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Shoppes of Palm CoastShoppes of Palm Coast

Nonresidential Controlling Master Nonresidential Controlling Master Site Development – Tier 2Site Development – Tier 2

Application #2875Application #2875


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Nonresidential Controlling Master Site Development Application

Purpose: To provide controlling site plan standards for this project under a common architectural theme to ensure internal consistency and compatibility with the surrounding neighborhood.

Review Level Benefit:

Applicant – Obtains controlling site plan approval, thereby authorizing the applicant to apply for a Preliminary Plat for the entire 12.91-acre project and a Technical Site Plan for each of the five retail lots.

Staff – Reviews and provides recommendation to the PLDRB.

Planning and Land Development Regulation Board – Reviews and has final action for this Moderate/Tier 2 application.


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Location Map/Aerial

• This site is located at the SE corner of SR 100 and Belle Terre Blvd.

• Site is 12.91 acres with wetlands being on 1.63 acres.

• The wetlands will be mitigated offsite.

• Proposed for five retail building sites.

Bill Hoover


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Future Land Use Map

Site is designated Mixed Use which allows commercial uses.

Bill Hoover


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Zoning Map

• Site is zoned COM-2 (General Comm.)

• Commercially-zoned lands are located N, E, S, and W of the subject property


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Lot Layout

Five lots for about 61,000 s.f. of retail buildings plus a shared stormwater tract and an internal roadway system

Lot Layout


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Sec. 4.15 Nonresidential Controlling Master Site Development• To be eligible the project must be planned as a unit and include:

– shared parking and driveways – master stormwater facilities – master drainage system– pedestrian and vehicular connectivity between sites, structures,

and uses– owners association, and – applicable to only Tier 2 and 3 projects

• Planning Staff Finding: The proposed project meets all of these criteria. (The owners association will be required to be setup during the platting process.)

LDC Section 4.15 Evaluation & Findings


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Sec. 4.15 Nonresidential Controlling Master Site Development

A. Building setbacks (from project boundaries not each lot)

B. Parking lot orientation (maximum of 60% in front yards)

C. Pedestrian access (internal walkways with landscaping)

D. Public amenities (minimum of two)

E. Outdoor storage, trash collection & loading areas (screened)

F. Architectural design (common theme)

G. Wall signage (consistent in style to principal buildings)

Planning Staff Findings: Staff has reviewed and found the project to be in compliance. The common architectural theme and wall signage is being set by the building elevations for Lots 2 and 5.

LDC Section 4.15 Evaluation Continued


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Controlling Site PlanControlling Site Plan


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Landscape Plan


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Architectural Theme – From Lot 2• The architectural theme will be based on the conceptual building elevations for Lots 2 and 5.

Conceptual Building Elevations on Lot 2


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Architectural Theme – From Lot 5• The architectural theme will be based on the conceptual building elevations for Lots 2 and 5.

Conceptual Building Elevations on Lot 4


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Sec. 2.10 Master Plan Evaluation:

• A Nonresidential Controlling Master Site Development is 1 of 3 types of Master Plans.

• Approval of the Master Plan and the Nonresidential Master Site Development via a Development Order acts as the controlling document for the location of primary buildings and outparcels, landscape buffers, master stormwater, drainage, access drives, parking and pedestrian facilities.

• Technical site plans and preliminary plats can allow up to a 25 percent cumulative design change from the approved Master Plan.

LDC Section 2.10 Evaluation


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Sec. 2.10 Master Plan Evaluation:

A. Logic of design

B. Internal consistency

C. Impact on neighboring sites

D. Internal vehicular and pedestrian connectivity

E. Consolidation of utilities and facilities, including drainage

F. Public Benefit

Planning Staff Findings: The common architectural theme, sign master plan, shared use of common facilities, and a landscaped pedestrian walkway system with two pedestrian seating areas outweighs the benefits the applicant will receive via a Nonresidential Controlling Master Site Development.

This has allowed the applicant to eliminate internal landscape buffers and building setbacks plus have shared signage at each shared entrance so that all five of the lots will have signage along an arterial roadway.

LDC Section 2.10 Evaluation and Findings


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LDC Section 2.05.05 Evaluation:1. The proposed development is not in conflict with or contrary to the public interest.

2. The proposed development is consistent with the Land Development Code and the Comprehensive Plan, as the project and nearby land use patterns promote efficiency in providing public services; and pedestrian, bicycle, and vehicular interconnectivity is provided.

3. The proposed development imposes no significant financial liability for the City as all additional infrastructure will be constructed by the applicant.

4. The proposed development does not create a hazard, nuisance or threat to the public.

5. The site development meets the requirements of all applicable local, state and federal agencies.

Findings:Staff has determined this application complies with the Land Development Code and

Comprehensive Plan.

LDC Section 2.05.05 Evaluation & Findings


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Staff recommends the PLDRB approve

Application No. 2875 - The Shoppes of Palm Coast, a

Nonresidential Controlling Master Site Development – Tier 2

subject to:

• A POA being setup during the platting process.• During plat review and Technical Site Plan, staff shall

review each of these to ensure that the standards of Section 4.15 are still being met.

• Other permanent outdoor displays of merchandise areas (besides what is shown on Lot 4) are not permitted except as specifically allowed in the LDC.

Recommendation (Page 1 of 2)


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Recommendation (Page 2 of 2)

• During Technical Site Plan review for each of the five lots the plans shall be reviewed against the Nonresidential Controlling Master Site Development and the more detailed requirements of the LDC, including: architectural design, parking, landscaping, and the enclosed outdoor display area for Lot 4.


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Shoppes of Palm CoastShoppes of Palm Coast

Nonresidential Controlling Master Nonresidential Controlling Master Site Development – Tier 2Site Development – Tier 2

Application #2875Application #2875

Date post:	29-Dec-2015
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