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REVIEW COMMENTS DEVELOPMENT DEPARTMENT PLANNING & ZONING DIVISION MEMORANDUM NO. PZ 02-163 TO: Chairman and Members commu~~~velopment Agency Board Dick Huctpti'Senior Planner Michael W. Rumpf I\!,S\Z- Director of Planning and Zoning FROM: THROUGH: DATE: August 6, 2002 Project/Applicant: PROJECT DESCRIPTION Marina Village Rezoning/AERC of Virginia, Inc. Agent: Bruce Jarvis/The Bruce Group Owner: AERC of Virginia, Inc. Location: 743 N15r I"' Ave. FileNo: Rezoning (REZN 02-005) Property DescriptIon: Vacant properly consisting of +6.93 acres, classified Mixed Use (MX) and zoned CBD Central Business District Proposed change/use: To rezone the subject properly from CBD Central Business District to MU-H Mixed Use High Intensity in order to develop a mixed-use project consisting of multi-family residential, commercial, marina uses, and a multi-story parking structure. Adjacent Land Uses and Zoning: North: City-owned and leased property designated Mixed Use (MX) land use and zoned CBD Central Business District. To the northeast, the property containing mangroves has a Conservation overlay; and to the northwest is a city lift station and city park. South: To the southeast is the right-of way of Marina Drive (formerly Casa Loma Boulevard), then developed commercial property designated Mixed Use (MX) land use and zoned CBD Central Business District. To the southwest is Ocean Avenue then the Ocean Plaza commercial properly also designated Mixed Use (MX) land use and zoned CBD Central Business District East: The Intracoastal Waterway West: Developed commercial property (First Financial Plaza) designated Mixed Use (MX) land use and zoned CBD Central Business District Page 2 File Number: REZN 02-005 Marina Village PROJECT ANALYSIS The criteria used to review Comprehensive Plan amendments and rezonings are listed in Article 2, Section 9, Administration and Enforcement, Item C. Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of a staff analysis when the proposed change includes an amendment to the Comprehensive Plan Future Land Use Map. a. Whether the proposed rezoning would be consistent with applicable comprehensive plan policies including but not limited to, a prohibition against any increase in dwelling unit density exceeding 50 in the hurricane evacuation zone without written approval of the Palm Beach County Emergency Planning Division and the City's risk manager. The planning departmelll shall also recommend limitations or requirements, which would have to be imposed on subsequent development of the property, in order to comply with policies contained in the comprehensive plan. The proposed rezoning is consistent with the applicable Comprehensive Plan policies and directions. The requested zoning is consistent with the land use designation; however, the MU-H Mixed UselHigh- Intensity zoning district provides the owner greater flexibility for development than do the CBD Central Business District regulations. In addition, both of the Mixed Use zoning districts were adopted in response to directions in the "Federal Highway Corridor Community Redevelopment Plan" and are consistent with the recommendations of that study. b. Whether the proposed rezoning would be contrary to the established land use pattern, or would create an isolated district unrelated to adjacent and nearby districts, or would constitute a gralll of special privilege to an individual property owner as colllrasted with the protection of the public welfare. The proposed rezoning would not be contrary to the established land use pattern or unrelated to adjacent and nearby development. c. Whether changed or changing conditions make the proposed rezoning desirable. The addition of the two mixed use zoning districts, Mixed Use/Low-Intensity and Mixed UselHigh- Intensity have provided greater options for development and redevelopment in the downtown area, including additional density, building height, and setback requirements. Furthermore, this rezoning and the resulting development would move the city a step closer to realization of its expressed vision of an urban downtown environment. d. Whether the proposed use would be compatible with utility systems. roadways, and other public facilities. Impacts of the development on roadways, the city's utility systems and other public facilities either have been addressed as the project has moved through the development review process, or are required to be addressed prior to permitting. e. Whether the proposed rezoning would be compatible with the current and fi/ture use of adjacent and nearby properties. or would affect the property values of adjacent or nearby properties. The proposed rezoning will be compatible with other existing development in the downtown. It is anticipated that the positive effect the development of this property will have on the downtown Page 3 File Number: REZN 02-005 Marina Village environment will encourage other property owners to take advantage of the development options offered by the Mixed Use zoning districts. f Whether the property is physically and economically developable under the existing zoning. Under the existing zoning, the property is physically developable; however, it would not contribute as much to the development of a pedestrian-friendly urban downtown, as it will when developed under the regulations of the Mixed U selHigh Intensity district. g. Whether the proposed rezoning is of a scale which is reasonablv related to the needs of the neighborhood and the city as a whole. The proposed rezoning is seen as the keystone to the redevelopment of the city's downtown. As such, the scale is reasonably related to the needs of the downtown neighborhood and the city as a whole. It is important that a resident population will be drawn to the downtown, not only as a place offering a range of housing, but also providing opportunities for shopping, entertainment and employment. h. Whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is already allowed. There are no other areas in the city where the Mixed Use/High Intensity zoning district can be applied, except in the immediate vicinity of the subject property. Because of the limited supply of vacant property with Intracoastal Waterway frontage, this is the only property proximate to the downtown where a marina project of this type can be built. CONCLUSIONSIRECOMMENDA nONS As indicated herein, this request is consistent with the intent ofthe Comprehensive Plan as well as directions in the Federal Highway Corridor Community Redevelopment Plan; will not create additional impacts on infrastructure that have not been anticipated in the Comprehensive Plan; will be compatible with adjacent land uses and will contribute to the overall economic development of the City. Therefore, staff recommends that the subject request be approved. If conditions of approval are recommended by the Community Redevelopment Agency Board or required by the City Commission, they will be included as Exhibit "B". ATTACHMENTS J'.SHRDATA\PlannmgISHARED\WPIPROJECTSIMARINA\REZ:-/ 02-005\STAFF REPORT doc Location Map Marina _~ ',0-, ,1_011: J F~ L' --'f _,_~/ J . 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