Fort Walton Beach Council agenda — 08-10-2007 special agenda - Landmark — reading text

complementing surrounding development. The recommendations Under Community Design for the Historic Downtown that landmark Center furthers are: Develop "gateway" entrance treatment at US 98 and the foot of Brooks Bridge/ Perry Avenue. . Construct streetscape improvements along Miracle Strip Parkway, Eglin Parkway, Florida Place and Perry Avenue, including underground utilities and decorative lighting. 2. In what respects the plan is or is not in conformity with all applicable regulations of the zoning district in which it is located: A. The site plan is in conformance with MUMS regulations except as noted in the followina table: MUMS Criteria Provided Requirements Maximum Heiaht Average grade to top ceiling plate 50' Max. 48' fr crown of road Top ceiling plate to top of roof 15' Cannot exceed 15' SetbacK$"- , . . . . Front ( Perry Avenue SE) Varies: 10'/ 5' dining area 3'/ 0. 51 '10' * Front (Miracle Strip Parkway SET 0'; 70% rule 16. 23' - 5. 15' I Front ( First Street SE) 10' 10' I I  MUMS Criteria Provided Requirements Sides 0' 0' Site Standards Maximum coverage of lot by 100% 94. 16% impervious surfaces Reforestation requirements Replace protected Per development trees agreement** Density 24 u/ ac base 1. 28 ac X 30 30 u/ ac max w/ ( cap) = 38 units bonuses Density bonuses Bonuses units/ ac Provided: 1. Ceiling hght on 1st floor: 14' 1. 2 units/ acre 1. 2 units/ acre 2. Placing all utility lines underground 2. 1 unit/acre 2. 1 unit/acre 3. Provide decorative lighting 3. 1 unit/acre 3. 1 unit/acre 4. Provide public access parking 4. 1 unit/acre 4. 1 unit/acre 5. Provide a public plaza 5. 1 unit/acre 5. 1 unit/acre 6. lncorporate paving design 6. 0. 5 unit/acre 6. 0. 5 unit/acre 7. Provide street furniture 7. 0. 25 unit/acre 7. 0. 25 unit/ac Floor Area Ratio 4. 0 2. 36 Required parking/ loading 38 38*** The use of the FOOT right of way along Perry to meet setback requirement and to be used as a public plaza must be included in the Development Agreement. The reforestation requirement must be included in the Development Agreement The parking requirement must be included in the Development Agreement B. Rarkinq Garaqe This project is unique in that the developers propose to build a parking garage on the City' s municipal parking lot as well as 10, 000 sq. ft. of their property which will be deeded to the City upon the City' s purchase of the parking garage. The Memorandum of Agreement outlines the general provisions being proposed. Parkinq Reauired: Because the project is within the Parking District, oniy 1 space/ residential unit is required. No parking is required for the proposed commerCial square footage. 38 parking spaces will be paid for and provided in the parking garage. Parkinq Space Analvsis: The City municipal lot currently has 119 spaces. The Developer propose to build a Parking Garage with 343 spaces on the Municipal Parking lot. 55 spaces will remain open in the parking lot ( not under the garage) for a total of 39B' p~ rklng space$ tn ttle mUF\lcipall5arKin~rlot,'not cbUntlng on stt~et parking spaces of which there are approximately 12 spaces. 38 spaces will be paid for by the developer and will be allocated to the 38 residential units. 305 spaces are proposed to be paid for by the CRA and will be public parking under exclusive use of the City for the public.  162 spaces of the City' s 305 spaces will be leased to Landmark at a cost determined by the development agreement. The remaining 143 spaces ( 305 city spaces - 162 spaces leased by Landmark) are unallocated spaces. ParkinQ GaraQe Form of Ownership: The Parking Garage will be a condominium form of ownership. ParkinQ GaraQe Cost Analysis: Based on the Memorandum of Agreement, the maximum cost per space ( including administrative fees) is $ 12,000. Therefore the maximum cost of the City' s portion of the parking garage is $ 3,660, 000 ( 305 spaces X $ 12, OOO/ space). The financial details will be in a development agreement, purchase agreement and/ or other appropriate documents. ParkinQ GaraQe Maintenance: The maintenance of the parking garage will be the responsibility of the developer. ParkinQ Facilities Study. Final Report dated June 2007 This study has not been accepted by the CRA and City Council at this time. The study analyzed the parking need based on the projected square footage and units of the Landmark Center and the estimated number of spaces in the garage. These figures were preliminary and do not exactly reflect the proposal before the CRA. Below is a comparison of the Study and the project before the CRA. The study estimates 451 spaces in this block which is 41 spaces proposal by Landmark (410 more than will exist based on the spaces in this block). However, the study also estimates more commercial square footage and residential units ( 60,000 sq. ft. and 40 units) than are actually proposed for the Landmark Center 49, 719 with 38 units). The Study shows 451 spaces in this block and the project before CRA shows 410 including 343 in the garage, 55 surface spaces and 12 on street spaces. Based on mixed use parking requirement (3.25 spaces per 1000 recommended by the study, Landmark needs 235 spaces sq. ft.) to support the preliminary estimate of square footage/ units compared to 200 spaces actually needed based on the project being considered by CRA. In the end, the Study indicates 9 more spaces than the proposal before the CRA. This is insignificant. The conclusions of the Study remain valid with the need for additional parking not only to support the proposed project but future development as well. Based on the current usage of the municipal lot, there is not sufficient public parking to support the commercial uses proposed in the Landmark Center, thus the need for the parking garage. The c.urrent businesses located within this block need approximately 65 spaces to- suppo-rttMeifeommercial- use. TMis-leaves 54exeess spaees-intha. existing municipal lot. Based on the current needs of the businesses in this block (65 spaces per Table 2C) and the Landmark Center ( 162 spaces), 227 spaces will be needed immediately within this block. With the garage, 398 spaces will exist in this municipal lot. This will leave approximately 170 excess spaces available to support future growth within this block and adjacent blocks. The CRNCity will have the discretion to charge for  parking or [ease all or a portion of these spaces. This will be a major asset to the downtown. . Pedestrian Bridae over US 98 The block immediately south of this block where Northwest Florida Ballet is located has a major deficit in parking, having additional parking to the north will be beneficial. However, US 98 acts as a barrier, making the parking in the garage not as accessible as desired by the businesses on the south side of US 98 where there is a parking deficiency. For this reason, the Memorandum of Agreement has a provision that requires the Landmark Developers to provide an easement for access to the garage if a pedestrian bridge is built over US 98 in the future. 3. In what respects the plan is or is not consistent with good design standards with respect to all external relationships. including but not limited to: a. The relationship to adjoining properties. Although the project proposes one main building, the fa9ade has been designed in a way that mimics smaller storefronts along Miracle Strip Parkway and Perry Avenue, so there is no appearance of a " big box" establishment. The front along Perry has different setbacks giving the appearance of separate buildings. The building is four stories in height with a mix of uses as encouraged by the MUMS zoning district. b. Internal circulation, both vehicular and pedestrian, and its relationship with the city' s street system or proposed waterfront promenade. The project does not have internal vehicle circulation. A small portion of the parking garage is located on the property with the majority of the garage being located on the city- owned municipal parking lot. The circulation within the parking garage is adequate. The pedestrian circulation pattern throughout the project is convenient and takes into consideration access from each side of the project. c. The design of access and egress, indicating relationship with and impact on adjoining streets. As mentioned previously, the project does not provide for vehicular circulation or parking on the site except for that portion of the parking garage which falls on the subject property. The development proposes public sidewalks along Perry Avenue SE, First Street and Miracle Strip Parkway. No new curb cuts are proposed which will aid traffic flow on Perry Avenue. d. The disposition and use of open space, provision for screening and buffering adjoining properties. landscaping, disposition of storm waters, screening of service areas