CITY OF FLORENCE PLANNING COMMISSION AUGUST 9, 2016, 6:30 PM City Center, Council Chambers FLORENCE, SOUTH CAROLINA AGENDA I. Call to Order II. Approval of Minutes Regular Meeting July 12, 2016 III. IV. Matter in Position for Action 2016-28 A request for a variance from Section 6.10 Street Trees of the City of Florence Land Development and Subdivision Ordinance for Spring Haven Subdivision, said properties being specifically designated in the Florence County Tax Records as a portion of Tax Map Parcel 00180-01-010. Public Hearing 2016-29 Request to Zone R-1 pending annexation of property located at 2525 Hoffmeyer Road, said properties being specifically designated in the Florence County Tax Records as a portion of Tax Map Parcel 01221-01-105 V. Matter in Position for Action 2016-29 Request to Zone R-1 pending annexation of property located at 2525 Hoffmeyer Road, said properties being specifically designated in the Florence County Tax Records as a portion of Tax Map Parcel 01221-01-105 VI. VII. Public Hearing 2016-30 Request to Zone R-1 pending annexation of property located at 2688 Trotter Road, said properties being specifically designated in the Florence County Tax Records as Tax Map Parcel 00984-01- 013 Matter in Position for Action 2016-30 Request to Zone R-1 pending annexation of property located at 2688 Trotter Road, said properties being specifically designated in the Florence County Tax Records as Tax Map Parcel 00984-01- 013
VIII. IX. Public Hearing 2016-31 Request to Zone R-3/Neighborhood Revitalization Overlay District pending annexation of property located on the southwest corner of Sumter and Alexander Streets being specifically designated in the Florence County Tax Records as a portion of Tax Map Parcel 90060-08-008 Matter in Position for Action 2016-31 Request to Zone R-3/Neighborhood Revitalization Overlay District pending annexation of property located on the southwest corner of Sumter and Alexander Streets being specifically designated in the Florence County Tax Records as a portion of Tax Map Parcel 90060-08-008 X. Other Business 2016-26 Request to rezone the property located at 104 and 113 South Kemp Street said property being specifically designated in the Florence County Tax Records as Tax Map Parcels 90117-10-022 and 90117-11-007. XI. Adjournment Next meeting: September 13, 2016 2
CITY OF FLORENCE PLANNING COMMISSION MINUTES TUESDAY, JULY 12, 2016 6:30 PM CITY CENTER, COUNCIL CHAMBERS MEMBERS PRESENT: Drew Chaplin, Kevin Gause, Betty Gregg, Dorothy Hines, Charles Howard, Jr., Derrick Owens, and Mildred Welch. MEMBERS ABSENT: Jennifer Edwards and Simon Lee. STAFF PRESENT: Jerry Dudley, Brinson Laliberte, Phillip Lookadoo, Clint Moore, and Tripp Ward. CALL TO ORDER: Chairman Chaplin called the July 12, 2016 regular meeting to order at 6:30 p.m. and thanked everyone for their participation. APPROVAL OF MINUTES: Chairman Chaplin introduced the June 14, 2016 regular meeting minutes and asked Commissioners if there were any changes that needed to be made. Being none, Chairman Chaplin called for a motion. Mr. Howard made a motion to approve the minutes and Mr. Owens seconded the motion. Voting in favor of the motion was unanimous (7-0). PC 2016-24 Request to Zone RU-1 and R-2, pending annexation of property located off of Meadors Road, said properties being specifically designated in the Florence County Tax Records as Tax Map Parcels 00751-01-049, 00052-01-005, -049, - 050, 051, 052, 053, 054, 055, 056, 057, 058, 059, 060, 061, 062, 063, 064, 065, 066, 067, 068, 069. Chairman Chaplin read the introduction of the item and asked staff for their report. Tripp Ward gave the staff report as submitted to the Planning Commission (See Attachment 1). Chairman Chaplin addressed the audience as well as the Commissioners stating that their job with this item was not to decide if they should approve or deny the annexation, but to determine if the zoning request was appropriate considering the information that Mr. Ward had given them. He asked the audience to limit their questions only to issues regarding zoning and not the annexation itself. With that being said, Mr. Chaplin asked the Commissioners if they had any questions for staff. There being no questions for staff, Chairman Chaplin opened the public hearing portion of the meeting.
Gary Finklea, speaking for the request, took the podium. He mentioned that the zoning was consistent with what had already been started on Meadors Road. He said he was requesting annexation for the purpose of using City water and sewer. Being in City limits made the cost of pulling water and sewer permits substantially less. Trash pickup was also beneficial. Being no one else to speak for or against the request, Chairman Chaplin closed the public hearing and called for a motion. Mr. Owens made a motion to approve the request and Mr. Howard seconded the motion. Voting in favor of the motion was unanimous (7-0). PC 2016-25. Sketch Plan approval, said property being specifically designated in the Florence County Tax Records as Tax Map Parcel 00180-01-010. Chairman Chaplin read the introduction of the item and asked staff for their report. Tripp Ward acknowledged that this item was not on the agenda and that was due to an error on the staff s part. Mr. Ward gave the staff report as submitted to the Planning Commission (See Attachment 2). Chairman Chaplin stated there would not be a public hearing for this item and called for a motion. Mr. Owens made a motion to approve the request and Ms. Gregg seconded the motion. Voting in favor of the motion was unanimous (7-0). PC 2016-26 Request to rezone property being specifically designated in the Florence County Tax Records as Tax Map Parcels 90117-11-007 and 90117-10-022 to B-3, General Commercial District. Chairman Chaplin read the introduction of the item and asked staff for their report. Jerry Dudley gave the staff report as submitted to the Planning Commission (See Attachment 3). Chairman Chaplin asked the Commissioners if they had any questions for staff. Mr. Howard asked if the church in question owned the house across the street to which Mr. Dudley replied that it did. Chairman Chaplin asked if it was still possible to have single-family with someone living in the house across the street as well to which Mr. Dudley replied yes. Mr. Howard asked if they had any idea why the house across the street needed to be included in the zoning to which Mr. Dudley responded that they wanted some continuity. Being no more questions of staff, Chairman Chaplin opened the public hearing. Myron Thomas, speaking on behalf of his aunt, took the podium speaking against the request. He stated his aunt and he had been living in an adjacent residence before the church was even built. He wanted to know how the rezoning was going to directly and indirectly affect them. Mr.
Dudley addressed him stating that the rezoning would not affect his property and what he would probably see would be an expansion of the church and a new parking lot going in. However, if B-3 was to be applied and the church wanted to sell the property in the future, the property could be used for any B-3 zoning. But that would only take place if the church were to be sold or redeveloped. Mr. Thomas and Mr. Dudley continued to discuss the implications that the rezoning could have. Mr. Thomas stated he was leery about the rezoning. Bill Bennett, a parishioner at St. Anne s, took the podium speaking in favor of the request. He stated that the church had been in place for over 75 years and they had no intention on leaving. They were requesting B-3 zoning because the new setbacks and the square footage would allow them to expand their buildings. He stated a B-2 would work as well. Hall Fuller, with FW Architects, took the podium speaking in favor of the request. He stated he had been working with the church to see what was currently allowed as far as expanding. He explained how the rezoning was necessary for the changes the church wanted to make. B-3 had originally been preferred but B-2 would work for them as well. B-1 was too restrictive. Mr. Dudley read what things would be allowed in a B-2 zoning. He mentioned that the church might also be able to join the PDD with McLeod but that would require more discussion. Mr. Howard stated that seemed like it would be the most logical thing to do as it would give the church more flexibility. Bill Bennett said that they would be more than happy to work with McLeod and they had designed their campus to compliment McLeod. He said they would be happy to join the PDD. Discussion was held about what the applicant would need to do to join the PDD and Mr. Bennett offered to defer the matter until next month s meeting. Being no one else to speak for or against the request, Chairman Chaplin closed the public hearing and called for a motion. Mr. Howard made a motion to defer the request for 30 days and Mr. Owens seconded the motion. Voting in favor of the motion was unanimous (7-0). Adjournment: As there was no other business, Chairman Chaplin requested a motion to adjourn. Mr. Owens made a motion to adjourn the meeting and Mr. Howard seconded the motion. Voting in favor of the motion was unanimous (7-0). Chairman Chaplin adjourned the meeting at 7:13 p.m. The next meeting is scheduled for August 9, 2016.
Respectfully submitted, Faith Krepps Office Assistant II
CITY OF FLORENCE PLANNING COMMISSION MEETING DATE: August 9, 2016 AGENDA ITEM: PC 2016-28. A request for a variance from Section 6.10 Street Trees of the City of Florence Land Development and Subdivision Ordinance. I. IDENTIFYING DATA Owner Address Tax Map Number South Florence Development, LLC See attached location map 00180-01-010 II. GENERAL BACKGROUND DATA Current Zoning: Current Use: Project Name: R-3, Single Family Residential Agriculture Spring Haven Subdivision Phase III, IV, V III. POINTS TO CONSIDER: (1) Tax Map Number 00180-01-010 was annexed and zoned R-1, Single Family or RU-1 Rural Community on October 13, 2008. (2) Tax Map Number 00180-01-010 was rezoned to R-3 on June 10, 2013. (3) The subdivision was approved by Planning Commission on July 12, 2016 (4) The 14.43 acre subdivision was approved for 60 lots. (5) All parcels meet the dimensional requirements of the R-3 zoning district per the City of Florence Zoning Ordinance. (6) All adjacent properties are zoned R-1, Single Family or RU-1 Rural Community (see Attachment 2). (7) Land use of the adjacent property is as follows: Direction Zoning Land Use North R-3 Residential East R-1,RU-1 Residential South RU-1 Farmland West R-1, RU-1 Farmland (8) The Future Land Use Plan designates this parcel as Rural and Neighborhood Conservation. Per the Comprehensive Plan, the purpose of the Rural designation is stated as follows: Agricultural and rural uses (see Attachment C). The purpose of Neighborhood Conservation designation is stated as follows: Protects the character and function of established neighborhoods depending on the existing
PC 2016-28 size. The future land use of the surrounding properties is designated as Neighborhood Conservation to the north and north west, Residential Suburban to the west, and Rural and to the south and south east. (9) The developer has asked for a variance from Section 6.10 Street Trees of the City of Florence Land Development and Subdivision Ordinance. (Attachment D) (10) The first two phases of the subdivision were not developed with the street tree requirement because it was approved prior to annexation into the City of Florence. (11) Per the subdivision ordinance, if trees are not in place at time of final plat approval a financial guarantee must be provided to ensure installation of the trees. (12) The developer has requested a variance to allow for trees to be planted after home construction, instead of at recordation of final plat. For assurance that the trees will be planted, the developer has required within the Restrictive Covenants that a minimum 3 inch caliper tree be planted in the front yard at completion of home construction. (Attachment E) (13) The developer is also dedicating a 1.86 Acre area of green space to the homeowner s association once the subdivision is complete. (14) The Ordinance requires trees to be planted in the public right of way. The variance will allow for the trees to be planted by the homeowner anywhere in the front yard. IV. (a) STAFF ANALYSIS: In considering the issue of the variance, the City of Florence Planning Commission shall evaluate Section 6.10, Street Trees, of the City of Florence Land Development and Subdivision Ordinance as adopted by Florence City Council. Based on our understanding of the variance request from the developer (Attachment F) below is an assessment of the variance request related to the ordinance requirements: Street trees shall be provided in proposed subdivisions in order to enhance the appearance of the community. (1) General standards for newly planted street trees are as follows: a. Street trees shall be provided at a minimum of one (1) per lot in the public right-of-way and shall be reasonably spaced, with a maximum spacing of sixty (60) feet. The variance will allow for the tree to be placed anywhere in the front yard of the lot. b. At least one (1) street tree is required in grassed islands that are in the center of round or bulb shaped cul-de-sacs. Not applicable c. Approved large species street trees must be installed. A list of approved large species canopy trees will be maintained by the City of Florence. Minimum tree size shall be two and one-half (2½) inches in diameter upon installation. The species of tree will not be uniform across all lots. Since the trees are not in the rightof-way The City of Florence will not be able to maintain the trees not located within the right-of-way. The minimum tree size will be three inches in diameter upon installation. d. Trees for entire block should be planted at one (1) time.
PC 2016-28 The trees will be planted at time of home completion. There will be no uniformity to the tree planting layout e. Newly planted street trees shall be located in such a manner to minimize damage to streets, sidewalks, drainage installations, and utility installations Not applicable f. Trees must be planted in accordance with recognized horticultural guidelines. Planting details will be maintained by the City of Florence. The City of Florence will not be able to enforce planting requirements. g. Newly planted street trees shall be watered and maintained in a healthy manner by the developer through the first growing season. The responsibility of the tree maintenance will be transferred to the homeowner. h. After planting, the developer shall sign a contract for guarantee of replanting street trees. The contract shall legally bind the developer to replant any street tree that is not maintained in a healthy manner through the first growing season. The City of Florence will not be able to enforce a guarantee of replanting. i. Street trees are required to be installed at the same time as other improvements, and may not be escrowed as an individual item. The homeowner would be responsible for tree planting. The variance will remove the requirement that the financial guarantee be put in place to ensure tree planting. (b) In lieu of newly planted street trees, one of the following three (3) alternatives may be used to comply with the street tree requirements. (1) Acceptable pre-existing trees fronting proposed streets may be maintained in lieu of planting new street trees. While such pre-existing trees do not have to meet all of the requirements of newly planted street trees, the following minimum criteria apply: a. Spacing and species of trees must be determined to be acceptable by the city staff. b. In all cases, the number of street trees shall equal or exceed the required number of trees listed above in subsection (a). c. Trees must exhibit good health and must be adequately protected during construction in accordance with recognized horticultural guidelines. (2) At a minimum, acceptable pre-existing stands of trees (>2.5" in diameter) must be maintained on seventy-five (75) percent of the lots. These trees must be maintained within the rear setback, and the side setbacks up to the front setback, for the required number of lots. a. These trees must be determined to be acceptable by the city staff. (3) Landscaping shall be provided as part of site plan and subdivision design. It shall be conceived in total pattern throughout the site, integrating the various elements of site design, preserving and enhancing the particular identity of the site, and creating a pleasing site character. a. At a minimum, the landscape plan shall contain a thirty-foot depth of sod from edge of street. b. At a minimum, each lot shall contain 1 large species tree of at least 2.5" in trunk diameter, located within thirty (30) foot of the edge of street. Alternatively, the developer may submit groupings of newly planted trees throughout the subdivision for consideration by the City of Florence. In no case may the developer submit less than one (1) tree per lot. The developer is not proposing an alternative that is outline in subsection (b).
PC 2016-28 (c) The developer shall cause street trees to be provided as shown on approved plans. (1) If the required street trees are not present at the time of final plat approval, the developer must provide financial guarantees to ensure installation as required as outlined in article VII of this chapter. The variance will remove the requirement of a financial guarantee from the developer and place the requirement of planting a tree on the homeowner. (2) For any new development or re-development, all required street trees must be completed within two (2) years of the final plat recording. There would be no time requirement associated with the trees being planted. V. PLANNING COMMISSION ACTION: 1. Consider only the evidence presented before the Commission. 2. Make findings of fact to apply the Ordinance to the application presently before the Commission. 3. Based on the findings of fact, make a decision regarding the variance requested. VI. ATTACHMENTS: A. Location Map B. Current Zoning Map C. Future Land Use Map D. Section 6.10 Street Trees of the City of Florence Land Development and Subdivision Ordinance E. Section 11 of Spring Haven Restrictive Covenants F. Variance request
PC 2016-28 Attachment A: Location Map
PC 2016-28 Attachment B: Current Zoning Map
PC 2016-28 Attachment C: Future Land Use Map
PC 2016-28 Attachment D: Section 6.10 Street Trees of the City of Florence Land Development and Subdivision Ordinance
PC 2016-28 Attachment D: Section 6.10 Street Trees of the City of Florence Land Development and Subdivision Ordinance Continued.
PC 2016-28 Attachment E: Section 11 of Spring Haven Restrictive Covenants Attachment F: Variance Request
CITY OF FLORENCE PLANNING COMMISSION MEETING DATE: August 9, 2016 AGENDA ITEM: 2016-29 Request to Zone R-1 pending annexation of property located at 2525 Hoffmeyer Road, said properties being specifically designated in the Florence County Tax Records as a portion of Tax Map Parcel 01221-01-105 I. IDENTIFYING DATA Owner Tax Map Number Carolyn D. Griffin 01221-01-105 II. GENERAL BACKGROUND DATA Current Zoning: Proposed Zoning: Current Use: Proposed Use: Unzoned (County) R-1, Single-Family Residential (City) Vacant Single-Family Residential III. POINTS TO CONSIDER: (1) Parcel 01221-01-105 was zoned and annexed into the City in June of 2004; however, the small 0.153 acre portion that connects the lot to West Andover Road was recently combined with the parcel. This new portion of the lot is not within City limits, and the owner wishes to annex the portion such that the entirety of the lot is annexed and zoned. (2) The portion is currently unzoned, in Florence County, and any use would be permitted under the Florence County Zoning Ordinance. (3) The proposed zoning, pending annexation, is R-1, Single-Family Residential. The primary use permitted under the proposed zoning is single-family residential characterized by large sized lots. (4) The lot meets the dimensional requirements of the R-1 zoning district per the City of Florence Zoning Ordinance. (5) The only uses that may be developed under the proposed zoning, per the City of Florence Zoning Ordinance, are those permitted in the R-1 zoning district. The properties will be subject to the City of Florence codes and regulations. (6) Adjacent properties are zoned R-1, Single-Family Residential or unzoned (County) (see Attachment B).
(7) Land use of the adjacent property is single-family residential. (8) The Future Land Use designation for the property as well as surrounding property is Neighborhood Conservation (see Attachment C). (9) City water and sewer service is currently available. (10) City staff recommends the parcel be zoned R-1, Single Family Residential as requested, contingent upon annexation into the City of Florence. This recommendation is based on the lots dimensions being consistent with the R-1 zoning district and the character of the existing neighborhood. IV. CURRENT STATUS/PREVIOUS ACTION TAKEN: This issue is before the Planning Commission for public hearing and recommendation to City Council. It has not been considered, nor has any previous action been taken, by the Planning Commission. V. ATTACHMENTS: A) Location Map B) Current Zoning Map C) Future Land Use Map D) Photograph
Attachment D: Photograph Image 1: Portion of lot to be annexed as viewed from Andover Street. Image 2: Portion of lot already inside City limits as viewed from Hoffmeyer Road.
CITY OF FLORENCE PLANNING COMMISSION MEETING DATE: August 9, 2016 AGENDA ITEM: PC 2016-30 Request to Zone R-1 pending annexation of property located at 2688 Trotter Road, said property being specifically designated in the Florence County Tax Records as Tax Map Parcel 00984-01-013 I. IDENTIFYING DATA Owner Tax Map Number Linda D. Segars 00984-01-013 II. GENERAL BACKGROUND DATA Current Zoning: Proposed Zoning: Current Use: Proposed Use: Unzoned (County) R-1, Single-Family Residential (City) Single-Family residential Single-Family Residential III. POINTS TO CONSIDER: (1) The property is currently unzoned, in Florence County, and any use would be permitted under the Florence County Zoning Ordinance. (2) The proposed zoning, pending annexation, is R-1, Single-Family Residential. The primary use permitted under the proposed zoning is single-family residential characterized by large sized lots. (3) The lot meets the dimensional requirements of the R-1 zoning district per the City of Florence Zoning Ordinance. (4) The only uses that may be developed under the proposed zoning, per the City of Florence Zoning Ordinance, are those permitted in the R-1 zoning district. The properties will be subject to the City of Florence codes and regulations. (5) Adjacent properties are zoned R-1, Single-Family Residential or unzoned (County) (see Attachment B). (6) Land use of the adjacent property is single-family residential. (7) The Future Land Use designation for the property as well as surrounding property is Neighborhood Conservation (see Attachment C). (8) City water and sewer service is currently available.
(9) City staff recommends the parcel be zoned R-1, Single Family Residential as requested, contingent upon annexation into the City of Florence. This recommendation is based on the lots dimensions being consistent with the R-1 zoning district and the character of the existing neighborhood. IV. CURRENT STATUS/PREVIOUS ACTION TAKEN: This issue is before the Planning Commission for public hearing and recommendation to City Council. It has not been considered, nor has any previous action been taken, by the Planning Commission. V. ATTACHMENTS: A) Location Map B) Current Zoning Map C) Future Land Use Map D) Photograph
Attachment D: Photograph Image 1: Property as viewed from Trotter Drive
CITY OF FLORENCE PLANNING COMMISSION MEETING DATE: August 9, 2016 AGENDA ITEM: 2016-31 Request to Zone R-3/Neighborhood Revitalization Overlay District pending annexation of property located on the southwest corner of Sumter and Alexander Streets being specifically designated in the Florence County Tax Records as a portion of Tax Map Parcel 90060-08-008 I. IDENTIFYING DATA Owner Tax Map Number City of Florence 90060-08-008 II. GENERAL BACKGROUND DATA Current Zoning: Proposed Zoning: Current Use: Proposed Use: R-3A (County) R-3, Single-Family Residential and Neighborhood Revitalization Overlay District Vacant Single-Family Residential III. POINTS TO CONSIDER: (1) The property is currently R-3A, in Florence County. Permitted uses in this district are: single family detached and modular homes. Conditionally permitted uses in this district are: townhomes, patio homes, and bed and breakfast inns. (2) The proposed zoning, pending annexation, is R-3, Single-Family Residential. The primary use permitted under the proposed zoning is single-family residential characterized by small sized lots. Conditionally permitted used in this district are: townhomes, patio homes, and bed and breakfast inns. (3) The proposed zoning would also add the Neighborhood Revitalization Overlay District to the property which would change the development standards for the parcel and facilitate the goals as set for the in the City of Florence Neighborhood Revitalization Plan. (4) The lot meets the dimensional requirements of the R-3 zoning district as well as the Neighborhood Revitalization Overlay District per the City of Florence Zoning Ordinance.
(5) The only uses that may be developed under the proposed zoning, per the City of Florence Zoning Ordinance, are those permitted in the R-1 zoning district. The properties will be subject to the City of Florence codes and regulations. (6) Land use of the adjacent properties are as follows: Direction Zoning Use North R-4 School, Child Development East R-4 and Unzoned Single-family and funeral home South R-4 and R-3A Single-family, multi-family, and church West R-3A Vacant (7) The Future Land Use designation for the property as well as surrounding property is Neighborhood Conservation and Public and Institutional (see Attachment C). (8) City water and sewer service is currently available. (9) City staff recommends the parcel be zoned R-3A, Single Family Residential with the Neighborhood Revitalization Overlay District as requested, contingent upon annexation into the City of Florence. This recommendation is based on the lots dimensions being consistent with the R-3 zoning district and the proposed development of the parcel as part of the City s neighborhood revitalization plan. IV. CURRENT STATUS/PREVIOUS ACTION TAKEN: This issue is before the Planning Commission for public hearing and recommendation to City Council. It has not been considered, nor has any previous action been taken, by the Planning Commission. V. ATTACHMENTS: A) Location Map B) Current Zoning Map C) Future Land Use Map D) Photographs
Attachment D: Photograph Image 1: Property as viewed from the intersection of Sumter St. and Alexander St.
CITY OF FLORENCE PLANNING COMMISSION MEETING DATE: August 9, 2016 AGENDA ITEM: PC 2016-26 Request to rezone the property located at 104 and 113 South Kemp Street said property being specifically designated in the Florence County Tax Records as Tax Map Parcels 90117-10-022 and 90117-11-007. I. IDENTIFYING DATA Owner Address Tax Map Numbers The Bishop of Charleston 104 S. Kemp St. 90117-10-022 The Bishop of Charleston, St. Anne Catholic Church 113 S. Kemp St. 90117-11-007 II. GENERAL BACKGROUND DATA Current Zoning: Proposed Zoning: Current Use: Proposed Use: R-4, Multi-Family Residential Limited B-3, General Commercial Church and related activities Church and related activities III. IV. CURRENT STATUS/PREVIOUS ACTION TAKEN: (1) This issue appeared before the Planning Commission for recommendation to City Council on July 12, 2015. The Planning Commission in concurrence with the applicant voted to defer action until the August 9, 2016 meeting. (2) The applicant requests to defer action regarding the issue until the September 13, 2016 meeting of the Planning Commission. The Church requires more time to finalize the master plan for the property (see attached email requesting deferral). POINTS TO CONSIDER: (1) The property is currently zoned R-4, Multi-Family Residential Limited, and is currently the site of St. Anne Catholic Church. The larger parcel (90117-11-007) is the site of the parish church and the smaller parcel (90117-10-022) is the site of a small house that has been converted to classroom use. (2) The R-4 zoning district allows for churches; however, the parish plans to construct a multipurpose building next to the parish church, and the setback, maximum floor area, and maximum impervious requirements of the R-4 zoning district are overly restrictive for the expansion. The proposed addition will follow the schedule per the R-4 zoning district requirements for a non-residential structure (see Attachment D).
(3) The proposed zoning is B-3, General Commercial District. There are many uses permitted under the B-3 Zoning District, including a church. The B-3 zoning designation would have less restrictive setback, maximum impervious surface, and maximum floor area requirements for the lot (see Attachment D). (4) The existing buildings do not meet the setback requirements of the proposed B-3 zoning district or the existing R-4 zoning requirements. Additionally, the lot area of the smaller parcel (90117-11-007) is approximately 4,000 square feet and does not meet the minimum lot area requirement for either zoning district (see Attachment D). These preexisting nonconformities are allowed per section 7.9 of the City of Florence Zoning Ordinance; however, any future development (5) Zoning and land use of the adjacent property is as follows (see Attachment B): Direction Zoning Land Use North PDD, B-1 Vacant and medical campus East PDD and R-4 Vacant and single family residential South PDD and R-4 Vacant and single family residential West PDD Medical Campus (6) The Future Land Use Plan designates the area as Public and Institutional. Per the Comprehensive Plan, the Public and Institutional designation is for campus settings for general, professional, and medical offices; educational and institutional facilities; hospitals; research; and high technology industries. (See Attachment C). Surrounding property is also designated as Public and Institutional. (7) City Staff recommends the parcels be zoned B-1, Limited Business District as opposed to the requested B-3, General Commercial District. The B-1 designation is based on the lot s future land use designation of Public and Institutional as well as the lots proximately to a single-family residence. The B-1 zoning district has the same setback requirements as the B-3 zoning district; however, the maximum impervious area (70% vs 90% respectively) and the maximum floor area ratio (0.30 vs no maximum respectively) requirements are more restrictive in the B-1 zoning district. V. ATTACHMENTS: A) Email requesting deferral
Attachment A: Email requesting deferral of action until September 13, 2016