Fort Walton Beach Council agenda — 11-22-05 ‎(regular)‎ — reading text

L81ED ( CO~ L) msi8tCf:r: a' : R.. fMa.: riFA,MILY OW& U. 11tGJ DtSTRlCT; ~. FOR A.. ~ VAP' AltSCfABff; PROVIDfG FOQ CONFUCJIR$' PROVl$IONS; __. FOft. LRY; MII)" DV. INGFORAN~ DATE.(~ O$. srJ\FF)( SE~'  o o CITY OF FORT WALTON BEACH MEMORANDUM Date: October 18, 2005 To: Chairman and Members Municipal Planning Board Thru: Missy Mc Kim, CDS Directo~A .. A AtV r' i yr" A From: Len Mitchell, Planning Manager ~ Subject: Consideration of Ordinance 1665 a Request to Rezone 106 Jonquil Avenue NW from C- 1 ( Limited Commerciat) District to R-2 (Multiple Family Dwelling) Di$trict. Requested by Tuncay Gerdan and Serdar Ucak, owners. (MPB Case# 05-4Q.. RZ) THE RE.QUEST: The Community Development Services Department ( CDS) has received a request from Tuncay Gerdan and Serdar Ucak owners of property located at 106 Jonquil Avenue NW, to rezone from G-1 ( Limited Commercial) District to R- 2 (Multiple Famity Dwelling) District the 1. 1 acre parcel of property. BACKGROUND: The process of amending the Official Zoning Map of the City requires the adoption of an ordinance after two (2) readings before the City Council. An advertised public hearing must be held 10 days prior to adoption. The Municipal Planning Board ( MPB) is empowered by Council to review, hear, consider and make recommendations to the City Council on applications for development permits to approve, approve with conditions, or deny amendments to the Official Zoning Map of the City. In the Year 2000 the City changed the Future Land Use designation of the subject property and the entire block north of it, except a church site, between Hooper Drive, Jonquil Avenue. Sullivan Street and Glory Ptace from C. Commercial to MDR, Medium Density Residential. This was done to create a transitional land use between the Highway Commercial designation along Mary Esther Cut Off and the Low Density Residential designation applied to the Oakland Neighborhood. The owners come with a request to complete the process by rezoning their portion of this area from to R-2 ( Multip1e Family Dwelling) a district that is considered consistent with the MDR Future Land Use designation. As explained in the Staff Report, the appUcant is seeking to develop the request site for multiple family dweUings f!"""  o o There are no requirements for posting with notices, I& gal advertisements or public notices prior to consideration by the MPB. DISCUSSION: Staff has prepared the enclosed Staff Report, which includes general background information, a project description and a chronology of the zoning and development of the request site. The Staff Report also includes a detennination of applicable law, consistency of the request with the Comprehensive Plan and determination of appropriateness of the request, including suggested findings for the MPB regarding the 13 criteria enumerated. Ordinance 1665, if adopted would rezone the 1. 10 acre site to the R- 2 District and amend the Official Zoning Map of the City, according1y. RECOMMENDATION: Staff recommends that the Municipal Pfanning Board find the request consistent with the Comprehensive Plan and forward to City Council- its recommendation for approval of Ordinance 1665. Enclosures: Ordinance 1665 ( 10-3- 05) Staff Analysis 10- 7-05 wi attachments City Attorney opinion e-mail (date)  o C1TY OF FORT WALTON BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES PLANNING DIVISION STAFF REPORT AND ANALYSIS SUBJECT: Tuncay Ge, dlln BOO Serda, Ucak Apptication for Rezoning from C- 1 ( Umited Commercial) District to R- 2 ( Multifamily Dwelling) District. DATE SUBMITTED: 9- 15- 05 RESUBMITTED: PREPARED BY: Len Mitchell, Planning Manager REPORT DATE REVISION DATE October 7, 2005 November 3 2005 November 22, 2005 December 13. 2005 A. GENERAL BACKGROUND 1. locati'on: 106 Jonquil Avenue NW. Site is parcet located at the southwest comer of the intersection of Sultivan Street and Jonquif Avenue NW. (see Location Map- Exhibit A). a. Major access: Jonquil Avenue and Sullivan Street NW b. Neighborhood: Oakland c. 2000 Census Tract 228 and Btock Group- 2. General features of the proposed project: a. Gross acreage: 1. 10 acres b. Wetland acreage: None identified on Generalized Wetlands Map c. Dwelling units: None at this time. d. Gross Density: None; R-2 District permits 15 DU per acre maximum. e. Potable water and sanitary sewer service: Available from City of Fort Walton Beach f. Garbage and trash pickup: Available from City of Fort Waiton Beach g. Recreation amenities: None proposed at this time. 3. Current zoning of the applicant's property: C-1 (Limited Commerciat) District. The request site ties between lands zoned Highway Commercial, atong Mary Esther Cutoff and single family zoned residentiat lands to the east 4. Current surrounding zoning ( see Zoning Map- Exhibit B): a. North: R-2 (Multifamiry Residential) b. South: C-1 ( Limited Commercial)  o o c. East R~1A ( Single Family DweUing) d. West HC {Highway CommerciaQ 5. Directions, Comprehensive Plan Future Land Use Map ( FLUM) designation: MDR, Medium Density Residential.The site was re- designated MDR in 2000 to form a transitional land use designation between the Highway Commercial land use designation to the west and the Low Density Reskfentialland use designation to the east. 6. Surrounding FLUM designations ( see FLUM-Exhibit C) : North: MDR, Medium Density Residential South: PL, Public Lands East LDR, Low Density Residential West: HC, Highway Commercial 8. PROJECT DESCRIPTION The applicants have requested to rezone the site ( 1. 10 acres) from C- 1 ( Umited Commercia1) District to R-2 ( Multiple Family Dwelling) District in order to complete the process of changing the land use and zoning on this property initiated by the City in 200010 the form of a Future Land Use Map amendment. The applicants purchased the property on August 31, 2005 according to the Warranty Deed presented in the application. The applicants intend to pursue development for a multifamily project subsequent to the rezoning request C. PROJECT CHRONOLOGY 1. The property has been zoned 1 since 1960 when zoning was established in the C;.. City. 2. The 1990 Comprehensive Plan designated the property as C, Commercial on the Future Land Use Map. 3. In August 2000, the new Comprehensive Plan changed the Future Land Use Map designation to MDR, Medium Density ResidentiaL 4. The applicant purchased the property in August 2005. 5. September 15, 2005, applicants filed a request to implement MDR designation by changing zoning to R- 2. D. DETERMINATION OF APPUCABLE LAW 1.Laws applicable to this request include Directions: The Comprehensive Plan of the City of Fort Walton Beach: 200Band the Fort Walton Beach Land Development Code. 2.. NOTICE: The applicant is cautioned that the City is in the of adopting, proce$$ revised land development regulations. All projects must comply with the Jaws and ordinances in effect at the time of approval. If land development regulations are 2  o o approved prior to this developmental proposal. this proposal must be revised to comply with the new regulations. 3. NOTICE: The appUcant is cautioned not to discuss with any member of the Municipal Planning Board or City Council the merits of any matter on which action may be taken by the those public bodies. Doing so may require the member to disclose publicly the nature of the conversation and disqualify that member from voting on the matter. E. CONSISTENCY WITH COMPREHENSIVE PLAN 1. The site is designated as MDR, Medium Density Residential on the Future Land Use Map ( see Exhibit C, FLUM). Other sites to the north of the request have been recentfy rezoned to R-2. Areas designated MDR are intended to be limited to a maximum of 15 dwelling units per acre for use as a single or multiple famHy. residential land uses. A mix of housing types can be accommodated to encourage a variety of income groups. Individually owned. attached or detached single family units, town homes. duster homes, rental apartments, and condominium projects. 2 R.. zoning limits development intensity to 50% lot coverage by all structures. Development is limited to a height of 45 feet. 2. Policies of the Comprehensive Plan that are furthered by the request indude: Policy A.3. 5 - The City shall preserve and protect stable residential neighborhoods and prevent the following from occurring in residentialareas: 1} subdivision design which proposes the undesirable impacts from trafflC movements through a neighborhood; througn.. 2} commercial development encroaching into residential areas; 3} new residential dwetungs constructed at a scale inconsistent with the character and design of the neighborhood or 4) adjaCent development deemed incompatible with residential areas, and revise the Land Development Code accordingly by June 18. 2001. 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 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