PASCO COUNTY, FLORIDA

INTEROFFICE MEMORANDUM

 

                                                                                                                                                                       

 

TO:        Honorable Chairman and                             DATE:   11/18/02             FILE:  GM03-169

Members of the Board

of County Commissioners

 

 

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:   11/26/02,

9:30 a.m., NPR

 

 

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.

 

DESCRIPTION AND CONDITIONS:

 

The Board may amend the Comprehensive Plan upon receiving a recommendation from the Local Planning Agency (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, 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, zoning district, and uses for 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.

 

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.

 

On October 29, 2002, LPA met and received approval of this amendment.

 

ALTERNATIVES AND ANALYSIS:

 

1.                  Approve adoption of the proposed small-scale development amendment (SSDA02-06) and approve and authorize the Chairman to sign the Letter of Transmittal to the Florida Department of Community Affairs (FDCA).

 

2.                  Deny the adoption of the proposed small-scale development amendment (SSDA02-06).

 

3.                  Direct staff to another course of action.

 

RECOMMENDATION AND FUNDING:

 

The Growth Management Department staff recommends the Board approve Alternative No. 1, authorize the Chairman to sign the five originals of the Letter of Transmittal to FDCA, and direct Secretarial Services to distribute the originals as follows:  one original to be retained by Secretarial Services and four originals to the Growth Management Department for forwarding to FDCA with the required documentation.

 

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)

4.                  Letter of Transmittal to FDCA (Five Originals)

 

 

 

SPS/WGM/cp/ssda0206o/84l

 

 

LOCAL PLANNING AGENCY ACTION:

 

Approval of Staff Recommendation:                Ayes;               Nayes

Denial of Staff Recommendation:                    Ayes;               Nayes

 

 

 

APPROVED AGENDA ITEM FOR

 

DATE                                             

 

BY