CITY OF HALLANDALE BEACH, FLORIDA
MEMORANDUM
DATE: March 28, 2008
TO: D. Mike Good, City Manager
FROM: Richard D. Cannone, Director of Development Services
SUBJECT: Applications #07-17-DB, 16(a)-07-Z and 16(b)-07-Z for Major Development
And Rezonings
Highland Park Village
112 NW 3rd Avenue
I. BACKGROUND INFORMATION
APPLICANT:
Highland Park Ventures, LLC
Richard Shan, Shanco Building Group
Project Name:
Highland Park Village
REQUEST:
The applicant is requesting the following:
1) Application #16(a)-07-Z rezoning the subject property from RD-12, residential Duplex District to RM-25, Residential Multifamily District and assignment of 23 residential reserve units.
2) Application #16(b)-07-Z applying the PDD (Planned Development Overlay) District to the subject property.
3) Application #07-17-DB for Major Development Review approval pursuant to Section 32-782 of the Zoning and Land Development Code in order to construct a 53 unit multifamily development at 112 NW 3rd Avenue.
LOCATION:
The property is located at 112 NW 3rd Ave. (Please refer to the survey with the architectural plans for full legal description.)
PLANNING DISTRICT:
Northwest
PARCEL SIZE:
2.15 Acres (93,750.0 sq. ft. in lot area.)
EXISTING ZONING:
RD-12 Residential (Two Family) District.
PROPOSED ZONING
RM-25, Residential Multi-family and Planned Development Overlay (PDD) District.
EXISTING USE:
Highland RV Park with 7 mobile homes and 45 RV spaces for a total of 52 spaces.
PROPOSED USE:
A 53 unit multi-family development.
COMPREHENSIVE PLAN:
City: Residential Low-Medium Density
County: Residential Low-Medium Density
SURROUNDING ZONING:
North - I-L (Light Industrial District) across NW 2nd Street.
South - RD-12 (Residential Two-Family District)
East - RD-12 (Residential Two-Family District) across NW 2nd Street
West - RD-12, (Residential Two-Family District) across NW 3rd Street
SURROUNDING LAND USE:
North - Warehouses across NW 2nd Ave.
South - Single family residential
East - Single family, two family and multi-family residential
West - Single family, two family and multi-family residential
RELATED LAND USE HISTORY:
Planning and Zoning Board recommended approval of these applications on February 27, 2008 by a vote of 5-0.
PREVIOUS REQUEST ON SAME PROPERTY:
None
related to the application.
DETAILS OF APPLICATION:
1. Construct 53 multi-family units, three-story buildings with single story units on the first floor and two story units on he second and third floors; (4 one bedroom units, 42 two bedroom units and 7 three bedroom units).
2. 104 parking spaces are proposed and 104 spaces are required.
3. An entrance driveway from NW 2nd Avenue with a resident and guest lane and two exit driveways to NW 2nd Avenue.
4. One bedroom units have 753 sq. ft. in gross floor area; two bedroom units range from 1,129 sq. ft. to 1,254 sq. ft. in floor area, three bedroom units have 1,262 square feet in floor area.
5. An automated sliding safety gate at the entrance on NW 2nd Avenue with a resident and a guest lane setback 48 feet from the front property line (accommodates 4 tandem stacked vehicles).
6. 29.34% landscaped area is proposed, (35% is required).
7. Perimeter trees are proposed along the north, south and west property lines.
8. Two masonry dumpster enclosures on the north and south sides of the development.
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Comments/issues identified by the Development Review Committee (DRC) were discussed with the applicant during DRC review of the application. The majority of these comments/issues were addressed and incorporated into the Major Development Plan application.
The Committee recommended approval of the application subject to conditions as enumerated in the attached Development Agreement.
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REZONING
The subject property is designated residential Low-Medium density on the City’s Future Land Use Map which permits densities of up to 14 dwelling units per acre. The applicant would be permitted to develop 30 units on the 2.15 acre parcel with the present zoning and land use designation. The applicant proposes to build 53 multi family units which generate a density of 24.65 dwelling units per acre. The applicant is requesting rezoning to RM-25 District which permits densities of up to 25 dwelling units per acre as provided by the Future Land Use Element Section 2.3 A(3) of the City’s Comprehensive Plan. The property is designated Residential Low-Medium Density on the County’s Land Use Map.
According to the Broward County Comprehensive Plan, a municipality may rearrange residential densities by utilizing residential Flexibility or Reserve Units pursuant to the Broward County Administrative Rules Document. In order to avoid the need for City and County Land Use Plan Amendments for land uses with greater densities, the applicant has requested assignment of 23 Residential; reserve Units to the project to accommodate the proposal.
(Note: Reserve Units are defined as additional permitted dwelling units equal to 2% of the total number of dwelling units permitted within a flexibility zone by the Broward County Land use Plan).
The City is divided into 2 Flexibility Zones. The FEC railroad serves as the dividing line between zones. The subject property is located in Flexibility Zone #94, west of the FEC railroad. Presently, there are 77 Reserve Units available within Flex Zone #94. Assignment of 23 Reserve Units to this parcel would reduce the number of reserve Units in Flex Zone #94 to 54 units.
(Note: As part of the Development Agreement for the approval of the Dixie Foster Townhome project, the developer was required to apply for a City and County Land Use Plan Amendment to recoup the 17 Residential reserve Units. The Dixie Foster Land Use Plan Amendment application is presently being processed. Upon approval of the application by City and County, the Reserve Unit pool will recapture the 17 units, which would bring the amount available to 94.
There are no Flexibility Units in Flex Zone #94. The only available tool in Flex Zone #94 to rearrange residential densities for any project beneficial to the community without the need of a land use plan amendment is this limited available reserve unit pool. Furthermore, staff has always, whenever feasible recommended that Flex or reserve units be recaptured for future use. Should the City Commission approve the assignment of Reserve Units to this project, staff recommends that the applicant be required to apply for a City and County Small-Sclae Map Amendment, as required of the Dixie Foster developer, in order to enable the City to recoup the 23 Reserve Units for Flex Zone #94 for reuse.
MAJOR DEVELOPMENT REVIEW
Staff finds that this development is consistent with the City’s Comprehensive Plan. The proposed project will assist in furthering the following policies and objectives of the City’s Comprehensive Plan:
Policy1.3.4: Residential areas should continue to be buffered from high intensity nonresidential uses.
Policy 1.3.6: The City shall encourage infill residential development.
Policy 1.10.6: The City shall study and consider amortization and other methods of requiring nonconforming mobile home parks to meet Codes, including replacement of the parks with conforming uses by 1998.
The proposal will be consistent with the City’s Comprehensive Plan if the petition to rezone the property to RM-25 (related application #16-07-Z) and assignment of the requested 23 Residential Reserve Units is approved by the City Commission.
However, Staff recommends the Reserve Units be recaptured for future use through a small scale County and City land use plan amendment. A similar recommendation was required of the Dixie Foster developer, in order to enable the City to recoup the Reserve Units for Flexibility Zone # 94 for future reuse.
REZONING REQUIREMENTS
In order for the applicant to be permitted to develop the property with 53 units without a land use plan amendment, allocation of 23 Reserve Units will be required.
RM-25 District permits densities of up to 25 dwelling units per acre. RD-12 District permits densities of up to 14 dwelling units per acre. The property is 2.15 acres. Since the applicant proposes 53 units generating a density of 24.65 units per acre, the property must also be rezoned to RM-25.
The rezoning to PDD and proposed Development Plan is consistent with the City’s goals and policies which encourage site design planning techniques to enhance the quality of redevelopment projects as addressed under Section V, Review of Application Criteria of this report.
According to the provisions, the following information shall be provided in a Concept Plan:
1) A certified boundary survey.
2) General schematic representation of the land uses (existing and proposed) with densities, intensities, along with a table of computation which depicts the number of units, gross floor area, parking, building height and site coverage.
3) Approximately delineation of internal circulation with hierarchical classification of streets.
The applicant has provided a detailed Development Plan which exceeds the information required to evaluate a Concept Plan. Staff has reviewed the plan and has determined that all the requirements were satisfactorily addressed. The development details are summarized under Details of this Staff Report, Section I.
An application for Major Development Plan, a detailed plan representing the specific development and impact analysis has been filed by the developer. A Major development Plan must meet the requirements of Article V, Development review, and the PDD requirements specified in Section 32-174(h). The Major Development Plan application will be submitted directly for City Commission consideration and will be processed subsequent to approval of the PDD rezoning application.
The subject property is 2.15 acres, thus, it exceeds the minimum parcel size required.
The uses permitted in a PDD are those uses enumerated by the underlying zoning district in accordance with the City’s Comprehensive Plan. All site development standards, including density, in a PDD are negotiated between the City and the applicant as part of the development process.
The proposed multi-family residential complex is permitted by the proposed underlying RM-25 District zoning of the property. As required for properties zoned PDD, the development standards, will be negotiated and the development will be governed by a Development Agreement which is being presented to the City Commission with a Major Development Plan.
MAJOR DEVELOPMENT REQUIREMENTS
setbacks and section:
REQUIRED PROPOSED DEFICIENCY
Front (2 Ave) 30ft. 20 ft. 10 ft.
Rear (3 Ave) 25ft. 20 ft. 5 ft
Side (corner or between structures) 30ft. 20 ft. 10 ft.
Side (interior) 20ft. 15 ft. 5 ft
The applicant is requesting the setback requirements outlined above be waived as part of the development negotiations process for properties zoned PDD.
stories or 85 feet in height.
The overall height of the proposed buildings is 36’– 8” feet in height,
therefore, the proposal does not exceed the above referenced
requirement.
6. Section 32-156(d)(7) requires the following minimum floor area for multifamily developments:
UNIT TYPE REQUIRED PROPOSED DEFICIENCY
One Bedroom 750 sq. ft. 753 sq. ft. -0-
Two Bedroom 850 sq. ft. 1129 to 1254 sq. ft. -0-
Three bedroom 1000 sq. ft. 1262 sq. ft. -0-
The proposal meets or exceeds the minimum floor area required for all proposed units types.
7. Section 32-455(d)(2) requires 1.5 spaces for every 1 bedroom unit, 1.75spaces for every 2 bedroom units and 2 spaces for every 3 bedroom unit plus 10% of the total required for guest parking.
According to the aforementioned requirement 104 parking spaces are required for the project and 104 spaces are provided thereby the proposal meets Code.
8. Section 32- 156(d)(6) requires a minimum of 35% landscape area for
Multifamily development in RM-25 District.
The applicant is proposing 29.34% landscaped pervious area instead
of the 35% required (5.66% deficiency). Therefore, a waiver for the
landscaped area is needed by the applicant.
9. Section 32-384 (c)(3) requires 1 tree per every 1,500 square feet of lot
Area. Trees in residential zoning districts must have a minimum height of
10 feet.
Based on the 93,750 square foot lot, 63 trees are required. The applicant proposes to plant 65 trees, therefore exceeding the code requirement. The applicant proposes trees ranging in heights of 10 feet to 15 feet. Royal Palms, Queen Palms, Live Oaks and Green Buttonwood trees are proposed throughout the property.
REZONING
Article VIII, Section 963 specifies the following criteria to be addressed in considering applications for rezoning and land use amendments:
1) The relationship of the proposed amendment to the purposes and objectives of the City’s Comprehensive Land Use Plan, when adopted, with the appropriate consideration as to whether or not the purpose of this and other codes, regulations, and actions designed to implement said plan.
The proposed rezoning to RM-25 District is consistent with and will further the following Comprehensive Plan Policies:
Future Land Use Element
Goal: To provide a coordinated and compatible mix of land uses which encourages a high quality of life meeting the social, economic and physical needs of the present and future population of Hallandale Beach, while insuring reasonable environmental protection and timely and efficient provision of services.
Policy 1.6.6: The City shall encourage infill residential development.
Objective 1.10: Land Use Consistency: The City shall manage growth and development through the continued administration, and enforcement of the Hallandale Zoning and Land Development Code which shall ensure that future land uses remain consistent with this Plan.
Policy 1.11.3: While the City should focus on the Northwest Planning District, the original Target Area for the City, the City should also commit resources to the expanded Community Redevelopment Area (CRA) where neighborhood improvements are needed. (Note: The subject property is within the CRA district).
Policy 1.12.2: The Development Services Department shall evaluate impacts resulting from new developments to ensure that adequate facilities are either in place or planned so that Level of Service standards are not reduced.
Policy1.16.6: Adequate housing opportunities necessary to accommodate all segments of present and future residents shall be provided within urban infill and urban redevelopment area(s).
Housing Element
Goal4-1: Quality Residential Environment. To ensure the availability of a safe, sound, and attractive residential environment for all residents of Hallandale.
Objective 4.1.1: Provide Adequate and Affordable Housing Sites. The City shall support the need for adequate sites for all residents.
Objective 1.16: Urban infill and Redevelopment . Establish criteria which encourage development of urban infill and urban redevelopment area(s) ro promote economic development, increase housing opportunities, and maximize the use of existing public facilities and services.
Policy 1.16.2: Adequate housing opportunities necessary to accommodate all segments of present and future residents shall be provided within urban infill and urban redevelopment area(s).
(Note: The entire City is designated an Urban Infill Area. The subject property is within the Urban Redevelopment Areas).
The proposed rezoning and assignment of Reserve Units will enable an infill redevelopment parcel to be redeveloped with a new, attractive multi-family development which will greatly enhance the neighborhood.
2) The proposed change would or would not be contrary to the established land use pattern.
Consistent. The proposed change would be compatible with the existing land use pattern of the neighborhood. The are is developed with a mix of uses including single family homes, duplexes, multifamily and commercial developments.
3) The proposed change would or would not create an isolated district unrelated to adjacent and nearby district.
Consistent. The proposed change would not create an isolated district. The area is surrounded by low-medium and medium density residential buildings and commercial/industrial uses to the north.
4) The proposed change would or would not alter the population density pattern and thereby have an adverse impact upon the public facilities, such as schools, utilities and streets.
Consistent. The proposed change would not have an adverse impact on schools, public facilities or change the density pattern. The applicant will be required to demonstrate the proposal will meet all concurrency requirements of Chapter 32 of the Code as part of the development review and approval process, including the newly implemented requirements for school concurrency.
5) Existing district boundaries are illogically drawn in relaxation to existing conditions on the property proposed for change.
Consistent. The existing lRD-12 (Duplex) zoning category and density limitation of 14 dwelling units per acre is not logical in relation to existing conditions and desired development patterns for the area.
6) Changed or changing conditions make the passage of the proposed amendment necessary.
Consistent. The existing land use designation limiting densities to 14 dwelling units per acre has not provided for redevelopment of underutilized land in area. There is a need for change to encourage redevelopment of a medium/high density in the area.
7) Substantial reasons exist why the property cannot be used in accordance with the adopted land use plan and/or the existing zoning.
Consistent. The existing RD-12 District zoning limits potential redevelopment of area.
8) Whether or not the change is out of scale with the needs of the neighborhood.
Consistent. The proposed change is not out of scale with the needs of the neighborhood. Rather, the proposal will have a positive effect on the property and encourage urban infill residential development compatible with the neighborhood.
PLANNED DEVELOPMENT OVERLAY DISTRICT (PDD) REVIEW CRITERIA
Article 111 Section 32-174(g)(5) of the Zoning and Land Development Code states applications for rezoning to the PDD shall be reviewed with consideration given to the following criteria:
1) That the proposed project would further the development or redevelopment of an area of the City consistent with City Land Use and development goals, policies and development/redevelopment efforts.
Consistent. Assignment of PDD Overlay District to the property is consistent with the City’s adopted goals and redevelopment efforts as outlined in item V(1) of this report.
2) That the proposed development would be of an equal or higher quality with regard to appearance, site design, compatibility with the adjacent area, landscaping, and provision of amenities that would result under existing development standards.
Consistent. The proposed development would be of an equal or higher quality than required by the proposed underlying RM-25 District zoning. Quality, appearance, or provisions for amenities of the development are not regulated by the underlying zoning district. PDD extends the City’s discretion in assuring a high quality development and compatibility with the surrounding area through the negotiated process. Development is governed by a Development Agreement between the City and the Developer. The proposal includes high quality materials and landscaping than mandated by the City Code.
3) That PDD would allow a more innovative design than would be possible under the development standards of the existing zoning district and development regulations.
Consistent. PDD zoning will allow for a more innovative design of the development, consisting of one story units on the ground floor and two story townhomes on the second and third floors. The development will be a gated community with amenities that will enhance the development.
4) That the proposed development would promote the public interest, including, if appropriate, the provision of open space and amenities available for public use.
Consistent. The proposed development provides several amenities such as a gated secured community, a clubhouse, swimming pool, tot lot and landscaped areas.
5) That mixed commercial and residential development proposals would be well planned, in an integrated design that would encourage use of mass transportation, pedestrian and bicycling modes of transportation.
Consistent. The proposed development does not include commercial development, however, is one block from the project’s location along Hallandale Beach Boulevard, a transit corridor well served by Broward County Transit, should encourage use of mass transportation by residents and visitors to the site.
6) That It would be more appropriate for appropriate for a proposed project to be developed under PDD development standards and procedures than existing zoning district development standards, and development review and variance procedures, when the criteria mentioned in this subsection are considered.
Consistent. It is more appropriate to evaluate the proposed project as an overall redevelopment plan under PDD than adhering to the specific Code criteria of the underlying zoning district. PDD zoning provides the flexibility to determine the appropriateness of a code modification based on the suitability of the specific site rather than the variance process. Adherence to the strict review criteria for variance of Section 32-965 is not applicable with PDD zoning. Such modifications can be determined to have no significant impact on the actual development and neighboring properties; or that it may actually enhance the proposal through the negotiated process.
MAJOR DEVELOPMENT REVIEW
Section 32-174(h) specifies the following criteria shall be utilized in the review and evaluation of applications for Major Development Review approval:
1. Natural Environment
The subject property is the Highland RV Park with 7 mobile homes and 45 RV spaces on the property to be demolished. There are no rare, historical or valuable trees on the property.
2. Open Space
A swimming pool and pool recreation area is proposed. 29.34 % of the site will be landscaped.
3. Circulation and Parking
One hundred four parking spaces are required for the development and 104 spaces are provided.
4. Access Controls
The development will be a gated community accessed from NW 2 Avenue with a resident and guest lane by a two-way driveway. The proper stacking for 4 vehicles for residents and guest is provided at the entrance to the gate. An exit drive aisle is proposed at the south end of the property on NW 2 Ave.
5. Public Transportation
Public mass transit is available on West Hallandale Beach Boulevard in the immediate vicinity of the parcel.
6. Community Services
Two dumpster locations with masonry enclosures are proposed on the north and south side of the development. The City sanitation department will service the development. The applicant proposes to construct a 5 foot concrete sidewalk along the perimeter of the property as required by code.
7. Drainage
Paved areas are proposed to have underground catch basins for storm water runoff. Storm water must be retained on site. Drainage calculations will be required at time of permit. The applicant will be required to comply with all DPEP regulations and City criteria to retain 5 year 1 hour storm water onsite.
8. Buildings and Other Structures
The proposed development consists of four buildings with a total of 53 units, 3 story buildings with one story buildings on the first floor and two story units on the second and third floors. A Knox box key for Fire, Police Department use will be installed at the main entrance.
9. Concurrency Evaluation
According to Article V Section 32-782, determination of concurrency must occur prior to the approval of a building permit.
Staff has conducted a concurrency evaluation of the project relative to its impact on water, sewer, solid waste, drainage, and recreation facilities. Staff has determined that concurrency requirements for water, sewer, drainage, solid waste, and recreation facilities have been met. Water, sewer and drainage compliance are all subject to submission of hydraulic analysis, and drainage calculations to the satisfaction of the City Engineer prior to the issuance of a building permit. The City reserves the right to require upgrade to the system if it is determined the system is inadequate or will be severely taxed by development.
The developer has submitted an Impact Evaluation Report as required by Section 32-788 that addresses each issue. The following is a summary of the expected impacts to the various public utilities for reference.
Potable Water - According to the criteria in the Impact Evaluation Report, the development will generate the need for approximately 13,250 gallons of potable water per day. The City Water Plant is expandable to 15 MGD (Million Gallons per Day). The plant’s current capacity is 9 MGD. The City’s current demand is about 6 MGD. There is sufficient capacity to maintain this development.
Wastewater - The City has a Large User Agreement with City of Hollywood and several other communities for wastewater treatment. The City recently obtained additional capacity at the sewer plant.
The City’s current committed capacity is 7.85 MGD and the City’s total flow is 7.25 MGD according to the applicant, based on the proposed 53 units the wastewater demand for the site is 13,250 gallons per day. There is sufficient capacity to maintain this development.
The developer is required to pay for their share of additional sewage demand from the Hollywood Wastewater Treatment Plan as a result of their development. The developer will be required to pay the City $50,880. This amount is based on the estimated gallons of sewage demand in applicant’s Impact Study and the City’s cost to obtain additional capacity at the Plant. Should the actual sewage amount generated be greater than specified in the applicant’s Impact Study, the developer will be required to pay the actual cost to the City.
Transportation System – The applicant was required to submit a Traffic Study pursuant to Section 32-788(g) for an analysis of the impact of the development as related to current and projected roadway usage and design capacities. The study was reviewed by the City's consultant, Michael Miller and Associates which concluded the development will have minimal impact on the City’s roadway. The expected average daily trips will decrease about 100 trips per day. There will be a slight increase in AM (7) and PM (3) Peak Hour trips. The Traffic Study and consultant’s report have been placed in the Additional Materials Folder.
School Facilities - The City’s Zoning and Land Development Code, Chapter 32, Section 32-788(i), Impact Evaluation Statement, requires that impacts on school facilities be considered for new development. Accordingly, the applicant was required to provide an Impact Analysis regarding the project's impact on the public school system.
The Broward County School Board calculated the potential student impact of the proposed development. The current land use designation for the site permits 30 units and the proposed amendment would allow 53 units. The School Board reviewed the application on the 23 additional units proposed. According to the School Board, the proposed project would generate 3 high school, 3 middle school, and 6 elementary school students for a total of 12 students. The schools impacted by the proposed development are Hallandale Elementary, McNicols Middle and Hallandale High School. The middle school and high school are neutral. Hallandale Elementary is critically overcrowded.
The application is subject to the provisions of Section 7.8 of the Interlocal Agreement for Public School Facility Planning and School Board Policy 1161. Pursuant to same, mitigation is required of new residential development that generates additional students and impact overcrowded schools. The applicant/owner is required to mitigate the 6 students anticipated for Hallandale Elementary School with Broward County School Board. The Applicant has since entered into a Declaration of Restrictive Covenant with the School Board to mitigate the 6 students at a cost of $103,448.
10. Financial Impact
The project’s anticipated value at build out is $13 million. It is expected that the proposed development will generate approximately $65,000 in City of Hallandale Beach taxes and approximately $127,000 in CRA TIF Revenue.
VI. STAFF RECOMMENDATIONS
The objective of properties zoned PDD is to enhance properties and surrounding areas while allowing flexibility in development. Adoption of PDD was predicated on the City’s desire to promote development at properties underutilized in need of revitalization or prime for redevelopment.
The present use of the property is a dilapidated RV park in need of redevelopment. The applicant’s proposal is consistent with the City’s guidelines to encourage redevelopment and innovative planning techniques to enhance the quality of redevelopment projects. The applicant’s project as designed encourages pedestrian walkable community, access to mass transit and is compatible with adjacent areas. The application as proposed, meets the overall vision of the City’s Comprehensive Plan. As a result, staff has no objections to the requested waivers provided special conditions summarized below and on the attached Development Agreement are imposed in addition to the Code mandated regulations.
Staff recommended and the developer has agreed to designate 15% of the total units (8 units) as affordable housing. For individuals earning not more than 120% of the area median income adjusted for household size for a period of 30 years. This requirement has been incorporated in the attached Development Agreement.
The applicant has also agreed to file applications with the City and County to change the land use designation of the property from Residential Low Medium Density to High Density Residential category to enable the City to recoup the 23 Reserve units requested to allow the residential development at this time. Conditions are regarding this matter and other terms and conditions of approval are specified in a Development Agreement between the City and the Developer.
As outlined in this memo, Staff has conducted a comprehensive analysis of the subject application and has determined the applicant’s proposal meets the general requirements for Major Development Plan approval relative to concurrency and other Code requirements subject to special conditions in addition to the Code mandated regulations. The proposed conditions are outlined in the attached Development Agreement and should be imposed to assure a quality development and mitigate any negative impacts. In furtherance of the Comprehensive Land Use Plan Goals, Objectives and Policies, Zoning Code and other applicable City provisions and based upon the findings of facts contained herein, staff recommends approval of the following applications:
1) Application #16(a)-07-Z rezoning the subject property from RD-12, residential Duplex District to RM-25, Residential Multifamily District and assignment of 23 residential reserve units.
2) Application #16(b)-07-Z applying the PDD (Planned Development Overlay) District to the subject property.
3) Major Development Review approval pursuant to Section 32-782 of the Zoning and Land Development Code in order to construct a 53 unit multifamily development at 112 NW 3rd Avenue.
These approvals are recommended subject to all of the conditions of approval outlined in the attached Development Agreement.
Staff recommends approval on First Reading of the following:
1) The Ordinance rezoning the property from RD-12 (Residential Duplex) District to RM-25 (Residential Multifamily) District.
2) The Ordinance applying the Planned Development Overlay District to the subject property.
Staff recommends the City Commission approve the following on May 7, 2008 during Second Reading of the above referenced properties:
1) The Resolution assigning 23 residential reserve Units to the project.
2) Application #07-17-DB for Major Development review approval in order to build the 53 unit multifamily development.
3) The Development Agreement for the Highland Park Village project.
Should the City Commission concur with the Agreement as drafted, approval should be contingent on the applicant executing the Agreement with the City within a period not exceeding 60 days from the date of the application approval and the City Attorney’s concurrence of the final document. Further, the City Commission should authorize the City Manager to complete any final negotiations with the applicant and execute the Development Agreement.
Prepared by:
_________________________
Christy Dominguez
Director of Planning and Zoning
Reviewed:
_______________________ __________
D. Mike Good, City Manager Date
_____ Approved _____ Denied _____ Hold for Discussion
Comments:
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