*The applicant has received authorization from the TIITF to submit the application
PROPOSED REQUEST:
The applicant requests approval of a Special Exception to establish the following uses on the subject property: a. Race tracks such as paved road and gravel rally courses, ATV and off-road courses; b. Tactical training areas including indoor and outdoor firing ranges; c. Clubhouse including classrooms, meeting facilities, and restaurant with sale of alcohol beverages; d. Recreation and leisure uses such as but not limited to parks, playgrounds, sports arenas, recreation centers, libraries and museums; e. Related ancillary and accessory structures; f. Other similar uses which are comparable in nature with the foregoing; and g. Current uses for the site including residential, medical, institutional, administrative office, aviation and maintenance.
The properties are located 5855 SE Kingsley Drive and 5673 SE Hwy 31, Arcadia, FL ( Map 1:
Location ). The property is located in Sections 27 & 34, Township 38, Range 25 in DeSoto County.
REQUIRED NOTIFICATIONS:
The public hearing on this item was advertised in the newspaper (January 25, 2015) indicating the time, date, and location of the hearing. The property was also posted and mailers were sent to property owners within 1,000 feet of the subject site as required by the DeSoto County Land Use
Regulations.
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CORRESPONDENCE:
Staff has received a no correspondence either in opposition to or support of the request; however staff has spoken to Ms. Exline and she has express her opposition to the project.
PLANNING COMMISSION RECOMMENDATION:
This Planning Commission will meet to hear the Special Exception SE 2015-01) on February 10,
2015, at 5:30 pm and to make a recommendation to the Board of County Commissioners meeting on February 24, 2015.
CR 760
SR 31
DISCUSSION OF REQUEST:
The subject properties have been under control of either the Federal or State government for approximately 97 years. Initially the Federal Government established a military pilot training facility
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in 1917 for WWI. The facility was placed in inactive status in 1922 at which time all buildings were sold to private individuals and moved off the property by 1926. The property was later sold to the
State of Florida in 1947 and the Stated converted the property into a mental health facility (1947) which was known as G. Pierce Wood Memorial Hospital. The hospital remained in operation for approximately 60 years until it was closed in 2001. The facility was then leased/operated by the
Department of Juvenile Justice until 2012.Today the property is partially developed with facilities remaining from two previous institutional uses (Department of Juvenile Justice Correctional
Complex and the G. Pierce Wood Memorial Hospital).The existing complex of buildings has
County sewer and water and an internal circulation system ( Map 2: Existing Facilities ).
DeSoto County currently has a 50 year lease (State Lease No. 4401), on a portion of the subject property (200+ acres), from the Board of Trustees of the Internal Improvement Trust Fund of the
State of Florida [TIITF]. DeSoto County also has also an approved State Management Plan for the aforementioned leasehold. As a project is proposed for the properties the County may amend the
State Management Plan to accommodate future redevelopment of the properties.
As indicated earlier the applicant is seeking a number of uses through a Special Exception in the
Agriculture-10 (A-10) zone district (Section 2304(A)(3) (d),(f), (i), and (m) of the Land Development
Regulations [LDRs]). In addition the applicant is requesting the continuation of the previous on-site uses. The ultimate development goal is to establish performance and tactical driving school which will serve the public, private individuals and governmental agencies. It is the intent of the applicant to refurbish and/or redevelop the existing buildings and infrastructure to the greatest extent possible, while limiting new development to paved and unpaved road courses, firing range and other support facilities ( Map 2: Conceptual Site Plan ).
LDR Section 12304(A)(1).
Compliance with all elements of the Comprehensive Plan.
Staff Finding:
The applicant has prepared the Special Exception application, conceptual site plan, and documents consistent with regulations. The uses requested through the Special Exception procedure are not consistent existing Public Land/Institutional land use designation. The
County, however, has submitted a Future Land Use Map change (from Public
Land/Institutional to Urban Center Mixed Use) to the State Department of Economic
Opportunity. The proposed Urban Center Mixed Use designation would allow for the proposed uses. At the time the County adopts the Future Land Use Map change the property can be rezoned to maintain consistency between t he County’s Comprehensive
Plan and zoning. Based on existing sewer, water and road capacities and projected use and generated trips, no concurrency issues arise.
LDR Section 12304(A)(2).
Ingress and egress to property and proposed structures thereon with particular reference to automotive and pedestrian safety and convenience, traffic flow and control and access in case of fire or catastrophe.
Staff Finding:
Ingress/egress to the property is from two entrances onto Hwy 31. On-site access to the existing complex is provided by an existing network of improved roads No additional ingress or egress is required (Map 3: Existing Facilities).
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LDR Section 12304(A)(1).
Compliance with all elements of the Comprehensive Plan.
Staff Finding:
The applicant has prepared the Special Exception application, conceptual site plan, and documents consistent with regulations. The uses requested through the Special Exception procedure are not consistent existing Public Land/Institutional land use designation. The
County, however, has submitted a Future Land Use Map change (from Public
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Land/Institutional to Urban Center Mixed Use) to the State Department of Economic
Opportunity. The proposed designation would allow for the proposed uses. At the time the
County adopts the Future Land Use Map change the property will also be rezoned to maintain consistency between the County’s Comprehensive Plan and zoning. Based on existing sewer, water and road capacities and projected use and generated trips, no concurrency issues arise.
LDR Section 12304(A)(2).
Ingress and egress to property and proposed structures thereon with particular reference to automotive and pedestrian safety and convenience, traffic flow and control and access in case of fire or catastrophe.
Staff Finding:
Ingress/egress to the property is directly from Hwy 31. On-site access to the existing complex is by a network of improved road. No additional ingress or egress is required (Map
2).
LDR Section 12304(A)(3).
Off-street parking and loading areas, where required, with particular attention to the items in 2, above and economic, noise, glare or odor effects of the Special Exception on adjoining properties and properties generally in the district.
Staff Finding:
There is existing improved parking and sufficient space to accommodate additional parking at the current site. The current Level of Service on Hwy 31 is a Level B the expected in traffic would not diminish the level of service on Hwy 31 (Map 2).
LDR Section 12304(A)(4).
Utilities, with reference to locations, availability and compatibility.
Staff Finding:
The site has is served by DeSoto County water and sanitary service systems and power from Florida Power and Light.
LDR Section 12304(A)(5).
Screening and buffering with reference to type, dimensions and character.
Staff Finding:
The applicant proposes to provide a Type “B” buffer ranging from 10 feet to 2 feet wide at the property boundaries. At the southern property boundary the applicant will add a 50-foot berm inside the 20foot wide Type “B” buffer..
LDR Section 12304(A)(6).
Signs, if any, and proposed exterior lighting with reference to glare, traffic safety, economic effects, and compatibility and harmony with properties in the district.
Staff Finding:
All signs proposed for the project would have to comply with Section 9500 of the LDRs in regards to size, height, location, and materials.
LDR Section 12304(A)(7).
Required yards and other open space.
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Staff Finding:
The proposal would use existing on-site buildings and facilities. All required yards and open space requirements are met (Map 2).
LDR Section 12304(A)(8).
General compatibility with adjacent properties and other property in the district.
Staff Finding:
Existing adjacent land uses include vacant agriculture and a single-family residence to the north; agriculture and pasture land to the northeast and east; pasture land and an aviation facility to the south; and agriculture and rural residential to the west. All the properties are zoned A-10. The applicant is proposing required and enhanced buffering as well as additional setbacks from all property lines. The active uses proposed by the applicant will be generally compatible. Ambient noise levels will rise because the property has been vacant for several years. The addition of landscape buffering, berms, additional setbacks uses limit on hours and days of operation should limit the effects of the change in uses adjacent properties.
LDR Section 12304(A)(9).
Any special requirements set out in the Schedule of District Regulations for the particular use involved.
Staff Finding:
The proposed uses are allowed by special exception in the Agriculture-10 zone district.
There are no special requirements in this district for the use(s) proposed.
LDR Section 12304(A)(10).
Public and private utilities, structures, or uses required for public or private utilities, including but not limited to wastewater, gas, electric, and telephone utilities, sanitary landfills, and radio and television stations and towers may be permitted only as a special exception unless determined by the Board to be essential service. In addition to items 1 through 9 above, the review of the request for a special exception shall include consideration of a plot plan showing all improvements or alterations that are proposed for the utilities or facilities. The proposed location of such utilities or facilities shall be such as not to be injurious to the health, safety, and welfare of the public or surrounding property owners, and shall protect the character of the surrounding property and maintain the stability of residential, commercial, manufacturing, agricultural, educational, cultural, and recreational areas within the county. The public benefit to be derived, the need for the proposed facilities, the existence of suitable alternative locations, potential impacts to surface or ground water drinking supplies, and whether the facility can properly be located on the site and in the development which it is to service shall also be taken into consideration where appropriate.
Conditions in the form of screening, landscaping, or other site development restrictions may be imposed to protect the health, safety and welfare and to the public or surrounding property owners.
Staff Finding:
As previously discussed the property is served by DeSoto County utilities. The redevelopment of the existing complex will provide the necessary will provide the necessary facilities to accommodate all participants.
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LDR Section 12304(A)(11).
The proposed use shall not act as a detrimental intrusion into the surrounding area.
Staff Finding:
See discussion under LDR Section 12304(A)(8 above).
LDR Section 12304(A)(12).
The proposed use shall meet the performance standards of the district in which the proposed use is permitted.
Staff Finding:
The proposed use meets all applicable performance standards.
STAFF REVIEW
Staff review has determined that this application, SE 2015-01 as submitted, is consistent with the
Comprehensive Plan and Land Development Regulations contingent upon the following conditions:
RECOMMENDED CONDITIONS FOR APPROVAL:
The approval of the Special Exception permits a change of use on the property. A change of use requires the submission of a Development Plan/Change of Use application.
1. Any work within the County and/or State right-of-ways must obtain r-o-w permit(s) from the
Engineering Department and/or FDOT.
2. Any redevelopment of the property and reuse of existing facilities shall require the submission of a Development Plan for review and approval by DeSoto County Board of
County Commissioners.
3. The applicant must meet the applicable standards found in NFPA 409 and 419 and pass a fire inspection.
4. The hours of use for the road, rally, off-road ATV and UTV courses shall be limited to 9:00 am to 5:00 pm. The facilities, excluding road and off-road courses, shall operate from 7:00 am to 7:00 pm.
PUBLIC HEARING SCHEDULE
DeSoto County Planning Commission Planning Commission
Recommendation
Tuesday, February 10, 2016
Board of County Commissioners
Tuesday, February 24, 2015
Thomas A. Cookingham, AICP
Presented by
Thomas A. Cookingham
Final Disposition
February 6, 2015
DATE
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