Subject:
Title
(Q) Z/LU-17-07-18 (Berati 2, LLC)
Request for a zoning change from C-2, General Retail Commercial and Limited Services to R-1, Single Family Residential (west 1.2 acres), a land use change from Residential Low Medium to Commercial General (east 1.5 acres) and a Development Agreement limiting the western 1.2 acres to single family homes limited to the height and intensity permitted by the applicable zoning and land use designations, limiting the eastern 1.5 acres to the indoor, outdoor, and/or covered storage of automobiles, recreational vehicles and/or boats limited to a maximum Floor Area Ratio of 0.35 and a maximum height of 35 feet, establishing enhanced buffering on the western and southern property lines, and requiring shielded/directional lighting on approximately 2.7 acres located approximately 380 feet west of U.S. Highway 19 North and 495 feet south of Central Avenue in unincorporated Largo (a portion of parcel 30/29/16/55044/000/0024).
label
Recommended Action:
Recommended Action
Adoption of Case No. Q Z/LU-17-07-18, for a 2.7 acre parcel located approximately 380 feet west of US Highway 19 North and 495 feet south of Central Avenue approving:
1) An Ordinance approving the application of Berati 2, LLC for a change in land use from Residential Low Medium to Commercial General (1.5 acres), and
2) A Resolution approving a change in zoning from C-2, General Retail Commercial and Limited Services to R-1, Single Family Residential (1.2 acres) and a Development Agreement limiting the western 1.2 acres to a single family homes limited to the height and intensity permitted by the applicable zoning and land use designations, limiting the eastern 1.5 acres to the indoor, outdoor, and/or covered storage of automobiles, recreational vehicles and/or boats; limited the use to a maximum Floor Area Ratio (FAR) of 0.35 and a maximum height of 35 feet, establishing enhanced buffering on the western and southern property lines, and requiring shielded/directional lighting.
Body
Strategic Plan:
Foster Continual Economic Growth and Vitality
4.3 Catalyze redevelopment through planning and regulatory programs
Deliver First Class Services to the Public and our Customers
5.2 Be responsible stewards of the public’s resources
Summary:
The subject area consists of the west 2.7-acre portion of a larger 4-acre parcel located on the west side of U.S. Highway 19 North approximately 495 feet south of Central Avenue in unincorporated Largo. The subject area itself is vacant, however a small structure exists on the east side of the overall property that has been utilized in association with commercial purposes. The subject area is designated Residential Low Medium (RLM) on the Future Land Use Map (FLUM) and is zoned C-2, General Retail & Limited Services. The portion of the overall property that is east of the subject area adjacent to US-19 is designated Commercial General (CG) on the FLUM. The entire parcel is zoned C-2, and it appears to have been so since the 1960s. The current FLUM configuration has been in place since the early 1980s. It should be noted that the RLM land use category and C-2 zoning district are inconsistent, making development of the subject area problematic.
The applicant has utilized the Commercial General portion of the overall parcel adjacent to U.S.19 for vehicle parking/storage and would like to do the same within a portion of the subject area. A FLUM amendment is required because RLM does not permit vehicle parking/storage as a primary use. In order to facilitate the desired vehicle storage use and being cognizant of the need to maintain separation and buffer areas from the residential uses to the west and south, the applicant is proposing the following:
1. A FLUM amendment to CG for the east 1.5 acres (east portion) of the subject area (the middle of the overall parcel);
2. A zoning amendment to R-1 (Single Family Residential, 9,500 sq. ft. lot minimum) for the west 1.2 acres (west portion) of the subject area, and;
3. A Development Agreement covering the entire subject area that will limit the use of the west portion to single family homes and limit the use of the east portion to the indoor, outdoor and/or covered storage of automobiles, recreational vehicles and/or boats. The Development Agreement will also establish buffering and screening along the west and south property lines and require shielded/directional lighting to address potential light trespass on adjacent residential properties.
The U.S.19 corridor in the general area is primarily a mix of commercial and office uses with a depth off the roadway typically being 400 to 500 feet. Residential uses are generally found beyond this corridor depth. Commercial designations and uses are to the east, northeast and southeast of the subject area, a mobile home park is to the south and larger lot single family development is to the west and northwest. The adjacent property to the north was amended to CG on the FLUM in 2003, however the potential uses were heavily restricted via a Development Agreement. If approved, this current request would establish a CG land use depth similar to the adjacent property to the north.
The proposed land use and zoning changes and Development Agreement are appropriate for the subject area. The C-2 zoning district has existed on the site for decades, and the amendments will eliminate an inconsistency between land use and zoning. The proposed Development Agreement will provide assurances as to what uses can be established and where. The proposed vehicle storage on the east portion is generally a quiet use that generates little traffic and poses limited overall impacts, and the west portion will be limited to single family residential dwellings on lots with minimum sizes of 9,800 square feet. In addition, enhanced buffering and lighting requirements will ensure that impacts on adjacent residential uses are addressed.
Background Information:
The LPA heard a related case (Z/LU-01-01-18) on February 8, 2018 that only included the east 1.5-acre portion of the subject area of this current case and involved a Conditional Overlay instead of a Development Agreement. The proposed Conditional Overlay limited the uses on the east portion to vehicle storage in a similar fashion as the current Development Agreement request, but did not involve the west 1.2-acre portion, nor did it include enhanced buffering or directional lighting as a Conditional Overlay cannot specifically address those items to the extent a Development Agreement can.
During the February 8, 2018 public hearing, the LPA recommended that the applicant draft a Development Agreement in order to address buffering and lighting concerns and continued the case to a future meeting. The applicant decided not to pursue a Development Agreement at that time and the case went back before the LPA on March 8, 2018 unchanged. During that hearing the LPA recommended that the case be denied by the Board of County Commissioners. Following the LPA’s recommendation and before the case was heard by the Board, the applicant withdrew the request in order to change their proposal to include the full 2.7 acres and draft the Development Agreement that is currently being considered.
The Local Planning Agency recommended approval of the request during its July 12, 2018 public hearing (vote 4-2).
In accordance with Section 134-337 of the Pinellas County Land Development Code, mailed notices of the public hearings were provided to property owners (as determined by Pinellas County Property Appraiser records) within 500 feet of the subject property. A sign noticing the public hearings was also posted on the subject property.
Fiscal Impact:
N/A
Staff Member Responsible:
Renea Vincent, Director, Planning
Partners:
N/A
Attachments:
LPA Report
Case Maps
Development Agreement
Impact Assessment
Traffic Analysis
Correspondence
Resolution
Ordinance
Radius Map
PowerPoint Presentation
Legal Ad
Ad Map