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6. A.
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| Board of Adjustment |
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| SUBMISSION DATA: |
REQUESTED CONDITIONAL USE:
Conditional Use request to allow for a new Elementary School be built on parcels within LDR and HDMU zoning
RELEVANT AUTHORITY:
Land Development Code of Escambia County, Florida (Ordinance 96-3 as amended),
Section:3-2.5.c.2.b
Educational facilities, excluding preschools or kindergartens independent of other elementary grades.
Section:3-2.9.c.4.f
Educational facilities not among the permitted uses of the district.
CRITERIA:
Land Development Code of Escambia County, Florida (Ordinance 96-3 as amended), Section 2-6.4
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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 surrounding land uses are primarily vacant residential or state-owned lands and a landscaping business is adjacent to the North. An elementary school is a more intense use than most of these uses but it represents a step down from the commercial zoning intensity allowed at the nearby intersection of South Blue Angel Pkwy. and Gulf Beach/Sorrento Rd. The most intense use of an elementary school is scheduled, and outside of normal hours the use intensity is low. Given these factors, staff finds that the proposed school will be compatible with the surrounding land uses.
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| 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
Public services, utilities and facilities are available and will need to be provided as necessary. This proposed school should improve public services in the area by providing overflow for two other elementary schools. |
| 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
The submitted plan proposes to use Sorrento Road for ingress and egress along with internal drives and parking. Sorrento Rd. is a state road under control of FDOT. The project will require coordination and approval through FDOT. |
| 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 proposed use should not create any nuisances on surrounded properties given the size of the property and the ability to provide buffering. |
| 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
This proposed use will utilize solid waste containers with adequate screening and buffering.
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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:
The amount and specifications of required buffering will be reviewed at the Site Plan Review Process and there appears to be adequate room to meet the standards. |
| 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:
Exterior signs or lighting will be reviewed during the Site Plan Review 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 faces some physical challenges, but the location provides a unique opportunity to alleviate issues with other school sites.
The issues of wetlands and flood hazard areas on this parcel have been addressed in the design of the site plan and it appears that this will meet all applicable County regulations. The use will be centered on the upland portion of the parcel and the wetland impacts will be minimized.
A reason this site was chosen is that it’s located at the convergence of three elementary school attendance zones. It will both replace a school that is currently constrained by land size while providing space for additional students from the other zones. That existing school, Pleasant Grove Elementary, is on a much smaller parcel and cannot expand to meet demands. Pleasant Grove is close to NAS Pensacola and within Accident Potential Zone 1 (APZ1). The APZ regulations prohibit concentrations of more than 25 people per acre and schools are not an allowed use. This existing school pre-dates airfield regulations and has legal, non-conforming use status. The proposed replacement site is within Airfield Influence Planning District 2 (AIPD2), but outside of current airfield noise contours and accident potential zones (APZ).
This proposal presents an opportunity for the School Board to improve services while also removing a non-compatible use from an APZ, which is a goal of the regulations the County has adopted in coordination with our Navy partners. |
| 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:
There are no additional conditional use requirements for the proposed use.
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| STAFF FINDINGS |
| Staff finds that the proposed use meets all required criteria and recommends approval of the Conditional Use as requested. |
| BOA DECISION |
| The Board agreed with Staff's Findings and approved the Conditional Use. |
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