying to do.
I'd be happy to meet with you at any point.
>> Do the architectural standards apply to the frontage?
>> What's people from the right of way,
the materials have to be consistent all the way around.
>> Thank you.
>> Tim Davidson with development services.
Will mentioned a little bit about the edge zone in timber.
That section 17 is called Urban Edge zone.
You can find all of this in the planning section of the website,
the whole timber document.
Figure 45.05 identifies that urban edge zone.
And it's illustrated in figure 45-19.
There's an eight foot minimum public seating zone, ten foot
trail, which will mention in an eight foot street buffer
that you'd have to incorporate.
The rest of my comments don't have anything
to do with timber to tides.
17 is a dot road, so any improvements in 17
will have to be permitted through FDOT.
And you're showing that you have a connection out to the trail.
That sidewalk needs to be a six foot minimum.
>> I don't believe it is now.
And we don't have right of way there
to make it wider without getting into the utility zone, which
I don't know if the Dot is going to want
us to extend that sidewalk right up to the back of their curb.
What do we do in that situation?
>> I'm not sure I understand.
>> Do I need to widen the sidewalk along the front >> I
don't know that we have ten foot between the right of way
and the back of curb.
We don't have enough right of way to accommodate that,
do we need to give you an easement?
>> Yes.
Sometimes the trail does meander on the property, so
an access easement.
>> Per BSCC resolution 2019, 174.
All development requires a traffic impact analysis.
First step is to call our traffic engineer Andrew
to discuss the requirements.
We'll look at the trip generation and so forth
and surrounding intersections.
This is to determine what will be needed
if anything to be analyzed.
I want to call attention to the article
ten of the roadway and standards,
it's our stormwater management requirements.
It largely aligns with Saint John's.
I will note a few things that sometimes people miss.
The pond has to contain 100 year storm type of bank.
We do require stormwater maintenance plan.
Once you get approval for the site,
we have construction inspection fees.
Those are listed online.
We have an engineering checklist in the development services
section of the website that will help you along with the--
I would like to note that section 61 states
DRC approval shall be obtained prior
to commencement of all projects to breaking ground.
>> One of the things that the owner wanted to do was maximize
parking on the site, which I know your LDC has a 10%
limitation over the code minimum parking as a maximum.
Is that right?
>> I think that's more planning.
>> The question is if they perceive this project and half
the building is a space that's vacant,
can we assume a worst case intensity to maximize
the parking for that situation?
How do we make sure we don't exceed a maximum number,
but yet at the same time maximize the amount of parking
we put on the site?
>> Let me go back to the parking requirements on that and get
back with you on that.
>> That's all I had.
Thank you.
>> Environmental health.
I know you said you are going to connect to JEA.
We need a letter of availability from them
because currently there are no utilities there.
>> We can provide it.
I think we already have that.
There's no water out there.
They're telling us there's a force
main on the east side of us 17, and we can share that with you,
>> We just need a letter that they can provide it to you.
That's fine.
That's it.
>> No problem.
>> Good morning.
Fire Marshal office.
As there is no hydrant within 500ft of this building,
what is the proposed location, you would have to have a pond
with a 50 year drought study that has a drought hydrant.
If you go that route from the placement of the dry hydrant,
it has to be 100ft distance before you actually have
a structure.
I don't know if that's going to work in this configuration.
Alterations where the building is facing everything and that
may -- outside of that.
You have to have a tank that is capable of holding
the required water supply for fire flow for that building.
Roadway US 17 is going to be wide enough and the Parking
or drive through is going to be wide enough at least 20ft.
It's not going to be considered a dead end because you
don't have 150ft of driveway.
According to what will have said since the building
is going to face on the front.
Anything that is -- we just so the base thing is going to be
providing water source.
>> We were hoping to do a dry hydrant on a wet pond.
We are negotiating with CSX right now on that.
It may not be an option but could you repeat what you said
about 150ft from dry?
What is the requirement there?
>> So the fire code parts at least a minimum of 100ft
distance between the hydrogen and the building.
>> And then when we configure the parking,
I don't know if we'll exceed 150ft dead end,
but can you give me the fire apparatus specs so we can make
sure we turn it around?
>> So if you had a driveway that was 150ft from the front
of the property, it requires a turnaround,
which would be the T shape because you're not going to be
able to get a -- >> And if we don't want to do a tank and we
can't do a pond because of CSX, do we have the option to do
a fire well?
>> You do not.
>> Okay, thank you.
>> Did you have any questions?
>> No, you've answered all my questions.
Thank you for your time.
>> With that, we will conclude tab A and move
in to our Approval tab B, SP25-032.
Do you all have any comments?
>> Planning department has no comment.
>> Building department has no comment.
>> Environmental health has no comments.
>> Fire Marshal has no comments.
>> Tab C, SP25-055 Charis Eating Disorder Expansion Approval.
Any comments?
>> No further comments.
>> And with that, we will conclude today's meeting.