COMMUNITY DEVELOPMENT DEPARTMENT
Zoning Map Amendment Staff Report
February 4, 2015
OVERVIEW
Case Number:
2826
Applicant: City of Palm Coast
Property Description: 276+/- acres generally located southeast of the Flagler County Airport
Property Owner: See attached Property Owner list
Location: Approximately 1.5 miles south of State Road 100, west of Seminole Woods Blvd., and southeast
of the Flagler County Airport
Real Estate ID #: See attached Property Owner list
Current FLUM
designation: Residential: Low-Density Rural Estate, Agriculture & Timberlands, & Industrial
(Flagler County Designations). A proposed FLUM amendment for the subject properties is being
processed concurrent to this zoning map amendment.
Current Zoning
designation: Industrial-Planned Unit Development & New Residential Communities-Planned Unit Development
Current Use: Vacant
Requested Action: Rezoning from Flagler County Designations of Industrial-Planned Unit Development (I-PUD) &
NRC-Planned Unit Development (NRC-PUD) to Single Family Residential (SFR-1) and Heavy
Industrial Zoning District (IND-2)
Recommendation: Staff recommends that the PLDRB recommend that City Council Approve the proposed rezoning.
ANALYSIS
REQUESTED ACTION
The City is proposing to rezone a total of 276 + acres generally located southeast of the Flagler County Airport from Flagler
County designation of Industrial-Planned Unit Development & New Residential Communities-Planned Unit Development to Single
Family Residential (SFR-1) and Heavy Industrial Zoning District (IND-2). This application is a companion rezoning to a Future
Land Use Map (FLUM) amendment for the subject property.
BACKGROUND/SITE HISTORY
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Application # 2826
This application is for a City-initiated Zoning Map amendment or rezoning for a 276+/- acres subject area generally located
southeast of the Flagler County Airport and west of Seminole Woods Pkwy. The annexation of the subject properties is scheduled
for second reading before the City Council on February 17, 2015.
This rezoning application is a companion to a Future Land Use Map (FLUM) amendment. The FLUM amendment will designate
the subject properties with City of Palm Coast designations. The proposed rezoning will provide the properties with zoning
designations consistent with the proposed City of Palm Coast FLUM designation.
It is important to note that the current zoning of Industrial-Planned Unit Development (I-PUD) is inconsistent with a FLUM
designation of Residential: Low Density Rural Residential, and Agriculture & Timberlands. The proposed City FLUM and Rezoning
will bring the land use and zoning into compatibility.
LAND USE AND ZONING INFORMATION
SURROUNDING LAND USES:
North:
Mixed Use (City of Palm Coast), Agriculture & Timberlands and Industrial (Flagler County)
South:
Residential (City of Palm Coast)
East:
Mixed Use (City of Palm Coast)
West:
Residential (City of Palm Coast), Industrial (Flagler County)
SURROUNDING ZONING:
North:
Industrial & Industrial-PUD (Flagler County), & Industrial-1 (City of Palm Coast)
South:
Master Planned Development (MPD) (City of Palm Coast)
East:
Industrial-1, General Commercial (COM-2), & Master Planned Development (MPD) (City of Palm Coast)
West:
Single-family & Industrial (Flagler County)
ANALYSIS BASED ON UNIFIED LAND DEVELOPMENT CODE CHAPTER 2 SECTION 2.05.05 AND SECTION
2.06.03
The Unified Land Development Code states: When reviewing a development order application, the approval
authority shall determine whether sufficient factual data was presented in order to render a decision. The
decision to issue a development order shall be based upon the following, including but not limited to:
A. The proposed development must not be in conflict with or contrary to the public interest;
Staff Finding: The proposed rezoning from the current Flagler County designations to City designation is not in
conflict with or contrary to the public interest. The rezoning action will provide a City zoning designation on the
property which mainly protects the existing entitlements approved for the property and is consistent with the
companion FLUM amendment for the property. Additionally, the proposed rezoning provides better compatibility and
transition between the potential uses on the property and the existing uses and zoning of the surrounding properties.
B. The proposed development must be consistent with the Comprehensive Plan and the provisions of this LDC;
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Application # 2826
Staff Finding: The proposed zoning for the property is consistent with the companion FLUM amendment to designate
the property as Residential and Industrial. Additionally, the maximum development potential for the subject properties
will not have a significant impact on public facilities.
C. The proposed development must not impose a significant financial liability or hardship for the City;
Staff Findings: The rezoning of the site does not impose a significant financial liability or hardship for the City. The
existing public infrastructure capacity may accommodate the potential development of the subject properties.
D. The proposed development must not create an unreasonable hazard, or nuisance, or constitute a threat to the
general health, welfare, or safety of the City’s inhabitants;
Staff Finding: The rezoning will not create an unreasonable hazard, or nuisance, or constitute a threat to the general
health, welfare, or safety of the City’s inhabitants. The proposed development does not create any additional impacts
on the City’s public infrastructure. Additionally, the proposed expansion of industrial zoned areas adjacent to the
Flagler County airport is an appropriate use and a reasonable transition to the residential areas south of the Iroquois
Waterway.
E. The proposed development must comply with all other applicable local, state and federal laws, statutes,
ordinances, regulations, or codes;
Staff Finding: The rezoning request would not affect any requirements imposed by Federal, State or local
government. Any proposed project on the subject properties would still be subject to review by the appropriate
Federal, State, or local agencies and compliance with all applicable federal, state or local government laws, rules,
statutes, ordinances, regulations or codes. Additionally, the companion Future Land Use Map (FLUM) amendment for
the subject properties was transmitted to the state land planning agency for review and comment by the appropriate
state agencies.
ULDC Chapter 2, Part II, Section 2.06.03 specifically states: “The Planning and Land Development Regulation
Board and City Council shall consider the following criteria, in addition to the findings listed in Subsection
2.05.05, when reviewing a rezoning application”:
A. Whether it is consistent with all adopted elements of the Comprehensive Plan and whether it furthers the goals
and objectives of the Comprehensive Plan;
Staff Finding: As noted previously in the analysis prepared for ULDC Chapter 2, Part II, Section 2.05.05 of this staff
report, the proposed rezoning is in conformance with the Comprehensive Plan.
B. Its impact upon the environment and natural resources;
Staff Finding: Any proposed use on the subject properties will be subject to environmental review at the time that an
application for a development order or plat is submitted. The proposed new zoning designations (Single Family
Residential and Heavy Industrial District) are consistent with the subject properties’ current zoning designations
(Industrial-Planned Unit Development and New Rural Communities-Planned Unit Development).
C.
Its impact on the economy of any affected area;
Staff Finding: The proposed rezoning of the property does not negatively impact the economy of the surrounding
area. The proposed zoning to industrial is more compatible with the uses typically found at airports. Additionally, the
rezoning to provide a better balance between residential and non-residential uses is consistent with the City’s
Economic Development Plan (Prosperity 2021) objectives of protecting our neighborhoods while providing opportunities
to expand the availability of industrial lands.
Its impact upon necessary governmental services such as schools, sewage disposal, potable water,
drainage, fire and police protection, solid waste, or transportation;
D.
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Application # 2826
Staff Finding: The rezoning request will not have a significant impact on governmental services or demand on
infrastructure. The companion FLUM amendment for the subject properties includes an analysis of the maximum net
impact of the proposed FLUM amendment. The analysis shows that the increase in demand for certain public
infrastructure and services can be accommodated by the existing available facilities and services.
E.
Any changes in circumstances or conditions affecting the area;
Staff Finding: Yes, the impending annexation of the subject property into the City of Palm Coast necessitates the
current action to rezone the property from a Flagler County zoning designation to City of Palm Coast designation.
Compatibility with proximate uses and development patterns, including impacts to the health, safety, and
welfare of surrounding residents;
F.
Staff Finding: The proposed rezoning recognizes the existing uses and existing development patterns in the area.
The industrial areas north of the Iroquois Waterway are consistent with airport uses as well as the current zoning of
properties along Seminole Woods Pkwy. Finally, the proposed single family area is compatible with the single-family
uses found to the west and the south of the subject area such as the Grand Landings MPD.
G.
Whether it accomplishes a legitimate public purpose:
Staff Finding: Yes, the rezoning furthers a legitimate public purpose by providing for an expansion of Industrial areas,
and by providing a more appropriate zoning buffer between the Airport and the surrounding residential areas.
PUBLIC PARTICIPATION
Unified Land Development Code Chapter 2, Part II, Section 2.05.02 requires developers (defined as property owners
or persons who are improving property within the City) to notify owners within 300’ and hold a neighborhood meeting
for Zoning Map Amendments. Staff hosted a neighborhood meeting on February 4, 2015 to discuss the proposed
zoning map amendment, there are no outstanding issues to be addressed.
RECOMMENDATION
Staff recommends that the Planning and Land Development Regulation Board (PLDRB) recommend that the City
Council APPROVE the proposed zoning map amendment.