Title
An Ordinance Of The City Of Hollywood, Florida, Changing The Zoning Designation Of The Property Generally Located South Of Stirling Road And East Of Davie Road Extension From O-2 (Medium Intensity Office) To RM-18 (Medium High Density Multiple Family); And Amending The City's Zoning Map To Reflect The Change In Zoning Designation. (14-DPVZ-93)
Body
Staff Recommends: Approval of the attached Ordinance.
Explanation:
HISTORY
In 2006 a Land Use Plan Amendment (LUPA) was completed (Ord. O-2007-29) for the property generally located south of Stirling Road and east of Davie Road Extension, to approve a change in land use designation from General Business (GB) to Medium Residential (MRES 11-16 units per acre). The vision for this property was to amend the land use to facilitate development of 'Stirling Village'. The anticipated development was originally set for mixed-use, with all of the retail within the Town of Davie and a residential component divided between Davie and Hollywood. Upon further research of the applicant, including community and interlocal government meetings the anticipated development changed to allow the entire residential development to take place in the City of Hollywood; the projected retail will be within the Town of Davie. Considering this is a land locked property the Town of Davie agreed to grant cross-access for the residential component. Although a zoning change was always foreseen, with the economic recession the property sat stagnant for several years. Today the applicant has decided to move forward with the latest concept for the development.
REQUEST
The request is for a change in zoning designation from Medium Intensity Office (O-2) to Medium High Density Multiple Family (RM-18). The requested change in zoning designation is a result of the property containing an inconsistent zoning and land use designation. While the land use is Medium Residential, which allows for eleven to sixteen units per acre; zoning of the property is currently for office use. The Comprehensive Plan states to "Maintain the City of Hollywood Zoning Maps and Zoning and Land Development Regulations that provide for compatibility of adjacent land uses by rezoning or strengthening buffering requirements between land uses." The request to change the zoning designation from Medium Intensity Office (O-2) to Medium High Density Multiple Family (RM-18) will bring it into compliance with the Land Use and Zoning Map as stated in the Comprehensive Plan. As such, the City Commission is compelled to provide a Zoning consistent with the existing Land Use.
The property is located south of Stirling Road and east of Davie Road Extension. Surrounding uses include multi-family residential, vacant land and commercial fronting Stirling Road. While commercial uses are appropriate along Stirling Road, properties directly to the south include residential uses which help support the business community along the corridor. The requested zoning designation allows for up to eighteen units per acre, however the land use allows up to sixteen units per acre, as such the land use controls density in this case. Based on the size of the property, a total of eighty four units are allowed on the entire site.
(Density Calculation: 5.22 x 16 = 84 units per acre).
As the site is not directly adjacent to a right-of-way, there is an approximate two hundred and forty foot ingress/egress easement on the west portion of the property which connects to Davie Road Extension. The applicant has worked with the Engineering Division and Town of Davie to ensure adequate access will be obtained prior to the issuance of Building permits. Attached are Schematic Plans for reference; the City Commission should not base their decisions on the Schematic Plans. Specific District Regulations, such as building height, setbacks, etc. will be addressed during Site Plan Review.
SITE INFORMATION
Owner/Applicant: Stirling Davie, LLC.
Address/Location: Generally located south of Stirling Road and east of Davie Road Extension.
Net Size of Property: 227,550 sq. ft. (5.224 acres)
Land Use: Medium Residential
Zoning: Medium Intensity Office (O-2)
Proposed Zoning: Medium High Density Multiple Family (RM-18)
Existing Use of Land: Vacant
ADJACENT LAND USE
North: Town of Davie
South: Medium Residential and Medium/High Residential
East: Medium/High Residential and Government Business
West: Town of Davie
ADJACENT ZONING
North: Town of Davie
South: High Density Multiple Family (RM-25)
East: High Density Multiple Family (RM-25) and Medium Intensity Commercial (C-3)
West: Town of Davie
CONSISTENCY WITH THE COMPREHENSIVE PLAN
The request for rezoning is located in the Medium Residential Land Use area. The goal of the Land Use Element is to "promote a distribution of land uses that will enhance and improve the residential, business, resort, and natural communities while allowing land owners to maximize the use of their property." This proposed development is consistent with the Comprehensive Plan, based upon the following:
Land Use Element:
Goal: Promote a distribution of land uses that will enhance and improve the residential, business, resort, and natural communities while allowing land owners to maximize the use of their property.
Policy 4.5: Maintain the City of Hollywood Zoning Map and Zoning and Development Regulations that provide for compatibility of adjacent land uses by rezoning or strengthening buffering requirements between land uses.
Policy 4.9: Place a priority on protecting, preserving and enhancing residential neighborhoods. While incorporating the unique characteristics of redevelopment areas (CWMP Policy CW.15 CW.19)
The request for rezoning achieves the Goals and Objectives outlined in the Land Use Element by allowing the applicant to develop an underutilized parcel and improve conditions in the area. The site is currently vacant and is located in an area conducive to the proposed use. Surrounding properties include multi-family residential, vacant land and commercial fronting Stirling Road. Should the property be granted the request for rezoning, it is the applicant's intent to construct an eighty four unit residential development compatible with the adjacent properties.
CONSISTENCY WITH THE CITY-WIDE MASTER PLAN
Located within Sub-Area 8, the property is located in the western-most part of the City. This area is geographically defined by Davie Road Extension and 72nd avenue to the west, Stirling Road to the north, Florida's Turnpike to the east and Hollywood Boulevard to the south. This area includes residential neighborhoods of Boulevard Heights and Driftwood; it is also adjacent to the Seminole Indian Reservation.
The City-Wide Master Plan places a priority on protecting, preserving and enhancing residential neighborhoods. The City-Wide Master Plan addresses the need for strict design controls to maintain the individual character of each neighborhood. The proposed request is consistent with the City-Wide Master Plan based upon the following policies:
Guiding Principle: Promote the highest and best use of land in each sector of the City without compromising the goals of the surrounding community.
Policy 4.3: Appropriately permit the consolidation of the properties to create modern, economically viable development conditions that will attract higher end uses, thereby improving the quality of the area.
Policy 8.1: Coordinate with the Town of Davie an overlay district for Davie Road Extension to ensure proper land use development and design that compliments the area.
Policy CW.9: Eliminate significant inconsistencies between zoning district and land use designations City-Wide.
Policy CW.15: Place a priority on protecting, preserving and enhancing residential neighborhoods.
Policy CW.44: Foster economic development through creative land use, zoning and development regulations, City services and City policies.
Granting the request for rezoning will make the zoning designation consistent with the land use. The proposed zoning designation will allow for the construction of residential uses which will help to increase the housing stock in the City and assist in supporting the adjacent business community along Stirling Road.
SUMMARY OF FINDINGS
Analysis of Criteria and Findings for Rezoning as stated in the City of Hollywood Zoning and Land Development Regulations, Article 5.
CRITERIA 1: That the petition for a change of zoning district will not result in spot zoning or contract zoning.
ANALYSIS: The proposed change will not result in spot zoning - the existing land use for the property is Medium Residential; therefore, the request for change in zoning designation will create consistency between the land use and zoning. Also, the surrounding property is of a more intense residential district zoned High Density Multiple Family (RM-25); therefore, this makes the proposed zoning of Medium High Density Multiple Family (RM-18) a compatible zoning district.
FINDING: Consistent
CRITERIA 2: That the proposed change is consistent with, and in furtherance of, the Goals, Objectives and Policies of the City's Comprehensive Plan.
ANALYSIS: The Comprehensive Plan states to "Maintain the City of Hollywood Zoning Maps and Zoning and Land Development Regulations that provide for compatibility of adjacent land uses by rezoning or strengthening buffering requirements between land uses." The existing land use of the property designates the site as residential and the request to change the zoning designation from Medium Intensity Office (O-2) to Medium High Density Multiple Family (RM-18) will bring it into compliance with the Comprehensive Plan. As such, the City Commission is compelled to provide a Zoning consistent with the existing Land Use.
FINDING: Consistent
CRITERIA 3: That conditions have substantially changed from the date the present zoning district classification was placed on the property, which make the passage of the proposed change necessary.
ANALYSIS: The property is generally located south of Stirling Road and east of Davie Road Extension. Surrounding uses include multi-family residential, vacant land and commercial fronting Stirling Road. While commercial uses are appropriate along Stirling Road, properties directly to the south include residential uses which help support the business community along the corridor. In 2005, the vision for this property was to alter the land use to facilitate the development of 'Stirling Village'. As a result the property was subject to a Land Use Plan Amendment (LUPA) which passed in 2006, changing the use of the land from General Business (GB) to Medium Residential (MRES). The applicant intends to construct an eighty four unit residential development compatible with the adjacent properties.
FINDING: Consistent
CRITERIA 4: The proposed change will not adversely influence living conditions in the neighborhood.
ANALYSIS: As the surrounding neighborhood includes multi-family residential, vacant land and commercial fronting Stirling Road, the proposed change will not adversely influence living conditions in the neighborhood. It will however, increase the housing stock and improve the neighborhood. It is the applicant's intent to construct an eighty four unit residential development on the property if the zoning change is granted.
FINDING: Consistent
CRITERIA 5: That the proposed change is compatible with the development(s) within the same district/neighborhood.
ANALYSIS: The property is generally located south of Stirling Road and east of Davie Road Extension. Surrounding uses include residential with commercial uses fronting Stirling Road. The proposed change will allow for additional residential which is compatible with existing uses and will help support the business community along Stirling Road.
FINDING: Consistent
Based on the findings generated from the change of zoning criteria analysis, the application for change of zoning from Medium Intensity Office (O-2) to Medium High Density Multiple Family (RM-18) is consistent with all of the five (5) criteria listed in Article 5 of the Zoning and Land Development Regulations.
RECOMMENDATION
Staff and the Planning and Development Board, acting as the Local Planning Agency, forwarded this petition (14-PDVZ-93) to the City Commission with a recommendation of approval.
ATTACHMENTS
ATTACHMENT A: Application Package
ATTACHMENT B: Land Use and Zoning Map
ATTACHMENT C: Zoning and Land development Regulations for Medium Intensity Office (O-2).
ATTACHMENT D: Zoning and Land Development Regulations for Medium High Density Multiple Family (RM-18).
Recommended for inclusion on the agenda by:
Wazir Ishmael, Ph.D., City Manager
Jaye M. Epstein, AICP, Director, Department of Planning