PLANNING & ZONING BOARD/LOCAL PLANNING AGENCY AGENDA ITEM
Memo Date: August 7, 2024
Agenda Date: August 7, 2024
Prepared By: Stephen Noto, AICP - Planning Consultant
Through: Stockton Whitten - City Manager
Requested Action:
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Consideration of a Preliminary Planned Unit Development (PUD) consistent with Appendix A, Zoning, Article XI, Section 17, for a 61-lot single-family residential subdivision on +/- 57.23 acres of property located on the east side of N. Range Rd., north of Kathi-Kim St.
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BACKGROUND:
The applicant, Mr. Greg Crawford, of Florida Engineering Group, Inc., on behalf of the property owner, Mr. Srinivas Seela of Karali Associates, LLC., is requesting a Preliminary Planned Unit Development (PUD) approval for a +/- 57.23-acre single-family residential project located on the east side of N. Range Rd., north of Kathi Kim St., and adjacent to Hooper Rd. The Subject Property consists of the three parcel ID numbers 24-36-19-00-501, 24-36-30-00-252, and 24-36-30-00-258. The Subject Property currently has City of Cocoa zoning categories RU-1-7 (Single-Family Residential District) and RU-2-15 (Multiple Family Residential), and no zoning on a portion of the property. The Future Land Use (FLU) is LDR (Low Density Residential), which allows for a maximum of 7 dwelling units per acre.
In accordance with Appendix A, Zoning, Article XI, Section 17(J), the developer shall have one (1) year from the approval of the preliminary development plan for a planned unit development in which to file a final development plan application. PUD zoning shall not become effective until the City Council approves the final development plan.
Future Land Use Designation: Current: Low Density Residential
Zoning District: Current: RU-1-7 (Single-Family Residential District), RU-2-15 (Multiple-Family Dwelling District)/No zoning
Proposed: PUD (Planned Unit Development District)
Existing Land Use: Vacant residential land
Council District: District 4 - Councilmember Koss
Legal Ad Date: July 23, 2024
Overview of Surrounding Area:
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|
Future Land Use Designations |
Zoning Districts |
Land Uses |
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North |
LDR, Low Density Residential |
RU-1-7, Single-Family Residential District |
Vacant residential land |
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South |
RES 15, Residential 15 Units Per Acre (Brevard County) |
RU-2-10, Medium Density Multi Family Residential (Brevard County) |
Single-family Residence/Half-Duplex |
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East |
LDR, Low Density Residential |
RU-1-7, Single-Family Residential District |
Vacant residential land/Municipally Owned Property/Single family residence |
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West |
VLDR, Very Low Density Residential; LDR, Low Density Residential |
RR-1, Rural Residential; RU-1-7, Single-Family Residential District |
Vacant residential land/Religious/Single-Family Residence |
Project Description:
The Subject Property is located on the east side of N. Range Rd., north of Kathi Kim St., and adjacent to Hooper Rd. The site is currently vacant and consists of +/- 28.73 acres of wetland. On the remaining +/- 28.50-acre upland area, the applicant is proposing a 61-lot, single-family detached subdivision with multiple open space tracts, and associated infrastructure. The project proposes two different lot types: 40-foot wide and 50-foot wide. Of the 61-lots, 31 lots are 40-foot wide, and 30 lots are 50-foot wide. Additional technical details about the project can be found in the Rezoning Analysis below.
I. Rezoning Analysis
The Planning & Zoning Division staff have addressed the criteria contained in Appendix A of the City of Cocoa, Article XI, Section 17(I)(2)(e) as follows:
1. Degree of departure of proposed planned unit development from surrounding areas in terms of character and density.
Staff Finding: An analysis of the surrounding area from the Subject Property shows that it is a mixture of VLDR (4 du/acre) and LDR (7 du/acre) Future Land Use (FLU) designations. The zoning is also mixed between RR-1, Rural Residential District (min. lot size 1 acre), and RU-1-7, Single-Family Residential District (min. lot size 7,500 sq. ft).
The proposed project consists of a 50/50 mix of 40’ and 50’ wide lots. The majority of the lots are 110’ deep, which creates a mixture of 4,400 sq. ft. and 5,500 sq. ft. lots. This is smaller than the adjacent neighborhoods. Having said that, the FLU designation of LDR requires a density of 7 units per acre. Given the property size of +/- 57.23 acres, that would allow a gross density of 400 dwelling units. However, the project has been calculated utilizing a net density from the upland +/- 28.50 acres which allows for a maximum density of 200 units. The applicant is proposing a density of 2.14 net dwelling units per acre, or a maximum of 61 dwelling units. That overall net density is less dense than the maximum allowed by the VLDR that is across the street to the west and far less than the maximum density allowed in the subject property’s LDR designation. In that regard, the applicant has created a project that would be more similar in nature to a project with VLDR FLU, even with smaller than typical lot sizes.
2. Compatibility within the planned unit development and relationship with surrounding neighborhoods.
Staff Finding: As noted in Section 1 above, an analysis of the surrounding area from the subject property shows that it is a mixture of VLDR (4 du/acre) and LDR (7 du/acre) Future Land Use (FLU) designations. The zoning is also mixed between RR-1, Rural Residential District (min lot size 1 acre), and RU-1-7, Single-Family Residential District (min lot size 7,500 sq. ft).
The proposed project consists of a 50/50 mix of 40’ and 50’ wide lots. The majority of the lots are 110’ deep, which creates a mixture of 4,400 sq. ft. and 5,500 sq. ft. lots. This is smaller than the adjacent neighborhoods. Having said that, the FLU designation of LDR requires a density of 7 units per acre. Given the property size of +/- 57.23 acres, that would allow a gross density of 400 dwelling units. However, the project has been calculated utilizing a net density from the usable +/- 28.50 acres. This allows for a maximum density of 200 units. The applicant is proposing a density of 2.14 dwelling units per acre, or a maximum of 61 dwelling units. That overall net density is less dense than the maximum allowed by the VLDR that is across the street. In that regard, the applicant has created a project that would be more similar in nature to a project with VLDR FLU, even with smaller than typical lot sizes.
The final product will be single-family detached structures that are one- and two-stories tall. The minimum square footage per zoning is 1,200 sq. ft., however the applicant has provided minimum building square footage details based on the proposed floor plans that would be built in the neighborhood. These floor plans range from sizes of 1,578 sq. ft. to 3,030 square feet. There are also architectural plans attached which show a variety of building types and finishes. The final building renderings provide for consistency and compatibility with the surrounding neighborhoods.
3. Prevention of erosion and degrading of surrounding area.
Staff Finding: Per the response from the applicant: “The site will protect against erosion via the Stormwater Pollution Prevention Plan that addresses the Florida Department of Environmental Protection’s National Pollution Discharge Elimination System (NPDES) program during construction and via permanent vegetation of either sod or landscaping on all disturbed areas. The open space, stormwater management, and landscape areas will be maintained long term by a Homeowner’s Association that will be responsible to keep the common areas in good condition.”
4. Provision for future public education and recreation facilities, transportation, water supply, sewage disposal, surface drainage, flood control and soil conservation as shown in the preliminary development plan.
Staff Finding: Water and sewer services will be provided by the City of Cocoa Utilities via an existing water line along the west side of N. Range Rd. and an existing lift station located along the east side of N. Range Rd. Surface drainage, flood control, and soil conservation will be addressed with the proposed stormwater ponds that are designed to comply with the water quality and quantity requirements of the City and state, as well as compensating storage for any flood plain encroachment of the development.
There are two points of access proposed into the site from N. Range Rd. The southern access point, Street ‘A’, aligns with Hooper Rd.to the west. Approximately 700’ to the north is the second access point, Street ‘C’. No improvements to N. Range Rd. are proposed as the traffic impact analysis (TIA) found that all impacted roadways were projected to operate adequately at buildout.
On-site, the project proposes multiple open space tracts which include walking paths, a fishing pier, benches, shade trees, and general open space areas.
5. The nature, intent and compatibility of common space, including the proposed method for the maintenance and conservation of said common space.
Staff Finding: The proposed recreation and open space tracts are located throughout the development and along the stormwater ponds, which will provide for recreation and walking paths. All of the recreation and open spaces areas will be in separate tracts that will be owned and maintained by the Homeowner’s Association in perpetuity. The preserved wetland areas will also be owned by the Homeowner’s Association with a conservation easement over dedicated to the St. Johns River Water Management District. The applicant has provided a “Common Space Description”, which is attached to this staff report. This document provides additional details as to how each Open Space Tract will function.
6. The feasibility and compatibility of the specified stages contained in the preliminary development plan to exist as an independent development.
Staff Finding: The proposed development will be constructed in a single phase and will not require any connection or infrastructure support from the adjacent residential developments. The only connections made outside of the property will be to public water, sewer, stormwater, and transportation infrastructure along Range Road.
7. The availability and adequacy of primary streets and thoroughfares to support traffic to be generated within the proposed planned unit development.
Staff Finding: The internal roadways are local roadways that will have two (2) access points to N. Range Rd. A traffic impact analysis (TIA) was completed for a maximum 71 single-family dwelling units, which was the original development program for the project. No improvements to N. Range Rd. are proposed as the traffic impact analysis (TIA) found that all impacted roadways were projected to operate adequately at buildout. The TIA will be updated to reflect the new development program of 61 single-family dwelling units.
8. The availability and adequacy of water and sewer service to support the proposed planned unit development.
Staff Finding: The proposed project will connect to an existing 12-inch water line located along the west side of N. Range Rd. Sewer service will connect into an existing lift station located on the east side of N. Range Rd. that will pump the flow to the utility’s wastewater treatment plant.
9. The benefits within the proposed development and to the general public to justify the requested departure from standard land use requirements inherent to a planned unit development classification.
Staff Finding: The proposed development respects the existing wetlands located on the property by developing upland of the +/- 28.73 acres. The wetlands will remain and provide a buffer between this property and the properties to the east. In addition, the location of Street A has been adjusted to align with the existing Hooper Road to the west, however connection to Ivy Dr. to the east is not planned.
The lot design of the community is being supplemented with high quality building architecture with a variety of finishes and accents, and building square footages that are complimentary to the surrounding neighborhoods. The renderings for the buildings are provided as an attachment. When the project gets to Final PUD, those renderings will be made part of the Final Development Plan and will have to be complied with at construction.
Additionally, the lot setbacks are not being deviated from substantially. Under the RU-1-7, which covers the majority of the site, the setbacks are as follows:
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Code Requirements |
Proposed Setbacks |
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Front Setback |
Twenty-five (25’) |
Front Setback |
Twenty (20’) |
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Side interior lot setback |
Eight (8’) |
Side interior lot setback |
Five (5’) |
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Side corner lot setback |
Fifteen (15’) |
Side corner lot setback |
Five (5’) |
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Rear setback |
Fifteen (15’) |
Rear setback |
Twenty (20’) |
The project is also providing multiple active and passive open space areas that will benefit the residents of the community, as noted in the Common Space Description document.
10. The conformity and compatibility of the planned unit development with any adopted development plan of the city.
Staff Finding: The overall density for the project is 2.14 dwelling units per acre, which is less than the allowable density of 7 dwelling units per are allowed for a Low Density Residential (LDR) Future Land Use designation. This density calculation does not include the approximately 28.7 acres of wetland and wetland buffer area that will be retained on the property as undisturbed.
The immediate area is primarily designated as LDR. On the west side of N. Range Rd., is VLDR (Very Low Density Residential), which allows a maximum of 4 dwelling units per acre. There are a mixture of zoning districts and lots sizes in the immediate area as well.
The lot size mixture of 40’ and 50’ wide lots is more unique compared to other developments in the City. That is the purpose for requiring enhanced building architecture and open space amenities as opposed to other projects. The project is consistent the density characteristics of the N. Range Rd. corridor as noted in the FLU Map in the Comprehensive Plan.
11. The conformity and compatibility of the proposed common space, primary residential and nonresidential uses within the proposed planned unit development.
Staff Finding: This project is a single-family residential development that will not have any non-residential development uses included with it. The single-family component of the development is consistent with the other developments in the areas and includes common open space areas within it to be used by the residences of the development.
Consistency with Comprehensive Plan Policies and Objectives
The proposed Preliminary PUD is consistent with the allowable uses under the “Low Density Residential” Future Land Use per the City of Cocoa Comprehensive Plan as noted in Figure FLU-1, and FLU Policy 1.1.2.3.
Concurrency Management/Adequate Public Facilities
Section 15-22 of the City Code provides for a concurrency management system to ensure public facilities and services needed to support development are available concurrent with the impacts of such development and that development orders and development permits are not issued in a manner that will not result in a reduction in the levels of service below the adopted level of service standards adopted by the City for public facilities and services, as contained in the City’s adopted Comprehensive Plan.
Consistent with the requirements of Article IV (Concurrency Management System), Chapter 15 of the Code of the City of Cocoa, the applicant/developer will be required to submit a final application for concurrency review prior to issuance of any City of Cocoa permits. If capacity issues relating to any public facilities or services regulated by the City of Cocoa adopted Comprehensive Plan is identified, necessary and appropriate mitigation will be required to be addressed prior to construction. However, because the maximum density remains unchanged, no further impact to public facilities is anticipated.
BUDGETARY IMPACT:
N/A
PREVIOUS ACTION:
None
RECOMMENDED MOTION:
Recommendation
Staff recommends that the Planning & Zoning Board recommend APPROVAL to City Council of the Preliminary Planned Unit Development (PUD) consistent with Appendix A, Zoning, Article XI, Section 17, for three parcels totaling +/- 57.23 acres located on the east side of N. Range Rd. with parcel ID numbers 24-36-19-00-501, 24-36-30-00-252, and 24-36-30-00-258.