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

acreage: 1. 28 acres ( 55,901. 33 sq. ft.) Commercial Square Footage: Retail/ Commercial: 30,687 ( 18, 916 sq. ft. of retail and 11, 771 sq. ft. of restaurants); office: 19, 032sq. ft. The total commercial square footage is 49, 719 with 38 residential units. 2. Number of residential units: 38 3. Height of building: 49.4' to top ceiling plate from average grade; , to top of roof;' above mean sea level D. Current zoning of the applicant' s property (see Exhibit B): MUMS, Mixed- Use Main Street District. E. Current surrounding zoning ( see Exhibit B): MUMS, Mixed- Use Main Street. F. Surrounding land use designations ( Exhibit C): d, North;' South,' East: MUMS~ Mixed- Use Main Street. West: MUMS, Mixed- Use Main Street, PL- Public Land G. Surrounding land uses ( Exhibits D and 0-1): The subject site is surrounded by vacant land and commercial to the north, commercial to the east, south and southwest, and a public parking lot to the west. II. PROJECT DESCRIPTION: The proposed Landmark Center project consists of a mix of uses including 18, 916 sq. ft. of retail and 11, 771 sq. ft. of restaurants on the first floor. A combination of 19, 032 sq. ft. of office space and 10, 870 sq. ft. of residential space is proposed on the second floor. The third floor consists of 32, 007 sq. ft. of residential space with a maximum of 38 units. The total commercial square footage is 49,719 with 38 residential units. A parking garage is proposed that will be located partially on the applicant's property and partially on the s municipal parking lot adjacent to the subject property. A formal development City' agreement will address the specific issues of the parking garage. At this point the required of this parking for Landmark Center is addressed in the Memorandum of Agreement which is part approval and will be reviewed later in this report. III. DETERMINATION OF COMPLIANCE WITH APPLICABLE LAW: A. Directions- The Comprehensive Plan ofthe City of Fort Walton Beach: 2008 The future land use designation for the subject property is MUMS, Mixed Use Main Street. This category is described as one"... that supports the mixed use concept in an area where the commercial component is based on entertainment/tourism. The mix of uses will allow for some residential use to provide incentive for home businesses and residential projects, which mix to accommodate the local population. The emphasis here is for will provide a housing land uses to contribute to the Main Street area becoming a " happening place,' a place for special events, shows, performing arts, theatres, fine dining, exclusive shops, and professional offices." - 1. Concurrency. Future Land Use Policy A.2. 3 states "The Land Development Code shall continue to requirethat new development, redevelopment, and reuse utilize existing water, sewer and solid waste collection systems in order to discourage urban sprawl and encourage redevelopment, especially within the Redevelopment Area." The CRA is located within a Area ( TCEA), which that development is Transportation Concurrency Exception means exempted from traffic concurrency requirements. However, the applicant must provide all required information to document compliance with all other concurrency requirements prior to application for a building permit. 2. Protection of Historic and '!'rchaeological Resources Future Land Use Policy A.6. 7 states " The City shall require that one ( 1) archaeological or redevelopment survey be conducted prior to construction when any development shown as Figure 4 in project is proposed within the "archaeologically sensitive zone" ( their Archaeological Resource Preservation Plan, prepared in 1992 by the will Archaeology Institute a the University of West Florida); when the development impact the subsoil to a depth of greater than 18 inches and revise the Land Development Code accordingly by June 18, 2001." This property is not included within the archaeologically sensitive zone. However, a Cultural Resources SurveY'was. conducted by-~rentice Thomas and Associ-ates, IlTc. The intensive survey found no archaeological occurrences and therefore no impacts to historic properties will occur as this property is developed. No further work is recommended. The property owner is advised of the potential for unexpected discoveries. If ground disturbing activities take place and unexpected discoveries, such as Native American  graves or lost historic cemeteries are encountered, guidelines set forth in chapter 872, F. S. ( Florida' s Unmarked Burial Law) must be followed. In the event unexpected discoveries are made the property owner will notify Florida Sate Historic Preservation Officer ( SHPO) within 24 hours to begin procedures outlined in Chapter 872, F .S. 3. Consistent with IlFocus on the Future" The Vision Plan states as part of the overall Vision for Fort Walton Beach: " Through a conscious effort of economic development, we have created a balanced, healthy community that emphasizes the following sectors: new corporate branch offices; technology research center; office/ professional/ financial district; moderate income tourism; active duty and retired military, civilian service and retirees; a downtown with an old-time theme of arts/ crafts/ boutique commercial and elegant/fun dining areas; and a revitalized commercial/ civic core area. This balanced economic base helps to increase the average wages in the community, allows our children opportunities to be employed and raise their families here, and generates a healthy tax base to afford the high quality of life and infrastructure that is so important to us as citizens." This project provit;ies the downtown with boutique commercial and elegant/fun dining areas and will spearhead new revitalization of the commercial/ civic core area. The project will provide employment opportunities and help to generate a healthy tax base for the community. This project meets the following objectives: Transportation, Objective 4: Provide sufficie'nt parking facilities for development and redevelopment. Land Use, Goal: Enhance the visual quality of the physical environment in the City and ensure that the regulatory framework for land use planning is clear,. easy to use, and reinforces the Vision Plan Land Use, Objective 4: Enhance the visual quality of the built environment - both public and private development projects. B. Fort Walton Beach Land Development Code (Section 12. 45). Pursuant to Section 12.45. 02, LDC, all proposed projects within the CRA must have their site plans reviewed by the CRA Board and must receive approval by the City Council. Review criteria in Section 12.45. 05 of the Land Development Code are listed below. Staff has reviewed the submitted application and site plan and makes the following findings: 1. In what respects the site plan is or is not consistent with the Fort Walton Beach Community Redevelopment Plan: CDS staff finds the project is consistent with the CRA Plan update ( 8/ 98) in that it ensures that vacant developable land and redevelopable rehabilitation sites are best utilized to meet the needs and values of the city and specific neighborhoods. The Fort Walton Beach Community Redevelopment Plan designates the mixed use categories of land use as those that can be used to accomplish various objectives to support economic development while maintaining a desired physical and functional character for business districts, some corridors and neighborhoods. The site for the Landmark Center is designated Main Street Mixed Use, which is generally composed of retail-eom erciale. stablishments. specifaUytrgei: tg regional specialty.markets and - visitors coming to the area for tourism or business purposes. However, businesses that serve the surrounding neighborhood and local residents are allowable in the mixture of uses in this district. The anticipated mix of restaurants, retail shops, offices and residential is consistent with the goals of the Mixed Use Main Street land use. ProJ/osed CRA Plan  The landmark Center is also consistent with the proposed CRA Plan and furthers the proposed CRA Vision. landmark Center supports the Vision, a portion of which is quoted below: Buildings in the CRA Area are scaled to suggest the small- town atmosphere of historic Fort Walton Beach. Heights range mostly from one to four stories, with a small number built over six stories where appropriate. Building design supports pedestrian- friendly neighborhoods characterized by front facades located in close proximity to the property lines. Porches, balconies and plazas overlook streets and sidewalks creating an immediate visual and spatial connection to the public street space. Buildings are detailed to provide visual interest appropriate to their specific design. Windows, doors, trim, construction materials and textures, and roofline pitches support the individual architectural style of each building and complement the pedestrian- friendly, small town atmosphere of the City. These attractive buildings are the primary focus of the streetscape, with parking lots located to the rear or sides of buildings or within the interior of a block. Parking garages include mixed uses and are designed in a manner that disguises the building as a parking facility, while