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Public Hearing, Report AGENDA ITEM ST. JOHNS COUNTY BOARD OF COUNTY COMMISSIONERS 4 Deadline for Submission - Wednesday 9 a.m. – Thirteen Days Prior to BCC Meeting 12/1/2020 BCC MEETING DATE TO: Hunter S. Conrad, County Administrator DATE: October 29, 2020 FROM: Justin Kelly, Senior Planner PHONE: 904 209-0728 SUBJECT OR TITLE: CPA (SS) 2020-04 Bell Covered Storage AGENDA TYPE: Business Item, Ordinance, Public Hearing, Report BACKGROUND INFORMATION: Adoption of CPA (SS) 2020-04 Bell Covered Storage, a request for a Small Scale Comprehensive Plan Amendment to change the Future Land Use designation of approximately 1.16 acres of land located along Old Dixie Highway, north of Cross Ridge Drive and south of the Nocatee Parkway, from Rural/Silviculture (R/S) to Mixed Use District (MD). This request was heard by the Planning and Zoning Agency at their regularly scheduled public hearing on November 5, 2020. Agency members voted 6-1 to recommend approval. 1. IS FUNDING REQUIRED? No 2. IF YES, INDICATE IF BUDGETED. No IF FUNDING IS REQUIRED, MANDATORY OMB REVIEW IS REQUIRED: INDICATE FUNDING SOURCE: SUGGESTED MOTION/RECOMMENDATION/ACTION: Motion to enact Ordinance 2020-_____, adopting CPA (SS) 2020-04 Bell Covered Storage, a request for a Small Scale Comprehensive Plan Amendment to change the Future Land Use designation of approximately 1.16 acres of land from Rural/Silviculture (R/S) to Mixed Use District (MD), based upon four (4) Findings of Fact, as provided in the Staff Report. Motion to deny CPA (SS) 2020-04 Bell Covered Storage, based upon four (4) Findings of Fact, as provided in the Staff Report. For Administration Use Only: Legal: BB 11/13/2020 OMB: DC 11/13/2020 Admin: Joy Andrews 11/20/2020 Growth Management Department PLANNING DIVISION REPORT Application for Small Scale Comprehensive Plan Amendment CPA (SS) 2020-04 Bell Covered Storage To: Board of County Commissioners Through: Planning and Zoning Agency From: Justin Kelly, Senior Planner Date: November 9, 2020 Subject: Adoption of CPA (SS) 2020-04 Bell Covered Storage, a request for a Small Scale Comprehensive Plan Amendment to change the Future Land Use designation of approximately 1.16 acres of land located along Old Dixie Highway, north of Cross Ridge Drive and south of the Nocatee Parkway, from Rural/Silviculture (R/S) to Mixed Use District (MD). This request was heard by the Planning and Zoning Agency at their regularly scheduled Public Hearing on November 5, 2020. Agency members voted 6-1 to recommend approval. Applicant: Jamie Mackey Owner: Sherry L. Bell Hearing dates: Planning and Zoning Agency – November 5, 2020 Board of County Commissioners – December 1, 2020 Commissioner District: District 4 Page 2 CPA (SS) 2020-04 Bell Covered Storage MAP SERIES Location: The subject property is located east of US 1 North, north of Cross Ridge Drive, and south of Nocatee Parkway. Page 3 CPA (SS) 2020-04 Bell Covered Storage Existing Future Land Use: The subject property is currently designated Rural/Silviculture (R/S) on the Future Land Use Map. Adjoining lands to the south and west are designated Rural/Silviculture (R/S). Surrounding lands to the north and west are designated Intensive Commercial (IC) and Mixed Use District (MD). Lands to the east are designated New Town. Page 4 CPA (SS) 2020-04 Bell Covered Storage Proposed Future Land Use: The applicant is requesting a change to the Mixed Use District (MD) Future Land Use designation. Page 5 CPA (SS) 2020-04 Bell Covered Storage Zoning District: The subject property is currently zoned Open Rural (OR) with a requested change to Commercial Intensive (CI) with conditions via a companion Rezoning application (REZ 2020-15). The adjoining properties to the west and south are zoned Open Rural (OR). Lands to the east are zoned the Nocatee PUD per Ordinance 2002-46, as amended. Nearby properties to the northwest and southwest are zoned Commercial Intensive (CI). Page 6 CPA (SS) 2020-04 Bell Covered Storage Flood Zone: The subject property is located within Flood Zone X. Page 7 CPA (SS) 2020-04 Bell Covered Storage Aerial Imagery: The subject property is approximately 1.16 acres in size and is improved with a doublewide mobile home and several accessory structures. The residential areas to the east are a part of the Greenleaf Village neighborhood that is zoned as a part of the Nocatee PUD. North of the subject property is St. Johns Boat and RV Storage. Adjoining land to the south and west are currently vacant. The building located to the southwest is a Child Care Center. Page 8 CPA (SS) 2020-04 Bell Covered Storage APPLICATION SUMMARY This is a request to amend the Future Land Use Map from Rural/Silviculture to Mixed Use District for approximately 1.16 acres of land. Based on the application materials provided, the applicant intends on developing the subject property for an RV and Boat Storage facility that will consist of up to 32 covered storage units. The facility will be operated as an addition to the existing St. Johns Boat & RV Storage located to the north at 11325 Old Dixie Highway. The applicant has filed a companion Rezoning application (REZ 2020-15) to change the current zoning classification of the subject property from Open Rural (OR) to Commercial Intensive (CI) with conditions. The proposed conditional rezoning will eliminate high intensity uses allowed within the CI zoning district in order to provide further consistency. IMPACT REVIEW • Transportation: This project is exempt from concurrency pursuant to Section 11.00.05 of the Land Development Code, adopted August 7, 2018. A non-binding traffic impact analysis was completed for Bell Covered Storage (CPA (SS) 2020-04) to assess for potential impact based solely upon the applicant's intended plan of development. The intended plan of development provided in the CPA application is an RV and Boat Storage facility. Based on the ITE Trip Generation Handbook the anticipated trip generation is 3 p.m. peak hour trips. • Potable Water and Sanitary Sewer: Central water and sewer are provided by the Jacksonville Electric Authority (JEA). There is sufficient capacity. • Drainage: The proposed project will comply with all applicable Federal, State, regional, and local land development regulations and permitting requirements. • Solid Waste: There is sufficient capacity. • Public Schools, Parks and Recreation, Open Space, and Mass Transit: No impact. • Fire Services: The subject property has an Insurance Services Office (ISO) rating of Class 3, which is defined by properties within five (5) road miles of an existing fire station and within 1,000 feet of a creditable water supply. The closest fire station is located at 220 Pine Island Road. DEPARTMENTAL REVIEW This application was routed to all appropriate reviewing departments. There are no open comments. Office of the County Attorney Review: All amendments to the St. Johns County comprehensive plan are legislative in nature. This is a policy-making decision to determine the future growth pattern of St. Johns County (i.e. is it appropriate to expand the development area boundary or to change the maximum theoretical growth in this area). A determination of consistency with the Comprehensive Plan and state law and approval or denial of the proposed amendment must not be arbitrary and capricious. Decisions on approval or denial of legislative land-use policy are determined on whether the decision is supported by fairly debatable evidence. Fairly debatable means that the government action must be upheld if reasonable minds could differ on the result concerning the evidence presented. Technical Division Review: All future site engineering, drainage, and required infrastructure improvements will be reviewed pursuant to the established Development Review Process to ensure that the development has met all applicable local regulations and permitting Page 9 CPA (SS) 2020-04 Bell Covered Storage requirements. No permits will be issued prior to compliance with all applicable regulations. Planning and Zoning Division Review: Based on application materials provided, the applicant intends on developing the property for RV/Boat Storage use. The subject property contains approximately 1.16 acres of land. Currently, the property is improved with a 1,499 square foot doublewide mobile home, RV Canopy, and several accessory structures. The property is mostly cleared with several trees located throughout. Access to Old Dixie Highway is provided via a driveway toward the south end of the property. The proposed amendment to change the current Future Land Use designation to Mixed Use District (MD) would be compatible with the proposed RV/Boat Storage use. Additionally, the applicant has submitted a companion Rezoning application with this requested Small Scale Comprehensive Plan Amendment to change the current zoning designations from Open Rural (OR) to Commercial Intensive (CI) with conditions. The proposed condition would limit uses on the property to RV/Boat Storage and Office/Professional Services uses in order to provide further consistency with the surrounding area. Table 1 (below) shows a comparison of permitted use categories within the current and proposed Future Land Use designations. Table 1: Future Land Use Map Designation Comparison Permitted Uses Rural/ Mixed Use District (MD) Silviculture (proposed) (R/S) Agricultural X X** Neighborhood Business, Commercial X Mining and Extraction X Outdoor Passive X General Business, Commercial X High Intensity Commercial X Highway Commercial X Light Industrial X Heavy Industrial X Office and Professional X Cultural, Institutional X X Neighborhood Public Service X Regional Business, Commercial X Solid Waste and Correctional Facilities X X** Residential X X* * In MD up to 13 residential units per acre allowed ** When not incompatible with surrounding uses Review by staff found that the existing St. Johns Boat and RV Storage facility located to the north is also designated Mixed Use District (MD) on the Future Land Use Map.
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