Planning and Development Services Department

Transcription

1 Planning and Development Services Department M E M O R A N D U M TO: Planning and Zoning Commission THROUGH: Mark Satterlee, AICP, Planning & Development Services Director Leslie Olson, AICP, Planning Manager FROM: Britton Wilson, Senior Planner, Planning Division DATE: SUBJECT: Rezoning Commercial Resort, Ruffin Properties, LLC - Proposed Amendment to the Official Zoning Atlas to CR (Commercial Resort) Ruffin Properties, LLC has filed four concurrent petitions in support of a proposed commercial resort development. The four petitions include a text amendment to the Comprehensive Plan, a Future Land Use Map Amendment, a text amendment to the Land Development Code and an amendment to the Official Zoning Atlas. OWNER/ APPLICANT: AGENT: REQUESTED ACTION: PURPOSE: LOCATION: Ruffin Properties, LLC 1522 South Florence Wichita, KS Dennis Murphy (dmurphy@ct-eng.com) Culpepper & Terpening, Inc South 25 th Street Ft. Pierce, FL Change in zoning from HIRD (Hutchinson Island to CR (Commercial Resort) The proposed zoning change is to allow for the development of a commercial resort. North Hutchinson Island, north east corner of North Highway A1A and Shorewinds Drive. TAX ID NO.: PARCEL SIZE: EXISTING USE: FUTURE LAND USE: acres Vacant Existing: RM (Residential Medium 9 du/acre) Proposed: COM (Commercial)

2 Page 2 of 5 ZONING: PROPOSED ZONING: HIRD (Hutchinson Island CR (Commercial Resort) SURROUNDING PROPERTY: Location Future Land Use Zoning Existing Land Use Subject Vacant, Improved Property Adjacent Parcels SERVICE INFORMATION: Public Utility Providers: Existing: RM (Residential Medium 9 du/acre) / Proposed: COM (Commercial) North RM (Residential Medium 9 du/acre) South RU (Residential Urban 5 du/acre) Existing: HIRD (Hutchinson Island / Proposed: CR (Commercial Resort) HIRD (Hutchinson Island HIRD (Hutchinson Island Energy: Florida Power and Light Water: St. Lucie County Utilities Wastewater: St. Lucie County Utilities Aquanique Highrise Condominium German American Motel East NA NA Atlantic Ocean West RM (Residential Medium 9 du/acre) CN (Commercial Neighborhood) and HIRD (Hutchinson Island Cumberland Farms Convenience Store Public Service Providers: Storm Water: South Florida Water Management District Fire Rescue & EMS: St. Lucie County Fire District Law Enforcement: St. Lucie County Sheriff TRANSPORTATION IMPROVEMENTS: The Florida Department of Transportation is currently underway with the repair and rehabilitation of the existing North Causeway Drive draw bridge while plans are being prepared for full replacement with a fixed bridge, to be completed by 2018/19 (see agenda attachment: St. Lucie TPO Transportation Improvement Program - FY 2014/ /19). Background Analysis Future Land Use: The proposed Future Land Use designation is COM (Commercial), which is applicable to areas of future commercial development, in addition to those existing developed commercial areas. Future commercial areas should be located at points of high transportation access, with specific action taken to prevent the development of new linear commercial strips. The proposed change in zoning to CR (Commercial Resort) is compatible with the proposed Future Land Use Designation of COM as per the proposed amended Comprehensive Plan Table 1-3, Land Use Designation / Zoning Compatibility Chart. The concurrent text amendment to the Land Development Code provides for greater clarity and

3 Page 3 of 5 definition of use for the establishment of resort based commercial uses and their compatibility with adjacent zoning districts. Current Zoning: The current zoning of the subject property is HIRD (Hutchinson Island, which is intended to provide a residential environment on North and South Hutchinson Island that is respectful of the natural resources and value of the barrier islands and can be supported by available public and private services. The upland portions of the subject property may be developed with the permitted use of single and multi-family dwelling units at a density set forth in the Future Land Use designation of RM (Residential Medium 9 du/acre). Possible conditional uses include a hotel, motel, resort, rooming and boarding house, tourist court, and transient timeshare, again at a density set forth in the Future Land Use designation, which permits a maximum total of 108 units. Proposed Zoning: The proposed zoning district is CR (Commercial Resort), which is identified in the concurrent text amendment as intended to provide and protect an environment suitable for the development and operation of resorts that are intended to serve both resident and nonresident populations, over a large market area. This district is not intended for general application, but should be generally limited to only those areas of the County that have been specifically determined by the County Commission to be suitable for resorts that promote convention, entertainment, civic and related activities, or that combine multi-activity centers or venues, intended to promote economic development, broaden the tax base, protect and leverage public investment with private investment, ensure land use compatibility with existing residential areas, ensure good pedestrian movement systems, and provide exceptional design quality. STANDARDS OF REVIEW AS SET FORTH IN SECTION , ST. LUCIE COUNTY LAND DEVELOPMENT CODE In reviewing this application for a change in zoning, the Board of County Commissioners shall consider and make the following determinations: 1. Whether the proposed rezoning is in conflict with any applicable portions of the St. Lucie County Land Development Code; The proposed rezoning from HIRD (Hutchinson Island to CR (Commercial Resort) is consistent with the County s LDC as proposed in the concurrent text amendment to the Land Development Code. The subject property meets the minimum required lot size of five acres and is located in an area that is suitable for tourist and commercial resort uses. The subject property is located on North Hutchinson Island where all development must comply with Section Hutchinson Island Building Height Overlay Zone (see agenda item attachment). The site falls under Zone A allowing a maximum permitted height of 125 feet. 2. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The proposed rezoning from HIRD (Hutchinson Island to CR (Commercial Resort) is consistent with the current and proposed County s Comprehensive Plan policies. The proposed change in zoning to CR is compatible with the proposed Future Land Use Designation of COM as per amended Comprehensive Plan Table 1-3, Land Use Designation / Zoning Compatibility Chart. The subject property is located on North Hutchinson Island and is identified as an area suitable for expanding the area's tourism draw through a commercial resort type development, which would further Comprehensive Plan Goal 10.4 that calls for expanding the tourism sector of St. Lucie County's economy. At the time of site plan development, the project will be encouraged to participate in the Florida Green Lodging Program as per Policy

4 Page 4 of 5 3. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses; In consideration of the regulations proposed in support of the CR Zoning District, a change in zoning from HIRD to CR would be consistent with the existing and proposed surrounding land uses. The subject property is located on a state highway and has been identified as suitable for commercial resort types uses since the mid 1970 s, with this being the location of a former hotel (156 units with dining and club facilities). The site is surrounded by a mixture of uses and development intensities, such as high-rise residential developments, motels, the Grande Beach mixed use development, townhouses, singlefamily residential and the Fort Pierce Inlet State Park. The proposed development will also be consistent with the predominant neighborhood development height intensity, which is 125 feet from the subject property northward for approximately two miles. The subject property is also adjacent to similar transient type uses to the south, such as the German American Motel and the Seas Horse Bungalows. Furthermore, the general neighborhood has been identified as an area suitable for supporting tourism since the mid-1980s with the location of the National Navy SEAL Museum and Memorial, which is the only national museum in the state of Florida, the location of the Ft. Pierce Inlet State Park and the Pepper Park Regional Park facility. 4. Whether there have been changed conditions that require an amendment; A commercial resort type development currently does not exist in St. Lucie County. The establishment of a resort hotel on the island would further Comprehensive Plan Goal 10.4 by providing an economic boost in expanding the tourism draw to the local area. As stated by the applicant, the requested change in zoning to CR will permit the development of the proposed commercial resort at a site density great enough to maintain project viability and to provide the necessary land use intensity required to support many of the community requested amenity uses that will be located at the facility. 5. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities; The subject property was formerly developed (from mid-1970 to 2006) as a 156 unit hotel with club and restaurant amenities. As such, public facilities have evolved in this area to support comparable development at the subject property and surrounding neighborhood. Transportation Impacts The subject property is located North Hutchinson Island, north east corner of North Highway A1A and Shorewinds Drive. This section of A1A is an arterial roadway operating at an acceptable level-of-service (LOS) A. Roadway improvements were recently completed by the Florida Department of Transportation that included resurfacing, landscaping and safety enhancements such as additional side and center turning lanes, bike lanes, sidewalk improvements and five signaled pedestrian crosswalks. The Florida Department of Transportation is currently underway with the repair and rehabilitation of the existing North Causeway Drive draw bridge while plans are being prepared for full replacement with a fixed bridge, to be completed by 2018/19 (see agenda attachment: St. Lucie TPO Transportation Improvement Program - FY 2014/ /19). Water and Waste Water Utility Impacts Potable water, waste water and reuse water utilities services are provided by St. Lucie County Utilities. The proposed commercial resort development has an estimated need of 370 ERCs (Equivalent Residential Units of water and wastewater), of which 105 have already been purchased and are

5 Page 5 of 5 reserved. Capacity is available for the remaining 265 ERCs to be purchased at the time of final development approval. 6. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; St. Lucie County Environmental Resource Department has reviewed the petition and submitted a report on the environmental impacts of the proposed rezoning as follows: The proposed rezoning is not anticipated to have any adverse environmental impacts. Environmental impacts will be influenced more by specific site design; therefore environmental issues will be addressed at the time of site plan and/or building permit application. The Environmental Resources Department (ERD) will conduct further review to ensure compliance with the Land Development Code during the site plan and/or building permit review process. 1) The issuance of County development permit does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the County if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. 2) All other applicable state or federal permits must be obtained before commencement of the development. 7. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative effects of such patterns; Based upon the land use analysis provided in this memorandum and the proposed CR zoning regulations, the proposed rezoning from HIRD to CR will result in a continued orderly and logical development pattern. The proposed CR zoning at the subject location will also be consistent with predominant neighborhood development height intensity, which is 125 feet from the subject property northward for approximately two miles. The subject property is also adjacent to similar transient type uses to the south, such as the German American Motel and the Sea Horse Bungalows. 8. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this code; The proposed amendment is not in conflict with the public interest and is in harmony with the purpose and intent of this code. Analysis Summary: Based upon staff analysis contained in this memorandum, the proposed rezoning to CR for this parcel is consistent with the St. Lucie County Comprehensive Plan and the Land Development Code. The subject property is located on North Hutchinson Island in an area identified as suitable for a commercial resort type development. Staff Recommendation: Staff recommends that the proposed Rezoning be forwarded to the Board of County Commissioners with a recommendation for approval.