MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW

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1 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST NUMBER: #CPA 15-16, Former Emergency Operations Center APPLICANT: Martin County Board of County Commissioners Represented By: Nicki van Vonno, AICP Growth Management Director 2401 S.E. Monterey Road. Stuart, FL PLANNER-IN-CHARGE: Clyde Dulin Principal Planner DATE: March 9, 2015 SITE LOCATION: A ±5 acre parcel of land located 6000 S.E. Tower Drive. ORIGINAL MEETING DATE REVISION DATE LPA MEETING: March 19, 2015 BCC TRANSMITTAL HEARING: April 15, 2015 TRANSMITTAL TO FDEO: April 25, 2015 ADOPTION HEARING: FINAL TRANSMITTAL TO FDEO: APPLICANT REQUEST: A land use change on approximately ±5 acres from Institutional, General to Limited Commercial. Concurrently the applicant is seeking a zoning district change from PS, Public Service District to the LC, Limited Commercial District. The ±5 acre area being considered is part of a larger 9.74 acre area owned by Martin County. STAFF RECOMMENDATION: the adjacent lands. Staff recommends approval based upon compatibility with LPA RECOMMENDATION: BCC TRANSMITTAL HEARING: ADOPTION HEARING: Date Land Use: Zoning: TABLE OF CONTENTS 1. PROJECT/SITE SUMMARY... 2 Page 1 of 22

2 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. 2. ANALYSIS FIGURES/ATTACHMENTS EXECUTIVE SUMMARY The former Emergency Operations Center (EOC) was vacated in the spring of 2007, after a new Emergency Operations Center was built after the hurricanes. In discussions with the Board during the Capital Program Planning Process (April 2014) the board expressed a desire to explore the possibility of selling the property, putting it back on the tax rolls and allowing a private owner to develop it in a manner consistent with the surroundings. The first step in pursuing this objective is to consider a change to the future land use designation. The property is currently designated Institutional, General. That designation allows very few uses in private ownership. The ±5 acre area has a 5,426 square foot bunker, a 2,100 square foot modular office and 44,000 square feet of paving. There are two additional uses on the larger 9.74 acre property that need to be preserved in public ownership. One of them is the use of the portion of the property upon which a county Public Radio System, Tower, and ancillary support buildings (shelters) are located. The other is a water management retention area that forms part of the storm water management system for a portion of S.E. Willoughby Boulevard. Though this report is considering the Limited Commercial future land use designation and concurrent zoning district designations with less intensity may also be considered. Comprehensive Plan policies were amended via Ordinance 938, 945, 946 and 957 but are not yet effective. Those changes affect both the process for amending the Comprehensive Plan and the policies of the Plan. When the changes adopted become effective all Comprehensive Plan amendments and development applications that are not yet approved must be in compliance with the newly effective amendments. All Ordinances, including effective dates, are available on the Martin County Website, under the sequential drop down menus of Departments County Attorney County Code & Ordinances. 1. PROJECT/SITE SUMMARY 1.1. Physical/Site Summary The ±5 acres that are the subject of this report are part of a larger 9.75 acre parcel that is owned by Martin County. No future land use or zoning district change is proposed on the balance of the property. Martin County proposes to retain the balance of the 9.74 acres. The parcel is within the following: Planning District: Port Salerno/76 Corridor Adjacent Planning District: South County Commission District: District 4 Taxing District: District Major Roadways S.E. Tower Drive is classified on the Martin County Road Inventory as a Residential road. It is open and maintained by the Martin County. Intersecting S.E. Tower Drive is S.E. Salerno Road Page 2 of 22

3 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. and S.E. Community Drive. Both of these roads and S.E. Willoughby Boulevard are Minor Arterial roads maintained by Martin County Concurrent Amendment Requests CPA 15-5, DeMartini. A request for a Future land Use Map change from Limited Commercial to General Commercial on 2.27 of 3.5 acres located near the intersection of S.E. Federal Hwy. and S.E. Cove Rd. CPA 15-5 and CPA 15-7 are directly related. CPA 15-7, Seacoast. A request for a Future land Use Map change from Limited Commercial to General Commercial on 0.33 acres located near the intersection of S.E. Federal Hwy. and S.E. Cove Rd. CPA 15-7 and CPA 15-5 are directly related Past Changes in Future Land Use Designations Please see the attachment to this staff report identifying a history of Future Land Use Map amendments in the Salerno Road/Cove Road corridor and west of Federal Hwy Adjacent Future Land Use North: Rural Density. South Commercial Office/Residential. East: Commercial Office/Residential and Limited Commercial. West: Rural Density Environmental Considerations Wetlands, soils and hydrology The Martin County Soil Survey shows the presence of two soil types, #2, Lawnwood fine sand and #3. Lawnwood fine sand depressional on the 2.27 acres proposed for change. Lawnwood fine sand is pooly drained and in broad areas of flatwoods. The watertable is at a depth of less than 10 inches for 2 to 4 months and at a depth of 10 to 40 inches for 6 months or more during most years. The natural vegetation is slash pine and an understory of sawpalmetto, gallberry, fetterbush, huckleberry, running oak, and waxmyrtle. Lawnwood fine sand depressional is identified as indicative of wetlands by the Martin County Comprehensive Growth Management Plan. The Martin County Soil Survey indicates the soil is ponded for 6 months in most years. The natural vegetation is St. Johnsword, ferns, and a variety of water tolerant grasses. Staff has observed exotic vegetation including Brazilian Pepper trees on the site also. The Composite Wetlands map shows a potential for wetlands being located on the ±5 acre parcel. It must be emphasized this remote sensing data is not a substitute for a wetland delineation on any property. Please see the attached Figure Wellfield protection The following is a description of the presence of existing wellfields proximate to the site and applicable wellfield protection measures. Page 3 of 22

4 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. CPA 15-16, Former EOC is not located within a public wellfield Uplands and plant/animal species on site The following is a description of uplands, plant and animal species, by type and magnitude, which exist on site. Describe applicable natural resource protection measures, which may be applied. No environmental assessment has been done. However, aerial photographs indicate portions of the ±5 acre parcel have native vegetation. A preserve area may be a requirement for some portion of the ±5acres that is not developed Adjacent Existing Uses Below is a summary of the existing adjacent land uses in the general vicinity of the subject property: NORTH: EAST: SOUTH SOUTHEAST: WEST: Flower farm with a residence, a vacant tract and a residential lot. Martin Memorial Hospital, south. Nursing and Restorative Care Center and a Wellness and Rehabilitation Center. Fallow agricultural land. The Property Appraiser s assessment data indicates the lands are used for grazing. Undeveloped lands between S.E. Community Drive and S.E. Cove Road. Residence on 4.6 acres. 2. ANALYSIS The applicant must provide justification for the proposed amendment. The justification should examine specific changes occurring in the vicinity of the subject property, including changes in local utilities availability; thoroughfare structure; demographics; and surrounding land uses and zoning. Additionally, the existing physical characteristics of the parcel and any shifts in the local composition of the area's commercial, industrial, and/or residential character should be considered. The applicant should focus this justification on a specific, detailed analysis of the area, bearing in mind the future land use amendment approval criteria outlined in Section 1-11.C. of the Comprehensive Growth Management Plan, Martin County Code, (CGMP). The Staff analysis is based on an evaluation of the amendment application materials, applicable Comprehensive Growth Management Plan policies and other relevant information Criteria for a Future Land Use Amendment (Section 1-11 CGMP) Four criteria in the Martin County Comprehensive Growth Management Plan provide the basis for recommendations for future land use changes. In evaluating each future land use amendment, staff is directed by Section 1-11.C. of the Comprehensive Growth Management Plan to assume that the 1982 and thus 1990 Future Land Use Maps, as amended, are an accurate representation of the Board of County Commissioners and thus the community's intent for the future of Martin County. Staff can recommend approval if any one of the four criteria are met. Staff must recommend denial if none of the criteria is met. An evaluation of these four criteria for this future land use request follows: 1. That past changes in land use designations in the general area make the proposed use logical and consistent with these uses and there is adequate availability of public services; or Page 4 of 22

5 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. The list of past land use changes in the Salerno Road, Cove Road corridors provide the basis to support a change. Please see the list of past changes in future land use designation at the end of this report. Adequate public facilities are available for the existing, the proposed or a less intense future land use designation such as Commercial Office/Residential. This criterion has been met. 2. That the growth in the area, in terms of development of vacant land, redevelopment and availability of public services, has altered the character of the area such that the proposed request is now reasonable and consistent with area land use characteristics; or The provision of water and sewer service, construction of S.E. Willoughby Boulevard and the development of Martin Memorial Hospital have altered the character of the area. This criterion has been met. 3. That the proposed change would correct what would otherwise appear to be an inappropriately assigned land use designation; or The Institutional, General future land use designation is appropriate for public purposes and for some private not-for-profit uses. It is inappropriate for the vast majority of private property owners. The sale of ±5 acres to a private property owner will cause this criterion to be met on the ±5 acres. Should this ±5 become private property, the General Institutional future land use would no longer be appropriate. Please see the description of the Institutional, General future land use designation in Section 2.4 of this report. 4. That the proposed change would meet a necessary public service need which enhances the health, safety, or general welfare of County residents. Sale of the property and placing it on the tax rolls would provide additional revenue. This criterion has been met. Under normal circumstances, staff assumes the existing land use is correct Urban Sprawl/Strip Development Florida Statutes, Section (3)(a)9. (adopted by HB 7207) states that any amendment to the future land use element shall discourage the proliferation of urban sprawl. It provides thirteen indicators to judge whether a future land use amendment discourages the proliferation of urban sprawl. Urban sprawl is defined as a development pattern characterized by low density, automobiledependent development with either a single use or multiple uses that are not functionally related, requiring the extension of public facilities and services in an inefficient manner, and failing to provide a clear separation between urban and rural uses. An evaluation of the thirteen indicators for urban sprawl and a determination on the eight criteria for this future land use request follows: (I) Promotes, allows, or designates for development substantial areas of the jurisdiction to develop as low- intensity, low-density, or single-use development or uses. Not applicable. The site is within the Primary Urban Service District. Page 5 of 22

6 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. (II) Promotes, allows, or designates significant amounts of urban development to occur in rural areas at substantial distances from existing urban areas while not using undeveloped lands that are available and suitable for development. Not applicable. The site is within the Primary Urban Service District. (III) Promotes, allows, or designates urban development in radial, strip, isolated, or ribbon patterns generally emanating from existing urban developments. Not applicable. The site is within the Primary Urban Service District. (IV) Fails to adequately protect and conserve natural resources, such as wetlands, floodplains, native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge areas, lakes, rivers, shorelines, beaches, bays, estuarine systems, and other significant natural systems. Not applicable. The site is within the Primary Urban Service District. All proposed development must comply with the applicable wetland, storm water and upland habitat protection policies. (V) Fails to adequately protect adjacent agricultural areas and activities, including silviculture, active agricultural and silvicultural activities, passive agricultural activities, and dormant, unique, and prime farmlands and soils. The site is located within the Primary Urban Service District. A small landscape nursery is adjacent on the north side. The adjacent nursery has remained active and productive while this property has been used for institutional purposes for over twenty years. Al commercial use should have no effect on the adjacent nursery. (VI) Fails to maximize use of existing public facilities and services. The proposed Limited Commercial future land use could encourage development that would more fully utilize existing public facilities and services. (VII) Fails to maximize use of future public facilities and services. The proposed Limited Commercial future land use could encourage development that would more fully utilize future public facilities and services. (VIII) Allows for land use patterns or timing which disproportionately increase the cost in time, money, and energy of providing and maintaining facilities and services, including roads, potable water, sanitary sewer, stormwater management, law enforcement, education, health care, fire and emergency response, and general government. No. The proposed Limited Commercial future land use would locate development where existing services including roads, potable water, sanitary sewer, storm water management, law enforcement, education, health care, fire and emergency response and general government services are already provided. (IX) Fails to provide a clear separation between rural and urban uses. Not applicable, the site is located well within the Primary Urban Service District. (X) Discourages or inhibits infill development or the redevelopment of existing neighborhoods and communities. The proposed site is not located within an existing residential neighborhood and may encourage infill commercial development. Page 6 of 22

7 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. (XI) Fails to encourage a functional mix of uses. The proposed Limited Commercial future land use designation would permit commercial uses near the existing hospital and office uses and residential uses on the Salerno Road corridor. (XII) Results in poor accessibility among linked or related land uses. No, the proposed Limited Commercial future land use designation would not change the accessibility to uses on S.E. Tower Drive, S.E. Community Drive or S.E. Willoughby Blvd. (XIII) Results in the loss of significant amounts of functional open space. No loss in public open space would occur. The property was never identified for Institutional, Recreational or Institutional Conservation purposes. Staff analysis finds this amendment discourages urban sprawl under all 13 criteria listed above. In order to be determined to discourage the proliferation of urban sprawl, the amendment must incorporate development patterns or urban form that achieves four or more of the following: (I) Directs or locates economic growth and associated land development to geographic areas of the community in a manner that does not have an adverse impact on and protects natural resources and ecosystems. Yes. The proposed Limited Commercial use on this property does not encourage greenfield development. Rather, it encourages infill development in an existing urban area. (II) Promotes the efficient and cost-effective provision or extension of public infrastructure and services. Yes. The proposed future land use designation would utilize existing public infrastructure and services. (III) Promotes walkable and connected communities and provides for compact development and a mix of uses at densities and intensities that will support a range of housing choices and a multimodal transportation system, including pedestrian, bicycle, and transit, if available. Yes, the proposed change continues to locate commercial uses in proximity to minor arterial roads corridor and provides for compact development within the existing primary urban service district. It supports the current mix of uses and the current range of housing choices and transportation. (IV) Promotes conservation of water and energy. Yes, the proposed Limited Commercial future land use designation will be within the Primary Urban Service District and will not require the extension of urban services or travel outside the Primary Urban Service District. (V) Preserves agricultural areas and activities, including silviculture, and dormant, unique, and prime farmlands and soils. Not applicable. The proposed future land use designation does not diminish agricultural areas or agricultural activities. Page 7 of 22

8 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. (VI) Preserves open space and natural lands and provides for public open space and recreation needs. Not applicable. The proposed future land use designation does not diminish public open space, natural lands or recreational needs. (VII) Creates a balance of land uses based upon demands of residential population for the nonresidential needs of an area. Not applicable. The balance between residential and commercial development does not change with this proposed amendment. (VIII) Provides uses, densities, and intensities of use and urban form that would remediate an existing or planned development pattern in the vicinity that constitutes sprawl or if it provides for an innovative development pattern such as transit-oriented developments or new towns as defined in s Not applicable. The proposed Limited Commercial designation provides an intensity of use and urban form that would be the comparable to existing development and planned development on the south side of S.E. Community Drive. Of the eight criteria listed above four of the criteria have been satisfied, four are not applicable. Staff finds the amendment does not encourage sprawl. 2.3 Land Use Compatibility If ±5 acres of the larger 9.74 acre property is changed from Institutional, General to Limited Commercial it is unlikely there will be a compatibility problem internally with the existing radio tower and the storm water features. Likewise there should be no compatibility problem with the existing development to the east or the planned development to the south and the southeast. S.E. Willoughby Blvd. separates the ±5 acres from the Rural Residential development on the west. Landscape buffering may be necessary between the ±5 acres and Rural Density lands on the north. 2.4 Consistency with the Comprehensive Growth Management Plan This section of the staff report will address the descriptions of the existing and proposed land use designations as discussed in Goal 4.13., Comprehensive Growth Management Plan, Martin County Code (CGMP). The following excerpted text from Policy 4.13A.11. CGMP, provides a description of the Institutional, General land use designation. Policy 4.13A.11. Institutional development. The FLUM contains three separate land use categories for institutional development. Recreational, Public Conservation and General Institutional categories allow for varying degrees of use and development. Institutional land shall be owned by public agencies or nonprofit service providers, except for investor-owner public water and sewer systems, private cemeteries and private hospitals existing as of October 26, In addition, privately owned land subject to perpetual easements as provided under Objective 4.5F may be designated Institutional Public Conservation. Page 8 of 22

9 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. (3) General Institutional. The General Institutional category accommodates public and not-for-profit facilities such as schools, government buildings, civic centers, prisons, major stormwater facilities, fire and emergency operation centers, public cemeteries, hospitals, publicly owned water and sewer systems, dredge spoil management sites and airports. Investor-owned regional public water and sewer systems and private cemeteries may be allowed in General Institutional. Lands acquired by the County for General Institutional uses shall be reclassified to the Institutional-General land use designation during the next plan amendment cycle, as will lands or property rights acquired by the Florida Inland Navigation District as future dredge spoil management sites. If the ±5 acres of the larger 9.74 acre property is sold to a private entity, and the land use is not changed, the only uses permitted on the property will be not-for-profit schools, churches, private cemeteries, and for profit medical offices owned by a nonprofit hospital developed as part of a Planned Unit Development. Although Institutional use is reserved for the uses cited above, this shall not prohibit for-profit medical offices and other ancillary facilities owned by a nonprofit hospital as long as they are part of a PUD. The impervious area covered by buildings and required parking for such medical offices shall not include more than 12 percent of the site. Public and/or private development of airport property owned or managed by the County shall be subject to an Airport Zoning District or Planned Unit Development (Airport) zoning district developed to implement this policy. It shall apply only to airports owned or managed by the County. Privatized government operations shall be allowed in Institutional land use when the land is publicly owned and the private entity is acting under contract with the government that would normally provide the service. All Institutional development must meet all suitability and compatibility standards in the CGMP. Minimum open space requirement shall be 40 percent, maximum building height shall be 40 feet and maximum building coverage shall be 45 percent. The following excerpted text from Policy 4.13A.8 (2) CGMP, provides a description of the Limited Commercial land use designation. The site is assessable to major thoroughfares and is near residential neighborhoods. The land development regulations also do not permit intense commercial uses such as vehicular service and maintenance in the LC zoning district implementing the Limited Commercial future land use designation. The site is not within a Community Redevelopment Overlay so a mixture of residential and non-residential uses is not possible. Limited Commercial development. Limited Commercial development is allocated to commercial sites accessible to major thoroughfares near residential neighborhoods. The scale and intensity of commercial uses in Limited Commercial areas shall be compatible with adjacent residential neighborhoods. Sites in this designation are intended for shops with limited inventory of goods as well as transient lodging facilities consistent with the Page 9 of 22

10 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. CGMP and the Land Development Regulations. This designation is not generally intended to accommodate residential development. Duly approved residential uses existing at the effective date of the CGMP shall be considered permitted uses. Areas designated for Limited Commercial development are not intended to accommodate large-scale retail sales, service or trade activities that generally serve a larger market area. Such stores would usually require a larger floor area, carry a relatively larger inventory and require a substantially greater parking area. Land Development Regulations implementing the Limited Commercial future land use designation shall be consistent with these development standards. Minimum net lot sizes shall be 10,000 square feet. FAR shall be governed by the parking standards of the Land Development Regulations. Maximum densities for hotel/motel units shall be 20 units per gross acre. Maximum building coverage shall be 50 percent. Minimum open space shall be 30 percent. Maximum building height shall be 30 feet. Residential use shall be allowed in the Limited Commercial future land use designation as part of a mixed-use project in any of the seven CRAs designated in Policy 4.2B.4. Residential densities shall be as provided for in Policy 4.3A.2. The following policies provide direction on locating commercial development on the Future Land Use Map. A commercial activity on this property would not appear inconsistent with surrounding commercial activities or the natural systems. Community services and utilities can accommodate the proposed Limited Commercial designation. Either the Limited Commercial designation or the Commercial Office/Residential designation would be most compatible with the market area and anticipated employment generation. The Limited Commercial designation provides retail options Commercial Office/Residential on lands in the immediate area do not provide. Objective 4.10B. To consider the space requirements and location of commercial development and its impact on a community when assigning commercial future land use designations. Policy 4.10B.1. Criteria for commercial land use designation. The following criteria, at a minimum, shall be used for assigning a commercial land use designation at a given location on the Future Land Use Map: (1) Trip generation characteristics; impact on existing and planned transportation facilities; and ability to achieve functional internal circulation and a landscaped parking area. (2) Specific needs of commercial activities, such as market area, anticipated employment generation and floor area requirements. (3) Compatibility with and impact on other surrounding commercial activities. (4) Relationship to surrounding land uses and natural systems. (5) Impact on existing and planned community services and utilities. The location of this site with access to S.E. Salerno Road, S.E. Community Drive and S.E. Willoughby Blvd. complies with the following policy. Page 10 of 22

11 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. Policy 4.10B.2. Criteria for siting commercial development. Commercial development shall be strategically directed to areas best able to accommodate its specific requirements of land area, site, public facilities and market location. The aim is to promote efficient traffic flow along thoroughfares, achieve orderly development and minimize adverse impacts on residential quality. There is no strip commercial development in the immediate area. If there is concern about potential strip commercial development with the Limited Commercial designation, the Commercial Office/Residential designation may also be considered. Policy 4.10B.3. Avoidance of strip commercial development. Changes in land use designation shall not be granted if the Board of County Commissioners finds (upon review by the Local Planning Agency) that the change will lead or contribute to a proliferation of strip commercial development. The existence of commercial areas on one corner shall not dictate development with the same or similar use on all corners. Nor shall the existence of commercial development on a major thoroughfare dictate similar use for all frontage. Mixed-use development shall not be considered strip commercial development Capital Facilities Impact (i.e. Concurrency Management) Policy 4.1B.2. of the Future Land Use Element states: All requests for amendments to the FLUMs shall include a general analysis of (1) the availability and adequacy of public facilities and (2) the level of services required for public facilities in the proposed land uses. This analysis shall address, at a minimum, the availability of category A and category C service facilities as defined in the Capital Improvements Element. No amendment shall be approved unless present or planned public facilities and services will be capable of meeting the adopted LOS standards of this Plan for the proposed land uses Mandatory Facilities Water/Sewer Facilities The parcel is located in the Martin County Utilities Service area. The water and sewer service is already provided. Any proposed development will be required to submit an application for Development Review. At the time the level of service for water and wastewater will be determined. The County will provide services subject to development plan approval, execution of a service agreement and a payment of appropriate fees and charges Drainage Facilities Level of Service for drainage facilities is listed below. Compliance with the following levels of service requirements must be evaluated with the submittal of a site plan. The presently developed site complies the following policies. Any proposed development must also comply. Policy 14.1A.2.(2) County water management systems: Level of Service Major Drainage Ways (over one square mile) - 8.5" in a 24-hour period (25 year/24-hour Page 11 of 22

12 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. design storm) Underground Facilities Utilizing Storm Sewers - 6" in a 24-hour period (5 year/24-hour design storm) All Other Facilities - 7" in a 24-hour period (10-year/24-hour design storm) Finished Floor Elevation year/3-day storm (a) Building floors shall be at or above the 100-year flood elevations, as determined from the most appropriate information, including Federal Flood Insurance Rate Maps. Both tidal flooding and the 100-year, 3-day storm event shall be considered in determining elevations. Lower floor elevations will be considered for agricultural buildings and boat storage facilities that are nonresidential and not routinely accessed by the public. (b) All project sites shall control the timing of discharges to preclude any off-site impact for any storm event. The peak discharge rate shall not exceed the predevelopment discharge rate for the 25-year frequency, 3-day duration storm event. The minimum roadway flood protection design storm shall be the 10-year frequency, 24- hour duration storm event unless the roadway is classified as a scenic corridor, in which case the flood protection design storm will consider maintaining the character of the roadway Transportation Policy 5.2A.1, states: The base LOS standard for all roadways is D during peak hour/peak season, except for the Florida Intrastate Highway System roadways on the Strategic Intermodal System and for facilities funded with the Transportation Regional Incentive Program that lie outside the urbanized area where LOS C is assigned, or except where an interim level of service has been assigned as described in Section 5.3.B. A staff memorandum from Lisa Wichser, P.E. is pending Solid Waste Facilities The proposed Future Land Use designation does not exceed the level of service (LOS) criteria for solid waste facilities. The required LOS in Martin County is 1.06 tons of capacity per weighted population. The weighted average population (the average of seasonal and full time residents) countywide in Fiscal year 2015 is 159,178 persons. In fiscal year 2015, there are 238,767 tons of available capacity or 1.50 tons per weighted person. A change from Institutional, General to a commercial designation will have no impact Parks/Recreation Facilities Parks and recreation facilities are calculated based on the number of residents. A change from Institutional, General to a commercial designation will have no impact Fire/Public Safety/EMS The following table shows the levels of service adopted in Chapter 14, Capital Improvements. Level of Service Area: Unincorporated Martin County Travel time Percent of time Areas of Martin County Advanced life support 8 minutes 90 Urban Advanced life support 20 minutes 90 Rural Basic life support 6 minutes 90 Urban Basic life support 15 minutes 90 Rural Page 12 of 22

13 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. Fire response 6 minutes 90 Urban Fire response 15 minutes 90 Rural The subject property lies within the urban area of unincorporated Martin County and the current level of service is 95 percent of the time. The proposed future land use change on ±5 acres will not diminish the level of service Non-Mandatory Facilities Libraries Library facilities are calculated based on the number of residents. A change from Institutional, General to a commercial designation will have no impact Schools School facilities are calculated based on residential units. A change from change from Institutional, General to a commercial designation will have no impact Criteria for a Zoning Change Zoning districts consistent with the future land use designations. The existing land use designation, General Institutional is implemented by the PS, Public Service zoning district and it allows a variety of governmental service facilities. The proposed Limited Commercial future land use designation may be implemented by the CC, Limited Commercial zoning district. Please see the permitted use schedule for the different uses allowed in the LC, zoning district Criteria for changes. The sections of italic text below are excerpts from the appropriate sections of Article 3, Land Development Regulations, Martin County Code concerning changes to the Zoning Atlas. E. Standards for amendments to the Zoning Atlas. 1. The Future Land Use Map of the CGMP establishes the optimum overall distribution of land uses. The CGMP also establishes a series of land use categories, which provide, among other things, overall density and intensity limits. The Future Land Use Map shall not be construed to mean that every parcel is guaranteed the maximum density and intensity possible pursuant to the CGMP and these Land Development Regulations. All goals, objectives and policies of the CGMP shall be considered when a proposed rezoning is considered. The County shall have the discretion to decide that the development allowed on any given parcel of land shall be more limited than the maximum allowable under the assigned Future Land Use Category; provided, however, that the County shall approve some development that is consistent with the CGMP, and the decision is fairly debatable or is supported by substantial, competent evidence depending on the fundamental nature of the proceeding. If upon reviewing a proposed rezoning request the County determines that the Future Land Use designation of the CGMP is inappropriate, the County may deny such rezoning request and initiate an appropriate amendment to the CGMP. 2. In the review of a proposed amendment to the Zoning Atlas, the Board of County Page 13 of 22

14 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. Commissioners shall consider the following: a. Whether the proposed amendment is consistent with all applicable provisions of the Comprehensive Plan; and, The LC zoning district implements the Limited Commercial future land use designation. The designation allows limited retail sales and office uses. Landscape buffers are required between commercial uses and residential uses. b. Whether the proposed amendment is consistent with all applicable provisions of the LDR; and, The proposed zoning district, LC implements the proposed future land use designation, Limited Commercial. Any private development on the ±5 acres must comply with all applicable land development regulations. c. Whether the proposed district amendment is compatible with the character of the existing land uses in the adjacent and surrounding area and the peculiar suitability of the property for the proposed zoning use; and, The proposed zoning district, LC, is compatible with the Institutional use of the hospital and the medical office uses adjacent to the hospital. It is also compatible with the undeveloped limited commercial and commercial office/residential land to the south. The Limited Commercial future land use and LC zoning is intended for close proximity to residential uses like those north and west of the site. d. Whether and to what extent there are documented changed conditions in the area; and, There is extensive documentation of changed conditions in the immediate and larger area. Please see the attached history of past changes in the Future Land Use Designations. The construction of S.E. Willoughby Blvd. bisected the larger 9.74 acre property that this ±5 acres is part of. e. Whether and to what extent the proposed amendment would result in demands on public facilities; and, The proposed amendment may increase demands for some public facilities such as road capacity. The demand on public facilities would depend on the actual use proposed in the LC zoning district. f. Whether and to what extent the proposed amendment would result in a logical, timely and orderly development pattern which conserves the value of existing development and is an appropriate use of the County's resources; and, The proposed LC zoning district would encourage in-fill development in close proximity to institutional and medical office uses. Proposed development may require an amendment to the existing site plan. g. Consideration of the facts presented at the public hearings. Page 14 of 22

15 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. At this time this staff report has not been presented at a public hearing Permitted Uses The existing zoning district PS is described below. It permits any public institutional uses deemed appropriate by the Board of County Commissioners. Sec PS Public Servicing District A. Uses permitted. In this district, a building or structure or land shall be used for only the following purposes, subject to any additional limitations pursuant to section The PS Public Servicing District shall embrace those essential services of the County, board of public instruction and sanitary district for the servicing and general welfare of the residents of Martin County. 2. Airport. All uses normal to airport operations and such other uses as may be deemed proper by the Board of County Commissioners. 3. Cemeteries, mausoleums, crematories: a. No premises shall be used or occupied for the purpose of a cemetery in any zone, unless approved after a public hearing by the Board of County Commissioners. b. No land for which a plat has not been recorded shall be used for any burials. c. Graves and/or monuments shall not be closer than 25 feet to the nearest property line. 4. Parks, public recreation buildings, playgrounds and such other uses as may be deemed proper by the Board of County Commissioners. Below are excerpts from Article 3 of the Land Development Regulations, Martin County Code including the permitted use schedule for various commercial zoning districts. The CO, COR1 and COR2 zoning districts implement the Commercial Office/Residential future land use designation. The LC zoning district correctly implements the Limited Commercial future land use designation. The CC and GC zoning districts implement the General Commercial future land use designation. The GC zoning district allows more intense uses than the CC district. For instance, vehicular uses are not permitted in the CC zoning district. The letter P indicates a permitted use. TABLE PERMITTED USES - CATEGORY "A" NONRESIDENTIAL DISTRICTS USE CATEGORY C O C O R 1 C O R 2 L C C C G C Page 15 of 22

16 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. Residential Uses Accessory dwelling units Apartment hotels Mobile homes Modular homes Multifamily dwellings Single-family detached dwellings Single-family detached dwellings, if established prior to the effective date of this ordinance Townhouse dwellings Duplex dwellings Zero lot line single-family dwellings Agricultural Uses Agricultural processing, indoor Agricultural processing, outdoor Agricultural veterinary medical services Aquaculture Crop farms Dairies Exotic wildlife sanctuaries Farmer's markets Feed lots Fishing and hunting camps Orchards and groves Plant nurseries and landscape services Ranches Silviculture Stables, commercial Storage of agricultural equipment, supplies and produce Wildlife rehabilitation facilities Public and Institutional Uses Administrative services, not-for-profit Cemeteries, crematory operations and columbaria P P P P P P P P P P P P P P P P P P P P P Page 16 of 22

17 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. Community centers Correctional facilities Cultural or civic uses Dredge spoil facilities Educational institutions Electrical generating plants Fairgrounds Halfway houses Halfway houses, on lots where such use was lawfully established prior to the effective date of this ordinance Hospitals Neighborhood assisted residences with six (6) or fewer residents Neighborhood boat launches Nonsecure residential drug and alcohol rehabilitation and treatment facilities Nonsecure residential drug and alcohol rehabilitation and treatment facilities, on lots where such use was lawfully established prior to the effective date of this ordinance Places of worship Post offices Protective and emergency services Public libraries Public parks and recreation areas, active Public parks and recreation areas, passive Public vehicle storage and maintenance Recycling drop-off centers Residential care facilities Solid waste disposal areas Utilities Commercial and Business Uses Adult business Ancillary retail use P P P P P P P P P P P Page 17 of 22

18 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. Bed and breakfast inns Business and professional offices Campgrounds Commercial amusements, indoor Commercial amusements, outdoor Commercial day care Construction industry trades Construction sales and services Family day care Financial institutions Flea markets Funeral homes General retail sales and services Golf courses Golf driving ranges Hotels, motels, resorts and spas Kennels, commercial Limited retail sales and services Marinas, commercial Marine education and research Medical services Pain management clinics Parking lots and garages Recreational vehicle parks Recreational vehicle parks, limited to the number and configuration of units lawfully established prior to the effective date of this ordinance Residential storage facilities Restaurants, convenience, with drive-through facilities Restaurants, convenience, without drive-through facilities Restaurants, general Shooting ranges P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P Page 18 of 22

19 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. Shooting ranges, indoor Shooting ranges, outdoor Trades and skilled services Vehicular sales and service Vehicular service and maintenance Veterinary medical services Wholesale trades and services Transportation, Communication and Utilities Uses Airstrips Airports, general aviation Industrial Uses Composting, where such use was approved or lawfully established prior to March 1, 2003 Extensive impact industries Limited impact industries Mining Salvage yards Yard trash processing Yard trash processing on lots where such use was lawfully established prior to March 29, 2002 Life Science, Technology and Research (LSTAR) Uses Biomedical research Bioscience research Computer and electronic components research and assembly Computer and electronic products research and assembly Computer programming/software research Computer system design Electromedical apparatus research and assembly Electronic equipment research and assembly Laser research and assembly Lens research P P P P P P P P P P Page 19 of 22

20 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. Management, scientific and technical services Marine Research Medical and dental labs Medical equipment assembly Optical equipment assembly Optical instruments assembly Optoelectronics assembly Pharmaceutical products research Precision instrument assembly Professional, scientific and technical services Reproducing magnetic and optical media Research and development laboratories and facilities, including alternative energy Scientific and technical consulting services Simulation training Technology centers Telecommunications research Testing laboratories Targeted Industries Business (TIB) Uses Aviation and aerospace manufacturing Business-to-business sales and marketing Chemical manufacturing Convention centers Credit bureaus Credit intermediation and related activities Customer care centers Customer support Data processing services Electrical equipment and appliance component manufacturing Electronic flight simulator manufacturing Fiber optic cable manufacturing Film, video, audio and electronic media production and postproduction P P Page 20 of 22

21 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. Food and beverage products manufacturing Funds, trusts and other financial vehicles Furniture and related products manufacturing Health and beauty products manufacturing Information services and data processing Insurance carriers Internet service providers, web search portals Irradiation apparatus manufacturing Lens manufacturing Machinery manufacturing Management services Marine and marine related manufacturing Metal manufacturing National, international and regional headquarters Nondepository credit institutions Offices of bank holding companies On-line information services Performing arts centers Plastics and rubber products manufacturing Printing and related support activities Railroad transportation Reproducing magnetic and optical media manufacturing Securities, commodity contracts Semiconductor manufacturing Simulation training Spectator sports Surgical and medical instrument manufacturing Technical support Telephonic and on-line business services Textile mills and apparel manufacturing Transportation air Transportation equipment manufacturing P P P P P Page 21 of 22

22 MARTIN COUNTY COMPREHENSIVE PLAN AMENDMENT/REZONING REVIEW REQUEST EOC. Transportation services Transaction processing Trucking and warehousing Wood and paper product manufacturing P 3. FIGURES/ATTACHMENTS History of Changes Figure 1, Location Map Figure 2, Future Land Use Map Figure 3, Composite Wetlands Map Figure 4, Zoning Map Figure 5, Aerial Photograph Figure 6, Proposed Future Land Use Attachment. Application Materials Page 22 of 22

23 Salerno Road/Cove Road Corridor Past Changes in Future Land Use Designations February 2015 North of S.E. Salerno Road West of S.E. Willoughby Blvd. CPA 10-10, Abundant Life Ministries: This Future Land Use Map amendment changed acres from Rural Density (allowing one unit per two acres) to Institutional, General. This site is currently undeveloped. This amendment was adopted August 10, North of S.E. Cove Road East of S.E. Willoughby Blvd.: CPA 82-4, Howard Lapidus: This Future Land Use Map amendment changed 40 acres to the Institutional land use designation. This is the current site of Martin Memorial Hospital. This amendment was adopted May 10, CPA 91-1, Board of County Commissioners (Martin Memorial Hospital): This Future Land Use Map amendment changed acres from Institutional to Commercial Office Residential. This amendment was adopted March 2, 1993 CPA 95-21, Cove Road Land Trust: This Future Land Use Map amendment changed 9.6 acres from Residential Estate Density (allowing two units per acre) to Limited Commercial. It also changed 28.8 acres from Residential Estate Density (allowing two units per acre) to Commercial Office Residential (allowing 10 units per acre). This amendment was adopted August 20, North of S.E. Cove Road West of S.E. Willoughby Blvd. CPA 08-7, Willoughby Research Park: This Future Land Use Map amendment changed 35.9 acres, located adjacent to S.E. Willoughby Blvd. and S.E. Cove Road, from Rural Density to Commercial Office/Residential. Policy 4.1B.2.(1), Comprehensive Growth Management Plan, Martin County Code that limits development on this parcel to 365,904 square feet of nonresidential use. North of S.E. Cove Road West of S.E. Ault Avenue. CPA 95-20, Melvin R. Yusem: This Future Land Use Map amendment changed 54 acres from Rural Density (allowing one unit per two acres) to Residential Estate Density (allowing two units per acre). This amendment was adopted August 20, CPA 95-22, Brickell and Company: This Future Land Use Map amendment changed acres from Rural Density (allowing one unit per two acres) to Residential Estate Density (allowing two units per acre). This amendment was adopted August 20, CPA 95-23, Martin Tabor: This Future Land Use Map amendment changed acres from Rural Density (allowing one unit per two acres) to Residential Estate Density (allowing two units per acre). This amendment was adopted August 20, CPAs 95-20, and are the current location of the Legacy Cove subdivision. CPA 08-4, Wright: This Future Land Use Map amendment changed acres, located west of S.E. Burnett Ave. and east of S.E. Kanner Hwy., from Rural Density (allowing a maximum of one unit per two acres) to Residential Estate Density, allowing a maximum of two units per acre. CPA 08-5, Grussmark: This Future Land Use Map amendment changed 37.7-acres, located on the north side of S.E. Cove Road between S.E. Burnett Ave. and S.E. Ault Ave. from Rural Density (allowing a maximum of one unit per two acres) to Residential Estate Density, allowing a maximum of two units per acre.

24 CPA 07-1E, Council on Aging: This Future Land Use Map amendment changed 9.19 acres at the corner of S.E. Salerno Road and S.E. Pepperwood Drive from Rural Density (allowing a maximum of one unit per two acres) to Institutional General. This is the location of the Charles and Rae Kane Center. South of S.E. Cove Road: CPA 04-15, Primary Urban Service District. This text amendment did not change any land use designations. It did change 870 acres on the south side of S.E. Cove Road from the Secondary Urban Service District to the Primary Urban Service District. This amendment was adopted October 5, CPA 08-3, A.I. Homes: This Future Land Use Map amendment changed 49.8 acres, located on the south side of S.E. Cove Road, west of US 1 and east of S.E. Kanner Hwy., from Rural Density (allowing a maximum of one unit per two acres) to Residential Estate Density, allowing a maximum of two units per acre. CPA 10-10, Via Claudia: This Future Land Use map amendment changed acres on the south side of S.E. Cove Road from Rural Density (allowing a maximum of one unit per two acres) to Residential Estate Density, allowing a maximum of two units per acre.

25 Martin County Figure 1, Location Map, CPA 15-16, Former EOC S.E. Kanner Hwy. S.E. Federal Hwy. S.E. Willoughby Blvd. Former EOC S.E. Salerno Road S.E. Community Drive Cove Road Created by: C.Dulin Plot Date: March 11, 2015 T:gmd\div_comp_plan\cpas\cpa15-16 Disclaimer "This Geographic Information System Map Product, received from Martin County ("COUNTY") in fullfillment of a public records request is provided "as is" without warranty of any kind, and the COUNTY expressly disclaims all express and implied warranties, including but not limited to the implied warranties of merchantability and fitness for a particular purpose. The COUNTY does not warrant, guarantee, or make any representations regarding the use, or the results of the use, of the information provided to you by the COUNTY in terms of correctness, accuracy, reliability, timeliness or otherwise. The entire risk as to the results and performance of any information obtained from the COUNTY is entirely assumed by the recipient." p

26 Martin County Figure 2, Future Land Use Map, CPA 15-16, Former EOC S.E. Willoughby Blvd. S.E.Ault Ave. Former EOC 5 acres S.E. Community Drive S.E. Salerno Road Full County Parcel 9.74 Acres Cove Road Legend Rural Density -up to 0.5 UPA AgTEC Rural Heritage -up to 0.5 UPA Mobile Home Density -up to 8 UPA Commercial General Commercial Limited Industrial Agricultural Agricultural Ranchette Estate Density -up to 1 UPA Estate Density -up to 2 UPA Low Density -up to 5 UPA Medium Density -up to 8 UPA High Density -up to 10 UPA Created by: C.Dulin Plot Date: March 11, 2015 T:gmd\div_comp_plan\cpas\cpa15-16 Commercial / Office / Residential Commercial Waterfront Recreational Public Conservation Area General Institutional Major Power Generation Facility No Data (May Include Incorporated Area) WATER Disclaimer "This Geographic Information System Map Product, received from Martin County ("COUNTY") in fullfillment of a public records request is provided "as is" without warranty of any kind, and the COUNTY expressly disclaims all express and implied warranties, including but not limited to the implied warranties of merchantability and fitness for a particular purpose. The COUNTY does not warrant, guarantee, or make any representations regarding the use, or the results of the use, of the information provided to you by the COUNTY in terms of correctness, accuracy, reliability, timeliness or otherwise. The entire risk as to the results and performance of any information obtained from the COUNTY is entirely assumed by the recipient." p

27 Martin County Figure 3, Zoning Atlas, CPA 15-16, Former EOC S.E. Willoughby Blvd. Former EOC 5 acres S.E.Ault Ave. S.E. Community Drive S.E. Salerno Road Full County Parcel 9.74 Acres Cove Road Legend <all other values> HR-1 (Single-family Residential District) PUD-C (Commercial) RM-10 (High Density Residential District) A-1 (Small Farms) HR-1A (Single-family Residential District) PUD-I (Industrial) RM-3 (Low Density Residential District) A-1A (Agricultural) HR-2 (Multi-Family Residential) PUD-MH (Mobile Home) RM-4 (Low Density Residential District) A-2 (Agricultural ) HR-2A (Multi-Family Dwelling) PUD-R (Residential) RM-5 (Low Density Residential District) A-3 (Conservation) IZ - Interim Zoning PUD-WJ (PUD West Jensen) RM-6 (Medium Density Residential District) AG-20A (General Agricultural District) Jupiter Island R-1 (Single-family Residential District) RM-8 (Medium Density Residential District) AR-10A (Agricultural Ranchette District) LC (Limited Commercial District) R-1A (Single-family Residential District) RS-10 (High Density Residential District) AR-5A (Agricultural Ranchette District) LI (Limited Industrial District) R-1B (Single-family Residential District) RS-3 (Low Density Residential District) B-1 (Business) LI-1 (Limited Industrial District) R-1C (Single-family Residential District) RS-4 (Low Density Residential District) B-2 (Business Wholesale) B-3 (Rural Business) CC (Community Commercial District) COR-1 (Commercial Office/Residential District) COR-2 (Commercial Office/Residential District) E (Estates and Suburban Homes District) M-1 (Industrial ) M-2 (Industrial) M-3 (Industrial) MH-P (Mobile Home Park District) MH-S (Mobile Home Subdivision District) Ocean Breeze R-2 (Single-family Residential District) R-2A (Two-Family Residential District) R-2B (Single-family Residential District) R-2C (Single-family Residential District) R-2T (Single-family Residential District) R-3 (Multi-Family Residential) RS-5 (Low Density Residential District) RS-6 (Medium Density Residential District) RS-8 (Medium Density Residential District) RS-BR3 RT (Mobile Home Subdivision District) SY (Salvage Yard) p E-1 (Estates and Suburban Homes District) PAF (Public Airport Facilities District) R-3A (Liberal Multi-Family) Sewalls Point GC (General Commercial District) PC (Public Conservation District) R-3B (Multi-Family Residential) Stuart GI (General Industrial District) PR (Public Recreation District) R-4 (Multi-Family Residential) TP (Mobile Home Park District) HB-1 (Limited Business) PS (Public Servicing District) R-5 (Multi-Family Med. Density) WE-1 (Waterfront Estates District) HB-1A (Hotel & Motel) PS-1 (Public Service District) RE-1/2A (Residential Estate District) WGC (Waterfront General Commercial District) HB-1AA (Hotel & Motel) PS-2 (Public Service District) RE-1A (Residential Estate District) WRC (Waterfront Resort Commercial District) HI (Heavy Industrial District) Created by: C.Dulin Plot Date: March 11, 2015 T:gmd\div_comp_plan\cpas\cpa15-16 PUD RE-2A (Rural Estate District) Disclaimer "This Geographic Information System Map Product, received from Martin County ("COUNTY") in fullfillment of a public records request is provided "as is" without warranty of any kind, and the COUNTY expressly disclaims all express and implied warranties, including but not limited to the implied warranties of merchantability and fitness for a particular purpose. The COUNTY does not warrant, guarantee, or make any representations regarding the use, or the results of the use, of the information provided to you by the COUNTY in terms of correctness, accuracy, reliability, timeliness or otherwise. The entire risk as to the results and performance of any information obtained from the COUNTY is entirely assumed by the recipient."

28 Martin County Figure 4, Composite Wetlands Map, CPA 15-16, Former EOC S.E. Willoughby Blvd. S.E. Community Drive Former EOC 5 acres S.E. Salerno Road p Full County Parcel 9.74 Acres Cove Road Legend WetlandComposite.lyr WETLAND Hydric Soil NWI Wetland Sat Wetland Soil and NWI Soil and Sat NWI and Sat Soil and NWI and Sat Created by: C.Dulin Plot Date: March 11, 2015 T:gmd\div_comp_plan\cpas\cpa15-16 Disclaimer "This Geographic Information System Map Product, received from Martin County ("COUNTY") in fullfillment of a public records request is provided "as is" without warranty of any kind, and the COUNTY expressly disclaims all express and implied warranties, including but not limited to the implied warranties of merchantability and fitness for a particular purpose. The COUNTY does not warrant, guarantee, or make any representations regarding the use, or the results of the use, of the information provided to you by the COUNTY in terms of correctness, accuracy, reliability, timeliness or otherwise. The entire risk as to the results and performance of any information obtained from the COUNTY is entirely assumed by the recipient."

29 Martin County Figure 5, Aerial Photograph, CPA 15-16, Former EOC S.E. Willoughby Blvd. S.E. Community Drive Former EOC 5 acres S.E. Salerno Road Full County Parcel 9.74 Acres Cove Road Created by: C.Dulin Plot Date: March 11, 2015 T:gmd\div_comp_plan\cpas\cpa15-16 p Disclaimer "This Geographic Information System Map Product, received from Martin County ("COUNTY") in fullfillment of a public records request is provided "as is" without warranty of any kind, and the COUNTY expressly disclaims all express and implied warranties, including but not limited to the implied warranties of merchantability and fitness for a particular purpose. The COUNTY does not warrant, guarantee, or make any representations regarding the use, or the results of the use, of the information provided to you by the COUNTY in terms of correctness, accuracy, reliability, timeliness or otherwise. The entire risk as to the results and performance of any information obtained from the COUNTY is entirely assumed by the recipient."

30 Martin County Figure 6,Proposed Land Use, CPA 15-16, Former EOC S.E. Willoughby Blvd. S.E.Ault Ave. Former EOC 5 acres S.E. Community Drive S.E. Salerno Road Full County Parcel 9.74 Acres Cove Road Legend Rural Density -up to 0.5 UPA AgTEC Rural Heritage -up to 0.5 UPA Mobile Home Density -up to 8 UPA Commercial General Commercial Limited Industrial Agricultural Agricultural Ranchette Estate Density -up to 1 UPA Estate Density -up to 2 UPA Low Density -up to 5 UPA Medium Density -up to 8 UPA High Density -up to 10 UPA Created by: C.Dulin Plot Date: March 11, 2015 T:gmd\div_comp_plan\cpas\cpa15-16 Commercial / Office / Residential Commercial Waterfront Recreational Public Conservation Area General Institutional Major Power Generation Facility No Data (May Include Incorporated Area) WATER Disclaimer "This Geographic Information System Map Product, received from Martin County ("COUNTY") in fullfillment of a public records request is provided "as is" without warranty of any kind, and the COUNTY expressly disclaims all express and implied warranties, including but not limited to the implied warranties of merchantability and fitness for a particular purpose. The COUNTY does not warrant, guarantee, or make any representations regarding the use, or the results of the use, of the information provided to you by the COUNTY in terms of correctness, accuracy, reliability, timeliness or otherwise. The entire risk as to the results and performance of any information obtained from the COUNTY is entirely assumed by the recipient." p

31 Application Package CPA #15-16 Former Emergency Operations Center

32

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34 8C1 BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY PLACEMENT: DEPARTMENTAL PRESET: TITLE: REQUEST TO INITIATE AN AMENDMENT TO THE FUTURE LAND USE DESIGNATION OF THE FORMER EMERGENCY OPERATIONS CENTER AGENDA ITEM DATES: MEETING DATE: 11/18/2014 COMPLETED DATE: 11/6/2014 COUNTY ATTORNEY: 10/27/2014 ASSISTANT COUNTY ADMINISTRATOR: 11/3/2014 REQUESTED BY: DEPARTMENT: PREPARED BY: Name: Kevin Kryzda Information Technology Services Kevin Kryzda, CGCIO/CPTM Name: Procedures: None EXECUTIVE SUMMARY: Chief Information Officer Staff requests the Board consider adopting a resolution to initiate a future land use map change to the former Emergency Operations Center and to designate a portion of the property as Right of Way for SE Willoughby Boulevard. APPROVAL: GSD GMD LEG ACA CA BACKGROUND/RELATED STRATEGIC GOAL: of 714

35 The former Emergency Operations Center (EOC), located at 6000 SE Tower Dr., was vacated in the spring of 2007, after a new Emergency Operations Center was built after the hurricane season and the completion of a replacement facility now housed at the Public Safety Complex (PSC), at 800 SW Monterey Road. In discussions with the Board during the Capital Program Planning process in April of 2014, the Board expressed a desire to explore the possibility of selling the property, putting it back on the tax rolls and allowing a private owner to develop in a manner consistent with the surroundings. The first step in pursuing this objective is to consider a change to the future land use designation. The property is currently designated as General Institutional and is not compatible with private ownership of the property. ISSUES: There are two existing uses on the property that need to be preserved in public ownership. One of them is the use of the portion of the property upon which a County Public Radio System Tower, and ancillary support buildings (shelters) are located. The other is a water management retention area that forms part of the stormwater management system for a portion of SE Willoughby Boulevard. Staff has devised a reconfiguration of the property that could accommodate the above referenced public uses. The County Surveyor has created legal descriptions and parcel boundaries that reflect staff recommendation for Board consideration. Since the use of the property for stormwater and for the Public Safety tower and ancillary buildings will continue to be used for those purposes, regardless of the use of the rest of the property, it is recommended that the parcel be split into two anyway; designating that which will continue to be used by the public as right of way for SE Willoughby Blvd. as one and the remaining portion to be designated for any other use, public or private. The Growth Management Department has prepared a preliminary analysis of the potential appropriate designations for the property. These are provided for the Board s review. RECOMMENDED ACTION: RECOMMENDATION 1. Move that the Board approve staff recommendation for splitting the parcel as proposed by staff, including the legal descriptions of same. 2. Move that the Board approve a resolution initiating a Future Land Use Map amendment for the portion of the property to be sold from its current Institutional designation to a use consistent with private ownership. ALTERNATIVE RECOMMENDATIONS 1. Move that the Board deny staff recommendation for splitting the parcel as proposed by staff, including the legal descriptions of same of 714

36 2. Move that the Board reject a resolution initiating a Future Land Use Map amendment for the portion of the property to be sold from its current Institutional designation to a use consistent with private ownership. FISCAL IMPACT: RECOMMENDATION Staff time to process the plan amendment and transmit to the land use amendment to the State. ALTERNATIVE RECOMMENDATIONS None DOCUMENT(S) REQUIRING ACTION: Budget Transfer / Amendment Chair Letter Contract / Agreement Grant / Application Notice Ordinance 1 Resolution Other: ROUTING: _ ADM _ BLD _ CDD _ COM _ ENG _ FRD X GMD X GSD _ ITS _ LIB _ MCA _ MPO _ PRD _ USD X CA X ACA X LEG of 714

37 Surrounding Land Use. Existing development and future land use designations surrounding the former Emergency Operations Center (EOC). Location: 6000 S.E. Tower Drive. Approximately, 5.9 acres. Parcel Control Number: Background: The former EOC had been used for day to day office functions and for intensive activity during hurricanes and other emergency situations. The site also contains a communication tower. The habitable structure on site is no longer used as an EOC. The site has always had an Institutional future land use designation since the adoption of the Future Land Use Map in Likewise the nearby Indian River State College site has had an Institutional future land use designation since Retention of the Institutional, General future land use designation limits the use of the site to public governmental activities or private not-for-profit facilities. For-profit medical offices and other ancillary facilities owned by a nonprofit hospital are permitted as long as they are part of a Planned Unit Development. Analysis of the surrounding area: Approximately 35 acres to the east have been developed and have the potential for development as medical office space and institutional uses surrounding the Martin Memorial South Hospital. As the attached map shows, these properties received amendments through CPA 82-4 and Farther to the east Indian River State College has established a number of educational/institutional facilities including the Wolf High Technology Center and the Martin County, Morgade Library on approximately 36 acres. Indian River State College has acquired 17 additional acres with a Residential Estate Density future land use designation that remain undeveloped. Directly to the south and across S.W. Willoughby Blvd. lies 35 acres of fallow farm land that received a future land use change from Rural Density to Commercial Office/Residential, CPA A concurrent text amendment limited the development on this property to 365,904 square feet of nonresidential use. Additional land use changes farther west are listed below. The changes described above, the increases in residential density and the adaptation of Rural Density property to churches and day care facilities indicate the area will continue to have a mixture of residential development, office and institutional uses in the future. Should the former EOC property become privately owned, potential future land use designations that would be appropriate for the surrounding area include: Commercial Office/Residential and Limited Commercial. More intense commercial uses would not appear appropriate. Likewise additional residential development between S.E. Willoughby Blvd. and S.E. Tower Drive does not appear compatible with the existing and potential development to the east, southeast and south. Adjacent Existing Uses Below is a summary of the existing adjacent land uses in the general vicinity of the subject property: NORTH: Flower farm with a residence, a vacant tract and a residential lot. SOUTH: Fallow agricultural land. The Property Appraiser s assessment data indicates the lands are used for grazing. 626 of 714

38 EAST: SOUTHEAST: WEST: Martin Memorial Hospital, south. Nursing and Restorative Care Center and a Wellness and Rehabilitation Center. Undeveloped lands between S.E. Community Drive and S.E. Cove Road. Residence on 4.6 acres. Adjacent Future Land Use Designation on the Future Land Use Map North: Rural Density. South: Commercial Office/Residential. East: Commercial Office/Residential. West: Rural Density and Institutional, General. Past Changes in Future Land Use Designations North of S.E. Salerno Road West of S.E. Willoughby Blvd. CPA 10-10, Abundant Life Ministries: This Future Land Use Map amendment changed acres from Rural Density (allowing one unit per two acres) to Institutional, General. This site is currently undeveloped. This amendment was adopted August 10, North of S.E. Cove Road East of S.E. Willoughby Blvd.: CPA 82-4, Howard Lapidus: This Future Land Use Map amendment changed 40 acres to the Institutional land use designation. This is the current site of Martin Memorial Hospital. This amendment was adopted May 10, CPA 91-1, Board of County Commissioners (Martin Memorial Hospital): This Future Land Use Map amendment changed acres from Institutional to Commercial Office Residential. This amendment was adopted March 2, 1993 CPA 95-21, Cove Road Land Trust: This Future Land Use Map amendment changed 9.6 acres from Residential Estate Density (allowing two units per acre) to Limited Commercial. It also changed 28.8 acres from Residential Estate Density (allowing two units per acre) to Commercial Office Residential (allowing 10 units per acre). This amendment was adopted August 20, North of S.E. Cove Road West of S.E. Willoughby Blvd. CPA 08-7, Willoughby Research Park: This Future Land Use Map amendment changed 35.9 acres, located adjacent to S.E. Willoughby Blvd. and S.E. Cove Road, from Rural Density to Commercial Office/Residential. Policy 4.1B.2.(1), Comprehensive Growth Management Plan, Martin County Code that limits development on this parcel to 365,904 square feet of nonresidential use. North of S.E. Cove Road West of S.E. Ault Avenue. CPA 95-20, Melvin R. Yusem: This Future Land Use Map amendment changed 54 acres from Rural Density (allowing one unit per two acres) to Residential Estate Density (allowing two units per acre). This amendment was adopted August 20, CPA 95-22, Brickell and Company: This Future Land Use Map amendment changed acres from Rural Density (allowing one unit per two acres) to Residential Estate Density (allowing two units per acre). This amendment was adopted August 20, CPA 95-23, Martin Tabor: This Future Land Use Map amendment changed acres from Rural Density (allowing one unit per two acres) to Residential Estate Density (allowing two units per acre). This amendment was adopted August 20, CPAs 95-20, and are the current location of the Legacy Cove subdivision. 627 of 714

39 The following amendments are not shown on the attached excerpt from the Future Land Use Map. CPA 08-4, Wright: This Future Land Use Map amendment changed acres, located west of S.E. Burnett Ave. and east of S.E. Kanner Hwy., from Rural Density (allowing a maximum of one unit per two acres) to Residential Estate Density, allowing a maximum of two units per acre. CPA 08-5, Grussmark: This Future Land Use Map amendment changed 37.7-acres, located on the north side of S.E. Cove Road between S.E. Burnett Ave. and S.E. Ault Ave. from Rural Density (allowing a maximum of one unit per two acres) to Residential Estate Density, allowing a maximum of two units per acre. CPA 07-1E, Council on Aging: This Future Land Use Map amendment changed 9.19 acres at the corner of S.E. Salerno Road and S.E. Pepperwood Drive from Rural Density (allowing a maximum of one unit per two acres) to Institutional General. This is the location of the Charles and Rae Kane Center. South of S.E. Cove Road: CPA 04-15, Primary Urban Service District. This text amendment did not change any land use designations. It did change 870 acres on the south side of S.E. Cove Road from the Secondary Urban Service District to the Primary Urban Service District. This amendment was adopted October 5, The subject of this staff report is within the 870 acre expansion of the Primary Urban Service District. CPA 08-3, A.I. Homes: This Future Land Use Map amendment changed 49.8 acres, located on the south side of S.E. Cove Road, west of US 1 and east of S.E. Kanner Hwy., from Rural Density (allowing a maximum of one unit per two acres) to Residential Estate Density, allowing a maximum of two units per acre. CPA 10-10, Via Claudia: This Future Land Use map amendment changed acres on the south side of S.E. Cove Road from Rural Density (allowing a maximum of one unit per two acres) to Residential Estate Density, allowing a maximum of two units per acre. 628 of 714

40 Former Emergency Operations Center, Future Land Use Map by Martin County GIS Monday, October 20, 2014, 4:51:45 PM, Disclaimer: The Geographic Information System map product, received from Martin County, ("COUNTY") is provided "as is" without warranty of any kind, and the COUNTY expressly disclaims all express and implied warranties, including but not limited to the implied warranties of merchantability and fitness for a particular purpose. The COUNTY does not warrant, guarantee, or make any representations regarding the use, or the results of the use, of the information provided to you by the COUNTY in terms of correctness, accuracy, reliability, timeliness or otherwise. The entire risk as to the results and performance of any information obtained from the COUNTY is entirely assumed by the recipient. Please contact the responsible Martin County Department for specific determinations. 629 of 714

41 BEFORE THE BOARD OF COUNTY COMMISSIONERS MARTIN COUNTY, FLORIDA RESOLUTION NUMBER A RESOLUTION TO INITIATE AN AMENDMENT TO THE FUTURE LAND USE MAP DESIGNATION FOR THE FORMER EMERGENCY OPERATIONS CENTER (EOC) ON SE TOWER DRIVE WHEREAS, the Martin County Board of County Commissioners have constructed a new Emergency Operations Center in Stuart; WHEREAS, the former Emergency Operations Center is no longer needed for its original purpose; WHEREAS, the Board of County Commissioners is desirous of soliciting bids for the sale of this property; WHEREAS, the Future Land Use Designation on the parcel is Institutional and only public and not for profit entities may be located on lands designated as Institutional in accordance with Policy 4.13A.11 of the Martin County Comprehensive Growth Management Plan; and WHEREAS, the Martin County Comprehensive Growth Management Plan, Section 1-11, Amendment Procedures, states that the Martin County Board of County Commissioners or the Local Planning Agency may, by resolution, initiate a request to amend, modify, add to, or change the Comprehensive Growth Management Plan; NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF MARTIN COUNTY, FLORIDA; THAT: The Martin County Board of County Commissioners hereby initiates an amendment to consider a change in future land use designation from Institutional to the most appropriate future land use designation for the former EOC parcel located on SE Tower Drive. 630 of 714 E:\PROGRA~2\DOCUME~1\CTS\docbases\mc_prod\config\temp_sessions\ \Former EOC Resolution ( ).doc

42 DULY PASSED AND ADOPTED THIS -- DAY OF ATTEST: BOARD OF COUNTY COMMISSIONERS MARTIN COUNTY, FLORIDA CAROLYN TIMMAN, CLERK OF THE CIRCUIT COURT AND COMPTROLLER BY: SARAH HEARD, CHAIR APPROVED AS TO FORM AND CORRECTNESS: MICHAEL D. DURHAM, COUNTY ATTORNEY 631 of 714 E:\PROGRA~2\DOCUME~1\CTS\docbases\mc_prod\config\temp_sessions\ \Former EOC Resolution ( ).doc

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