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Agenda Item: 12(B) |
Prepared By: Mary P. Holden, Planning Manager |
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Business: Ordinance - First Reading |
Department: Community Affairs/Growth Management |
Subject:
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Ordinance - First Reading - Rezone (REZN-24-000105) Petition Request to Rezone from C-1/C-1T Commercial to C-3 Commercial for Property Located at 531 South Collier Boulevard, Marco Island, FL 34145 - Mary P. Holden, Planning Manager, Community Affairs/Growth Management
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PROJECT DESCRIPTION:
A request to rezone 531 South Collier Blvd from C-1/C-1T Commercial to C-3 Commercial has been submitted by Ellen Summers, AICP of Hole Montes, a Bowman Company, on behalf of Salute Properties, LLC
PLANNING BOARD SUMMARY AND RECOMMENDATION:
The Planning Board considered this request and held a public hearing at their August 2, 2024 meeting. After presenting to the Board, there was discussion on very few parcels on the Island with this zoning; that development on this site would require approval by the Planning Board and, if applicable, City Council; if the rezoning could be approved with a condition restricting certain uses; history of the zoning of this and other parcels on Marco Island; and setbacks. During the public hearing, comments included maintaining the balance of commercial and residential use; use of Wells Sawyer Way alley; no parking in the alleyway; additional landscape buffers; no windows looking onto residential property; and mitigation of commercial use for residential properties. After discussion, the Planning Board voted 5-1 to forward a recommendation of approval with the findings outlined in the attached draft ordinance.
FUNDING SOURCE / FISCAL IMPACT: Applicant has paid $5,000.00 in applicable fees.
PUBLIC NOTICE REQUIREMENTS: N/A
NOTICE APPEARANCE DATE(S): N/A
RECOMMENDATION:
Staff recommends the City Council approve this request based on the following findings:
1. The proposed rezoning to C-3 Commercial will follow the Future Land Use Element and Map (as shown above) based on the following goals, objectives and policies.
GOAL 3 FUTURE LAND USE MAP
MAINTAIN AND IMPLEMENT A FUTURE LAND USE MAP THAT PLANS FOR A PREDICTABLE AND CONTEXT APPROPRIATE APPROACH TO THE PROPOSED DISTRIBUTION, LOCATION, AND EXTENT OF LAND USES, DENSITIES AND INTENSITIES IN THE CITY TO PROTECT NATURAL RESOURCES, ENCOURAGE, WHERE APPROPRIATE, HIGH LEVEL SERVICES AND INFRASTRUCTURE IN A COSTEFFECTIVE MANNER, AND MAINTAIN THE COMMUNITY CHARACTER AND SMALLTOWN CHARM.
Objective 3.2
To accommodate orderly and well-planned commercial and mixed-use development at appropriate locations to serve the residents, businesses, and those they serve.
Policy 3.2.4
The Community Commercial future land use category is intended to provide a range of commercial uses at arterial and collector intersections and nodes within the City outside of the Town Center/Mixed Use future land use category. These areas will be comprised of retail, office and mixed use land uses. Standard densities are limited to 12 du/acre. Hotel/motel densities are limited to 26 du/acre.
GOAL 4 GROWTH MANAGEMENT & REDEVELOPMENT
OUTLINE AN ECONOMICALLY FEASIBLE PLAN WHICH COORDINATES THE LOCATION AND TIMING OF NEW DEVELOPMENT AND REDEVELOPMENT WITH THE PROVISION OF INFRASTRUCTURE AND SERVICES, WHILE PROTECTING THE CITY’S SMALL-TOWN CHARM, ESTABLISHED RESIDENTIAL NEIGHBORHOODS, NATURAL RESOURCES, AND PROPERTY VALUES.
Objective 4.1
Direct new growth and redevelopment to those areas of the City where adequate public facilities exist, or are planned, and where compact and contiguous development patterns can be created, and which are located away from established low density residential neighborhoods.
Policy 4.1.1
Development will be permitted only where they are consistent with the Future Land Use Map and the goals, objectives, policies, and standards of this plan.
Policy 4.1.2
Rezonings, conditional use, site improvement plans, and other development proposals will be evaluated as to the availability and proximity of the road network; central sewer and water lines; community facilities and services such as schools, EMS, fire and police protection, and other public facilities; compatibility with surrounding land uses; and any other relevant facts affecting the public health, safety, and welfare.
2. The Future Land Use Map designates this lot as Community Commercial, as well as the other C-3 Commercial zoned properties to the south.
3. By rezoning this property, an isolated district will be removed, and the proposed zoning will be related to the C-3 Commercial districts to the south. C-1/C-1T zoning is not found in this area and in a few other places on the whole island (along Winterberry Dr., one lot on S. Barfield, the two lots north of NCH and the City Hall Complex).
4. It is hard to say how the district boundary was drawn, other than it does not follow the with the existing C-3 zoning to the south and the fact that C-1/C-1T is not found in this area.
5. This property has been zoned C-1/C-1T for quite some time and has remained vacant. Staff believes the evolving community and existing development patterns along Collier Blvd. make this rezoning request appropriate.
6. The site has been vacant for quite some time and any development, whether under C-1/C-1T or proposed C-3 will influence the living conditions for the single-family neighborhood across the alley from this property. The Land Development Code has regulations in place to address the interface between commercial and low density residential.
7. The site access is off South Collier. However, the Wells Sawyer Way alley abuts the property on the north and east side, thereby providing an avenue for traffic from a potential business to increase using the alley.
8. It does not appear the proposed rezoning will seriously change the light or air for the properties to the east. Existing zoning allows for a 35-foot-high structure and the proposed C-3 allows for a 50-foot structure, an additional 15 feet. The proposed C-3 does not appear to have any change on light or air for the properties to the north or south.
9. While Staff are not property appraisers, the property values do not appear to be adversely affected with C-3 zone district in the surrounding areas.
10. The rezone will not be a deterrent to the development of adjacent properties.
11. The rezone will not grant a special privilege to this property as adjacent properties to the south are already C-3 Commercial.
12. The property has been vacant for some time. While the C-1/C-1T may not be the reason, the uses are not consistent with development patterns seen along Collier Blvd. in this area or other areas of Collier Blvd.
13. The rezone is not out of scale with the needs of the neighborhood or city.
14. The property just south of this is zoned C-3 and the intent is to combine them to provide a larger lot. There are not many vacant C-3 parcels along Collier Blvd.
15. The rezone will not require any higher degree of site alterations then other sites to construct uses allowed in C-3.
16. The rezone will have no negative impact on the level of service.
POTENTIAL MOTION: Move to approve Ordinance 24-16 on first reading with the listed findings.