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HomeMy WebLinkAboutAtlantic Breeze Concept PD Approval Memo Community Development Memo TO. Planning&Zoning Board FROM: David Dickey, Community Development Director DATE: August 1,2017 RE: Atlantic Breeze Concept PD Approval—Supplemental Information This memo introduces supplemental information for consideration by the P&Z Board at its August 2,2017 meeting,regarding a request for Concept PD Approval for the Atlantic Breeze mixed-use project(Project)located on N. Atlantic Avenue,north of Church Lane. As indicated in Sec. 110-741 of City Code, Concept PD Approval is typically a preliminary,non-binding review by the City Development Review Committee to provide an applicant with comments regarding a proposed project. However, the Code does provide for a formal, binding Concept Approval (which the applicant has requested) if an application is accompanied by a written Development Agreement (DA) for City Council's approval. To that end, the City Attorney's Office, has prepared a draft DA for the proposed Project (attached).Highlights of the DA include: (1) The developer agrees to purchase and close on the property within ninety days of the Effective Date of the DA. The Developer may request a three (3) month extension. (2) Permitted uses allowed in the commercial portion of the project are to be neighborhood friendly and shall be limited to retail shops, personal services, professional offices and restaurants. (3) The number of residential units shall be limited to 31 (including the 5 live/work units). (4) Maximum building height shall be limited to 65 feet. (5) A minimum of two (2) electric automobile recharge stations will be installed in the parking area. (6) Bicycle parking will be provided in a secure, convenient location at a ratio of 1 space per business and 1 space per 5 residential units. (7) Due to the pedestrian nature (live/work) of the project as well as its location of a public,mass-transit system, required off-street parking may be reduced by up to 15 percent. Atlantic Breeze PD- Supplemental Information August 1,2017 Page 2 (8) Outdoor dining and entertainment will be allowed on the private sidewalk (patio) directly abutting the building. (9) Parking lot lights shall utilize either solar or LED technology. Due to the binding nature of this Concept Approval request, it is proposed that the Board consider additional criteria as part of its deliberations. The additional criteria(indicated below in bold print and located in Sec. 110-742) is typically applied as part of the Board's consideration of the Final Land Use Plan. The criteria includes: (1) Degree of departure of proposed planned development from surrounding areas in terms of character,density,and intensity of use.The proposed project is to be built at a density of 17.5 units per acre. The Atlantic Gardens project to the north is built at a density of 20 units per acre. Retail commercial lies to the west with vacant property to the south. A townhouse project to the east, across N. Atlantic Avenue, is built at approximately 5 units per acre. The proposed project does consist of a 5-story structure. As required by the Economic Opportunity Overlay District (EOOD), height mitigation techniques have been applied to the design of the building. The surrounding development consists of single and two story structures. (2) Compatibility within the planned development and relationship with surrounding neighborhoods and other uses. The surrounding neighborhood consists of a mix of commercial and residential uses. Note that the property lies within a large C-1 corridor along N. Atlantic Avenue. (3) Prevention of erosion and degrading of surrounding areas. (4) Provision for future public education (if required), recreation facilities, transportation, water supply, sewage disposal, surface drainage, flood control and soil conservation, as shown in the land use plan. The proposed Concept Plan does provide appropriate measures for surface drainage and flood control. In addition, the applicant will be required to secure applicable regulatory permits for these items prior to construction. Current capacity of the public water and sewer service systems can accommodate the anticipated demand of the project at build-out. The City's recreation level-of-service will not be adversely impacted from the anticipated number of residents of the project (31 units). The level-of-service of N. Atlantic Avenue will not be adversely impacted by the trips associated with 31 multi-family units and 7,500 square feet of neighborhood retail. Staff is not aware of any capacity issue with schools serving the City. (5) The nature, intent and compatibility of common open space, including the proposed method for the maintenance and conservation of the common open space. (6) The feasibility and compatibility of the specified phases contained in the land use plan to exist as an independent development. (7) The availability and adequacy of water and sewer service to support the proposed planned development. Atlantic Breeze PD- Supplemental Information August 1,2017 Page 3 (8) The availability and adequacy of primary streets and thoroughfares to support traffic to be generated within the proposed planned development. (9) The benefits within the proposed development and to the general public to justify the requested departure from the standard land use requirements inherent in a planned development zoning district. There are a number of unique and forward-thinking components of the proposed project, to include: a. Electric Vehicle charging stations b. 5 live/work units that will reduce vehicle trips on the City road network c. Requirement for solar/LED technology in parking lot lights d. Requirement for safe, convenient bicycle parking for patrons and residents e. Public access to a vest park along N. Atlantic Avenue (10)The conformity and compatibility of the planned development with any adopted development plan of the city. The project is within the EOOD which was established to: `promote hospitality related commercial development that capitalizes on the economic benefits of Port Canaveral; provide guidance and direction in the design of new buildings and rehabilitation of existing buildings and storefronts in order to improve their appearance, enhance the corridor's identity and promote the pedestrian environment of the District. " As proposed, the project is consistent with and furthers the stated purpose of the EOOD. (11)The conformity and compatibility of the proposed common open space and land uses within the proposed planned development. Let me know if you have any questions related to this matter. Thank you.