Marion County Board of County Commissioners

Transcription

1 Marion County Board of County Commissioners Date: 6/4/217 P&Z: 9/25/217 BCC Transmittal: 1/17/217 BCC Adopt: TBD Amendment No: 217-L6 Type of Application Large-Scale Comp Plan Amendment Request: Change FLUMS Future Land Use Designation From: Rural Land To: Employment Center Concurrent Zoning Case: NONE Parcel #/Acreage: ±5 acres ±14.26 acres Owner: Deltona Corp. Applicant: Steve Gray Location: NE of SW 27 th Ave, W of I-75. Existing Use: Native Mixed and Upland Pine Forest Staff Recommendation Denial Northern parcel, ±14.26 acres. Due to proximity to Greenway and lack of commitment to use and buffer Approval Southern parcel, with conditions requiring central water and sewer on , ±5 acres P&Z Recommendation: TO CONTINUE UNTIL SEPT. WILL RENOTIFY RECOMMENDATIONS & HEARINGS HELD FOR THIS AMENDMENT Action Staff Recommendation P&Z Recommendation BCC Transmittal BCC Adoption Result DENIAL (North) APPROVAL (South) TO CONTINUE TBD TBD Notice of Public Hearing Property Owners within 3 feet of the subject property: 7 LOCATION PROJECT INFORMATION Request: Rural Land to Employment Center on combined ±19.26 acres. Gross Development Potential: Residential Non-Residential 23 DU 1.7 M ft 2 Water/Sewer: Marion County Marion Regional Utility Service Area. Environmental: Environmental sensitivity for habitat or threatened or endangered species will be addressed with development review. Transportation: Traffic analysis will be required prior to development however it should be noted that the road serving the property is unpaved and privately maintained. The parcel is located approximately nine-tenths of a mile north of SW HWY 484, on the west side Interstate 75 (no access) and directly south of the Florida Greenway. It is outside of the Urban Growth Boundary and in the Secondary Springs Protection Zone. Project Planner 1 P age

2 Kimberleigh Dinkins, Sr. Planner CURRENT FUTURE LAND USE DESIGNATION Code Enforcement Actions On-site: None. Photographs: View of subject property facing west. View above properties. FUTURE LAND USE DESIGNATION UGB Rural Land (1 du/1 ac) Low Residential ( - 1 du/ac) Medium Residential (1-4 du/ac) High Residential (4-8 du/ac) Urban Residential (8-16 du/ac) Rural Activity Center ( - 2 du/ac; FAR.35) Rural Community ( - 3 du/ac; FAR.7) Commercial ( - 6 du/ac; FAR 1.) Employment Center ( - 12 du/ac; FAR 2.) Commerce District (N/A; FAR 2.) Public (N/A; FAR 1.) Preservation (N/A; N/A) Municipality PROPOSED FUTURE LAND USE DESIGNATION 2 P age

3 PROPOSED ZONING (No change proposed) PLANNING DIVISION ANALYSIS FLUM AMENDMENT BACKGROUND/EXISTING CONDITIONS The site is heavily forested, native vegetation. The current land use is Rural Land and zoning is A-1 (General Agriculture). Employment Center Land Use is contiguous to the south which is under the same ownership. All surrounding properties are vacant, native upland forest. The proposed use is all uses allowed in Employment Center and there is no concurrent zoning application. In the vicinity, there are approximately 2+ acres of vacant Employment Center designated lands. Staff is concerned about lack of infrastructure in the vicinity, and that there is a surplus of Employment Center designated land to the south and west that has yet to be developed. The request increases the overall size of the Deltona Corp holdings in the area for marketing. The northern most parcel is adjacent to the Greenway and without knowing the intensity of the proposed use and its buffering to the greenway staff is recommending denial of the northern parcel Uses in the Employment Center are not generally compatible with Rural Land, Recreational and Preservation uses to the north without sufficient restrictions and buffering. ADJACENT PROPERTY CHARACTERISITICS Direction FLUM Designation Zoning Existing Use per MCPA Property Code N W Rural Land A-1 (General Agriculture) Timberland E Rural Land A-1 (General Agriculture) Timberland W Employment Center A-1 (General Agriculture) Timberland S E Employment Center M-1 (Light Manufacturing) Timberland N Employment A-1 (General Agriculture) Timberland E Center/Rural M-1 (Light Manufacturing) S Land/I-75 ROW Timberland W N Rural Land A-1 (General Agriculture) Mobile Home S Employment Center A-1 (General Agriculture) Timberland 3 P age

4 PROPOSED DEVELOPMENT CONTEXT The Employment Center Future Land Use is intended to provide regional services for a mix of business, enterprise, research and development, light to moderate commercial and industrial activities, and residential uses. There is no proposed immediate use. Staff is recommending DENIAL of the request on northern parcel based on the fact that the application did not provide sufficient information or justification to meet the Review Criteria, namely compatibility with the recreation and conservation use in the area, in Comprehensive Plan Future Land Use Element Policy Review Criteria, as follows: Policy 5.1.2: Review Criteria - Changes to Comprehensive Plan and Zoning Before approval of a Comprehensive Plan Amendment (CPA), Zoning Change (ZC), or Special Use Permit (SUP) the applicant shall demonstrate that the proposed modification is suitable, and the County shall review, and make a determination that the proposed modification is compatible with existing and planned development on the site and in the immediate vicinity, and shall evaluate its overall consistency with the Comprehensive Plan, Zoning, and LDC and potential impacts on, but not limited to the following: 1. Market demand and necessity for the change; 2. Availability and potential need for improvements to public or private facilities and services; 3. Allocation and distribution of land uses and the creation of mixed use areas; 4. Environmentally sensitive areas, natural and historic resources, and other resources in the County; 5. Agricultural activities and rural character of the area; 7. Prevention of urban sprawl, as defined by Ch. 163, F.S.; 8. Consistency with the UGB; 9. Consistency with planning principles and regulations in the Comprehensive Plan, Zoning, and LDC; 1. Compatibility with current uses and land uses in the surrounding area; 11. Water Supply and Alternative Water Supply needs; and 12. Concurrency requirements. PUBLIC FACILTIES AND SERVICES Environmental: An Environmental Assessment for Listed Species, along with stormwater and floodplain analysis is required for all development proposals which will address how these will be managed consistent with local, state, and federal requirements. However, no environmental analysis has been submitted. The site is predominantly Arredondo sand, with a vegetation consisting of planted and/or native pine, making it potentially suitable for animal species adapted to pine forest communities. There are no flood zones, ponds or wetlands based on FEMA Flood mapping or the National Wetlands Inventory, however there is a small flood prone area on the northern parcel. School Facilities: The maximum potential residential units are expected to result in an additional 36 elementary students, 18 middle school students and 21 high school students. While localized overcrowding may exist, the proposed land use change should not adversely impact Marion County Public Schools in the near term. Districtwide, adequate capacity exists at all three levels of schools. 4 P age

5 Public Safety: The County s Marion Oaks Fire Station and Sheriff s Marion Oaks District Office are located less than three mile south of the site at 12 Marion Oaks Lane and 294 Marion Oaks Lane, respectively. There are no public fire hydrants located in the vicinity. Public safety service response times will vary based on whether the response units are at the stations or on the road, and service may also be provided by other surrounding facilities under inter-local service delivery options. Final conformance with all public safety needs will be coordinated with any site development proposals as part of the development review processes. Potable Water & Sanitary Sewer: The site is in Marion County s Marion Oaks Utility Service Area. Water & Sanitary Sewer Capacity - Maximum Demand in Gallons Per Day (GPD) Utility Service LOS Standard Existing FLU Proposed FLU Net Change 2 unit 23 units +23 units ac 19 ac 1.7M SF Residential (# of Units) Non-Residential (acres) Water (PWE Policy 1.1.1) Residential (15 GPD/person per unit*) Non-Residential (2,75 gpd/acre) Sewer (SSE Policy 1.1.1) Residential (11 GPD/person per unit*) Non-Residential (2, gpd/acre) 72 GPD GPD 82,8 GPD 52,25 GPD 528 GPD 6,72 GPD GPD 38, GPD *2.4 persons/unit Sources: Marion County Growth Services & Florida Statistical Abstract ,8 GPD +52,25 GPD +6,192 GPD +38, GPD Connections to utility services may be required at the time of development, depending on the number of fixtures and projected water and wastewater demand. General capacity analysis indicates the existing facilities will not require expansion should the site be developed at the maximum density. However, existing water and sewer services are over one half mile away from the site, meaning that some developments may not meet the threshold for central water and sewer and would be authorized to utilize onsite wells and wastewater treatment systems. Also, sewer facilities are only available along 484, without Right of Way or easements for expansion to the north. Staff recommendation of approval for the southern parcel is based on central water and sewer being required for development of the site for Employment Center uses. Stormwater/Drainage: The site does not include formally designated 1- Year Flood Plain, however it does contain areas prone to flooding based on Marion County s Watershed Management Plan. All proposed development is required to hold stormwater on-site, up to and including a 1-year storm event, along with other site specific conditions in compliance with the County s Land Development Regulations in order to address stormwater quality and quantity controls. Recreation: Recreation facilities on the southern parcel are not expected to be impacted by the proposed amendment. Common open space is required under the PUD zoning classification and Marion County has ample Federal, State, and County owned lands available for recreational activity that exceeds the currently established LOS standard. Solid Waste: LOS is 6.2 pounds per person per day (Solid Waste Element, Policy 1.1.2). This amendment does not adversely impact the County s LOS for solid waste as the County has identified and arranged for short-term and long- 5 P age

6 term disposal needs. The County continues to use the Baseline Landfill until 22 when it is projected to close. A long-term contract reserving capacity with a private landfill in Sumter County is in place for use when determined necessary by the County. Further, the County continues to pursue recycling opportunities and other avenues to address solid waste needs based on existing and projected conditions. Transportation: Amendment 17-L6 was analyzed using the Marion County Impact Fee Schedule as based on the Institute of Transportation Engineers Trip Generation Handbook, 9th Edition. The proposed ±19 acres of Employment Center, with a maximum gross 23 DUs, or 1.7M ft 2 of commercial/industrial space has the potential to generate approximately 2,455 daily trips (or 7,166 daily trips for commercial use) and 211 or 32,171 PM peak hour trips (See Amendment Trip Generation Table). SW 27 th Ave was not analyzed for traffic counts based on the TPO 216 Traffic Counts and a Traffic Impact Analysis was not provided with the application request. As previously mentioned, there is no paved access to the subject properties. Access would presumably be provided from SW 27 th Ave, through Marion Oaks Trail. However, Marion Oaks Trail terminates west of the site at SW 29 th Ave. Rd. If approved, and through subsequent application processes, development proposals associated with this application will be subject to review and approval under the County s Land Development Code including concurrency review processes. AMENDMENT TRIP GENERATION Scenario Land Use Acres Potential Max Development Existing Medium Density DU Daily Trips* PM PK HR. Trips* 2,45 28 Proposed Employment Center Commercial 27,14 123,86 Residential 462 DU 3, STAFF RECOMMENDATION Growth Services recommends APPROVAL of CPA 17-L6 PID for the proposed Future Land Use Map Amendment on the following basis: 1. The granting of the amendment will not adversely affect the public interest. 2. The proposed amendment is compatible with land uses in the surrounding area. 3. The proposed amendment is consistent with Chapter 163, Florida Statutes and the Marion County Comprehensive Plan Growth Services recommends DENIAL of CPA 17-L6 PID for the proposed Future Land Use Map Amendment on the following basis: 1. The granting of the amendment will adversely affect the public interest. 2. The proposed amendment is not compatible with land uses in the surrounding area. 3. The proposed amendment is not consistent with Chapter 163, Florida Statutes and the Marion County Comprehensive Plan PLANNING & ZONING COMMISSION RECOMMENDATION May 31, 217: 6 P age

7 The Planning & Zoning Commission recommends TO ALLOW THEM TO CONTINUE THE ITEM UNTIL SEPTEMBER of CPA 17-L6 for the proposed Future Land Use Map Amendment on the following basis: 1. The granting of the amendment will adversely affect the public interest. 2. The proposed amendment is not compatible with land uses in the surrounding area. 3. The proposed amendment is not consistent with Chapter 163, Florida Statutes and the Marion County Comprehensive Plan BOARD OF COUNTY COMMISSIONERS TRANSMITTAL June 2, 217: The Board of County Commissioners acted to [ ] the transmittal of CPA 17-L6 for the proposed Future Land Use Map Amendment to the Florida Department of Economic Opportunity for expedited agency review on the following basis: REVIEW AGENCY COMMENTS: PEND BOARD OF COUNTY COMMISSIONERS ADOPTION TBD: The Board of County Commissioners [ ] Future Land Use Map Amendment CPA 17-L6 on the following basis: 7 P age

8 17-L6 Aerial 75 Subject Property SW 27TH AVE B I7 5 WN MARION O 75 SW 28TH AVE URT RD S W 28TH CO Subject Property A KS T R L , Feet

9 Existing Land Use Designation 17-L Subject Property Subject Property Use per MC Property Appraiser 1 Single Family Res 5-69/99 Agricultural /1/4/7 Vacant 71 Church 2 Mobile Home 6-7/11-39 Commercial Industrial Public 82 Recreation 3-5/8 Multi-Family 77 Club/Lodge/Union Hall Legend OWNER: AGENT: PARCEL(S): 1 inch = 66 feet THE DELTONA CORPORATION STEVEN H. GRAY The information shown hereon is compiled from the best available sources and for use by the County offices only. This data should not be used for surveying or land transfer of any type. All Amendments Rural Land (1 du/1 ac) Urban Residential (8-16 du/ac) Employment Center ( - 12 du/ac; FAR 2.) Policy 1.2 _ Low Residential ( - 1 du/ac) Medium Residential (1-4 du/ac) High Residential (4-8 du/ac) Rural Activity Center ( - 2 du/ac; FAR.35) Rural Community ( - 3 du/ac; FAR.7) Commercial ( - 6 du/ac; FAR 1.) Commerce District (N/A; FAR 2.) Public (N/A; FAR 1.) Preservation (N/A; N/A) Municipality

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