| SUBMISSION DATA: |
REQUESTED REZONING:
FROM: MDR, Medium Density Residential district (10 du/acre)
TO: HDMU, High Density Mixed-use district (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)
APPROVAL CONDITIONS |
| Criterion a., LDC Sec. 2-7.2(b)(4) |
Consistent with Comprehensive Plan
The proposed zoning is consistent with the future land use (FLU) category as prescribed in LDC Chapter 3, and with all other applicable goals, objectives, and policies of the Comprehensive Plan. If the rezoning is required to properly enact a proposed FLU map amendment transmitted for state agency review, the proposed zoning is consistent with the proposed FLU and conditional to its adoption.
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, limited agriculture. The maximum residential density is 25 dwelling units per acre.
CPP FLU 1.5.1 New Development and Redevelopment in Built Areas. To promote the efficient use of existing public roads, utilities, and service infrastructure, the County will encourage the redevelopment in underutilized properties to maximize development densities and intensities located in the MU-S, MU-U, Commercial, and Industrial Future Land Use 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 HDMU is consistent with the intent and purpose of Future Land Use category MU-U as stated in CPP FLU 1.3.1. The MU-U FLU 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 listed Range of Allowable Uses includes residential, retail and services, professional office, light industrial, recreational facilities, public, civic and limited agriculture. The amendment is also consistent with the intent of FLU 1.5.1 and FLU 2.1.2 by making use of the existing public roads and the availability of utilities and service infrastructure. |
| Criterion b., LDC Sec. 2-7.2(b)(4) |
Consistent with Zoning District Provisions
The proposed zoning is consistent with the purpose and intent and with any other zoning establishment provisions prescribed by the proposed district in Chapter 3.
Sec. 3-2.7 Medium Density Residential district (MDR).
(a) Purpose. The Medium Density Residential (MDR) district establishes appropriate areas and land use regulations for residential uses at medium densities within suburban or urban areas. The primary intent of the district is to provide for residential neighborhood development in an efficient urban pattern of well-connected streets and at greater dwelling unit density than the Low Density Residential district. Residential uses within the MDR district are limited to single-family and two-family dwellings. The district allows non-residential uses that are compatible with suburban and urban residential neighborhoods.
Sec. 3-2.9 High Density Mixed-use district (HDMU).
(a) Purpose. The High Density Mixed-use (HDMU) district establishes appropriate areas and land use regulations for a complimentary mix of high density residential uses and compatible non-residential uses within urban areas. The primary intent of the district is to provide for a mix of neighborhood retail sales, services and professional offices with greater dwelling unit density and diversity than the Low Density Mixed-use district. Additionally, the HDMU district is intended to rely on urban street connectivity and encourage vertical mixes of commercial and residential uses within the same building to accommodate a physical pattern of development characteristic of village main streets and older neighborhood commercial areas. Residential uses within the district include all forms of single-family, two-family and multi-family dwellings al and residential uses within the same building to accommodate a physical pattern of development characteristic of village main streets and older neighborhood commercial areas. Residential uses within the district include all forms of single-family, two-family and multi-family dwellings.
(b)Permitted uses. Permitted uses within the HDMU district are limited to the following:
- Residential. The following residential uses are allowed throughout the district, but if within a Commercial (C) future land use category they are permitted only if part of a predominantly commercial development.
- Group living, excluding dormitories, fraternity and sorority houses, and residential facilities providing substance abuse treatment, post-incarceration reentry, or similar services.
- Manufactured (mobile) homes, including manufactured home subdivisions, but excluding new or expanded manufactured home parks.
- Single-family dwellings (other than manufactured homes), detached or attached, including townhouses and zero lot line subdivisions.
- Two-family and multi-family dwellings.
(2) Retail sales. Small-scale (gross floor area 6000 sq.ft. or less per lot) retail sales, including medical marijuana dispensing facilities, sales of beer and wine, but excluding sales of liquor, automotive fuels, or motor vehicles, and excluding permanent outdoor storage, display, or sales. See also conditional uses in this district.
- Retail services. The following small-scale (gross floor area 6000 sq.ft. or less per lot) retail services, excluding outdoor work or permanent outdoor storage:
- Bed and breakfast inns.
- Boarding and rooming houses.
- Child care facilities.
- Personal services, including those of beauty shops, health clubs, pet groomers, dry cleaners, and tattoo parlors.
- Professional services, including those of realtors, bankers, accountants, engineers, architects, dentists, physicians, and attorneys.
- Repair services, including appliance repair, furniture refinishing and upholstery, watch and jewelry repair, small engine and motor services, but excluding major motor vehicle or boat service or repair.
- Restaurants, and brewpubs, including on-premises consumption of alcoholic beverages, but excluding drive-in or drive-through service and brewpubs with distribution of alcoholic beverages for off-site sales.
- Preschools and kindergartens.
- Emergency service facilities, including law enforcement, fire fighting, and medical assistance.
- Foster care facilites.
- Places of worship.
- Public utility structures, excluding telecommunications towers.
5. Recreation and entertainment.
- Marinas, private only.
- Parks without permanent restrooms or outdoor event lighting.
6. Industrial and related. No industrial or related uses.
7.Agricultural and related. Agricultural production limited to food primarily for personal consumption by the producer, but no farm animals.
8. Other uses. [Reserved]
(c) Conditional uses. Through the conditional use process prescribed in Chapter 2, the BOA may conditionally allow the following uses within the HDMU district:
- Residential.
- Dormitories.
- Fraternity and sorority houses.
- Manufactured (mobile) home parks.
- Retail sales. Medium-scale (gross floor area greater than 6000 sq.ft. per lot, but no greater than 35,000 sq.ft.) retail sales, including sales of beer and wine and automotive fuels, but excluding sales of motor vehicles and liquor, and excluding permanent outdoor storage, display, or sales.
- Retail services.
- Medium-scale (gross floor area greater than 6000 sq. ft. per lot, but no greater than 35,000 sq. ft.) retail services, excluding motor vehicle service and repair.
- Restaurants and brewpubs with drive-in or drive-through service and brewpubs with the distribution of on-premises produced alcoholic beverages for off-site sales.
- Small-scale (gross floor area 6000 sq.ft. or less per lot) major motor vehicle service and repair, excluding painting or body work and outdoor work.
- Broadcast stations with satellite dishes and antennas, excluding towers.
- Cemeteries, including family cemeteries.
- Clubs, civic and fraternal.
- Community service facilities, including auditoriums, libraries, museums, and neighborhood centers.
- Cinerators.
- Educational facilities not among the permitted uses of the district.
- Funeral establishments.
- Hospitals.
- Offices for government agencies or public utilities.
- Public utility structures exceeding the district structure height limit and telecommunications towers of any height, excluding any industrial uses.
- Warehousing or maintenance facilities for government agencies or public utilities.
- Amusement arcade centers and bingo facilities.
- Golf courses, tennis centers, swimming pools and similar active outdoor recreational facilities, including associated country clubs.
- Parks with permanent restrooms or outdoor event lighting.
(7)Agricultural and related.
- Horses or other domesticated equines kept on site, and stables for such animals, only as a private residential accessory with a minimum lot area of two acres and a maximum of one animal per acre.
- Veterinary clinics.
- Self-storage facilities with a maximum lot area of one acre and outdoor storage limited to operable motor vehicles and boats. No vehicle rental.
- Structures of permitted uses exceeding the district structure height limit, excluding telecommunications towers.
- Density. A maximum density of 25 dwelling units per acre.
- Floor area ratio. A maximum floor area ratio of 1.0 within the Commercial (C) future land use category and 2.0 within Mixed-Use Urban (MU-U).
- Structure height. A maximum structure height of 150 feet above highest adjacent grade.
- Lot area. No minimum lot area unless prescribed by use.
- Lot width. For a new lot with a majority of its frontage along the outside of a street right-of-way curve whose radius is 100 feet or less, the minimum lot width at the right-of-way is 40 percent of the radius length, but not less than 20 feet. The minimum width for all other new lots is as follow:
- Single-family detached. Forty feet at the street right-of-way for single-family detached dwellings.
- Two-family. Eighty feet at the street right-of-way for two-family dwellings.
- Multi-family and other. Eighty feet at the street right-of-way for multi-family dwellings, boarding or rooming houses, or townhouse groups. No minimum lot width required by zoning for other uses.
- Lot coverage. Minimum pervious lot coverage of 20 percent (80 percent maximum semi-impervious and impervious cover) for all uses.
- Structure setbacks. For all principal structures, minimum setbacks are:
- Front and rear. Twenty feet in the front and 15 feet in the rear.
- Sides. Ten feet on each side of a group of attached townhouses. On each side of all other structures, 10 feet or 10 percent of the lot width at the street right-of-way, whichever is less, but at least five feet. For structures exceeding 35 feet above highest adjacent grade, an additional two feet for each additional 10 feet in height, but not required to exceed 15 feet.
- Other requirements. Refer to chapters 4 and 5 for additional development regulations and standards.
- Location criteria. All new non-residential uses proposed within the HDMU district that are not part of a predominantly residential development or a planned unit development, or are not identified as exempt by district regulations, shall be on parcels that satisfy at least one of the following location criteria:
- Proximity to intersection. Along an arterial or collector street and within 200 feet of an intersection with another arterial or collector.
- Proximity to traffic generator. Along an arterial or collector street and within a one-quarter mile radius of an individual traffic generator of more than 600 daily trips, such as an apartment complex, military base, college campus, hospital, shopping mall or similar generator.
- Infill development. Along an arterial or collector street, in an area where already established non-residential uses are otherwise consistent with the HDMU district, and where the new use would constitute infill development of similar intensity as the conforming development on surrounding parcels. Additionally, the location would promote compact development and not contribute to or promote strip commercial development.
- Site design. Along an arterial street and at the intersection with a local street that serves to connect the arterial street to another arterial, and all of the following site design conditions:
- Any intrusion into a recorded residential subdivision is limited to a corner lot
- Access and stormwater management is shared with adjoining uses or properties to the extent practicable.
- Adverse impacts to any adjoining residential uses are minimized by placing the more intensive elements of the use, such as solid waste dumpsters and truck loading/unloading areas, furthest from the residential uses.
- The parcel has not been rezoned by the landowner from the mixed-use, commercial, or industrial zoning assigned by the county.
- If the parcel is within a county redevelopment district, the use will be consistent with the district’s adopted redevelopment plan, as reviewed and recommended by the Community Redevelopment Agency (CRA).
FINDINGS
The proposed amendment is consistent with the intent and purpose of the Land Development Code. The proposed High Density Mixed-use zoning may be established only within the Mixed-Use Suburban (MU-S), Mixed-Use Urban (MU-U), or Commercial (C) future land use categories. The district is suitable for areas where the intermixing of uses has been the custom, where future uses are uncertain, and some redevelopment is probable. The district is appropriate to provide transitions between areas zoned or used for medium or high density residential and areas zoned or used for commercial. The parcel has not been rezoned by the landowner from the mixed-use, commercial, or industrial zoning assigned by the county. The parcel is not within a county redevelopment district. |
| Criterion c., LDC Sec. 2-7.2(b)(4) |
Compatible with surrounding uses
All the permitted uses of the proposed zoning, not just those anticipated by the rezoning applicant, are compatible, as defined in Chapter 6, with the surrounding uses. The uses of any surrounding undeveloped land shall be considered the permitted uses of the applicable district. Compatibility is not considered with potential conditional uses or with any nonconforming or unapproved uses. Also, in establishing the compatibility of a residential use, there is no additional burden to demonstrate the compatibility of specific residents or activities protected by fair housing law.
FINDINGS
The proposed amendment is compatible with surrounding residential uses in the area. Within the 500' radius impact area, staff observed properties with zoning districts MDR (Medium-Density Residential), HDMU and HC/LI Heavy Commercial and Light Industrial. The current property has an established residential use. The residential uses for the proposed rezoning is compatible with the properties located to the North, South, East and West. The proposed rezoning to HDMU would abut existing and well-established residential area. |
| Criterion d., LDC Sec. 2-7.2(b)(4) |
Appropriate if spot zoning. Where the proposed zoning would establish or reinforce a condition of spot zoning as defined in Chapter 6, the isolated district would nevertheless be transitional in character between the adjoining districts, or the differences with those districts would be minor or sufficiently limited. The extent of these mitigating characteristics or conditions demonstrates an appropriate site specific balancing of interests between the isolated district and adjoining lands.
As per LDC Chapter 6, Spot Zoning is: Zoning applied to an area of land, regardless of its size, that is different from the zoning of all contiguous land. Such isolated or “spot” zoning is usually higher in its density or intensity of use than the adjoining zoning and may, therefore, extend privileges not generally extended to property similarly located in the area. Spot zoning is not by itself prohibited, but due to its potentially adverse impacts on adjoining zoning it carries a higher burden of demonstration that, if authorized, it will contribute to or result in logical and orderly development
FINDINGS
The requested zoning district would not be considered to be spot zoning as the adjoining parcel to the Northwest and North is currently zoned HDMU. |
| Criterion e., LDC Sec. 2-7.2(b)(4) |
Appropriate with changed or changing conditions.
If the land uses or development conditions within the area surrounding the property of rezoning have changed, the changes are to such a degree and character that it is in the public interest to allow new uses, density, or intensity in the area through rezoning; and the permitted uses of the proposed district are appropriate and not premature for the area or likely to create or contribute to sprawl.
FINDINGS
The land uses or development conditions within the area surrounding the property of rezoning have changed. To the Northwest of the subject property there was a rezoning case Z-2007-24 from R-2 to R-6 was approved by the BCC on October 4, 2007 and adjacent to the North rezoning case Z-2007-15 from R-2 to R-6 was approved by the BCC on August 2, 2007. Across Dog Track Road east of the subject property rezoning case Z-2007-09 from SDD & C-2 to R-3 was approved by the BCC on July 19, 2007.
Currently a Large Scale Map Amendment to the south LSA-2020-02 from Commercial FLU to Mixed-Use Urban is being reviewed by DEO. The Planning Board recommended approval to the BCC on July 6, 2020 and the BCC approved the transmittal to DEO on August 6, 2020.
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