Skip Navigation
 

 
Detail Detail
 
This table is used for column layout.
 

 

 
SunRail
 
 
Showalter FLU Ordinance 08-16
Attachments:
Attachment NameAttachment SizeAttachment Date
Size: 137K
Last Updated: 2016/7/8
Size: 199K
Last Updated: 2016/7/29
Size: 198K
Last Updated: 2016/7/29
Size: 1M
Last Updated: 2016/7/28
Size: 492K
Last Updated: 2016/7/28
City of DeBary SealCity Council Meeting
City of DeBary
AGENDA ITEM





Subject: Showalter Comprehensive Plan Amendment
  
From: Matt Boerger, Planning Administrator
             
Meeting/Hearing Date: September 7, 2016

Attachments:
(X)  Ordinance
(   )  Resolution
(   )  Other
(   )  Supporting Documents/Contracts


Summary/Highlights
The property owners, David and Sally Showalter are requesting the approval of Ordinance 08-16 for a small scale comprehensive plan map amendment of six parcels of land.  The parcels are located in DeBary, on the south side of West Highbanks Road, west of Rob Sullivan Park, and Northwest of the intersection of Sanctuary Ave/Ruth Jennings (Please see attached location map and Exhibit C).  Currently, the six properties are classified as Commercial Retail (C/R) on the City of DeBary Future Land Use Map. The applicant is requesting the Future Land Use Map be amended from Commercial Retail (C/R) (Exhibit B) to Residential Low Density (RLD) (Exhibit A) land use classification.This is the second reading of Ordinance 08-16. The first reading was held on August 3, 2016 and approved by City Council.

Background Discussion
Commercial/Retail (C/R), the City of DeBary Comprehensive Plan Policy 5.403(b) provides for the distinguishing of this classification. The purpose and intent of C/R classification is to identify locations for a variety of commercial uses including neighborhood and commercial shopping centers and other commercial services. The subject parcels have a Future Land Use designation of C/R. The applicant is proposing to change the FLU designation from C/R to RLD. The Residential Low Density (RLD), Policy 5.402(a), classification provides for conventional suburban residential development, primarily consisting of single family detached units.  

City of DeBary Comprehensive Plan Policy 5.101 delineates future land use patterns will be based on the projected need for different land uses. Additionally, the City will monitor its growth and development and will adjust these projections as needed.

The applicant is proposing to amend the future land use plan to provide for a less intense land use. Providing for this function, the City must adhere to Comprehensive Plan Policy 5.101 by monitoring the growth of the City and adjusting the projections as needed. The proposed adjustment is consistent with the overall vision of land development within the community and immediate vicinity; as it does not adversely alter the character of the area or create nuisance. Please refer to the following Surrounding Uses and Zoning table for compatibility.

SUBJECT LAND PARCELS


8031-01-02-0080
8031-01-02-0090
8031-01-02-0100
8031-01-02-0110
8031-01-02-0120
8031-01-02-0130

SURROUNDING USES AND ZONING


Direction

Zoning Designation
FLU Designation
Use
North
IPUD/ W. Highbanks Rd.
I/U; Industrial Utilities/ W. Highbanks Rd.
Vacant/ W. Highbanks Rd.
South
R-1; Urban Single Family Residential
RLD; Residential Low Density
Single Family Residential
East
B-5; Heavy Commercial
C/R;
Commercial Retail
Warehouses
West
R-1; Urban Single Family Residential
RLD;
Residential Low   Density
Single Family Residential

AVAILABILITY/DEMAND CITY INFRASTRUCTURE & SERVICES
Public Facilities Infrastructure, City of DeBary Comprehensive Plan: Ch. 7, states the importance of public infrastructure and its ability to provide for appropriate growth and development within the City. In consideration of future land use amendments, the City looks at the adequate provision of public infrastructure such as the availability and demand on sanitary sewer, solid waste, drainage, potable water and water supply, traffic circulation, schools, and recreation. In analysis of the public infrastructure systems, the City has concluded the following facts:

Utilities
The county operates a 12" water main located~along the south side of Highbanks Road, an 8" water main located along the~east side of Sanctuary Avenue, and an 8" water main located along the south side of Ruth Jennings Drive. The county has adequate potable water capacity to serve the proposed low density residential development.

The county operates an 8" wastewater force main located along the north side of Highbanks Road. The county has adequate capacity in the force main to serve the subject development. However, connection to the force main would require installation of privately owned on-site lift stations. An option is on-site wastewater disposal systems (septic tank and drain field).

School concurrency
The change in land use for the 6 parcels, approximately 2.75, acres would increase the allowable residential density to as many as 11 single family units.

This increase in dwelling units could yield up to 3 total students. This will not be a significant change to the capacity at the schools serving the area. As there are less than 10 parcels involved in the land use change it is a de minimis exemption from the school concurrency review.

Traffic operations
The C/R Land Use classification for this property permits a maximum FAR of 0.35 (for zoning classification B-2) which correlates to a maximum building size of 15,246 sf per acre of development for each use. A Transportation Impact Analysis has been determined unnecessary since the previously approved Land Uses would generate more traffic than the proposed Land Uses as well as the fact that the project size is only 2.75 acres in size.

The following is a comparison of the previously approved Land Uses to the Proposed Land Uses using the Institute of Transportation Engineers Trip Generation 9th Edition and the differences for the proposed use.

Currently Approved Land Uses:
•       Quality Restaurants-(ITE Code 931)                              1,372 trips/day/acre

Special Exception Land Uses:
•       Day Care Center – (ITE Code 565)                                        1,129 trips/day/acre

Proposed Additional Land Uses:
•       Single-Family Detached Housing- (ITE Code 210)          26 trips/day/acre


    Findings:
The City of DeBary Comprehensive Plan Policy 5.403(b) provides for the distinguishing of the Commercial/Retail classification. The purpose and intent of C/R classification is to identify locations for a variety of commercial uses including neighborhood and commercial shopping centers and other commercial services. The subject parcels have a Future Land Use designation of C/R. The applicant is proposing to change the FLU designation from C/R to RLD. The Residential Low Density (RLD), Policy 5.402(a), classification provides for conventional suburban residential development, primarily consisting of single family detached units.

The RLD future land use classification permits up to 4 dwelling units per acre (du/ac). Approximately eleven single family residential units could be constructed upon the total 2.75 +/- acres. This is a reduction from the approved Commercial/Retail future land use designation; which could potentially yield 12 du/ac and a maximum Floor Area Ratio (FAR) of 1.0. Therefore, upon review of utility, school concurrency, and traffic demands the proposed amendment shall not adversely impact the surrounding properties and is consistent and compatible with the City's Comprehensive Plan.   

Recommended Motion  
Adopt Ordinance 08-16 upon second reading, amending the City of DeBary's Future Land Use Map from Commercial Retail (C/R) to Residential Low Density (RLD) land use classification.


City Council Action:
(   )  Approved As Recommended
(   )  Approved With Modification
(   )  Disapproved
(   )  Continued Date:

(   )  Other

Modifications:



 
 
City of DeBary, FL
16 Colomba Rd, DeBary, FL 32713
Phone: (386) 668-2040  Fax: (386) 668-4122