City of Sanibel. Planning Department STAFF REPORT

Transcription

1 City of Sanibel Planning Department STAFF REPORT Planning Commission Meeting: July 10, 2012 Planning Commission Agenda Item: No. 6 Application Number: Evaluation & Appraisal of the Sanibel Plan Applicant Name: City of Sanibel Evaluation and Appraisal of the Sanibel Plan Pursuant to Florida Statutes, Section , the City is required to evaluate the Sanibel Plan every seven years, to: determine if Plan Amendments are necessary to reflect changes in State requirements and notify the State Land Planning Agency as to its determination. Section also encourages the evaluation and updating of the Plan to reflect changes in local conditions. In January 2012, as part of the City s pending Plan Amendment, the City notified the State that the current Sanibel Plan reflects and is consistent with changes in State requirements. On February 7, 2012, the City Council established Parameters for the Evaluation of the Sanibel Plan. These parameters direct the Planning Department and Planning Commission to: Update the Background Discussion for each Element of the Sanibel Plan Adjust the Planning Periods for the Sanibel Plan to: - (5-Year Planning Period) - (10-Year Planning Period) Remove obsolete references to the Florida Administrative Code

2 These parameters also identified the following issues to be addressed in the Evaluation of the Sanibel Plan: 1) Whether to modify the City imposed requirement to research and study Beach Carrying Capacity 2) Whether to modify the target number of units in the Below Market Rate Housing Program 3) Whether to modify the Level of Service Standards for public facilities (Human Support Systems) and the concurrency requirements for these facilities City Council will address the issues related to the (2) target number of BMRH units and (3) level of service standards for public facilities (Capital Improvements) The July 10 th Session Planning Commission Evaluation of the Sanibel Plan This session of the Evaluation and Appraisal of the Sanibel Plan, addresses the following Plan Elements: Part 4.1. Section Section Map Status (in Article 4. Official Maps) Future Land Use Map Series Existing and Future Traffic Circulation Map Added language is indicated by underlining and deleted language is indicated by strikethroughs. This review also includes the Official Maps (Volume 2) of the Sanibel Plan. Procedure Changes to the Future Land Use Map series were not presented to or discussed by City Council when Council set the parameters for evaluating and appraising the Sanibel Plan. Therefore, any changes recommended by the Planning Commission are to be clearly identified in the Planning Commission s resolution presenting its draft of the City s Evaluation and Appraisal Report for the Sanibel Plan. It is important to note that the City Charter (Section ) requires that actions to remove land,..., from... the interior wetlands conservation district, as established by the comprehensive land use plan, can be taken by the city only by ordinance adopted by the affirmative vote of not less than four-fifths of the membership of council... 2

3 Section Future Land Use Map Series The Ecological Zones Map There is no amendment proposed to this map. The hand-drawn map is being converted to a computer drawn format, but this updated version is not completed at this time. The Commercial District Map A small commercially-zoned tract at Sanibel-Captiva Road and Sanibel Bayous Road is being removed from the Commercial District. When the City acquired the Sanibel Bayous sewage treatment plant site, the removal of the Commercial District designation from this 1.5 acre tract was a term of the owner s (Wulfert/NIDC) March 3, 2008 agreement with the City. With this rezoning, the subject parcel reverts to the permitted uses and conditions for its underlying ecological zoning designation. The use of the existing commercial building has been abandoned. For consistency with the Sanibel Plan, this rezoning requires the removal of the General Commercial District designation from the subject parcel on the Commercial Zoning Map in the Land Development Code. The following list identifies the parcel recommended for removal of its commercial designation from the Commercial Zoning Map: Location Use Acreage Real Estate Sales Office 1.5 acres See this section of the Commercial District Map that is included in the Planning Commission packet materials provided for the July 10, 2012 public hearing. The Resort Housing District Map There is no amendment proposed to this map. The Wetland Conservation Lands Map In its review of Section Conservation, the Planning Commission recommended some revisions to the Plan for the Interior Wetlands Conservation District. One of those recommendations was to extend the criteria for inclusion in 3

4 the District beyond the boundaries of the Freshwater Management Area to include the entire watershed of the Sanibel River. Many of the parcels recommended by the Planning Department for inclusion in the District are in the Sanibel River watershed but outside the Freshwater Management Area. All but one of the parcels recommended for inclusion in the District are owned by the City, the Sanibel-Captiva Conservation Foundation (SCCF) or the United States Bureau of Land Management. The other parcel recommended for inclusion in the District is owned by the Sanibel Place Property Owners Association, but this land is subject to a conservation easement held by SCCF. All of the parcels recommended for inclusion in the District are managed for conservation purposes. The following list identifies the 12 parcels (comprising approximately 72.1 acres) recommended to be added to the Interior Wetlands Conservation District on the Wetlands Conservation Lands Map: Location Owner Acreage US Bureau of Land Management SCCF Sanibel Place POA 3.7 (with SCCF conservation easement) SCCF SCCF SCCF SCCF SCCF City of Sanibel City of Sanibel City of Sanibel City of Sanibel

5 The Planning Department is also recommending that three parcel be removed from the District. The Wetlands Conservation Lands Map identifies the San-Cap Medical Center site (4301 Sanibel-Captiva Road) as being in the District. However, the Mid-Island Ridge portion of this site is also identified as a Special Use District, amending the Ecological Zones Map (Ordinance no ). The appropriate resolution of this conflict in zoning designations is to remove, from the approximately 1.5 acres of Mid-Island Ridge portion of this site, the Interior Wetlands Conservation District designation. In 2007, the City corrected a mapping error and included a small 5000sf lot that is part of the site of the vacant restaurant on Tarpon Bay Road. This correction added commercial zoning to the subject parcel on the Commercial Zoning Map, but this small lot remains in the Interior Conservation District. This situation also creates a conflict in zoning. An appropriate resolution of this conflict is to remove, from the approximately 0.1 acre portion of this approximately 0.4 acre site, the Interior Wetlands Conservation District designation. Casa Mariposa and the Sanibel Community Park have been constructed on a 49 acre tract owned by the City. This development is located near Periwinkle Way on an approximately 5 acre portion of this larger tract. As a separate parcel, this developed five acre area, does not meet the criteria for inclusion in the Interior Wetlands Conservation District. Because of the relative intensity of these uses that are located on the border of the Interior Wetlands Conservation District, the Planning Department recommends that this developed 5 acres of the 49 acre tract be removed from the Interior Wetlands Conservation District. This rezoning removes the only multi-family development in the District from the District and will enable the City to eliminate multi-family structures from the list of permitted uses on Interior Wetlands Conservation Lands. The following list identifies the 3 parcels (comprising approximately 6.6 acres) recommended for removal from the Interior Wetlands Conservation District on the Interior Wetlands Conservation Lands Map: Location Use Acreage San-Cap Medical Center 1.5 acres vacant restaurant 0.1 acres Sanibel Community Park 5 acres See these sections of the Wetlands Conservation Lands Map that are included in the Planning Commission packet materials provided for the July 10, 2012 public hearing. 5

6 The Development Intensity Map There is no amendment proposed to this map. The hand-drawn map is being converted to a computer drawn format, but this updated version is not completed at this time. Section Existing and Future Traffic Circulation Map The title of this map is revised as follows to reflect the 10 year planning period of this Evaluation and Appraisal Report-based Plan Amendment: Existing ( ) and Future ( ) Traffic Circulation Map This map was reviewed by the Planning Commission during their earlier evaluation of Section Transportation. See the small-scale copy of the Existing ( ) and Future ( ) Traffic Circulation Map that is included in the Planning Commission packet materials provided for the July 10, 2012 public hearing. 6