Agenda

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7. A.

Planning Board-Rezoning

Meeting Date:	08/05/2014
CASE : Z-2014-11
APPLICANT:	Bryan and Sharon Nisewonger, Owners
ADDRESS:	3002 Stefani Road
PROPERTY REF. NO.:	38-1N-31-4102-001-001
FUTURE LAND USE:	MU-S, Mixed-Use Suburban
DISTRICT:	5
OVERLAY DISTRICT:	N/A
BCC MEETING DATE:	09/04/2014

SUBMISSION DATA:

REQUESTED REZONING:

FROM: VR-1, Villages Rural Residential Districts, Gross Density (one du/4 acres)

TO: VR-2, Villages Rural Residential Districts, Gross Density (one du/.75 acres)

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 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 VR-2 is consistent with the intent and purpose of the Comprehensive Plan and the Future Land Use category MU-S. The Mixed-Use Suburban allows for residential and non-residential uses with a maximum density of ten dwelling units per acre. The Future Land Use category allows residential rezoning to districts with higher residential densities.

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.

6.05.23. VR Villages Rural Residential Districts.
A. Intent and purpose of districts. Single-family residential district characterized by rural land development patterns. Rural community nonresidential uses are allowed. Home occupations are considered permitted uses. Mobile homes are allowed as single-family dwellings. Mobile home subdivisions are allowed. Mobile home parks are allowed as conditional uses. Parcels designated as VR are generally not assessed as agriculturally productive parcels. VR-1 densities reflect large lot rural land development patterns, while VR-2 densities reflect the need for more affordable lot sizes for single family and mobile home development. Refer to Article 11 for uses, heights and densities allowed in VR, villages rural residential areas located in the Airport/Airfield Environs.

FINDINGS
The proposed amendment is consistent with the intent and purpose of the Land Development Code and provides a smooth transition in residential density from VR-1 to VR-2, since VR-2 densities allow for more affordable lot sizes for single family development.

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.

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 VR-1,VR-2, and V-1. The parcels adjacent to the west and to the south of the subject property are currently zoned VR-2 with residential uses.

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.

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. The proposed request to VR-2, Villages Rural Residential District is consistent and does contribute to the existing residential type development patterns of that immediate area.

Attachments
Z-2014-11