Fort Walton Beach Council agenda — 11-12-08 special agenda - DRC cure — reading text

Finance CDS Police Fire MIS Parks & Rec Golf Club 5. Attachments (list): a. Memo to City Manager a. Memorandum of Agreement b. Development Order - CRA Case 0 #7 -02- SP c. landmark Center Major Development approval Process Detailed Flow Chart d. CRA Minutes - July 11, 2007 for Landmark.Center e. Staff Analysis and Report to the CRA Board of CommissionerS f. Summary of Municipal Parking Lot and Summary of Parking Garage g. Updated Tax Increment Analysis Report, Landmark Center h. Landmark Center Narrative Report L Site Plans for the landmark Center dated 4/ 13/ 07 and 6/25/ 07 j. Conceptual Architectural rendering of the Northeast View  Council Meeting Date: Regular Special Meeting Public Hearing Supplemental Agenda b. Site Aeriala Site Section & Typical Building Section Diagram dated 06/ 25/ 07 c. Letter dated July 6, 2007 from Thornber Smith 6. Department Head Signature:  CITY OF FORT WALTON BEACH COMMUNITY DEVELOPMENT SERVICES DEPARTMENT M~ MORANbuM Date: August 3, 2007 To: Joyce Shanahan, City Manager From: Missy McKim, CDS Director SUBJECT: Request for Site Plan Approval 07 G2- - 8P for the Landmark 223 _ ( Center.. Miracie Strip Parkway SE) REQUEST: The proposed Landmark Center project consists of a mix of U$ es including 18,916 sq. of ft.. retail and 11, 771 sq. ft. of restaurants on the first floor. A combination of 19,032 sq. ft. of office space and 10) 870 sq. ft. of residential space is proposed on the second floor. The third floor consists of 32, 007 sq. ft. of residential space with a maximum of 38 units. The total commercial square footage is 49,719 and the total number of residential units is 38. A parking garage is proposed that will be located partially on the applicant's property ( 10,000 sq. ft.) and partially on the City' s municipal parking lot (24, 000 sq. ft.) adjacent to the subjed property. A formal development agreement will address the specific issues of the parking garage. At this point the required parking for Landmark Center is addressed in the Memorandum of Agreement which is part of this approval and will be reviewed later in this report. ANALYSIS: Below is a summary of the findings in the Staff Analysis and Report to the CRA Board of Commissioners which is attached as backup. DETERMINATION OF COMPLIANCE WITH APPLICABLE LAW: A. Consistent with "Focus on the Future", the Vision Plan The Vision Plan states as part of the overall Vision for Fort Waltor. Beach: ' 7hrough a conscious effort of economic development, we have created a balanced, healthy community that emphasizes the following sectors: new corporate branch offices; technology research center; officel professionallfinancial district; moderate income tourism; active duty and retired military, civilian service and retirees; a downtown with an old-time theme of artslcrafts/boutique commercial and elegantlfun dining areas; and a revitalized commerciaVcivic core This balanced economic base helps to increase the average area.. wages in the community, allows ourchUdren opportunities to.be emptoyed and raise their families here, and generates a healthy tax base to afford the high quality of life and infrastructure that is so important to us as citizens." This project provides the downtown with boutique commercial and elegantlfun dining area$ and will spearhead new revitalization of the commerciaVcivic core area. The project win provide employment opportunities and help to generate a healthy tax base for the community. 4  This project meets the following objectives: Transportation. Objective 4: Provide sufficient parking facilities for development and redevelopment. Land Use. Goal: Enhance the visual quality of the physical environment in the City and ensure that the regulatory framework for land use planning is clear. easy to use, and reinforces the Vision Plan : Land Use, Objective 4: Enhance the visual quality of the built environment - both public and private development projects. B. DIrections- The ComDrehensive PI;."of the City of Fqrt Walton Beach: ~ 008 1. Future Land Use The future land use designation for the subject property is MUMS. Mixed Use Main Street. This. category is described 8$ one -... that supports the mixed use concept in an area where the commercial component is based on entertainmentltourism. The mix of uses wUl snow for some residential use to provide incentive for home businesses and residential projects, which will provide a housing mix to accommodate the local poputation. The emphasis here is for land uses to contribute to the Main Street area becoming a -happening place,' a place for special events, shows, performing arts, theatres, fine dining, exclusive shops, and professional offices." The landmark Center complies with the future land use designation of the Comprehensive Plan. 2. Protection of Historic and Archaeological Resources This property is not included within the archaeologicany sensitive zone. However, a Cultural Resources Survey" was conducted by Prentice Thomas and Associates, Inc. The intensive survey found no archaeolQgica1 occurrences and therefore no impact; s to historic properties will occur as this property Is developed. No further work is recommended. c. Fort Walton Beach Land Development Code (Section 12.45). Pursuant to Sedion 12.45.02, LDC. all proposed projects within the CRA must have their site plans reviewed by the CRA Board and must receive approval by the City iI. Coun<; Review criteria in Section 12.45.05 of the Land Development Code are tisted below. Staff has reviewed the submitted appUcation and site pran and makes the following findings: 1. In what respects the site plan I. or Is not consistent with the Fort Walton Beach Community Redevelopment Plan: CDS staff finds the project is consistent with the CRA Plan update ( 8/98) in that it ensure~ that vacant developable land and redevelopable rehabilitation sites are best utiUzed to meet the needs and values of the city and specific neighborhoods. ProDosed CRA Plan The landmark Center is also consistent with the proposed CRA Plan and furthers the proposed CRA VisiQn. Landmark Center supports the Vision. a portion of which is quoted below: Buildings in the CRA Area are scaled to suggest the smal t-own atmosphere of historic Fort Walton Beach. Heights range mostly from one to four stor.es, with a sma" number built over six stories where appropriate. Building design supports pedestrian-friendly neighborhoods  characterized by front fadades located in close proximity to the property lines. Porches, balconies and plazas overtook streets and sidewalks creating an imm$ diate visual and spatial connection to the public street space. Buildings are detailed to provide \ lisua1 1nterest appropriate to their specific design. Windows, doors, trim, construction materials and textures, and roofline pitches support the individual architectural style of each building and complement the pedestrian-friendly, small town atmosphere of the City. These attractive buildings are the primary focus of the streetscape, with parking lots located to the rear or sides of buildings or within the interior of a block. Parking g.arages inctude mixed uses and are designed in a manner that disguises the building as a parking facility, while complementing surrounding devetopment. The recommendations Under Community Design for the Historic Downtown that landmark Center furthers are: Develop "gateway"entrance treatment at US 98 and the foot of Brooks BridgelPerry Avenue. Construct streetscape improvements along Miracle Strip Parkway, Eglin Parkway, Florida Place and Perry Avenue, inoluding underground utilities and decorative lighting. 2. In what respects the plan Is or is not In confonnlty with all applicable regulations of the zoning district In which It is located: A. The site plan is in conformance with MUMS regulations Staff finds that the landmark Center Is in conformance with the MUMS regutations except for the following which will be addressed in the Development Agreement. These are made part of the conditions of approval. 1. The use of the FDOT right of way along Perry to meet setback requ\rement and to be used as a public plaza must be included in the Development Agreement. 2. The reforestation requirement which will be met off site will be addressed in the Development Agreement 3. The provision of required parldng within the garage which is located on public and private property is addressed in the Memorandum of Agreement and witt be addressed in more detail in the Development Agreement. B. Parking This project is unique in that the developers propose to build a public/private parking garage on the City's municipal parking lot as well as 10,000 sq. ft. of their property which will be deeded to the City upon the City' s purchase of the parking garage. The Memorandum of Agreement outlines the general provisions being proposed. Parking R~ uired: Because the project is Within the Parking District. 1 space/ residential unit is required. No parking is required for the proposed commercial square footage. It is proposed that 38 parking spaces will be paid for and provided in the parking garage. t  Parkina S~ ce Analvsis: The City municipal lot currently has 119 spaces. The Developer proposes to build a Parking Garage with 343 spaces on the Municipal Parking lot. Of the original 119 spaces, 55 spaces win remain in the municipal parking lot (not under the garage) for a total of 398 parking spaces in the municipal parKing tot. This does not include the on- street parking spaces on Ferry and US 98 of which there are approximately 12 spaces. 38 spaces witt be paid for by the developer and will be allocated to the 38 required for the residential units. 305 spaces are proposed to be paid for by the CRA and win be public parking under exclusive use of the City for the public.