1 Gables Gateway

2 1.Comprehensive Plan Text Amendment 2.Comprehensive Plan Map Amendment 3.Zoning Code Text Amendment 4.Change in Zoning 5.MXD3 Mixed Use Site Plan Review

3 Request: The following are descriptions of the applicant’s five requests : The following are descriptions of the applicant’s five requests : 1.Amend CLUP text to expand the MXD3 overlay boundaries to include all of Industrial Section south of the Village of Merrick Park. 2.Amend CLUP map to graphically show the expanded voluntary MXD3 overlay boundaries. 3.Amend Zoning Code text to include a description of the expanded MXD3 boundaries.

4 Requests (cont.): 4.Change of zoning to assign the voluntary MXD3 overlay zoning classification to include the expanded boundaries. 5.MXD3 site plan review for a proposed mixed- use project consisting of a 10 story building containing ground floor retail, 3 floors of parking (1 floor below ground) and 7 floors of multi-family residential units.

5 1.CLUP text amendment: (“Industrial Use” designated properties only)

6 2. CLUP map amendment: (All properties within MXD3 overlay district)

7 3. Zoning Code text amendment: (Description of MXD3 boundaries) Zoning Code Section 3-5(b)4. “Location eligibility. The Mixed Use Overlay District is bounded by the following: 1) Bird Road (north); S.W. 39 th Avenue (east); San Lorenzo and Altara Avenue (south); and, LeJeune Road (west); and, 2) north boundary of Block 15 and Ruiz Avenue (north); Grand Avenue (south); South Dixie Highway (east); and, LeJeune Road (west). The boundaries of both districts are graphically portrayed on the City’s official Zoning Map. Zoning Code Section 3-5(b)4. “Location eligibility. The Mixed Use Overlay District is bounded by the following: 1) Bird Road (north); S.W. 39 th Avenue (east); San Lorenzo and Altara Avenue (south); and, LeJeune Road (west); and, 2) north boundary of Block 15 and Ruiz Avenue (north); Grand Avenue (south); South Dixie Highway (east); and, LeJeune Road (west). The boundaries of both districts are graphically portrayed on the City’s official Zoning Map.

8 4. Change in zoning: (Graphically shows MXD3 districts on Zoning Map)

9 5. MXD3 site plan review: The following information includes Staff’s analysis and recommendation on the applicant’s proposed MXD3 site plan located on Block 17 of the Industrial Section, at the intersection of LeJeune Road and Ponce de Leon Boulevard (commonly known as the “Deel Ford” property). The following information includes Staff’s analysis and recommendation on the applicant’s proposed MXD3 site plan located on Block 17 of the Industrial Section, at the intersection of LeJeune Road and Ponce de Leon Boulevard (commonly known as the “Deel Ford” property).

10 Background: The property is located two blocks south of the Village of Merrick Park, and a 1 story building containing auto sales and repairs and a used car parking lot occupy the site. The property is located two blocks south of the Village of Merrick Park, and a 1 story building containing auto sales and repairs and a used car parking lot occupy the site. The property has “Industrial” and “Commercial” land use and zoning designations, which are the appropriate designations for an MXD3 project. The property has “Industrial” and “Commercial” land use and zoning designations, which are the appropriate designations for an MXD3 project. The site is 2.3 acres in size, and is located on the west half of the block. The site is 2.3 acres in size, and is located on the west half of the block. Existing 1 story commercial buildings and surface parking occupy the east half of the block. Existing 1 story commercial buildings and surface parking occupy the east half of the block.

11 Proposed project: 10 story / 100’ high building (110’ high including architectural elements). 10 story / 100’ high building (110’ high including architectural elements). 344,962 sq. ft. in size (3.42 FAR), including 36,147 sq. ft. of ground floor retail uses. 344,962 sq. ft. in size (3.42 FAR), including 36,147 sq. ft. of ground floor retail uses. 230 multi-family residential units located on the top 7 floors of the building. 230 multi-family residential units located on the top 7 floors of the building. 675 parking spaces on 3 garage levels (75 spaces more than required by Code). 675 parking spaces on 3 garage levels (75 spaces more than required by Code). Both sides of Granello Avenue are improved with landscaping, sidewalks, roadway resurfacing and streetscape amenities. Both sides of Granello Avenue are improved with landscaping, sidewalks, roadway resurfacing and streetscape amenities.

12 Review criteria: The Planning Department compared the applicant’s plans with the required MXD3 review criteria set out in the Zoning Code, and has determined the following: The Planning Department compared the applicant’s plans with the required MXD3 review criteria set out in the Zoning Code, and has determined the following: Proposal is consistent with purpose and intent of the MXD3 provisions, and provides for public improvements and benefit. Proposal is consistent with purpose and intent of the MXD3 provisions, and provides for public improvements and benefit. Proposal does not depart significantly from zoning and subdivision regulations. Proposal does not depart significantly from zoning and subdivision regulations. Proposal makes adequate provisions for public services and amenities. Proposal makes adequate provisions for public services and amenities.

13 Review criteria (cont.): Proposal will remove the used auto sales and repair, which is a non-compatible use with the desired pedestrian environment. Proposal will remove the used auto sales and repair, which is a non-compatible use with the desired pedestrian environment. Project is compatible with surrounding properties and buffered from residential neighborhood to the west by sculpting the height of the building down adjacent to LeJeune Road. Project is compatible with surrounding properties and buffered from residential neighborhood to the west by sculpting the height of the building down adjacent to LeJeune Road. Project is being developed in conformance with the voluntary MXD3 overlay provisions. Project is being developed in conformance with the voluntary MXD3 overlay provisions.

14 Review criteria (cont.): Granello Avenue is currently in disrepair. The proposal would improve both sides of this street and the Granello / Grecco intersection to assure that public purposes and benefits are realized. Granello Avenue is currently in disrepair. The proposal would improve both sides of this street and the Granello / Grecco intersection to assure that public purposes and benefits are realized.

15 Finding of fact: MXD3 overlay provisions are voluntary, and do not change any current CLUP or Zoning Code designations or provisions. MXD3 overlay provisions are voluntary, and do not change any current CLUP or Zoning Code designations or provisions. Adopted CLUP and zoning provisions still allow all underlying permitted land uses and regulations and remove no development rights. Adopted CLUP and zoning provisions still allow all underlying permitted land uses and regulations and remove no development rights. Proposed project is consistent with CLUP goals, objectives and polices. Proposed project is consistent with CLUP goals, objectives and polices. Recommended conditions address identified CLUP inconsistencies. Recommended conditions address identified CLUP inconsistencies. Proposal satisfies MXD3 review criteria. Proposal satisfies MXD3 review criteria.

16 Findings of fact (cont.): A building of approximately the same size and massing could be built as-of-right. A building of approximately the same size and massing could be built as-of-right. The applicant has proffered significant off-site public ROW improvements for Granello Avenue. The applicant has proffered significant off-site public ROW improvements for Granello Avenue. The applicant is providing public realm improvements on surrounding streets that are in compliance with MXD3 Master Streetscape Plan. The applicant is providing public realm improvements on surrounding streets that are in compliance with MXD3 Master Streetscape Plan. This proposal adds a residential component to support commercial uses, and create a “walk- able” pedestrian environment. This proposal adds a residential component to support commercial uses, and create a “walk- able” pedestrian environment.

17 Findings of fact (cont.): The applicant is providing 75 additional on-site parking spaces. The applicant is providing 75 additional on-site parking spaces. The applicant has addressed all comments provided by City Departments. The applicant has addressed all comments provided by City Departments.

18 Staff recommendation: The Planning Department recommends approval of the proposed mixed-use site plan with the following conditions: The Planning Department recommends approval of the proposed mixed-use site plan with the following conditions: Conformance with the site plan, landscaping plan and all representations and exhibits prepared and submitted by the applicant. Conformance with the site plan, landscaping plan and all representations and exhibits prepared and submitted by the applicant. All conditions of approval shall be included within a Restrictive Covenant that shall be reviewed and approved by the City Attorney. All conditions of approval shall be included within a Restrictive Covenant that shall be reviewed and approved by the City Attorney.

19 Conditions: Applicant shall submit plans for Board of Architects review, and to Board of Adjustment for a required variance for arcade height. Applicant shall submit plans for Board of Architects review, and to Board of Adjustment for a required variance for arcade height. Shall submit to the City Commission for approval any required ROW encroachments. Shall submit to the City Commission for approval any required ROW encroachments. All proposed landscaping and streetscape improvements shall be in accordance with the MXD3 Master Streetscape Plan. All proposed landscaping and streetscape improvements shall be in accordance with the MXD3 Master Streetscape Plan. The applicant shall be responsible for all costs associated with installation and maintenance of all approved landscaping. The applicant shall be responsible for all costs associated with installation and maintenance of all approved landscaping.

20 Conditions (cont.): Applicant shall reimburse City for loss of 14 existing on-street parking spaces. Applicant shall reimburse City for loss of 14 existing on-street parking spaces. Provide viable traffic improvements recommended in traffic study, and improvements to entire length of Granello Avenue and the Granello / Greco intersection. Provide viable traffic improvements recommended in traffic study, and improvements to entire length of Granello Avenue and the Granello / Greco intersection. Comply with City’s affordable housing provisions when adopted, retroactive for up to 1 year after issuance of a building permit. Comply with City’s affordable housing provisions when adopted, retroactive for up to 1 year after issuance of a building permit. City resolution of existing citywide concurrency deficit for racquetball courts. City resolution of existing citywide concurrency deficit for racquetball courts.

21 Conditions (cont.): The City shall request that the Objections, Recommendations and Comments (ORC) report that is prepared by DCA be waived. The City shall request that the Objections, Recommendations and Comments (ORC) report that is prepared by DCA be waived.

22 Timeline: These applications have been tentatively scheduled to be heard by the City Commission on First Reading on Tuesday, February 28, These applications have been tentatively scheduled to be heard by the City Commission on First Reading on Tuesday, February 28, DCA review (max. 60 days) is required between the First and Second Commission hearings. DCA review (max. 60 days) is required between the First and Second Commission hearings. MXD3 site plan approval is granted by resolution, requiring only one public hearing before the City Commission, which would occur at the time the other applications are heard on Second reading. MXD3 site plan approval is granted by resolution, requiring only one public hearing before the City Commission, which would occur at the time the other applications are heard on Second reading.