Okaloosa County BOCC — January 19, 2016 — OC-6 Compatibility-Comprehensive Plan Determination and Addendum — reading text

as including: Residential, commercial, institutional, industrial, recreation, or any combination thereof to be determined by an approved DRI development order. The proposed development order amendment is consistent with the allowable usesfor the MU-1 land use category. Therefore, the proposed amendment is consistent with Policy 1.7.1. Objective 1.7 specifies the second guideline for determining consistency as follows: 1.7.2 Densities or intensities: The density or intensity of a development or development order shall be deemed consistent with this Plan when the proposed density or intensity of use is equal to or less than the allowed density or intensity specified in the Future Land Use Element for the type of development allowed in each land use category. Page 5 of26 STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, P.A. Highpoint Center • 106 East College Avenue • Tallahassee, FL 32301 • 850-580-7200 Bluewater Bay DRI Proposed Development Order Amendment Compatibility/Consistency Determination Consistency Finding: Policy 10.1 (Table 1) allows up to 25 units per acre in the MU-1 land use category. The Bluewater Bay DRI authorizes residential use at varying densities as expressed by the following residential density classifications as shown on the DRI Master Development Plan: L/L — 1.5 dwelling units per acre L — 2.5 dwelling units per acre M/L — 4 dwelling units per acre M— 7 dwelling units per acre M/H — 10 dwelling units per acre H— 13 dwelling units per acre These land use density ranges are consistent with the maximum density allowed within the MU-1 land use category. The proposed amendment will change the current designation ofG (golf) to M/L (maximum 4 units per acre) on approximately 6.4 acres of the Subject Parcel. As explained in the Application, the density allocated to the Subject Parcel is already approved within the Bluewater Bay DRI. Therefore, the proposed amendment does not change the approved density of the Bluewater Bay DRI. The proposed amendment is consistent with Policy 1.7.2. Objective 1.7 specifies the third guideline for determining consistency as follows: 1.7.3 Capacity, size, or timing: The capacity, size, or timing of a development or development order shall be deemed consistent with this Plan when: 1. Public facilities and services are adequate and available to serve the proposed development concurrent with the impact or demand that will be created by the proposed development; 2. The impact of the proposed development will not exceed or degrade level-of-service standards specified in the Capital Improvements Element, or; 3. The developer of the project involved pays a proportionate share fee consistent with applicable laws and ordinances. Consistency Finding: The Proposed Amendment is not subject to consistency with Policy 1.7.3.for the reasons explained in the Introduction. Objective 1.7 specifies the fourth guideline for determining consistency as follows: Page 6 of26 STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, P.A. Highpoint Center • 106 East College Avenue • Tallahassee, FL 32301 • 850-580-7200 Bluewater Bay DRI Proposed Development Order Amendment Compatibility/Consistency Determination 1.7.4 Consistency with objectives and policies: A development or development order shall be deemed consistent with the objectives and policies of this Plan as follows: 1. The objective or policy must first have the effect of being a regulation, restriction, or limitation on the allowable land use or development project, or otherwise imposes a condition as a prerequisite to development (for example, an objective imposing a shoreline setback would be such a restriction where an objective that states the county will pave X miles of roads would not); 2. The objective or policy is relevant and germane to the issue(s) or objection(s) raised relative to a particular development or development order (for example, application of a coastal-related policy to a non-coastal area or an urban — related policy to a rural area); and 3. No objective or policy shall be applied, used, or taken out of context. East (sic) numbered objective and it's corresponding numbered policies must be evaluated as a whole to fully determine the intended meaning and context. Consistency Finding.. The following review demonstrates that the Proposed Amendment is consistent with the Objectives and Policies of the Comprehensive Plan. The analysis follows the checklist format utilized County staff. B. Future Land Use Element Policy 1.1 The maximum densities and intensities permitted on a given parcel of land shall be based upon the suitability of topography and soil types for septic drainfield systems, potable water wells, and ability to physically support buildings and improvements, as determined by the Okaloosa County Soils Map, and Department of Health, the Natural Resources Conservation Service, DEP, COE, and appropriate engineering manuals, in the review of proposed development projects. Consistency: X YES NO N/A Analysis: The Subject Parcel is suitable for the proposed development of 21 single family units. The proposed M/L designation allows a maximum density of only 4 units per gross acre, and the proposed 21 units result in a gross density of 2.04 units per acre. This is well below the maximum permitted density of25 units Page 7 of26 STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, P.A. Highpoint Center • 106 East College Avenue • Tallahassee, FL 32301 • 850-580-7200 Bluewater Bay DRI Proposed Development Order Amendment Compatibility/Consistency Determination per acre in the MU-1 DRI land use category. The site topography and soil conditions are comparable with other sites throughout the DRI that are designated for substantially higher densities. Policy 1.2 The development approval shall ensure that new development and redevelopment is consistent with natural drainage patterns, and further shall require appropriate stormwater management systems consistent with the adopted drainage level of service, natural drainage patterns, and soil conditions. Consistency: YES NO X N/A Analysis: Stormwater management shall be addressed at the platting stage. Policy 1.3 Flood plains and floodways in the County shall be identified and development shall be limited, consistent with FEMA requirements. Also see Conservation Policy 2.1 and Coastal Management Policy 2.1.2. Consistency: YES NO X N/A Analysis: Compliance with FEMA requirements will be determined during the platting stage and during permitting ofeach individual lot. Objective 2 Development, redevelopment, land use plan amendments, and changes to the zoning of a site shall be coordinated with the availability offacilities and services, including assurance that land is availablefor the neededfacilities and services. Policy 2.1 All development permits for development undertaken after adoption of this ordinance, including any redevelopment activities, shall be issued only if there are public facilities and services available with sufficient capacities to maintain the level of service standards adopted in this plan concurrent with the impacts of the proposed development. Consistency: YES NO X N/A Analysis: As previously indicated, the Bluewater Bay DRI is vested from concurrency. However, the applicant will ensure adequate potable water and sanitary sewer capacity is available during the permitting process. Policy 2.2 Development orders and/or permits may be issued conditioned upon the availability of facilities and services to meet the needs of development pursuant to the minimum standards to satisfy concurrency requirements established in Chapter 4, Policy Document. Page 8 of26 STEARNS WEAVER MILLER WEISSLER ALFIADEFF & SITTERSON, P.A. Highpoint Center • 106 East College Avenue • Tallahassee, FL 32301 • 850-580-7200 Bluewater Bay DRI Proposed Development Order Amendment Compatibility/Consistency Determination Consistency: YES NO X N/A Analysis: As previously indicated, the Bluewater Bay DRI is vested from concurrency. However, the applicant will ensure adequate potable water and sanitary sewer capacity is available during the permitting process. Policy 2.4 The County shall continue to require dedication of adequate rights- of-way for use as roadways and by utility companies for new construction, service extensions, or facility improvements. Consistency: YES NO X N/A Analysis: This will be addressed during the platting process. Objective 3 The County shall encourage redevelopment of areas that are exhibiting evidence of decline (i.e., disproportionate number of vacant, dilapidated and/or substandard structures). Redevelopment shall be encouraged through redevelopment programs, through cooperative efforts with adjacent local governments, and through maintaining land development regulations that contain standards and procedures to encourage redevelopment in zoning districts where such redevelopment is desirable. It is further the objective of the County to ensure that redevelopment does not create incompatibilities of land use districts or adjacent structures nor continue existing incompatibilities. Policy 3.1 Compatibility shall be a primary concern in the review and approval of redevelopment projects, and shall be ensured through Policies 4.1, 4.3, and 4.5. Consistency: X YES NO N/A Analysis: See responses to Policies 4.1, 4.3 and 4.5. The Okaloosa Comprehensive Plan designates the entire Bluewater Bay DRI with the M-1future land use category, and the Okaloosa Zoning Code/Zoning Map designates the entire Bluewater Bay DRI with the M-1 zoning district. The Bluewater Bay DRI Development Order("BWB DO")defines six residential density classifications as follows.. L/L — allows up to 1.5 dwelling units per acre,. L — allows up to 2.5 dwelling units per acre,. M/L — allows up to 4.0 dwelling units per acre,. M— allows up to 7.0 dwelling units per acre,. H— allows up to 13.5 dwelling units per acre. Page 9 of26 STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, P.A. Highpoint Center • 106 East College Avenue • Tallahassee, FL 32301 • 850-580-7200 Bluewater Bay DRI Proposed