Fort Walton Beach Council agenda — 02-12-02 regular Council agenda — reading text

three buildings at the south and center portions of the site, and the commercial development will be housed in a single building directly on Brooks Street. The new buildings will match the architecture of the existing Phase I development, and will vary between three and five stories in height. Parking will be accommodated through a combination of surface parking lots and enclosed garages. A swimming pool and private boat slips will be available for residents of the development. DISCUSSION: Section 20- 683 of the Land Development Code requires Site Plan Review by the CRA Board for all commercial and multifamily development in the CRA area, with a recommendation to the City Council. The Board may recommend approval of the application as submitted, approval with conditions, or disapproval. Staff has reviewed the proposed project for consistency with the Updated Community Redevelopment Plan, the Land Development Code, and the Comprehensive Plan: 2008. Staffs findings are detailed in the attached " Staff Analysis and Report." In addition, staff has reviewed and approved the concurrency documentation for the project. The property is zoned MUW- 18, which allows residential units and commercial development as permitted uses. The project is also consistent with the Comprehensive Plan FLUM designation for the property ( MOW- 18, Mixed- Use Waterrront). The proposed structures will meet the height, setback, and lot coverage requirements of the MUW- 18 zoning district. In addition, the project will be in conformance with the City' s parking The new buildings in the development will conform with the 35% view corridor regulations. 1 requirement stipulated by the MUW -18 zoning district; the Phase I buildings encroach the proposed view corridors, but will continue as legally established nonconformities. Fences within the view corridors shall be limited to three feet in height. The applicant will provide an easement for diagonal on- street parking and a public sidewalk along Brooks Street. The site plan also shows that a ten- foot easement for a boardwalk along Santa Rosa Sound will be provided. The easements for the on- street parking, sidewalk, and boardwalk will need to be reviewed and approved by the Public Works Department and the City Attorney' s office. Landscape buffer areas have been provided where required by code. The buffers adjacent to the parking areas along the east property line will need to be a minimum of five feet in depth, and the fences adjacent to the Phase IV and V buildings will need to be increased to six feet in height to provide adequate buffering in accordance with Section 20- 1838 of the Land Development Code. A preliminary landscape plan has been submitted in conjunction with the application; the final landscape plan will need to include irrigation specifications, and shall be submitted upon application for a building permit. Stormwater management will be accommodated through a series of drywell facilities and retention areas, Three dumpsters will be provided on site and will be screened; the Solid Waste Division will review and approve the final location of all dumpsters. RECOMMENDA TION: The CRA Board of Commissioners found the project to be in conformance with the MUW- 18 zoning regulations, and made a recommendation for approval of the project subject to the following conditions: 1. This approval is based on the plans and documentation submitted in conjunction with this application, received 1/9/ 02. Any permits issued for the development shall be reviewed in conformance with the approved plans. 2. The landscape buffer adjacent to the parking areas along the east property line will need to have a minimum width of five feet, and the fences adjacent to the Phase IV and V buildings shall be increased to height. A formal landscape plan with irrigation six feet in specifications shall be submitted upon application for a building permit. 3. Fences within the view corridors shall be limited to three feet in height. 4. The final location of the dumpsters shall be reviewed and approved by the Solid Waste Division. 5. Locations for fire hydrants and specifications for fire suppression systems shall be reviewed by the Fire Marshal upon application for a building permit. 6. Documentation for the easement to the City for the on- street parking spaces and the public sidewalk shall be reviewed and approved by the City Attorney' s office and the Public Works Department prior to the issuance of a building permit. The on- street parking spaces and sidewalk shall meet the dimensional requirements as listed in the Land Development Code, 7. As the applicant has offered an easement for the public boardwalk, the easement documentation shall be reviewed and approved by the City Attorney' s office and the Public Works Department. The easement shall include provisions for City access to the boardwalk for maintenance and construction, and shall be aligned with the boardwalk and/ or easement on the abutting properties. 8. The condominium association documents shall be reviewed and approved by the City Attorney' s office prior to the issuance of a Certificate of Occupancy, and shall provide guarantees for continued maintenance of all common areas. J:IPZTEXTIPZ01708. DOC 2  CITY OF FORT WALTON BEACH COMMUNITY DEVELOPMENT SERVICES DEPARTMENT PLANNING AND ZONING DIVISION STAFF ANALYSIS AND REPORT COMMUNITY REDEVELOPMENT PROJECT AREA Subject: MIRAMAR PLACE PHASE II- V SITE PLAN REVIEW Prepared by: Flinn Fagg, AICP, Planner II REPORT DATE REVISION DATE P& Z Staff Analysis 1- 9- 02 2- 6- 02 MPB N/ A CRA 1- 16- 02 City Council 2- 12- 02 I . GENERAL BACKGROUND INFORMATION: A. Applicant Information: 1. Owner: Miramar Enterprises of FWB, Inc. ( Susan Myers, President) 2. Applicant: E. S. Mitchell & Associates 3. Architect: Michael Spencer 4. Engineer: Ingram Engineering B. Project Location: 1. Location: 165- 173 Brooks Street SE, ( see Exhibit A) . 2. Neighborhood: East Miracle Strip Neighborhood. 3. Major Access: Brooks Street. c. General features of the proposed project: 1. Gross acreage: 2. 41 acres 2. Commercial square footage: 9, 600 sq. ft. 3. Height of commercial building: 50' - 0" ( Phase III building, as measured to the ceiling of the cupola) . 4. Number of dwelling units: 32 dwelling units ( 4 existing units/ 28 new units) . 5. Gross density: 13. 28 units per gross acre. 6. Height of residential buildings: 48' - 0" ( Phase IV and V buildings, as measured to the ceiling of the highest story). D. Current zoning of the applicant' s property see Exhibi t B) : MUW- 18, Mixed- Use Waterfront District 1  E. Current surrounding zoning ( see Exhibit B) : North: MUMS, Mixed- Use Main Street District South: Santa Rosa Sound East: MUW- 18, Mixed- Use Waterfront District West: MUW- 18, Mixed- Use Waterfront District F. Fort Wa~ ton Beach Comprehensive P ~an: 2008 Future Land Use Designation: The Comprehensive Plan designates the property as MUW- 18, Mixed- Use Waterfront. G. Surrounding land use designations ( see Exhibit C) The existing designations are as follows: North: MUMS, Mixed- Use Main Street District South: Santa Rosa Sound East: MUW- 18, Mixed- Use Waterfront District West: MUW- 18, Mixed- Use Waterfront District H. Surrounding land uses ( see Exhibit D) : The surrounding land uses include a restaurant and time- share facility to the west, the new NW Florida Ballet building and assorted commercial structures to the north, a small multifamily complex to the east, and Santa Rosa Sound to the south. II. PROJECT DESCRIPTION: The Miramar Place development was approved by City Council in 1997 and resulted in the construction of two mixed- use buildings, containing four residential units located over commercial office spaces. Additional buildings had been approved for construction, but were never built. The application for Phases II through V of the development will revise the previously approved site plan, and incorporates the abutting property to the east as part of the development. The phases of the development are as follows: Phase I: Existing mixed- use buildings, constructed after the approval of the original site plan in 1997. Phase II: New three- story condominium building with 12 units, located between Phase I and Santa Rosa Sound. Phase III: New commercial building with a two- story