Agenda


Planning Board-Rezoning		5. A.
Meeting Date:	08/13/2012
CASE :	Z-2012-09 (Remanded by BCC 6/28/12)
APPLICANT:	Wiley C. "Buddy" Page, Agent for Rick Evans, Owner
ADDRESS:	2006 Border Street
PROPERTY REF. NO.:	16-2S-30-2300-001-023
FUTURE LAND USE:	MU-U, Mixed-Use Urban
DISTRICT:	3
OVERLAY DISTRICT:	Englewood Redevelopment Area
BCC MEETING DATE:	09/06/2012

Information
SUBMISSION DATA:
REQUESTED REZONING: FROM: R-5, Urban Residential/Limited Office District, (cumulative) High Density ID-1, Light Industrial District (cumulative) (no residential uses allowed) TO: ID-2, General Industrial District (noncumulative) 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 Policy (CPP) FLU 1.1.10 Locational Criteria. The LDC shall include locational criteria for broad categories of proposed non-residential land uses. The site criteria for such uses shall address the transportation classification of, and access to adjoining streets, the proximity of street intersections and large daily trip generators (i.e. college or university), the surrounding land uses, the ability of a site to accommodate the proposed use while adequately protecting adjoining uses and resources, and other criteria that may be appropriate to those categories of uses. CPP FLU 1.3.1 Future Land Use Categories. General descriptions, range of allowable uses and residential densities and non-residential intensities for all future land use categories in Escambia County. 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 is not consistent with the intent and purpose of CPP FLU 1.3.1 Future Land Use Categories, as stated above in the intent of the Mixed-Use Urban category, it does allow for intense residential uses and non-residential uses (commercial) for compatible infill development. Furthermore, the range of uses extends from residential to light-industrial. Staff concurs that the cumulative nature of the ID-2 zoning category does allow for light industrial which is specifically mentioned in MU-U. However, the allowable uses within the ID-2 zoning category extend beyond light-industrial. As a matter of fact, the allowable uses of ID-2 include heavy industrial land uses, highly intense manufacturing and processing operations, construction/heavy equipment operations, and other equivalent concentrations of potential noxious uses. With this understanding, staff concludes that the future land use designation of MU-U is not consistent with the proposed rezoning request of ID-2. The proposed amendment is not consistent with the intent and purpose of CPP FLU 1.1.10 Locational Criteria further addressed with the Land Development Code consistency, Criterion 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. LDC 6.05.12. R-5 Urban Residential/Limited Office District, (cumulative) high density. This district is intended to provide for high density urban residential uses and compatible professional office development, and designed to encourage the establishment and maintenance of a suitable higher density residential environment and low intensity services. These uses form a transition area between lower density residential and commercial development. Maximum density is 20 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-5, urban residential/limited office areas located in the Airport/Airfield Environs. LDC 6.05.18. ID-1 Light Industrial District (cumulative) (no residential uses allowed). 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 LDC 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. All industrial development, redevelopment, or expansion must be consistent with the locational criteria in the Comprehensive Plan (FLU 1.1.10) and in Article 7. Refer to Article 11 for uses, heights and densities allowed in ID-1, light industrial areas located in the Airport/Airfield Environs. LDC 6.05.19. ID-2 General Industrial District (noncumulative). This district is intended to accommodate industrial uses which cannot satisfy the highest level of performance standards. It is designed to accommodate manufacturing, processing, fabrication, and other activities which can only comply with minimal performance standards. No residential development is permitted in this district, thereby insuring adequate area for industrial activities. Community facilities and trade establishments that provide needed services to industrial development also may be accommodated in this district. All industrial development, redevelopment, or expansion must be consistent with the locational criteria in the Comprehensive Plan (FLU 1.1.10) and in Article 7. Refer to Article 11 for uses allowed in ID-1, light industrial areas located in the Airport/Airfield Environs. B. Permitted uses. 1. Manufacturing or industrial uses permitted in the ID-1 light industrial district. 2. Asphalt plants. 3. Concrete plants. 4. Iron works. 5. Landfills. 6. Borrow pits and reclamation activities thereof (subject to local permit and development review requirements per Escambia County Code of Ordinances, Part I, Chapter 42, article VIII, and performance standards in Part III, the Land Development Code, article 7). 7. Paper mills. 8. Refineries. 9. Rendering plants and slaughter houses. 10. Steel mills. 11. Solid waste transfer stations, collection points, and/or processing facilities. 12. Public utility and service structures. 13. Junkyards, salvage yards, and waste tire processing facilities. 14. Other uses similar to those listed herein. Recommendations on other permitted uses shall be made by the planning board (LPA) and based on an application for such other use. Final determination shall be made by the BCC upon receipt of the planning board's (LPA's) recommendation. LDC 6.05.17.F. Roadway Access. Direct access must be provided from a collector or arterial roadway and such access may be provided by curb cuts on the collector or arterial roadway or a private or public commercial access road linking the use with the collector or arterial roadway provided that such private or public road does not traverse a predominately residential neighborhood or subdivision between the use and the collector or arterial roadway. No permit shall be issued or any proposed use which requires access through a residential neighborhood or subdivision. LDC 7.20.07. Industrial Locational Criteria (ID-CP, ID-1, ID-2). New industrial development must meet the following locational criteria: 1. Industrial uses shall be located so that the negative impacts of industrial land uses on the functions of natural systems shall, as a first priority, be avoided. When impacts are unavoidable, those impacts shall be minimized. 2. Sites for industrial development shall be accessible to essential public and private facilities and services at the levels of service adopted in the Comprehensive Plan. 3. New industrial uses in the MU-1, AA-13, and AA-15 categories may be permitted provided such use conforms to the permitted uses listed in the ID-CP and ID-1 zoning categories. Industrial and MU-6 categories allow all types of industrial uses. 4. Sites for industrial uses shall be located with convenient access to the labor supply, raw material sources and market areas. 5. New industrial uses shall be located on parcels of land large enough to adequately support the type of industrial development proposed and minimize any adverse impacts upon surrounding properties. Compatibility of land uses shall be ensured consistent with Comprehensive Plan Policy 7.A.3.8. (FLU 1.1.9) 6. These industrial locational criteria apply to those future land use categories where industrial development is permitted and does not provide or permit industrial land uses in those categories that do not provide for such uses. FINDINGS The proposed amendment is not consistent with the roadway access requirements as stated in LDC 6.05.17.F of the Land Development Code which states that access to the parcel must be from a collector or arterial roadway. Direct access to the property is provided by Border Street, a local public two lane roadway. Should this amendment be approved, the industrial locational requirements set forth in LDC 7.20.07 will be reviewed during the site plan review process. There are no natural systems or sensitive land that may be affected by this proposed request.
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 districts ID-1, C-2 and R-5. Cloverland Subdivision, (PB3, PG52) is within the radius. There are 21 single family residences, one mobile home park, six mobile homes, seven vacant residential properties, one church, four open storage properties and one wholesale parcel.
CRITERION (4)
Changed conditions. Whether and the extent to which there are any changed conditions that impact the amendment or property(s). FINDINGS The proposed amendment does have changed conditions that impact the rezoning request by the applicant. This parcel is designated as part of the Englewood Community Redevelopment Area, under the Community Redevelopment Plan adopted by the Board of County Commissioners July 6, 2000 and updated March 19, 2009. It appears that the proposed amendment, as stated, would not meet the intent of the adopted plan. This issue will have to be addressed by the Community Redevelopment Agency staff.
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. There are no natural systems or sensitive land that may be affected by this proposed request. 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 not result in a logical and orderly development pattern, as the allowed uses and intensities for the ID-2 zoning are incompatible with the intent of the Englewood Redevelopment Plan, which identify the less intense industrial uses and specific standards adopted by the County Commissioners for the redevelopment area.

Attachments
Z-2012-09


Planning Board-Rezoning		5. B.
Meeting Date:	08/13/2012
CASE :	Z-2012-12
APPLICANT:	Kale Schneider, Owner
ADDRESS:	Hanks Rd
PROPERTY REF. NO.:	14-5N-32-2301-000-000
FUTURE LAND USE:	REC, Recreational
DISTRICT:	5
OVERLAY DISTRICT:	NA
BCC MEETING DATE:	08/23/2012

Information
SUBMISSION DATA:
REQUESTED REZONING: FROM: P, Public District TO: VAG-1, Village Agriculture District 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 Policy (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 Recreational (REC) Future Land Use (FLU) category is intended for recreational opportunities for the Escambia County citizens including a system of public and private park facilities. Range of allowable uses include: Active and passive recreation activities and amenities Park facilities such as boat launch, basketball courts, tennis courts, baseball and softball fields, meeting halls and the like. No new residential development is allowed. 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 VAG-1 is not consistent with the intent and purpose of Future Land Use category REC as stated in CPP FLU 1.3.1 The current use of the land is residential which is not consistent with the land use category of Recreational (REC) intended for active and passive recreational activities and amenities. The parcel is going through a future land use change from REC to AG. If the FLU amendment is to be granted, the rezoning request would then be consistent with the Agricultural Future Land Use category.
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 LDC 6.05.32 P, Public District. A. Intent and purpose. Publicly owned parcels for educational and correctional facilities and purposes, other public institutional uses, borrow pits and associated reclamation activities, collection and/or processing of solid waste, and sanitary landfills. LDC 6.05.22. VAG, Villages Agriculture Districts. The villages agricultural districts are typically characterized by agriculturally-assessed parcels held for agricultural production and very low density residential development in agricultural communities. Single-family residential and rural community uses that directly support agricultural activities are allowed. The intent and purpose of VAG- district is characterized by land resources necessary or used to support large farming operations. B. Permitted uses. 1. Agricultural, farm animals and agricultural-related activities and customary accessory buildings. 2. Silviculture. 3. Mariculture and aquaculture. 4. Single-family residences. 5. Campground and recreational vehicle parks. 6. Public utility. 7. Stables, private and public (minimum lot size two acres). 8. Animal hospitals, clinics and kennels (minimum lot size two acres). 9. Display and sale of fruit, vegetables and similar agricultural products. 10. Mobile homes as single-family dwellings, subject to the other relevant provisions of this Code. 11. Places of worship. 12. Educational facilities. 13. Clubs and lodges. 14. Guest residences. 15. Public utility and service structures not included in subparts C. or D., below. 16. Feed and farm equipment stores. 17. Other rural area related commercial uses meeting the locational requirements of Comprehensive Plan Policy 8.A.11. 18. Commercial communication towers less than 150 feet or less in height. 19. Home-based "cottage businesses" such as crafts, florists, woodworking, sewing, and similar uses. 20. Home occupations. 21. Family day care homes and family foster homes. 22. Reclamation of borrow pits that existed prior to September 16, 2004 (subject to local permit and development review requirements per Escambia County Code of Ordinances, Part I, Chapter 42, article VIII, and performance standards in Part III, the Land Development Code, article 7). 23. Motorized commercial recreation uses (minimum lot size 20 acres). 24. Golf courses, tennis centers, swimming clubs and customary attendant facilities and accessory buildings. 25. Hunting preserves, shooting ranges, gun and rifle clubs, etc. The proposed amendment is consistent with the intent and purpose of the Land Development Code. The proposed amendment allows for a wide range of uses from agricultural, residential and non residential uses all of which would support a mix of small farm operations and rural residential.
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. Staff observed 7 single family residences and the remaining properties within the 500’ radius impact area are agricultural land; all having the zoning designation of VAG-1.
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 due to the fact that all surrounding parcels currently have the VAG-1 zoning designation.

Attachments
Z-2012-12


Planning Board-Rezoning		5. C.
Meeting Date:	08/13/2012
CASE :	Z-2012-17
APPLICANT:	Stephanie Lowry, Agent for Team Player Properties LLC
ADDRESS:	3840 Navy Blvd
PROPERTY REF. NO.:	38-2S-30-1000-003-004
FUTURE LAND USE:	MU-U
DISTRICT:	2
OVERLAY DISTRICT:	C-3, Warrington Overlay
BCC MEETING DATE:	09/06/2012

Information
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 Policy (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) CPP 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. FINDINGS The proposed amendment to C-1 is consistent with the intent and purpose of the Future Land Use category Mixed-Use Urban as stated in CPP FLU 1.3.1. because the future land use category is intended for an intense mix of residential and nonresidential uses. The proposed amendment is consistent with the intent of CPP FLU 1.5.3 promoting the efficient use of existing public roads, utilities and services infrastructure;notably to encourage redevelopment of underutilized property. Buffering requirements between the subject parcel and the adjoining neighborhood will be addressed at the time of the site plan review process.
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. 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. Permitted Uses: Any use permitted in the R-6 district. 2. Places of worship, educational institutions or facilities. 3. Personal service establishments such as, but not limited to, banks, beauty parlors, medical and dental clinics, restaurants including on-premises consumption of alcohol, financial institutions, professional and other offices, parking garages and lots, laundry and dry cleaning pickup stations, self-service coin-operated laundry and dry cleaning establishments, shoe repair, tailoring, watch and clock repair, locksmiths and data processing. 4. Retail business including, but not limited to: drug, package, hardware stores, book, stationery, china and luggage shops, newsstands, florists, photographic supplies and studios, wearing apparel shops, paint and wallpaper; accessory storage for retail uses. 5. Restaurants. Drive-in or drive-thru restaurants provided that the boundaries of the tract of land on which they are located are in excess of 200 feet from any R-1 or R-2 districts unless separated from such district by a three lane road (or larger) or a minimum 60-foot right-of-way. 6. Automobile repair shops for ignition, fuel, brake and suspension systems or similar uses. 7. Automobile service stations including minor auto repairs. 8. Automobile washing facility. 9. Hotels and motels. 10. Off-premises signs, billboards and other sign structures erected, located and maintained as provided for in article 8 of this Code. 11. Grocery, produce, meat and convenience stores, including the incidental sale of gasoline. 12. Health and fitness clubs. 13. Hospitals. 14. Printing, bookbinding, lithography and publishing companies. 15. Interior decorating, home furnishing, and furniture stores. 16. Music conservatory, dancing schools and art studios. 17. Music, radio and television shops. 18. Mortuary and funeral homes. 19. Dry cleaning establishments provided that equipment used emits no smoke or escaping steam and uses nonflammable synthetic cleaning agents (perchloroethylene, trichloroethylene, etc.) 20. Indoor movie theaters. 21. Enclosed animal hospitals and veterinary clinics. 22. Campgrounds. 23. Secondhand stores and used clothing deposit box when such boxes are operated (placed) by charitable organizations. 24. Wholesale warehousing (if less than 10,000 square feet). 25. Mini-warehouses. No ancillary truck rental service or facility allowed without conditional use approval. 26. Bowling alleys, skating rinks and billiard parlors providing such activities and facilities are enclosed within a soundproof building. 27. Recreational and commercial marinas. 28. Garden shops or nurseries displaying plants, shrubs, trees, etc., outdoors adjacent to the garden shop or nursery. 29. Antique shops, pawn shops. 30. Commercial communication towers 150 feet or less in height. 31. Arcade amusement centers and bingo facilities. 32. 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). 6.07.01. C-3(OL) Warrington commercial overlay district. This special performance district is intended to provide an enhanced level of protection for land uses in those commercial corridors which (1) are located within the Warrington Redevelopment Area, and (2) provide primary access (gateways) to the two major military installations. This is an overlay district and the regulations herein expand upon the existing C-1 and/or C-2 zoning district regulations otherwise imposed on individual parcels within the commercial corridor. B. Applicability. This overlay district applies to all C-1 or C-2 zoned properties indicated on the zoning map as C-3OL. A generalized map of the C-4(OL) District is depicted in Figure 1; however, it is not the official zoning map and should be used only for preliminary determination of the application of the overlay zone. C. Relationship to underlying zoning. All of the use listings and site design requirements of the underlying C-1 and C-2 commercial districts shall continue to apply. This C-3(OL) district adds one prohibited use and adds to the list of uses that shall require conditional use review and approval by the board of adjustment. The conditional use review shall require a finding of fact on both those performance standards listed in section 2.05.03 of this Code and the additional performance standards listed in F., G., and H. below. D. Prohibited uses. Portable food vendors. E. Use requiring special conditional use review. 1. Convenience stores. 2. Retail sale of alcohol for off-premises consumption. 3. Bars and nightclubs. 4. Tattoo parlors. 5. Pawn shops and check cashing services. 6. Commercial amusement arcades, including billiard parlors and game machine arcades. 7. Automotive uses (including car sales, automobile rental agencies, car washes, auto repair facilities, tire sales, etc.). 8. Truck, utility trailer, and RV rental service or facility. F. Performance standards. 1. Building and sign design. The choice of building materials, colors and building signage shall be compatible with the intent of this district and shall not have an adverse visual impact on surrounding properties of the two nearby Navy installations. 2. Color and materials. Colors shall be compatible with the general pattern existing on the commercial corridors within the Warrington area. FINDINGS The proposed amendment is consistent with the intent and purpose of the Land Development Code. However, staff has observed outside storage on the property. Outside storage is not allowed in C-1 Zoning. The parcel is located in the C-3 (OL) Warrington Commercial Overlay District, the applicant must comply with all requirements of section 6.07.01. See CRA memo. When applicable, further site plan review will be needed to ensure the buffering requirements and other performance standards have been met, should this request be granted.
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, C-1 and C-2. There are 34 residential properties and 15 commercial 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). For informational purposes staff found case Z-2011-19 located at 3910 W Navy Blvd. The rezoning case was for C-1 to C-2 and was approved by the Planning Board on December 12, 2011 but denied by the BCC on January 5, 2012.
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 property is located with connection to an existing business that is looking to expand. The surrounding properties are already commercial with the exception of one residential connection to the west. However, property must comply with C-1 regulations and have no outside storage.

Attachments
Z-2012-17


AGENDA ESCAMBIA COUNTY PLANNING BOARD QUASI-JUDICIAL HEARING August 13, 2012–8:30 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.	Z-2012-09 (Remanded by BCC 6/28/12)



	B.	Z-2012-12



	C.	Z-2012-17



6.		Adjournment.