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GRAND HAVEN DEVELOPMENT OF REGIONAL IMPACT

Planning & Land Development Regulation Board

May 21, 2014

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Background – Process

• Essentially Built-Out Agreement to close out DRI

• Comprehensive Plan Amendment

• Amendment to Grand Haven Development Agreement

• Subdivision Master Plan

• Preliminary Plat

• Final Plat

• Building Permits

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Background – Location & Subject Applications

• South of Palm Coast Parkway on both sides of Colbert Lane

• Essentially Built-Out Agreement to close out DRI

• Comprehensive Plan Amendment

• Amendment to Grand Haven Development Agreement

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Background – History of Grand Haven DRI

• Approved in 1989 as “River Club”

• 1,812 units on 861 acres along with 100,000 sq. ft. of commercial space

• Golf Course, parks, and other amenities

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Background – History of Grand Haven DRI

• Amendments include:

– Addition of lands in 1997 & 2001 bringing total of DRI lands to +/-1,478 acres

– Addition of 89 dwelling units in 2001 bringing total to 1,901 dwelling units & reduction to 85,000 sq. ft. of neighborhood commercial & shopping center development

• Currently:– 1,555 residential units constructed– All 1,901 units are either platted, approved as part of site plan, or

constructed

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Grand Haven – Essentially Built Out (EBO) Agreement

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Grand Haven • EBO is agreement to close-out DRI

• Main purpose is to address future development in DRI without DRI review

• EBO is agreement between City, State Land Planning Agency, and Developer and outlines terms to continue development

• DRI-DO expired in 2007, however, development may continue with EBO agreement

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Grand Haven • Conditions in the EBO

– City will continue to issue permits to entitled property owners

– Owners of platted lots are vested

– Concurrency is granted for 1,901 dwelling units & 85,000 sq. ft. of commercial

– EBO does not affect subdivision covenants, conditions, and restrictions

– Future development still subject to development review fees, building permit fees, inspection fees, impact fees, and other fees associated with development

– Maximum trips shall not exceed 16,911 daily trips

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Grand Haven • Conditions in the EBO

– Deletion of 5.82 acres,

– Parcels have been deleted from Grand Haven MPD and included in the Grand Haven North MPD

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Grand Haven • Conditions in the EBO

– Future Development:

– Increase potential dwelling units from 1901 to 1907

– Potential for additional 6 units on Parcel K

– Subject to Comprehensive Plan Amendment & MPD Agreement

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Grand Haven • Conditions in the EBO

– Future Development:

– Commercial Parcel B is limited to 74,000 sq. ft. to not trigger warrant study for traffic signal at main entrance to Grand Haven (Waterside Pkwy.)

– Total commercial sq. ft. is still 85,000 sq. ft.

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Grand Haven

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Grand Haven - Findings & Recommendations

• Development has met special conditions of DRI,

• Development is essentially built-out

RECOMMENDATION

• Staff recommends that the PLDRB recommend Approval of the proposed EBO to the City Council

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Grand Haven – Future Land Use Map (FLUM) Amendment

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Grand Haven-Proposed FLUM Amendment

• There is no change to Future Land Use Map Designation

• Amendment will add a footnote on the FLUM to specify maximum development entitlements in Grand Haven (increase to 1,907 units from 1,901 units)

• No change in commercial

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Grand Haven-Proposed FLUM Amendment

• Inclusion of DRI Master Plan Map as Map CP-1.8 of Future Land Use Map Series

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Grand HavenFLUM Analysis & Findings

FLUM Amendment• Consistent with Comprehensive Plan• No impact on Level of Service for public service and infrastructure

RECOMMENDATION

• Staff recommends that the PLDRB recommend Approval of the proposed Comprehensive Plan Amendment to the City Council

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Grand Haven – MPD Development Agreement Amendment

Application #2662

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Grand Haven-Proposed MPD Agreement Amendment

• Agreement amendment; the Zoning Map district name remains MPD

• Agreement amendment will:• Increase residential to 1,907

units from 1,901• Add “single family” use to

Town Center/ Multifamily• Additional units limited to

Parcel “K” - 6 multifamily, 4 single family units or golf club uses

• Limits commercial Parcel B to 74,000 SF

• Site development standards of the previously adopted PUD Ord. 2003-30 unchanged/still apply

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Grand Haven – LDC Chapter 2 AnalysisZoning Map Amendments, LDC Section 2.06.03:

1. Consistent with Comprehensive Plan?The request is consistent with and furthers the goals, objectives and policies of the Comprehensive Plan.

2. Impact on the environment or natural resources?Any site specific impacts will be addressed through the development criteria of the City ULDC.

3. Impact on the economy of the affected area?Proposed development may create job opportunities, generate new business, and increase tax revenues.

4. Impact upon government services? All services must remain within acceptable Level of Service standards in conformance with the ULDC.

5. Changes in circumstances?Yes, the proposed amendment reflects the changing economic and real estate market conditions since the previous amendment.

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6. Compatible with development patterns, proximate uses?Yes, the property is located in a mixed use Master Planned Development. A variety of housing types is located in the Grand Haven MPD, including single family and multifamily.

Grand Haven – LDC Chapter 2 AnalysisZoning Map Amendments, LDC Section 2.06.03:

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Grand Haven – LDC Chapter 2 AnalysisULDC Chapter 2 Part II Section 2.05.05

A. In conflict with the public interest? No, the proposed amendment is not in conflict with the public interest. Similar uses found in the development.

B. Development consistent with the Comprehensive Plan?Yes, the amendment is consistent with the Comprehensive Plan. Discourages sprawl; infill development.

C. Significant financial liability or hardship for the City? No, public infrastructure is in place. Less than ½ percent increase in density.

D. Creating a hazard, nuisance or threat? None are anticipated. Future development is subject to current requirements of the ULDC.

E. Compliance with other criteria?All future site development must comply with ULDC and any other local, state and federal requirements as applicable.

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Grand Haven MPD Development Agreement Amendment Comprehensive Plan Compliance

Comprehensive Plan

STAFF FINDINGS: Consistent with all respective elements of the Comprehensive Plan and more particularly:

Chapter 1 Future Land Use Element:GOAL 1.1: ESTABLISHMENT OF FUTURE LAND USE

DESIGNATIONS AND THE ZONING DISTRICTS

Objective 1.1.4 – Discourage Urban Sprawl: Promote compact and contiguous development, a mixture of land uses, and discourage urban sprawl.

Chapter 3 Housing Element:GOAL 3.4: THERE SHALL BE A VARIETY OF LOT SIZES AND

HOUSING TYPES TO MEET CITIZEN NEEDS

Objective 3.4.1 – Diversity in Housing Opportunity: Increase the diversity of the housing types, prices and opportunities.

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FINDINGS• In compliance with the Comprehensive Plan• In compliance with ULDC Chapter 2 criteria for zoning amendments

RECOMMENDATION

That the Planning and Land Development Regulation Board recommend that City Council approve Application #2662, amending the Grand Haven MPD Development Agreement.

Grand Haven MPD Development Agreement AmendmentFindings and Recommendation

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Next Steps

Public hearings – Comprehensive Plan (CPA) & Development Agreement Amendments:

• City Council (2 Public Hearings)

• June 3 (1st reading)• 2nd reading after review by State Agencies (CPA only)