04-19-2010 Planning Commission Packet

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EXHIBIT A-2 � Analysis of Individual Property Change Request 1. Site Location: 2525/35/45 Shadywood Road Property Owner: Terry Schneider, Project Developers, Inc. on behalf of property owner Klingelhutz Development Co. Request: In addition to the proposed reguiding of 2535 & 2545 Shadywood Road to allow mixed use, re-guide the northeasterly 130' of 2525 Shadywood Road to allow mixed use. Analysis . The properties at 2535 and 2545 abut Shadywood Road and are zoned B-4 Office and Professional Business District. The property at 2525 is behind (southwest o fl 2535 & 2545 - it does not abut Shadywood but has frontage on Kelly Avenue. However, the southwesterly half of 2525 abutting Kelly Avenue is wetland, and the only access to 2525 is from Shadywood through 2535/45. The properiy at 2525 is zoned LR-1B Lakeshore Single-family Residential, 1.0 acre minimum lot size. . Pending Proposed Use. Mr. Schneider has been working with staff on a proposal for a residential memory care facility using all three properties. "Nursing homes" are allowed in B-4 as a conditional use, and staff s initial assumption is that the proposed memory care facility would qualify as a nursing home. Therefore, that use on the B-4 properties abutting Shadywood would not require re-guiding, but the property at 2525 would need to be either 1) rezoned to B-4 Office; or 2) re-guided for mixed use, with a subsequent rezoning to RPUD - and, the RPUD standards would have to be revised to include `assisted living', `nursing home', or `memory care facility' as a permitted or conditional use. For the record, please remember it is not the City's intent to convert residential property in Navarre to commercial property, so any future rezoning to B-4 merely to accommodate a quasi-residential or institutional conditional use will have to be considered carefully. Basis for Proposed Re-Guiding Boundaries. Staff's intent of including just 2535/45 in the mixed use area was that only properties abutting Shadywood Road and already zoned for commercial use would be re-guided. In part this was to avoid adding more residential traffic to Kelly Avenue, as well as to retain a natural buffer between new high-density uses and the existing single-family homes along both sides of Kelly. Proposed re-guidings in Navarre have been defined by following existing lot lines in every case. There are properties being reguided in Navarre that contain extensive wetlands making large portions of those sites unbuildable, yet the reguiding extends into the wetland areas in order to follow lot lines. Impacts of Expanding Mixed Use to 2525. The lack of access to Kelly Avenue and the 250' of wetland separating the buildable area of 2525 from Kelly Avenue, combine to minimize any negative impacts to the Kelly Avenue neighborhood from the requested additional reguiding. There potentially are greater visual impacts to the two existing homes at 2595 and 2605 Lydiard Circle, which directly abut the buildable area of 2525.