Glades County Staff Report and Recommendation Unified Staff Report for Small Scale Plan Amendment and Rezoning CASE NUMBERS: COMP17-02 and RZ17-02 DATE of STAFF REPORT: May 1, 2017 CASE TYPE: Application for a small scale plan amendment to the Future Land Use Map and a rezoning REQUEST: Change the Future Land Use Map (FLUM) designation of 4.61 acres from Residential to Commercial and a Rezoning from Residential General (RG) to Commercial General (C-2). APPLICANT and PROPERTY OWNER: RFYC, LLC STAFF RECOMMENDATION: Approval of the plan amendment and rezoning LOCATION: South of Williams Road, east of Turkey Creek Avenue and north of Rudder Lane. Hatched area is the subject site COMP17-02 & RZ17-02, RFYC, LLC 1
I. ZONING DISTRICT DESIGNATIONS A. Current Zoning Designations The Subject Site is zoned Residential General (RG). Surrounding Zoning Districts are Open Use Agricultural (OUA), Residential Mixed (RM), Residential General (RG), Commercial General (C-2). Hatched area is subject site Sec. 125-165. - RG residential general district. (a) Scope and intent. This section apples to the RG residential general district. This district is intended to include lands developed and suitable for development as indicated in the comprehensive land development plan, for low to medium density urban residential use, with a compatible mixture of residential types. Special emphasis is on a compatible mixture of residential uses. DISTRICT CLASSIFICATION PARCEL AREA BUILDABLE UNITS/ACRE SETBACKS (FT) MAXIMUM BUILDING MAXIMUM LOT HEIGHT (FT) COVERAGE DIMENSIONS WIDTH (FT) FRONT REAR SIDES RG Residential General Single family 10,000 sq ft 80 4.35 25 10 7 35 45% Duplex 10,000 sq ft 80 4.5 25 10 7 35 40% Multifamily 6,222 sq ft 100 10.9 25 10 10 35 40% COMP17-02 & RZ17-02, RFYC, LLC 2
B. Proposed Zoning Designation Sec. 125-165. C-2 commercial general Scope and intent. This section applies to the C-2 commercial general district. This district is intended to create a mid-level district desirable in situations dealing with uses for which neighborhood commercial is too restrictive. Manufacturing of any type is prohibited. DISTRICT CLASSIFICATION PARCEL AREA BUILDABLE UNITS/ACRE SETBACKS (FT) MAXIMUM BUILDING HEIGHT (FT) DIMENSIONS WIDTH FRONT REAR SIDES (FT) C-2 Commercial General 22,500 sq ft 150 30 25 10 45 90% MAXIMUM LOT COVERAGE II. FUTURE LAND USE MAP DESIGNATIONS A. Existing Future Land Use Map The Subject Site is designated Residential. Surrounding designations are Commercial, Industrial, and Residential. Existing Future Land Use Map designation Policy I-1.4F: Land use definitions, densities and intensities of the Future Land Use Map series are as follows: COMP17-02 & RZ17-02, RFYC, LLC 3
Residential: Land areas used predominantly for housing with density of up to 7 units per acre. Uses may also include low-intensity non-residential uses such as neighborhood commercial uses including restaurants, barber shops, convenient food stores, movie rentals, houses of worship, public parks and plant nurseries; existing cemeteries; private child care centers and nonprofit private clubs of a fraternal or social character. Non residential uses shall develop at an intensity no greater than 0.25 floor area ratio and be buffered from residential uses. All non-residential uses shall be limited to a total amount of 100,000 square feet and shall not exceed 15,000 square feet at any one location for projects that are not associated with a PUD. Neighborhood retail commercial uses shall develop at an intensity no greater than 0.25 F.A.R and locate within 1,000 feet of the intersection of two arterial roads or the intersection of an arterial road and a collector road, and be appropriately buffered from residential uses. Projects greater than 150 units shall occur in the form of a Planned Unit Development, be compact, connect to central water and sewer, include a variety of residential units (single family units and multifamily units), and also include the following amenities: parks, and bicycle and pedestrian pathways that are connected in order to promote alternative modes of transportations. Projects greater than 500 units shall also include neighborhood retail uses. B. Proposed Future Land Use Map Commercial: Land areas which are predominantly connected with the sale, rental, and distribution of products, or performance of services. Densities shall be up to 24 units an acre for motel units; up to 30 units an acre for recreational vehicles; up to 0.5 floor area ratio for single story structures, with a minimum 0.4 site not covered with impervious surfaces; up to 1.0 floor area ratio for multi-story structures, with a minimum 0.4 site not covered with impervious surfaces. III. EXISTING USES The Subject Site is vacant. To the south and west is the Turkey Creek subdivision. To the west is the Meadowlark Shores RV Park. To the north is property owned by the applicant, River Forest. IV. ANALYSIS OF RELEVANT COMPREHENSIVE PLAN POLICIES Future Land Use Element Policy I-1.3B: Commercial and industrial developments shall be designed to meet the neighborhood, community or regional needs of the residents of Glades County. 1. Commercial rezoning and development will be limited based upon the commercial needs COMP17-02 & RZ17-02, RFYC, LLC 4
of the residents and the impacts of rezoning on adjacent lands. Additional zoning and development will be approved only upon determination by the Planning and Zoning Board (PZB) that there is a special need, or to meet the needs of transients. 2. Commercial and industrial facilities shall be required to incorporate site design characteristics which aesthetically complement the area within which they are to be located. 3. Commercial and industrial developments shall be reviewed for their impact on support facilities, including, but not limited to, roads, central water, sewage, and fire protection. When new or additional facilities are required, approval for the proposal shall be contingent upon a commitment by the developer to pay a fair share of costs. 4. Actions 1-3, above, will be incorporated into the County s Land Development Code and/or Regulations by the end of 2010. Staff Review: The subject site is located adjacent to the existing boat storage buildings and basin of the River Forest Yacht Club and will become part of their facility. The applicant proposes to dredge a second basin on the subject site that will be used as a staging basin as the existing basin is no longer adequate for the amount of boat traffic that the facility receives during peak season. The expansion of the yacht club facilities will meet community and regional needs. A boat storage facility is only allowed by special exception and the applicant has submitted a special exception application showing the basin. Access to the site will be internal except for an emergency entrance on Turkey Creek Avenue. Landscaping and buffering will be reviewed and applied as conditions through the special exception. Hours of operation will be made to match the existing hours of operation from the prior special exception (8 to 5 Monday through Saturday, 12 to 5 on Sunday. The following are minimum design requirements for development in the C-2 Zoning district. Commercial Design Requirements of Section 125-215 are as follows: o A site plan indicating proposed uses and structures, driveways and parking areas, yards, buffering, a schedule for initiation and completion of development, and such other details. o Limitations on vehicular access. Except for utility and service vehicles, there shall be no vehicular access to the property through a residential district. o Site planning; limitations on operations. Site planning, design and location of structures and open spaces, and management of operations shall be such that orientation of commercial and related activities is toward the frontage on the street. There shall be no sales, service storage or display of goods or materials and no off-street loading operations, garbage or trash storage, or collection or disposal facilities visible in any portion of the property from any portion of any abutting residential district. Signs on the property shall be oriented away from any abutting residential district. Lighting of structures and premises on the property shall be so directed and shielded as to protect adjoining residential uses from nuisance effects. o Yard requirements; buffering. Yards and structural buffering shall be provided to minimize the impact of the development of any abutting residential district. The following minimum requirements may be increased to achieve a stated public purpose, but shall not be diminished: (1) Yards adjacent to streets shall be a minimum of 25 feet in depth. COMP17-02 & RZ17-02, RFYC, LLC 5
(2) Yards adjoining lot lines in any residential district shall be a minimum of 15 feet in minimum dimension. (3) All yards provided which abut any residential district shall be landscaped and maintained appropriate to the residential surrounds. No portion of any required yard abutting any residential district shall be used for off-street parking. (4) Where necessary to protect adjacent property in residential districts from lights, noise, or undesirable views, appropriate fences or walls may be required to be provided and maintained as required in this chapter. Policy I-1.4B: New development emphasizing employment opportunities and needed retail enterprises shall be located within proximity to Glades residents while meeting all infrastructure requirements. Such developments shall be compatible with and complement the existing architectural design and density of surrounding neighborhoods. 1. The Planning and Zoning Board (PZB) will include employment opportunities, compatibility with the surrounding community, architectural design and density as criteria in its plan review. Staff Review: This is an expansion of an existing development that already provides employment opportunities. The applicant expects four new employees will be needed after the expansion is complete. Economic Development Element Objective X-1.4: Promote and Support Economic Development and Job Creation Efforts. The County will strive to identify and attract new businesses and industries and provide a climate that promotes expansion of existing businesses and supports entrepreneurs. Policy X-1.4C: Existing business and industry are vital to the County's economy and the expansion of existing business and industry is an integral component in the diversification of the economic base. The County through the County Manager, or his designee will encourage the expansion of existing business and industry. Staff Review: The FLUM amendment and rezoning are proposed in order to allow expansion of an existing business and so the change in map designations would allow this to occur. V. ANALYSIS OF REZONING CONSIDERATIONS Existing potential 20 Single-family residential units or 46 Multi-family residential units. Potable Water Use: Potable water use is estimated at 125 gallons per capita per day (Infrastructure Element of the Comprehensive Plan). Estimating 2 persons per household, the current use of potable water could range from Under current zoning, the property could use 600 gallons per day to 11,500 gallons per day. Traffic generated at 9.57 trips per day per single-family unit would equal 191 total trips per day. Traffic generate at 6.65 trips per day per multifamily unit would equal 306± trips per day. Proposed potential COMP17-02 & RZ17-02, RFYC, LLC 6
200,811 square feet of commercial retail use. With a special exception, this subject site use will be limited to the yacht basin. There will be no potable water or sanitary sewer usage. There will be no impact to schools. The applicant s engineer has stated approximately 4 new employees would be hired and daily walk-in customer traffic is about 4 to 6 customers per day. The conclusion of the Trip Generation report is that trips generated by the expansion will not have an adverse impact on transportation infrastructure. Rezoning Considerations When recommending whether to rezone a classification of land, the factors listed below are used to evaluate the appropriateness of the proposed rezoning, where applicable: # EVALUATION CRITERIA STAFF FINDINGS 1 The proposed change is contrary to the established land use pattern. The proposed zoning is not contrary to the established land use pattern. There are other properties within this area that are zoned Commercial General and the subject site is an expansion of an existing use. 2 3 4 5 6 7 The proposed change would create an isolated district unrelated to adjacent and nearby districts The proposed change would materially alter the population pattern and thereby increase or overtax the load on public facilities, such as schools, utilities, streets, etc. Existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The proposed change would be contrary to the Future Land Use Map and would have an adverse effect on the Comprehensive Plan. Changed or changing conditions made the passage of the proposed amendment necessary. Changed or changing conditions will adversely influence living conditions in the neighborhood. The proposed change would not create an isolated district unrelated to adjacent and nearby districts. The proposed change is from residential to commercial. Staff concurs with the applicant s engineer, who has concluded that there are no adverse impacts to roads because of the expansion of the yacht business. There will be no impacts to public water, sewer or schools. N/A The proposed change will be consistent with the FLUM of Commercial if COMP17-02 is approved by the Board of County Commissioners. The applicants have stated that increased business make the creation of a new boat basin necessary. A change in the FLUM designation would make the proposed rezoning necessary. Potential adverse conditions can be mitigated by enhanced buffering and other site conditions as part of the Special Exception, and also during building permit site plan approval. COMP17-02 & RZ17-02, RFYC, LLC 7
8 9 10 11 12 13 14 15 16 The proposed change will create or excessively increase traffic congestion or otherwise affect public safety. The proposed change will create a drainage problem. The proposed change will seriously reduce light and air to adjacent areas. The proposed change will adversely affect property values in the adjacent area. The proposed change will be a deterrent to the improvement or development of adjacent property in accord with existing regulations. The proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. There are substantial reasons why the property cannot be used in accord with existing zoning. Whether the change suggested is out of scale with the needs of the neighborhoods or the County. It is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The traffic report by the applicant s engineer indicates that the proposed use will not create or excessively increase traffic congestion. Site planning will be required prior to development and any stormwater runoff will be required to be treated on-site. No. The proposed change is to allow the dredging of a new boat basin. No buildings will be placed on the subject site. Commercial development of the site should not decrease property values in adjacent areas. Commercial development of the site should not be a deterrent to any new homes that may be built in the Turkey Creek subdivision. The majority of those residential lots are already developed and it is a canal community whose residents are used to boat traffic. The property to the west is also developed and contains an RV Park. No. There are no substantial reasons why the property cannot be used in accord with existing zoning. No. It would be difficult to find other sites suitable for a new or expanded boat storage use. COMP17-02 & RZ17-02, RFYC, LLC 8
VI. GENERAL ANALYSIS The applicant is proposing to change the FLUM designation of 4.61 acres from Residential to Commercial and change the Zoning district from Residential General to Commercial General. The applicant has also submitted a Special Exception with plans for a new boat staging basin on the subject site. The subject site is adjacent to a developed residential subdivision to the east and south and an RV park to the west. Commercial development of the subject site would not prevent these uses from continuing. Existing regulations would mitigate impacts to the residential uses by requiring access to the site to be from Williams Road and requiring a landscape buffer of 10 feet consisting of a double hedge and 5 trees per 100 feet. A wall could be required and staff believes it will be necessary in order to protect the residents across Rudder Lane and Turkey Creek from increased noise. Clients of the RV Park are adjacent to the existing boat basin and so are already experiencing any impacts from such a use. Staff considers the change in FLUM designation to be consistent with the comprehensive plan policies that are relevant to this proposal. Staff considers the change in Zoning to positively meet the rezoning evaluation criteria. VII. RECOMMENDATION The plan amendment and the rezoning are consistent with the Glades County Comprehensive Plan. Staff recommends approval of the plan amendment and the rezoning and respectfully submits this staff report for your review. Inga Williams, AICP Director, Community Development Department COMP17-02 & RZ17-02, RFYC, LLC 9