Agenda


AGENDA ESCAMBIA COUNTY PLANNING BOARD QUASI-JUDICIAL HEARING November 10, 2014–8:30 a.m. Escambia County Central Office Complex 3363 West Park Place, Room 104

1.

Call to Order.

2.

Invocation/Pledge of Allegiance to the Flag.

3.

Proof of Publication and Waive the Reading of the Legal Advertisement.

4.

Quasi-judicial Process Explanation.

5.

Public Hearings.

A.

Case #:	Z-2014-15
Applicant:	Wiley C. "Buddy" Page, Agent for Helen Wilkenson, Owner
Address:	13161 Lillian Hwy
Property Size:	1.54 (+/-) acres
From:	R-1, Single Family District, Low Density (four du/acre)
To:	R-6, Neighborhood Commercial and Residential District, (cumulative) high density, (25 du/acre)

B.

Case #:	Z-2014-17
Applicant:	Wiley Page, Agent for Rosa L. Sadler Walker, Owner
Address:	337 Commerce St.
Property Size:	.20(+/-) acres
From:	R-2, Single-Family District (cumulative), Low-Medium Density (7 du/acre)
To:	C-1, Retail Commercial District (cumulative) (25 du/acre)

C.

Case #:	Z-2014-19
Applicant:	Tom Hammond, Agent for Dennis M. & Virginia L. Griffith, Owner
Address:	1408 Hwy 297-A South
Property Size:	27.91 (+/-) acres
From:	VR-1, Villages Rural Residential District, Gross Density (one unit per four acres) and VR-2, Villages Rural Residential District, Gross Density (one unit per 0.75 acre)
To:	VM-2, Village Mixed Residential/Commercial District, Gross Density (seven units per acre)

D.

Case #:	Z-2014-20
Applicant:	Justin Beck, Agent for Harry Levin, Owner
Address:	6600 North W. Street Block
Property Size:	7.92 (+/-) acres
From:	ID-1, Light Industrial District (cumulative) (no residential uses)
To:	C-2, General Commercial and Light Manufacturing District (cumulative) (25 du/acre)

E.

Case #:	Z-2014-21
Applicant:	Wiley C. "Buddy" Page, Agent for The Paces Foundation, Owner
Address:	1201 North "P" Street
Property Size:	3.6 (+/-) acres
From:	R-2, Single-Family District (cumulative), Low-Medium Density (7 du/acre)
To:	R-6, Neighborhood Commercial and Residential District (cumulative), High Density (25 du/acre)

F.

Case #:	Z-2014-22
Applicant:	Fred R. Thompson, Agent for Owner, Richard R. & Edna Marie Gibbs
Address:	7945 Beulah Road
Property Size:	58.2 (+/-) acres
From:	R-2, Single-Family District (cumulative), Low-Medium Density (seven du/acre)
To:	R-3, One-Family and Two-Family District, (cumulative) Medium Density (ten du/acre)

6.

Adjournment.


Planning Board-Rezoning		5. A.
Meeting Date:	11/10/2014
CASE :	Z-2014-15
APPLICANT:	Wiley C. "Buddy" Page, Agent for Helen Wilkenson, Owner
ADDRESS:	13161 Lillian Hwy
PROPERTY REF. NO.:	03-2S-32-1000-080-003
FUTURE LAND USE:	MU-S, Mixed-Use Suburban
DISTRICT:	1
OVERLAY DISTRICT:	NA
BCC MEETING DATE:	12/11/2014

SUBMISSION DATA:
REQUESTED REZONING: FROM: R-1, Single-Family District, Low Density (four du/acre) TO: R-6, Neighborhood Commercial and Residential District, (cumulative) high density, (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 Category. 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 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 R-6 is consistent with the intent and purpose of the Future Land Use MU-S, as stated in CPP FLU 1.3.1. The Mixed-Use Suburban category does allow for non-residential uses. Also, the densities and allowed uses are compatible to those provided for in the FLU category. The proposed amendment is consistent with the intent of CPP 1.5.3. as it does promote the efficient use of the existing roads and the established utilities and infrastructure. Should the amendment be approved, the buffering requirements stated in CPP FLU 1.1.9 will be reviewed at the time the project is submitted for Site Plan Review.
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. FLU 1.1.9 Buffering. In the LDC, Escambia County shall ensure the compatibility of adjacent land uses by requiring buffers designed to protect lower intensity uses from more intensive uses, such as residential from commercial. Buffers shall also be used to protect agricultural activities from the disruptive impacts of nonagricultural land uses and protect nonagricultural uses from normal agricultural activities. LDC 6.05.13. R-6 Neighborhood Commercial and Residential District, (cumulative) High Density. This district is intended to provide for a mixed use area of residential, office and professional, and certain types of neighborhood convenience shopping, retail sales and services which permit a reasonable use of property while preventing the development of blight or slum conditions. This district shall be established in areas where the intermixing of such uses has been the custom, where the future uses are uncertain and some redevelopment is probable. 7.20.04. Neighborhood commercial locational criteria (AMU-1, R-6, VM-1). Neighborhood commercial locational criteria (AMU-1, R-6, VM-1). A. Neighborhood commercial uses shall be located along a collector or arterial roadway and near a collector/collector, collector/arterial, or arterial/arterial intersection and must provide a smooth transition between commercial and residential intensity. B. They may be located at the intersection of an arterial/local street without providing a smooth transition when the local street serves as a connection between two arterial roadways and meets all the following criteria: 1. Shares access and stormwater with adjoining commercial uses or properties; 2. Includes a six-foot privacy fence as part of any required buffer and develops the required landscaping and buffering to ensure long-term compatibility with adjoining uses as described in Policy 7.A.3.8 and Article 7; 3. Negative impacts of these land uses on surrounding residential areas shall be minimized by placing the lower intensity uses on the site (such as stormwater ponds and parking) next to abutting residential dwelling units and placing the higher intensity uses (such as truck loading zones and dumpsters) next to the roadway or adjacent commercial properties; 4. Intrusions into recorded subdivisions shall be limited to 300 feet along the collector or arterial roadway and only the corner lots in the subdivision. C. They may be located along an arterial or collector roadway without meeting the above additional requirements when one of the following conditions exists: 1. The property is located within one-quarter mile of a traffic generator or collector, such as commercial airports, medium to high density apartments, military installations, colleges and universities, hospitals/clinics, or other similar uses generating more than 600 daily trips; or 2. The property is located in areas where existing commercial or other intensive development is established and the proposed development would constitute infill development. The intensity of the use must be of a comparable intensity of the zoning and development on the surrounding parcels and must promote compact development and not promote ribbon or strip commercial development. FINDINGS The proposed amendment is in conflict with the locational criteria for R-6 as stated in LDC 7.20.04. Upon site review, the parcel does not have road frontage along Lillian Highway, which is a collector. The property is located along a County maintained right-of-way.The areas does not consist of established commercial or other intensive development and it does not provide a smooth transition between commercial and residential. The intensity of the use will not be compatible to the current single-family development in the area. The high density, multifamily and commercial uses allowed by R-6 would be incompatible with the adjoining low density R-1 single-family uses as well as the nearby low-medium density R-2 single-family uses. Existing commercial development in the area of the subject parcels appears limited to properties fronting both sides of Lillian Highway between Spanish Moss Drive and Cordova Road. There is no obvious custom of intermixing of uses, and no evidence of uncertainty about the future uses of properties not already zoned R-6; and with the availability of nearby R-6 zoning there appears to be a low probability of redevelopment outside of that area.
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 not compatible with surrounding existing uses in the area. Within the 500’ radius impact area, staff observed properties with zoning district R-1, R-2 and R-6. Parcels within the vicinity of the subject property are residential in zoning and use. The commercial properties are along Lillian Highway from Spanish Moss Drive to Cordova Road going east. The area of the proposed zoning is within a platted subdivision and would not make a smooth transition from R-1 to R-6.
CRITERION (4)
Changed conditions. Whether and the extent to which there are any changed conditions that impact the amendment or property. 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 Because the character of the platted subdivision is single-family and has not historically been an intermixing of uses that provide neighborhood commercial services within the subdivision, the proposed amendment would not result in a logical and orderly development pattern

Attachments
Z-2014-15


Planning Board-Rezoning		5. B.
Meeting Date:	11/10/2014
CASE :	Z-2014-17
APPLICANT:	Wiley Page, Agent for Rosa L. Sadler Walker, Owner
ADDRESS:	337 Commerce St.
PROPERTY REF. NO.:	51-2S-30-7061-008-024
FUTURE LAND USE:	MU-U, Mixed-Use Urban
DISTRICT:	2
OVERLAY DISTRICT:	Warrington Redevelopment
BCC MEETING DATE:	11/16/2014

SUBMISSION DATA:
REQUESTED REZONING: FROM: R-2, Single-Family District (cumulative), Low-Medium Density (7 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 north 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 could be consistent with the intent and purpose of the Land Development Code. While this site does not meet the locational criteria for C-1 zoning as specified in LDC 7.20.05, the site was designed as a commercial entity and was active as such prior to the adoption of zoning regulations. 6.05.07. R-2 single-family district (cumulative), low-medium density. This district is intended to be a single-family residential area with large lots and low population density. The maximum density is seven dwelling units per acre. Refer to article 11 for uses and densities allowed in R-2, 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-2 zoning located in the Scenic Highway Overlay District and RA-1(OL) Barrancas Redevelopment Area Overlay District. 6.05.14. C-1 Retail Commercial District (cumulative). This district is composed of lands and structures used primarily to provide for the retailing of commodities and the furnishing of selected services. The district provides for various commercial operations where all such operations are within the confines of the building and do not produce undesirable effects on nearby property. 6.07.01. Warrington Overlay District. A. The intent and purpose. The Warrington Overlay District is intended to provide an enhanced level of protection for land uses and provide primary access (gateways) to the two major military installations located within the Warrington Community Redevelopment District. This is a zoning overlay district and the regulations herein expand upon the existing zoning district regulations otherwise imposed on individual parcels within the Warrington Community Redevelopment District. B. Applicability. This zoning overlay district applies to all zoned properties located in the Warrington Community Redevelopment District. 7.20.00. Locational criteria. 7.20.03. Exemptions. Exemptions to the roadway requirements may be granted by the DRC or RHE if one or more of the following conditions are met: A. 75 percent rule. Where a proposed commercial or industrial use exceeds the maximum distance specified from the appropriate intersection but at least 75 percent of the frontage associated with use is within the minimum distance from the intersection and under single ownership, then the proposed use or zoning will be considered consistent with the roadway requirements portion of the locational criteria. B. Infill development. In areas where over 50 percent of a block is either zoned or used for commercial development, new commercial development or zoning may be considered without being consistent with the roadway requirements. The intensity of the proposed development or new zoning district must be of a comparable intensity of the zoning and development on the surrounding parcels. Typically, a block is defined as the road frontage on one side of a street between two public rights-of-way. Exceptions will be considered on a case-by-case basis and must be supported by competent and substantial evidence that the proposed rezoning will accomplish "infill" development. The evidence must show that the proposed development or rezoning will promote compact commercial development and will not promote ribbon commercial development. C. Unusual intersections. When a property is located at a three-way ("T") intersection or located at an intersection where the roadway classification changes on one side of the intersection, consideration for commercial development, redevelopment, or expansion may occur as if there were a full intersection for roadway requirements. D. Zoning district exemptions. When a property is located on Perdido Key, within the GBD, GID, GMD zoning districts, or within the activity areas 1--12 and 18, new commercial uses are not required to meet the roadway requirements of the locational criteria. E. Existing conforming uses. Any existing use that is conforming with the current zoning district and future land use category is not required to meet the roadway requirements of the locational criteria. Although an exemption to the roadway requirement is granted, the property will still be required to meet all of the other performance standards for the zoning district as indicated below. The additional landscaping, buffering, and site development standards cannot be waived without obtaining a variance from the board of adjustment (BOA). The proposed amendment is not consistent with the intent and purpose of the Land Development Code. While the parcel could meet the criteria for a waiver to the locational requirements per LDC 7.20.03.B, comments from the Community Redevelopment Agency do not support the rezoning. The CRA objection is based on the goal of protecting residential neighborhoods such as the one adjacent to the proposed rezoning.
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 R-2 and C-1 . There were 16 single-family residences, four duplexes, two apartment buildings, two mobile homes, two churches, seven commercial and office properties, two vacant commercial properties and four vacant residential properties. As stated in criterion two, this is an existing commercial site that pre-dates the zoning regulations. At the time zoning was enacted this site was overlooked as a commercial property and zoned R-2 along with the rest of the block. The uses allowed by C-1 zoning could be compatible with the design and historical uses of the site. Buffering and other requirements imposed through the Site Plan Review process will serve to minimize impacts on the adjacent residential properties.
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 could result in a logical and orderly development pattern given the pre-existing commercial design of the site as well as its historical pattern of use.


Planning Board-Rezoning		5. C.
Meeting Date:	11/10/2014
CASE :	Z-2014-19
APPLICANT:	Tom Hammond, Agent for Dennis M. & Virginia L. Griffith, Owner
ADDRESS:	1408 Hwy 297-A South
PROPERTY REF. NO.:	24-1N-31-1201-000-000
FUTURE LAND USE:	MU-S, Mixed-Use Suburban
DISTRICT:	5
OVERLAY DISTRICT:	NA
BCC MEETING DATE:	12/11/2014

SUBMISSION DATA:
REQUESTED REZONING: FROM: VR-1, Villages Rural Residential District (one unit per four acres) and VR-2, Villages Rural Residential District (one unit per 0.75 acre) TO: VM-2, Village Mixed Residential/Commercial District, Gross Density (seven units per 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 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). 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 VM-2 is consistent with the intent and purpose of the Future Land Use category Mixed-Use Suburban, as stated in CPP FLU 1.3.1. The current Future Land Use allows for a mix of residential, retail, public and civic uses. The FLU allows for a maximum of ten dwelling units per acre. Compact development is promoted in Mixed-Use Suburban and Mixed-Use Urban land uses in order to allow for 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. LDC 6.05.28. VM-2 villages mixed residential/commercial district. Intent and purpose of district is a Mixed residential/commercial district allowing community-serving commercial uses and single-family and multifamily residential areas. "Planned business developments" which meet specific development criteria are permitted. Neighborhood commercial and C-1 uses, and mobile home parks and subdivisions are allowed. C-2 uses may be approved as a conditional use when located in a planned business development. No minimum lot size for new subdivisions, but development must meet overall density requirements. 7.20.05. Retail commercial locational criteria (AMU-2, C-1, VM-2). A. Retail commercial land uses shall be located at collector/arterial or arterial/arterial intersections or along an arterial or collector roadway within one-quarter mile of the intersection. B. They may be located along an arterial or collector roadway up to one-half mile from a collector/arterial or arterial/arterial intersection may be allowed provided all of the following criteria are met: 1. Does not abut a single-family residential zoning district (R-1, R-2, V-1, V-2, V-2A or V-3); 2. Includes a six-foot privacy fence as part of any required buffer and develops the required landscaping and buffering to ensure long-term compatibility with adjoining uses as described in Policy FLU 1.1.9 and Article 7; 3. Negative impacts of these land uses on surrounding residential areas shall be minimized by placing the lower intensity uses on the site (such as stormwater ponds and parking) next to abutting residential dwelling units and placing the higher intensity uses (such as truck loading zones and dumpsters) next to the roadway or adjacent commercial properties; 4. Intrusions into recorded subdivisions shall be limited to 300 feet along the collector or arterial roadway and only the corner lots in the subdivision. 5. A system of service roads or shared access facilities shall be required, to the maximum extent feasible, where permitted by lot size, shape, ownership patterns, and site and roadway characteristics. C. They may be located along an arterial or collector roadway more than one-half mile from a collector/arterial or arterial/arterial intersection without meeting the above additional requirements when one or more of the following conditions exists: 1. The property is located within one-quarter mile of a traffic generator or collector, such as commercial airports, medium to high density apartments, military installations, colleges and universities, hospitals/clinics, or other similar uses generating more than 600 daily trips; or 2. The property is located in areas where existing commercial or other intensive development is established and the proposed development would constitute infill development. The intensity of the use must be of a comparable intensity of the zoning and development on the surrounding parcels and must promote compact development and not promote ribbon or strip commercial development. Permitted uses. 1. Single- and multiple-family uses permitted in V-1, V-2, V-3 or V-4 districts, except as noted above. 2. Any use permitted in the VM-1 district not to exceed a gross floor area of 30,000 square feet unless a planned business development. 3. Any use permitted in the C-1 district not to exceed a gross floor area of 30,000 square feet unless a planned business development. 4. Planned business developments containing neighborhood commercial, and C-1 uses with a maximum square footage of 30,000. 5. Other uses which are similar or compatible to the uses permitted herein that would promote the intent and purposes of this district. Determination on other permitted uses shall be made by the planning board (LPA). 6. Mobile home parks and subdivisions are permitted. FINDINGS The subject parcel does not meet locational criteria as stated in LDC 7.20.05. The parcel in along a collector roadway (Hwy 297-A) and is not within one-quarter or one-half mile of a collector/arterial or arterial/arterial intersection. The Board may waive the roadway requirements if, through a compatibility analysis, it is shown that unique circumstances exist and the proposed use will be compatible with surrounding uses..(LDC 7.20.02.B).
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. VM-2 allows for a mix of residential and commercial uses such as single-family and multifamily. Within the 500’ radius impact area, staff observed properties with zoning districts VR-1, VR-2, ID-2, VM-2. The subject parcel is within the villages rural district reflecting large lot development patterns and the adjacent parcels to the north and south are VR-2 which reflect the need for more affordable lot sizes for single-family development. The request for VM-2 would allow more density for single-family, multifamily uses as allowed by surrounding districts, and would providing a smooth transition between the village rural districts and industrial zoned districts.
CRITERION (4)
Changed conditions. Whether and the extent to which there are any changed conditions that impact the amendment or property. 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 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 because the proposed zoning allows for single and multifamily uses similar to those permitted in other villages single-family zoning designation. VM-2 allows a mix of residential and commercial uses and would provide a smooth transition between the parcels that are currently designated as industrial.

Attachments
Z-2014-19


Planning Board-Rezoning		5. D.
Meeting Date:	11/10/2014
CASE :	Z-2014-20
APPLICANT:	Justin Beck, Agent for Harry Levin, Owner
ADDRESS:	6600 North W. Street Block
PROPERTY REF. NO.:	39-1S-30-1100-000-000, -002-002, -003-002, -004-002, -020-002, -001-001, -001-002, -002-001
FUTURE LAND USE:	I, Industrial & C, Commerical
DISTRICT:	3
OVERLAY DISTRICT:	N/A
BCC MEETING DATE:	12/11/2014

SUBMISSION DATA:
REQUESTED REZONING: FROM: ID-1, Light Industrial District (Cumulative) (No Residential Uses Allowed) TO: C-2, General Commercial and Light Manufacturing 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 Commercial Future Land Use is intended for professional office, retail, wholesale, service and general business trade. Residential development may be permitted only if secondary to a primary commercial development. Range of allowable uses include: Residential, Retail and Services, Professional Office, Light Industrial, Recreational Facilities, Public and Civic. Residential Maximum 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-2 is consistent with the intent of CPP FLU 1.1.1 as the proposed development is similar in intensity to the surrounding commercial endeavors. In addition, the request is also consistent with the intent and purpose of the Future Land Use category Commercial, as stated in CPP FLU 1.3.1. The Commercial Future Land Use provides for professional office, retail, wholesale, service and general business trade. The proposed project will be consistent with the intent of CPP FLU 1.5.3 by efficiently using the vacated commercial subdivision land to bring new infrastructure in an underutilized property.
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. 6.05.18. ID-1 light industrial district (cumulative) (no residential uses allowed). A. Intent and purpose. This district is intended primarily for research-oriented activities, light manufacturing and processing not involving the use of materials, processes or machinery likely to cause undesirable effects upon nearby industrial establishments of this type. The uses shall be within completely enclosed buildings wherever practical and provide a buffer between commercial districts and other higher intensive industrial uses. The uses which this district is designed to accommodate include general assembly, warehousing and distribution activities. In addition, major repair and service activities, as well as manufacturing activities meeting performance standards are intended to be accommodated in this district. Finally, commercial trade and service activities not compatible with activities adapted to more restrictive districts, but which satisfy site plan criteria and performance criteria of this Code, should be accommodated in this district. Residential development is excluded from this district, both to protect residences from undesirable influences and to ensure the preservation of adequate areas for industrial development. Refer to the overlay districts within section 6.07.00 for additional regulations imposed on individual parcels with ID-1 zoning located in the Scenic Highway Overlay District or C-4(OL) Brownsville-Mobile Highway and "T" Street Commercial Overlay District. 6.05.16. C-2 General commercial and light manufacturing district (cumulative). A. Intent and purpose of district. This district is composed of certain land and structures used to provide for the wholesaling and retailing of commodities and the furnishing of several major services and selected trade shops. The district also provides for operations entailing manufacturing, fabrication and assembly operations where all such operations are within the confines of the building and do not produce excessive noise, vibration, dust, smoke, fumes or excessive glare. Outside storage is allowed with adequate screening being provided (see section 7.01.06.E.). Characteristically, this type of district occupies an area larger than that of the C-1 retail commercial district, is intended to serve a considerably greater population, and offers a wider range of services. New residential uses located in a Commercial FLU category are only permitted as part of a predominantly commercial development in accordance with Comprehensive Plan Policy 7.A.4.7.g. The maximum density for residential uses is 25 dwelling units per acre, except in the Low Density Residential FLU category where the maximum density is 18 dwelling units per acre. Refer to article 11 for uses, heights and densities allowed in C-2, general commercial and light manufacturing areas located in the Airport/Airfield Environs. Refer to the overlay districts within section 6.07.00 for additional regulations imposed on individual parcels with C-2 zoning located in the C-3(OL) Warrington Commercial Overlay District or C-4(OL) Brownsville-Mobile Highway and "T" Street Commercial Overlay District. 7.20.06. General commercial and light manufacturing locational criteria (C-2). A. General commercial land uses shall be located at or in proximity to intersections of arterial/arterial roadways or along an arterial roadway within one-quarter mile of the intersection. FINDINGS The proposed amendment is consistent with the general commercial and light manufacturing uses and with the locational requirements for C-2 zoning. The parcel is located along two arterial roadways, Pensacola Blvd / Hwy 29 & N "W" Street.
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-2 and ID-1. There is one Kia auto sales, one movie theater, one Public Safety building, one hotel, one amusement park, two storage locations, and three other commercial 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(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 based on the location of the subject property, the current zoning maps and the surrounding existing land uses. The commercial subdivision would allow for a large continuous portion of commercial to develop along Highway 29 & N "W" street where current C-2 zoning already exists. The proposed rezoning to C-2 will promote infill development and enhance the use of the underutilized property.

Attachments
Z-2014-20


Planning Board-Rezoning		5. E.
Meeting Date:	11/10/2014
CASE :	Z-2014-21
APPLICANT:	Wiley C. "Buddy" Page, Agent for The Paces Foundation, Owner
ADDRESS:	1201 North "P" Street
PROPERTY REF. NO.:	00-0S-00-9060-001-155
FUTURE LAND USE:	MU-U, Mixed-Use Urban
DISTRICT:	3
OVERLAY DISTRICT:	Brownsville
BCC MEETING DATE:	12/11/2014

SUBMISSION DATA:
REQUESTED REZONING: FROM: R-2, Single-Family District (cumulative), Low-Medium Density (seven du/acre) TO: R-6, Neighborhood Commercial and Residential District (cumulative), High Density (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. Policy 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). Policy 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 non-residential uses while promoting compatible infill development and the separation of urban and suburban land uses within the category as a whole." The range of allowable uses includes: 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. Policy FLU 2.1.2 Compact Development. To promote compact development, FLUM amendments and residential rezoning 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 is consistent with the Comprehensive Plan and Future Land Use Map with regard to permitted uses and maximum residential density. Uses of the proposed R-6 zoning are consistent with the stated intent and purpose of the applicable MU-U future land use category and its range of allowable uses. Consistency of development of specific uses would be confirmed during review of such development for compliance with implementing Land Development Code regulations.
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. 6.00.01. Legislative intent of residential districts. The residential districts established in this section (AG, RR, SDD, R-1, AMU-1, AMU-2, R-1PK, R-2, R-2PK, R-3, R-3PK, R-4, R-5, R-6, V-1, V-2, V-2A, V-3, V-4, V-5, VR-1, VR-2, VR-3, and residential portions of GMD, VM-1 and VM-2 and PUD/PUD-PK districts) are designed to promote and protect the health, safety, convenience, order, prosperity and other aspects of the general welfare. The general goals include: D. To protect residential areas against undue congestion, by regulating the density of population, the intensity of activity and the bulk of buildings in relation to the surrounding land and to one another and by providing for off-street parking. G. To provide appropriate space in accessible locations for public and private educational, religious, recreational and similar facilities and public utilities which serve the needs of nearby residents, generally function more effectively in a residential environment and do not create objectionable influence; and to coordinate the intensity of residential land use with community facilities which are appropriately located and designed. H. To promote the most desirable use of land as well as the appropriate location and density of development, to promote stability of residential areas by providing for smooth transitions in residential density, to effectuate and maintain adequate levels of public services, to conserve the value of land and buildings, to protect the county's present and future tax revenues and to achieve the objectives of the Comprehensive Plan. 6.05.13. R-6 neighborhood commercial and residential district, (cumulative) high density. A. Intent and purpose of district. This district is intended to provide for a mixed use area of residential, office and professional, and certain types of neighborhood convenience shopping, retail sales and services which permit a reasonable use of property while preventing the development of blight or slum conditions. This district shall be established in areas where the intermixing of such uses has been the custom, where the future uses are uncertain and some redevelopment is probable. The maximum density is 25 dwelling units per acre, except in the low density residential (LDR) future land use category where the maximum density is 18 dwelling units per acre. Refer to article 11 for uses, heights and densities allowed in R-6, neighborhood commercial and residential areas located in the Airport/Airfield Environs. Refer to the overlay districts within section 6.07.00 for additional regulations imposed on individual parcels with R-6 zoning located in the Scenic Highway Overlay District, C-4(OL) Brownsville-Mobile Highway and "T" Street Commercial Overlay District, or RA-1(OL) Barrancas Redevelopment Area Overlay District. All neighborhood commercial (R-6) development, redevelopment, or expansion must be consistent with the locational criteria in the Comprehensive Plan (Policies FLU 1.1.10) and in article 7. 7.20.00. Locational criteria. 7.20.01. Intent and purpose. It is the intent of this section to establish locational criteria for all new nonresidential uses that are not part of a predominantly residential development or planned unit development (PUD) in order to ensure the appropriate location of commercial and industrial uses and compatibility with adjacent land uses. Locational criteria is necessary to prevent ribbon commercial development, prevent/minimize negative or blighting influences on adjacent residential neighborhoods, and provide for smooth transitions in commercial intensity from major intersections. Further it is the purpose of this section to include the locational criteria required in Comprehensive Plan Policy FLU 1.1.10 and to clarify and add additional criteria necessary to implement those requirements. 7.20.02. Waivers. Waivers to the roadway requirements of the locational criteria may be approved by the development review committee (DRC) and the planning board, as indicated below: B. The planning board (PB) may waive the roadway requirements when determining consistency with the Comprehensive Plan and Land Development Code for a rezoning request when unique circumstances exist. In order to determine if unique circumstances exist, a compatibility analysis shall be submitted that provides competent and substantial evidence that the proposed use will be able to achieve long-term compatibility with surrounding uses as described in Comprehensive Plan Policy FLU 1.1.9. Infill development would be an example of when a waiver could be recommended. The (PB) may also waive the roadway requirements if the property is located within one of the county's approved redevelopment areas and the proposed use is consistent with the redevelopment plan adopted by the board of county commissioners and it has been recommended by the community redevelopment agency (CRA). FINDINGS The proposed amendment is not consistent with the intent and purpose of the Land Development Code (LDC) regarding the appropriate location of R-6 uses. Within the surrounding R-2 there is no identified custom of intermixing uses apart from the Salvation Army campus, and no evidence of uncertainty about the future uses of most properties; and, with the abundance of nearby commercial zoning, there appears to be a low probability of redevelopment for the non-residential uses for which R-6 is specifically intended. There is instead a distinct, substantial, and long-established residential area of R-2 between the commercial corridors along Pace Boulevard and "T" Street, extending northward with virtually no interruption from the Pensacola City limits just north of Cervantes St. to a half block south of Jordan St. The subject parcel also does not comply with the roadway requirements of the location criteria for R-6 zoning (LDC 7.20.04). It does not fulfill any conditions for exemption from those requirements (LDC 7.20.03) and no unique circumstances have been demonstrated by a compatibility analysis in support of a waiver. The parcel is also within the Brownsville redevelopment area, but the Community Redevelopment Agency does not support the proposed rezoning.
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 not compatible with existing uses in the area of the subject parcel. The high density, multi-family, and non-residential uses allowed by R-6 would be incompatible with the surrounding R-2 low-medium density residential use and an inappropriate intrusion into that use where proposed.
CRITERION (4)
Changed conditions. Whether and the extent to which there are any changed conditions that impact the amendment or property(s). FINDINGS No changed conditions were identified 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 No significant adverse impacts on the natural environment are anticipated to result from the proposed amendment. 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 not result in a logical and orderly development pattern as described in the other findings.

Attachments
Z-2014-21


Planning Board-Rezoning		5. F.
Meeting Date:	11/10/2014
CASE :	Z-2014-22
APPLICANT:	Fred R. Thompson, Agent for Richard R. & Edna Marie Gibbs, Owner
ADDRESS:	7945 Beulah Road
PROPERTY REF. NO.:	18-1S-31-4300-000-000
FUTURE LAND USE:	MU-S, Mixed-Use Suburban
DISTRICT:	1
OVERLAY DISTRICT:	N/A
BCC MEETING DATE:	12/11/2014

SUBMISSION DATA:
REQUESTED REZONING: FROM: R-2, Single-Family District (cumulative), Low-Medium Density (seven du/acre) TO: R-3, One-Family and Two-Family District, (cumulative) Medium Density (ten 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) category provides 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 and Public and Civic uses. The maximum residential density is 10 dwelling units per acre. The non-residential maximum intensity is 1.0 Floor Area Ratio (FAR). 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). 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-3 is consistent with the intent and purpose of Future Land Use category MU-S, as stated in CPP FLU 1.3.1. Also, the densities and allowed uses are compatible to those provided for in the FLU category. The proposed amendment is consistent with the intent of CPP 1.5.3. as it does promote the efficient use of the existing roads and the established utilities and infrastructure. 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. The proposed subdivision complex would allow for compact development and a higher residential density that is compatibility to the MU-S as stated in CPP 2.1.2.
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. 6.05.07. R-2 single-family district (cumulative), low-medium density. A. 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 seven dwelling units per acre. Refer to article 11 for uses and densities allowed in R-2, 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-2 zoning located in the Scenic Highway Overlay District and RA-1(OL) Barrancas Redevelopment Area Overlay District. 6.05.09. R-3 one-family and two-family district, (cumulative) medium density. A. Intent and purpose of district. This district is intended to provide for a mixture of one-family and two-family dwellings, including townhouses, with a medium density level compatible with single-family residential development. The maximum density is ten dwelling units per acre. Refer to article 11 for uses and densities allowed in R-3, one-family and two-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-3 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. The proposed zoning will create a transition area between low and medium density residential uses. The rezoning to R-3 would allow for a higher density of 10 dwellings units per acre while also allowing townhomes.
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 RR and R-2. Located in the 500' radius, staff observed 24 Single Family Homes, six mobile homes, five vacant parcels, and one proposed 47 acre parcel with 147 lot preliminary plat subdivision called Woodlyn Meadows.
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. Protection of the wetlands will be utilized by a conservation easements study by consultant Wetland Sciences. 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 Based on the location of the parcel, the current zoning maps and the surrounding existing land uses, the proposed amendment would result in a logical and orderly development pattern. Equally important, the proposed amendment would allow promote infill development and enhance the use of open space by preserving the preservation of the lake and surrounding wooden areas creating large green space with common areas for the residents of the proposed subdivision.

Attachments
Z-2014-22