SUBJECT:
Title
25-L03 – Estate of Michael P Couture, Sr.; Eva Couture, P.R., Large-Scale Comprehensive Plan Amendment for a Future Land Use Designation Change from Rural Land (RL) to Medium Residential (MR), ±55 Acres, Parcel Account Number 47667-000-00, 15700 SE 73rd Avenue, West Side of SE 73rd Avenue, ±0.9 Miles North of SE Hwy 42
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INITIATOR: |
DEPARTMENT: |
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Kenneth Weyrauch, Deputy Director |
Growth Services |
DESCRIPTION/BACKGROUND:
Tillman and Associates Engineering, LLC., filed a large-scale comprehensive plan amendment application on behalf of the Estate of Michael P. Couture, Sr.; Eva Couture, P.R to change a ±55.00-acre site from Rural Land (RL) to Medium Residential (MR) (see Attachment A). The Parcel Identification Number for the property is 47667-000-00; the address is 15700 SE 73rd Avenue, Summerfield, on the west side of SE 73rd Avenue, ±0.9 miles north of SE Hwy 42. The site is located outside the Urban Growth Boundary (UGB) in the Rural Area outside the S. US Hwy 27/441 & SE Hwy 42 Urban Area, in the Secondary Springs Protection Overlay Zone (S-SPOZ), and in Marion County's SE Utility Service Area, but not in the Farmland Preservation Area (FPA). The site does not include FEMA Flood Zone Areas but does include Marion County Flood Prone Areas. A concurrent rezoning application to change the site's zoning from General Agriculture (A-1) to Planned Unit Development (PUD) has also been submitted (250706ZP); that concurrent zoning application is dependent upon the granting of this amendment application. Additionally, a pair of parallel applications, 25-L04 and 250706ZP, making similar requests for land use amendment and PUD rezoning have been submitted for a site ±1/4 mile south of this subject site.
One letter of support and no letters of opposition have been received at this time.
As this request exceeds 50 acres in size, it is classified as a Large-Scale Map Amendment. Such amendments are subject to state and regional agency review of the amendment following a public hearing, referred to as a Transmittal Hearing, wherein the Board of County Commissioners will determine if state and regional agency review is appropriate. Upon receipt of the state and regional agency review remarks, the Board of County Commissioners will make a final determination regarding the application in the third public hearing to be noticed and held at a date and time to be determined and duly noticed at that time.
Staff recommends DENIAL of the request as it represents an extension of Urban Area designated lands into the current Rural Area wherein there are existing Urban Areas to the east and southeast where infill and new as yet undeveloped lands remain available. The extension of utility services would also extend such services into the Rural Area featuring Rural Land designated property in active agricultural use. A joint Traffic Study for the site's proposed development has been provided; that Study identifies existing and expected level of service failures, wherein if the amendment were granted, development of the lands would no longer be required to address the identified failures, which are currently not scheduled to be addressed by the County and/or FDOT at this time. Additionally, staff has concerns related to formal transportation network as many roadways impacted by the development are currently substandard rights-of-way where recent community concerns regarding traffic volumes have been noted. Further, Marion County Fire Services and the Marion County Sheriff note that current service demands in the area are increasing and do not meet those offices desired level of service goads; while the goals are not formally established levels of service, those offices note increased development related to this request will add to service demand impacts. As such, staff finds the request is a premature conversion of Rural Land to an Urban Area designation that is not consistent with the Comprehensive Plan or Chapter 163.3177(6)(a)8 and 9.
BUDGET/IMPACT:
None
RECOMMENDED ACTION:
Recommended action
Staff recommends denial. Planning and Zoning Commission recommends approval.
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