Agenda


Planning Board-Rezoning		4. A.
Meeting Date:	06/03/2013
CASE :	Z-2013-11
APPLICANT:	Frank J Sanders, Owner
ADDRESS:	10200 Pensacola Boulevard
PROPERTY REF. NO.:	09-1S-30-1101-000-009
FUTURE LAND USE:	C, Commercial
DISTRICT:	5
OVERLAY DISTRICT:	N/A
BCC MEETING DATE:	07/11/2013

SUBMISSION DATA:
REQUESTED REZONING: FROM: C-1, Retail Commercial District (cumulative) (25 du/acre) 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 (C) Future Land Use (FLU) category 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. 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-2 is consistent with the intent and purpose of Commercial Future Land Use category as stated in CPP FLU 1.3.1 because the current future land use category allows for various commercial operations. The request to C-2 is consistent with FLU 1.5.3 due to the fact the parcel will be using the existing public roads, utilities and service infrastructure. Also this request encourages redevelopment of 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. 6.05.14. 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. New residential uses located in a commercial FLU category are only permitted as part of a predominantly commercial development in accordance with Policy FLU 1.3.1 of the Comprehensive Plan. 6.05.16. C-2 General Commercial and Light Manufacturing District (cumulative). 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.). FINDINGS The proposed amendment is consistent with the intent and purpose of the Land Development Code. The parcel fronts Pensacola Blvd, a major commercial arterial roadway.
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-1, C-2 and ID-1. There are 7 vacant parcels, 2 churches, 15 commercial parcels, and 4 single family homes.
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 due to the fact the parcel fronts a commercial roadway with a predominant pattern of intense commercial development.

Attachments
Z-2013-11


Planning Board-Rezoning		4. B.
Meeting Date:	06/03/2013
CASE :	Z-2013-12
APPLICANT:	Aubrey James & Susan Thibodeaux
ADDRESS:	7649 Mobile Hwy
PROPERTY REF. NO.:	17-1S-31-4201-000-000
FUTURE LAND USE:	MU-S, Mixed-Use Suburban
DISTRICT:	1
OVERLAY DISTRICT:	NA
BCC MEETING DATE:	07/01/2013

SUBMISSION DATA:
REQUESTED REZONING: FROM: R-2, Single-Family District (cumulative), Low-Medium Density (seven du/acre) TO: AG, Agricultural District, Low Density (1.5 acres/du) 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. Allowed uses include Residential, Retail and Services, Professional Office,Recreational Facilities,and 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 AG is consistent with the intent and purpose of Future Land Use Mixed-Use Suburban as stated in CPP FLU 1.1.1 and 1.3.1. The densities and allowable uses are compatible with those provided for in the Future Land Use category.The MU-S category allows for a mix of residential and nonresidential uses while promoting compatible infill development and the separation of urban and suburban land uses. The request to AG is also consistent with FLU 1.5.3, as the parcel is supported by existing infrastructure and utility services.
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. 6.05.01. AG Agricultural District, Low Density. This district is intended to identify those areas used primarily for farming, and/or the raising of livestock, and silviculture. A primary purpose of this district is to provide for the continuation and expansion of viable agricultural activities within the county by providing for compatibility among permitted uses and by preserving open spaces through low district-wide residential densities. The maximum density is 1.5 acres per dwelling unit. FINDINGS The proposed amendment is consistent with the intent and purpose of the Land Development Code. The applicant's zoning request will in fact reduce the maximum residential density on the parcel, will encourage the preservation of open spaces and provide for the desired permitted primary uses. Based on observations during the on-site visit, the requested AG zoning will be comparable in intensity to the uses of existing surrounding parcels.
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 AG, R-2, R-5, R-6, and R-R. During the site visit staff identified 18 single family residences, 6 vacant residential parcels, 2 mobile homes, 1 state park parcel, 1 timberland parcel, 1 Emerald Coast Utilities owned parcel, 1 agriculture-residential parcel and the county's equestrian center which is located across from the subject property.
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 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 surrounding area is a mixture of single residential dwellings and agricultural land with routine agricultural related uses and activities. The proposed amendment to Agricultural zoning would be compatible with the existing surrounding uses.

Attachments
Z-2013-12


Planning Board-Rezoning		4. C.
Meeting Date:	06/03/2013
CASE :	Z-2013-04
APPLICANT:	Wiley C. "Buddy" Page, Agent for Poly Surveying
ADDRESS:	2842 Nowak Dairy Road
PROPERTY REF. NO.:	36-1N-31-2000-000-000; 36-1N-31-1200-000-000
FUTURE LAND USE:	MU-S, Mixed-Use Suburban
DISTRICT:	5
OVERLAY DISTRICT:	N/A
BCC MEETING DATE:	07/11/2013

SUBMISSION DATA:
REQUESTED REZONING: FROM: VAG-2, Villages Agriculture Districts, Gross Density (one du/five acres) TO: V-2, Villages Single Family Residential, Gross Density (two du/acre) RELEVANT AUTHORITY: (1) Escambia County Comprehensive Plan (2) Escambia County Land Development Code (3) Board of County Commissioners of Brevard County v. Snyder, 627 So. 2d 469 (Fla. 1993) (4) Resolution 96-34 (Quasi-judicial Proceedings) (5) Resolution 96-13 (Ex-parte Communications)
CRITERION (1)
Consistent with the Comprehensive Plan. Whether the proposed amendment is consistent with the Comprehensive Plan. Comprehensive Plan (CPP) FLU 1.1.1 Development Consistency. New development and redevelopment in unincorporated Escambia County shall be consistent with the Escambia County Comprehensive Plan and the Future Land Use Map (FLUM). CPP FLU 1.3.1 Future Land Use Categories. The Mixed-Use Suburban (MU-S) Future Land Use (FLU) category is intended for a mix of residential and nonresidential uses while promoting compatible infill development and the separation of urban and suburban land uses. Range of allowable uses include: Residential, Retail and Services, Professional Office, Recreational Facilities, Public and Civic. The minimum residential density is two dwelling units per acre and the maximum residential density is ten dwelling units per acre. CPP FLU 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 V-2 is consistent with the intent and purpose of Future Land Use category MU-S as stated in CPP FLU 1.3.1. as the parcel is currently compatible with the allowable densities and uses within the FLU category. The parcel is accessing the existing public roads and if development occurs, the applicant may expand the use of utilities and service infrastructures.
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. 6.05.22 VAG 2-Gross Density (one dwelling unit per five acres). Minimum lot size = five acres unless clustered. If clustered, minimum lot size = one acre. A. Intent and purpose. 2. Intent and purpose of VAG 2 district. This district is characterized by the following types of agricultural lands: (a) Small rural land areas of highly productive agricultural soils that may not be economically viable in a mainstream fanning operation due to their size, and changes being undertaken in the surrounding area; or (b) Rural land areas with a mix of small farm operations and a typical rural residential density of one unit per four acres. The soils of these areas are least valuable for agricultural production and most suitable for future conversion out of the rural land market; or (c) Rural land areas which are not being used to support large farming operations, and that are characterized by a mix of natural resources and soils typically unsuitable for urban residential densities or other urban uses unless sewered. 6.05.24. V-2, Villages Single-Family Residential--Gross density (two units per acre). These maximum densities may or may not be attainable based on other code provisions and site-specific conditions. A. Intent and purpose of V-1 through V-3 districts. Single-family detached residential district characterized by urban land development patterns with residential subdivision densities varying from one unit per acre to five units per acre. Mobile homes are not allowed. No minimum lot size is required for new subdivisions, but development must meet overall maximum density requirements. V-2A may be used in any AIPD overlay area with a compatible future land use designation. Density will be determined by the accident potential zone density allowed for their property, not to exceed three d.u./acre. In AIPD-2, density is limited to three d.u./acre. Refer to article 11 for uses and densities allowed in V, villages single-family residential 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. FINDINGS The proposed amendment is consistent with the intent and purpose of the Land Development Code because the V-2 zoning district allows for single family residential development with more density and allowable uses; however, the maximum densities may or may not be attainable based on other code provisions and site-specific conditions.
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 would not be compatible with surrounding existing uses in the area. Within the 500’ radius impact area, staff observed properties with zoning districts VR-1 and VAG-2; with 41 single family residential homes, and 8 vacant parcels, with the majority of the parcels being one acre in size. The request to V-2 would allow for two dwelling units per acre, which would contradict the surrounding VR-1 zoning which allows for one dwelling unit per four acres. If the request is granted, incompatibility can arise from either land use or structure size and design.
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 survey provided by the applicant, wetlands were indicated on the subject property, which may impact the amount of land to be developed for any future projects. When applicable, further review during the Site Plan Review process will be necessary to determine the total acres that may be developed and 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. The surrounding area is currently designated as village rural and village agriculture zoning which depicts one acre in size or larger for a single family home. The request to V-2 is more intense than the existing zoning and existing development. It would allow for two dwellings units per acre unlike the existing low density development of one dwelling unit per four acres.

Attachments
Z-2013-04


AGENDA ESCAMBIA COUNTY PLANNING BOARD QUASI-JUDICIAL HEARING June 3, 2013–8:30 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.

	A.	Z-2013-11



	B.	Z-2013-12



	C.	Z-2013-04



5.		Public Hearings.

6.		Adjournment.