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Home My WebLink Aboutcocc_p&z_agenda_pkt_20220622(2)PTV OF CAPS CSAIMIRIIM. PLANNING AND ZONING (P&Z) BOARD June 22, 2022 REGULAR MEETING • ITEM # Subject: Discussion regarding mixed -use Summary: Mixed -use development is an alternative to single -use zoning. It places multiple uses within a site, such as street -level retail with residential units above (vertical mixed use), or co -locates uses within a designated area, such as neighborhoods that offer residential, commercial, and civic spaces within walking distance (horizontal mixed use). This development approach varies from traditional zoning where land uses are separated into distinct zones. The mix of different uses makes it possible for people to live near everyday destinations, such as places of work, and thus, provides a variety of environmental, economic, social, and health benefits that can align with existing community priorities. The concept of mixed -use is established in several City policy documents, such as: A Opportunity ity Overlay — wherein it states that "The main street 1. 1A Economic O � �ortuni District, component of the District is intended to provide a mixed -use, pedestrian -oriented focus for the proposed Town Center, with land uses serving Town Center residents and visitors. This sub -district provides the City of Cape Canaveral with a small-town style walkable center that is convenient, useful, safe and attractive for pedestrians and lively, yet relaxed. Small-scale retail and other commercial uses shall occupy as much of the ground floor frontages along Central Boulevard as the market will bear. Upper stories shall be office or residential along these main streets." 2. Community Redevelopment Plan — within the Flexible Zoning and Land Development Regulations section, it states that the "City should continue efforts started with the A1A EOOD to provide for mixed use zoning and flexible development regulations." It continues in the Planning Studies section that "The CRA may fund planning studies to include, "creation of CRA specific zoning regulations that allow flexibility in accommodating development/redevelopment of undersized properties; create architectural design guidelines and signage standards; development of mixed use zoning/land use designations to allow for a Town Center/Downtown project; and other similar initiatives." 3. 2022 Stratec is Plannin Retreat — Summar Re rv5ort — within the SWOT analysis portion of the Report, under the Opportunities section, it states "More Mixed -Use Options (Retail/Restaurants/Grocery Shopping). The use of land in the City is primarily governed by the Comprehensive Plan (Plan) and the Unified Land Development Code (LDC). The City's Plan describes the various future land use categories which are illustrated on the future land use map in the Plan. All future development or redevelopment of property must be consistent with the Plan and with the future land use map. The LDC establishes specific, detailed development standards related to various zoning classifications and is intended to implement the Plan. In the event of a conflict between the Comprehensive Plan and the LDC, the provisions of the Plan shall take precedence. City of Cape Canaveral P&Z Board Regular Meeting - June 22, 2022 Agenda Item # Page 2 of 3 The City of Cape Canaveral Comprehensive Plan currently does not contain language that expressly authorizes mixed -use development. Rather, the Plan only establishes traditional land use categories, which are found in Policy LU-1.3.3 as indicated below: POLICY LU-1.3.3 The City shall enforce its requirements pertaining to densities and intensities of land use in each land -use category--i.e. • R-1, Low Density Residential: maximum 5.808 lots/acre. • R-2, Medium Density Residential and Townhouse Apartments: maximum 15 units/acre. • R-3, Duplex/Multi-Family/Townhouse Apartments: maximum 15 units/acre. • M-1, Light Industrial: maximum 4.356 lots/acre. • C-1, Commercial: zoning regulations impose a variety of requirements, depending upon type of use. • C-2, Commercial: zoning regulations impose a variety of requirements, depending upon type of use. • PUB, Public and Recreation Facilities. • CON, Conservation. On the other hand, the City's LDC authorizes mixed -use through the PD zoning category. Mixed - use development is defined as "A type of development which may include one building, set of buildings, or defined project area for more than one purpose and may include any combination of uses, but not limited to residential, retail shops, eating establishments including rooftop restaurants, professional offices, industrial, and civic uses in either a horizontal or vertical setting." Mixed Use projects are specifically permitted in the EOOD as a PD (see Sec. 110-609). Furthermore, Sec. 110-722 defines the following types of PD zoning: 1. Planned commercial centers. Complementary and compatible residential uses, office uses and industrial uses may be included if they are compatibly and harmoniously designed into the commercial center within a planned development zoning district. 2. Planned attraction and destination uses. Complementary and compatible residential uses may be included, provided that their design within the planned development zoning district will produce a reasonable living environment. 3. Planned mixed -use development uses. Complementary and compatible residential uses may be included, provided that their design within the planned development zoning district will produce a reasonable living environment. 4. Planned industrial and office parks. Complementary and compatible commercial uses may be included if they are properly integrated into the total industrial or office park within a planned development zoning district. 5. Other uses. Any other private, public or semipublic use that is complementary to, and compatible with planned commercial, attraction and destination, mixed -use, office or industrial developments. City of Cape Canaveral P&Z Board Regular Meeting • June 22, 2022 Agenda Item # Page 3of3 As indicated above, when there is a conflict between the Plan and LDC, the Plan takes precedence. In this situation, as the Plan does not provide for mixed -use, it is not authorized. In order to resolve this conflict, a Plan amendment must be processed to allow for mixed -use development. Staff is requesting that the P&Z Board discuss the issue and provide Staff with direction on processing an amendment to the Plan to establish a mixed -use land use category. The amendment may include general development guidelines such as density/intensity standards, etc. Attachments: None Community and Economic Development Staff recommend the Board take the following action: Provide Staff with a recommendation on moving forward with an amendment to the Comprehensive Plan to establish a mixed -use land use category. A roved by Director David Dickey Date: