Community Development Department ISLAND WALK MASTER PLANNED DEVELOPMENT APPLICATION #2648.

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ISLAND WALKMASTER PLANNED DEVELOPMENT

APPLICATION #2648


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AERIAL/LOCATION MAP


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FLUM AND ZONING MAPS


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Conceptual Plan Overlay

West Wing Expansion

New Outparcels


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MASTER PLANNED DEVELOPMENT:

Establishes Land Uses:-Type (high end by restricting certain uses)-Location (completion of approved but unbuilt western wing of existing

shopping center)-Intensity (specifies square footage)

Creates Development Standards:


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MASTER PLANNED DEVELOPMENT

Development Standards (cont’d)-Parking flexibility-Impervious coverage/open space-Loading areas-Tree preservation-Pedestrian connectivity-Minimum buffer widths


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CH. 2 - Sec. 2.05 – Development Orders and Agreements – Review FindingsA. In conflict with or contrary to the public interest? No, not in conflict as project remains commercial shopping center;

B. Consistent with the Comp. Plan and LDC?Yes, FLUM allows for Mixed Use Development and includes general standards; LDC allowed for the creation of Master Planned Development Agreement

C. Financial Liability for the City? No change to CIP to accommodate the use

D. Hazard or nuisance?No, use and hours of operation compatibleE. Compliance with all other applicable laws and regulations? Subject to further permitting


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REZONING STANDARDS ULDC Chapter 2, Part II, Section 2.06.03:1. Consistent with all adopted elements of the Comprehensive Plan?

Yes, consistent with and furthers the goals, objectives and policies of the Comprehensive Plan.

2. Impact on environment & natural resources? No, existing built environment

3. Impact on the economy of the affected area?Redevelops otherwise failing shopping center, preventing possible blight; adds activity to area designed to accommodate it

4. Impact upon government services? No impact on government services

5. Changes in circumstances?

Yes, the redesign reflects the changed economic and real estate market conditions since the original concept was constructed.

6. Compatible with development patterns, proximate uses?Yes, the shopping center concept, with the recommended

Development Agreement, can be compatible with the surrounding area.


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Ch. 2- Sec. 2.09.04– Master Planned Developments – Review FindingsA. Consistency with all adopted elements of the Comprehensive Plan and whether it furthers the goals and objectives of the Comprehensive Plan – Yes, allows redevelopment of underutilized shopping center. Future Land Use, Transportation, Public Recreation and Open Space, Infrastructure, Conservation and Coastal Management, Intergovernmental Coordination and Capital Improvements Elements are not impacted by the request.

B. Consistency with the general intent of the LDC – Yes, the MPD Development Agreement creates standards that can be achieved by the shopping center developer.


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Sec. 2.09.04 –MPD Review Findings

C. Degree of departure of the proposed development from the surrounding areas in terms of character and density/intensity – The proposed redevelopment of the shopping center will not directly affect the surrounding areas. The character of the existing center is being altered from a pedestrian to automobile orientation, which will allow for greater shopping opportunities from outside the immediate trade area.

D. Compatibility within the development and relationship with surrounding neighborhoods – The development retains its internal consistency of a shopping center. Potential impacts to surrounding neighborhoods have been addressed in the MPD Development Agreement.


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2.09.04 MPD Review FindingsE. Adequate provision for future public education and recreation facilities, transportation, water supply, sewage disposal, surface drainage, flood control, and soil conservation as shown on the development plan - The Development Agreement is structured so that impacts can be addressed at the time of master conceptual development plan approval. F. The feasibility and compatibility of development phases to stand as independent developments – The Development Agreement is structured so that phasing will be addressed at the time of master conceptual development plan approval. G. The availability and adequacy of primary streets and thoroughfares to support traffic to be generated within the proposed development – The Development Agreement is structured to address any off site roadway improvements at the time of master conceptual development plan approval.


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Sec. 2.09.04 - MPD Review Findings

H. The benefits within the proposed development and to the general public to justify the requested departure from standard development requirements inherent in a Master Planned Development District classification – Departure from standard requirements will allow redevelopment of the existing shopping center. Greater vehicular accessibility will be provided to a wider range of goods and services.I. The conformity and compatibility of the development with any

adopted development plan of the City of Palm Coast – Redevelopment of the site was recommended in the Parkway District East Master Plan. The Comprehensive Plan and Prosperity 2021 support redevelopment of the site.J. Impact upon the environment or natural resources – The site is actually a built environment and no impact that cannot be mitigated is anticipated.


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Sec. 2.09.04 – MPD Review Findings

K. Impact on the economy of any affected area –The anticipated impact on the economy is positive because of the added goods and services available within a redeveloped shopping center that will draw from a larger trade area than just Palm Coast.


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PLDRB recommend City Council approve Application #2648

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Community Development Department ISLAND WALK MASTER PLANNED DEVELOPMENT APPLICATION #2648.

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Transcript of Community Development Department ISLAND WALK MASTER PLANNED DEVELOPMENT APPLICATION #2648.