1. City Council Meeting March 7, 2017 18, 2016
Belle Terre
Parkway
Kathleen
Trail
Karas
Trail
US 1

2. PALM COAST 145, LLC Group of 4 investors. Worked together for 9 years.
Strong backgrounds in finance, development & construction.
Purchased the property a year ago after one of our partners found it & liked the location in the southwest portion of the City.

3. SITE CONTEXT

4. Existing Development Along US-1

5. Existing Development Along US-1

6. Existing Development Along US-1

7. Existing Development Along US-1

8. Existing Development Along US-1

10. WHY FLUM & REZONING Existing Zoning Use
IND-1 – Industrial
COM-3 – Commercial
EST-1 – Estate Home 1 unit Acre
Aren’t Compatible or Marketable.
Estate Homes back up to an industrial/commercial center
Not desirable for potential buyers
Palm Coast doesn’t need more ¼-acre lots.
Our market research demonstrates the need for multi-family housing in Palm Coast
The city’s and public’s best interest to have a mix of housing types (Comp Plan Objective 3.4.1).

11. WHY THIS FLUM & REZONING
Multi-family housing is important
Law enforcement
Educators
Young professionals
Empty nesters.
Palm Coast is no longer a retirement community.
We envision this as an opportunity to use smart growth principles to create a master planned, mixed-use project that caters to a diverse & multi-generational clientele.

12. PROJECT HISTORY - Surveyor (Kuhar Surveying & Mapping)
April-June FLUM & Rezoning Application Preparation
Meetings with City Staff – straight zoning vs. MPD
Hired Consultants & Prepared Technical Support Docs
- Surveyor (Kuhar Surveying & Mapping)
- Environmental (Atlantic Ecological Services)
- Traffic Engineer (Traffic Planning & Design)
- Master Planning & Land Use (Mike Beebe & Jay Livingston)
June 29 – FLUM & Rezoning Applications Submitted

13. PROJECT HISTORY
August 1 - Neighborhood Meeting (40-50 people attended)
Presented prior to developing a site plan
Spoke of conceptually what we envisioned for the property
Neighbor concerns & questions that needed addressed before we felt comfortable proceeding.
Pulled the initial FLUM & Rezoning applications from the August PLDRB agenda.

14. PROJECT HISTORY Met with staff & determined a new approach:
Utilize Master Plan Development (MPD) zoning versus straight zoning as originally planned.
Engage the Neighbors to listen and address their concerns.
Develop a site plan as a visual representation of our ideas.
Create the Master Plan Agreement to memorialize the design and intent.

15. PROJECT HISTORY August - December 2016
1. Established Neighborhood Advisory Committee
Created to encourage input from neighborhood – listen to concerns.
4-5 neighbors from surrounding area.
Met monthly from September to December (4-5 times).
Provided constructive feedback on development of Conceptual Master Plan & MPD Agreement
Shared insights from fellow neighbors & their concerns.

16. PROJECT HISTORY August - December 2016
2. Drafted MPD Agreement & Conceptual Master Plan
Worked with staff on MPD Agreement.
Prepared Conceptual Master Plan concepts.
Incorporated neighborhood comments into MPD Agreement & Conceptual Master Plan.

17. PROJECT HISTORY
December 2016 – 2nd Neighborhood Meeting (50-60 people attended)
Reviewed project history & process.
Shared Conceptual Master Plan idea.
Memorialize some of the concerns
Listened to questions/concerns.

18. PROJECT HISTORY December 21, 2016 – PLDRB meeting
Reviewed project history & process.
Shared Conceptual Master Plan.
Listened to questions/concerns.
Pulled item so we could work with neighbors on outstanding issues.
Met neighbors on site to look at buffering.

19. PROJECT HISTORY January 18, 2016 – PLDRB meeting
Added new language to MPD to address neighborhood concerns.
Increased minimum unit size to 750 SF
Discounts in rent for law enforcement officers.
On-site property management.
Incorporating CPTED strategies.
Language about government subsidized rental assistance in MPD.
PLDRB approved with buffering language.

20. PROJECT HISTORY February 21, 2016 – City Council meeting
Increased proposed 100 foot perimeter buffer by 20% to address PLDRB comments.
Newspaper didn’t notice the meeting properly so we had to postpone.
Brings us to tonight.

21. PROJECT DESCRIPTION Project Evolution Based Upon Following
Community Input
Market Research
Thoughtful Land Planning
Creative Problem Solving
Environmental Sustainability

22. CONCEPTUAL MASTER PLAN

23. ADVISORY COMMITTEE CONCERNS
Conceptual Master Plan
Density – 500 units is too dense
Height & Proximity – MF buildings height (3-story) too tall & too close to neighboring homes / property line
Ownership vs. Rentals – don’t like apartments

24. REVISED MASTER PLAN
424 ft
670 ft

25. KEY REVISIONS Reduced density – from 500 to 384 (30% reduction)
Eliminated patio home lots
Moved MF buildings into center of property away from surrounding neighbors – 420’ vs. 160’ from property line.
Changed closest buildings to 2 stories
Enhanced green space & natural area
Enhanced existing ditch to create lake frontage along portions of eastern property

26. FINAL MASTER PLAN

27. KEY COMPONENTS 384 Multi-family Units
350,000 SF Commercial, Retail & Office
13-Acre Conservation Area
Access ONLY from US 1
17.9-Acre Meandering Perimeter Buffer (100’-140’) along north & east property line.

28. PERIMETER BUFFER

29. PERIMETER BUFFER

30. PERIMETER BUFFER 20’ Buffer 100’ Buffer 100’-140’ Buffer
6’ Fence w/ Landscape Hedge

31. 60 Feet from Property Line

32. 100 Feet from Property Line

33. 200 Feet from Property Line

34. 400 Feet from Property Line

35. KEY COMPONENTS
6’ Fence with Landscape Hedge along north & east property line (visual & noise).
Multi-family buildings clustered on the interior of site.
420’ Building Setback from north & east property line.
Two-story height restriction on buildings closest to neighbors. Three-story buildings on interior.

36. KEY COMPONENTS
Deed restricted community with Commercial Owner Association / Residential Owner Association & ARB.
Will not accept Subsidized Housing & Government Rental Assistance programs.
On-site Property Management
Rent discount for Law Enforcement
Minimum unit size – 750 SF

37. KEY COMPONENTS
Incorporate Crime Prevention Through Environmental Design (CPTED) strategies.
Environmental – wetland protection, Bear Smart Community practices, Firewise Community practices.
Private roads & stormwater system.
Pedestrian & vehicular connectivity.

38. ARCHITECTURAL IMAGERY - COMMERCIAL

39. ARCHITECTURAL IMAGERY – MULTI-FAMILY