Agenda

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6. C.

Planning Board-Rezoning

Meeting Date:	07/01/2013
CASE : Z-2013-15
APPLICANT:	Brian Brown, Agent for Figure 8 (Florida), LLC.
ADDRESS:	6365 Helms Road
PROPERTY REF. NO.:	21-1S-31-2101-001-001; 20-1S-31-1101-000-000
FUTURE LAND USE:	MU-S, Mixed-Use Suburban
DISTRICT:	1
OVERLAY DISTRICT:	N/A
BCC MEETING DATE:	08/08/2013

SUBMISSION DATA:

REQUESTED REZONING:

FROM: AG, Agricultural District, Low Density (1.5 acres/du)

TO: R-1, Single Family District, Low Denisty (four 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 Suburban (MU-S) Future Land Use (FLU) category is intended for a mix of residential and nonresidential uses while promoting compatible infill development and the separation of urban and suburban land uses. Range of allowable uses include: Residential, Retail and Services, Professional Office, Recreational Facilities, Public and Civic. The minimum residential density is two dwelling units per acre and the maximum residential density is ten dwelling units per acre.

CPP FLU 2.1.2 Compact Development. To promote compact development, FLUM amendments and residential rezonings to allow higher residential densities may be allowed in the Mixed-Use Urban (MU-U) and Mixed-Use Suburban (MU-S) future land use categories.

FINDINGS

The proposed amendment to R-1 is consistent with the intent and purpose of Future Land Use category MU-S as stated in CPP FLU 1.3.1 which allows for residential and retail development with a maximum density of ten dwelling units per acre. The request to R-1 will allow for a higher residential density which agrees with FLU 2.1.2 above.

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.

6.05.01. AG Agricultural District, Low Density. Intent and purpose of district. This district is intended to identify those areas used primarily for farming, and/or the raising of livestock, and silviculture. A primary purpose of this district is to provide for the continuation and expansion of viable agricultural activities within the county by providing for compatibility among permitted uses and by preserving open spaces through low district-wide residential densities. The maximum density is 1.5 acres per dwelling unit. Refer to article 11 for uses, heights and densities allowed in AG - agricultural areas located in the Airport/Airfield Environs.

6.05.05 R-1, Single Family District, Low Density. Intent and purpose of district. This district is intended to be a single-family residential area with large lots and low population density. The maximum density is four dwelling units per acre. Refer to article 11 for uses and densities allowed in R-1, single-family areas located in the Airport/Airfield Environs. Structures within Airport/Airfield Environs, Zones, and Surfaces remain subject to the height definitions, height restrictions, and methods of height calculation set forth in Article 11. Refer to the overlay districts within section 6.07.00 for additional regulations imposed on individual parcels with R-1 zoning located in the Scenic Highway Overlay District and RA-1(OL) Barrancas Redevelopment Area Overlay District.

FINDINGS

The proposed amendment is consistent with the intent and purpose of the Land Development Code due to the fact that R-1 allows for residential development with a maximum of 4 dwelling units per acre. The surrounding area is currently residential with compatible zonings.

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

Within the 500’ radius impact area, the zoning district designations were R-1 and R-2. Staff observed approximately 20 single family homes (not including the platted subdivision to the southeast of the subject parcel), 4 vacant parcels and 1 school. R-1 zoning district is intended to allow large lots and low population density with a maximum of four dwelling units per acre.
The proposed amendment is compatible with surrounding existing uses and densities in the area. The zoning on the surrounding properties allow four and seven dwelling units per acre with the use being residential. The adjacent parcel sizes vary from less than an acre to five acres. If this amendment is granted, R-1 zoning will allow for single family residential use in the same manner as the Woodside Estates subdivision to the southeast.

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 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. The parcels, which are under single ownership, are surrounded by R-1 and R-2 zoning designations, and allow for the same type of uses and densities as the proposed amendment.

Attachments
Z-2013-15