Dennis & Donna Blanchard, Agent. Dennis & Donna Blanchard/Disbrow Builders, Inc.

Transcription

1 Nassau County Growth Management Department Nassau Place Yulee, FL (904) (904) FAX Date of Hearing: March 3, 2015 BOARD MEMBERS Thomas Ford (Chairman) Gene Bennett John Stack Jeff Gray Sharyl Wood Bruce Jasinsky Patrick J. Keogh Charles Rogers Jimmy L. Higginbotham. Scott Murray Wayne Arnold Public Hearing Number: CPA A. General Information Applicant: Owner: Request: Dennis & Donna Blanchard, Agent Dennis & Donna Blanchard/Disbrow Builders, Inc. Small-Scale Future Land Use Map amendment to change the classification of one parcel from Medium Density Residential (MDR) to Commercial (COM) Applicable Regulations: Policies FL.01.02(B-C), FL.03.02, FL.08.05, and ED of the 2030 Nassau County Comprehensive Plan Related Application:R [rezoning from Residential Single Family 1 (RS-1) to Commercial Professional Office (CPO)] B. Site Information Lot Size: 1.05 acres Location: 5008 First Coast Highway; Parcel # Directions:Head south on First Coast Highway from the intersection of S. Fletcher Ave. 1/2 mi. Property is on the east side of First Coast Highway, just north of the intersection of First Coast Highway and Scott Road. C. Existing Land Uses

2 Subject Site: Surrounding: SF Residential North: SF Residential South: Commercial East: SF Residential West: MF Residential D. Existing Zoning Subject Site: Surrounding: Residential, Single Family 1 (RS-1) North: Residential, Single Family 1 (RS-1) South: Commercial Neighborhood (CN) East: Residential, Single Family 1 (RS-1) West: Residential, General 1 (RG-1); Commercial Neighborhood (CN) E. FLUM Designation Subject Site: Surrounding: Medium Density Residential (MDR) North: Medium Density Residential (MDR) South: Medium Density Residential (MDR) Commercial (COM) East: Medium Density Residential (MDR) West: Medium Density Residential (MDR) F. Analysis 1) Background and Standards for Review. The proposed amendment to the Future Land Use Map (FLUM) of the Comprehensive Plan is comprised of one 1.05 acre parcel. The request is to amend the Future Land Use Map (FLUM) designation of Medium Density Residential (MDR) to Commercial (COM). Pursuant to Sec , F.S., FLUM amendments containing 10 acres or less are considered Small Scale and do not require prior transmittal for inter-agency review. A proposed rezoning has also been filed (R15-001) for the parcel from Residential, Single Family 1 (RS-1) to Commercial Professional Office (CPO). The proposed rezoning would be consistent the proposed Commercial (COM) FLUM designation, if approved. IMPACTS SUMMARY (MDR to COM) 2

3 Land Use Analysis Existing Use Current Development Potential (LDR) Proposed Development Potential (COM) Current Population Projection ( LDR) Proposed Population Projection (COM) Transportation Impacts Roadways Mass Transit Public Facilities Impacts Water (NAU) Sewer (NAU) Solid Waste Disposal Recreation & Parks Public Schools *Per ITE Trip Generation Report, 8 th ed. SF Residential 3 residential dwelling units (ITE 220)* 18,300 square feet general office (ITE 710)* 8 People 0 People Potential increase of 24 pm pk hr trips.* N/A Potential increase of 1,000 gpd Potential increase of <1000 gpd Potential increase of 26.3 tpy (tons per year) Potential decrease of 0.1 acre park land Potential decrease of 2 students 2) Brief description of existing property; include existing land cover and uses, any existing structures, infrastructure. As previously mentioned, the subject property is comprised of one 1.05 acre parcel. The property is vacant land and has direct access to First Coast Highway, an arterial roadway. It is located within 300 feet the intersection of First Coast Highway and Scott Road. The property is located within the area served by Nassau Amelia Utilities. No significant wetlands appear to be on the site. 3) Describe how the property is to be developed. The Commercial Professional Office (CPO) zoning district proposed for this site is a low-intensity commercial district intended to provide for the development of, professional, medical, financial and business offices or a variety of low-intensity public or civic uses. 4) Economic and Service Impacts. The commercial, office or institutional development that may occur should provide needed services to the surrounding neighborhoods and businesses and may also result in job creation for the County. 3

4 The proposed land use change may result in an increase of 24 PM peak hour trips (see Table above). Future development on the site will be subject to fees assessed as part of the County s adopted Mobility Plan. Traffic operational issues that may be created by the new development will also need to be resolved at the developer s expense if required by Engineering Services. The property is located within an area served by Nassau Amelia Utilities. The proposed land use change will not likely result in a significant impact in the demand for central water and sewer capacity(i.e. 1,000 gallons per day or less, see Table above). The proposed COM land use designation typically allows only non-residential uses. It will not alter population density. It should have no impacts to schools or parks and recreation (see Table above). 5) Consistency of the proposed land use amendment with the adopted Future Land Use Element objectives and policies and identification of any other amendments to other sections of the Comprehensive Plan and consistency of the Plan and Elements. a) Policy ED The County shall encourage and support urban development patterns that create a functional mix of residential uses (including qualified workforce housing), supporting civic and commercial uses, and employment opportunities in close proximity that will effectively reduce the number of county residents commuting outside of the county for employment. This Policy encourages more efficient development patterns that will create employment opportunities. The proposed CPO district will be in keeping with the character of the area, as explained below. The commercial, office or institutional development that may occur should provide needed services to the surrounding neighborhoods and may also result in job creation for the County. b) Policy FL Provisions in the Land Development Code (LDC) shall be adopted which set standards for buffering and separation between land uses of different densities or intensity of use so as to minimize interference between uses. This Policy requires the use of the Land Development Code (LDC) to set standards for the separation of land uses of different densities or intensity in order to minimize incompatibility. The proposed CPO district allows for less intensive uses (i.e. office uses) that are generally considered appropriate as a buffer between other commercial uses(retail, services, etc.). 4

5 c) Policy FL The Land Development Code shall provide incentives to direct commercial and multi-family residential uses into clustered or nodal development patterns, that eliminate or reduce stripor ribbon development following major County or state roads. This Policy very clearly discourages the extension of strip or ribbon-style commercial development. Presently, commercial or multi-family residential uses extend in a nodal pattern extending in a radius approximately feet from the intersection of First Coast Highway and Scott Road. This node includes real estate offices and the Dome Healing Center (a spa-type facility) directly south of the site and Waterwheel Cigar, a retail store locate southwest of the site across First Coast Highway. The subject property falls within this modestly-sized node. G. Staff Findings Staff submits the following findings: 1) The FLUM amendment is not sprawl as defined by Sec (6)(a)(9), F.S. 2) The FLUM amendment is located within the boundaries of a small existing commercial node, and this small-scale amendment is considered appropriate because: a. The subject property falls within this established node, and will not create strip commercial development specifically discouraged by Policy FL ; and b. The zoning district proposed (CPO) is appropriate as a buffer district between existing commercial uses and adjacent residential development found to the north, east and west of the subject site (see staff report for R15-001). 3) The recommendation of approval for this small-scale amendment should not be considered an endorsement of future amendments for commercial use on surrounding properties that would enlarge the size of this commercial node or would increase the intensity of commercial uses adjacent to existing residential uses in this area 4) The amendment will encourage efficient development patterns, and is otherwise in compliance with the Goals, Objectives and Policies of the 2030 Comprehensive Plan. H. Staff Recommendation Staff recommends approval of the request to amend the Future Land Use Map designation of 1.05 acres of property from Medium Density Residential (MDR) to Commercial (COM). 5

6 I. Recommended Motion The Planning and Zoning Board, in its capacity as Local Planning Agency for Nassau County, recommends APPROVAL of CPA15-001, a Small-Scale Future Land Use Map amendment to change the classification of 1.05 acres from Medium Density Residential (MDR) to Commercial (COM). 6