Fort Walton Beach Council agenda — 05-10-05 — reading text

Umited Commercial)District to R-2 ( Multiple F~ mily Dwelling) District.Requested by Choctaw Engineering, Inc., Agent for Daher Buildings Industries, Inc.J owner. (MPB Ca~et'05-9- RZ) w- .___ TJiE REQUEST: The Community Development Services Department (CDS) has received a request from Choctaw Engineering, Inc.. Agent,for Daher Building IndustrieS. Inc., to rezone ftomC- 1 ( limited Commercial)District to R.. 2 (Multiple Family Dwelli'ng) District ' theO.765 acre parcel of property located between Jonquil Avenue and Glory Place NW on the south side of Hooper Drive NW (500 Hooper Drive NW). ' 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 Counal on 8ppIications for development permits to approv~, approve with conditions, or deny amendments to the Official Zoning Map of the City. As explained in the Staff Report.the appliamt is seeking,to develop the request site for multiple famHy dwe1fings. In 2002, the acfjacentproperty owner to the south, New Covenant Church, requested that the City redesignate their property for other than PubUc Lands (PL) to pannit the church to seu the property for commerciaVmultiple family deve10pmenl The ~ initiated the change to that site. In 2000 the City changed the Future land Use designation. of the entire block, except the church site mentioned above, between Hooper Drive, Jonquil Avenue, Sullivan Street and Glory Place from C, Commercial to MDR, Medium Density Residential.This was done to create a transitional land use between the Highway Commercial designa~on along Mary Esther Cut Off and the t,.ow Density Residential designation applied to the Oakland The owner comes with a request to complete the process and Neighborhood..  is considered change the zoning cftstrid to R-2 ( Multiple Family DweUing) a district that consistent with the MDR Future Land Use designation. There are no requirements for posting with notices, legal advertisements or public notices prior to consideration by the MPB. DISCUSSION: Staff has prepared the enclosed Staff Report, which includes general background the information, a project description and a chronology of the toning and development of of applicable law. request site. The Staff Report.also includes a determination of the with the Comprehensive Plan and determination of consistency request the appropriateness Of the request, including suggested findings for the UPS regarding 3 criteria enumerated. Ordinance 1.631. if adopted would rezone the 0.765 acre site to the R-2 District and amend the OffICial Zoning Map of the City, accordingly. RECC?MMENDATlON: the Staff recommends that the Municipal Planning B~ rd find the request consistent with of Comprehensive Plan and forward to City Council its recommendation for approval Ordinance 1631. Endosures: Ordinance 1631 ( 3-1-05) S1aff Analysis 3-24-05 wf attachments 9- City Attorney opinion e-mail (3- 05) ft  CITY OF FORT WALTON BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES PLANNING DIVISION STAFF REPORT AND ANALYSIS SUBJECT: DAHER BUILDING INDUSTRIES, INC. Choct ( aw Engineering Inc., Agent) Application for Rezoning from C- 1 ( Umited Commercial)District to R-2 Multifamily Dwelling) District. DATE SUBMITTED: 2- 28-05 RESUBMITTED: PREPARED BY: Len Mitchell, PI~ ning Manager REPORT DATE REVISION DATE Staff Board Onf. R A GENERAL BACKGROUND 1. Location: 500 Hooper Drive NW. Site inctudes two (2) platted lots located south of Hooper Drive ( unpaved)between Jonquil Avenue and Glory Place ( undeveloped). see Location Map- Exhibit A). a. Major access: Jonquil Avenue NW b. Neighborhood: Oakland c. 2000 Census Tract 228 and Block Group . 1006 2. General features of the proposed project: a. Gross acreage: 0.765 acres (33,323. 5 s.f.) b~ Wetland acreage: None identified on Generalized Wetlands Map c. Dwelnng units: None proposed. d~ Gross Density: None proposed; R-2 District permits 15 DU per acre maximum. e. Potable water and sanitary sewer sefVice: Available from City of Fort Walton Beach f. Garbage and trash pickup: Available from City of Fort Walton Beach g. Recreation amenities: None proposed. . 1 ( Limited Commercial)District. 3~ Current zoning of the applicanfs property: C- 4. Current surrounding zoning (see Zoning Map-Exhibit B): a. North: HC (Highway Commercial) b. South: R-2 (Multiple Family Dwelling) and C-1 ( Limited Commercial)  C. East R-1A ( Single Family Dwelling) d. West: HC (Highway Commercial) 5. Directions, Comprehensive Plan Future Land Use Map ( FlUM)designation: MDR Medium Density Residential) 6. Surrounding FLUM designations ( see FLUM- Exhibtt C) : North: HC(HighwayCom ercia~ South: MDR (Medium Density Residenti~ East lOR (Low Density Residential). and PL Public ( lands) West HC ( Highway Cornmerciat) B. PROJECT DESCRIPTION The applicant. Daher Building Industries. Ine.. through its agent ChOdaw . Engineering, me., has requested to rezone the site (0.765 acres) from C- 1 ( Limited Commercial)District to R-2 (Multiple Family DwetHng) District in order to complete the process of changing the land use and zoning on this property initiated by the City in 2000 in the form of a Future Land Use Map amendment Daher Building Industries, Inc. purchased the property on June 9, 2004 according to the Warranty Deed p~ ented in the apptication. As of the date of this report there is a sale pendinQ on the request site ( March 31, 2005). The new owner is relying on the rezoning of the property to pursue development tor a multifamily proj$ clln either event CEI Will be authorized agent for the current owner. C. PROJECT CHRONOLOGY 1 since 1960 when zoning was established in the 1. The property has been zoned c- City . 2. The 1990 Comprehensive Plan designated the property as C. Commercial on the Future Land Use Map. 3. The a~ licant purchased the property in August 2004. 4. In August 2000, the new Comprehensive Plan changed the Future Land Use Map designation to MDR, Medium Density Residential. 5. February 28, 2005, applicant's agent filed a request to implement MOR designation by changing zoning to R-.2. D. DETERMINATION OF APPLICABLE LAW 1. Laws applicable to this request indude DiteCtiOns: The Comptehensive Plan of the City of Fod Walton Beach: 2008 and the Fort Walton Beach land Development Code. 2. NOTICE: The applicant is cautioned that the City is in the process of adopting revised land development regulations. AU projects must comply with the taws and ordinances in effect at the time of 8DDrovaL If land development regulations are 2  approved prior to this developmental proposal, this proposal must be revised to comply with the new regulations. 3. NOTICE! The applicant 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 pubHc bodies. Doing so may requite the member to disclose publicly the nature of the conv$ rsation 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).The site is presently undeveloped. Areas designated MDR are intended to be limited to a maximum of 15 dwetling units per acre for use as a single or multiple family residential land uses. A mix of housing types can be accommodated to encourage a variety of income groupS. Incfrvidually owned, attached or detached single family units, town homes, duster homes, rental apartments, and condominium projects. R.. 2 zoning limits development intensity to 50% tot coverag~ 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: PoUCy A3.5 -- The City -shan preServe and protect stable residential neighborhoods and prevent the foDowing from occurring in residential areas: 1) subdivision design which proposes the undesirable impacts from traffic movements through a neighborhood; througf1.. 2)commercial development encroaching Into idential l' e$ areas;3) new residential dwellings 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 Developr'nent Code accordingly by June 18, 2001. Policy A.3.6 - The City shall require that tiny 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 ensura COmpatibi1ity. through buffering and landscaping, with the ad' JOining residential neighborhood and identifies programs to mitigate the impacts of noise. traffic. odor and glare which may be anticipated at the non-residential development, and revise the Land Development Code accordingly by June 18,