REQUEST: Comprehensive Plan Amendment and Rezoning request to change the Future Land Use from High Density Residential & Professional to General Commercial and change the Zoning designation from RM-2 Multifamily- Professional to Neighborhood Commercial (CN) CASE NO: 17-4000301-01 DATE OF BRIEFING: March 23, 2017 Applicant: Location: Total Area: Future Land Use (Current): Zoning District (Current): Future Land Use: (Requested): Zoning District (Requested): CITY OF COCOA BEACH DEPARTMENT OF DEVELOPMENT SERVICES PLANNING BOARD BRIEFING Meeting Date: April 3, 2017 Agenda Item: C.1 Jason Steele, Agent 1615 and 1675 North Atlantic Avenue 3.56 acres High Density Residential & Professional RM-2 Multifamily-Professional General Commercial CN Neighborhood Commercial Background The request is to amend the Comprehensive Plan Future Land Use Map (FLUM) designation and the Land Development Code (LDC) Zoning designation for two adjacent parcels, located at 1615 and 1675 North Atlantic Avenue. Ordinance 1603 (Proposed) would amend the FLUM for both parcels from High Density Residential & Professional to General Commercial, and Ordinance 1604 (Proposed) would amend the Zoning designation from RM-2 Multifamily Professional to CN Neighborhood Commercial. The first parcel, 1615 North Atlantic Avenue, is approximately 1.62 acres with about 175 feet of frontage onto SR A1A and a parcel depth of about 430 feet. South of the parcel is Jamaica Drive. Formerly, the site contained a two story office building, which has since been razed, leaving the parcel vacant. The second parcel, 1675 North Atlantic Avenue, is about 1.94 acres with frontage along SR A1A of about 195 feet and a property depth of approximately 435 feet. Bimini Road abuts the north side of the property. Currently on the site is a vacant 1400 square foot single story building, with some onsite parking. The properties directly to the north of the subject parcels are zoned RM-2 and are the sites of a financial institution and condominium complex. Condominiums are directly to the south within an RM-2 zoning district. To the east, across SR A1A the zoning designation is CT-1, where hotels with restaurants and condominiums are located. Zoning designation RS-1 Single Family Residential with some canal access abuts the west of subject parcels.
If the two subject parcels remain as currently zoned, the primary development options for the sites are professional/business office space, a multifamily residential complex of up to 35 total units for the two properties, or a combination of multifamily and professional as a mixed use development. The required setbacks would be 40 feet on the front (east), 20 feet on the north and south sides and 15 feet on the rear (west). Since these sites are abutting residential property, the maximum allowable height would be 35 feet. Approval of the request to amend the FLUM and zoning designation for the two parcels would permit the sites to be developed commercially. The setback minimums for the sites would remain the same for the front and sides, but the rear (west) setback would increase to 25 feet, and the height would still be limited to 35 feet. Within the submittal package for this request, the applicant provided a proposal for development of the parcels. Unknown at this time is whether or not the two sites would be developed individually or together, but there have been some general design elements agreed upon by all parties involved. Any proposed site development will incorporate a 100 foot buffer from the residential properties to the west, which will provide areas for stormwater management. Within this buffer, will be an eight foot high opaque block wall with a ten foot wide strip of shrubbery and trees. Currently, there are two entrances from SR A1A, one for each parcel, which creates two curb cuts from the roadway. The proposal is to remove the northern curb cut to create a shared entrance to both parcels, a change that will eliminate the curb cut closest to Bimini Road and maintain a single entrance that is more centralized to the two parcels. Secondary access to each site will be provided from Jamaica Drive and Bimini Road, which will line up to create an access alley through both parcels from street to street, and will be available for public use. The requirements for approval of the request to amend the zoning and future land use for the subject parcels are found in LDC Sections 4-55 and 4-56. These sections are copied below for reference. Proposed Ordinances 1603 and 1604 are provided as addendums to this report. The attachments provided below offer copies of the submittal documents and provide further clarification of the details of the request. Attachments: Attachment A Site Aerial Attachment B Applications and Submittal Documents Attachment C District Map Attachment D RM-2 Zoning Allowances Attachment E Site Development Proposal Approval Guidelines: The City s LDC Sections 4-55 and 4-56, provided below, define the criteria by which the Planning Board may review and provide recommendations for the City Commission to hear and decide on proposed Ordinance 1603 to amend the FLUM and proposed Ordinance 1604 to amend the Zoning, for two parcels located at 1615 and 1675 North Atlantic Avenue. The
Board s recommendation will be forwarded to the Commission per the requirements detailed below. Section 4-55. - General procedures for Comprehensive Plan amendments; text amendments and changes in zoning. The regulations, restrictions, and boundaries set forth in these regulations, or the city's Comprehensive Plan may from time to time be amended, supplemented, changed or repealed. A. General procedure for amendments. All requests for amendments to the Comprehensive Plan, text amendments to these regulations, or for rezoning of land (map amendments) shall be reviewed in accordance with the provisions of this section. The general procedure for amendments to the zoning map or for text amendments to these regulations shall be as follows: 1. An amendment may be proposed by: a. The city commission; b. The planning board; or c. By a person. Any person wishing to request an amendment shall submit their request on a form provided by the development services department. Said request shall be accompanied by the necessary fees and shall contain all pertinent information which may be required by the planning board for proper consideration of the matter, including a letter of authorization from all property owners of land which is the subject of the request for a rezoning (zoning map amendment) or Comprehensive Plan future land use map change (FLUM amendment). 2. All proposed amendments shall be submitted to the planning board for study and recommendation. One (1) public hearing before the planning board is required, but they are authorized to hold a public workshop on the request prior to holding a public hearing. A report shall be prepared stating the planning board's recommendations to the city commission for final action on each request. Section 4-56. - Zoning map; FLUM map and text amendments. A. Zoning map and FLUM map amendments. A map amendment to the city commission shall be in accordance with F.S. ch. 163, and shall show that the planning board has studied, considered and found (where applicable) whether or not: 1. The request is consistent with the densities, intensities and general uses set forth in the Comprehensive Plan and LDC regulations. 2. The requested uses are compatible with existing or planned uses in the surrounding area. 3. Approval of the request will be consistent with the population density pattern and not place an undue burden upon existing transportation or other services, utilities and facilities and will be capable of being adequately served by them, should the highest use allowed by the requested zoning be developed. 4. The proposed uses are appropriate at the subject location.
5. The proposed change is consistent with the established land use pattern, and would not create an isolated district unrelated to adjacent and nearby districts. 6. Changed or changing conditions make the passage of the proposed amendment necessary. 7. The proposed change will be compatible with improvements or development of adjacent property in accordance with existing regulations. 8. The proposed change will not constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 9. Substantial reasons exist why a reasonable use of property cannot be accomplished under existing zoning. 10. Whether the change suggested is out of scale with the needs of the neighborhood or city, and it is impossible to find other adequate sites for the proposed use in districts already established. Public Comment Written public comments, if any, received as of the date of this briefing are provided as an addendum to the packet documents.
ATTACHMENT A Site Aerial
ATTACHMENT B Applications and Submittal Letter
ATTACHMENT B Applications and Submittal Letter (cont.)
ATTACHMENT B Applications and Submittal Letter (cont.)
ATTACHMENT B Applications and Submittal Letter (cont.)
ATTACHMENT B Applications and Submittal Letter (cont.)
Subject parcels outlined in Black ATTACHMENT C District Map
ATTACHMENT D RM-2 Zoning Allowances Site Development Setback minimums o Front: 40 feet o Sides: 20 feet on street sides o Rear: 15 feet Building height maximum o 35 feet Permitted Use Examples Multifamily at 10 units per acre o 35 units total for site o With accessory uses Professional/ Business office Mixed use development o Residential o Professional o Accessory use
ATTACHMENT E Site Development Proposal Permitted Use Examples Restaurant Retail Personal service shop Professional/Business office