Fort Walton Beach Council agenda — 11-14-06 ‎(regular)‎ — reading text

owner or owner's attorney upon or before final approval. A new survey of the property was undertaken and $igned and sealed drawing documents were provided upon that review May ( 9, 2006).} 2. What is the proposed use of the remaining portion of the existing building? Provide a floor plan. Are the boatyard operations to be performed on the remaining foundation of the demolished building? Complete.} 3. The parking requirement can not be determined until the above items have been adequately addressed and quantified. Boatyard operations cannot overlap onto required parking spaces. Complete.} 4. The proposed new use will require the site to meet all code requirements of the MUW- 24 district. The lot coverage percentage ( impervious to pervious) of 75/25% must be met. Also, the landscape requirement is 15% of the site. Portions of the parking area will require a 5 ft. landscape strip atong the edges of the vehicular use area ( east property line, as well as, the 10 ft. landscape strip requirement along the front facing Miracle Strip Pkwy).( Sec. 20-1801 LDC). See zoning ledger on attached sheet A- 1. 0} 5. The rear yard setback along the Sound Waterway is 50 feet. Parking spaces or boatyard operations are not permitted within this required open space area. Accessory uses are permitted ( Sec. 20-696 ( g) ( 3) ( d). Complete.) 6. A Sign plan has not been submitted with the proposal. Signage i~ subject to Sec. 20- 2010 of the city' s LDC. No sign shall be submitted since It exists on adjacent property.] 7. Pursuant to the City' s adopted CRA and Vision Plan, a Boardwalk easement will be required along the waterfront for the city' s future boardwalk project. A 10' boardwalk easement ; s shown on attached Sheet A.- 1. 0. Easement documentation shall be provided by the City or Owner's Attorney and Recorded upon final approval of Conditional Use Request. Easement for City of FWB Lift Station access is attached]. Note: The applicant' s response to the above in their supplemental submittal of August 31, 2006 appears In bold italics below each comment} E. RECOMMENDED FINDINGS~ 1. The existing zoning, MUW-24 Mixed Use Waterfront-24 District is consistent with the Comprehensive Plan Future Land Use map designation of MUW-24, Mixed Use Waterfront-24. The proposed use has been classified by the Zoning and Building 5 Supervisor as: marinas as a Conditionaf Use approved by the Municipal Planning Board, and is therefore eligible to appfy for the Conditional Use Permit 2. The Community Development Services Department has reviewed the proposal under the criteria found in Section 12.94.07 Volume iV. Land DevelOpment Code, listed in t Section D above, and recommends the fotfOwing: a. Theproposed conditionaf use is consistent with the goals, objectives and pol1cies of the Comprehensive Plan for the foflowing' reasons: 1) A new Comprehensive Ptan was adopted by the City in August of 2000. The Future Land Use Maps ( FLUM) were amended to re- designate the area where the request is located as Mixed Use Water.front- 24 ( MUW-24). The MUW a( nd use designations are described as: 3. IKlXed Use- Waterli'ont { MAP LEGEND - MUW'}. The mixed use waterfront designation for the CRA is one-which wilt enoourage a pedest1fan-oriented, compatible mix of resicf:ential and commerc;; al uses which will be focused on preservation of the many natural, historic and archaeological resources-located in this area of th& City while preserving public access to the waterftont and open views of the Bay and Sound. Bulk and intensity standards for devefopment wilf be devised through the impfementation of three ( 3) new zoning districts. Maximum building heights will range I8J neighborhoods to 150 feet in from 35 feet in the area nearest single family residenf' areas adjacent to major arteria! highways such as Miracle Strip PBlkway. These districts wi/ I permit resic/ s from 12 dwelling units per gross. acre, at the eastern entiaJ densiti& boundary of the Redevelopment Area, to a maximum of 24 dWelling units per gross acre at the western end of the CRA The higher densities Wl1f be located in those areas which have adequate infrastructure capacity to support higher densities and which front on major arterial streets and that are not immediately adjacent to low density residential areas. Provision will'be made via performance- bonuses to obtain additional development rights in the form of additional residential density, to a maximum of 1. 25 times the base density limit. These- bonuses may be obtained by including specifted design features speci1fed in the CRA Plan Update and by g-anting an access eesement to the City in order that it may someday construct and maintain a shorelillft boardwalk connecrmg the Camp Welton Area near Brooks Sricfge west to Uza Jackson Park. The commercial ElSe intensity standard win be 75 per cent lot coverage by aU buildings and impervious.surfaces. Maximum height shalf be 150 feet. Commercial uses shalf.onfy be those that am deemed compatible with residential uses and require or are compatible with a weterftont setting. The following Table summarizes the standards for maximum heigftt, rot coverage and Floor Area RatkJ.within each sub-area~ 6  limited to the same maximum height and F.A.R. as the MUW. 12 Sub Area, 35 feet and 2. 25, respectively. 2) The Mixed Use Waterfront-24 District, one of three zoning districts created to implement the MUW Future Land Use designation, permits as principal uses only those land uses which would contribute to the purpose of the district.The District also permits certain conditional uses when the Municipal Planning Board finds that certain criteria have been met The Board may stipulate such conditions it determines may be necessary to further the intent of protecting the health, safety and general welfare of the citizens. 3) The applicant is requesting a conditional use to utilize the subject property for a marina, which the Zoning and Building Supervisor has classified as a " marina". b. The conditional use is consistent with the character of the immediate vicinity of the land proposed for development. The proposed use is designed so that the site can be made consistent with the harmonious development of the zoning district in which it is proposed. c. The design of the proposed conditional use will not minimize the detrimental effects on neighboring properties, relative to the following design features: Fencing and screening, noise reduction, sign and light control, landscaping, storm drainage, police and fire protection, on and off-site traffic control, off-street parking and loading and other matters relevant to assuring that the proposed development site fosters desirable conditions and compatibility with the existing environment. There are but three additional site development issues that should be addressed in order for the application to be considered appropriate at this location. The Development Plan proposed includes a dedication of a 1 O- foot wide easement for use as a " Boardwalk" along Santa Rosa Sound. It is likely that the Marina development to the east of the request will remain in place for several years. Therefore construction of a boardwalk would end at the east end of the subject property. It would be desirable for the applicant to provide a north- south easement along the west property line to connect from the sidewalk at USgs and the proposed boardwalk. The proposed site plan calls for existing sidewalks to be demolished along the east property line. These sidewalks coutd provide access to the waterfront until the soundwalk could be continued east of the request site. In addition, the City is requesting that a permanent pump- out station be installed for use by the wet slips. The driveway into the request site lends itself to motorists attempting to drive westbound in eastbound lanes to reach the nearest cut in the median dividing the four-lane highway. The site plan should be amended to have a driveway designed as a right- inl right-out only configuration to prevent motorists from attempted to exit westbound. d. The proposed conditional use will not have an 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 is adjacent to a simUar use which is expected to 7 lease the request site and operate the marina. There are no residential uses nor limited commercial uses in the vicinity of the request that should be negatively impacted. The applicant states that the subject property has included the wet slips for many years. e. There are adequate public facilities and services available to serve the development proposed. The Public Works Department indicated that there are adequate e)( istirig utilities to service the request. Note that the City has been provided an easement for access to a sanitary sewer lift station adjacent to the property ( east). f. The proposed conditional use may require signage or exterior lighting that will cause glare or will adversely impact area traffic safety. The site plan does not indicate any exterior lighting which cause glare on adjacent properties. Signage is as provided at 32 Miracle Strip Parkway SW and no additional signage is requested or required. g. There is adequate ingress and egress to the proposed ~ nditional use. The proposed site plan includes adequate access from one point of ingress and egress on Miracle Strip Parkway, which is classified as an arterial street. The current position of the access point to US 98 should be designed as a right-inlright-out only. There have been many incidents where vehicles have driven to the median opening against traffic causing accidents. h. There is adequate provision for vehicular traffic movement. The proposed site plan includes adequate off- street parking and attendant vehicular circulation area accessed from one point of ingress and egress on Miracle Strip Parkway. i.The proposed conditional use is consistent with the requirements of the LDC and all applicable local, state and federal regulations as the use and building are conforming to MUW-24 District regulations. j. The structures and uses associated with the conditional use do comply with all additional standards imposed on it by the comprehensive plan authorizing such use and all other applicable requirements of the LOG as the use and building are conforming to MUW-24 District Standards. k. Conditions may be stipulated and made a requirement in granting the application for a conditional use, even if the proposed use is determined to meet the above criteria, when it is considered necessary to further the intent to protect the health, safety and general welfare including but not limited to limiting the hours of business operation, limiting the number of occupants