Okaloosa County BOCC — October 7, 2014 — Action Item Printout — reading text

BOARD OF COUNTY COMMISSIONERS AGENDA REQUEST DATE: October 7, 2014 TO: Honorable Chairman and Members of the Board FROM: Elliot Kampert SUBJECT: T-A-R, LLC FLUM Amendment DEPARTMENT: Growth Management BCC DISTRICT: 3 - Commissioner Boyles PUBLIC HEARING: Consideration of a request changing the use of land submitted by T-A-R, LLC relating to property located off Point Center Road, Crestview. The request is to change the Comprehensive Plan Future Land Use Map (FLUM) designation for the property from Rural Residential (RR) to Low Density Residential (LDR), or a more restrictive FLUM designation. Property contains 194.31 acres, more or less. FINAL ADOPTION PUBLIC HEARING. This item was withdrawn at the September 2, 2014 meeting. 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. • The current RR FLUM category permits single-family dwellings and related uses at an allowable density of two (2) units to the acre. This density would allow up to 388 single-family dwellings on the amendment site. • The proposed LDR FLUM category permits single-family dwellings and related uses at an allowable density of four (4) units to the acre. This density would allow up to 777 single-family dwelling units on the amendment site. • Evaluation guidelines and criteria for Type - 1 amendments are specified in the Comprehensive Plan, Administration Element, Policy 1.15. After careful consideration of these criteria, staff believes the following issues warrant particular mention. c. a functional relationship of the proposed amendment to other more densely or intensely designated or development lands; Response: There are no other properties proximate to the amendment site designated by the County for low density residential use; all adjacent and nearby properties are designated RR and AG on the County’s FLUM. However, there is a subdivision within the City limits less than one half mile north of the subject property that has the density requested by the applicant (see Attachment I, City and County Zoning), as well as additional parcels bearing the City’s R-1 zoning . There are also subdivisions within the City west of State Road 85 along the Antioch corridor with the same density as requested. The property is accessed by a private, unpaved road owned by the applicant. There are two borrow bits adjacent to the amendment site and a C & D landfill just west of the site. Finally, the Antioch School is located inside the City of Crestview just north of the site. 4. The extent to which any development enabled by the amendment will promote an orderly and logical pattern of development relative to the area involved, and can co-exist in  relative proximity to other adjacent or nearby land uses in a stable fashion over time such that no other use or condition is unduly negatively impacted directly or indirectly by another use or condition, or will otherwise interfere with the quiet use and enjoyment of properties enjoyed by other property owners in the vicinity of the amendment area. Response: While there are no other properties designated LDR on the County FLUM proximate to the amendment site, the proposed density is consistent with the character of development established by the outward growth of the City of Crestview (Attachment I). The site’s proximity to two active borrow pits and a landfill could pose issues for future residents of any development resulting from the proposed amendment. Finally, PJ Adams Road, which is one of the most congested roads in north Okaloosa County, is one of the primary roads that serve the subject property. Traffic concurrency will be an issue for any development of the property. 5. The amendment is intended to correct an oversight or mistake in the Plan or on the FLUM, or conditions and circumstances in the vicinity of the amendment area have changed to justify or give rise to a need for the amendment. Response: There are no oversights or mistakes on the FLUM to be corrected through this application. The site has been designated for rural residential use since 1990 and, in fact, has gone from 1 du/ac in 1990 to 2 du/ac in 2000. The applicant purchased the property in 2008. As noted in the application, the area south of I-10 is desirable for development due to proximity to Eglin Air Force Base. A review of aerial photographs of the area indicates that the existing subdivisions south of I-10 are substantially built out. • The amendment site is located within the Eglin North Encroachment Zone which necessitates review and comment by the County’s Military Representative. The site is not within the critical approaches or accident potential zones associated with Camp Rudder as identified in the Eglin Joint Land Use Study. • The applicant provided a letter dated January 23, 2014 from a local realtor indicating a need for building lots in the .25 - .35 acre lot size in the area south of I-10. Attached to this letter is data taken from Market Graphics Southeast which shows demand for new homes in market area MG 23 which is north Okaloosa County (Exhibit 1). However, according to Department records there have been 76 new subdivisions approved in the MG 23 area from 2004 to 2013 with a total of 5,506 building lots. • The Board approved this amendment for transmittal for state agency review on July 1, 2014. No objections were raised by any agency as a result of this review. PUBLIC COMMENT/OPPOSITION: None to date. PLANNING COMMISSION: The Planning Commission voted unanimously to recommend approval at a public hearing held June 12, 2014. MILITARY REPRESENTATIVE: No comment. STAFF POSITION: Staff has no objection to the proposed amendment provided the traffic concurrency and access issues are addressed during development.  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 adopt the FLUM amendment by ordinance. RECOMMENDED BY: APPROVED BY: Ernie Padgett, County Administrator