Okaloosa County BOCC — December 6, 2016 — Johnson Tract Developers FLUM Amendment & Rezoning — agenda request — reading text

BOARD OF COUNTY COMMISSIONERS AGENDA REQUEST DATE: December 6, 2016 TO: Honorable Chairman and Members of the Board FROM: Elliot Kampert SUBJECT: Johnson Tract Developers FLUM Amendment & Rezoning DEPARTMENT: Growth Management BCC DISTRICT: 1 - Commissioner Fountain STATEMENT OF ISSUE: Consideration of a request changing the use of land submitted by Johnson Tract Developers, Inc. relating to property located off Reinke Drive and Farmer Street, Crestview. The request is to change the Comprehensive Plan Future Land Use Map (FLUM) designation for the property from Low Density Residential (LDR) to Medium Density Residential (MDR). If the FLUM amendment is approved, request to rezone the property from Residential - 1 (R-1) district to Residential - 2 (R-2) district. Property contains 16.5 acres, more or less. Final adoption hearing. BACKGROUND:  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 LDR FLUM category permits single-family dwellings and related uses at an allowable density of up to four (4) units to the acre. This density would allow up to 66 single-family dwellings on the amendment site.  The proposed MDR FLUM category permits single-family dwellings, townhouse, multi- family dwellings and related uses at an allowable density of up to sixteen (16) units to the acre. This density would allow up to 264 dwelling units on the amendment site.  There are no other MDR designated properties in the vicinity, or in north Okaloosa County.  Evaluation guidelines and criteria for Type - 1 amendments are specified in the Comprehensive Plan, Administration Element, Policy 1.15. Staff evaluation of these is attached as Exhibit 1. The proposed amendment was found to be consistent with the specified guidelines and criteria.  Public water supply is available from Auburn Water System and sanitary sewer from Okaloosa County.  Properties adjacent and proximate to the amendment site are shown on the FLUM as LDR to the east, south and north, and City of Crestview to the west.  Property lying within the City of Crestview is designated for commercial use.  Parcels in the vicinity are a mix of subdivided residential lots and metes-and-bounds residential lots.  The Comprehensive Plan, Future Land Use Element sets forth policies regarding FLUM changes and rezonings as follow.  Policy 4.4 Compatibility of adjacent zoning districts shall be considered during rezoning and land use plan amendments, considering potential maximum densities, intensities, and consistency of the potential land uses with surrounding districts, and the manner in which the land uses on the FLUM and zoning districts result in an appropriate transition of uses, densities, and intensities (also see Policy 10.13). Policy 10.13 It is the intent of the County that the application of zoning districts for the implementation of the land use categories in this comprehensive plan provide for transition from more intense development to less intense development. Transition means that there is a gradual decrease in the allowable densities and intensities from one district to the next, with the most intense districts near municipal boundaries or areas of intense urban development. The consideration of the degree to which zoning districts accomplish transition between land uses shall be a part of the review process for land use plan amendments and changes to zoning.  As shown in Attachment E the requested change could appear to be “spot” zoning. However, immediately across Wetherington Place is commercially-zoned property within the City of Crestview, then city municipal buildings.  The MDR category is the next residential category below LDR. The subject property is located within the Urban Development Boundary and is proximate to the municipal boundary.  Unless evidence is presented to the contrary, the requested MDR category appears to represent a reasonable transition in keeping with Policies 4.4 and 10.13.  This FLUM amendment was approved for state agency review on September 20, 2016.  No state agencies had objections or comments. The no objection letter from Department of Economic Opportunity is attached. PUBLIC COMMENT/OPPOSITION: One email was received in opposition (attached). STAFF POSITION: Staff has no objection to the requested FLUM amendment and rezoning. PLANNING COMMISSION: The Planning Commission voted unanimously to recommend approval at a public hearing held September 8, 2016. MILITARY REPRESENTATIVE: No Comment. 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 proposed FLUM amendment and rezoning by separate ordinances. RECOMMENDED BY: APPROVED BY: John Hofstad, County Administrator