Agenda Item: Meeting Date: PH-1 8/18/16 TO: THROUGH: DATE: FROM: SUBJECT: PRESENTER: RECOMMENDATION: BUDGET IMP ACT: PAST ACTION: NEXT ACTION: ATTACHMENTS: BACKGROUND: City Commission MEMORANDUM Douglas Hutchens, Interim City Manag~ August 4, 2016 / Greg Rice, Director of Planning & Development Request for Design Review and determination of Parkland Dedication for 12 Townhomes regarding application S/D-LDO 16-53.00. Property located at 2624 Paula Drive North (Eco Village Honeymoon). Greg Rice, Director of Planning & Development It is recommended that the following actions be approved: 1. Design Review 2. Parkland Dedication (LDO) fee of$135,909 The subject property will generate approximately $23,567 in ad valorem taxes to the General Fund. LP A recommended unanimous approval at its June 8, 2016 meeting. City commission recommended approval at its July 28, 2016 meeting. None. Staffmemo dated 5/25/16. Staff has reviewed the application and recommends approval, with comments from staff, dated May 25, 2016, to be addressed at infrastructure review. No Changes to Attachments and Renderings found with LPA 6/8/16 and Public Hearing#1Staffing 7/28/16
TO: FROM: DUN~DIN Home of Honeymoon Island Department of Planning & Development Memorandum Lael Giebel, Project Coordinator Greg Rice, Planning & Development Director DATE: May 25, 2016 RE: Eco Village- Honeymoon Island Preliminary Concept Review SUMMARY Application 5/D-LDO 16-53.00 Application 5/D-LDO 16-53.00 - Request for Design Review per Section 104-24.4 of the LDC, and Parkland Dedication per Section 104-26 at 2624 N. Paula Drive for the purpose of developing 12 Zero Energy high performance townhomes. Parcel Number 15-28-15-23166-002-0301. Eco Village Honeymoon Island. Owner/Applicant/Representative: Pergamo, John Family Trust/Paavo Salmi/Dr. William S.Konrad PRELIMINARY CONCEPT REVIEW APPROVAL CRITERIA Consistency - 104-24.6.9.1, LDC The application for preliminary concept review must be consistent with the adopted comprehensive plan. The requested application is consistent with the adopted Dunedin 2025 Comprehensive Plan. 2025 Comprehensive Plan Housing Element GOAL II: Promote the redevelopment and rehabilitation of existing housing and neighborhoods. OBJECTIVE 11-A: Maintain and improve the integrity of existing viable neighborhoods. Zoning -104-24.6.9.2, LDC The city commission shall consider the suitability or unsuitability of the proposed application to the current zoning of the surrounding area, the compatibility of existing and desired zoning, the policies and objectives of the comprehensive plan, and any other matter it deems to be relevant that promote or protect the public health, safety and welfare. Preliminary concept plan review applications shalt be approved upon proof of substantially changed conditions in the neighborhood, or to effectuate important goals, objectives, policies and strategies of the comprehensive plan. The proposed project is compatible with the existing and desired zoning of the area. In Chapter 103 Zoning, the ''TF" (Tourist Facility) district is described as follows: 103-23.19.1 -Purpose ll i' _, c.
The purpose of the "TF" (Tourist Facility) district is to provide convenient, accessible, tourist oriented commercial areas which meet the tourists' needs for accommodations, dining, recreation and necessary related goods and services. This district is intended to primarily provide commercial facilities to tourists. It is also the intent of this district to provide medium and high density transient and permanent residential accommodations in areas with intensive tourist-commercial activity, amenity resources, good transportation access, and mixed use development. Land Use -1.04-24.6.9.3, LDC The city commission shall consider the relationship of the proposed application for preliminary concept review to the surrounding land and its current and future land uses, including: height, density, and intensity, impact on sight lines, site layout or building orientation, and the physical aspects of proposed buildings and their impact on adjacent properties. The proposed project is compatible with the proposed land use in the area. In the Countywide Rules, the Residential Medium (RM} land use category is described as follows: Category/Symbol- Residential Medium lrm}. Purpose - It is the purpose of this category to depict those areas of the county that are now developed, or appropriate to be developed, in a moderately intensive residential manner; and to recognize such areas as primarily well-suited for residential uses that are consistent with the urban qualities, transportation facilities and natural resource characteristics of such areas. Use Characteristics- Those uses appropriate to and consistent with this category include: Primary Uses - Residential Secondary Uses - Residential Equivalent; Institutional; Transportation/Utility; Public Educational Facility; Ancillary Nonresidential; Recreation/Open Space Locational Characteristics - This category is generally appropriate to locations within or in proximity to urban activity centers; in areas where use and development characteristics are medium density residential in nature; and in areas serving as a transition between less urban and more urban residential and mixed-use areas. These areas ore typically in proximity to and may have direct access from the arterial and thoroughfare highway network. Traffic Generation Characteristics - The standard for the purpose of calculating typical traffic impacts relative to an amendment for this category shall be 102 trips per day per acre. Density/Intensity Standards -Shall include the following: Residential Use - Shall not exceed fifteen (15) dwelling units per acre. Residential Equivalent Use - Shall not exceed an equivalent of 2.0 to 3.0 beds per permitted dwelling unit at 15 dwelling units per acre. The standard for the purpose of establishing relative intensity and potential impacts shall be the equivalent of 2.5 beds per dwelling unit. Nonresidential Use - Shall not exceed a floor area ratio (FAR) of.50, nor an impervious surface ratio (ISR) of. 75. The standard for the purpose of establishing relative intensity and potential impacts shall be a FAR of.30 and an ISR of.56. 2 11' ' -
Impact on the Environment -104-24.6.9.4, LDC Negative impacts on the natural environment of the city, including the waters of St. Joseph Sound and other water bodies within the city, park, open space or other public amenities or natural features shared within the city with other jurisdictions (i.e. the Pinellas Trail}, shall be discouraged or substantially mitigated. The proposed project will not negatively impact the natural environment. Architectural Features -104-24.6.9.5, LDC Architectural features of any existing structures on site or in the immediate area involved with the application for a project requiring the design review process should be taken into consideration. Proposed architecture needs to be consistent with or complimentary to the surrounding neighborhood and/or the city's recommended architectural guidelines. This project will utilize the Mediterranean Revival style of architecture which is one of the City's required architectural styles. Health, Safety and Welfare -104-24.6.9.6, LDC The application for a project requiring the design review process shall bear a substantial relationship to the public health, safety, general welfare, or quality of life and protection of property values, or shall protect and preserve historical and cultural places and areas. This project will not adversely affect the public health, safety or welfare of the City. Public Policy- 104-24.6.9.7, LDC Certain public policies in favor of the application for a project requiring the design review process may be considered. Examples include a need for affordable housing, economic development, mixed-use development, or sustainable environmental features, which are consistent with neighborhood, area, or ns. N/A Other Factors -104-24.6.9.8, LDC In its review and decision, any other factors relevant to the application for a project requiring the design review process may be considered, including those under state law. N/A Parkland Dedication {LDO) Analysis The determination of the city commission as to whether land shall be dedicated or whether a fee shall be charged, or a combination thereof, shall be final and conclusive. Whether the city commission accepts land dedication or elects to require payment of a fee in lieu thereof, or a combination of both, shall be determined by consideration of the following: (A) The topography, geology, access and location of land in the development available for dedication. (B) The size and shape of the subdivision or development, and land available for dedication. (C) The feasibility of dedication. (D) Availability or previously acquired property. J J!' I '
(E) Compatibility of dedication with the city's general recreation area plan. (F) Desirability of a recreational element of the city's general plan at the specific location of the potential dedication. Please see attached sheet. STAFF ANALYSIS 2. Parking Analysis The proposed project requires the following allocation of parking spaces: 1. Residential Requirement {1.5 per dwelling unit) 12 units= 18 spaces Provided= 24 3. Storm Water Surface Retention Areas To be determined during infrastructure review. 4.~oodloneAna~s~ The Eco Village - Honeymoon Island project is located in Zone VE-1.3. The "V" means that this is a "velocity" zone where high velocity wave action over 3.5 feet in a "one percent chance" storm is expected to severely damage or destroy structures not built to V-Zone construction standards. The 13 represents the Base Flood Elevation {BFE) expected in the same "one hundred year" storm. This is the minimum height of the lowest horizontal structural member of the lowest floor excluding pilings and columns. The Eco Village - Honeymoon Island project unfinished grade is an average of 6.0 feet above sea level. This means the height of the parking area under the building will be a minimum of 7.0 feet high to raise the lowest floor above the BFE. The first floor elevation is 16 feet, 0 inches. 5. Building Height Analysis The maximum height/or buildings in the Tourist Facility "TF" Zoning District is 50 feet above the base flood elevation. The proposed maximum building height for this project is 25 feet above the Base Flood Elevation. 6. Traffic Impact Assessment Despite periods of congestion related to Honeymoon Island State Park, Causeway Boulevard is considered a Level of Service (LOS) B. The LOS D peak hour rated volume of vehicle trips is 3,390 with an actual peak hour trip count of 1,022. There is excess of 2,368 peak hour vehicle trips available on Causeway Boulevard. The Eco Village - Honeymoon Island project will create an additional 8 peak hour vehicle trips for Causeway Boulevard. This is considered a de minimus impact by concurrency standards. 7. Traffic Circulation Traffic will enter and exit on to North Paula Drive. B. Neighborhood Parking Assessment No parking signs have been installed on portions of Michael Place and North Paula Drive
STAFF RECOMMENDATION AND CONDITIONS City Staff are recommending a conditional approval of Application 5/D-LDO 16-53.00. conditions listed by department/division below. Please see ENGINEERING 1. The project meeting all code requirements of the infrastructure plan review checklist. 2. All easement documentation and corresponding agreements with adjacent property owners that may be required are to be supplied during infrastructure technical review. 3. Proposed drainage narrative explaining the design intent is required. Before infrastructure plan approval can be granted, a grading and drainage plan of the developed site will need to appropriately consider the existing topography and accommodate offsite drainage received or impacted by the development. Existing drainage patterns must be maintained. Provide vacation and/or inclusion of the appropriate drainage easements as necessary. Building finished floor elevations will need to be defined. SOLID WASTE 4. As discussed at the December 19,2015 DRC meeting, residents will utilized a shared containers that will be staged inside an enclosure that will be accessed from North Paula Drive - curbside collections for individual homes will not be done by the city due to space limitations within the property. 5. The planner will need to provide more detail by specifying a location for the enclosure, and construct the enclosure by following the Engineering specification sheets (#90-93) located in the Engineering Standard Details section of the City ofdunedin Engineering web page: http:/ /www.dunedingov.com/index.aspx?page=716 SUST AINIBILITY Conditions 6. Applicant is submitting all thirty points on credit 1.1 Renewable Energy Sources. What are the renewable energy sources they're looking to incorporate in their design. Comments For credit 8.1 Above Code Programs, Eco-Village is either going to be building the properties to LEED, Green Globes, etc. standards or not. They listed 5 out 10, which is something they cannot achieve. If they plan on having the homes certified, please ask them to provide me with which certification they are planning on proceeding with. Under Credit 2.1 Waste Reduction-Construction, they're submitting one credit out of three. These points are unachievable because the points allocated for this credit are all or none. 51 P a >( e
Under credit 3.1 Proximity to Existing Infrastructure, they're submitting two credits out of three. These points are unachievable because the points allocated for this credit are all or none. FIRE 7. There can be no street parking. This should clearly be marked to ensure compliance. ARBORIST 8. All code criteria including the required changes referenced in the engineering comments received April 4, 2016 are met during infrastructure site review or vertical plan review: