Gadsden County Planning Commission Agenda Report

Gadsden County Planning Commission Agenda Report Date of Meeting: June 16, 2016 To: From: Subject: Honorable Chairperson and Members of the Planning Commission Allara Mills Gutcher, AICP, Planning & Community Development Director Public Hearing (Legislative) Comprehensive Plan Future Land Use Map amendment (SSA-2016-03) Consideration of recommendation of the adoption of a small scale amendment to the Future Land Use Map to the BOCC. Type of Application: Small-Scale Map Amendment (see Attachment 1) Applicant/Owner: Reem S. Am Parcel ID Number: 3-12-2N-6W-0000-00330-0100 Address/Location: 5414 Sycamore Road Area of subject amendment: 1 acre. Current use of the property: Commercial. The current use has been cited as a nonconforming use and is being used as a wrecker service and impound lot. Proposed use of the property: Commercial as a wrecker/towing service and impound lot. Wetlands: According to the National Wetlands Inventory Map, the site does contain wetlands (see Attachment 2). Flood Zone: According to the Federal Emergency Management Agency Flood Insurance Rate Map Panel number 12039C 0200C, effective on 02/04/2009, this parcel lies within Zone X, or areas determined to be outside the 0.2% annual chance floodplain. Access: Access to this property is via Sycamore Road and an access easement which connects the parcel to the road right-of-way. Background: This site historically contained a convenience/grocery store as a Neighborhood Commercial use, in the Rural Residential Future Land Use category. This use was allowable by right until the 2015 update and was informed he could use an office, but

Planning Commission Agenda Report June 16, 2016 SSA-2016-03 Page 2 of 6 the storage of vehicles was not allowable in Neighborhood Commercial. He began storing vehicles on site, and was subsequently cited by Code Enforcement for the storage of vehicles. A wrecker service with impound lot is not a permitted use in the current Rural Residential Future Land Use Category, nor was it allowable in the Neighborhood Commercial Category. Mr. Hostetter has appeared before the County Magistrate, who ordered approvals be obtained from Planning and Community development to conduct the wrecking service and associated activities on the property. On May 2, 2016, the County Magistrate ordered immediate action that the applicant apply to the Gadsden County Planning and Community Development Department for approval by May 25, 2016. Mr. Hostetter subsequently initiated the map amendment process prior to that date (Attachment 2). Analysis and Findings: This amendment has been determined to be a small-scale amendment pursuant to 163.3187(3), Florida Statutes as an amendment that involves ten (10) acres or fewer. The cumulative impact annually of the acreage for all small-scale plan amendments has not exceeded a maximum of 120 acres in a calendar year. This amendment package is the second small-scale request of 2016. With this amendment, the cumulative total of all small scale amendments will be 19.87 acres. Existing Land Use Patten: This site is surrounded by property in the Rural Residential Future Land Use category and adjacent to the following existing uses. The site access Sycamore Road, a minor collector, through an access easement over a strip of Rural Residential designated property separating it from the roadway (see Attachment 1). Table 1. Existing and Future Land Use categories. Direction Existing Land Use Future Land Use North Residential and Timberland Rural Residential West Vacant Rural Residential South East Timber (vacant); same parcel as west. Timber (vacant); same parcel as west. Rural Residential Rural Residential

Planning Commission Agenda Report June 16, 2016 SSA-2016-03 Page 3 of 6 Concurrency Analysis: Potable Water and Sanitary Sewer: This project will be serviced by well and on-site septic systems. Solid Waste: Gadsden County does not maintain a solid waste facility. All waste is moved into Georgia from Gadsden County. Therefore, a solid waste concurrency evaluation is not conducted. Transportation (Attachment 3): The level of service for Sycamore Road (CR 270), as described in the Traffic Circulation Element, is a C. The closest road way traffic counts are on CR 270, Sycamore Road. The segment studied is from the Greensboro city limit to CR 269 and is currently at a level of service B. ITE Trip Generation, 8 th Edition, was used to determine the new trips that would be generated if the 1,500 square foot building is continued to be used as a site for the wrecker service. The Automobile Care Center (Code 942) was used as the use that closest resembles the wrecker service activity in the Trip Generation manual. It is important to note that the trips reported in this analysis are likely higher than the actual due to the nature of the business. The trip generation rates are as follows: Automobile Care Center (Code 942) 3.39 pm peak hour trips (of adjacent street traffic) per 1,000 square feet with a directional distribution of 50% entering and 50% exiting. This equates to 5.07 pm peak trips for this structure of approximately 1,500 square feet. Maximum volume of road segment: 17,300 AADT (LOS C); 850 peak hour/peak directional (LOS C) (1,500 square feet) 1.5 X 3.38 = 5.07 pm peak trips 5.07 X 56.6% (D factor) = 2.87 pm peak directional trips Existing pm peak directional (2014) = 67 trips Anticipated total pm peak directional = 67 + 2.87 = 69.07 trips Note: this analysis assumes pm peak hour. The ITE Trip Generation did not provide AADT values for this land use. Table 2: Transportation Analysis. Road Segment Existing Peak Hour Peak Dir. LOS (2014) Projected Peak Hour LOS Accepted LOS Max Volume* (peak hour) CR 270 Sycamore Rd. (site 500010) 67 trips B (6.36% max vol.) B (unchanged) LOS C *Adopted LOS based upon Policy 2.3.1 of the Transportation Element.

Planning Commission Agenda Report June 16, 2016 SSA-2016-03 Page 4 of 6 Therefore, existing use of this site is not anticipated to negatively impact accepted level of services standards for Sycamore Road with an additional 5.07 pm peak hour trips. In addition, as defined by the Land Development Code, the proposed development of this site is a De Minimis impact. Section 2100 Definitions: De Minimis Impact is defined as: A proposed development that relates to a land use of such a low intensity as to have a minimal effect upon the Level of Service Standards (LOSS) adopted in the Gadsden County Comprehensive Plan. Such impact would not have more than one percent of the maximum volume at the adopted level of service (emphasis added) of the affected transportation facility as determined by the current trip counts, provided however, that an impact of a single family home on an existing lot of record will constitute a de minimis impact. The 1% of the maximum volume at the adopted level of service for this road segment is 8.5 peak hour/peak directional trips. This development would potentially generate 2.87 peak hour/peak directional trips. Public Schools: Not applicable. There is no residential density associated with this category. Public Parks: This project does not generate dwelling units, so a concurrency analysis as an impact of the development is not provided. Comprehensive Plan Objectives and Policies: The following policies guide the request of this amendment. Future Land Use Element: Policy 1.1.1: Gadsden County shall regulate the use of land through the adopted land use categories as follows. The Future Land Use Map shall be used to determine the location and extent of development within Gadsden County. K. Commercial - 1) Purpose and Intent The intent of this category is to provide areas for general commercial activities. 2) Designation Criteria Areas along collector or arterial roadways, as designated on the Functional Classification of Roadways Map in the Transportation Element. 3) Density 0.00 except for mobile home parks which shall be limited to a maximum of five units per acre. 4) Intensity The floor area ratio shall not exceed 1.0. 5) Impervious Surface Area No more than 0.75 lot coverage, except the centralized utilities uses are exempted from impervious surface requirements.

Planning Commission Agenda Report June 16, 2016 SSA-2016-03 Page 5 of 6 6) Allowable Uses All uses allowable in the Neighborhood Commercial category; museums; galleries; other civic activities; lodging establishments; private clubs; entertainment; wholesale sales; shopping centers; office complexes; light manufacturing uses that are restricted to in-plant assembly; mobile home parks, recreational vehicle parks. 7) Development Restrictions The storage of outdoor equipment must be screened from the public right-of-way. Junk yards or construction and debris landfills are prohibited in this category. Mobile home parks shall be on a centralized water and waste water system to receive a density of greater than one dwelling unit per acre. Policy 1.2.13: Any applicant for a Future Land Use Map amendment shall at minimum supply the following information to the County when requesting such Map amendment: A. Location and amount (in percentage of total parcel) of on-site jurisdictional wetlands. None. B. Availability and capacities of existing and proposed potable water and sanitary sewer utilities. Not applicable. Using a private well and on-site sewer. C. Proposed location of ingress and egress of development. As existing. D. Distance and location of nearest same land use category. See Table 1 above. E. Description of adjacent land use categories. See Table 1 above. F. In addition, for any land use category which supports residential development: 1) Existing and proposed school capacities (See Policy 10.6.1). 2) Existing and proposed park space (See Policy 6.3.3). Not applicable. Objective 1.4: Protect existing neighborhoods. Policy 1.4.1: New non-residential development which is proposed contiguous to lands designated Rural Residential on the Future Land Use Map shall be of a scale and intensity appropriate to the existing residential development. Policy 1.4.2: Neighborhood character shall be preserved and promoted by working toward maintaining compatibility of surrounding land uses.

Planning Commission Agenda Report June 16, 2016 SSA-2016-03 Page 6 of 6 Policy 1.4.5: A compatibility analysis shall be submitted by the applicant for any proposed land use change contiguous to existing land designated Rural Residential on the Future Land Use Map. Compatibility shall mean a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition. Not Supplied. Planning Department Findings: The site has historically been used commercially. Citizen s Bill of Rights: The applicants held a Citizen s Bill of Rights meeting on May 14, 2016 at the Greensboro Public Library. Staff member Willie Brown was in attendance. Fifteen or more citizens attended. A summary of the meeting has been provided by the applicant, and a petition in opposition submitted (see Attachment 4). The petition signatures were supplied by an attendee of the meeting. Planning Commission Options: 1. Recommend that the BOCC adopt the Future Land Use Map amendment as drafted or amended and submit to the Department of Economic Opportunity, as required. 2. Recommend that the BOCC does not adopt the Future Land Use Map amendment as drafted or amended. Staff Recommendation: Commission discretion. Attachments: 1. Future Land Use Map. 2. Applicant commentary on the application 3. Transportation Analysis documents 4. Citizen s Bill of Rights Summary Minutes & Petition 5. Letter from FDEP.

Winding Creek Rd. CR 270 (Sycamore Rd.) Middle Creek Rd. Old Church Rd. Audie Clark Rd. Will White Rd Subject Property Goodson Rd Garner Rd CR 379 (Edwin Clark Rd) SSA-2016-03 --------------------------------- Gadsden County Legend - Future Land Use categories AGRICULTURE 1 HEAVY INDUSTRIAL AGRICULTUER 2 LIGHT INDUSTRIAL HISTORICAL MINING DATE: May 24, 2016 SOURCE: Gadsden County Planning Dept. DISCLAIMER: This map is intended for planning purposes only. Gadsden County assumes no responsibility for any errors are inaccuracies shown within the map. AGRICULTURE 3 COMMERCIAL CONSERVATION RURAL RESIDENTIAL SILVICULTURE URBAN SERVICE AREA MUNICIPAL PUBLIC RECREATIONAL 0 0.0750.15 0.3 0.45 Miles

Attachment 2 - Applicant commentary

Attachment 3 - Transportation Analysis

Attachment 4 - CBOR summary and petitions

Attachment 5 - FDEP letter