Fort Walton Beach Council agenda — 01-26-2010 Regular — reading text

rentals and sales in mixed use urban core areas which encourage pedestrian linkages, tourism- and multimodal transit. However, special consideration must be given to ensure the commercial and vehicular intensities are compatible with the district. If permitted, Motorsports Rentals and Sales should only be allowed as a conditional use; and then required to have a physical separation in the form of structural elements wall/ fence) with landscape buffers from adjacent less intense land uses because of the potential noise and lighting nuisances. Truck access should not be allowed along ]First Street SE, in any case. In addition, aesthetic /visual compatibility issues invariably arise where motorsports dealers are proposed because typically they are proposed as generic structures with sparse landscaping and maintenance associated with Highway Commercial uses. 3. 3. 5. The criteria for approval of a conditional use development permit can ensure design and land use compatibility with the mix of uses allowed in the MUMS District:. They accomplish the following as listed in Section 13. 30.7. E. of the LDC, titled Permit Review Criteria: 78_  3. 3. 5. 1. Ensures the conditional use is consistent with the goals, objectives and policies of the Comprehensive Plan and neighborhood plan, if one exists, for the area in which the property is located; 3. 3. 5. 2. Ensures the conditional use is consistent with the character of the immediate vicinity of the land proposed for development and designed so that it is consistent with the harmonious development of the zoning district in which it is proposed; 3. 3.5.3. Ensures the design of the proposed conditional use will minimize any detrimental effects on neighboring properties, relative to the following design features: 3. 3. 5. 3. 1. Architectural design of the structures; 3. 3. 5. 3. 2. Open space and view corridors; 3. 3. 5. 3. 3. Fencing and screening; 3. 3. 5. 3. 4. Noise reduction; 3. 3. 5.3. 5. Sign and light control; 3. 3. 5. 3. 6. Landscaping; 3. 3. 5. 3. 7.. Storm drainage; 3. 3. 5.3. 8. Sanitation collection; 3. 3. 5. 3. 9. Police and fire protection; 3. 3. 5. 3. 10. On and off -site traffic control; 3. 3. 5.3. 11. Off-street parking and loading; 3. 3. 5.3. 12. Other matters relevant to assuring that the proposed development site fosters desirable conditions and compatibility with the existing environment. 3. 3. 5.4. The proposed conditional use will have no adverse effect on the health, safety, morals, general welfare of permitted uses located in the same or adjacent zoning district as the proposed conditional use; 3. 3. 5. 5. There are adequate public facilities and services available to serve the proposed development pursuant to the Concurrency Management System Element of the Comprehensive Plan; 3. 3. 5. 6. The proposed conditional use will not require signage or exterior lighting that will cause glare or will adversely impact area traffic safety; 3. 3. 5. 7. There is adequate ingress and egress to the proposed conditional use, and it is designed so as to minimize the number of curb cuts thereby reducing traffic congestion on the City' s roads; 3. 3. 5. 8. There is adequate provision for traffic movement, both vehicular and pedestrian, internally and externally; 79-  3. 3. 5. 9. The proposed conditional use is consistent with the requirements of the Code and all applicable local, state and federal regulations; 3. 3. 5. 10. The structures and uses associated with the conditional use complies with all additional standards imposed on it by the Comprehensive Plan authorizing such use and all other applicable requirements of the Code; and 3. 15.11. Any other conditions as may be stipulated and made a requirement in granting any application for a conditional use, when it is considered necessary to further the intent to protect the health, safety and general welfare including but not limited to: 3. 3. 5. 11. 1. Limitation on the hours of business operation; and 3. 3. 5. 11. 2. Limitation on the number of occupants at any one time. 3.4.Consistenc;y with the Comprehensive Plan 3. 4. 1. The Future Land Use Element in Directions - The Comprehensive Plan ofthe City ofFort Walton Beach: 2008 describes the Mixed Use Main Street District thus: 3. 4. 1. 1. Mixed Use Main Street ( MAP LEGEND " MUMS "). This mixed use area designation is one that supports the mixed use concept in an area where the commercial component is based on entertainment/ tourism. The mix of uses will allow for some residential use to provide incentive for home businesses and residential projects, which will provide a housing mix to accommodate the local population. 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, professional offices. Maximum height of all structures shall be 50 feet. Residential density shall be limited to 12 dwelling units per gross acre. Lot coverage is unlimited because structures will be encouraged to be placed near the public ways and because off street - parking will not be required on -site. A maximum Floor Area Ratio of 4.0 is permitted. The CRA's Urban Master Plan will provide this area a physical plan for transforming the former downtown area into a pedestrian friendly area that re- routes the through traffic volumes from the four -laned U.S. Highway 98 to First Street SE one block north, which will provide room for wider sidewalks, traffic- calming devices, crosswalks, streetscaping and on- street parking. 3.4.2. Objectives and Policies of the Plan which are found consistent with the request: 14.2. 1. Policy A.3. 6 The City shall require that any non -residential development, redevelopment or reuse which abuts a residential neighborhood submit a residential impact statement, prepared by a 80-  competent professional land planner, which details mechanisms to ensure compatibility, through buffering and landscaping,. with the adjoining residential neighborhood and identifies programs to mitigate the impacts of noise, traffic, odor and glare which may be anticipated at the non -residential development. Staff Comment: The district standards proposed to be amended, the HUMS District, is a mixed -use district not a- residential area. The commercial uses included as compatible with residential are not the most intense commercial uses. Adequate provision must be made to ensure compatibility issues are addressed with any proposed motorsports rentals and sales industry. 3. 4.2. 2. Policy B. 1. 7. 1 - A Transportation Concurrency Exception Area ( TCEA) shall be established coterminous with the Fort Walton Beach Community Redevelopment Area ( CRA) in order to promote urban redevelopment, infill development, a variety of transportation choices and opportunities, the City' s economic viability, desirable urban design and form, a mix or residential and non -residential uses, and streetscaping/landscaping for roadways within the City. Staff Comment. Currently, the rental and sales of scooters, jet skis, all terrain vehicles and the like are agglomerated within the larger " Auto and Vehicle Sales" category. The sale of automobiles is a more intensive commercial use than the rental and sales of personal motor vehicles. Disassociating personal motor vehicles from the larger, more intense automobiles classification within the MUMS District provides further transportation choices and opportunities for tourists in the downtown area. 3. 4.2.3. Policy. B. 1. 7. 14 — The City shall adopt urban design guidelines for all new development and redevelopment within the TCEA, and revise the Land Development Code accordingly by June 18, 2001. These guidelines shall include consideration of building placement, location of parking, sidewalks, building design, and placement of mechanical equipment and shall be the guiding design standards for development/redevelopment on arterial and collector roadways in the TCEA. The City shall use the CRA Urban Master Plan standards for development/ redevelopment within the TCEA. Staff Comment: Permitting motorsp.orts rentals and sales by conditional use will ensure compatibility issues are addressed. 3. 4.2. 4. Objective B. 2.2 —Consider Providing an Alternative Mode Choice to the General Traveling Public. 81-  Staff Comment: Disassociating personal motor vehicles from the larger, more intense automobiles classification within the MUMS District provides further transportation choices and opportunities for tourists in