The Jacksonville Planning Commission on Thursday recommended denial of a request to rezone the Hodges property at Butler Boulevard and Glen Kernan Parkway for apartments and other uses.
Commission members voted 4-2 to recommend denial of the rezoning, primarily based on the traffic it would generate.
The City Council Land Use and Zoning Committee and the full council could approve the rezoning. The request is scheduled June 18 at the committee and June 25 at council.
The 48.53 acres are west of Hodges Boulevard between Butler Boulevard and Glen Kernan Parkway, across from Windsor Commons shopping center.
The owner sought rezoning for a mixed-use development, including up to 970 apartments, commercial retail, institutional and services establishments.
Attorney Paul Harden, the owner’s agent for Hodges Development Group Inc. and Kernan Hodges, sought to convince the commission that the existing planned unit development zoning would have greater impact on the area than the proposed planned unit development, Ordinance 2019-317.
Zoning is split with a 1992 PUD on the northern half and a 2003 PUD on the south.
He said the current PUD zoning comprises the 1992 approval for commercial uses, including a shopping center and two outparcels.
The 2003 PUD was designed for a Lowe’s Home Improvement store.
Harden said the current PUDs have no requirements for buffers, height restrictions and off-site traffic improvements.
Harden said the proposed rezoning is required by code to include a traffic study, which would address off-site traffic impacts.
The proposed development is required to provide 20 percent nonresidential uses, approximately 186,000 square feet, so the site would allow only about 400 multifamily units, which would reduce the parking by a third from the uses currently approved, he said.
The commission voted to back Ordinance 2019-239, which seeks to amend the zoning code to add the Renew Arlington Zoning Overlay.
The bill, co-sponsored by District 1 council member Joyce Morgan, is an effort to improve specific commercial corridors and reduce the blight in Arlington.
Code changes include design standards for high intensity uses, design guidelines, performance standards, a limitation on the use of administrative deviations, creation of character areas with specific design and performance standards, and a time frame for property owners to upgrade properties to the new standards.
In 2015, council members approved the creation of the Renew Arlington CRA that includes property along three corridors in Arlington: University Boulevard from the Arlington Expressway to Fort Caroline Road; Merrill Road from University Boulevard to Interstate 295; and a section of Arlington Road from University Boulevard to Rogero Road.
Property owners requested additional modifications tied to landscaping, signage and other standards that they say will create unnecessary financial hardship for property owners.
Bill Cesery, who owns two strip malls along Merrill Road, said signage permitted years ago should be grandfathered.
The planning commission approved zoning exceptions and waivers of liquor distance for:
• Tipsy Bar & Grill, 243 Edgewood Ave. S. and Nolan Street, to serve all alcoholic beverages in conjunction with a restaurant in the industrial light zoning district. The restaurant currently serves beer and wine.
• Allstarrz Restaurant & Lounge, a proposed restaurant at 1111 Cesery Blvd., between Lone Star and Arlington roads, to reduce the required 500 feet to 418 feet from the Arlington Baptist Church at 6009 Arlington Road. The waiver allows the service of all alcoholic beverages for on-premises consumption in conjunction with a restaurant.
The Planning Commission recommended approval for land use changes and rezonings for:
• Ordinance 2019-2, which seeks a small scale land use amendment for 6.16 undeveloped acres at Dunn Creek Road, north of New Berlin Road. It would change from low density residential to neighborhood commercial to allow retail and office uses.
Companion rezoning request, Ordinance 2019-3, will change from residential low density-100A to planned unit development.
The owner, Oceanway Property Development LLC, plans a 60,000-square-foot center in three buildings and has placed limitations on uses and hours to satisfy neighboring residential use.
• Ordinance 2019-308, which seeks a large scale land use amendment for 18.59 acres at 1320 Chaffee Road S. It would change from low density residential to community/general commercial on 6.5 acres on the southeast part of the property and conservation on the remaining 12.09 acres. The owner, Final Waters LLC, plans to convert the existing church to a funeral home.
• Ordinance 2019-311, which seeks a large scale land use amendment for 38.27 acres along the south side of AC Skinner Parkway between Southside Boulevard and Belfort Road. It would change from community/general commercial and business park to medium density residential to develop townhomes.
The companion rezoning, Ordinance 2019-312, would change from commercial office and industrial business park to residential medium density-D.
The Jacksonville Transportation Authority plans to sell the property to homebuilder D.R. Horton. The conceptual site plan shows the development is split east and west in two townhome types.
The west units, comprising19 buildings on 17.5 acres, have garage and driveway parking and 132-units in eight-, six- and four-unit buildings. The east units are 10 buildings on 18.81 acres, with three types of buildings and parking lots. A central clubhouse, pool, park and dog park serve the entire development.
• Ordinance 2019-315, which seeks to rezone 1.9 acres at Parramore Road and Parramore Court, adjacent to Costco. It would change from PUD to PUD to add personal property storage use, waive the required minimum 2 acres for the use and modify the parking allowance for storage use. The owner, Harmony Farms of Jacksonville LLC, plans a four-story, 115,200-square-foot building.
• Ordinance 2019-316, which seeks to rezone 0.87 acres at 12025 San Jose Blvd. It would change from PUD to another to allow a small educational use for 25 students. The owner, Lighthouse Ladies Investments LLC, states in the application that the building is used for medical offices serving children with significant needs. The intent is to allow the children to stay on-site for educational purposes.
Land use amendments, rezonings and ordinances require recommendations from the City Council Land Use and Zoning Committee and then full council approval.
