ITEM DESCRIPTION:
Title
2nd Reading - Ordinance No. 2024-O-44: Request for a rezoning from B-3 (Highway Commercial) to City BPUD (Business Planned Unit Development) for 3.679+ acres located at 2360 South Ridgewood Avenue.
Body
OWNER/APPLICANT:
Vincenzo Donnici
LOCATION:
South of Indian River Boulevard, West of U.S.1
AREA:
3.679 + acres
PROPOSED USE:
Multi-Unit Flex Space
CURRENT LAND USE:
Undeveloped
FLUM DESIGNATION:
Commercial
ZONING DISTRICT:
B-3 Highway Commercial
PROPOSED ZONING DISTRICT:
BPUD (Business Planned Unit Development)
VOTING DISTRICT:
Council District 3, Debbie Dolbow
Discussion:
The subject property is located on approximately 3.679 acres of undeveloped land south of Indian River Boulevard on the West side of U.S.1. The property has a future land use designation of Commercial and a Zoning designation of B-3 Highway Commercial. The property is within the Interlocal Service Boundary Agreement area mutually adopted by Volusia County and the City as well as contiguous to the city boundaries. The applicant is requesting a BPUD (Business Planned Unit Development) agreement for the property to develop a multi-unit flex space business center.
The Planned Unit Development designation is a conditional zoning district intended to provide a flexible approach for unique and innovative land development proposals, which could not be accomplished under conventional zoning. A PUD establishes permitted uses and specific development requirements. A Conceptual Development Plan illustrates the general location and intensity of the land uses within the development. A PUD does not approve any specific development itself, but establishes the parameters for how a site can be developed. A PUD must be developed in accordance with the standards established in the approved PUD agreement and must comply with all other applicable development regulations such as stormwater, landscaping, tree preservation, traffic, etc.
Figure 1: Location Map
Business Planned Unit Development (BPUD) Summary:
The BPUD agreement for First Business Park allows for a total of 24 commercial units. Units may be combined at the discretion of the developer. The BPUD has specific permitted uses within the units which include but are not limited to: Art Gallery, Bakery, Bicycle Repair, Contractor Flex Space, General Retail, Personal Services, Office Buildings, and Brewery. Outdoor storage is prohibited.
The Agreement sets a maximum height of 30 feet, a maximum building coverage of 60%, and a maximum impervious coverage of 75%. A minimum 90 parking spaces (3.75 spaces per unit) and a minimum 4 ADA spaces shall be required. The site developments for the proposed BPUD are as follows:
• Front building setback: (Ridgewood Ave.) - 40 feet
• Rear: (West) building setback - 40 feet
• Side: (North) building setback - 40 feet
• Side Corner: (Oak Branch Dr.) building setback - 30 feet
• Maximum Height: 30 feet
The landscape buffers required in the BPUD are as follows:
1. Rear (West): Minimum landscape buffer shall be a minimum of twenty feet (20’) in width and consist of one (1) canopy tree per fifty (30’) linear feet with two (2) understory trees per twenty (20’) linear feet, and sixty (60) shrubs per one hundred (100) linear feet. A minimum of 50% of the required plantings in this landscape buffer shall be native vegetation as defined by the University of Florida Institute of Food and Agricultural Sciences. To maintain a natural look, trees and shrubs shall be placed in an organic or curvilinear manner. Linear arrangements are prohibited. A six foot (6’) vinyl fence shall be required.
2. Front (Ridgewood Ave.): Minimum landscape buffer shall be ten (10’) in width and shall conform the Article XX of the Land Development Code.
3. Side (North): Minimum landscape buffer shall be a minimum of ten (10’) in width and consist of one (1) canopy tree per thirty (30’) linear feet with one (1) understory trees per fifteen linear feet (15’), and fifty (50) shrubs per one hundred (100) lineal feet. A minimum of 50% of the required plantings in this landscape buffer shall be native vegetation as defined by the University of Florida Institute of Food and Agricultural Sciences. To maintain a natural look, trees and shrubs shall be placed in an organic or curvilinear manner that is similar to and consistent with natural adjoining areas, which have been preserved. Linear arrangements are prohibited.
4. Side Corner (Oak Branch Drive): Minimum landscape buffer shall be a minimum of ten (10’) in width and consist of one (1) canopy tree per thirty (30’) linear feet with one (1) understory trees per fifteen linear feet (15’), and fifty (50) shrubs per one hundred (100) lineal feet. A minimum of 50% of the required plantings in this landscape buffer shall be native vegetation as defined by the University of Florida Institute of Food and Agricultural Sciences. To maintain a natural look, trees and shrubs shall be placed in an organic or curvilinear manner that is similar to and consistent with natural adjoining areas, which have been preserved. Linear arrangements are prohibited.
Figure 2: Conceptual Development Plan
Comprehensive Plan Consistency:
Article IX Section 21-91.02 of the Land Development Code states that no application for a change in zoning can be approved unless the proposed zoning is consistent with the Land Use Designation/Zoning Classification Matrix in Table III-1. The Table, attached below, verifies consistency between the current Commercial Future Land Use designation and the Proposed Zoning District of Business Planned Unit Development.
Surrounding Area:
The adjacent land uses and zoning classifications for the adjacent parcels are illustrated in the following table. Existing uses shown below are not intended to be an all-inclusive list, but a general summary of types of uses near the subject property. The subject parcel is outlined in the aerial exhibit.
Table 1: Surrounding Area, FLU Designations, Zoning Designations
|
|
Current Land Use |
FLUM Designation |
Zoning District |
|
North |
Undeveloped |
Commercial |
B-3 Highway Commercial |
|
East |
Undeveloped |
Commercial |
B-3 Highway Commercial |
|
South |
Undeveloped |
Commercial |
B-3 Highway Commercial |
|
West |
Undeveloped |
Low Density Residential/ Medium Density Residential |
R-1 Residential/ RPUD |
Public Facilities Adequacy:
The City of Edgewater has sufficient capacity to service the property with regards to water, wastewater, parks, and transportation while meeting the Level of Standard as outlined in the Comprehensive Plan. The subject property is serviced by the City of Edgewater for municipal water services, sewer, and solid waste. All are operating with enough capacity to support the project. In addition, the applicant will be requested to provide a Traffic Impact Statement at the Site Plan Submittal phase.
Public Notice:
A Public Notice was mailed to all addresses within 500 feet of the project area, and a public notice sign was posted on the site on July 31 ,2024. As of August 7, 2024, staff has received no public comments regarding the proposed comprehensive plan amendment or zoning change.
At the August 14th, 2024 Planning and Zoning Meeting, the Planning and Zoning Board sent a favorable recommendation to City Council with six members in favor, zero in opposition, and one absent.
Recommendation:
Motion to approve Ordinance No. 2024-O-44.