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properties that front on 37ffi Street have been developed as medical offices, outpatient clinics, residential <br />centers, assisted living facilities, or supporting services. However, most of the remaining MED zoned <br />properties north of 37a` Street and south of 41" Street have remained vacant and undeveloped. Also, most. <br />of the recent new or expanded medical -related projects have occurred south of 37ffi Street, south of the <br />Cleveland Clinic Indian River Hospital. The proposed Harbor Bluffs development proposes a mixture of <br />residential unit types, including conventional multi -family apartment buildings in the southeast corner of <br />the overall project site (Phase 1) that are intended to serve the residential needs of medical workers at the <br />hospital and surrounding medical facilities. <br />Staff's position is that granting the request to rezone the property to the proposed PD district will result in a <br />development that is compatible with both the immediate area and larger general surrounding area. <br />Concurrency Impacts: <br />A conditional concurrency certificate has been issued for the project. Concurrency is discussed in more <br />detail in the PD Plan Analysis section of this staff report. <br />Environmental Impacts: <br />Environmental issues are addressed in the PD Plan Analysis section of this report. <br />PD PLAN ANALYSIS: <br />1. <br />2. <br />3. <br />4. <br />5. <br />Project Area: 80.50 acres (gross) <br />2.21 acres (ROW dedication) <br />78.29 acres (net) <br />Note: The project's required ROW dedication has already been completed per the previous <br />conceptual site plan approval (SP -CP -18-06-15) and associated Developer's Agreement. <br />Zoning Classification: Current: MED, Medical <br />Proposed: PD, Planned Development <br />Land Use Designation: C/I, Commercial/Industrial <br />Number of Units: 624 units (maximum) <br />Density: Proposed: 7.75 units/acre <br />Maximum: 8.00 units/acre <br />Note: The proposed density calculation is based on the gross project area as outlined in the <br />approved Developer's Agreement. Also, the net density of an individual phase (or POD) may <br />exceed the maximum density of 8 units per acre for that specific portion of the overall PD project. <br />However, the average density for the overall PD project will not exceed 7.75 units per acre. <br />6. Open Space: <br />Required: 30.0% <br />Proposed: 42.5% <br />61 <br />