PASCO COUNTY, FLORIDA

INTEROFFICE MEMORANDUM

 

                                                                                                                                                                       

 

TO:        Honorable Chairman and                             DATE:   9/30/02               FILE:  GM02-1355

Members of the Local

Planning Agency

 

 

THRU:    Bipin Parikh, P.E.                                         SUBJECT:  Small-Scale Development

               Assistant County Administrator                                        Amendment (SSDA02-06);

(Development Services)                                                    From:  RES-6 (Residential - 6 du/ga)

To:  IL (Industrial - Light)

Public Hearing Date:   10/15/02,

9:30 a.m., DC

 

FROM:   Samuel P. Steffey II                                      REFERENCES:    Comm. Dist. 5

Growth Management Administrator                                           CAC Planning Dist. 1

 

                                                                                                                                                                       

 

 

It is recommended that the data herein presented be given formal consideration by the Board of County Commissioners sitting as the Local Planning Agency (LPA).

 

DESCRIPTION AND CONDITIONS:

 

LPA shall review the appropriateness of such proposals with respect to the Goals, Objectives, and Policies of the Comprehensive Plan and shall report to the Board.  The Board may amend the Comprehensive Plan upon receiving a recommendation from LPA that the proposed change will not adversely affect the public interest.  In assessing the merits of a Comprehensive Plan amendment, LPA and the Board shall not be limited to consideration of the particular property affected by the proposal.  Each shall consider implications the amendment will have on the Land Use Plan Map in the vicinity of the affected property and the development policies being pursued there.

 

Section 163.3187(1)(c), Florida Statutes (F.S.), allows a local government to process Comprehensive Plan amendments directly related to proposed small-scale development activities without regard to statutory limits on the frequency of amendments.  A small-scale development amendment may be adopted under the following condition:

 

1.                  The proposed amendment involves a use of ten acres or less.

 

2.                  The total number of amendments approved for the year does not exceed 80 accumulative acres.

 

3.                  The amendment does not involve the same property granted a change within the prior 12 months.

 

4.                  The amendment does not involve the same owner's property within 200 feet of property granted a change within the prior 12 months.

 

5.                  The amendment does not involve a text change to the Goals, Objectives, and Policies of the local government's comprehensive plan.

 

6.                  The amendment is for a site-specific, small-scale development activity.

 

7.                  The property that is the subject of the proposed amendment is not located within an area of critical State concern.

 

8.                  If the proposed amendment involves a residential land use, the residential land use has a density of ten units or less per acre.

 

BACKGROUND:

 

On June 28, 2002, Alan Garman, applicant, submitted an application to the Growth Management Department to change the Future Land Use (FLU) classification pursuant to Chapter 163.3187(1)(c), F.S., Amendment of Adopted Comprehensive Plan, Small-Scale Development Amendments.  This property is located  0.67 mile east of U.S. 19 on the south side of Bolton Avenue.  The subject 9.5-acre parcel has the following Parcel ID No.:  24-24-16-0050-00A00-0150.  The applicant is requesting an FLU classification change from RES-6 (Residential - 6 du/ga) to IL (Industrial - Light).

FINDINGS OF FACT:

 

1.                  Current FLU and zoning district of the surrounding properties:

 

a.                  North:   IL (Industrial - Light), C-2 General Commercial District.

 

b.                  South:  RES-6 (Residential - 6 du/ga), A-R Agricultural-Residential District.

 

c.                   East:    RES-6 (Residential - 6 du/ga), A-R Agricultural-Residential, and C-2 General Commercial District.

 

d.                  West:   IL (Industrial - Light), I-1 Light Industrial Park District.

 

2.                  This area is not located within a Coastal High Hazard Area.

 

3.                  There are no archaeological resources in close proximity to the subject property according to the Department of State's Master Site file.

 

4.                  The proposed amendment meets the State's requirements for submittal of a small-scale development amendment request.  The County has not changed the FLU classifications on this parcel or any other parcel owned by the same owner within 200 feet in the previous calendar year pursuant to Section 163.3187(1)(c), F.S.

 

5.                  The following economic impact analysis shows the estimated impact cost for County services required to meet the specific Level of Service stated in the Pasco County Comprehensive Plan:

 

 

Future Land Use

 

 

 

Demand Cost

 

Existing:

 

RES-6 (Residential - 6 du/ga)

 

Existing Development

 

$393,321.00

 

Proposed:

 

IL (Industrial - Light)

 

Proposed Development

 

$647,933.00

 

 

PERTINENT COMPREHENSIVE PLAN POLICIES AND OBJECTIVES:

 

The following Pasco County Comprehensive Plan Policies are pertinent in analyzing the proposed small-scale development amendment:

 

1.                  Pertinent Policies:

 

a.                  Chapter 2, Future Land Use Element, Land Use Concept, Policy 1.1.5, Provide predict­able, yet flexible, commercial locations for business, maintain the vehicular capacity of public roads, and avoid linear "strip" commercial development.

 

b.                  Chapter 2, Future Land Use Element, Commercial Development, Policy 3.1.6., Permit commercial development of a character, intensity, and location which complements surrounding land uses and public facilities.

 

c.                   Chapter 13, Economic Element, Economic Development Integrated with Planning, Objective 1.2 Policy 1.2.2, Continue efforts within Pasco County to identify and attract clean, light industries that are compatible with the county's quality of life, environment, and natural resources.

 

d.                  Chapter 13, Economic Element, Economic Development Integrated with Planning, Objective 1.1, The County shall develop and maintain programs designed to expand and enhance the County's economic base.

 

e.                  Chapter 13, Economic Element, Economic Development Integrated with Planning, Objective 1.4, Policy 1.4.1.

 

(1)               Provide for the location and clustering of major commercial and industrial activities according to the following guidelines:

 

(a)               In close proximity to principal arterials.

 

(b)               With access to appropriate utilities (water, sewer, electricity, gas, tele­phone) or to allow for provision of these utilities.

 

(c)                With access to mass transit routes where feasible.

 

(d)               With on-site rail facilities, if appropriate, and available.

 

(e)               So as to have acceptable impacts to the natural environment and adjacent land uses (consistent with Chapter 2, Goal 4, Objective 4.1.).

 

Based upon staff review of the Comprehensive Plan, analysis of the request, and information provided in the application, Growth Management Department staff has determined that the proposed FLU change of  9.5 acres from RES-6 (Residential - 6 du/ga) to IL (Industrial - Light) would be consistent with the Pasco County Comprehensive Plan; therefore, staff recommends approval of the applicant's request.

 

ALTERNATIVES AND ANALYSIS:

 

1.                  Adopt staff's report as the LPA's report to the Board requesting that the Board approve transmittal of the proposed amendment to the Florida Department of Community Affairs (FDCA).

 

2.                  Choose not to adopt staff's report as the LPA's report to the Board.

 

3.                  Direct staff to another course of action.

 

RECOMMENDATION AND FUNDING:

 

The Growth Management Department staff recommends that LPA approve Alternative No. 1 and authorize forwarding of this recommendation to the Board.

 

No funding is required for this action.

 

ATTACHMENTS:

 

1.                  Location Map (One Photocopy)

2.                  Existing FLU Map (One Photocopy)

3.                  Proposed/Adopted FLU Map (One Photocopy)

 

 

 

SPS/WGM/cp/ssda0206f/84f