Community Development Department COBBLESTONE VILLAGE PLANNED UNIT DEVELOPMENT RZ-PUD-08-01

Community Development Department LOCATION MAP 1.

Community Development Department AERIAL MAP 2.

Community Development Department ZONING MAP 3.

Community Development Department FUTURE LAND USE MAP 4.

Community Development Department DEVELOPMENT SUMMARY 5. Site Area: 7.49 acres 1 Hotel: … 4 stories … 120 rooms (maximum) … Building height 60 ft. 2 Freestanding Restaurants (sit down) 1 Freestanding building which may be: … Fast food drive-thru type restaurant … 2 or more smaller restaurants or … 5,000 square feet of retail or any combination thereof General Retail – Permitted Uses: … Art Dealers … Home Furnishings … Clothing and Accessory … Pet Store (domestic) … Copy and Print Center … Photo Finishing … Dry Cleaning … Specialty Food …Electronic/Cell Phone … Beverage Store …Florist … Sporting Goods, Hobby, Book, Music

Community Development Department REZONING REVIEW EVALUATION 6. Land Development Code Analysis Requirements: Ordinance No , Section 3(e), adopted August 1, 2000, established a list of eight (8) criteria that the Planning and Land Development Regulation Board shall consider in formulating a recommendation of approval or denial to the City Council. The City Council shall then consider those standards in rendering a final decision. Following is a listing of the elements of the Comprehensive Plan associated with the rezoning application and staff findings as to consistency/inconsistency. 1.Whether it (rezoning) is consistent with all adopted elements of the comprehensive plan. Objective – Planned Unit Development Encourages Planned Unit Developments (PUD) in any FLUM designation, with the exception of Conservation. Staff Finding: The proposed development, as Planned Unit Development, will be consistent with the Mixed Use FLUM designation given the approval of the Land Use amendment application. Objective – Wetlands and Estuarine Ecological Communities Policy The City shall assess and modify its wetland protection land development regulations to ensure effective protection of high quality, functional, and integrated wetland systems. Land development wetland regulations shall consider type, value, function, size, condition and location of wetland systems. The City shall permit appropriate mitigation requirements consistent with State regulatory requirements to allow regulatory permitted impacts to low-quality, isolated wetland systems if it is demonstrated that mitigation will promote infill development, discourage urban sprawl and improve the overall wetland function within the Northern Coastal Basin. Mitigation within the City shall be preferable to mitigation occurring outside of the City.

Community Development Department REZONING REVIEW EVALUATION 7. Objective – Wetlands and Estuarine Ecological Communities (continued) Policy Staff Finding: According to policy language, high quality, functional, and integrated wetland systems must be protected by land development regulations. The subject property is isolated from larger integrated wetland systems by development which meets the isolated wetland criteria. With the surrounding commercial and residential development, the subject property will not encourage urban sprawl and promotes infill development. Infill development promotes fiscally healthy cores which respectively minimizes sprawl that is more likely to encroach on integrated environmentally sensitive features that typically occurs outside the perimeter of an urbanized area.

Community Development Department REZONING REVIEW EVALUATION 8. Policy Requiring Concurrency for new development – Transportation improvements, if needed, due to development impact and assurance that functional transportation facilities and services are available to the public concurrent with new development will be determined during the development review process for each of the respective entitled land uses. Staff Finding: A transportation impact analysis was conducted in conjunction with the companion 6.11 acre Future Land Use Map amendment application (LU-MAJ-08-05). The analysis utilized the proposed Mixed Use FLUM floor area ratio maximum (FAR).50. The corresponding maximum permitted FAR is 133,076 square feet. It is noted that the underlying zoning district, COM-2, permits a FAR of.40 or a maximum FAR of 106,461 square feet on the subject land tract. Lot 1, consisting of 1.38 acres would permit a maximum FAR of 24,045 square feet. The proposed PUD rezoning FAR development standard is consistent with the COM-2 district therein permitting a maximum FAR of 130,506 square feet for the entire proposed PUD development. In keeping with the above, specific transportation improvements, if needed, will be determined at the time of development plan application submittal. All concurrency baseline statements will be determined by using calculations from the concurrency management monitoring systems and projections of public facility demand for vested developments. 2. Its impact upon the environment or natural resources. Staff Finding: Due to the nature of Tract B, any development within the subject property will result in wetland impacts. However, as noted, the area in question reflects a minimal location and landscape support function. The area is isolated from State waters chemically, physically and biologically by surrounding development and infrastructure. To offset loss of the wetland area, the applicant will donate 20.0 acres of like vegetative community to the City of Palm Coast proximate to the area in question and satisfy SJRWMD with regional significant mitigation within the northern coastal basin.

Community Development Department REZONING REVIEW EVALUATION Its impact on the economy of any affected area. Staff Finding: This proposed rezoning should result in a generally positive economic impact on the Palm Coast community as a whole since it will generate tax revenues and generate transportation, and public safety impact fees. It is noted, however, that an economic impact study has not been conducted. 4. Notwithstanding any provisions of the land development regulations, its impact upon necessary governmental services such as schools, sewage disposal, potable water, drainage, fire, and police protection, solid waste or transportation systems. Staff Finding: The development is subject to the City’s concurrency requirements that will be addressed during the development review process. However, no negative impact on government services is anticipated. 5.Any changes in circumstances or conditions affecting the area. Staff Finding: A warrant study was performed at Palm Coast Parkway and Cypress Edge Drive indicating the need to construct a signal at that location. A traffic signal has since been installed in addition to a series of other traffic improvements proximate to the area. Additionally, the City currently has planned improvements on Palm Coast Parkway and other roadway segments which favorably support the nature of the proposed development’s character.

Community Development Department REZONING REVIEW EVALUATION Any mistakes in the original classification. Staff Finding: Given approval of the Land Use Amendment application, no determination of error is indicated in the classification (Mixed Use). The proposed land uses are consistent with the nature of the FLUM classification. 7. Its effect upon the use or value of the affected area. Staff Finding: It is anticipated that this project should have a positive impact on the immediate area and community at large. The area is suited for commercial development and broadens the scope of the existing Cobblestone Village. 8. Its impact upon the public health, welfare, safety, or morals. Staff Finding: The rezoning of this site to PUD is seen as having neither a positive or negative impact on the overall welfare of the general public.

Community Development Department LAND DEVELOPMENT CODE 11. Chapter 10: Environmental/Cultural Resource Protection: Ensure the protection of high quality wetland systems in a manner consistent with the resource protection guidelines adopted in the City’s Comprehensive Plan and existing state regulatory standards. Tract B Summary 6.11 acre wetland impact Minimal location and landscape support function Isolated wetland SJRWMD Environmental Resource Permit Technical Report: Application # Rating – Fair (June, 2006) Donation Property acres Not isolated Adjacent to waterway Zoning: Greenbelt to Conservation Public Benefit:  Neighborhood - Conservation/Recreation  Community - Conservation/Recreation

Community Development Department CONCEPT DEVLOPMENT PLAN 12.

Community Development Department STRATEGIC PLAN VISION CONSISTENCY 13. Goal 3 Expand The Local Economy Objectives: Develop small business clusters Expand and diversify retail businesses