Agenda

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5. B.

Planning Board-Rezoning

Meeting Date:	10/07/2013
CASE : Z-2013-18
APPLICANT:	Derrel Slaughter, Owner
ADDRESS:	6100 Mobile Hwy
PROPERTY REF. NO.:	39-1S-31-4412-000-001; 39-1S-31-4413-000-000
FUTURE LAND USE:	MU-U, Mixed Use Urban
DISTRICT:	1
OVERLAY DISTRICT:	N/A
BCC MEETING DATE:	11/07/2013

SUBMISSION DATA:

REQUESTED REZONING:

FROM: R-3/C-1, One-Family and Two-Family District, (cumulative) Medium Density and Retail Commercial District (cumulative) (25 du/acre)

TO: C-1, Retail Commercial District (cumulative) (25 du/acre)

RELEVANT AUTHORITY:

(1) Escambia County Comprehensive Plan
(2) Escambia County Land Development Code
(3) Board of County Commissioners of Brevard County v. Snyder, 627 So. 2d 469 (Fla. 1993)
(4) Resolution 96-34 (Quasi-judicial Proceedings)
(5) Resolution 96-13 (Ex-parte Communications)

CRITERION (1)

Consistent with the Comprehensive Plan.
Whether the proposed amendment is consistent with the Comprehensive Plan.

Comprehensive Plan (CPP) FLU 1.1.1 Development Consistency. New development and redevelopment in unincorporated Escambia County shall be consistent with the Escambia County Comprehensive Plan and the Future Land Use Map (FLUM).

CPP FLU 1.3.1 Future Land Use Categories. The Mixed-Use Urban (MU-U) Future Land Use (FLU) category is intended for an intense mix of residential and nonresidential uses while promoting compatible infill development and the separation of urban and suburban land uses within the category as a whole. Range of allowable uses include: Residential, Retail and Services, Professional Office, Light Industrial, Recreational Facilities, Public and Civic. The minimum residential density is 3.5 dwelling units per acre and the maximum residential density is 25 dwelling units per acre.

CPP FLU 1.5.3 New Development and Redevelopment in Built Areas. To promote the efficient use of existing public roads, utilities and service infrastructure, the County will encourage redevelopment in underutilized properties to maximize development densities and intensities located in the Mixed Use-Suburban, Mixed Use-Urban, Commercial and Industrial Future Land Use districts categories (with the exception of residential development).

FINDINGS

The proposed amendment to C-1 is consistent with the intent and purpose of Future Land Use category Mixed Use Urban, as stated in CPP FLU 1.3.1. The current future land use category allows for various commercial operations which are prevalent within the area of the subject property. The request to C-1 is consistent with FLU 1.5.3 due to the fact the parcel will be using the existing public roads, utilities and service infrastructure.

CRITERION (2)

Consistent with The Land Development Code.
Whether the proposed amendment is in conflict with any portion of this Code, and is consistent with the stated purpose and intent of this Code.

FINDINGS

The proposed amendment is consistent with the intent and purpose of the Land Development Code. The parcels front along Mobile Highway, a principal arterial roadway, which are within one-quarter mile of an arterial/arterial intersection therefore meeting the locational criteria set forth in LDC section 7.20.05. Mobile Highway is a commercial corridor, which is currently zoned C-1. The parcels are currently split zoned and granting the amendment would remove split zoned parcels, making them consistent with the surrounding uses and zoning.

CRITERION (3)

Compatible with surrounding uses.
Whether and the extent to which the proposed amendment is compatible with existing and proposed uses in the area of the subject property(s).

FINDINGS

The proposed amendment is compatible with surrounding existing uses in the area.
Within the 500’ radius impact area, staff observed properties with zoning districts C-1, C-2, R-3 and R-5. The parcels are located in an area where existing commercial development has already been established, therefore it would be compatible with the surrounding parcels. Buffering standards will apply where the parcel abuts residential uses or zoning.

CRITERION (4)

Changed conditions.
Whether and the extent to which there are any changed conditions that impact the amendment or property(s).

FINDINGS

Staff found no changed conditions that would impact the amendment or property(s).

CRITERION (5)

Effect on natural environment.
Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment.

FINDINGS
According to the National Wetland Inventory, wetlands and hydric soils were not indicated on the subject property. When applicable, further review during the Site Plan Review process will be necessary to determine if there would be any significant adverse impact on the natural environment.

CRITERION (6)

Development patterns.
Whether and the extent to which the proposed amendment would result in a logical and orderly development pattern.

FINDINGS
The proposed amendment would result in a logical and orderly development pattern due to the fact that the parcels have road frontage on an arterial roadway. The request to rezone to C-1 in its entirety will support the commercial pattern in the general vicinity.

Attachments
Z-2013-18