|
t
<br />•
<br />Planned Development Rezoning
<br />Totaling approximately 19.99 acres, the project site is located adjacent to a major Thoroughfare Plan road
<br />(SR 60), is designated M-1 (Medium Density Residential up to 8 units/acre), and is adjacent to a C/I
<br />(Commercial/Industrial) node to the east and a Regional Commercial node to the north. As allowed under
<br />the county's mixed use policies and regulations, the applicant is proposing to rezone the entire area to
<br />PDMXD, a mixed use planned development zoning district. Based on Objective 5 of the Comprehensive
<br />Plan Future Land Use Element, the proposed project is subject to specific mixed use criteria and is required
<br />to be reviewed through the Planned Development (PD) rezoning process.
<br />The PD Zoning District Generally
<br />In the past, the county has reviewed and approved PD rezonings involving both residential, non-residential,
<br />and TND (Traditional Neighborhood Design) projects. Those include: Wal-Mart/Sams, Hedin Commercial,
<br />Magi Mini Storage, Randall Mini Storage, Ansley Park, Arbor Trace, Old Orchid Groves, Pointe West,
<br />Liberty Park, and Providence Pointe. The PD mixed use district concept is similar to the PD Traditional
<br />Neighborhood Design (PDTND), but smaller in scale and with fewer design criteria. The Family Dollar
<br />Gifford mixed use development is the most recent and first mixed use PD approval to date.
<br />Unlike standard zoning districts, PD districts have no specific lot size or dimensional criteria. Instead, the
<br />PD district is based on the underlying land use plan designation for density, use, and compatibility. Sites
<br />located on less than 40 acres in areas designated L-1, L-2, M-1, and M-2 may be considered for PDMXD
<br />rezoning if located along US 1, Indian River Blvd., 58th Avenue, CR510 (west of the Indian River Lagoon),
<br />Oslo Road, or SR 60. Additionally, mixed use PDs may be approved on sites designated M-1 and M-2 if
<br />such sites are adjacent to C/I nodes. In this case, the subject site is designated M-1, fronts SR 60, and is
<br />adjacent to a C/I node.
<br />In a PD zoning district, setbacks and other typical zoning district criteria are established on a site -by -site
<br />basis through approval of a conceptual PD plan that is adopted as part of the PD rezoning ordinance. The
<br />conceptual PD plan, which in this case includes a mixed use design, serves as the zoning standard for the
<br />site. Thus, a PD rezoning establishes a unique PD district that is consistent with the site's underlying land
<br />use designation(s) and applicable land use policies, and is governed by a binding conceptual PD plan.
<br />In this case, the conceptual PD plan proposes 159 multi -family residential units and 3 commercial parcels
<br />containing a 4,876 sq. ft. fast food restaurant with a drive through, a 7,200 sq. ft. retail building, and a
<br />6,242 sq. ft. sit down restaurant. The proposed commercial uses can be modified in the future if the new
<br />use is consistent with the mixed use criteria for commercial uses. Aspects of the proposed conceptual PD
<br />plan, including satisfaction of Objective 5 mixed use policies and criteria, are addressed in the "plan
<br />analysis" section of this report.
<br />The PD Rezoning Process
<br />The PD rezoning review, approval, and development process is as follows:
<br />STEP 1.
<br />Rezoning and Conceptual PD Plan Approval: Review and recommendation made by staff
<br />and by the Planning and Zoning Commission. Final action taken by the Board of County
<br />Commissioners.
<br />F:\Community Development\CurDev\BCC\2014 BCC\Thereserveatverobeach(PD-14-06-04).doc
<br />2
<br />167
<br />
|