Okaloosa County BOCC — February 3, 2015 — Public Hearing to Consider Future Land Use Map Amendment LPA 04-14 — agenda request — reading text

BOARD OF COUNTY COMMISSIONERS AGENDA REQUEST DATE: February 3, 2015 TO: Honorable Chairman and Members of the Board FROM: Elliot Kampert SUBJECT: Public Hearing to Consider Future Land Use Map Amendment LPA 04-14 Ware Trust FLUM & Rezoning DEPARTMENT: Growth Management BCC DISTRICT: Commission District 1 - Wayne Harris STATEMENT OF ISSUE: Consideration of a request changing the use of land submitted by Patrick K. Hodges as agent for Holland M. Ware Charitable Foundation relating to property located south of US 90, west of Jericho Road, and north of I-10, east of Crestview. The request is to change the Comprehensive Plan Future Land Use Map (FLUM) designation for the property from Agriculture (AG) to Industrial (I), or a more restrictive FLUM designation. If the FLUM amendment is approved, request to rezone the property from Agriculture (AG) district to Industrial (I-1) district, or a more restrictive zoning district. Property contains 874.20 acres, more or less. THIS IS THE TRANSMITTAL HEARING FOR STATE AGENCY REVIEW. BACKGROUND: The Holland M. Ware Charitable Foundation proposes to amend the Future Land Use Map (FLUM) designation of 874.20 acres of the property commonly referred to as the Shoal River Ranch T 874.2 acres from Agriculture to Industrial. The proposed amendment is a large-scale amendment subject to the provisions of section 163.3184, FS, which means that it must be first transmitted, following public hearings by the Planning Commission and Board of County Commissioners, to various state agencies for review and comment prior to being adopted by the County. Though the associated re-zoning from Agriculture to Industrial is referenced in the issue statement, the County cannot re-zone the property until it adopts the proposed FLUM amendment following state agency review. Staff Findings: • The proposed FLUM amendment is classified as a Type - 1 plan amendment which involves properties 10 acres or more in size. Type - 1 amendments must be transmitted to the State for state agency review. • Evaluation guidelines and criteria for Type - 1 amendments are specified in the Comprehensive Plan, Administration Element, Policy 1.15. It is staff opinion that the proposed amendment is consistent with the specified criteria. • The amendment site is located within the Eglin North Encroachment Zone which necessitates review and comment by the County’s Military Representative. • The property is adjacent to other properties designated as “Industrial” on the FLUM, and is otherwise adjacent to areas designated as “Agriculture” on the FLUM. Public Comment/Opposition: A letter of support (copy attached) from the Executive Director of the Economic Development Council was provided by the applicant to the Planning Commission at its December 11, 2014 public hearing. Three persons who live and/or own property in the vicinity spoke at the second Planning Commission hearing held January 8, 2015. This second Planning Commission hearing was necessitated due to an error by the applicant in the notice letters sent to the surrounding property owners. The second (January 8) meeting was properly noticed. The three persons who spoke at the January 8, 2015 meeting expressed concerns regarding the types of industries that might locate on the property, possible adverse environmental impact, noise, increased traffic, and effect on property values and taxes. They were advised that the amendment is still subject to state agency review before final approval, and each industry that might locate on the property would be evaluated on a case-by- case basis as part of the development approval process. Planning Commission Action: The Planning Commission voted unanimously to recommend approval for transmittal at their public hearing held January 8, 2015. Military Representative Comments: The Military Representative on the Planning Commission provided the following written comments in support of remarks made during the Planning Commission meeting: Thanks for the opportunity to make comments at the December 11, 2014 Okaloosa County Planning Commission on Agenda Item 2, LPA 04-14 and 382842-BCC-2014, to change the Comprehensive Future Land Use Map designation from Agriculture (AG) to Industrial (I) and to rezone the property from Agriculture (AG) to Industrial (I-1). The property contains 874.20 acres (+/-) and is commonly referred to as Shoal River Ranch. As I said in my remarks, Eglin Air Force Base has no opposition to either request. However, I did feel it important to advise the agent for the property owner of those issues we are concerned with in terms of compatibility with our mission. Specifically, we are always concerned with height of objects being constructed so that they do not pose a hazard to flight operations. We also are concerned with any exterior lighting that may further illuminate the night sky. We consistently recommend new construction implement downward-directed, fully shielded (cutoff) lighting which will help limit additional night glow. This is critical to the many night training/test missions Eglin conducts annually. We also ask that any activities that may require RF spectrum be coordinated through the Gulf Area Frequency Coordinator, resident on Eglin AFB. This will help ensure any use of WiFi or other such systems do not interfere with Eglin and vice versa. We remain concerned that with an industrial land use and zoning, the potential of some sort of smoke stack or other venting system may be in use that could cause visual obscuration (smoke, dust, other emissions) that could pose a hazard to flight. And lastly, even though the industrial land use doesn't lend itself to density concerns, we remain vigilant to those uses that could cause increases in density and intensity of use so as to mass large gatherings of people in underlying flight corridors that could pose an unnecessary risk to both our mission and those gathered on the ground. We understand this is the first step in the process and that no specific projects were on the Commission's agenda for consideration. However, I felt it best to provide these items of concern for the benefit of the land owner as they work towards future industrial projects on Shoal River Ranch. Hopefully this will limit incompatibilities from the start. Jeff Fanto Community Planner 96th Civil Engineer Group 501 DeLeon Street, Suite 100  Eglin AFB FL 32542 Office 850.882.8036 (DSN 872) Staff Position: Staff has no objection to the requested FLUM amendment and rezoning. OPTIONS: The Board may vote to transmit the proposed amendment for state agency review, may vote to not transmit the proposed amendment, or may remand the item back to staff and the Planning Commission for further review and analysis along with any direction. RECOMMENDATION: It is recommended that the Board consider the facts presented herein, the Planning Commission recommendation, as well as any facts that may be presented at the public hearing, and then decide whether or not to transmit the FLUM amendment for state agency review. Based on facts known to date, staff recommends transmittal. RECOMMENDED BY: APPROVED BY: John Hofstad, County Administrator