Nassau County Growth Management Department 96161 Nassau Place Yulee, FL 32097 (904) 491-7328 (904) 491-3611 FAX Date of Hearing: March 3, 2015 Public Hearing Number: R15-001 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 A. General Information Applicant: Owner: Request: Applicable Regulations: Dennis & Donna Blanchard, Agent Dennis & Donna Blanchard/Disbrow Builders, Inc. Rezoning from Residential Single Family 1 (RS-1) to Commercial Professional Office (CPO) Policies FL.01.02(B-C), FL.03.02, FL.08.05, and ED.05.02 of the 2030 Nassau County Comprehensive Plan; Articles 9, and 19 of the Land Development Code (LDC) Related Application:CPA15-001 [small-scale comp plan amendment from Medium Density Residential (MDR) to Commercial (COM)] B. Site Information Lot Size: 1.05 acres Location: 5008 First Coast Highway; Parcel # 00-00-30-0645-0002-0000 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
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: F. Background 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) The proposed rezoning is comprised of one 1.05 acre parcel. The rezoning request is from Residential, Single Family 1 (RS-1) to Commercial Professional Office (CPO). If approved, the proposed rezoning would be consistent the Commercial (COM) FLUM designation proposed with the companion Future Land Use amendment for this site (CPA15-001). The purpose of this rezoning is to accommodate low-intensity commercial office uses on this site that are compatible with surrounding uses. The Commercial Professional Office (CPO) zoning district proposed for this site is a very low-intensity commercial district intended to provide for the development of, professional, medical, financial and business offices or a variety of lowintensity public or civic uses. It often serves as a transitional or buffer district between more intensive commercial uses and residential uses. 2
G. Analysis 1) Is the proposed change contrary to the established land use pattern? No. The Comprehensive Plan very clearly discourages the extension of strip or ribbon-style commercial development (see Policy FL.08.05). Presently, commercial or multi-family residential uses extend in a nodal pattern extending in a radius approximately 300-325 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, aretail store locate southwest of the site across First Coast Highway. The subject property falls within this modestly-sized node. The Comprehensive Plan also 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 (see Policy FL.03.02). 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.). It should clearly understood that it is Staff s position that this property falls within the boundaries of a small existing commercial node, and that this rezoning is considered appropriate because: a. The subject property falls within this established node; 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. The recommendation of approval for this rezoning should not be considered an endorsement of future rezoning 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. 2) Would the proposed change create an isolated district unrelated to adjacent and nearby districts? No. The proposed CPO district often serves as a transitional or buffer district between more intensive commercial uses and residential uses. In this case, it serves in this capacity between higher-intensity CN commercial districts south of the site and the RG-1 (multi-family) and RS-1 (single-family) residential districts to the east, west and north of the subject site. 3) Would the proposed change materially alter the population density pattern and thereby overload public facilities such as schools, utilities, streets, etc.? No. The proposed CPO district allows only non-residential uses. It will not alter population density. It should have no impacts to schools or parks and recreation and minimal impacts to other public facilities (see staff report for CPA15-001). 3
4) Are existing district boundaries illogically drawn in relation to existing conditions on the property proposed for change? No. Many of the properties surrounding the subject property are also zoned RS- 1. However, as explained above The proposed CPO district allows less intensive uses, and serves as a transitional or buffer district between RG-1 and RS-1 residential districts and the higher-intensity CN commercial districts found in this area. 5) Is the proposed change contrary to the long-range land use plans? No. The proposed rezoning will bring the property into compliance with the underlying Future Land Use Map if the companion FLUM amendment, CPA15-001, is approved. 6) Do changed or changing conditions make the approval of the proposed zoning desirable? Yes. Although this area is predominantly residential in character, the subject property currently contains a single-family home that directly accesses First Coast Highway, which is classified as an arterial road (see Future Transportation Map Series Map FTMS-4). Residential driveways directly accessing an arterial road are highly discouraged and typically prohibited by the County (see Ord.99-17, Roadway and Drainage Standards, Sec. 9.2). First Coast Highway will likely remain a well-travelled arterial roadway carrying traffic to and from resort areas and may see increased traffic impacts in the future. It makes good sense to seek context-sensitive redevelopment at this location (in this case, low-intensity office uses) which will enhance access management standards that will protect thelevel of service and operational efficiency of and arterial roadway. 7) Will the proposed change adversely influence living conditions in the neighborhood? No. The Land Development Code has provisions for buffering of residential properties from commercial properties. New business and professional office development on the subject property will be required to meet these buffers. With adequate site planning and review, the uses permitted in the CPO district should be compatible with nearby single- and multi- family uses. 4
8) Will the proposed change create or excessively increase traffic congestion or otherwise affect public safety? No. The proposed CPO district will only allow uses that will likely result in a a minimum increase the potential traffic impacts. 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. 9) Will the proposed change create drainage problems? No. All development will be required to meet all drainage standards as imposed by the Nassau County Roadway and Drainage Standards and the SJRWMD criteria. 10) Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? No. The relatively low intensity of uses permitted in the CPO district and the buffering and design requirements of the current LDC should ensure that permitted office or commercial uses at this location will be a good neighbor to surrounding uses and should help to improve the area aesthetically. 11) Will the proposed change affect property values in the adjacent area? The value of adjacent properties should not be adversely affected since, as stated above, adequate site planning and review should allow the uses permitted in the CPO district to be compatible with nearby residential uses. The commercial, office or institutional uses at this location should provide needed services to the surrounding neighborhoods or businesses, which may increase the value of surrounding property over time. 12) Will the proposed change constitute a grant of special privilege to an individual owner as contrasted with the public welfare? No. The proposed CPO district will be in keeping with the character of this area (see above). The commercial, office or institutional development that may occur should provide needed services to the surrounding neighborhoods or businesses and may also result in job creation for the County. The change does not grant a special privilege as contrasted with the public welfare. 5
13) Are there substantial reasons why the property cannot be used in accord with existing zoning? No. However, as explained above, the subject property currently contains a single-family home that directly accesses an arterial road, a situation which is highly discouraged and typically prohibited by the County. Context-sensitive commercial redevelopment at this location may enhance access management standards that will protect the level of service and operational efficiency of and arterial roadway. 14) Are there other sites in this general location already zoned to permit the proposed use? Existing commercial uses are located directly adjacent to this site to the south and southwest of the subject property within a 300-325 foot radius of the intersection of First Coast Highway and Scott Road. These uses are zoned CN, a higher-intensity zoning district than the proposed CPO district. 15) Is the width and area of the parcel sought to be rezoned adequate to accommodate the proposed use? The subject property is capable of meeting the minimum lot size and frontage standards for the CPO district as defined in Sec. 19.04 of the Land Development Code. H. Staff Findings Staff finds that application R15-001, the rezoning of approximately 1.05 acre from from Residential, Single Family 1 (RS-1) to Commercial Professional Office (CPO) is consistent with the above standards for approval of a rezoning. I. Recommended Motion Based upon competent and substantial evidence placed in the record of these proceedings, the Planning and Zoning Board recommends APPROVAL of Application R15-001, the rezoning of approximately 1.05 acre from Residential, Single Family 1 (RS-1) to Commercial Professional Office (CPO). 6