The applicant, Ted Glasrud Associates FL, LLC, is requesting a major urban code conditional use approval in accordance with Section 3.01.06 of the City of Stuart Land Development Code. The applicant is the owner of the property, located at between Frasier Creek and the existing Shoppes on Colorado, S Colorado Ave, and if granted, the conditional use would allow deviations from the Urban Code, Chapter 3 of the City of Stuart Land Development Code, to allow the construction of 11,929 square feet of commercial office, retail and restaurant.

The property is currently vacant and accommodates  stormwater installations and utility easements that serve the surrounding area. The developable area of the property is compromised by utility easements and the proximity of Frazier Creek and the associated roadway bridge. Comparable stormwater infrastructure  and related utility easements have been adjusted to be able to be accommodated within the proposed development of the property.

The applicant is required to request a Major Urban Code Conditional use due to the following deviations from the Urban Code:

A. Principal Building Location: The front façade shall be constructed parallel to the street along the front property line with a required build-to line of zero feet. The proposed site plan has the build-to line of 11.1 feet.

B. Façade Width. The front street façade width of the principal building shall not be less than 80% of the lot width. The proposed site plan has a building façade width of 27 %. However, a 50-foot right of way and a force main easement prevent the use of the entire lot width. The usable frontage is closer to 58 feet and therefore is close to 70%. It is important to note that most of that unused width space is being utilized as a 10-foot shoreline protection zone.

C. Parking Location. All parking shall be located behind the rear façade of the principal building or screened from public right-of-way by a street wall, other screening approved by the city development director, or landscape buffer. The applicant is proposing to screen the parking along the side of the building with landscaping.

D. Height. The minimum building height is shall be two stories or 26 feet. The proposed building is single storied, with the top of the parapet wall at exactly 26 feet. The top of the roof is 24.4 feet and it is designed to appear like a two storied structure.

E. Architectural Requirements. Balconies are required along all street facades for all buildings. The ground floor along the front façade shall have doorways, arcades, or glazed openings with an aggregate width equal to at least 50% of the total façade width. Though the applicant has not provided arcades or balconies, the restaurant use along the street frontage will include a covered patio with railings, giving the street frontage a harder edge than an entirely open area and a front façade that includes a glass door and usable overhead garage doors will provide openings of more than 50% when open.

Furthermore, arcades are encouraged by staff as a continuation of the line of arcades along the street frontage on the west side of Colorado Street between Confusion Corner and Frazier Creek. This was indicated by a study that shows the possible redevelopment of this section of Colorado should include walkable streets. Although the applicant has not provided an arcade, the Frazier Creek bridge does provide an impediment in providing a full usable arcade where the building is proposed.

A more detailed analysis of the waivers to the urban code begins on page 7 of the staff report. Staff is in support of the waivers, with a minor recommendation to enhance the landscape buffer and pedestrian entrance into the site with flower boxes, arbors, trellis, flowering vines, and other landscaping materials to enhance this area as much as possible.

on May 5th, the Community Redevelopment Board (CRB) voted to recommend approval of the Major Urban Code Conditional Use with one vote recommending denial. The concerns brought up by the public centered around storm water treatment, the impact of development on mangroves along Frazier Creek and traffic. The applicant's engineer, Bill Mathers, and the owner's property management agent, Kristen Brown, responded directly to those concerns raised at the CRB and is requested by staff to address those concerns in their presentation to the City Commission.

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Motion approval of Resolution No. 55-2020.