boardname
PLANNING AND ZONING BOARD
Meeting Date: AUGUST 25, 2021
title
JOHN KNOX TEXT AMENDMENT
projectinfo
Request: Text Amendment Section §155.3507. Local Activity Center
P&Z# 21-81000001
Owner: John Knox Village of Florida, Inc
Project Location: 651 SW 6 Street
Folio Number: 494202530010
Land Use Designation: LAC (Local Activity Center)
Zoning District: LAC (Local Activity Center)
Commission District: 3
Agent: Andrew J. Schein (954-617-8919)
Project Planner: Jae Eun Kim (954-545-7778)
otherinfo
Summary:
The Applicant, John Knox Village of Florida, Inc., is requesting approval of a text amendment to Section §155.3507, LOCAL ACTIVITY CENTER (LAC) of the City’s Zoning Code. The Applicant is the owner of the John Knox Village development, generally located at 651 SW 6th Street (Folio #494202530010). The Local Activity Center (LAC) is a special base zoning district and land use category, which is established for the John Knox Village development.
155.3507. LOCAL ACTIVITY CENTER (LAC)
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A. Purpose |
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The Local Activity Center (LAC) district is established and intended to support a balanced mix of land use characterized by compactness, pedestrian friendly design, neighborhood scale and framed by architecture and landscape design appropriate to local history and ecology. Development patterns within LAC dDistricts shall generally reflect planning and design principles such as walkable neighborhoods oriented around the five-minute walk, primary orientation towards public transit systems, a centrally located community-serving land use or land uses and greater integration of housing, employment; shopping and recreation at the neighborhood level. The property known as John Knox Village was rezoned to LAC on September 23, 2008 via Ordinance 2008-59. |
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B. Use standards |
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See Appendix A : Consolidated Use Table, and use-specific standards in Article 4: Use Standards. A list of Permitted and/or Prohibited Uses may be established during the LAC Rezoning process. A list of Permitted Uses in provided in subsection D below. |
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C. Intensity, Dimensional, and Development Standards |
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Intensity, Dimensional, and Development Standards shall be established during the LAC Rezoning process and may include but not be limited to: Residential Density, Non-Residential Intensity, FAR, Floor Area Per Dwelling Unit, Lot Area, Lot Width, Lot Coverage, Pervious Area, Individual Building Size, Building Height, Setbacks, Access and Circulation, Off-street parking and loading, Landscaping, Fences and Walls, and Building Design. The Intensity and Dimensional Standards as listed in Table 155.3507.E, Intensity and Dimensional Standards for LAC - John Knox Village, shall apply to the property known as John Knox Village. The Local Activity Center (LAC) district shall comply with ARTICLE 5: DEVELOPMENT STANDARDS unless Development Standards are specified or identified in the adopted Master Plan. |
D. Permitted Uses for LAC - John Knox Village
1. Permitted Use Categories
Unless prohibited in Article 4: or specifically prohibited/excepted below, all use types within the following Use Categories are Permitted in the property known as John Knox Village which was rezoned to LAC on September 23, 2008, via Ordinance 2008-59. The applicable use-specific standards in Article 4: Use Standards shall apply.
a. Household Living Uses;
b. Group Living Uses;
c. Community Service Uses;
d. Open Space Uses, except Cemetery or Mausoleum;
e. Eating and Drinking Establishments, except Nightclub;
f. Office Uses, except Contractor's Office;
g. Retail Sales and Service Uses - Personal Services;
h. Retail Sales and Service Uses - Retail Sales; and
i. Visitor Accommodation Uses.
2. Permitted Use Types
In addition to the use categories permitted in subsection 1 above, the following Use Types are Permitted in the property known as John Knox Village which was rezoned to LAC on September 23, 2008, via Ordinance 2008-59:
a. Medical or Dental Clinic; and
b. Nursing Home Facility.
3. Prohibited Uses
Use Categories and Types not listed as permitted in subsections 1 or 2 above, are prohibited in the property known as John Knox Village unless it is demonstrated that the unidentified use is an ancillary use, as defined in accordance with Subsection E below. which was rezoned to LAC on September 23, 2008, via Ordinance 2008-59.
E. Intensity and Dimensional Standards for LAC - John Knox Village
The Intensity and Dimensional Standards as listed in Table 155.3507.E, Intensity and Dimensional Standards for LAC - John Knox Village, shall apply to the property known as John Knox Village which was rezoned to LAC on September 23, 2008, via Ordinance 2008-59.
TABLE 155.3507.E: INTENSITY AND DIMENSIONAL STANDARDS FOR LAC - JOHN KNOX VILLAGE
Note: This table is best viewed in PDF, click HERE <https://export.amlegal.com/media/49c11b8dbb42810ce85cead3bd23e0018bf3aaa0/DATAOBJECTS/0-0-0-6766.pdf>
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TABLE 155.3507.E: INTENSITY AND DIMENSIONAL STANDARDS FOR LAC - JOHN KNOX VILLAGE |
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INTENSITY AND DIMENSIONAL STANDARDS 1 |
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District area, minimum (gross acres) |
65 acres 68.5 2 |
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Density, maximum |
1,224 dwelling units 3 |
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Commercial Use Intensity, maximum (sq ft) |
70,000 42,300 |
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Office Use, maximum (sq ft) |
96,000 |
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Recreation and Open Space Intensity, minimum maximum (acres) |
4.28 |
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Ancillary Use |
Unlimited 2 |
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Lot coverage, maximum (% of lot area) |
60% |
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Pervious area, minimum (% of lot area) |
25% |
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Height, maximum (ft) |
250 4 3 |
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Setback abutting public right-of-way, minimum (ft) |
25 5 4 |
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Distance between residential structures, minimum (ft) |
10 6 5 |
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Dimensional Standards for Accessory Structures |
See Accessory Use-Specific standards in Article 4: Part 3. |
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NOTES: [sq ft = square feet; ft = feet; du/ac = dwelling units/acre] 1. See measurement rules and allowed exceptions/variations in Article 9: Part 4. 2. Net Acreage is 64.42 acres 3. Residential Density is limited to 674 high-rise units, 247 assisted dwelling units equivalents, 216 villas, and 87 garden apartments. 2. Ancillary uses include uses to provide services and support to John Knox Village residents which are not intended to attract customers that do not reside in John Knox Village. Employment supporting the ancillary use is expected and the impacts of that employment were considered in the land use plan amendment granting the unlimited ancillary use entitlements. 4. 3. Any new structure/building greater than 105 feet in height may be subject to obtaining approval of an Airpark Obstruction Permit in accordance with Section 155.2422., Airpark Obstruction Permit. Airpark Obstruction Permits shall be approved prior to the submittal of an application for a Zoning Compliance Permit. 5. 4. Buildings over 50 feet, the setback shall increase one foot for every four feet of building height or major fraction thereof, above the first 50 feet of building height. Buildings over 200 feet in height shall provide at least 200 foot setback from any public right-of-way. 6. 5. Buildings over 20 feet, the distance between residential structures shall increase one foot for every four feet of building height or major fraction thereof, above the first 20 feet of building height. There is no distance required between commercial structures. |
F. Process for Master Plan and Site Plan Approval
1. Approval of Master Plan
An illustrative build out Master Plan for John Knox Village, in accordance with Section 155.3602. General Standards for All Planned Development Districts 155.3507. A, Purpose, shall be is submitted to and recommended by the Planning and Zoning Board. The Master Plan for John Knox Village is approved by the City Commission via City rResolution No. _________, upon recommendation by the Planning and Zoning Board., as may be amended.
2. Minor Deviations from Approved Master Plan
Minor deviations may be permitted by the Development Services Director in accordance with the procedural requirements of Section 155.2405.J. Planned Development, Minor Deviations from Approved PD Plan. Any changes not determined to be a minor deviation shall be reviewed and approved via City resolution.
3. Approval of Site Plans
Any site plans for buildings or land areas that are part of the illustrative build out Master Plan shall be reviewed in accordance with the procedural standards of Section 155.2407.D. Minor Site Plan Approval Procedures and Section 155.2408.B.1. Building Design. All development standards otherwise required for a Major Site Plan approval shall be required.
4. Traffic Study Required
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STAFF ANALYSIS
The proposed text amendment is to provide more flexibility for John Knox Village development to respond evolving market conditions related to different types of housing mixes, and to provide further services for residents of John Knox Village. Additionally this text amendment is drafted to adopt a Master Plan (PZ 21-13000001), which is also placed in this meeting for the Board’s review. The Master Plan for John Knox Village development is prepared to transform the senior living community to a redeveloped and modernized community to accommodate the next generation of seniors. It includes significant improvements to the campus, with numerous beautification initiatives, and an increase of ancillary and office uses to meet internal needs of the residents.
Lastly, the proposed text amendment is consistent with the Land Use entitlement for the John Knox Village Local Activity Center (JKV LAC) property, recently adopted via Ordinance no. 2021-47.
CODE AMENDMENT REVIEW STANDARDS
The Planning & Zoning Board must make a recommendation to the City Commission on applications for code amendments based on the competent substantial evidence in the record that the amendment addresses the following standards:
155. 2402. C, Text Amendment Review Standards
The advisability of amending the text of this Code is a matter committed to the legislative discretion of the City Commission and is not controlled by any one factor. In determining whether to adopt or deny the proposed amendment, the City Commission shall weigh the relevance of and consider whether and the extent to which the proposed amendment:
1. Is consistent with the comprehensive plan;
2. Does not conflict with any provision of this Code or the Code of Ordinances ;
3. Is required by changed conditions;
4. Addresses a demonstrated community need;
5. Is consistent with the purpose and intent of the zoning districts in this Code, or would improve compatibility among uses and would ensure efficient development within the city;
6. Would result in a logical and orderly development pattern; and
7. Would not result in significantly adverse impacts on the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands, and the natural functioning of the environment.
DEPARTMENT RECOMMENDATION
Given the information provided to the Board, as the finder of fact, the Development Services Department provides the following recommendation, and alternative motions, which may be revised or modified at the Board’s discretion.
Alternative Motion I
Recommend approval of the text amendment to the City Commission for their consideration.
Alternative Motion II
Table this application for additional information as requested by the Board.
Alternative Motion III
Recommend denial as the Board finds that the request is not consistent with the Future Land Use Goals, Objectives and Policies, or addressed the review standards for a code amendment as listed in this report.
Staff recommends alternative motion #1.