Fort Walton Beach Ordinance — 2142--Update Planned Unit Development ‎(PUD)‎ for 327 Eglin Parkway N — reading text

Planned Unit Development Modification For Coastal Materials January 25, 2024 Prepared for: Ed Cox Motor Company, Inc. 1667 CR 280A Defuniak Springs, FL 32435 Prepared by: ENGINEERING & CONSULTING, LLC 27 Turquoise Beach Dr. Santa Rosa Beach, FL 32459 850) 660-1770 Certificate of Authorization # 9883 John G. Henderson, P.E. FL. PE No. 55320 TABLE OF CONTENTS Applicant Information Pg 3 Narrativeoverview Pg 4 Existing PUD Compatibility Standards Pg 4 Proposed PUD Modification Pg 5 Site Development Standards Pg 5-6 Legal Description (3.07 ac Parcel) Pg 7 Attachments: Pg 9 Aerial Map Survey Site Plan Landscape Plan 2 COX PARCEL SITE DATA: Parcel IDs: 01-2S-24-2202-0000-0010 Total Site Area 3.06 acres Future Land Use MU Existing Zoning MX-1 / PUD Proposed Zoning CG / PUD Previous Use Used Car Dealer Proposed Use Landscape Materials and Aggregates Owner / Applicant Ed Cox Motor Company, Inc 1667 CR 280A Defuniak Springs, FL 32435 CEFCO SITE DATA: Parcel IDs: 01-2S-24-2202-0000-0020 Total Site Area 2.46 acres Future Land Use MU Zoning MX-2 / PUD Existing Use Gas Station Owner Fikes Wholesale, Inc 6261 Central Pointe Parkway Temple, TX 76504 NARRATIVEOVERVIEW: In 2016 the property at 325 and 327 Eglin Parkway was annexed into the city of Ft Walton Beach. The property was assigned a zoning designation of MX-1 and MX-2, and a future land use designation of mixed use. (Ordinance 1963) In 2017 the property was rezoned from MX-1 and MX-2 to Planned Unit Development ( PUD) for the Walmart Neighborhood Market. The PUD was required to ensure compatibility between the Walmart and the surrounding neighborhood. Design restrictions included a 20’ landscape buffer and wall along Middle Drive, and no driveway access to Middle Drive and First Avenue. The project never materialized. However, the property is still subject to the PUD requirements. (Ordinance 1973) In 2020 additional property was rezoned from MX-1 to MX-2 for the CEFCO fuel station and convenience mart. (Ordinance 2032) In 2021 the Walmart PUD was modified for the CEFCO. ( Ordinance 2048) Since the entire site was subject to the Walmart PUD requirements, the entire site was also subject to the modified PUD, even though the CEFCO only occupies a portion of the property. The modified PUD contemplated additional commercial development on the 3.06 acres to the north of CEFCO and maintained the buffer requirements and access restrictions. The property owner now wishes to use the remaining portion of the property for landscaping materials, plants, stone, mulch, gravel, and supplies. The proposed use is not allowed in the MX-1 zoning district. Rezoning the property to Commercial ( CG) will be required. Most of the restrictions imposed in the Walmart PUD, and subsequent CEFCO modification, will be maintained to ensure compatibility with the adjacent neighborhood. EXISTING PUD COMPATABILITY STANDARDS: The PUD was based on the Objective A.3, Policy A.3.4 of the City’ s Future Land Use Element. OBJECTIVE A.3 – THE CITY WILL ENSURE COMPATIBILITY BETWEEN LAND USE DISTRICTS AND DEVELOPMENTS. Policy A.3.4 - Compatibilitybetween residential and nonresidential land use districts, zoning districts, or development sites will be ensured through implementation of standards for: Building orientation Location and design of delivery areas Lighting Parking lot locations and design Location of site features such as dumpsters or storage areas Screening equipment whether located at ground level or on rooftops Standards for buffers A PUD overlay district will ensure this Policy is effectively implemented. PROPOSED PUD MODIFICATION ThisPUD modification will maintain most of the design standardswhich are intended to ensure compatibility between commercial and residential developments. Building Orientation– The existing building and concrete will be removed. A new 1,200 sf manufactured building will be placed to the south and east of the old building location. A new 1,500 sf storage building will be constructed behind it. Both buildings will be located on the western portion of the property, away from the adjacent residential properties. Location and Design of Delivery Areas – Aggregates and landscape materials will be stored throughout the site. Deliveries of materials to these areas will be done during normal business hours. No after-hours deliveries will be allowed. Lighting - Outdoor lighting is not currently proposed. Any future lighting will be shielded, directed downward, and at least 50’ from the Middle Drive and First Avenue right of ways. Parking lot locations and design – The parking areas will be located on the western portion of the property. Vehicular access will be connected to Eglin Parkway, First Avenue, and the CEFCO fuel station. Access control limitations were imposed by the Walmart Neighborhood Market PUD, which prohibited driveways or vehicular access along Middle Drive and First Avenue. This PUD modification will maintain the access restriction to Middle Dr. However, the property will maintain the existing vehicular access to First Ave. All accesses will be gated after normal business hours. Dumpsters & Storage Areas - The proposed dumpster will be located in the interior of the property and will be screened from the adjacent residential properties. Equipment Screening – Equipment used for the handling of materials will be screened from the neighboring residential uses with buffers. Standards for Buffers -PUD compatibility standards section 4.06.03A, reads that landscape buffers shall be provided at the perimeter of the development parcel when the adjacent zoning district provides for less intense development as measured by residential density and floor area ratio. Section 4.08.05E.2. of the LDC reads that a 5’ landscape buffer is required between land zoned CG and land zoned for residential purposes. The Walmart PUD proposed a 22.5’ natural buffer along Middle Dr., with a 6’- 8’ high screen wall. The screen wall requirement was eliminated as part of the CEFCO PUD modification. The 22.5’ natural buffer will continue as part of this PUD modification. A 30’ wide linear stormwater retention area will be adjacent to the natural buffer, effectively increasing the buffer width to 52.5’ along Middle Dr. SITE DEVELOPMENT STANDARDS Site development standards are set forth in section 4.03.00 of the City’s Land Development Code. Density – Residential development is not allowed in the Commercial (CG) zoning district. Floor Area Ratio - The maximum Floor Area Ratio is 1.5. The FAR proposed is 0.02. Lot coverage – A new 1,200 sf manufactured office building will be placed to the south and east of the oldbuilding location. A new storage building will be constructed behind the office. Most of the remaining parcel will be covered with gravel or crushed concrete, except for the buffers and retention area. The maximum impervious lot coverage allowed in the CG zoning district is 75%. The impervious surface area proposed is 65.49%. It should also be noted that the gravel surface is typically considered 70% impervious. Parcel Area .................... 133,649 SF (3.07 AC) Building ......................... 2,700 SF (0.06 AC) = 2.02% Concrete ......................... 1,830 SF (0.04 AC) = 1.37% Gravel ............................. 82,991 SF (1.91 AC) = 62.10% Open Space ..................... 46,128 SF (1.06 AC) = 34.51% Setbacks - The setbacks meet or exceed city requirements. Setbacks: Required Proposed Front 5’ 95.43’ Side 0’ 5.00’ Rear 10’ 175.46’ BuildingHeight -The maximum building height in the CG zoning district is 120’. The proposed building height is 32’ max. Parking – Parking is required at a rate of 1 space per 300 sf of office and indoor sales, 1 space per 1,000 sf of warehouse, and 1 space per 1,000 sf of outdoor sales and display area. Bicycle parking is also required at a ratio of 1 space per 20 vehicle parking spaces. COMPARISON TABLE MX-1 Zoning CG Zoning PUD Density 20 units / acre NA 0 FAR 1.0 1.5 0.02 ISR 0.75 0.75 0.65 Setbacks Front 10 5 95.43’ Rear 20 20 175.46’ Side 7.5 0 5.00’ Buffer 5’ 5’ 22.5’ Building Height 70 120 32 ATTACHMENTS 1- Legal Description 2- Aerial Map 3- Survey 4- Site Plan 5- Landscape Plan LEGAL DESCRIPTION (3.07 ACRES PARCEL) A PARCEL OF LAND LYING IN SECTION 1, TOWNSHIP 2 SOUTH, RANGE 24 WEST, BEING A PORTION OF LOT 1, MARKETPLACE AT EGLIN PARKWAY, AS RECORDED IN PLAT BOOK 28, PAGES 23-24 OF THE PUBLIC RECORDS OF OKALOOSA COUNTY, FLORIDA, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE SOUTHEAST CORNER OF THE AFOREMENTIONED LOT 1, SAID CORNER LYING ON THE WESTERLY RIGHT-OF-WAY LINE OF MIDDLE DRIVE (100 FOOT RIGHT-OF-WAY) AND THE NORTHERLY RIGHT-OF-WAY LINE OF SOUTH AVENUE ( 60 FOOT RIGHT-OF-WAY); THENCE GO N 27°16'30" E ALONG SAID WESTERLY RIGHT-OF-WAY LINE, A DISTANCE OF 191.34 FEET TO THE POINT OF BEGINNING; THENCE DEPARTING SAID WESTERLY RIGHT-OF-WAY LINE, GO N 62°43'30" W, A DISTANCE OF 339.07 FEET; THENCE GO N 27°16'30" E, A DISTANCE OF 15.00 FEET; THENCE GO N 62°43'30" W, A DISTANCE OF 40.93 FEET TO A POINT LYING ON THE EASTERLY RIGHT- OF-WAY LINE OF STATE ROAD NO. 85 (100 FOOT RIGHT-OF-WAY); THENCE GO N 27°16'30" E ALONG SAID EASTERLY RIGHT-OF-WAY LINE, A DISTANCE OF 283.85 FEET TO THE NORTHWESTERLY CORNER OF LOT 1; THENCE GO ALONG THE NORTHERLY BOUNDARIES OF SAID LOT 1 THE FOLLOWING TWO (2) CALLS: 1) S 62°43'30" E, A DISTANCE OF 200.00 FEET; (2) N 27°16'30" E, A DISTANCE OF 115.00 FEET TO A POINT LYING ON THE SOUTHERLY RIGHT-OF-WAY LINE OF FIRST AVENUE; THENCE GO S 62°43'30" E ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, A DISTANCE OF 180.00 FEET TO THE NORTHEAST CORNER OF LOT 1, SAID POINT LYING ON THE AFOREMENTIONED WESTERLY RIGHT-OF-WAY LINE OF MIDDLE DRIVE; THENCE GO S 27°16'30" W ALONG SAID WESTERLY RIGHT-OF-WAY LINE, A DISTANCE OF 413.85 FEET TO THE POINT OF BEGINNING.. SAID PARCEL CONTAINING 3.07 ACRES, MORE OR LESS.  AVE MILLER STWOODHAM AVEGREENBRIER DR NESTEWART CIR NEBEACHVIEW DR NEMIDDLE DR NEEGLIN STEGLIN PKWY DR NEHIGHWAY