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

and preservation of significant natural features, including large trees. The majority of the open space for the development will be provided in the public plaza along Perry Avenue. Stormwater management for the property will be accomplished through the use of a drywell system that will be collected by a catch basin that is connected to municipal stormwater facilities. The project will share use of the dumpster at the Municipal Parking Lot with other businesses in the vicinity. e.... The.siz&.and bulk of structures in relation to.their- surroundings;" The buildings meet the maximum height requirement and are designed to compliment the vision for the CRA with 14' first floor height for the retail and restaurant uses and a mix of uses. 1. Building arrangement between buildings in the proposed development and between buildings on adjoining sites.  The Landmark Center is built up to the wall of the building to the west on Miracle Strip Parkway, consistent with the development pattern downtown. g. Shading of adjoining properties by high- rise buildings. The height of the proposed building will pose no significant impact on the adjoining properties to the west. h. Sufficiency of ownership, guarantees for completion of all required improvements and, if private. guarantees for continued maintenance. Documentation was provided that provided sufficiency of ownership. C. Urban Master Plan, March 2000 The Urban Master Plan provides specific recommendations for zoning and land uses, transportation, streets cape treatments, signage, and architectural guidelines for the CRA, based on the four neighborhoods as identified in the City' s Comprehensive Plan. The proposed Landmark Center is located in the East Miracle Strip Parkway Neighborhood. Staff has reviewed the submitted application and site plan in view of the Urban Master Plan recommendations and makes the following findings: 1. Transporlation and Streetscape Plan Improve pedestrian street Qualitv. The Urban Master Plan identified transportation issues that contribute to a hostile pedestrian environment in the downtown area, which limits foot traffic and results in decreased retail profits and rent for commercial space. Improvements that were recommended to improve the pedestrian environment were to install additional street trees along the sidewalks and in landscape islands; install street furniture; install pedestrian~scaled light fixtures; and underground the utilities. The Landmark Center plan includes sidewalks, street furniture, pedestrian- scaled light fixtures, and underground utilities. In addition there will be a public plaza along Perry Avenue which will provide a public gathering area and activity center. 2. Neighborhood Plan The East Miracle Strip Parkway Neighborhood encompasses the historic waterfront district of downtown Fort Walton Beach. The existing commercial and residential character reflects development from the early 1900' s to the present. Many mature trees still exist throughout this neighborhood and add to its character. Redevelopment plan objectives for this neighborhood include encouragement of development that maximizes the natural amenities of the Sound and the Bay, and assurance that development and redevelopment is in harmony and compatible with existing development in height, bulk and intensity of use. For the Main Street area, located between Beal Parkway and the Brooks Bridge, the Urban Master P\ an recommends: i. the area should serve as the commercial core for the City; ii. the Main Street area should be repositioned as the shopping, and dining destiriatfori- andprovIde a 'i.Jnlque' retaif~ inderitertainment experiemce; iii. buildings should follow the existing pattern of being located close to the sidewalk, with large storefront windows for attractive merchandise displays, in order to add visual interest and to enhance the pedestrian environment;  iv. parking should be located in the right-of-way, clustered in public lots, or at the interior of a block; v. regulations should encourage buildings of multiple stories, in order to provide street definition and to encourage retail and office uses on the first and second floors with the possibility for residential uses above the second floor; vi. sign regulations should be revised to emphasize the pedestrian nature of the street, and to prevent excessive and inappropriate signage; and vii. a coordinated public signage plan should be developed to direct residents and tourists to all cultural facilities, parks, and public parking areas downtown. The Landmark Center furthers the recommendations above. The building follows the existing pattern of being located close to the sidewalk and includes large storefront windows to provide a visual interest and an enhanced pedestrian environment. The building lends itself to attracting businesses that will provide a unique shopping experience. The parking provided by the development will be in a public parking garage. The building is 4 stories in height, which is consistent with the recommendations. . Architectural Guidelines The Urban Master Plan developed architectural guidelines based on several key building elements including materials, roof pitch, window and door proportions, balcony and railing design, and awning configuration. The guidelines are not meant to dictate a specific architectural style, but are intended to provide a broad architectural base that will assist in creating a " sense of place" that is unique to Fort Walton Beach. The architectural guidelines, combined with the building setback and site development recommendations, are intended to assist in creating a pedestrian- friendly environment that is distinct from the suburban character of surrounding communities. Coastal contemporary best describes the overall style of the project. Its individual landmark design will create a gateway for the entrance to the City from the east. The building will be very harmonious and blend in with other structures nearby. The block along Miracle Strip Parkway will be anchored at the east end by this building and at the west end by the Fort Wal~on Beach public library. The building mass is broken into individual and separate forms. Each form has a distinct variety of window/ door patterns, roof ridgelines (including parapet, barrel, gabled, and shed roofs at additive masses), materials, and distances from the street edge. Tliis orientation sets up a healthy rhythm consistent with the vision of the CRA Plan. a. Exterior Finish Materials. The Urban Master Plan guidelines recommend smooth finish. stucco, lap siding, wood board and batten siding, brick veneer or stone veneer for exterior finish materials. Two or more wall materials may be combined on one ade only horizontally. The fa<; exterior finish material is not identified at this time. b. Roof Materials and Configurations The Urban Master Plan architectural guidelines for buildings in commercial subzones recQmmend that pitc.ned roofs be Glad .in. asphalt-or fiberslass-shiAgles, flat cement tiles, 5 V-crimp or standing seam metal roofs, or woed shakes or shingles. The slopes should have a minimum slope of 4: 12, and have a symmetrical gable or hip. Porch roofs, dormers, and shed roofs attached to the principal structure are recommended to have a pitch of no less than 2: 12. Flat roofs may be used for balconies, which shall have railings. Flat roofs not used for balconies shall be  enclosed by parapets no less than 42" high, or as required to conceal equipment. Cantilevered mansard roofs are not permitted. The Landmark Center includes some areas of flat roof with parapet, barrel, gabled, and shed roofs. The barrel roof does not meet the recommended slope requirements; however, it does provide a unique style for a portion of the long building which will aid in the visual interest and character of the building. c. Windows/ Doors/ Fa~ ade Openings The architectural guidelines recommend that all ade openings be square or vertical fa<; in proportion, including doors, windows, porches, col.onnades. The Landmark Center includes n!Jmerous storefront glazed windows. Canopies are located over the entrances and some of the glazed areas for sun and weather protection. The exact colors to be used are still under consideration but will blend with the surroundings. d. Mechanical Equipment The exterior mechanical equipment will be screened. D. Development Review Committee ( DRC) Requirements: The ORC reviewed the site plan on May 24, 2007 and forwarded its comments to the applicant ( see attached memorandums from Malcolm Foley dated May 22, 2007; Sam Wilson dated May 15, 2007; Linda Carnley dated April 20, 2007; John Geurin dated April 30, 2007 and May 15, 2007; and Michael Beedie dated May 24, 2007). The review conducted by the ORC does not constitute final approval of construction plans submitted subsequently for building permits. Any comments applicable to the CRA Site Plan Review that were not addressed are listed as conditions of approval on the development order. The required ORC fee of # 1 00 has been paid. V.. Memorandum of Agreement A Memorandum of Agreement has been developed which is a general statement of intent in the development of the parking garage. The attached Memorandum of Agreement shows the Developer' s recommended changes. The City Attorney has not had a chance to review these changes. It does not bind either party until formalized through the acceptance of the City Council and the execution of subsequent written agreements such as a development order, lease, contract for purchase, condominium documents, and other written agreements between the parties that may be necessary. The agreement states: The memorandum of agreement is a material part of the site plan review; The Developer is required to have 38 parking spaces for the residential units; The City has 119 spaces in the municipal parking lot; The City and Developer intent to be bound to the following conditions 1. The City shall lease the surface parking area for a period of no more than 18 months, during which the Developer will construct the 343 space parking garage; 2. Upon completion, the City shall purchase the garage, including the portion of DevelQper' s land