Sample Shopping Center Zoning Report

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Great example of a shopping center Zoning Report.

Great example of a shopping center Zoning Report.

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  • 1. THE PLANNING & ZONING RESOURCE CORPORATION 100 North East 5th Street • Oklahoma City, Oklahoma 73104 Telephone (405) 840-4344 • Fax (405) 840-2608 ZONING AND SITE REQUIREMENTS SUMMARY PZR REPORT® FOR: APPLESTONE PLAZA 5645-5675 NORTH MERIDIAN AVENUE COCOA BEACH, FLORIDA Prepared For: ABC LENDING, INC.             Date: Final – 2/25/2010 NATIONAL PLANNING & ZONING CONSULTING SERVICEPage 1 of 8 - © 2/25/2010 04:37:00 PM PZR - /home/pptfactory/temp/20101230174636/sampleshoppingcenterreport-101230114635- phpapp01.doc
  • 2. PZR SITE NUMBER: 12345-1Page 2 of 8 - © 2/25/2010 04:37:00 PM PZR - /home/pptfactory/temp/20101230174636/sampleshoppingcenterreport-101230114635- phpapp01.doc
  • 3. THE PLANNING & ZONING RESOURCE CORPORATION 100 NORTH EAST 5th STREET OKLAHOMA CITY, OKLAHOMA 73104 (405) 840-4344 (405) 840-2608 FAX ZONING AND SITE REQUIREMENTS SUMMARY I. Property Location and Size 1. Jurisdiction: City of Cocoa Beach, FL 2. Name: Applestone Plaza 3. Address: 5645-5675 N. Meridian Avenue 4. Size: 8.40 acres or 366,014 sq ft +/- II. Existing Land Use and Zoning 1. Date of Existing Ordinance: January 15, 2009 2. Existing Zoning Designation: "CN" Neighborhood Commercial 3. Adjacent Zoning Designation and or Uses if Applicable: East: N. Atlantic Avenue South: "CN" and "CG" General Commercial West & Southwest: "RM-2" Multifamily North: City of Cape Canaveral 4. Existing Land Use: Shopping Center (Retail, Restaurants, Liquor Store, Personal Services, Business and Professional Offices Is The Existing Use in Conformance? Yes, as Permitted Uses and Special Exception Decision 04-3000517-01 (restaurant within 100 ft of residential) (attached) (See Section 3-10 for Code reference)       III. Zoning Regulations 1. Are copies of zoning regulations available for this site? Yes, Attached 2. If any aspect of the property is not in conformance with current zoning, does the municipality provide ordinances dealing with non-conforming use? Yes, Attached (For Information Only)      Page 3 of 8 - © 2/25/2010 04:37:00 PM PZR - /home/pptfactory/temp/20101230174636/sampleshoppingcenterreport-101230114635- phpapp01.doc
  • 4. IV. Property Specification       1. Building Set-Back Lines Required Existing a. Front: 5 ft. most locations. Front A1A: 54.3 ft setbacks on A1A, SR 520 South Shepard Drive: and South Banana River 284 ft (scale) Boulevard: 50 ft. for all property abutting Highway A1A from Fourth Street north to the north corporate boundary, SR 520 and South Banan a River Boulevard within corporate limits. 25 ft. for all property abutting Ocean Beach Boulevard. On corner lots west of A1A or Atlantic Avenue, the front setback shall be 10 ft. from the side street. b. Side/Street Side: 10 ft. for buildings west of A1A or Atlantic Avenue. On corner lots west of A1A or Atlantic Avenue, the setback shall be 10 ft. from the side street. In all other areas the side setback shall be 12 1/2% of lot or parcel width, with a 10-foot minimum. On any lot or parcel in which the combined side setbacks exceed 25 ft., the setback South Property Line: requirements may be met 44.3 ft by leaving space between West Property Line: buildings of at least 12 ft., 139.6 ft such space to be subject to North: 44.2 ft the same restrictions as side yards and unobstructed in a straight line from the front to the rear lot lines. All buildings exceeding 45 ft. in height shall have an additional side setback of 1/2 ft. for every additional foot in height or fraction thereof of building height exceeding 45 ft. Side setbacks for all structures shall be governed by the tallest building on the parcel.Page 4 of 8 - © 2/25/2010 04:37:00 PM PZR - /home/pptfactory/temp/20101230174636/sampleshoppingcenterreport-101230114635- phpapp01.doc
  • 5. 1. Building Set-Back Lines Required Existing 15 ft. or building restriction line on oceanfront property. Continued Next Page Rear: Not Applicable (See Article II.238)      Page 5 of 8 - © 2/25/2010 04:37:00 PM PZR - /home/pptfactory/temp/20101230174636/sampleshoppingcenterreport-101230114635- phpapp01.doc
  • 6. Is The Existing Building in Conformance? Yes      Article II.130.d. i. Lot frontage. The front of a lot shall be construed to be the portion nearest the street. For the purpose of determining yard requirements on corner lots and through lots, the prevailing yard pattern on adjoining and surrounding lots shall determine frontage. Unless the yard pattern indicates otherwise, as determined by the director of development services, front yards shall be provided on all frontages. (See Section Table 4-01A for Code reference)       2. Building Size a. Maximum Building Height or Stories: 45 ft b. Existing Building Height or Stories: 19.3 ft, 1 story (per survey) c. Building Site Area Requirements: Minimum Lot Area: 7,500 sq ft Minimum Lot Width: 50 ft Minimum Pervious Area: 10%       Is The Existing Building in Conformance? Yes, to Height, Lot Area, Lot Width, and per review of survey, Pervious Area exceeds 10% (See Section Table 4-01 for Code reference)       3. Density a. Building Density Formula: Maximum Building Coverage: 35% (69,473 / 366,014 = 0.189) (19%) Maximum Floor Area Ratio (FAR): 2.5 (69,473 / 366,014 = 0.189) (0.2 FAR) b. Approximate Building Footprint: 69,473 sq ft (per survey) 68,577 sq ft (Gross Floor Area per rent roll)       Is The Building Coverage in Conformance? Yes, existing 19% Building Coverage and 0.2 FAR (See Section 3-10.J and Table 4-01 for Code reference) 4. Parking a. Parking Space Formula: Retail/Personal Service: minimum 2 spaces or 1 space per 400 sq ft GFA,Page 6 of 8 - © 2/25/2010 04:37:00 PM PZR - /home/pptfactory/temp/20101230174636/sampleshoppingcenterreport-101230114635- phpapp01.doc
  • 7. 4. Parking per 150 sq ft GFA, whichever is greater, plus 1 per 2 employees on largest shift. When computing based on seats, number determined by 1 seat per 15 sq ft of floor area devoted to dining or bar area. (8,400 sq ft per rent roll) (70% estimated dining area) (8,400 / 150 = 56) [(8,400 x 70%) / 15] / 3 = 131 patron spaces, plus (estimated 40 employees / 2 = 20 employee spaces) Office: 1 space per 200 sq ft GFA (4,680 sq ft per rent roll) (4,680 / 200 = 23) 139 + 131 + 20 + 23 = 313 b. Parking Spaces Required: 313 Total Parking Spaces c. Existing Parking Spaces: 319 Total Parking Spaces (including 14 handicap)       Is The Existing Parking in Conformance? Yes (See Section Chapter IV, Article III for Code reference)       V. Site History 1. Was special permitting or condition(s) applied to existing zoning? Yes a. Site Plan Approval or Planned Unit Development? Site Plan Approval (Attached) b. Other? Special Exception Decision 04-3000517-01(approval for restaurants within 100 ft from residential zoning); Decision 04-3000517-2 (outdoor seating) 2. Are there any outstanding building or zoning violations on file? Per Robin Reiland, Code Enforcement Officer, there are no building or zoning Code violations. (See Attached Letter) 3. Are there any outstanding fire code violations on file? Per conversation with Mark Amaral, Fire Marshall, there are no fire code violations. 4. Is a Certificate of Occupancy available for the site? Yes, attached are Certificates of Occupancy for all current tenants listed on the rent roll.  Page 7 of 8 - © 2/25/2010 04:37:00 PM PZR - /home/pptfactory/temp/20101230174636/sampleshoppingcenterreport-101230114635- phpapp01.doc
  • 8. VI. Conclusions 1. Conformance Status: Legal Conforming 2. Nonconforming Characteristics of the Site: None 3. Recommended Action: None 4. Rebuildability Clause: Not Applicable       Other Comments: None       The Planning & Zoning Resource Corporation has relied on information provided by the following:       Municipal Officials Surveyor Anthony Caravella Plumb Bob Surveying Co. Director of Development Services 505 Main Street 2 South Orlando Avenue Cocoa Beach, FL 32930 Cocoa Beach, FL 32931 321.868.3218 Survey Dated: 2/23/2010       This report was prepared by David Anderson. Questions may be directed to David Anderson at 405.840.4344, Extension 3337 or by email to DavidA@pzr.com. Please reference PZR Site Number 12345-1.Page 8 of 8 - © 2/25/2010 04:37:00 PM PZR - /home/pptfactory/temp/20101230174636/sampleshoppingcenterreport-101230114635- phpapp01.doc