BOARD OF COUNTY COMMISSIONERS
Agenda Item #24
Title
CPA 11-08 A Comprehensive Plan Text Amendment to Increase the FAR in Part of the SpringHills Activity Center from .35 to 1.0 to 1.0 to 1.0 (Amended)
Amount
N/A
Description
A request to amend the text of Comprehensive Plan Policy 2.5.1 Activity Center Plan for SpringHills to increase the Floor Area Ratio from .35 to 1.0 to 1.0 to 1.0.
Recommendation
Approve transmittal of CPA-11-08 to the Department of Community Affairs for review. A request to amend the text of Comprehensive Plan Policy 2.5.1 Activity Center Plan for Springhills to increase the Floor Area Ration.
Alternative(s)
Do not approve transmittal of CPA-11-08
Requested By
Missy Daniels, Senior Planner, 374-5249 ext. 2364
Originating Department
Growth Management
Attachment(s) Description
Staff Report PowerPoint Application
Documents Requiring Action
Application for CPA-11-08
Executive Summary
This request is to amend the text of Comprehensive Plan Policy 2.5.1 Activity Center Plan for SpringHills to increase the Floor Area Ratio (FAR) from .35 to 1.0 to 1.0 to 1.0. A 1.0 to 1.0 FAR allows more compact development and better utilization of the site. A higher floor area ratio than the current .35 to 1.0 is consistent with other policies in the Comprehensive Plan aimed at allowing more compact development within the Urban Cluster in order to avoid pushing the Urban Cluster line out prematurely and creating a sprawl pattern of development.
Background
This request is to amend Policy 2.5.1.1.e.2 of the Future Land Use Element SpringHills Activity Center Policies to increase the Floor Area Ration (FAR) from a ratio of .35 to 1 to a ratio of 1 to 1. The most obvious difference between developments with lower FARs (.35 to 1) and higher FARs (1 to 1) is that higher floor area ratios will generate multistory buildings and allow more efficient use of a site. To achieve a floor area ratio of 1 to 1, and still allow room on site for parking, landscaping and other site design requirements, a developer would have to construct a multi-story building rather than single story. This proposed text change applies specifically to the area lying south of NW 39th Avenue, between NW 98th Street and NW 97th Court and within 350’ to 500’ feet of 39th Avenue. The subject area has a land use designation of Tourist/Entertainment, which allows businesses primarily oriented to highway travelers such as restaurants and gas stations. The SpringHills activity center policies were not updated with the most recent update to the Comprehensive Plan that went into effect in 2005. The Comprehensive Plan is now much more oriented to concentrating density within the Urban Cluster in order to avoid sprawl and development moving outside of the Urban Cluster Boundary. At the time the SpringHills Activity Center Policies were written, the Comprehensive Plan had a much more suburban approach to development inside the Urban Cluster.
Issues
1. Increasing the floor area ratio allows a denser pattern of development on the site. 2. This area subject to this Comprehensive Plan Amendment has a 65' height limit. Actually achieving the 1.0 to 1.0 FAR would be very difficult considering requirements for parking, landscaping and stormwater, however, increasing the FAR allows better utilization of the site.
Fiscal Recommendation
N/A
Fiscal Alternative(s)
N/A
Funding Sources
N/A
Account Code(s)
N/A
Attachment: CPA1108_StaffReport.pdf
Attachment: CPA1108_Application.pdf
Attachment: CPA1108_PowerPoint.ppt
Attachment: CPA1108_PowerPoint.pdf
Attachment: ADV 051308 legislative items.pdf