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

habitable third story cupola, located on Brooks Street immediately east of Phase I. The building will house restaurant and office uses. Phase IV: New five- story condominium building containing eight units, located on Santa Rosa Sound. 2  Phase V: An additional five- story condominium building containing eight units, also located on Santa Rosa Sound. The new buildings will be characterized by lap siding and metal roofs in order to blend with the existing Phase I buildings. Parking will be incorporated into the ground floor of the Phase IV and Phase V residential buildings, while on- site surface parking lots will be used to serve the rest of the development. A swimming pool will be constructed in the Shoreline Protection Zone ( SPZ) as a recreational amenity to serve the residents. A property owners association will be utilized to maintain all common areas and improvements of the development. III. DETERMINATION OF COMPLIANCE WITH APPLICABLE LAW: A. Fort Walton Beach Land Development Code Requirements. 1. The proposed proj ect compared with the following MUW- 18 Zoning District regulations as illustrated below: criteria Code Requirement Proposed Height Maximum height 50' ceiling to 50' toceiling of of highest story the highest story tallest building- Phase III) Setbacks North ( front) 20' 24' East ( side) 7. 5' 23. 5' South ( rear) 50' @ water 50' 20' interior West ( side) 7 . 5' 20' View corridor 35~6 37% Density Permitted Density 18 units/ acre 13. 28 units/ acre Site Standards Lot coverage 75% 68% Floor Area Ratio 3. 0 77 Req' d. parking 80 spaces 110 spaces 2. According to Section 20- 683 of the Land Development Code, all proposed projects within the Community Redevelopment Area must have their si te plans reviewed by the CRA Board and must receive approval by the City Council. The CRA Board may recommend approval of the request as submitted, approval with changes or revisions, or disapproval. 3  3. The height of the Phase II and Phase III buildings is calculated to the ceiling of the highest story, as measured from 18 inches above the elevation street in accordance with code requirements. Based on this requirement, the Phase II residential building is 30 feet to the ceiling of the highest story, and the Phase II I commercial building is 50 feet to the ceiling of the cupola structure. For the Phase IV and Phase V residential buildings, which are subject to FEMA requirements, the height is measured from the first habitable floor to the ceiling of the highest story. The MUW- 18 zoning regulations allow a parking level up to 10 feet in height to be exempted from the height requirements, provided that the parking level is below or partially below the FEMA first habitable floor height requirement. The parking level for the Phase IV and V buildings is 9'- 6" in height; the habitable floors of the building measure 48 feet in height from the first habitable floor to the ceiling of the highest story. 4. The parking requirements for the project have been calculated based on the total number of residential units and commercial square footage. The parking requirement for the Phase II I building has been calculated based on a total of 6, 000 feet. Any modification to the square square footage shall require the provision of additional parking spaces; any significant modification to the approved site plan will require the plan to be resubmitted to the CRA Board of Commissioners and City Council in accordance with code requirements. The project was reviewed by the Interdepartmental Review. Review Committee on 21 September 2001; the Development following issues were noted by the individual divisions: Several issues rela ti ve to Zoning and Building Division: division of the property, and conformance with ownership, zoning issues were noted, but have since been addressed by the resubmitted site plan. the Phase IV and V Building Inspections Division: As three stories in height, the buildings are over construction documents will be reviewed and approved by the Southern Building Code Congress. Public Works Department: The radii for the driveways will need to be increased to meet minimum standards. The final of the facilities will need to be position dumpster reviewed and approved by the Solid Waste Division. An easement for the sidewalk and diagonal parking spaces on Brooks street will need to be reviewed and approved by the Public Works Department. The boardwalk easement will need 4 to be reviewed and approved by the City Attorney and the Public Works Department. Fire Marshal: All new buildings in the development will need to have fire suppression systems. A master key box will be required for the development. Fire hydrant and backflow preventor locations will be reviewed and approved by the Fire Marshal at the permitting stage. Review Criteria. Review criteria in Section 20- 683 ( 5) of the Land Development Code listed are below. Staff has reviewed the submitted application and site plan and makes the following findings: Section 20- 683 ( 5), Review Considerations a. In what respects the site plan is or is not consistent with the Fort Walton Beach Community Redevelopment Plan. The Plan designates CRA the property as part of the MUW- 18 ( Mixed- Use Waterfront) district, and permits the mixture of residential and commercial uses. The proposed buildings will meet the 35% limitation for building footprints relative to lot area, and the condominium buildings will be in conformance with the 50- foot height limitation. The placement of all of the new buildings on the site allow for view corridors in conformance with the 35% requirement. The Phase I buildings, which predate the view corridor requirement, will encroach two of the proposed view corridors. b. In what respects the plan is or is not in conformity with all applicable regulations of the zoning district in which it is located. The proposed development is in conformance with the height, setback, lot coverage, and parking requirements of the MUW- 18 zoning district. The new buildings on the site will allow for view corridors that are equivalent to 37ss/ of the lot width, which exceeds the minimum requirement of the MUW- 18 zoning district. Fences have been located in the view corridors; the height of the fences needs to be limi ted to three previously mentioned, the feet. As existing buildings Phase I encroach two of the proposed view corridors, but are protected under the Ci ty' s regulations relative to legally nonconforming structures. c. In respects the plan is or is not consistent with what good design standards with respect to all external relationships, including but not limited to: 1) The relationship to adjoining properties. 5  The proposed Phase III commercial building will be located directly on Brooks street, which will help to increase pedestrian acti vi ty along the street, and keeps the commercial element focused on the street. The residential uses are located to the rear of the property adjacent to Santa Rosa Sound, which is compatible with the residential and transient lodging uses on the abutting properties. 2) Internal circulation, both vehicular and pedestrian, and its relationship with the city' s street system or proposed waterfront promenade. The development will have a central driveway, which will connect all of the separate parking areas on the property and will serve as the on- si te