Palm Coast United Methodist Church PLDRB Rezoning Hearing Overview
Palm Coast United Methodist Church is seeking to rezone 6.2 acres of land for potential commercial development, while planning to use the remaining 16 acres for new church facilities. The church conducted a Neighborhood Information Meeting to address concerns such as the possibility of a gas station, commercial access points, road widening, safety, and noise. Staff raised concerns about permitted uses in different zoning categories. The rezoning proposal from PSP to COM-1 has implications on the future land use and zoning of the site.
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Presentation Transcript
Palm Coast United Methodist Church PLDRB Rezoning Hearing on September 19, 2017
Location Map Site is 6.2+/- acres, located on south side of Matanzas Woods Parkway, between old and new alignments of Belle Terre Parkway
Background Church purchased land in 1999 Currently have 22 acres as land extends south to Buffalo Bill Drive Church recently prepared master plan and determined the 6.2 acres are excess
Aerial Photo Church is proposing to rezone 6.2 acres from PSP to COM-1 Church plans to sell off land if rezoned and use remaining 16 acres for new church facilities and relocate here
Future Land Use Map Designated Mixed Use on FLUM and allows a variety of uses and zoning districts including COM-1
Neighborhood Information Meeting (NIM) Applicant notified neighbors of the NIM by US Mail NIM on August 30, 2017 at 6 PM at Belle Terre Elementary About 40 persons attended with about 25 from the church Staff has received one comment from public opposing it At the time of NIM request was for COM-2 but now COM-1
NIM - Key Concerns from Neighbors Would a gas station be constructed? Would there be commercial access points onto old Belle Terre Parkway? Would Matanzas Woods Parkway be widened to four lanes? Safety for pedestrians and bicyclists near the site and intersection. Noise and potential crime from the center.
Staffs Key Concerns with some Permitted COM-2 Uses The following uses are permitted in COM-2 but not in COM-1. Motorcycle dealership Fast food restaurant Drinking establishment (without outdoor entertainment) Hotel/motel Gas station/convenience store with 16 24 vehicle fueling pumps
Change in Application from COM-2 to COM-1 Applicant met with Planning staff to discuss staff s concerns with some COM-2 permitted uses and neighbors overall concerns with the rezoning Mr. Torino said the church would drop the request for the COM-2 rezoning and change it to the COM-1 rezoning to be a good neighbor and the fact the church did not want the concerned uses next to their future church facilities anyway
Staff Analysis Based on LDC Chapter 2, Sec. 2.05.05 A. The proposed development must not be in conflict with or contrary to the public interest; The proposed COM-1 neighborhood commercial will be compatible with the Matanzas Woods and Indian Trails Neighborhoods. B. The proposed development must be consistent with the provisions of the Land Development Code and the Comprehensive Plan; Staff found it met all standards of the LDC and the project will shorten trips that area residents have to travel to find neighborhood retail and commercial services.
Staff Analysis Based on LDC Chapter 2, Sec. 2.05.05 C. The proposed development must not impose a significant financial liability or hardship for the City; Project s traffic will impact Matanzas Woods Parkway east of the site but will not attract a large number of motorists traveling I-95. 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;The site is designated Mixed Use on the FLUM which allows some higher intensity uses and zoning districts and specifically allows Neighborhood Commercial (COM-1).
Staff Analysis Based on LDC Chapter 2, Sec. 2.05.05 E. The proposed development must comply with all other applicable local, state and federal laws, statutes, ordinances, regulations, or codes; The project will have to comply with the City s LDC, Comprehensive Plan, and requirements of all other applicable agencies throughout the development process.
Recommendation Planning staff recommends the PLDRB find the rezoning in compliance with the Comprehensive Plan and recommend approval to City Council, to rezone 6.2 +/- acres from PSP to COM-1 for Palm Coast United Methodist Church rezoning, Application No. 3399.
