Title of Item:
R16-2019: Northpoint Major Urban Conditional Use - North Stuart Acquisition and Development
RESOLUTION No. 16-2019: A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF STUART, FLORIDA, GRANTING A CONDITIONAL USE APPROVAL TO RIVERSIDE VILLAGE STUART LLC, OWNER OF PROPERTY LOCATED BETWEEN OLD DIXIE HIGHWAY AND THE FEC RAILROAD, NORTH OF THE ST. LUCIE RIVER, AS DESCRIBED WITHIN THE ATTACHED LEGAL DESCRIPTION; GRANTING APPROVAL FOR MIXED USE DEVELOPMENT OF A 27,300 SQUARE FOOT OFFICE BUILDING WITH 2,200 SQUARE FEET OF RETAIL SPACE, A 200 SEAT RESTAURANT AND A 27-SPACE PARKING GARAGE ON A 2.6-ACRE SITE; TO ALLOW FOR PARKING WITHIN THE BUILDING ENVELOPE, FOR A CONTINUOUS BUILDING FAÇADE OF MORE THAN 100 FEET IN WIDTH WITHOUT PROVIDING AN ADDITIONAL VISTA, FOR REDUCTION IN LANDSCAPE BUFFERS AND A REDUCTION OF SETBACKS; PROVIDING AN EFFECTIVE DATE; PROVIDING FOR A TIMETABLE OF DEVELOPMENT; PROVIDING FOR CONDITIONS OF APPROVAL; AND FOR OTHER PURPOSES. Summary Explanation/Background Information on Agenda Request:
The applicant, North Stuart Acquisition and Development, LLC, is requesting a major urban code conditional use approval as per Section 3.01.06 of the City of Stuart Land Development Code. The applicant has recently purchased the property, and if granted, the conditional use would allow for the development of a commercial project consisting of a 27,300 square foot office building with 2,200 square feet of retail space, a 200 seat restaurant and a 27-space parking garage in the City’s urban waterfront zoning district.
The applicant is required to request a Major Urban Code Conditional use due to requesting eight (8) variances to the urban code: 1) a relief from a prohibition to parking within the building envelope, 2) an increase in the maximum height from 3 stories and 35 feet to 4 stories and 45 feet, 3) allowing a vista designated along the sides of the property, 4) allowing for a continuous building façade of more than 100 feet in width without providing an additional vista to the river, 5) a reduction of the 10’ landscape buffer along the right of way, along the FEC railroad, and the 6’ landscape area between parking rows, 6) balconies and balcony rails on the waterside elevation are not at least 50% of the fenestration, 7) reduction of the side setback to 5 feet instead of 10 feet along the FEC railroad side and 8) sidewalks are 6 feet rather than 8 feet in width.
In lieu of not providing an additional vista, the developer has provided for a central vista that is more visible to the right of way due to the shape of the property and the visibility constraints on either side, thus increasing the actual view of the river from the street, and the impact of the structure on the views of adjoining property owners is negligible due to the nature of the adjoining properties, that being the FEC railroad and the old Roosevelt (Dixie) bridge.
The acceptance of parking under the building footprint is due to the street level providing the unique opportunity to have sufficient parking, without the parking being visible from the street. The unusual contour of the property dipping sharply to the water allows the parking to be hidden under the buildings. Also, the developer is providing 54 public parking spaces that will benefit the City.
The applicant is permitted to construct property at a maximum height of three stories or 35 feet in height. If 50% or more of the building is residential or hotel, a fourth story is permitted, however, the applicant is not proposing such uses. The proposed building height of a four story building and 45 feet would require a waiver of the urban code. The proposal includes 4 a story building over a level of parking and an observation deck for a total height of 45 feet from the finished floor to eave of the of the fourth floor roof. The total height of the office building including roof access shall be capped at 60 feet.
The reductions of setbacks and landscape buffer requirements along Old Dixie and the FEC railroad is justified by the unique shape of the property and the provision of 54 public parking spaces that will benefit the City.
Please note that the City is not in support of the requested waiver to the installation of 6 foot sidewalks. Where reasonable, staff recommends 8’ sidewalks internal to the site.
Funding Source:
N/A
Recommended Action:
Motion to recommend approval of R16-2019 and moving the item forward to the City Commission.
Staff is requesting the Community Redevelopment Board consider the merits of the proposal and recommend the application be forwarded to the City Commission for final action of approval. | | |