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6. 0.
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| Board of Adjustment |
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| SUBMISSION DATA: |
REQUESTED CONDITIONAL USE:
Conditional Use request to allow a place of worship in HDR zoning.
RELEVANT AUTHORITY:
Land Development Code of Escambia County, Florida (Ordinance 96-3 as amended), Section:3-2.8(c)(4)f.
(c) Conditional uses.
(4) Public and civic.
f. Places of worship.
CRITERIA:
Land Development Code of Escambia County, Florida (Ordinance 96-3 as amended), Section 2-6.4(c)(3)
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| CRITERION (a) |
General compatibility. The proposed use can be conducted and operated in a manner that is compatible with adjacent properties and other properties in the immediate area.
FINDINGS-OF-FACT
The subject parcel is adjacent to a mosque fronting on Johnson Ave. This parcel will be joined with that adjacent one to create a unified site. The existing mosque was granted Conditional Use approval in Feb. 2001 and has continued in operation. Places of worship can be compatible with surrounding residential uses as services are scheduled and of a much lower intensity than a commercial use. This site will need to go through development review and in that process the impacts on surrounding homes will be reviewed and required buffering applied. |
| CRITERION (b) |
Facilities and services. Public facilities and services, especially those with adopted levels of service, will be available, will provide adequate capacity to serve the proposed use consistent with capacity requirements.
FINDINGS-OF-FACT
The services necessary to support this proposed use are available at the site and will be provided in the same manner as the existing facility. |
| CRITERION (c) |
On-site circulation. Ingress to and egress from the site and its structures will be sufficient, particularly regarding vehicle and pedestrian safety and convenience, efficient traffic flow and control, on-site parking and loading, and emergency vehicle access.
FINDINGS-OF-FACT
Ingress and egress will be reviewed during the site plan process and will be combined with the existing parking plan. |
| CRITERION (d) |
Nuisances and hazards. The scale, intensity, and operation of the use will not generate unreasonable noise, glare, dust, smoke, odor, vibration, electrical interference, or other nuisances or hazards for adjoining properties and other properties in the immediate area.
FINDINGS-OF-FACT
This nature of this proposed use will not generate unreasonable adverse impacts to adjoining properties. |
| CRITERION (e) |
Solid waste. All on site solid waste containers will be appropriately located for functional access, limited off-site visibility and minimal odor and other nuisance impacts.
FINDINGS-OF-FACT
Solid waste service for the use will need to be provided in the same manner as for the existing mosque.
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| CRITERION (f) |
Screening and buffering. Where not otherwise required by the LDC, screening and buffering will be provided if appropriate to the proposed use and site.
FINDINGS OF FACT:
Screening and buffering will be required with the extent determined during site plan review. The site appears adequate to accommodate any required buffering. |
| CRITERION (g) |
Signs and lighting. All exterior signs and lights, whether attached or freestanding, will be compatible with adjoining properties and other properties in the immediate area, especially regarding glare and traffic safety.
FINDINGS OF FACT:
Signs and lighting will be limited to what is allowed by the provisions of the Land Development Code and will be reviewed during the site plan process. |
| CRITERION (h) |
Site characteristics. The size, shape, location and topography of the site appear adequate to accommodate the proposed use, including setbacks, intensity, bulk, height, open space and aesthetic considerations.
FINDINGS OF FACT:
This parcel is approximately the same size (1.5± acres) as the existing use. This should be more than adequate to allow for the proposed expansion. |
| CRITERION (i) |
Use requirements. The proposed use complies with any additional conditional use requirements of the applicable zoning district, use, or other provisions of the LDC.
FINDINGS OF FACT:
This project does not have any additional Conditional Use requirements and all other code requirements will be addressed during site review. |
| STAFF FINDINGS |
| This proposed use meets all the required criteria and staff recommends approval as submitted. |
| BOA DECISION |
BOARD OF ADJUSTMENT FINDINGS
The Board agreed with Staff's Findings and approved the Conditional Use. |
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