[5:44] >> Good morning.
[5:45] Welcome to the regular meeting of the Development Review
[5:48] Committee.
[5:49] Today is Tuesday August 25th, 2026.
[5:53] My name is Tabitha Bostic with Development services,
[5:56] and I will be serving as the chair.
[5:58] Today we have one project submitted for plea application
[6:01] and two projects that are being recommended to the Department
[6:04] heads for approval. -- pre-application.
[6:11] Before we begin I will read the preamble
[6:15] and then we will have the committee members introduce
[6:17] themselves.
[6:18] The Development Review Committee is
[6:19] a technical advisory committee, not
[6:21] a decision making body, which makes recommendations
[6:24] to department heads who provide final approval.
[6:26] Pre-application meetings are intended
[6:28] to provide preliminary comments for proposed development
[6:30] Projects.
[6:34] Comprehensive reviews will be provided
[6:39] upon submittal of the preliminary Binding site
[6:42] plan, site engineering plan, final development
[6:45] plan, or plat application.
[6:49] Now the members will introduce themselves.
[6:55] [Roll call] This meeting is being recorded
[6:58] and will be available following the meeting.
[7:00] With that, we will begin with tab A.
[7:03] This applicant here for Tab A?
[7:07] Please come to the podium, introduce yourself
[7:10] and tell us about your project.
[7:11] >> Good morning.
[7:13] I'm Matt Phillips, southeast engineering group.
[7:17] I'm here to talk about onshore orthodontics.
[7:20] It's a proposed orthodontic facility located on US 17,
[7:24] on the west side of US 17 between pages dairy
[7:27] and 200 just north of the railroad.
[7:29] They are proposing a 500 zero square foot space
[7:32] for their operations and then another 500 zero square foot
[7:36] for future tenants.
[7:38] So it's a ten zero zero zero square foot building in total.
[7:43] Stormwater drainage will be towards the railroad.
[7:45] We've met with the dot, and they've
[7:48] asked us to close the median cut in 17.
[7:51] So we'll have a right in right out driveway.
[7:54] We plan on doing a directional drill beneath 17 to connect
[7:58] to the GA e force main on the far side,
[8:01] and we're proposing an on water --
[8:06] on site water treatment plant for domestic water.
[8:10] >> We will go around and make comments.
[8:13] >> Good morning.
[8:15] You're showing the accessible parking and accessible route
[8:18] already, so we have no further comments at this time.
[8:22] >> Will Ryder, Planning department.
[8:26] Have a few notes here.
[8:29] Your zoning is commercial intensive and your future land
[8:32] use designation is commercial.
[8:33] That's good for what you're wanting to do.
[8:39] It's also situated in the Timber Decides design overlay.
[8:43] All of the architectural standards and design
[8:47] standards of timber of tides would apply to this project.
[8:52] So I'll preface this by saying timber the tides.
[8:55] Have you heard anything about it?
[8:58] >> I have heard of it, I haven't done a project all the way
[9:01] through design and permitting timber to.
[9:06] >> I think of it as a new urbanist type of design where
[9:10] there is a lot of emphasis on esthetic architectural standards
[9:13] creating a sense of community, having green spaces
[9:19] and gathering areas and those sorts of things with the more
[9:25] intense developments being around those nodes,
[9:28] like you would have at US 17 and SR 200.
[9:36] If you think of old downtown districts with buildings
[9:41] pulled up to the front, that's what was envisioned
[9:45] and was adopted by the County Commission.
[9:47] It roughly extends from a little bit West 95, down to the bridge
[9:53] and interrupted by EMCPA Wildlife in a couple places.
[10:02] With that in mind, here's a couple of highlights that
[10:06] would apply to this project.
[10:07] You've got the entitlements that this property has not
[10:10] been rezoned to T5, but it's in the T5 transect.
[10:13] So you have the entitlement of the commercial intensive zoning
[10:18] district with those permitted uses.
[10:24] But you've got the design architectural standard timber
[10:27] the tides.
[10:28] Articles 44 and 45 of the Land Development Code would apply.
[10:33] This is recorded, so you don't necessarily
[10:36] have to write all of these down.
[10:37] I'll highlight them and you can go and listen to the video
[10:40] as well.
[10:42] 44.06.01 has a chart, and it's got your site design
[10:50] and transect standards.
[10:51] It talks about building frontage, setbacks,
[10:55] building heights and those sorts of things.
[11:01] One of the highlights from that chart
[11:03] is there's a 90 build out requirement on the front.
[11:06] So your front setback is zero, minimum of zero
[11:11] and a maximum of ten feet on the front.
[11:15] 90% of the building-- it would have
[11:22] to be turned from the design that you have,
[11:25] and extended with 90% of it being between 0 and 10
[11:32] from the front property line.
[11:36] There are some exceptions to that
[11:39] if you went to Municode online, buried in an ordinance,
[11:43] you're not going to see it because it was just
[11:45] recently adopted.
[11:46] There were a couple of exceptions
[11:48] to that frontage build out.
[11:50] Calculation of minimum frontage build out, so
[11:56] excludes access, drives, pedestrian walkways,
[12:02] required setbacks and any required buffer or screen.
[12:05] So that would give you a break there.
[12:07] Than 90% frontage buildout is a big one,
[12:09] and then your side setbacks are zero, minimum setbacks
[12:13] and rear setback of ten feet.
[12:15] The big one is the front there.
[12:17] The other thing Is, LDC land Development Code 44.06.02 has
[12:25] a civic or social space requirement.
[12:31] Those are things like there are some choices there
[12:34] that you have with the T5.
[12:36] There's a passive park, a playground.
[12:39] There is a plaza square.
[12:42] But the plaza and the square have minimum size requirements
[12:45] of a half acre.
[12:47] So there is a requirement for this social green area that's
[12:54] required in this district.
[12:58] If you're interested in pursuing this, and I hope you are,
[13:06] let's have subsequent conversations about that
[13:10] and see if there is some way to maybe employ
[13:15] those to the frontage requirements somehow or another.
[13:19] I don't know if that's going to be an option or not.
[13:22] We went in discussion with that.
[13:24] This is a lot of new code for a lot of us.
[13:28] Sorting through all of it, and there
[13:30] may be some ways that perhaps would be helpful on that.
[13:33] The main entrance of the building
[13:36] with that new urban design in mind,
[13:39] the main entrance of the building is got to face us 17.
[13:42] If you've got to have that much frontage,
[13:44] it would be running that way anyways, I would imagine.
[13:49] Table 44-5, you have a required frontage.
[13:54] That's the area between the front of the building
[13:57] and the public right of way.
[13:58] It's not a big area, but there's different types
[14:00] of frontages in there that you can look at and pick one.
[14:06] The edge conditions and the need for a multi-use trail
[14:12] requirement for a multi-use trail is a requirement as well.
[14:16] I think multi-use trail where a sidewalk would typically go.
[14:20] But I think Tim will probably talk more about that.
[14:23] The landscaping is requirements in 45.04.05,
[14:29] and the lighting and sound requirements are 45.04.06.
[14:35] Like all projects, even outside timber,
[14:43] LDC 45.05.06 you have dumpsters, mechanical equipment,
[14:49] service areas.
[14:50] Those have to be screened.
[14:51] They have to be on the side of the rear of the building.
[14:54] Architectural standards, there's a lot of them.
[14:57] Don't need to go through all of this.
[14:59] There's 45.05.02 as the architectural standards.
[15:03] That will give you the requirements
[15:05] on material requirements.
[15:07] You're located in an activity center called The Yulee Historic
[15:20] Activity Center.
[15:25] That's the name of the activity center.
[15:28] You have to pick a different historic mercantile,
[15:34] mid-century.
[15:35] There's several architectural styles in there,
[15:38] and the building would have to mirror one of those,
[15:40] and you would get some flexibility with the building
[15:43] materials and that is all laid out in 45.05.02.
[15:50] And the parking is required to be to the rear.
[15:53] That would be what you need to do anyways if you
[15:56] shift this building location.
[15:57] And the other one that is a big one, and maybe I
[16:00] saved the worst for last, it's in the activity center.
[16:10] The building's got to be two stories.
[16:14] I was looking for anything in the code
[16:17] where the second story did not have to be functional.
[16:19] I haven't found anything like that.
[16:22] So you've got to have two stories.
[16:26] But I think if you're interested in this,
[16:29] I think it might be helpful to have a meeting with planning
[16:31] staff and development services with Tim and Caleb.
[16:37] It sounds like a lot, and it is.
[16:40] I'm not going to sugarcoat that.
[16:44] It's doable.
[16:45] It just depends on if you're interested in pursuing it.
[16:53] We're happy to help you.
[16:56] >> You had me until two stories.
[16:57] I was okay with everything else.
[17:00] >> That's a tough one.
[17:04] I probably should have said that earlier.
[17:05] We don't want to help you through this process.
[17:08] Working within the regulations, and that may sound strange.
[17:14] >> Is there a process where we can request relief from the two
[17:17] story requirement?
[17:18] >> There are some relief provisions,
[17:21] since you used that word.
[17:23] I like that word in Timber to Tides.
[17:30] The one that comes to mind is the planning director,
[17:33] Elizabeth Beck, my boss.
[17:38] She has some leeway on A bit of the frontage builder
[17:47] requirement.
[17:48] Don't hold me on that, but there are some provisions in there.
[17:53] Not for the second story requirement I don't think.
[17:59] But there is some leeway for the frontage requirement
[18:03] and I think there's a few other points in there too.
[18:06] Not sure if they would be helpful or not.
[18:08] I think maybe trying to get creative with some
[18:12] of the green space requirements and that sort of thing
[18:17] might be helpful.
[18:24] I'll try to sort through this.
[18:30] 90% is a long orthodontics office.
[18:38] If you didn't have that buildout requirement,
[18:41] you could accomplish some of that with the second floor.
[18:44] Which -- with the second floor and the furniture.
[18:51] That's a tough one.
[18:52] You'll obviously have the things that you can get relief on.
[18:55] You obviously have an access drive that won't count.
[18:58] There are some required setbacks.
[19:01] Required buffering and screening of those edge conditions.
[19:05] Maybe that could be helpful.
[19:08] Maybe looking at it with this green space requirement
[19:14] actually could be helpful, because you're trying to reduce
[19:19] the length of that to be able to go that way without getting
[19:23] absurd on square footage for what you're trying to do.
[19:26] I'd be happy to meet with you at any point.
[19:31] >> Do the architectural standards apply to the frontage?
[19:35] >> What's people from the right of way,
[19:38] the materials have to be consistent all the way around.
[19:42] >> Thank you.
[19:45] >> Tim Davidson with development services.
[19:50] Will mentioned a little bit about the edge zone in timber.
[19:54] That section 17 is called Urban Edge zone.
[19:57] You can find all of this in the planning section of the website,
[20:02] the whole timber document.
[20:05] Figure 45.05 identifies that urban edge zone.
[20:11] And it's illustrated in figure 45-19.
[20:14] There's an eight foot minimum public seating zone, ten foot
[20:20] trail, which will mention in an eight foot street buffer
[20:25] that you'd have to incorporate.
[20:28] The rest of my comments don't have anything
[20:30] to do with timber to tides.
[20:32] 17 is a dot road, so any improvements in 17
[20:40] will have to be permitted through FDOT.
[20:44] And you're showing that you have a connection out to the trail.
[20:47] That sidewalk needs to be a six foot minimum.
[20:50] >> I don't believe it is now.
[20:53] And we don't have right of way there
[20:54] to make it wider without getting into the utility zone, which
[20:59] I don't know if the Dot is going to want
[21:01] us to extend that sidewalk right up to the back of their curb.
[21:03] What do we do in that situation?
[21:07] >> I'm not sure I understand.
[21:09] >> Do I need to widen the sidewalk along the front >> I
[21:14] don't know that we have ten foot between the right of way
[21:17] and the back of curb.
[21:18] We don't have enough right of way to accommodate that,
[21:20] do we need to give you an easement?
[21:24] >> Yes.
[21:24] Sometimes the trail does meander on the property, so
[21:28] an access easement.
[21:32] >> Per BSCC resolution 2019, 174.
[21:39] All development requires a traffic impact analysis.
[21:42] First step is to call our traffic engineer Andrew
[21:45] to discuss the requirements.
[21:46] We'll look at the trip generation and so forth
[21:48] and surrounding intersections.
[21:50] This is to determine what will be needed
[21:52] if anything to be analyzed.
[21:54] I want to call attention to the article
[21:55] ten of the roadway and standards,
[21:57] it's our stormwater management requirements.
[22:00] It largely aligns with Saint John's.
[22:01] I will note a few things that sometimes people miss.
[22:05] The pond has to contain 100 year storm type of bank.
[22:11] We do require stormwater maintenance plan.
[22:14] Once you get approval for the site,
[22:16] we have construction inspection fees.
[22:18] Those are listed online.
[22:19] We have an engineering checklist in the development services
[22:22] section of the website that will help you along with the--
[22:27] I would like to note that section 61 states
[22:30] DRC approval shall be obtained prior
[22:32] to commencement of all projects to breaking ground.
[22:34] >> One of the things that the owner wanted to do was maximize
[22:38] parking on the site, which I know your LDC has a 10%
[22:42] limitation over the code minimum parking as a maximum.
[22:46] Is that right?
[22:50] >> I think that's more planning.
[22:53] >> The question is if they perceive this project and half
[22:56] the building is a space that's vacant,
[22:57] can we assume a worst case intensity to maximize
[23:00] the parking for that situation?
[23:02] How do we make sure we don't exceed a maximum number,
[23:06] but yet at the same time maximize the amount of parking
[23:09] we put on the site?
[23:11] >> Let me go back to the parking requirements on that and get
[23:15] back with you on that.
[23:28] >> That's all I had.
[23:31] Thank you.
[23:33] >> Environmental health.
[23:35] I know you said you are going to connect to JEA.
[23:39] We need a letter of availability from them
[23:42] because currently there are no utilities there.
[23:44] >> We can provide it.
[23:45] I think we already have that.
[23:47] There's no water out there.
[23:48] They're telling us there's a force
[23:52] main on the east side of us 17, and we can share that with you,
[23:56] >> We just need a letter that they can provide it to you.
[24:01] That's fine.
[24:02] That's it.
[24:04] >> No problem.
[24:05] >> Good morning.
[24:07] Fire Marshal office.
[24:13] As there is no hydrant within 500ft of this building,
[24:19] what is the proposed location, you would have to have a pond
[24:23] with a 50 year drought study that has a drought hydrant.
[24:28] If you go that route from the placement of the dry hydrant,
[24:31] it has to be 100ft distance before you actually have
[24:33] a structure.
[24:34] I don't know if that's going to work in this configuration.
[24:44] Alterations where the building is facing everything and that
[24:48] may -- outside of that.
[24:53] You have to have a tank that is capable of holding
[24:57] the required water supply for fire flow for that building.
[25:05] Roadway US 17 is going to be wide enough and the Parking
[25:12] or drive through is going to be wide enough at least 20ft.
[25:16] It's not going to be considered a dead end because you
[25:22] don't have 150ft of driveway.
[25:27] According to what will have said since the building
[25:30] is going to face on the front.
[25:32] Anything that is -- we just so the base thing is going to be
[25:41] providing water source.
[25:43] >> We were hoping to do a dry hydrant on a wet pond.
[25:53] We are negotiating with CSX right now on that.
[25:57] It may not be an option but could you repeat what you said
[26:00] about 150ft from dry?
[26:01] What is the requirement there?
[26:04] >> So the fire code parts at least a minimum of 100ft
[26:16] distance between the hydrogen and the building.
[26:19] >> And then when we configure the parking,
[26:21] I don't know if we'll exceed 150ft dead end,
[26:25] but can you give me the fire apparatus specs so we can make
[26:28] sure we turn it around?
[26:31] >> So if you had a driveway that was 150ft from the front
[26:35] of the property, it requires a turnaround,
[26:37] which would be the T shape because you're not going to be
[26:40] able to get a -- >> And if we don't want to do a tank and we
[26:44] can't do a pond because of CSX, do we have the option to do
[26:48] a fire well?
[26:53] >> You do not.
[26:55] >> Okay, thank you.
[26:58] >> Did you have any questions?
[27:01] >> No, you've answered all my questions.
[27:04] Thank you for your time.
[27:06] >> With that, we will conclude tab A and move
[27:09] in to our Approval tab B, SP25-032.
[27:19] Do you all have any comments?
[27:24] >> Planning department has no comment.
[27:27] >> Building department has no comment.
[27:31] >> Environmental health has no comments.
[27:35] >> Fire Marshal has no comments.
[27:41] >> Tab C, SP25-055 Charis Eating Disorder Expansion Approval.
[28:01] Any comments?
[28:08] >> No further comments.
[28:12] >> And with that, we will conclude today's meeting.