Full-time Federal Employee Representing Developer Seeking Planned Unit Development in St. Augustine

Florida National Guard Judge Advocate General GARY BRIAN DAVENPORT, a full-time federal employee will take annual leave today to represent the applicant seeking to create yet another a Planned Unit Development, a critter that former Planning and Zoning Board member Cathy Brown called "a sneaky way to get around zoning."  

On July 5, 2021, I spoke to DAVENPORT, who reminded me that I am a "disbarred lawyer!"  

Bumptious DAVENPORT's barking at me was befitting of "a dockside bully," in the words of Saint Thomas More, patron Saint of lawyers and whistleblowers, in A Man for All Seasons.

Working for Ponte Vedra developer JAY McGARVEY, GARY DAVENPORT's half-baked PUD proposal seeks to cram three (3) restaurants, serving what he misspells as full "alcahol" (sic) at 36 Grenada Street, which houses the Corazon movie theater.    More density. More intensity.  More alcohol in an historic downtown that is already blessed with some 1000 bars and restaurants.  Believe it or Not!

DAVENPORT  has refused to provide me with any legal document giving him permission to represent corporations.  

Time's up, Mr DAVENPORT.  

Here's the law on your conflict of interest, from a 1983 USDOJ Office of Legal Counsel memorandum:

Restrictions on a Federal Appointee’s Continued Employment by a Private Law Firm

Federal conflict of interest laws, 18 U.S.C. §§ 202-209, and Department of Justice Standards of Conduct, 28 C.F.R. pt. 45, restrict the private practice of law by an attorney while employed by the Department of Justice.

If the attorney is hired as a “regular government employee,” i.e., expected to serve more than 130 days in any 365-day period, he will be prohibited from acting as an agent or attorney for anyone other than the United States in any matter in which the United States is a party or has a direct and substantial interest, and from receiving compensation for services rendered by himself or another in such matters. In addition, Department regulations prohibit the outside practice of law by Department of Justice employees, in the absence of a waiver.

If the attorney is hired as a “special government employee,” i.e., expected to serve 130 days or less in any 365-day period, he will be subject to representation and compensation restrictions only with respect to matters in which he has participated personally and substantially while in government or which are pending in the Department of Justice. The Department's regulation prohibiting the outside practice of law does not apply to special government employees.

Under 18 U.S.C. § 208 all government employees must disqualify themselves from participating for the government in any matters in which they or their employers, among others, have a financial interest.

August 1, 1983

Memorandum Opinion for the Associate Attorney General

We have been asked to advise you whether, from the perspective of conflict of interest and professional ethics, Mr. A may continue as a member of his law firm once he has been employed by this Department as General Counsel to the President’s Commission on Organized Crime. We understand that Mr. A is presently a senior partner at a law firm, and that he proposes to remain in the employ of that firm on a salaried basis through December 1983. We understand that Mr. A expects to be working on essentially three major matters for the firm during this period. Two of those matters do not involve the United States. The third involves his continued representation of domestic steel producers in steel dumping cases. At the same time that Mr. A is handling these private matters for the law firm, he proposes to serve in the Department without federal compensation. We understand that during this period the Department would

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hire Mr. A as a consultant pursuant to 5 U.S.C. § 3109.1 Mr. A ’s proposed employment status after December 31, 1983 has not been described to us, but we presume that he will continue to serve, in some capacity, in the Department. After December 31, 1983, Mr. A believes he will be in a position to adjust his relationship with the firm.

In general, we conclude that the ultimate decision in this matter involves findings of fact which this Office is not in a position to make. We will therefore describe to you the factual test that you should apply and the legal conse­ quences of the two alternative factual outcomes. More specifically, our conclu­ sions can be summarized as follows:

(1) If Mr. A will be a regular government employee (i.e., ex­ pected to serve more than 130 days in any period of 365 days), his proposed dual employment will present significant and prob­ ably insurmountable problems under the conflict of interest statutes and the Department’s Standards of Conduct.

(2) If Mr. A will be a “special government employee” {i.e., expected to serve 130 days or less during any period of 365 days) his proposed dual employment can be accomplished with­ out violating the statutes or regulations.

(3) In either event, the Department should consider as a policy matter whether it wishes to permit an employee to serve simulta­ neously in a private law firm and in this Department and it should reach an understanding with Mr. A concerning various areas where issues of impropriety (actual or apparent) may arise.

I. Rules Applicable To Regular Government Employees

If Mr. A is deemed to be a regular government employee, he will be subject to the full restrictions of the Federal conflict of interest statutes, 18 U.S.C. §§ 202-209, and this Department’s Standards of Conduct, 28 C.F.R. Part 45. Among other things, this will mean that Mr. A will be prohibited from acting as agent or attorney for anyone other than the United States in any particular matter in which the United States is a party or has a direct and substantial

1 We have left it to the Justice Management Division to determine whether it is appropriate to hire Mr. A as a consultant in this context, and we will likewise leave the administrative aspects of his appointment to their charge. See generally Decisions of the Comptroller General, B-192406 (Oct. 12, 1978) (dealing with the hiring of lawyers under 5 U.S.C. § 3109); B-l 14868-18 (Feb. 10, 1978) (same).

We also have considered the legality ofthis Department's acceptance of Mr. A’s voluntary services in light of 31 U.S.C. § 1342. In our view, it is appropriate for this Department to accept the voluntary services of Mr. A in this context because 1) he will be serving as a consultant under 5 U.S.C. § 3109, a position for which there is no minimum salary set by law and 2) he will execute a document clearly indicating that he waives any right to compensation from the United States for his services through December 1983. See generally “Employment Status of ‘Volunteers’ Connected With Federal Advisory Committees,” 6 Op. O.L.C. 160 (1982). If Mr. A is unwilling to execute such a document, the Department may not accept his voluntary services.

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interest. See 18 U.S.C. § 205. In addition, he would be prohibited from receiv­ ing compensation for services rendered by himself or another in such matters. See 18 U.S.C. § 203. As we see it, these provisions will effectively bar Mr. A from his proposed participation in the steel dumping cases on behalf of the private clients. See also 28 C.F.R. § 45.735-9 (prohibiting the outside practice of law by Department of Justice employees, absent a waiver by the Deputy Attorney General or the presence of other factors not relevant here).2

Although there are, of course, other conflict of interest and ethical restric­ tions that would apply to Mr. A as a regular government employee, we have not undertaken a full description of them in this memorandum. If you find that Mr. A will in fact be a regular government employee, and you are inclined to pursue his dual employment proposal despite the restrictions described above, we will provide you with materials that describe more fully the ethics requirements for regular Department of Justice employees.

II. Rules Applicable to Special Government Employees

The conflict of interest statutes impose fewer and less rigorous restrictions on certain short-term or intermittent employees called “special government employees.” If Mr. A meets the test for special government employment described below, he would be subject only to these less rigorous restrictions and he would not be faced with statutory requirements that are necessarily and substantially inconsistent with his dual employment proposal.

As a special government employee, Mr. A would be subject to the represen­ tation and compensation restrictions of 18 U.S.C. §§ 203 and 205 only with respect to matters (1) in which he has participated personally and substantially while in government; or (2) which are pending in the Department of Justice.3 See 18 U.S.C. §§ 203, 205. See also 18 U.S.C. § 209 (exempting special government employees from its restriction on private sources of compensation for services rendered to the government). Similarly, the Department’s regula­ tion restricting outside professional practice does not apply to special govern­ ment employees. See 28 C.F.R. § 45.7359(b).

In addition to the limited application of §§ 203 and 205, as a special govern­ ment employee Mr. A would also be subject to the full disqualification rule of

2It is not necessary at this point, regardless of the findings of fact made, for us to reach the question of whether Mr. A would qualify for a waiver of the Department's regulation. If you decide Mr. A will be a regular government employee and that the obstacles of 18 U.S.C. §§ 203 and 205 can be overcome, we would be happy to provide the Deputy Attorney General with whatever assistance he requires in considering a possible waiver.

3This latter restriction would not apply until Mr. A had actually served in the Department for sixty-one days. See 18 U.S.C. §§ 203(c) and 205. The Department has not generally viewed matters in litigation before federal courts to be pending in this Department, but we do consider investigative matters and other pre­ litigation matters (such as administrative tort claim determinations) to be pending in the Department for purposes of these statutes. In light of these precedents, we would be reluctant to assert that contact by Mr. A with this Department relating to the steel cases would violate §§ 203 or 205. Nonetheless, we would encourage you as a matter of discretion to limit the extent of Mr. A’s direct contact with Department officials on these cases during the tenure of his government employment.

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18 U.S.C. § 208.4 Section 208 requires employees (including special govern­ ment employees) to disqualify themselves from participating for the govern­ ment in any matters in which they or, among others, their employers have a financial interest. So long as Mr. A maintains an employment relationship with his law firm, he would have to disqualify himself from any government matters in which the firm has a client or other financial interest.5 Given the limited subject matter of his proposed duties, we would not anticipate that this restric­ tion will present any significant obstacle to Mr. A ’s dual employment proposal.6

ML Test for Special Goveriminnieinit Employmeinit

The term “special Government employee” is defined to include “an officer or employee of the executive or legislative branch of the United States Govern­ ment . .. who is retained, designated, appointed, or employed to perform, with or without compensation, for not to exceed one hundred and thirty days in any period of three hundred and sixty-five days, temporary duties either on a full time or intermittent basis.” 18 U.S.C. § 202. To be so appointed, the Depart­ ment must in good faith estimate in advance of appointment that the individual will serve for no more than 130 days in the succeeding 365-day period, beginning on the day of appointment. In estimating the number of days to be served, the Department must count as a full day any day (including Saturday, Sunday or holiday) during which any time is expected to be devoted to performing government duties. See Federal Personnel Manual, Ch. 735, Ap­ pendix C.

The test for special government employment, of course, must be applied without regard to any preferred result. In this case, you must consider Mr. A’s anticipated employment through August o f 1984. Although we understand that Mr. A ’s plans beyond December 1983 may be somewhat vague, this fact does not relieve you of responsibility for making a good faith estimate of his employment for the entire 365-day period.

As a general matter, employees are presumed to be regular government employees unless their appointing Department is comfortable with making an estimate that the employee will be needed to serve 130 days or less. The 130- day standard can be met because (1) the length of employee’s entire tenure with the government will be less than 130 days; (2) the employee is expected to

4 Mr. A will also be subject to the post-employment restrictions of 18 U.S.C § 207(a) and (b). These post- employment restrictions will be specific to Mr. A’s work and responsibilities. In addition, he will be subject to the Department's Standards of Conduct, 28 C.F.R. Part 45 and the Code of Professional Responsibility of the American Bar Association. We will be available to provide specific ethics and post-employment advice to Mr. A upon request.

3 This Department ordinarily requires disqualification from any matter in which the law firm represents a client having such a financial interest, even though the financial interest in the matter may actually belong to the client rather than the firm.

6 Our anticipation in this regard must be evaluated in the context of our limited knowledge and understand­ ing of the subject matter of Mr. A’s proposed duties. Mr. A’s firm is a well-known firm that represents essentially Fortune 500 companies. Your office should consider, based upon your expertise in these matters, to what extent Mr. A’s clients would potentially be involved. In order to accomplish this consideration, Mr. A should probably be required to provide whatever listing of clients would be helpful.

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serve only intermittently over a period of more than 130 days; or (3) some combination of the above. Although it is possible that the proposed duties will not continue for the full three years presently anticipated, we think that you must presume that they will. Accordingly, you must presume that Mr. A will be needed to serve for the full 365-day period relevant for purposes of the special government employee test. This means that Mr. A would only qualify as a special government employee, if you can estimate, in good faith, that the Department’s need for his services will be so intermittent that they will not involve more than 130 days, in whole or in part, during any 365-day period. In making this factual determination you should rely on your own view of the needs of the Department, rather than on the employee’s views of the time he will devote to the job. You should bring to the decision your own knowledge of the nature of the work, and the Department’s expectations. You should also consult with the relevant Department officials about their expectations for the work to be preferred.

IV. Other Considerations

Assuming that you are satisfied that Mr. A ’s dual employment proposal can be compatible with the statutes described above, you should also consider the proposal from a policy perspective. As you know, the Department normally requires its lawyers to sever all connections with law firms. See 28 C.F.R. § 45.735-9. We assume that this policy represents an attempt to avoid actual and apparent conflicts of interest, and a desire to demand the undivided professional attention of the Department’s lawyers. Although the latter policy may be less compelling in a case like this where the employee’s services may indeed be needed only in a part-time capacity, the concern about actual or apparent impropriety persists. For this reason, we would recommend, if you go forward with the dual employment proposal, that you reach an understanding with Mr. A concerning limiting his contacts with this Department on behalf of private clients — for example, that he would not participate in settlement discussions in the steel cases nor attempt to gamer the Department’s support of legislation that would benefit domestic steel producers.

Although no such problems may in fact arise, it would be prudent to antici­ pate and avoid them to the extent feasible.7

Ralph W. Tarr

Acting Assistant Attorney General Office o f Legal Counsel

7 Along the same lines, you should reach some understanding with Mr. A concerning the problem of using support services and legal research assistance from his law firm. As you know, this Department does not have statutory authority to accept gifts, and any donation of such services by the law firm would constitute an unauthorized augmentation of this Department's appropriations. See generally General Accounting Office,Principles of Federal Appropriations Law 5-62, 5-94 (1982). Moreover, use of the firm’s associates and support staff would constitute a greater commingling of the firm and the Department than we have contem­ plated in this opinion, and may well extend the potential for conflicts of interest beyond simply those cases handled by Mr. A himself.

Here's GARY BRIAN DAVENPORT's Florida Bar listing, showing he works at FNG's St. Francis Barracks, 82 Marine Street -- he told me he is a full-time federal employee, claiming he has permission, but refusing to share any evidence of it:

Gary Brian Davenport 

Member in Good Standing 

Eligible to Practice Law in Florida 

Bar Number:

63592

Mail Address:

Gary B Davenport,
82 Marine St
Saint Augustine, FL 32084-5039

Office: 904-669-3186

Cell: 904-669-3186

Email:

garybdavenport@gmail.com

Personal Bar URL:

https://www.floridabar.org/mybarprofile/63592

vCard:

County:

St. Johns

Circuit:

07

Admitted:

10/06/1995

10-Year Discipline History:

None

Law School:

Marquette University Law School

Sections:

Real Property, Probate & Trust

Firm:

Gary B Davenport,

Firm Size:

1

Here's his application:

CITY OF ST. AUGUSTINE

STAFF REPORT & RECOMMENDATION TO: Planning and Zoning Board
DATE: July 6, 2021
RE: REZONING #2021-0085

AGENDA ITEM APPLICANT

OWNER

LOCA TION

REQUEST

LAND USE

ZONING (Existing) ZONING (Proposed)

SURROUNDING USES

APPLICABLE CODES/ORDINANCES

7(a)
Gary Davenport, P A

36 Granada Street, LLC

36 Granada Street

To rezone the property from Commercial Low-one (CL-I) to Planned Unit Development (PUD).

Commercial Low Intensity

Commercial Low-one (CL-I) Planned Unit Development (PUD)

Restaurant, Short term rental, Museum, Government Offices, Parking lots

Sec. 28-30. Comprehensive plan amendments, rezonings and amendment of chapter.

(a) General. This chapter may from time to time be amended, supplemented or changed; the land use plan and land use map established by the comprehensive plan may also be amended and the zoning atlas may from time to time be revised by the rezoning ofland as provided in this section.

(b) Initiation ofproposals. An ordinance for the rezoning ofland may be proposed only by the city commission or any member thereof, by the planning and zoning board or by the owner of subject property, its attorney or duly authorized agent. An amendment to this chapter may be proposed for adoption only by the city commission or any member thereof, or by the planning and zoning board. Proposals to amend this chapter shall be submitted in writing, accompanied by all pertinent information which may be required for proper consideration of the matter.

36 Cordova Street/ PIN 203240 0000 Staff Report and Recommendation

(c) Nature and requirements ofboard report. The report and recommendations to the

city commission as required by subsection (d) below shall show that the board has studied and

considered:

1. (1)  The need and justification for the change.

2. (2)  The relationship of the proposed amendment or rezoning to the city's general

planning program and such comprehensive plans as may from time to time be adopted by the city

commission.
(3) Consistency with the Comprehensive Plan.
(d) Boardreport to commission. Ifthe board recommends approval ofthe amendment

or rezoning, the board shall forward its recommendation and report to the city commission.
The report and recommendation of the board shall be advisory only and shall not be construed to be binding upon the city commission. If the board recommends denial of the amendment or rezoning, the property owner or other person aggrieved may proceed with an appeal

to the city commission pursuant to section 28-29(g) o f the City Code.

(e) Limitations on rezoning ofland:

(1) No ordinance to rezone land shall contain conditions, limitations or requirements

not applicable to all other land in the zoning district to which the particular land is rezoned, except

as provided in aiiicle III, division 8.
(2) Whenever the city commission has, by ordinance, changed the zoning classification

ofland, the board shall not then consider any application for rezoning of any part or all ofthe same land for a period of one (1) year from the effective date of such ordinance.

(3) Whenever the city commission has denied an application for the rezoning of land, no further application shall be filed for the same rezoning of any part or all of the same land for a period of six (6) months from the date of such action. In the event that two (2) or more applications for the same rezoning for any paii or all of the same land has been denied, no further application shall be filed for the same rezoning or any paii or all ofthe same land for a period ofone (1) year from the date of such action denying the last application filed.
(4) Land use plan amendments shall be made consistent with the State ofFlorida's Community Planning Act F.S. ch. 163, as may be amended from time to time.

(I) Waiver oftime limits. The time limits of subsection (e) may be waived by three (3) affirmative votes ofthe city commission when such action is deemed necessary to prevent injustice or to facilitate proper development of the city.

(g) City commission action. Upon receipt ofa favorable report ofthe board as required by subsection (d) hereof, the city manager shall set the date for a public hearing before the city commission. Thedateofsuchpublichearingtobesetbythecitymanagershallbethefirstregular meetingofthecitycommissionafterten(10)daysfollowingreceiptofareport. Attheconclusion of the public hearing, the city commission shall either deny the proposed amendment or rezoning or by ordinance adopt such amendment or rezoning.

(h) Process, public hearings and notification for amendments to this chapter or rezoning o f land (city commission public hearing). The amendment process, including public hearings and notification regarding amendments to this chapter which change the actual list of permitted, conditional or prohibited uses within a zoning category or which change the actual zoning map designation of land in the city shall be as required by F.S. [chapter] 166. Public hearings for ordinances initiated by other than the city that change the actual zoning map designation of a parcel or parcels of land, required to be enacted pursuant to F.S. 166.041(3)(a) shall be noticed in accordance with section 28-59(a) ofthe City Code.

2

36 Cordova Street/ PIN 203240 0000 Staff Report and Recommendation

(i) Process, public hearings and notificationfor comprehensive plan amendments (city commission pubic hearing). The amendment process, including public hearings and notification for comprehensive plan amendments, shall be consistent with the State of Florida's Community Planning Act, F.S. ch. 163, as may be amended from time to time.

ZONING DISTRICTS

Existing
Sec. 28-206. Commercial low-one: CL-1.
Intent. This district is intended to apply to areas where small groups of low intensity commercial uses may be appropriately located to serve within convenient traveling distance from one (1) or several neighborhoods. The CL-1 district is not intended for use by medium intensity commercial uses such as service stations, vehicle repair and sales, etc. However, professional and business offices and similar uses are encouraged.
(1) Permitted uses and structures:
a. Retail outlets such as specialty food stores and drugs (but not supermarkets); clothing, hardware, toy and hobby shops; pet shops (but not keunel or veterinarian); bookstore and newsstand; stationery and card shops; leather goods and luggage; jewelry (including repair but not pawn shops); art and photographic supplies; TV and stereo equipment (including incidental repairs); florist or gift shop; bake shop (but not wholesale bakery); sporting goods; sundries and notions; business office supplies; musical instruments, records and tapes; and similar products.
b. Service establishments such as hair salons, shoe repair shop, restaurant (up to one hundred (100) seats, but not drive-in or fast food), interior decorator, photographic or art studio, dance or music studio, health club or facility, tailoring, catering, self-service laundry or dry cleaner and dry cleaning and laundry package plant in a completely enclosed building using nonflammable liquids with no odor or fumes or steam detectable to normal senses from off the premises and similar

activities.
c. Tourist homes and bed and breakfast inns.

4. All types of professional and business offices.

5. Churches (except temporary revival establishments).

6. Libraries and museums.

7. Single-family dwellings as for RG-1 (section 28-163).

8. Multiple-family housing.

1. Rooming and boarding houses.
J. Housing for the elderly.
k. Home office, private.
I. Antique shops.
m. Stables, provided, however, that property shall have been utilized as of the date of the adoption ofthis subsection [December 23, 1991,] as a stable for more than two (2) years preceding

such adoption, and no other.

14. Tattoo parlor

15. The above uses are subject to the following limitations:

1. Sale, display, preparation and storage to be conducted within a completely enclosed building, and no more than twenty (20) percent of floor space to be devoted to storage.

2. Products to be sold only at retail.

3. No sale, display or storage ofsecondband merchandise except as incidental to sale of new

merchandise.

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36 Cordova Street I PIN 203240 0000 Staff Report and Recommendation

(2) Permitted accessory uses and structures:

1. See section 28-348.

2. Parking lots complying with section 28-347(3).

(3) Permissible uses by exception:

1. Hotel/motel, maximum of thirty (30) units.

2. Plant nursery.

3. Sale of alcoholic beverages with alcoholic content not more than fourteen (14) percent for

consumption, either on the premises or off the premises.
d. Wholesaling from sample stocks only, provided no manufacturing or storage for distribution is permitted on the premises.

5. Medical/dental clinic, intermediate care facility.

6. Uses and structures as for RG-1 (section 28-163).

7. Indoor movie theatres.

8. Commercial recreational or entertaimnent facilities in completely enclosed building such

as billiard parlor, bowling alley, swimming pool, skating rink, dance hall and similar uses.
i. Building trades contractor not requiring outside storage, nor the use ofany vehicle in excess of one-ton capacity, nor any machinery, ditching machines, tractors, bulldozers or other heavy construction equipment.

j. Micropigmentation clinic.
(4) Minimum lot requirements (area and width). None, except as needed to meet other requirements specified herein.

5. (5)  Maximum lot coverage by all buildings. Fifty (50) percent.

6. (6)  Minimum yard requirements. All uses, except single-family dwellings:

a. Front. Ten (10) feet minimum, fifteen (15) feet maximum; except where lot width is less than one hundred (100) feet and buildings (if any) on adjacent lots have provided a lesser front yard, front yard shall be average of buildings on adjacent lots. Buildings must front an arterial road if the property is located along an arterial, and front two (2) arterial roads if the property is located adjacent to two (2) or more arterial roads. The front yard requirement shall be measured from the property line to the building, excluding awnings, portes cochere, balconies, porches, canopies, or other non-occupied appendages.

2. Side. Ten (I 0) feet.

3. Rear. Ten (10) feet.

(7) Maximum height of structures. Thirty-five (35) feet.

4

36 Cordova Street I PIN 203240 0000 Staff Report and Recommendation

Consistency with the Comprehensive Plan

The proposed PUD is consistent with the city's Comprehensive Plan 2040. The following Goals, Objectives and Policies illustrate the Comprehensive Plan's support for infill redevelopment.

This category is described in part in FLUE Policy 6.5.1 as:

This district is intended to apply to areas where small groups of low intensity commercial uses may be appropriately located to serve within convenient traveling distance from one (1) or several neighborhoods. The district is intended for low traffic generating commercial uses including generalretailsalesandservice-relatedusesintendedtoservethelocalneighborhoods. Inaddition, professional and business offices, compatible tourist accommodations and similar uses are encouraged. Appropriate uses may include recreation, public and institutional uses, Open Land (Conservation), multi-family, and residential or non-residential mixed uses....

FLUE Objective 3.2

The City shall encourage redevelopment and renewal of areas that are exhibiting evidence of decline (i.e., disproportionate number of vacant, dilapidated and/or substandard structures) or blight through redevelopment programs and through maintaining land development codes that contain standards and procedures to encourage redevelopment where desirable,

FLUE Goal 5 Urban Sprawl

Discourage urban sprawl by encouraging irmovative strategies to promote infill and compact development or redevelopment and establishing energy efficient land use patterns.

FLUE Policy 5.1.2

The City shall encourage infill and redevelopment through the use of higher density and intensity land use designations and mixed-use designations in appropriate locations.

FLUE Goal 9 Economic Development

Promote economic development in an effort to provide a variety of employment opportunities, create a sustainable future, and encourage a positive business climate.

FLUE Policy 9.1.2

The City shall work towards a variety of policies within the Comprehensive Plan and land development code that support and encourage commercial and industrial development within the City and surrounding area.

• This includes encouraging a mix ofuses in the city to promote accessibility to a variety of uses.

• This includes strengthening and diversifying the local economy.

  5 36 Cordova Street/ PIN 203240 0000 Staff Report and Recommendation

• This includes redevelopment and revitalization efforts, including aesthetic improvements to encourage commercial and industrial investment within the City of St. Augustine.

• This includes the promotion ofuses that are commercial or industrial that support, promote or are compatible with the urban character of the city.

  ---------------------------------------- STAFF SUMMARY AND ANALYSIS

  A rezoning application for this property from CL-I to CL-2 was denied by the Board on May 4, 2021. At that time, there was discussion about approaching this rezoning with a Planned Unit Development.

  The following are 5 aspects ofthe 36 Granada Planned Unit Development that may require further examination.

  1. LOCATION

• The property sought to be rezoned is identified on page 3, Sec.(B)(l) Location, as 36

  Granada Street, St. Johns County Property Appraiser Parcel Identification No. 203240

  0000 (the "Property"), which is 36 Granada Street, the former Corazon Theater.

• The PUD text does not include the parking lot at 8 De Soto Place, (PID#203230 0000) in therezoningrequest. Thispropertyistheparkinglotdirectlyadjacentto36GranadaStreet

  the west, but it is identified on the PUD site plan as "parcel 2".

• The legal description in the PUD narrative, entitled "EXHIBIT A", includes "parcel 1" and

  "parcel 2". It is not clear ifthe legal description in "EXHIIT A" describes only 36 Granada Street or ifit describes 36 Granada Street and 8 De Soto Place. If there is an inconsistency between the PUD text and the PUD legal description, this must be corrected to identify which property is the subject ofthis rezoning request.

2. USES
• The 36 Granada PUD Project Text identifies the uses of this property as "all uses within

CL-1 zoning category in addition to allowing alcoholic beverages to be served on-site", it then goes into more specific details about the use of the property as a restaurant.

3. PARKING

• The parking associated with this PUD is identified in the PUD test as, "Parking will be

  provided onsite and on the immediately adjacent lot pursuant to a lease agreement".

• The lot identified on the site plan as "lot 2"is the presumed "immediately adjacent lot", and this is reinforced in Sec.7(g) Parking, when is identifies the parking "as depicted on attached Exhibit "B" Site Plan, but there are city and private parking lots that are also immediately adjacent to this property, so the specific location of the offsite parking lot identified in the PUD text should be clarified as the parking lot at 8 De Soto Place (PID #

  203230 0000).

• The PUD text also allows for further offsite parking in Sec.(B)(4) Summa,y ofProposed

  Development, "If the Owners find it desirable to acquire future additional appropriate parking, the combined total number of seats..." This allows for additional offsite parking

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  36 Cordova Street/ PIN 203240 0000 Staff Report and Recommendation

•

4. •

5. •

to be assigned to the PUD, but only for increasing the number of seats in a proposed restaurantdevelopmentfrom204to250. Theuseofoffsiteparkingisausebyexception in the city code but it is provided for in this PUD as a matter ofright.
The PUD Project Text describes in some detail the "project" or "proposed development" and on in Sec.7(g), last sentence, it says, "The minimum number of parking spaces that will be provided per individual land use are set forth in the table above. The table above only identifies restaurant parking, which is the "project" or "proposed development". However, the PUD allows for all the uses in CL-1 which include retail, offices, residential, special events venues, etc. If the restaurant use of the property changes to any other use allowed in CL-1, the applicable parking requirements should be assigned to that new use.

CONCURRENCY AND LAND DEVELOPMENT CODE EXEMPTION
Sec. (B)(4) Summary o fProposed Development, page 4, provides language which exempts "the project", which is defined as restaurant use ofthe property, with up to 250 seats, from the requirements of the Concunency Management Ordinance and Land Development Code, because "there is no change of use for the existing property". The prope1ty is cunently vacant and the previous use of the property was a movie theater and sandwich shop. Thecitydoesnothaveanyrecordsofa250seatrestaurantat36GranadaStreet.

HARB REVIEW AUTHORITY ON P ARTIAL DEMOLITION
Sec. (D)(3) Redevelopment and infill projects. The PUD text provides an exemption from HARB review of an partial demolition.

STAFF RECOMMENDATION

Staffdoes not make recommendations concerning the rezoning ofland.
The Board is responsible for making a recommendation based on the following;

1. (1)  The need and justification for the change.

2. (2)  The relationship of the proposed amendment or rezoning to the city's general

planning program and such comprehensive plans as may from time to time be adopted by the city commission.

(3) Consistency with the Comprehensive Plan.

David Birchim, AICP
Director Planning and Building Depa1tment

7

36 Cordova Street/ PIN 203240 0000 StaffReport and Recommendation

1.

2.

3.

4. s.

6.

Contact Number: 904 669 3186

·

CITY OF ST AuuUSTINE
APPLICATION TO PLANNING AND ZONING BOARD

Project Number: ~Cl~\"' C ) { ) ~ Meeting Date:J \t-.-\'j (cl 1~21 Receipt Number: d. \ '3 ':l ~a b

NAME OF APPLICANT: Gary B Davenport .
Business (if applicable): Gary B Davenport PA
Address: 212 S Shadowwood Dr City: St Augustine State:_F_L_ _ Zip: 32086 E-MailAddress: garybdavenport@gmail.com

NAME OF PROPERTY OWNER: 36 Granada LLC Contact Number: 904 535 9759 Business ( i f applicable):_c_lo_A_l_so_p_P_ro_p_e_rt_le_s_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Address: 77 almeria St City: St Augustine State:_F_L_ _ .Zip: 32084 E-Mail Address: an@alsopcompanies.com

Application Fee: :5400,00 (plus advertising costs) Receipt Number: ~li9,151]
Advertising Costs: $ 3 '3 . l u Paid On: Ct,/H/2/

LEGAL DESCRIPTION OF PROJECT PROPERTY: Lot: Parts.of Lot$ 8 & 9· , · '

Subdivision:_ _ _ _ _ _ _ _ _
PROJECT STREET ADDRESS:_3_6_G_r_a_n_a_da_S__t _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ SPECIFIC PROPOSED USE: Restaurants, premium coffee shop, artisan bakery

ACTION REQUESTED:

□ Conservation Zone Development

□ Exception

□ Appeal of Staff Determination □ Land Use Plan Amendment ~ Rezoning

□ Variance
□ Other: ______________________________

7. DESCRIPTION OF ACTION REQUESTED: Rezone to PUD. See attached Narrative

8. JUSTIFICATION FOR ACTION REQUESTED: To allow adequate seating capacity for 3 restaurants

CL1 has a cap on restaurant seating not suitable for the size of the building. Also

CL1restrictsalcaholtobeerandwinenotsuitableforabiahendrestaurant. PUD c:1.11uw::; nex11J111cy ::;u HH:tL u11::; uu11u1r1y mc:1.r 1::; uver l'+U yem::; u1u <.;an r1uw ue<.;ur11e

comoliant with its new zonina.

1Block: 46J

.;___

__:__;___

.

____

••• ,, I .:

__

____ Parcel Number: 2032400000

----------

04/18/2019

9.

IF APPLYING FOR A VAR,..•JCE, PLEASE COMPLETE THE FOLLOWI• ., AND EXPLAIN THE SITUATION FULLY ALONG WITH PROVIDING DOCUMENTATION:
(a) Does the property because of size, shape, topography or other physical conditions, suffer singular

disadvantage, which disadvantage does not apply to other properties in the vicinity: _ _ _ _ _ _

(b) Can you establish that this disadvantage causes the owner to be unable to make reasonable use of theaffectedproperty:_____________________~ ----

(c) Can you establish that this disadvantage does not exist because of conditions created by the owner or applicant:._ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

(d) Can you establish that granting of the variance will not be contrary to the public Interest; will not

adversely affect other property In the vicinity; and will be in harmony with the spirit, Intent and purpose of this Section:_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

10, PREVIOUS APPPLICATIONS:
Has any application been submitted to the Planning & Zoning Board concerning any part of the subject

property within the past year?
ffil Yes t;I No. If yes, please give date and final dlspositi9n belpw. .

•'•.00•.•-'••••,•,••0 0•'•,00•T •,'-.'•

11, AGREEMENT:
In filing this application, I understand that ii becomes a part of Public Record of the City of St. Augustine and hereby certify that all Information contained herein is accurate to the best of my knowledge,

Application must be signed by both applicant and property owner if different. Letter of authorization must be submitted in absence of the property owner's signature or where an authorized agent signs in lieu of either property owner or applicant.

Florida Statute 286.0105 slates that a person appealing any decision by this board at any meeting regarding this application rnay need a verbatim record of the proceedings which includes testimony and evidence upon which the appeal Is to be based,

IMPORTANT NOTICE; When the hearing date has been set and a legal notice has been published or posted, the applicant must be prepared to present the request at the scheduled hearing date. If the applicant requests a continuance, the decision to grant or deny the request fol' continuance will be decided by a vote of the Board at the scheduled hearing date. The applicant, or a duly authorized rep!'esenlative with authority to bind, should be present at the scheduled hearing date to answer questions from the board regarding the application. If the board votes to deny the request for a continuance, the hearing on the application will go forward, whether or not the applicant is present, and could result in a denial of the application If the Board finds that the application and supporting documents submitted priOr to the meeting do not meet the criteria of the Code.

Signature of A~pplicant Signature of Property Owner

04/1JJ/2019

ST/':\UGUSTINE. ---EST.1666--

State of

floadc:

County of 5f .Dbas
Signed and sworn before me on this By 4-vidvei) bl)c,y~t'

JJ,i IVL-

Identification verified: kVlI)(»V\. Oathsworn: _ _ _ _ Yes /

Notary Signature:

My Commission expires:

.-·i.:>/1:_v ~/.I;,,,_ [f'if-7;_~'-f:;, \~~•,gJ

Rev:022117

Owner's Authorization For Agent

--~&,,_,,,,...,1'--'dr~~v=,1-/1'--'4~-+~_ _ ,islare hereby authorized TO ACT ON BEHALF OF_ _ j~·_,G'--'r...,~~"~_.~L=--,,;...r~'-~t,.~c_~_, the owner(s) of those lands described within

t&J the attached application, or O described within the previously filed

Application number: _ _ _ _ _ , and as described in the attached deed or

other such proof of ownership as may be required, in applying to the City

of St. Augustine's Planning & Zoning Board, localed at: g,_ ,L-s-•./4.. <;-f,..,e.f ~I- ,1,,,,,.~ f<-- 3z.""e'i.

Signature ofOwner

~ T ✓#y~ Print Name of Owner

Telephone Number

t../fh- day of

No

AMANDA SPffiEL Notary Public· St.it>? o/ Florida Commission i1 GG 206357

,20zj.

"~1.:F~~';'.,,. My Comm. Expires Apr 11, 2022 .........Bonded through Nationol Notary A~sn,

36 Granada Planned Unit Development

City of St. Augustine, Florida

June 3, 2021

Team Roster

Owners/Applicants:

Architect:

36 Granada, LLC

77 Almeria St.
St. Augustine, FL 32084

Cronk Duch Architects 124 Diego Island Ct.
St. Augustine, FL 32095

(904) 626-3452

Legal/Authorized Agent for Owners:

Exhibit List:

Exhibit ··A'· - Legal Description of the Property Exhibit "B" - Site Plan with Elevations/ Landscape Plan

Gary B Davenport, P.A.

212 S Shadowwood Dr.
St. Augustine, Florida 32086 (904) 669-3186

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36 GRANADA PLANNED llNITDEVELOPMENT PROJECT TEXT

A. Purpose and Intent.

Pursuant to Section 28-286 of the City of St. Augustine Code (the "Code"), the purpose of a planned unit development ("PllD") zoning district is to provide an option and process for the provision of unique, individually planned developments that are consistent with the City's Comprehensive Plan and the categories outlined in the Comprehensive Plan, but may allow for more creative, flexible and innovative designs for projects than the regular zoning districts allow. The intent of a PUD is to permit this flexibility from the strict application of traditional zoning district regulations by identifying each waiver, variance or exception to such regulation and providing an alternative development condition for that specific PUD.

This 36 Granada PUD text includes site-specific regulations to address the development of the Property. The PUD, including all exhibits hereto, complies with all applicable provisions of City Code Chapter 28.

8. Site Information. 1. Location

The property subject to this PUD ordinance is located at 36 Granada St. The property has St. Johns County Parcel Identification No. 203240-0000 (the "Property"). A legal description of the Property is attached as Exhibit "A". The Property includes approximately .34 acres, owned by 36 Granada, LLC (''36 Granada LLC'').

2. Owners and Agent

The owner of the Property is 36 Granada, LLC ("Owner"). The agent for the Owner is Gary B. Davenport, P.A. (the '·Agent"). Addresses for the Owner and Agent are in the Team Roster on page 2.

3.

Histmy, Existing Approvals

The ruture Land Use Map ("FLUM'') designation of the Property is Commercial Low Intensity. The Property is zoned Commercial Low-One (CL-I). The existing building has been in place in some form since at least 1880 and has had many uses including a theater, restaurant, bar

and feed store.

4.

Summaiy of Proposed Development

The Owners are proposing a development plan for the Property to include a maximum of 7,000 square feet of retail/commercial space including all uses allowed within CL! zoning category in addition to allowing all alcoholic beverages to be served on-site. With the cun-ent available parking (see section 7.g) there will be a maximum 204 seat limit for all restaurants on the Property (combined). If the Owners find it desirable to acquire future additional appropriate parking, the combined total number of seats for all combined restaurants on the Property will not

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exceed 250 (section 7.g) A master development plan depicting the locations of the proposed land uses is attached as Exhibit "B" (the "'Master Development Plan"). City staff shall be permitted to approve minor deviations from the Master Development Plan.

The Property includes approximately .34 acres of uplands. There are no wetlands on the Property.

The project is exempt from the requirements of the Concurrency Management Ordinance and Land Development Code regulations because there is no change of use for the existing facilities. The Prope1iy historically has be used for bars and a restaurant as well as a theater and

feed store.

Proposed Development (Code Section 28-289 provisions in BOLD).

5. Consistency with every relevant goal, policy and objective of the Comprehensive Plan, including but not limited to density and intensity limitations of the Future Land Use Map category for the property.

As set forth in Section B.3 above. the Property has a f,'UJM designation of Commercial Low Intensity.

City Comprehensive Plan Future Land Use Element ("FLUE") states that Commercial Low Intensity (CLI) is intended to apply to those areas where small groups oflow intensity commercial uses may be appropriately located to serve within convenient traveling distance from one (I) or serval neighborhoods. The district is intended for low traffic generating commercial uses including general retail sales, and service-related uses intended to serve local neighborhoods. In addition, professional and business offices, compatible tourist accommodations and similar uses are encouraged. Appropriate uses may include recreation, public and institutional uses, Open Land (Conservation), multi-family, and residential or non-residential mixed uses.

Future Land Use Element Objective 4 encourages the use of innovative and sustainable land development practices that maximize the use of existing services and facilities, such as planned unit developments. The 36 Granada project is a single use redevelopment PUD and will connect to existing utilities and other infrastructure, which have capacity to serve the Property. The Property is located on the corner of Granada Street and Desoto Place which are public roads. The project will provide ample parking.

The Transportation Element Goal emphasizes the maintenance of a coordinated multi modal transp01iation system which provides for the safe, efficient and economical movement of people, goods and services and protects the City's natural, cultural and historical resources. The project is located in downtown St. Augustine, within walking distance ofmost destinations. Many customers will either be staying in local hotels or living or working in the local area. Many of these visitors will either walk or bike to the Property. Ample parking will also be available at the

Property.

Transportation Element Objective 1.5 requires the City to identify and pursue strategies to reduce the vehicle miles traveled by establishing locations for compact, mixed-use development, increasing opportunities for job creation proximate to higher density residential, facilitating foture opportunities for transit-oriented development and encouraging new developments to be connected

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by roadways, bikeways and pedestrian systems that encourage travel between neighborhoods and access to transit without requiring use of the major thoroughfr1re system. The 36 Granada PUD meets most of these objectives by providing redevelopment of an existing building, central to downtown and creating jobs within the area where people live and work. The Property is connected to downtown St. Augustine and Lincolnville by roadways, bikeways and pedestrian systems. The Property is already on trolley and other transit routes.

Recreation and Open Space Element Policy 4. l requires certain residential developments to provide parks and recreational facilities, based on the number of proposed units. For development of l00 or more units, this parkland or open space must provide at least one (I) active recreational facility and one (l) passive recreational facility per 100 units. The 36 Granada PUD does not include residential development.

The Conservation and Coastal Management Element Goal is to protect and conserve natural areas, environmentally sensitive areas, natural vegetative communities, wildlife habitats, marine resources, federal and state listed species, and other renewable and non-renewable natural resources. The Property docs not contain any environmentally sensitive lands, vegetative communities or wildlife habitats.

Conservation and Coastal Management Policy 2.1.1 requires the City to maintain three (3) Conservation Overlay Zones (''COZs"). Conservation Overlay Zone I allows passive recreation, wildlife preservation and conservation areas, green space, and fishing piers, boat docks, and other water dependent uses, including boat ramps and marinas. Conservation Overlay Zone 2 allows for all of the uses within Zone I, as well as specialized, scenic or linear parks and boardwalks, on:street parking areas; and residential development, provided that they are (I) located so as to minimize impacts to Conservation Overlay Zone I vistas and scenic areas, and (2) densities are limited to those defined by the underlying Future Land Use Category. Conservation Overlay Zone 3 allows a variety of land uses and development subject to performance standard requirements governed by the City's Comprehensive Plan, including the underlying Future Land Use Category, and the City's land development regulations. The 36 Granada project is not subject to the Conservation Overlay zones.

The Infrastructure Element requires the provision of sanitary sewer, potable water and solid waste services to support intended development The 3 6 G ran a d a project is already connected to the City's existing sanitary sewer and potable water systems, and any modification to such connections will be at the expense of the Owners (in compliance with Capital Improvement Objectives 4 and 5), and the Owner will make improvements to the extent required solely for the project. The project will use water-wise landscaping where practicable. The project will also utilize City solid waste services. The Stom1water Management Sub-Element requires developments to provide their own stormwater management systems. As an existing facility the project is exempt from this provision.

Capital Improvement Element Objective 6 and Public School Facilities Element Goal 2 require the City to ensure existing deficiencies and future needs are addressed consistent with the adopted level of service standards for public schools. This is not applicable to this project as there

is no residential element.

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6. For properties currently in the HP-I, HP-2, HP-3, HP-4 and HP-5 districts requesting rezoning to PUD, identification of the specific proposed benefits or enhancements to the property that promote the goals of these historic districts.

Not applicable.

7. The need and justification for a rezoning to PUD or PUD amendment, including identification of each proposed development condition that would otherwise not be allowed under the existing zoning, including, but not limited to, maximum lot coverage, signage, setbacks, allowable zoning uses and uses by exception.

The Owners desire to rezone the Property to PUD in order to provide a development plan that meets current and future needs of the City for red eve Io pm en t in this area. The_ following development standards shall apply to the Property:

a.

Allowable uses: Allowable uses within the Property on Parcel I shall be a maximum of 7,000 square feet of any of the uses permitted in CL 1, with the addition of all alcohol sales (limited to service and consumption on premises) allowed and a current limitation of 204 (and up to 250 seats in the future with appropriate additional parking (see section 7.g)) for all the restaurants combined.

The locations of the proposed uses are depicted on the Master Development Plan, Exhibit "8". Parking shall be as provided in Section C.3.g hereof.

b. Setbacks: The minimum building setbacks are as follows:
1. A minimum of' zero (0) feet from each property line along

Granada St. and Desoto Place.(cxisting setback)

2. The north side and rear (west) setbacks shall be ten (10) feet from the building to the adjacent prope11y line. The parking in the rear of the building shall not require a setback or landscaping buffer as it is adjacent to the ofTsite parking.

C. Maximum building height: Buildings shall not exceed 35 feet in height.

4. Minimum lot size: None.

5. Minimum lot width: None.

   Maximum lot coverage: 75 percent for the Property.(existing)

g. Parking: Parking will be provided onsite and on the immediately adjacent lot pursuant to a lease agreement and will meet the requirements ofthe City's 2020 Land Development Regulations, as depicted on attached Exhibit "B" Site Plan. The current Site Plan shows IO parking spaces onsite and 51 on the offsite parking area. With 2,000 square feet of non-patron area proposed, seating would be limited to 204 sets. If additional parking is provided offsite and approved by the City (if required). seating could be expanded (su~ject only to Fire Code) but would be

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capped at 250.

Land Use 2020 Ci!x Code Regnirement

Restaurant I space per 4 patrons and 1 space per 200 sq. tr. of non- patron area

Parking among the various land uses within the PUD will be shared. The leased parking area has traditionally been used for offsite parking and will be permitted to remain as a gravel lot to minimize stormwater impacts.

Parking may be provided in the existing surface lots on the Property. The project is intended for a coffee shop. artisan bakery and upscale restaurant. Those uses have parking requirements that vary depending on time o f day and day o f the week. Thus, the Owners will provide parking that meets the needs ofthe Project without overparking the site. The minimum number of parking spaces that will be provided per individual land use are set forth in the table above.

h. Signage: Project signage will be categorized as Commercial Zone 1, the requirements for which are set forth in Section 3-66(c) of the Code. Notwithstanding, the Owner may paint the historic sign shown on the attached elevations anywhere on the north side of the building which shall not be counted against the maximum number or square tee! of signage permitted under the Code· because it is for historical and decorative purposes and does not advertise any business located in the building.

1. Roads: No internal roads are being provided in the PUD.
J. Sidewalks: No internal sidewalks are being provided in the PUD.

k. Stormwater: The project is exempt from stonnwater requirements as an existing facility with no use changes proposed.

I. Lightinu. Project lighting shall comply with applicable Code provisions.

14. Accessory Uses. Project accessory uses shall comply with applicable Code provisions.

15. Temporary Uses. Project temporary uses shall comply with applicable Code provisions. Temporary offices and construction trailers shall be allowed on the Property during construction ofany building and may be moved throughout the site if necessary but shall be removed within 30 days of issuance of a final Certificate of Occupancy by the City for the final building within the Property. Parking may be provided for the temporary ofiices and trailers in a temporary defined, but unpaved, area which meets applicable Code provisions.

16. Utilities: Project will utilize existing utility connections to the extent permitted.

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q. r.

s.

Landscaping: A landscape plan is attached as a part of Exhibit "B".
Tree Mitigation: Project tree removal and replacement will comply with applicable

provisions of Code Chapter 25, Article l!I.
Conservation Overlay Zone Development: None of the Property is within the Conservation Overlay Zone.

8. Compliance with the purpose and intent and criteria in Code Section 28-286. The 36 Granada PUD complies with Code Section 28-286 by:

a.

b.

c.

d.

e.

f.

g.

Promoting more efficient and economic use of land by offering redevelopment oran infill site with an existing building that is progressively deteriorating.

Encouraging a more compatible and harmonious development of contiguous lands by creating uses that will enhance the sense of community/

Providing flexibility to meet changing needs, technologies, economics and consumer preferences in the Master Development Plan and this text;

Providing a process to assess a development's impact on the proposed site, the surrounding neighborhoods or areas, and the city as a whole;

Demonstrating the coordinating of architectural styles, building fo1111s, and building relationships within a planned development, as well as, the planned development's relationship with the existing and prefe1Ted architectural context surrounding the project;

Providing an environment ofconsistent character compatible with the surrounding areas; and

Permitting specific limitations and requirements in excess of those included in other zoning districts, based on the unique characteristics of the individual site, where necessary to the public health. safety or welfare, or for the protection or preservation oflands, neighborhoods or areas ofthe city de.emed unique or historic based on the proposed location of the planned development.

9. Compliance with Code Section 28-288 and justification for any zoning uses.

As staled in Section C.4 hereol: the.allowable uses within the Property shall be a maximum of' 7.000 square feel of retail/commercial space including all uses allowed within CLl zoning category in addition to allowing all alcoholic beverages to be served on-site and a current maximum 204 seats (250 seat limit with appropriate additional parking, see section 7.g) for all restaurants on the Property (combined). A master development plan depicting the locations ofthe proposed land uses is attachedas Exhibit "B", Master Development Plan. The proposed uses are permitted in the FLUM

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designation lc,r the Propctiy.

Development standards for the Property are set forth in Section C.3 hereo[ These standards will mitigate for any negative impacts of the development on surrounding lands.

Benefits to the community from the 36 Granada project include:

a.

b.

c. d.

Improvements to the streetscape of Granada St. See Exhibit "B" for a proposed plan for the improvement.

Providing a redevelopment infill _project of a deteriorating facility.

Utilizing existing infrastructure, at no cost to the City.

Increasing the number ofjobs available to City residents, thus allowing them to work locally, even within walking and biking distance from their homes.

10. The phasing of the PUD or PUD amendment, including all sub-phases; each phase addressing the types of approval required or obtained (i.e.: entry corridor, HARB, building plan, landscaping, etc.) and the proposed commencement and completion of such development according to the plans approved by such ordinance or other related permit.

The 36 Granada project will be developed in one (1 ). three-year phase. Construction shall commence within three (3) years of the City Commission's adoption of this PUD ordinance and shall be completed within six (6) years of commencement. For purposes of this PUD, "commencement" shall be defined as the City's approval of building permits, and "completion" shall be defined as the City's approval ofa certificate ofoccupancy.

l l. Identification of the legally responsible entity or entities for continuing operations and maintenance to such areas, functions and facilities as arc not to be provided, operated or maintained by the city pursuant to written agreement.

The Owners will record one or more access and utility easement and maintenance agreements against title to their respective lands to ensure for the continuing operation and maintenance or project infrastructure.

12. A termination date after which the PZH shall be required to evaluate whether all or part of the PUD has been abandoned by failure to· timely commence and complete development of all or part of the phases of the PUD as identified pursuant to subsection (6) or other circumstances have contributed to the development delay, if so, one (1) year extension(s) may be granted by the PZB at an advertised public hearing, after two (2) such extensions if no activity has been initiated the city commission shall deem the PUD abandoned which shall act as a reversion of the zoning to its prc-PUD zoning district forthe areas not in compliance with the phasing schedule.

This PUD shall terminate 6 years from its adoption by the City Commission unless otherwise extended or amended pursuant to the Code or Florida law.

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13. If a reversion to pre-PUD zoning district pursuant to subsection (8) would otherwise be inconsistent ,.,,ith the Comprehensive Plan in effect at the time of the reversion, said reversion shall not become effective unless a Comprehensive Plan amendment is duly adopted. ·

The proposed PUD is consistent with the underlying future land use designation of the Property.

14. An infrastructure impact analysis or equivalent impact analysis to clearly outline the project's potential impact on transportation networks, circulation patterns, and infrastructure of the city.

The proposed PUD will not significantly impact public facilities. By redevelopment of an existing building the proposed uses will maintain existing connections to city infrastructure and will not affect circulation patterns or transportation networks. Therefore an impact analysis is not required !'or this project.

15. A signed statement voluntarily acknowledging and binding the applicant(s}, property owner(s), and each of their successors in title, to every commitment made intheir application and at hearing relating to the rights, terms, conditions and limitations of the PUD text narrative and final site development plan, including but not limited to the phasing, termination and reversion clauses.

See Section E hereof.

Performance Standards (Code Section 28-291).
The Performance Standards ofCode Section 28-291 only apply to residential and mixed use

developments. The 36 Granada PUD does not include residential development.

C.

D.

Performance Standards (Code Section 28-292).

Standards and criteria for redevelopment and infill PUD developments

1. General development patterns. The proposed PUD will maintain the existing building while enhancing the streelscape and architectural appeal of the building. In doing so it shall respect the existing development patterns and provide for compatibility within the existing area. Thearchitectural and landscape enhancements will contribute significantly to the area and increase the value of the surrounding area.

2. Contributions to existing community. The proposed PUD will demonstrate consideration for the existing neighborhoods and street patterns by not changing or impacting either. The building shall remain substantially as it has for over 100 years, but with aesthetic and architecturalimprovements. Parking will be provided in the rear of the building (in an leased area already used for parking) to limit impact on pedestrian access and remain consistent with other commercial uses along Granada St. The PUD will be consistent with the character and history ofthis area. The uses proposed will be designed to create a unique sense or place with appropriate design, massing, screening and architectural techniques as demonstrated on the attached renderings.

-IO-

3. Redevelopment and infill projects. The existing building, while old, is structural sound and does not warrant demolition. Significant exterior improvements will be made, primarily for aesthetic purposes. Further, significant interior improvements will be made to maximize use and aesthetic value and to bring the existing facility up to current code-and health standards. Detailed drawings ofthe existing and new streetscape are attached. By placing the parking in the rear off of Granada St., impacts to the pedestrian nature of Granada St. will be minimized. The site is already cleared and tree removal is not required. The PUD shall be exempt from any HARB review should a certificate of partial demolition be required consistent with the attached elevations.

E. Ownership Agreement.

The Owners, on behalf of themselves and their successors and assigns, hereby agree and stipulate to proceed with the proposed development in accordance with the PUD ordinance for this application as adopted by the City of St. Augustine City Commission. The Owners also agree to comply with all conditions and safeguards established by the St. Augustine City Commission with respect to this Planned Unit Development application.

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36 Granada LLC,
a:Flo1·ida limited liahjlify comp~ny

By:~~

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Name: Title: Date:

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Exhibit "A"
Legal Description ofthe Property

BK: 5184 PG: 845

PARCEL 1:

EXHIBIT "A"

BEGINNING A T A POINT ON THE NORTH LINE OF DESOTO PLACE, 135 FEET WEST OF THE WEST LINE OF GRANADA STREET, SAID POINT OF BEGINNING BEING THE SOUTHWEST CORNER OF PROPERTY OF PARRISH; RUN THENCE WEST ALONG THE NORTH LINE OF DESOTO PLACE 7 FEET TO A POINT, RUN THENCE NORTH AND PARALLEL TO THE EAST LINE OF PROPERTY DESCRIBED IN DEED BOOK 228, P AGE 200 AND A T ALL TIMES 7 FEET WEST THEREOF, A DISTANCE OF 124.7 FEET MORE OR LESS TO A FENCE, WIDCH FENCE IS THE NORTH LINE OF PROPERTY DESCRIBED IN DEED BOOK 228, P AGE 200; RUN THENCE EAST ALONG SAID FENCE LINE 7 FEET TO THE NORTHEAST CORNER OF SAID PROPERTY DESCRIBED IN DEED BOOK 228, P AGE 200; RUN THENCE SOUTH AND ALONG EAST LINE OF SAID PROPERTY DESCRIBED IN DEED BOOK 228, P AGE 200, 124.7 FEET TO POINT OF BEGINNING; SAID PROPERTY BEING A PORTION OF BLOCK 46-J, CITY OF ST. AUGUSTINE,

FLORIDA.

PARCEL 2:

BEGINNING A T THE NORTH CORNER OF GRANADA STREET AND PLAZA DE SOTO PLACE, IN THE CITY OF ST. AUGUSTINE, RUNNING THENCE NORTHERLY ON THE WEST LINE OF GRANADA STREET, 123 FEET, MORE OR LESS, TO LAND OF FULLER; THENCE WESTERLY ON FULLERS SOUTH LINE 127 FEET; THENCE SOUTHERL Y P ARALLEL WITH THE WEST LINE OF TIDS TRACT, KNOWN AS THE "BRAINARD TRACT", 123 FEET MORE OR LESS, TO THE NORTH LINE OF PLAZA DE SOTO PLACE; THENCE EASTERLY ON THE NORTH LINE OF PLAZA DE SOTO PLACE 133 FEET, MORE OR LESS, TO THE PLACE OF BEGINNING. EXCEPTING THEREFROM THE FOLLOWING DESCRIBED P ARCEL OF LAND: A STRIP OF LAND BEGINNING 113 FEET NORTH FROM THE SOUTHEAST CORNER OF BUILDING OF BARTOLO GENOVAR ON WEST SIDE OF GRANADA STREET, SAID BUILDING BEING LOCATED ON NORTHWEST CORNER OF GRANADA STREET AND DESOTO PLACE, THENCE WEST 127FEET.

lnstr #2021018822 BK: 5184 PG: 843, .,,..,l!d & Recorded: 2/19/20211:27 PM #Pgs:3
Brandon J. Patty,Clerk of the Circuit L _..rt and Comptroller St. Johns County FL R'- .cdin $27.00 Doc. D $10,500.00

PREPARED BY AND RETURN TO:

Repass Law
111 Solana Road, Suite B Ponte Vedra Beach, FL 32082

File: 20-4164

W ARRANTY DEED

THISWARRANTYDEEDisexecutedasofFebruary1b2021,by KaboInvestments, LLC, a Florida limited liability company whose address is 323 St. George Street, St Augustine, Florida 32084 hereinafter called the "Grantor"), in favor of 36 Granada, LLC, a Florida limited liability company whose address is: 77 Almeria Street, St. Augustine, Florida

32084 (hereinafter called the "Grantee).

Wherever used herein, the terms "grantor" and "grantee" shall include the singular and plural, heirs, legal representatives,successors and assigns of individuals, and the successors and assigns of corporations, as the context requires.

W I T N E S S E T H:

Grantor, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) and other valuable considerations, receipt whereof is hereby acknowledged, by these presents does grant, bargain, sell, alien, remise, release, convey and confirm unto Grantee, all that certain land situated in St. Johns County, Florida (the "Property"), as more particularly described in the attached Exhibit "A".

TOGETHER with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining.

TO HAVE AND TO HOLD, the same in fee simple forever.

AND, Grantor hereby covenants with Grantee that it is lawfully seized of the Property in fee simple; that it has good right and lawful authority to sell and convey the Property; and that Grantor fully warrants the title to the Property, and will defend the same against the lawful claims of all persons whomsoever.

The Property is subject to future taxes, easements, encumbrances and matters of record; however, this reference shall not serve to reimpose same.

BK: 5184PG: 844

IN WI1NESS WHEREOF, Grantor has caused these presents to be executed the day and year first above written.

Signed, sealed and delivered in the presence of:

Sign:---+ --,,,....---,,~ --------

Witness #1
Print: --+--,,....,.,..~~-4--C.=~----

Kabo Investments, LLC, a Florida limited liability company

£-f- l;/41~ Robert F. Wagner, M~ger

Karla A. Wagner, Manager

_2:)'_,;z_,~ - - - = - - Witness #2 t--,._ /)

Print:

STATE OF FLORIDA COUNTY OF ST. JOHNS

Sign:

J..J ,/l...,~
- - - ~ --.C....---'----'=-----

I hereby certify that the foregoing instrument was acknowledged before me by means of ~hysicalpresenceor_ onlinenotarization,this / 2..dayofFebruary,2021 byRobertF.

Wagner and Karla A. Wagner, Managers ofKabo Investments, LLC, a Florida limited liability company They [ ] are personally known to me orfi have produced

D<Lu.xi.5 <-<c...n,7s ~
Affvc Notary Stamp or Seal Below:

..........., CURTISKEITHHARDY !~~·~\ MYCOMMISSION#GG354080

as identification.

Printed Name:- - -

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:!i EXPIRES: July 11, 2023

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June 2, 2021

VIA U.S. MAIL

Neighborhood Council o f St. Augustine, Inc. P.O. Box 658
St. Augustine, Florida 32085-0658

MCGARVEY REsIDENTIAL COMMUNITIES

1102 AlA NORTH, STE. 102 PONTE VEDRA BEACH, fLORIDA 32082 904.247.9160

Re: Developer Neighborhood Notice-36 Grenada Planned Unit Development

To Whom It May Concern:

This Developer Neighborhood Notice is submitted on behalf of 36 Granada, LLC. (the "Owner/Applicant"), the owner of property located at 36 Granada Street (the "Property"). The Property includes St. Johns County Parcel Identification Nos. 203240-0000

The Property is zoned Commercial Low - One ("CL-1"). The Owner is applying for a Planned Unit Development ("PUD") rezoning. The Property is improved with an existing building (over 6,000 square feet) that has been in place in some form since at least 1880 and has had many uses including a theater, restaurant, bar and feed store. The Owners are proposing a development plan for the Property to include a maximum of 7,000 square feet of retail/commercial space including all uses allowed within CLl zoning category in addition toallowing all alcoholic beverages to be served on-site and a maximum 250 seat limit on all restaurantsontheProperty(combined). Itistheapplicantsintenttohaveagourmetcoffee shop, artisan bakery and upscale restaurant in the building.

The Owners are proposing a PUD development plan for the Property, which includes only commercial uses, consistent with the site's future land use designation Commercial Low Intensity ("CU" ).

June 2, 2021
Developer Neighborhood Notice Page 2

Please contact Jay McGarvey at the address and telephone number above, if a courtesy neighborhood informational meeting is requested of the developer. The courtesy neighborhood informational meeting will be presented by the developer, not by City staff. It is not an official City meeting or hearing on the project application. This developer neighborhood notice is not intended to be a legal notice, nor should it be relied upon to provide affected party status or standing. The developer neighborhood notice is an additional, courtesy informational tool

provided to the. public to facilitate early, voluntary and direct communication between the City's neighborhoods or defined communities and PUD development applicants. This document was prepared by the developer and the City does not warrant its accuracy. The official complete application public record will be available for review after filing at the City of St. Augustine Planning and Building Department, 75 King Street, St. Augustine, Florida, during regular office

hours.

Please contact me with any questions regarding the PUD application and any community meeting you may request.

6/7/2021 qPublic.net - St. Johns County, FL - Report: 2032400000

~--
If you are a new owner of this property, please click here to submit a Sales Questionnaire

St. Johns County, FL Sales Questionnaire Form

Summary

12/4/2020

Parcel ID locatlonAddress

Neighborhood T a x D e s c r i p t i o n '

36GRANADAST
SAINT AUGUSTINE 32084-0000
Theatre COSA (COM) (610.26)
C I T Y O F S T A U G U S T I N E B L K 4 6 - J E 7 F T O F L O T 8 & S 1 1 3 F T O F L O T 9 - 1 1 3 F T O N G R A N A D A S T O R 5 1 8 4/ 8 4 3 "The~cr ,t.arlab>"v isnotto~u~donl~aldocuments..
Theaters (Owner Occupied) (3205)

18-7-30
CityofSt Augustine (District452) 19.4926
0.340
N

Sec/Twp/Rng

District

Millage Rate Acreage Homestead

Clickin1. Image O ~ n s Cyclomedia Viewer In a New Tab 2032400000

Property Use Code
Subdivision CityofStAugustine

Owner Informat ion

OwnerName 36Granada LLC100% MallingAddress 77ALMERIAST

SAINTAUGUSTINE,Fl 32084-0000

Map

https://qpublic.schneidercorp.com/Application.aspx?ApplO=960&LaverlD=:?117H&P:anP.Tvn<>In =<IRP::m<>In : an,:;au-.- 1oP<:'>'><>nn, 0 ,,,-· •' 1- 1• • _ _ n M n • n

6f7/2021

qPublic.net - St. Johns County, FL - Report: 2032400000

Valuation Information

Building Value

Extra Features Value
Total Land Value
Agricultural (Assessed) Value Agricultural (Market)Value Just (Market) Value

Total Deferred

Assessed Value

Total Exemptions Taxable Value

Historical Assessment Information

Valueslistedart fromourworkingtaxrolland oresubjecttochange.

2021 $505,169 $406 $450,660 so $0 $956,235 $0 $956,235 $0 $956,235

T a x a b l e V a l u e $710,874 $708,105 $740,575 $740,575 $752,621 $791,062 $319,541 $290.492 $301,565 $323,713 $354,6 13

Y e a r B u i l d i n g V a l u e 2020 $410,028

T o t a l La nd V a l u e $300,440 $300,440 $300,440 $300,440 $300,440 $300,440 $300,440 $196,788 $207,242 $229,390

A g ( A s s e s s e d ) V a l u e $0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0

Roof Structure
Roof Cover
InteriorFlooring ConcreteFinish,VinylTIie Interior Wall Drywall
HeatingType AlrDuct

E x e m p t V a l u e

$0

$0
$0
$0
$0
$0 $430,259 $0

$0 $0 $0

E xt r a F e a t u r e V a l u e $406
$406
$446
$446
$446
$446
$0
$0
$4,693 $4,693

Actual Area 6578 Conditioned Area 6534 ActualYearBuilt 1880
Use Theater
Style 04
Class N
Exterior Wall Concrete Stucco RoofStructure Rigid Frame

Category Exterior Wall Roofing Structure Roofing Cover Roofing Cover Interior Walls Interior Flooring Interior Flooring Heat ing Type
Air Conditioning Frame
Plumbing Electrical Foundation Condition FloorSystem

Description

BASEAREA
CANOPY (COMMERCIAL) CANOPY (COMMERCIAL) TotalSqFt

A s s e s s e d V a l u e $710,874 $708,105 $740,575 $740,575 $752,621 $791,062 $319,541 $290,492 $301,565 $323,713 $354,613

2019
2018
2017
2 0 16
2015
2014
2013
2012
2011
2010 $96,800 $4,693 $253,120

Building Informat ion Building 1

Rigid Frame
Modular Metal, Roll Composite

$407,259 $439,689 $439,689 $451,735 $490,176 $449,360 $93,704 $89,630 $89,630

ExtraFeatureInformation
Code Description BLD

A g ( M a r k e t ) V a l u e $0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0

J u s t ( M a r k e t ) V a l u e $710,874 $708,105 $740,575 $740,575 $752,621 $791,062 $749,800 $290,492 $301,565 $323,713 $354,613

Type
Concrete Stucco Rigid Frame Modular Metal Roll Composite Drywall Concrete Finish Vinyl Tile
Air Duct Central Masonry
12 Fixtures Good
Concrete Slab Good
Concrete Slab

Pct

Units

Land Informat ion
Use Description Front Depth Total Land Units UnltType Land Value

Enclosed Theaters &Auditoriums 113 140 15022 SF $450,660

Length Width Height ConcretePaving 0 10 10 0 100 ConcretePaving 0 15 12 0 180

https://qpublic.schneidercorp.com/Application.aspx?AppID=960&LayerID=21179&PageTypeID=4&PagelD=9059&Q=1985326094&KevValue=203240. .. ?I?.

Air Conditioning Bedrooms Baths

Central

Conditioned Area
6534 09
0 35 6534 6578

Actual Area 6534

100%

100%

30% 70% 100% 60% 40% 100% 100% 100% 100% 100% 100% 100% 100%

6n/2021

qPublic.net- St.Johns County, FL-Report 2032400000

)

DEED

T R U S T E E S

DEED WARRANTY DEED

14

12

~

2377

i l l

325

Sale Information Recording

Date

2/19/2021 5 / 2 7 / 2 0 1 4

Sale Date

Sale Price

Vacant/Jmproved

Sketch Information

11

62

80

10

Instrument

Type Book Page 2/16/2021 $1,500,000.00 WARRANTY 2lli ill

Qualification Q

Q

u

u

u

Grantor KABOINVESTMENTSLLC

B A B Y ' S F A M I LY T R U S T D : 1 - 1 - 0 5 B Y PIERCE RENEE L TRUSTEES

PIERCEKENNETHL&EUNICEB

Grantee 36GRANADALLC

K A B O I N V E S T M E N T S L L C NEYBERTKENNETHG& PIERCE

RENEE L TRUSTEES PIERCE KENNETH L,EUNICE B

5 / 2 3 / 2 0 1 4 $ 1 , 0 0 0 , 0 0 0 . 0 0 2/3/2005 $100.00

i l l 1238

l l i

lli

12/1/1982 $100,000.00 1/1/1977 $0.00

48

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