Planning and Zoning Board AGENDA. March 13, :30 P.M. City Council Chambers

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1 Planning and Zoning Board AGENDA March 13, :30 P.M. City Council Chambers Notice to Visitors: All persons who desire to speak on any public hearing item must fill out an Oath Card, sign the card, and submit to one of the City Planners. Speakers will be heard in the order received by the Chairman. The applicant may make a brief rebuttal if necessary. Anyone who speaks is considered a witness. If you have photographs, sketches, or other documents, you must provide 9 copies to one of the City Planners for distribution to the board members. These items will be retained by the Board members, City Attorney and City Staff. Purpose: The purpose of the Planning and Zoning Board is to provide recommendations to City Council about all matters that are development applications or staff initiatives relating to the City s comprehensive plan, known as the Horizon 2030 Comprehensive Plan and the City s Land Development Regulations found in Subpart B of the Municipal Code of Ordinances. 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. MINUTES Planning and Zoning Board Meeting of February 13, PUBLIC HEARING(S) a. Small Scale Comprehensive Plan Map Amendment Larry McGuire s property as part of Oasis multi-family site - (SSA ) Comprehensive Plan Amendment No (SSA) proposes to amend the City s Future Land Use map for newly annexed property from Brevard County RES-6 (Residential 6) to City of West Melbourne UD-RES (Urban Density Residential) land use designation. Applicant: Location: Construction Engineering Group, LLC agent for Larry McGuire 1720 S John Rodes Blvd. The proposed Small Scale Amendment to the City s Future Land map will be acted upon by City Council with a recommendation from the Planning and Zoning Board.

2 Planning and Zoning Board Meeting March 13, 2018 Page 2 b. Rezoning Larry McGuire s property as part of Oasis multi-family site - (REZ ) A request to rezone newly annexed property from Brevard County AU (Agricultural Residential) to City of West Melbourne R-3 (Multiple-Family Dwelling). Applicant: Location: Construction Engineering Group, LLC agent for Larry McGuire 1720 S John Rodes Blvd. The proposed rezoning will be acted upon by City Council with a recommendation from the Planning and Zoning Board. c. Code Amendment - Chapter 98, Zoning Town Center Overlay (LDR ) Staff is proposing revisions to Chapter 98, Zoning Code, Town Center Overlay to add regulations and incentives. Applicant: Location: City of West Melbourne The code changes would impact properties in the Town Center Overlay Area of the City The proposed code changes will be acted upon by City Council with a recommendation from the Planning and Zoning Board 6. PUBLIC COMMENT ON GENERAL MATTERS 7. PLANNING DIRECTOR REPORTS & BOARD MEMBER REPORTS 8. ADJOURN All persons wishing to be heard or to have their opinion known should appear in person at these hearings or send written comments to City staff. All persons and parties are hereby advised that if they should decide to appeal any decision made by the City with respect to any matter considered at the public meeting or hearing described in this notice, they will need a record of the proceedings, and for such purpose, said person or party may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based (Chapter 286, Florida Statutes). In compliance with American with Disabilities Act (ADA), anyone who needs a special accommodation for this meeting should contact the City s ADA coordinator at at least 48 hours in advance of this meeting.

3 Planning and Zoning Board MINUTES February 13, :30 P.M. City Council Chambers 1. CALL TO ORDER The meeting was called to order at 6:30 p.m. with the Pledge of Allegiance by Chairman Liesenfelt. 2. ROLL CALL Present were: Absent was: Chairman Jim Liesenfelt Vice Chairman Chris Jaudon Board Member George Cronin Board Member Anna Kapnoula Board Member Jennifer Spagnoli Board Member Rob Brothers Board Member Paul Bernkopf Moved by Vice Chairman Jaudon, seconded by Board Member Cronin to excuse the absence. Motion passed INTRODUCTION OF NEW MEMBER George Cronin City Attorney Richardson administered the oath of office for new Board Member Cronin. 4. SELECTION OF CHAIR AND VICE-CHAIR Moved by Board Member Brothers, seconded by Board Member Spagnoli to retain Chairman Liesenfelt and Vice Chairman Jaudon as Chair and Vice-Chair. Motion passed, MINUTES Planning and Zoning Board Meeting of January 23, 2018 Moved by Vice Chairman Jaudon, seconded by Board Member Brothers to approve the minutes as written. Motion passed, 6-0.

4 Planning and Zoning Board Meeting February 13, 2018 Page 2 6. PUBLIC HEARING(S) a. Code Amendment - Chapter 98, Zoning C-NH (Commercial New Haven) (LDR ) The applicant, Mr. Stayton Shaw is proposing revisions to Chapter 98, Zoning Code, to allow micro-distilleries use as a conditional use in the C-NH, (Commercial New Haven) zoning district. Applicant: Location: Stayton Shaw The code changes would impact properties zoned C-NH in the City The proposed code changes will be acted upon by City Council with a recommendation from the Planning and Zoning Board Planning Director Fischer explained the staff report. She stated the proposal is to revise the zoning code to allow artisan beverage establishments as a conditional use in the C-W (Commercial Wickham) and C-NH (Commercial New Haven) zoning districts as currently they are only allowed in the M-1 (Light Industrial and Warehousing) and M-2 (General Industrial) zoning districts. She explained the code amendment process and presented staff analysis on the applicant s proposal with staff suggestions to minimize residential-neighbor conflicts. She went over the new zoning definition of artisan beverage establishment and explained the distinction between craft distillery, nano-brewery, and winery/meadery. She spoke about how these definitions are geared toward small scale operations, artisan-like and small in nature. She presented the number of C-W, C-NH, M-1 and M-2 properties that might accommodate artisan beverage establishments and presented a map to show those areas. She talked about the local government comparison of craft/artisan beverage codes and presented the proposed list of conditional use criteria to allow artisan beverage establishments in the C-W and C-NH. She further explained the outdoor seating and residential commercial separation distance requirement and the production area limitation. She advised the board needs to make a motion recommending on the proposed C-NH and C-W zoning changes to include artisan beverage establishments as a conditional use. She stated the staff s recommendation is for City council to approve the zoning code changes to the C-NH and C-W districts to allow artisan beverage establishments as conditional use with specific performance criteria. She advised the applicant is present to answer any questions. Chairman Liesenfelt opened the public hearing and asked from any comments from the audience. Seeing none, he closed the public hearing. The applicant, Mr. Stayton Shaw addressed the board and expressed appreciation for the consideration of the revisions to allow micro-distillery operations within the C-NH and C-W zoning districts. He stated the criteria presented is reasonable to their business operations, fits well in the proposed areas and respects the residents in the areas. Discussion Included: The process of making distilled beverages and particularly rum involves molasses and sugar. The type of services to be offered includes a viewing window for patrons to watch the process, a tasting room and possibly an outdoor seating area. The code was designed to provide flexibility knowing most of these types of businesses are start-up businesses to allow for change in business plans. The use of the word artisan. The next step if this code is amended, would be for the applicant to go through the conditional use process with the Board of Adjustment.

5 Planning and Zoning Board Meeting February 13, 2018 Page 3 It has been discussed with the applicant that if any issues arise where the use expands to the point that it won t be compatible with the area, then probably the business has outgrown the space and will need to find a place within the industrial zoning areas of the City. The number of parking spaces required is based on the use and is set up for customers parking and on square footage of manufacturing space. Service access orientation requirement and the intent to minimize delivery truck traffic. There is a buffer wall requirement between any commercial and residential use which the height of the wall or opaque fence is measured from finished floor elevation. Moved by Vice Chairman Jaudon, seconded by Board Member Brothers to recommend to City Council to approve the zoning code changes to the C-NH and C-W districts to allow artisan beverage establishments as conditional use with specific performance criteria. Motion passed, 6-0. b. Large Scale Comprehensive Plan Map Amendment Community Redevelopment Area (CRA) Overlay - (LSA Adoption) Comprehensive Plan Amendment No (LSA) proposes to amend the City s Future Land Use map to add the Community Redevelopment Area Overlay land use designation. Applicant: City of West Melbourne The proposed Large Scale Amendment to the City s Future Land map will be acted upon by City Council with a recommendation from the Planning and Zoning Board. Planner Curry presented the staff report. She reminded the board this is a follow-up action to the 2012 establishment of the Joint City-County Community Redevelopment Area (CRA) and this is adoption stage since the Comprehensive plan amendment had been transmitted in December. She explained the text changes to the policies were included in the Future Land Use Element of the Comprehensive Plan but the map designation was not done when the CRA was established so this action is to designate the CRA Overlay area on the Future Land Use map. She went over the Future Land Use policies and the underlying land use designations in the CRA on Wickham Road, Ellis Road and New Haven Avenue. She explained this is a large scale amendment because it involves more than 10 acres and is consistent with the Future Land Use Element policies. She recommended the following motion: recommend that City Council approve the adoption of the large scale map amendment to the City s Future Land Use Element, (Volume 1 of the Horizon 2030 comprehensive Plan ), adding the Community Redevelopment Area Overlay to the Future Land Use map. Chairman Liesenfelt opened the public hearing and asked for any comments. Seeing none, he closed the public hearing. Discussion included: There were no comments from the state s review and there was a no adverse impacts letter sent to the city. Moved by Board Member Brothers, seconded by Board Member Kapnoula to recommend that City Council approve the adoption of the large scale map amendment to the City s Future Land Use Element, (Volume 1 of the Horizon 2030 comprehensive Plan ), adding the

6 Planning and Zoning Board Meeting February 13, 2018 Page 4 Community Redevelopment Area Overlay to the Future Land Use map. Motion passed, 6-0. City Attorney Richardson briefed the board on quasi-judicial proceedings. 8. FINAL PLAT(S) Item(s) to be considered by the advisory board (Planning and Zoning Board) a. Lake Ibis Commerce Park, (industrial subdivision) (FP ) The applicant is requesting approval of the final plat for Lake Ibis Commerce Park, which contains a total of 16 lots and 2 tracts on acres, more or less. Applicant: Location: Robert Cochran Jr. West side of Lake Ibis Drive, north of Ellis Road The Planning and Zoning Board recommendation on whether the final subdivision drawing meets minimum code requirements is provided to the City Council. Planner Curry presented the staff report. She gave the background, and history of the project. She explained that a small strip of property (a swale) on the north edge of the property is in the City of Melbourne and is the subject of an interlocal and stormwater management agreement to be revised and executed prior to the recording of the final plat. She explained the necessary infrastructure is in place and the subdivision infrastructure is complete and once the final plat is recorded, lots can be sold for individual construction. She presented property photos and showed the layout of the subdivision. She presented analysis to show consistency with the LDR s and City reviews. She stated the plat has satisfied all outside agencies permits and requirements. She advised the applicant s representative is available to answer questions. She recommended the following motion: recommend approval to City Council of the final plat of Lake Ibis Commerce Park subdivision with the following conditions: 1. Approval and acceptance of the Bill of Sale and Maintenance Bonds for infrastructure improvements. 2. Execution of the stormwater maintenance and interlocal agreements with the City of Melbourne. Robert Lee, the project engineer stated he was available to answer any questions. Discussion Included: Clarification of markers on the plat. Sidewalks Moved by Board Member Kapnoula, seconded by Board Member Spagnoli to recommend approval to City Council of the final plat of Lake Ibis Commerce Park subdivision with the following conditions: 1. Approval and acceptance of the Bill of Sale and Maintenance Bonds for infrastructure improvements. 2. Execution of the stormwater maintenance and interlocal agreements with the City of Melbourne. Motion Carried, 6-0. b. Cypress Landings Phase One (residential subdivision) FP The applicant is requesting approval of the final plat for Cypress Landings Phase One, which contains a total of 71 lots and 13 tracts on acres, more or less.

7 Planning and Zoning Board Meeting February 13, 2018 Page 5 Applicant: Location: KB Home Jacksonville, LLC West of Imagine School and north of Walmart The Planning and Zoning Board recommendation on whether the final subdivision drawing meets minimum code requirements is provided to the City Council. Planning Director Fischer presented the staff report. She explained the background information, location and size, number of lots and tracts and their purpose. She stated the required infrastructure for Phase One is complete and once the final plat is recorded, lots can be sold. She talked about the transportation analysis that had been done in 2013 with the preliminary plat review and how that resulted in proportionate fair share traffic agreement and the agreement to extend Imagine Way and Durham Drive. She presented the layout of the subdivision and property photos and explained the features of the plat. She provided analysis to show consistency with the LDR s and talked about the lot width deviation on the curves and how the applicant is requesting a waiver for the deviation which had been allowed in the past by City Council. She highlighted the particular lots where this had occurred. She spoke about the City reviews from engineering, water and sewer, transportation, and stormwater management. She stated Cypress Landings has satisfied all outside agency permits and requirements and advised the applicant is present to answer questions. She recommended the following motion: Recommend approval to City Council of the of Cypress Landings Phase One final plat with the following conditions: 1. Submittal of the recreation fee prior to the City s signatures on the Phase One mylar. 2. Finalization of maintenance bond and bill of sale documents for the roads, water and sewer public facilities. Wes Hinton, KB Home Jacksonville thanked the board for their consideration and asked for a favorable decision from the board. Discussion Included: Same street name Potenza used for looped street because it creates less confusion for emergency responders. The unusual shape of Lot 134 could be because of the pre-existing wetland in that area needed for a conservation area. Waiver letter vs. variance process for lot deviations. Moved by Vice Chairman Jaudon, seconded by Board Member Brothers to recommend approval to City Council of the of Cypress Landings Phase One final plat with the following conditions: 1. Submittal of the recreation fee prior to the City s signatures on the Phase One mylar. 2. Finalization of maintenance bond and bill of sale documents for the roads, water and sewer public facilities. Motion passed, PUBLIC COMMENT ON GENERAL MATTERS No public comments 10. PLANNING DIRECTOR REPORTS & BOARD MEMBER REPORTS Planning Director Fischer advised there would be a meeting on March 13, 2018.

8 Planning and Zoning Board Meeting February 13, 2018 Page ADJOURN Chairman Liesenfelt adjourned the meeting at 8:15 p.m. Chairman Liesenfelt Denise Curry, Planner

9 AGENDA ITEM March 13, 2018 Planning & Zoning Board To Be Presented By: Christy Fischer, Planning Director To: Through: From: Members of the West Melbourne Planning and Zoning Board Christy Fischer, AICP, Planning Director Denise Curry, Planner Date: March 13, 2018 SUBJECT Amend the Future Land Use Map to add a future land use designation to the property at 1720 S. John Rodes Blvd. RECOMMENDATION Recommend the following motion: Recommend that City Council approve the small scale comprehensive plan map amendment SSA to change the future land use of 1720 S. John Rodes Blvd. from Brevard County Residential 6 (RES-6) to City of West Melbourne Urban Density Residential (UD-RES). FISCAL IMPACT The funds for this advertisement of approximately $250 comes from the City Clerk s advertising budget and have already been included through the end of the fiscal year.

10 DISCUSSION PROPERTY ADDRESS 1720 S. John Rodes Blvd PUBLIC HEARING DATE Annexation final adoption March 6, 2018 March 13, 2018 Planning and Zoning Board March 20, 2018 City Council. BRIEF SUMMARY OF REQUEST This case is about the property at 1720 John Rodes Blvd which has been annexed into our city limits. The applicant is proposing a +21 acre multi-family development just west of this property and this 0.90 acre parcel will be incorporated into this project, the second step after annexation is assignment of a City future land use designation, which will be the Urban Density Residential designation to allow the multi-family development (allows a maximum of 18 dwelling units per acre). APPLICANT/PROPERTY OWNER Larry McGuire (represented by CEG, Construction Engineering Group LLC LOCATION RELATED TO SURROUNDINGS 1720 S. John Rodes Blvd (west side of John Rodes Blvd) Coastal Lane 1720 John Rodes Blvd New Haven Avenue STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY COMPATIBILITY with the COMPREHENSIVE PLAN The proposed map amendment is consistent with the policies in the City s Horizon 2030 Comprehensive Plan that support higher density and urban services PROPERTY HISTORY The current property owner is selling his site and the developer of a proposed apartment complex desires to buy the property and combine it with the property to the west for the proposed Oasis apartments for an ingress/egress from John Rodes Blvd to Coastal Lane. COMPATIBILITY with the LAND DEVELOPMENT REGULATIONS The proposed map amendment to designate 1720 S. John Rodes Blvd with Urban Density Residential is consistent with the Zoning District requested, R-3 (Multiple-Family Dwelling). The proposal for apartments will come to the Planning and Zoning Board at a later date. The annexation of this property and the subsequent redevelopment from one single-family lot to combine this property (0.90 acres) with the proposed 316-unit apartments will not have a significant impact on infrastructure and utilities by itself since this property will be used for ingress/egress for the overall development of the apartments. ATTACHMENTS (CIRCLE) Proposed Future Land Use Map Comprehensive plan SUBMITTED PLANS PUBLIC H EARING PETITION/ APPLICATION FORM LEGAL NOTICE LEGAL DESCRIPTION 2 P a g e A g e n d a I t e m 5. a.

11 Applicant Owners/Acreage/Existing Use Existing Zoning: Proposed Zoning: Proposed Use: Property Information Table Construction Engineering Group Larry McGuire 0.90 acres Single-Family Residential Brevard County AU (Agricultural Residential) City of West Melbourne R-3 (Multiple-Family Dwelling) Future access for apartments Background Information This is a request by the owner/applicant to submit to the State Department of Economic Opportunity (DEO), a change to the Future Land Use designation. This property has been annexed into the City. The applicants are requesting to change the property from Brevard County RES-6 (Residential 6) to City of West Melbourne UD-RES (Urban Density Residential) and as a separate action rezone the property from Brevard County AU (Agricultural Residential) to R-3 (Multiple-Family Dwelling). The proposed map amendment is a small scale comprehensive plan map amendment because the 0.90-acre property is less than ten (10) acres. 3 P a g e A g e n d a I t e m 5. a.

12 Surrounding Properties Direction Existing Use Jurisdiction North South Future Land Use (see attached maps) Vacant undeveloped City of West Melbourne UD-RES (Urban Density Residential) Vacant undeveloped strip Brevard County NC of land, then (Neighborhood Commercial) Rogers Place - Duplex East John Rodes Blvd Right-of-way N/A West Vacant undeveloped City of West Melbourne UD-RES Environmental Site Data Flood Zone: Natural Resources: This property is already developed as a single family house, but regardless, the property is not in a Flood Zone ( X as determined by the 100-year base flood elevation). The impact on surrounding natural resources will be assessed when the home site is redeveloped as a multi-family apartment complex. Development Potential for Small Scale Amendment: The State requires that when a local government analyzes concurrency for a future land use amendment, the analysis be based on the most intense use allowed in the proposed future land use category. This maximum is not usually reflective of what can or cannot be built on the site after all other features are accommodated such as stormwater, parking, and buildings, but helps local governments in determining a worst case scenario for future planning of infrastructure. Future Land Use Designation Brevard County RES-6 (Residential 6) Maximum Intensity/Density per FLU 6 dwelling units per acre but up to 7.5 du/acre if a PUD Maximum Development Potential for 0.90 acres 5 dwelling units or up to 6 with the bonus West Melbourne UD-RES, (Urban Density Residential) 18 dwelling units per acre 16 dwelling units Difference *Increase dwelling units * There is an increase of potential dwelling units in the City over the County since the future land use allows 18 dwelling units an acre and this means there could only be more dwelling units if developed in the City versus being developed in the County. Since the property will be developed as an ingress/egress for the proposed apartment development, the difference in units is really only a paper exercise meant to show a possible maximum build out comparison of what the property could be in the County versus being in the City limits. The benefit to having this property in the City is that the property 4 P a g e A g e n d a I t e m 5. a.

13 will be developed with water and sewer instead of septic and wells impacting canals, ponds and other drinking wells if it remained in the county. The City s Comprehensive Plan s Future Land Use Element contains a policy which states that future land use map amendments such as this, shall be evaluated upon location, adjacent land use, proposed development, buffering of non-like uses, and infrastructure capacity of water, sewer, and solid waste. The location and adjacent land uses were already mentioned in the above paragraphs and tables. The following is an analysis on the County future land use designation(s) for the area versus the City s Density and Future Land Use Comparison: Brevard County s Future Land Use Element has a description of the Residential 6 designation as being a transition designation between lower density and higher density residential areas. It goes on to say that a density bonus of 25% can be added if the project is part of a planned unit development, so the maximum density could be 7.5 dwelling units an acre. The rationale in the County s description is that it is better for a property to have more density and to place these units on the interior of the property conserving more open space. The City s Urban Density Residential describes that the designation allows both single-family and multi-family, and that more density produces a more urban environment than sprawling development. Applicant s Statement of Justification (see attached): The applicant engaged a private sector planner to analyze the City s comprehensive plan and our Future Land Use map as it relates to the request for Urban Density Residential designation of this 0.90 acre site (see the attachment). The justification centers on the fact that the City and County have already recognized this area as appropriate for multiple family apartments, condominiums or other buildings that accommodate a higher density than the remaining single-family homes that still exist on John Rodes Boulevard. Adequate Public Services/Facilities: The following narrative summarizes the maximum infrastructure and service impacts related to capacity of public facilities and preliminary concurrency evaluation of facility capacity. This type of analysis is required by Florida Statutes for comprehensive plan amendments, but does not reserve actual water or sewer capacity, only that there is still sufficient capacity to serve the property at maximum build out. Water and sewer concurrency - City staff consulted with the Public Works Department and CH2M to make the determination that there is sufficient water and sewer capacity if the 0.90 acres were developed as Urban Density Residential. The comparison of developable density in Brevard County s Residential 6 (County FLU) versus the City s Urban Density Residential (City FLU) reveals that overall demand for water, sewer and solid waste are comparable if the maximum build out occurred whether in the County (5 homes) or City (16 apartments). Other Public Services Transportation: Primary Access: John Rodes Blvd. (County owned and maintained road) And Coastal Lane Via: Newly proposed connecting road from John Rodes Blvd. to Coastal Lane (applicant would also add north/southbound turn lanes on John Rodes Blvd.) 5 P a g e A g e n d a I t e m 5. a.

14 This property currently has access to John Rodes Blvd and not to Coastal Lane. Any enhancements needed to the County road will be assessed by the governing agency, Brevard County, with input by the City. The applicant has already contacted the County and shared with them the traffic impact statement of the overall +21 acre site and then the three parties, the County, City and applicant had a meeting to discuss a traffic impact fee agreement. The proposed road to connect John Rodes Boulevard to Coastal Lane will benefit the public and not just this apartment complex. As stated above, if maximum build out could be achieved, whether the property remained in the County or has the City s Urban Density Residential designation, the quantity of increased trips is not that significant for 6-multi-family units versus a 16-unit apartment complex on 0.90 acres. As mentioned above the property will be combined with the property to the west and north and will be encumbered by a roadway and only partially by one of the apartment buildings (see the Rezoning preliminary site plan provided by the applicant). Even without this 0.90 acre parcel, it would be possible for the parent parcel of 21 acres on Coastal Lane to generate 2,438 average daily trips, and the addition of this small parcel could only add 104 average daily trips (equivalent to 10 new houses) to the 2,438 trips. The comprehensive plan map amendment only analyzes the small acreage, 0.90 acres, and its impact to the roadway system since the larger parcel, +21 acres, already has an Urban Density Residential designation. Utilities: Stormwater: Fire & Police: School: The property owners desires the ability to connect to city water service in the future with the proposed apartment development. There is capacity in our systems to accommodate the 11 additional residential units on 0.90 acres. Any redevelopment of a site would require that stormwater runoff from roads, sidewalks, roofs, etc. be kept on the developed site and not impact surrounding uses. Brevard County Fire and Rescue provides fire protection and emergency services. City of West Melbourne Police will serve the property. The 0.90 acre map amendment is exempt from school concurrency evaluation because the change could generate 16 dwelling units which is less than the 50-unit threshold used to determine if comprehensive plan map amendments are deminimus (per School Board Interlocal Agreement, Section 13.1 (d)6.a). Any school age children in a new apartment complex would attend Roy Allen elementary, Central Middle School, and Heritage High School. Staff Analysis There are two types of amendments to a comprehensive plan: small scale and large scale. The proposed amendment is considered small scale because the size of the property on the future land use map is less than ten (10) acres. The Planning and Zoning Board, as the City s Local Planning Agency ( F.S.), must hold a public hearing and deliberation hearing on the request and provide a recommendation to the City Council. The Council will ultimately determine whether to approve or deny the request. City Code Citation: Section Exception for small scale development activities. 6 P a g e A g e n d a I t e m 5. a.

15 State Requirements: The following criteria have been reviewed to determine the appropriateness of the land use amendment request: 7 P a g e Florida Statutes Ch. 163, pt. II: The request is consistent with the provisions of Ch. 163, pt. II, F.S. which contain the criteria for required items needed for comprehensive plan future land use map amendments and sending these to the State and local agencies. Consistency with the 2010 Comprehensive Plan: According to the land development regulations (LDR) Section , small scale comprehensive plan amendments must be in compliance with the City s comprehensive plan and state requirements. The consistency review of the request with the comprehensive plan predominantly assesses whether the request is consistent with the intended designation, discourages urban sprawl, creates neutral or minimal concurrency impacts and has minimal impacts to natural systems. The Future Land Use Element and other policies in other chapters of the comprehensive plan related to: The applicant also provided their analysis of consistency of their client s request for Urban Density Residential with the City s comprehensive plan (see attached). The following is City staff s analysis of urban sprawl, minimal concurrency impacts and impacts to natural systems: Future Land Use (FLU) Designation Evaluation FLU Policy 2.2: Residential land uses are intended for the development and support of existing and future neighborhood areas and low density residential areas. The city s neighborhoods are designed to provide the community safe, vibrant places to live and share life with family, friends, and neighbors. A variety of transportation alternatives (walking, biking, auto, and transit) should interconnect adjacent neighborhoods and activity centers. In order to foster neighborhood connection to other neighborhoods, civic spaces are encouraged to be located along the transitional areas that link the city s residential areas together. FLU Policy 2.2.c: The Urban Density Residential land use designation consists of a variety of single family and multi-family residential uses. Staff Comments The proposed assignment of UD-RES future land use designation to this property is consistent with the future land use policies for higher density areas. The Urban Density Residential land use is intended to be on property near other urban density residential properties such as those located adjacent to the west of this property. FLU Policy 5.6c: Future Land Use Amendments- Amendments to the future land use map as either large scale or small scale map amendments shall be guided by these principles in addition to statutory requirements: c. All land uses Each amendment shall be evaluated upon the proposed location, adjacent land use, proposed development (amount of units or square footage of nonresidential), facility capacity and buffering of uses between non-like designations, except for mixed use designations. Staff Comments The future land use map change for this property to Urban Density Residential does still provide a buffering of uses between the existing businesses and the proposed apartment A g e n d a I t e m 5. a.

16 complex to the west that this property will be combined with and is consistent with the surrounding land use designations. Varied Housing Types in the City Housing Policy 1.2: Housing Opportunities Utilize the city s land development process to ensure that various housing opportunities are available to meet the community s residential and economic needs. A diverse housing stock will include: a. Single-family and multi-family housing options. b. Site built, modular, and prefabricated homes. c. Ownership and rental opportunities. d. Housing for permanent residents and non-permanent residents. e. Multi-generational housing resources. Urban Sprawl Staff Comments The future land use map change for this property to Urban Density Residential adds to the vacant land inventory of property that can be used for multiple family units. The City already has an excess of single-family residential units but has fewer rental opportunities that are part of an overall complex with shared amenities and maintenance. The City s Housing Element reflects what the State of Florida promoted in the year 2010, which was for urban areas to have a variety of housing types so that various population groups at different times of their lives can be served. Comprehensive Plan amendments are reviewed to ensure compliance with the requirements of Florida Statutes, regarding urban sprawl. Staff Comments The property is located adjacent to the city limits (proposed apartment complex to the west). It is a logical extension of the City to extend into adjacent more rural areas. The proposed assignment of the UD-RES (Urban Density Residential) future land use designation to a property that is east of already designated Urban Density Residential area makes the change compatible with its surroundings. The attached aerial shows the property as related to immediate surrounding properties. Public Service Standards and Infrastructure Systems Policy FLU Policy 1.5 states, Provide the community with a good quality of life by ensuring that there is adequate public services and infrastructure capacity for current and future developments. The City will meet the community s public service demands by addressing the following: a. City s capacity to deliver basic public services and maintain its public facilities and infrastructure systems. Staff Comments The City has capacity to deliver basic water and sewer services and to continue serving its existing customer base. Public Facilities Policy 1.4, Development Expansion, states, Require development to connect to city public utility services as part of the site and development review process 8 P a g e A g e n d a I t e m 5. a.

17 Staff Comments The City is requiring potable water and sewer services be provided to the site, so that the annexation is truly for common urban services. Transportation Service Standards Policy 2.6 Infill and Redevelopment Considerations Utilize the development process to ensure that transportation concerns are addressed for all infill and redevelopment projects.. Staff Comments Since this site will be part of an overall apartment development as an ingress/egress for the development and a traffic study will be submitted at that time, it is more realistic to evaluate the overall traffic impact at the time of the overall development. The closest bus stop is at New Haven/Wickham. There are no bus stops westward on New Haven. Consistency with the Land Development Regulations (LDR): Staff also reviews the request to determine whether or not it is consistent with the LDRs. LDR Section Amendment application. Staff Comments The submitted application complies with the code requirements for its content and completeness. Staff has determined the request is consistent with the goals, objectives and policies in the Future Land Use Element and other portions of the Comprehensive Plan. LDR Section Exception for small scale development activities. This section sets forth the criteria for meeting the definition of a small scale land use map amendment, the public hearing process and the reporting requirements to the State of Florida and other agencies. Staff Comments This request meets the definition for a small-scale amendment since the map amendment includes a land use change of less than ten acres. Staff will send the request, if adopted, to the applicable agencies. If not adopted, the applicants have the ability to appeal the decision to Council and to re-apply in one year. Conclusion This property is compatible with the surrounding properties and since this property is to be combined with the UD-RES property to the west for an ingress/egress for a proposed apartment development the possibility of more dwelling units being added to this area as a result of the 0.90 is non-existent. Public Notice: The small scale comprehensive plan amendment was advertised in the legal section of the Florida Today on February 23, ATTACHMENTS 1. Future Land Use Maps 2. Applicant s Statement of Justification report 9 P a g e A g e n d a I t e m 5. a.

18 Attachment 1 Current Land Use (County) R-3 R-3 RES-15 INST Proposed area for Oasis Apt. RES-6 SITE RES-6 Proposed Future Land Use (City) UD-RES SITE 10 P a g e A g e n d a I t e m 5. a.

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25 AGENDA ITEM March 13, 2018, Planning and Zoning Board Approved for Submittal By: Christy Fischer, Planning Director To Be Presented By: Denise Curry, Planner To: Through: From: Members of the West Melbourne Planning and Zoning Board Christy Fischer, AICP, Planning Director Denise Curry, Planner Date: March 13, 2018 SUBJECT Proposed Rezoning of recently annexed property at 1720 John Rodes Blvd to R-3. (Multiple-Family Dwelling). RECOMMENDATION Recommend that City Council approve the rezoning of 1720 S. John Rodes Blvd from Brevard County AU (Agricultural Residential) to City of West Melbourne R-3 (Multiple-Family Dwelling) with the condition that the comprehensive plan map amendment (small scale) is approved. FISCAL IMPACT The funds for this advertisement of approximately $250 comes from the City Clerk s advertising budget and have already been included through the end of the fiscal year.

26 DISCUSSION PROPERTY ADDRESS 1720 John Rodes Blvd PUBLIC HEARING DATES March 13, 2018 Planning and Zoning Board March 20, 2018 City Council. BRIEF SUMMARY OF REQUEST This case is about rezoning 1720 John Rodes Blvd recently annexed into our city limits to City of West Melbourne R-3 (Multiple-Family Dwellings). The applicant is proposing to combine this property and develop a future 316-unit apartment complex on property to the west. The site plan for the apartments will be processed at a later date, and this report only addresses the multiple family zoning requested. APPLICANT/PROPERTY OWNER Larry McGuire (represented by CEG, Construction Engineering Group LLC LOCATION RELATED TO SURROUNDINGS 1720 S. John Rodes Blvd (west side of John Rodes Blvd) Coastal Lane New Haven Avenue 1720 John Rodes Blvd STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY COMPATIBILITY with the COMPREHENSIVE PLAN The proposed rezoning is consistent with the policies in the City s Horizon 2030 Comprehensive and the UD- RES, Urban Density Residential land use designation. COMPATIBILITY with the LAND DEVELOPMENT REGULATIONS PROPERTY HISTORY This property is recently annexed into the City and is developed as a single-family residential dwelling with accessory uses. The owner is selling the property and a developer would like to buy the property and combine this property with property to the west and build a road for a proposed apartment complex. The proposed use of a multiple-family residential apartments is consistent with the R-3 Zoning District. ATTACHMENTS (CIRCLE) SUBMITTED PLANS PUBLIC H EARING PETITION/ LEGAL NOTICE LEGAL DESCRIPTION Proposed zoning map APPLICATION FORM Background Information: This is a request to rezone property from Brevard County AU (Agriculture Residential Use) to City of West Melbourne R-3 (Multiple-Family Dwellings). The following information has been compiled to assist the Board in making a recommendation concerning this request. Although the applicant submitted a concept plan for the 316 apartments (see attached), this layout has not been approved by the Planning and Zoning Board, staff or any of the other government review agencies. 2 P a g e A g e n d a I t e m 5. b.

27 Applicant Owners/Acreage/Existing Use Existing Zoning: Proposed Zoning: Proposed Use: Construction Engineering Group Larry McGuire 0.90 acres Single-Family Residential Brevard County AU (Agricultural Residential) City of West Melbourne R-3 (Multiple-Family Dwelling) Roadway for future apartments and part of a complex The applicant desires to construct an apartment complex (See Oasis of West Melbourne Concept Plan). The following information has been compiled to assist the Board in making a recommendation concerning the rezoning request only. Full engineered site plans for the apartments have not been submitted yet. Surrounding Properties: Direction Existing Use Jurisdiction North Zoning District (see attached maps) Vacant undeveloped City of West Melbourne R-3 South East Vacant undeveloped Rogers Place Duplex John Rodes Blvd and then a house on the east side Brevard County Right-of-way and property east of John Rodes are both County AU RA-2-10 AU West Vacant undeveloped City of West Melbourne R-3 Environmental Site Data: Flood Zone: Natural Resources: The property is located in Flood Zone X as determined by the 100-year base flood elevation. The impact on natural resources will be assessed when developed through the site plan process. Adequate Public Services/Facilities: The impact of a possible development on water, sewer and schools was analyzed as part of the small scale future land use designation evaluation. There are no negative impacts to the City s water or sewer facilities. Staff Analysis: The applicant is requesting to rezone the property from Brevard County AU (Agricultural Residential) to City of West Melbourne R-3, (Multiple-Family Dwelling). In reviewing the proposed rezoning request, the City assesses whether the request meets the minimum requirements in the Land Development Regulations and whether the request is consistent with the adopted Comprehensive Plan. 3 P a g e A g e n d a I t e m 5. b.

28 Development Potential and Zoning Suitability: The R-3 zoning designation is allowed under the City s UD-RES future land use designation, and this zoning is compatible with the surrounding land uses. The site is bordered by other properties containing the R-3, multiple-family dwelling zoning district, to the west; AU (Brevard County Agricultural Residential) to the south; John Rodes Blvd on the east side and West Melbourne R-3 to the north. Although there is still property in the County with an agricultural zoning near this property, staff believes this is just a holding zone since the County zoning is not reflective of its future land use map which indicates multi-family to the north with an allowed density of 15 dwelling units/acre S. John Rodes Blvd. had a zoning in the County as an Agriculture Use, this area of John Rodes Boulevard is no longer suitable for agriculture, unless it is a small retail venture like the hydroponic strawberry field to the north. The City s R-3 zoning district is suitable for a new road connecting this property to the property where the apartments are to be built since supporting structures and infrastructure are allowed on any property regardless of zoning. The manner in which City staff will ensure that the road and just part of a complex is built on the 0.90 acre piece, is with the concept plan approval. Once the concept plan is approved by the Planning and Zoning Board, any other changes to the plan require another public hearing and re-approval. City Codes (Zoning): The R-3 multiple-family dwelling district is intended to apply to those areas classified so as to include, but not be limited to, higher density residential developments of large apartment houses, group development projects, planned unit developments and other multifamily projects. Lot, height and other building restrictions are intended to accommodate an intense degree of development, maintaining an adequate amount of open space for residential uses, some nonresidential uses compatible with the character of the district or as accessory uses to serve high density residential uses. Consistency with the 2010 Comprehensive Plan: The Small Scale Amendment staff report addresses the factors used to determine consistency with the goals, objectives and policies in the Comprehensive Plan. These policies have been adequately met and the Florida Statute requirements for comprehensive plan amendments have been satisfied. It is reasonable to have a development pattern that planners call the urban transect in which the inner portion of a city has compact urban development and the fringes of the city have rural development. Consistency with the Land Development Regulations (LDR): Staff also reviews the request to determine if it is consistent with other LDRs. Sec Applications. Staff Comments - The submitted applications comply with the code requirements for their content and completeness. Sec Review and recommendation on application. 4 P a g e A g e n d a I t e m 5. b.

29 The rezoning request is forwarded to the Planning and Zoning Board for its recommendation and then to City Council for its determination. These findings are based on the LDRs, Comprehensive Plan, surrounding conditions, and the facts surrounding the case. Staff Comments - The R-3 zoning designation is allowed under the City s UD-RES future land use designation, and this zoning accommodates an intense degree of development while maintaining a balance of open space, thereby serving the high density residential uses. The R-3 is an appropriate zoning to also allow the development of apartments. Sec General Requirements. (R-3, Multiple-Family Dwelling District) The R-3 multiple-family dwelling district is intended to apply to an area of higher density, multiplefamily residential development. Lot, height and other building restrictions are intended to accommodate an intense degree of development. Staff Comments - The proposal meets the minimum lot dimensions in the R-3 district, the property is consistent with the multiple-family residential land uses in this area. Planning staff reviews the conceptual plan and requests prior to advertising the proposed future land use and rezoning. The table below describes R-3 uses. As stated above, this site is in a compatible location being adjacent to other Multiple-family residentially zoned properties. The three properties that will comprise the apartment complex will be combined into one master property. Comparison of AU and R-1A Zoning: Comparison Feature Brevard County AU West Melbourne R-3 Principle Uses Single-family detached residential dwelling, all agricultural pursuits, raising and grazing of animals, fowl raising and beekeeping, parks, plant nurseries, private golf courses, private camps Single-family dwellings, including townhouses (no agricultural uses would be allowed), Two-family dwellings, Multiple-family dwellings, Planned unit developments. Maximum Intensity Minimum Lot Area 2 ½ acres (this property does not conform to this dimension) 12,000 SF Minimum Lot Width 150 feet 100 feet Minimum Lot Depth 150 feet 100 feet Maximum Height 35 feet 40 feet Minimum Setbacks*: Front 25 feet 30 feet Side, Interior 10 feet 15 feet Side, Corner 25 feet 25 feet Rear 20 feet 25 feet 5 P a g e A g e n d a I t e m 5. b.

30 Staff Comments Regarding the use table, as described under the row above labeled, Principal Uses, the AU and R-3 uses are only alike for multi-family. There is a large difference between the possible agriculture uses that the site could currently be redeveloped (could produce nuisances for existing county residents) and the limited use of only multi-family in the city limits. The proposed apartments will exceed the minimum lot depth and allow more buffer and separation to the county residents. Conclusion The zoning of this property is compatible with the surrounding properties and this property is to be combined with the R-3 property to the west for an ingress/egress for a proposed apartment development. The proposed development plans for apartments is consistent with the R-3 zoning, and rather than have this property with a different zoning than the main apartment area, the R-3 zoning would be consistent with the parent parcel for the apartments. Public Notice The rezoning request was advertised on February 23, 2018 in the legal section of the Florida Today and notices were mailed to property owners within 500 feet to advise them of the meeting. Staff heard from a few residents on John Rodes Boulevard who are concerned about increasing congestion along their roadway and the County s lack of plans to add travel lanes. Staff explained that the property would link the main apartment complex from John Rodes Boulevard to Coastal Lane and since this new road would be public, would alleviate some of the pressure from additional trips caused by the new apartment complex. Staff Recommendation: Staff recommends approval of the rezoning request from Brevard County AU (Agricultural Residential) to City of West Melbourne R-3 (Multiple-Family Dwelling) with the condition that the small-scale comprehensive plan map amendment is approved. ATTACHMENTS 1. Zoning Maps 2. Concept Plan for subdivision (not for approval, just illustrative) 6 P a g e A g e n d a I t e m 5. b.

31 Attachment 1 Current Zoning Brevard County AU (Agricultural Residential) AU P-1 R-3 AU SITE AU Proposed Zoning City of West Melbourne R-3 (Multiple-Family Dwelling) R-3 R-3 7 P a g e A g e n d a I t e m 5. b.

32 W/M W/M W/M OHUL OHUL OHUL T T BUILDING TYPE II BUILDING TYPE I BUILDING TYPE II BUILDING TYPE II BUILDING TYPE I BUILDING TYPE III BUILDING TYPE III CLUBHOUSE W/M BUILDING TYPE I BUILDING TYPE III BUILDING TYPE IV COASTAL LANE RIGHT-OF-WAY ZONING: C-1 FUTURE LAND USE: COM WITH INTERCHANGE COMMERCIAL OVERLAY ZONING: AU FUTURE LAND USE: NC ZONING: R-3 FUTURE LAND USE: UD-RES ZONING: RA-2-10 FUTURE LAND USE: NC JOHN RODES BOULEVARD RIGHT-OF-WAY FUTURE PUBLIC ROADWAY AND RIGHT-OF-WAY ZONING: BU-1 FUTURE LAND USE: CC ZONING: P-1 FUTURE LAND USE: INST DOG PARK ANNEXATION/REZONING PARCEL 1 PROPOSED ZONING: R-3 PROPOSED FUTURE LAND USE: UD-RES ZONING: AU FUTURE LAND USE: RES-15 ANNEXATION/REZONING EXHIBIT ZONING: R-3 FUTURE LAND USE: UD-RES RV RV ZONING: BU-1-A FUTURE LAND USE: RES-15 LOCATION MAP COASTAL LANE W. NEW HAVEN AVENUE JOHN RODES BOULEVARD ZONING: R-3 FUTURE LAND USE: UD-RES PROJECT SUMMARY: CONTACT INFORMATION: DEVELOPER: SURVEYOR: ELLIS ROAD SHERIDAN ROAD CIVIL ENGINEER: PROJECT LOCATION S. WICKHAM ROAD ZONING: R-1B FUTURE LAND USE: UD-RES DATE SCALE 1"=60' PROJ. NO. : DESIGNED BY: JRT DRAWN BY: SMB CHECKED BY: JTW DRAWING NO. EX-1 OASIS OF WEST MELBOURNE PICERNE GROUP JOHN RODES BOULEVARD WEST MELBOURNE, FLORIDA DRAWING TITLE PRELIMINARY SITE PLAN C EG ONSTRUCTION NGINEERING ROUP consulting engineers 2651 eau gallie blvd., suite a melbourne, fl tel fax license # REV# DATE REVISION

33 AGENDA ITEM March 13, 2018 Planning and Zoning Board Approved for Submittal By: Christy Fischer, Planning Director To Be Presented By: Christy Fischer, Planning Director To: From: Members of the Planning and Zoning Board Christy Fischer, AICP, Planning Director Meeting: March 13, 2018 SUBJECT Town Center Overlay district design standards RECOMMENDATION Recommend approval of the revised Zoning Code adding design standards and other criteria to the Town Center Overlay zoning district related to the East Central Florida Regional Planning Council s final study in May 2017 and the American Planning Association s study in FISCAL IMPACT The cost of advertising public hearings such as this is budgeted annually in the City Clerk s budget. 1 P a g e L D R March 13, 2018

34 DISCUSSION Zoning Code Enactment In May 2017, staff submitted and Council approved, the new overlay district, the Town Center, which had one main emphasis at the time, which was to permanently enact the service station moratorium in the area along Minton Road between Helen Street to Norfolk Parkway. A year later, staff is proposing that additional criteria and standards be included in the town center overlay to provide developers with guidance about how the City believes a town center like atmosphere can be created with residential, civic and commercial uses. Staff used some of the examples provided in the East Central Florida Regional Planning Council s, the American Planning Association s studies, and our own research in preparing the revisions to the Town Center Overlay district. Summary of Minton Road Corridor Studies 1) In July 2016, the American Planning Association (APA) prepared a set of recommendations on what makes up a town center, both in terms of land use and transportation changes for the desired community core/town center. The APA recommendations did not include specific changes to the City Codes, but it did include the American Planning Association s recommendations about appropriate locations for town center activities and enhancements to be made along Minton Road, including in the road itself. 2) In May 2017, the East Central Florida Regional Planning Council (ECFRPC) provided the following recommendations for the City related to mobility and land uses: a) Provide shaded areas for bicycling and pedestrian areas; include bicycle and pedestrian facilities when considering development fair share contributions. b) Ensure that roadway expansions include bicycle and pedestrian facilities. c) Create a town center overlay district to encourage establishment of gathering places. d) Revise the City s comprehensive plan and identify principles and strategies currently adopted therein that could impact bicycle and pedestrian mobility and interconnectivity within and adjacent to the Project Area. e) Reduce setbacks for buildings in the town center to be placed closer to sidewalks with parking in the back of the building. f) Revise codes to encourage site and building design consistent with the visual preference survey for commercial, civic, institutional, sidewalks, open space, gateway, parking, and overall town center design. g) All smaller turning radii at driveway entrances/exits from roads to slow traffic and make pedestrian crossings safer at areas which experience high pedestrian activity. Revised Sections in the Town Center Overlay District: There are predominantly two sections that were revised in the Town Center Overlay District; the list of prohibited uses was expanded to match that which is in the City s Interchange Commercial Overlay district and which does not cause Bert Harris property rights claims against the city; and numerous 2 P a g e L D R March 13, 2018

35 sections were added to specify design criteria for new development or redevelopment (tearing down and building anew). The result is that Section of the Town Center Overlay district was revised, and new sections, through were added to the code in the format of strike through and underlining. Impetus for Design Criteria: After consideration of City Council objectives as expressed in previous meetings, citizen input during workshops and with the visual preference survey, and the feedback provided by the two separate professional planning agencies, staff prepared the attached code revisions labeled Exhibit A. These code revisions are reflective of the specific West Melbourne studies, input from the community, and examples city staff found when reviewing codes from other jurisdictions. Design criteria is nothing new to the development community who have become accustomed to façade and exterior enhancements required at the City s interchanges. Currently the impetus to revise the Town Center Zoning overlay district is that developers and realtors have asked city staff what look and uses are sought in the potential town center area, so the specification of the type of design and an expansion of prohibited uses formalizes this information. Developers prefer certainty, even if it means stringent criteria, over the vagary of what might be imposed on them during a public hearing process. The City has successfully directed the front door appearance of three of the newer developments in this town center area, Wesley Groves, Palm Garden Lakes and Heritage Pointe, by entering into development agreements and written subdivision development orders with these developers. However, if a proposed new development does not need public hearings and neither City Council, Board of Adjustment or Planning and Zoning Board approvals, the enactment of design codes removes uncertainty about whether quality, attractive building(s) will be constructed in the town center area. Comparison of Other Jurisdictions: Jurisdiction Apopka Local Government Comparison of town center codes Zoning District with town center type of development Downtown Development Overlay Zoning District Criteria 3 P a g e L D R March 13, 2018 The central business district is also an overlay zoning district with long list of permitted and prohibited uses, and specific designs standards for residential, nonresidential and mixed use developments. Art or fountains or some other feature is required and the chosen style is Captain and Cowboy restaurant, or preservation of existing historic structures. Bldg. height is related to the type of use, single family 35 ;multi-family 75 ; non-residential 100 Boca Raton Village Center District The purpose is to implement a planned mobility future land use designation along North Federal Highway.

36 Requires master plan submittals for minimum 20 acre site, and only allows surface parking in the rear of buildings, or in parking garages, minimum lengths of new sidewalks connecting new development to system of public sidewalks; minimum of 35% open space (retention ponds do not count); and the discouragement of cul-de-sacs and very specific mention of live/work units, apartments and townhomes; up to 100 height if setback +62 Cocoa Central Business District The Central Business District matches the boundaries of one of the City s community redevelopment areas, Cocoa Village and has use, intensity, design and development standards. Architectural review required but no stated style. No building setbacks and FAR (Floor to Area Ratio of a lot) of 2.0 but maximum height of 65 in Cocoa Village, and sidewalk directly to front door Gainesville Central City District The district s purpose is to maintain downtown as a central community focal point. List of uses is long but most must be within enclosed buildings. Density can be up to 150 units/acre, 12 story maximum, and there can be awnings, etc. projecting over public right of way used for sidewalks or pedestrian areas, and requirements for landscape maintenance, building wall, door and window maintenance, roofs and other attached structures; Has an art in public places trust fund with a selection committee and developer funding Melbourne Oviedo C-3, Central Business District and a CB-OZ, Central Business Overlay zone Historic Downtown, Central Avenue, Downtown Residential, Division Street, City Hall Retail 4 P a g e L D R March 13, 2018 Applies to the central commercial, professional, financial, and civic core of the City. Long lists of permitted with probably more prohibited uses than other cities. 8 floor height, 96 or 5 floors, 60, depends on whether in Eau Gallie, Central Business or other area. No building setbacks. Accessory dwelling units allowed; and new buildings must be oriented to the street with surface parking lots to the sides of the building. No minimum property sizes Provides minimum standards for redevelopment and strict adherence to codes balanced by sensitivity to good design to promote individually creative projects. Driveway widths for residential, office and service roads limited to 12 wide; direct sidewalk connections to the front of buildings and some sidewalks are required to be as wide as 12 in width. Parking lots behind the front line of buildings with commercial sites not required to have loading areas; 25% min. open space required; aesthetic stormwater pond designs; specific criteria for trash, satellite and utility

37 Winter Springs Town Center feature designs and entire article on architectural and urban design standards but no clear info on height; maybe Transect zoning based on transition from a rural area to an urban core. Clear listing of the studies used to define traditional development standards to be used for a town center; architectural guidelines with categories for exterior building finishes, roof materials, distinction of building facades, retail window minimums. Curb radius of Civic buildings are not required to be built to the front curb line. Surface parking to be 50 from the property line, circular drives prohibited; 5 story maximum height; 100% lot coverage There is a variety of codes in place to accommodate either existing historic downtowns or new areas designed to have an urban intensity. Winter Springs is one of the examples that was cited in the East Central Florida Regional Planning Council s study. Winter Springs is regulated by the transect standards which have clear transition zones from urban center at its core out to rural areas on the fringes. West Melbourne lacks this type of land distinction since we are located between two larger metropolitan areas, and we are attempting to create a new area with a modern version of an urban core. The codes proposed draw upon what has been successful in our own Zoning Code, namely the Interchange Commercial Overlay district and adds features of other jurisdictions codes when staff felt the codes were applicable and implementable. Public Notice: In February, the ordinance for this Zoning Code revision was advertised in the Florida Today. A map will be used to advertise the change as a means to notify property owners along the corridor. Staff has also sent communication to property owners to let them know the City is preparing this design criteria, and we will convene a group of developers, realtors and stakeholders to provide us feedback on incentives the City can provide. Part III is a future portion of the Town Center Overlay District code that will be provided at a later date after staff processes feedback for development incentives. Recommendation: Recommend to City Council to approve the revisions to the Town Center Overlay District. Attachments: 1. Town Center Updates web page Link 2. Zoning Map Excerpt showing Town Center 3. Exhibit A Zoning code revisions 5 P a g e L D R March 13, 2018

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