Fort Walton Beach Council agenda — 11-14-2006‎(workshop)‎ — reading text

LEGEND - MUW't The mixed use watertront designation. for the CRA Is one-which wil191J0 Ufag{3 a pedestTian-oriented, compatibkt mix of residential and commercial uses which will De focused on pl'& SefV8tion of the many natural, historic and 8IChaeological Tesouroes located in this area of the-City while preserving public access to the waterftont and open Wews of the Bay and Sound. Bulk and intensity standards for development wiIf be dev;sed through the implementation of three (3) new zoning aJStricts. Maxunum building heights will range from 35 feet In the area nearest single family residential neighborhoods to 150 feet in areas adjacent to major arteriaF highways such 8S M" uacte Strip Parkway. 1h&se districts will permit residential densities ftom 12 cAvelling units per gtoss Bae', at the eastern boundary of the Redevelopment Area, to a maximum of 24 dWelftng units per gross acre at the western end of the CRA The higher densities Wl1f be located iff those areas which have adequate: infrastructure capacity to support higher densities and which tront on major arletial streets and that are not immediately adjacent to low density residential aress. provision wilf be made via performance bonuses to obtain additional development rights in the form of additionslresidential density, to a maximum of 1. 25fjmes the base density limit. These bonuses may be- obtained by including specified design features specified in the CRA Plan Update and by ganting an access easement to the City in order that it may someday construct and maintain a shoreline boardwalk connecting the Camp Walton Area near Brooks Bridge' west to Uza Jackson Park. The commercial ElSe intensity standard win be 75 per cent lot coverage by all buildings and impervious surfaces. Maximum height shaH be 150 feet. Commercial uses shall-only be those that are deemed compatible with residential uses and require or are compatible with a waterfiont setting. The following Table summarizes the standafds for maxjmum height, fot coverage and Floor Anrcl Ratio within each sub-area~ i'~ . ~~~:. .~~ ;' ~~. :.~..~;~~-.% Note: All parcelS of land extertdiiJg from Brooks Bridge east to Afconese Avenue and the parcels fronting on the east side of Alconese Avenue South of Brooks street shall be 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 contnbute 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 Q- 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 win 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 US9a and the proposed boardwalk. The proposed site plan calls for existing sidewalks to be demolished along the east property line. These sidewalks could 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- in!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 existing 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-infright-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. L 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 aU 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 at anyone time, or any other condition. The applicant states that the marina and boat repair business has 8 employees and operates between 8: 00 a. m. and 5: 00p. m., Monday through Saturday. 8 RECOMMENDED CONDITIONS TO BE STIPULATED AND MADE A REQUIREMENT OF THE DEVELOPMENT ORDER: 1) The Site Plan " Sun King Office Lot Conditional Use Study" E ( xhibit 3) shall be the approved plan for the development of the conditional use subject to review and approval by the Community Redevelopment Agency and City Council. 2) The approved marina use includes all uses specified in the term " marina" as currently defined in Section 12. 20, Volume IV, LDC. 3) In no case may any additional buildings or impervious surfaces be sited on the minimum 50 feet wide Shoreline Protection Zone (SPZ) shown on the " Sun King Office Lot Conditional Use Study"nor may any "boatyard operations" be conducted in the designated SPZ. 4) The applicant shall submit a Landscape Plan meeting the requirements of Section 12.460. 12, Volume IV, LDC, and consistent with the approved Site Plan referenced in Condition 3 above, prior to issuance of a building permit. 5) The subject property shall be subject to regulations regarding excessive noise as contained in Sections 5. 04 and 9. 06, Volume II, Code of Ordinances. 6) Outdoor advertising ( signs) shall be limited to only those permitted in the MUW-24 District for commercial uses and as specified in Section 12, 460. 11, Volume IV I Land Development Code. 7)The applicant may only operate the boat repair business between the hours of 8 a. m. to 5 p. m., Daily except Sunday. 8) No boats! watercraft may be stored other than areas designated for that use. 9) Provide a pedestrian access easement to incorporate the existing sidewalk along the western boundary of the property to provide pedestrian access from the boardwalk easement along Santa Rosa Sound to the public sidewalk in the US98/Miracle Strip Parkway right-of- way. 10) Instan a permanent pump- out station prior to issuance of a Certificate of Occupancy. 11) The driveway providing ingress to US 98 should be designed as a right- in! right-out only. Attachments: Applicant' s Exhibit 1- Application Exhibit 2- Proof of Ownership Exhibit 3- Site Plan Exhibit 4- Grant of Easement City' s Exhibit A- Location Map Exhibit B- Existing Zoning Map 9  mm\\\m\\\ mm\\\ l~~~~~\ mflll~~::::.~ Bgq*~$ Rt~ y;m\\\ mHm> g.::~:::'::.::~:~\\ n\\mm(m\mm([ m CiTY OF FORT WALTON BEACH DEPARTMENT OF COMMUNiTY DEVELOPMENT SERVICES APPL1CATlON FOR CONDITIONAL USE APPROVAL Project Name: Address or General Location: F+wtL/lvn 8~. Lfd-S~ l? r'- PART ONE. APPLICANT INFORMATION APPUCANT Name: . if7atv 4//&7tdJ,e/' Address: .( 344 f ~~ BIWI<< s; - A