Subject:
Title
Michael S. Palo (Landon Scheer) requests a Small-Scale Comprehensive Plan Amendment (25S.13) to change the Future Land Use designation from CC and RES-15 to all CC. (25SS00007) (Tax Account 2611657, 2611658) (District 4)
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Fiscal Impact:
None
Dept/Office:
Planning & Development
Requested Action:
Recommendation
It is requested that the Board of County Commissioners conduct a public hearing to consider a Small-Scale Comprehensive Plan Amendment (25S.13), to change the Future Land Use Designation from CC (Community Commercial) and RES-15 (Residential 15) to all CC (Community Commercial).
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Summary Explanation and Background:
The applicant requests a Small-Scale Comprehensive Plan Amendment (SSCPA) to change the Future Land Use Map (FLUM) from Community Commercial (CC) and Residential 15 (RES 15) on a two (2) parcels 3.37-acre property to unify the zoning and FLU across the properties. The requested BU-2 zoning classification may be considered consistent with the proposed CC FLU designation.
The proposed FLU designation can be considered an intensification and encroachment into the residential area. The applicant wishes to mitigate negative impacts by offering a Binding Development Plan in conjunction with the rezoning action. The CC FLU designation embodies activities which are intended to serve several neighborhoods, sub-regional and regional areas, and provide an array of retail, personal, and professional uses.
The applicant has a companion rezoning application, 25Z00029, requesting a change of zoning classification from BU-1 and RU-1-7 to BU-2 with a BDP to limit uses to all BU-1 uses, and BU-2 uses limited to contractor’s offices, plants, and storage yards.
The applicants' proposed use falls under a permitted use with conditions under Section 62-1483. The use specifically is found in Section 62-1833.5, which has the condition (a): Storage yards must be enclosed with a six-foot wall, louvered fence, or chain-link fence.
The subject property comprises of two parcels, which were combined under one deed on March 7, 2007, as recorded in ORB 5775, PG 5913.
North are three (3) properties: One (1) property is 0.98 acres, undeveloped with GU and BU-1 zoning classification with RES 15 and CC FLU designation. The second (2) property is 0.91 acres, undeveloped with RU-1-7 and BU-1 zoning classification with RES 15 and CC FLU designation. The third property is 1.5 acres, undeveloped with RU-1-7 and BU-1 zoning classification, and has RES 15 and CC FLU designation. The State of Florida owns all three (3) parcels. South is one (1) property, 1.17 acres, developed with a single-family residence built in 1951, a duplex built in 1973, and the placement of a mobile home in 1975. RU-2-10(6) and BU-1 zoning classification with RES 15 and CC FLU designation. East is Highway 1, a four-lane state-maintained roadway. West is one (1) property of 33.01 acres, developed as a mobile home park, considered non-conforming by design, with approximately 218 units zoned TR-3 with a RES 15 FLU designation.
The CC FLU designation is also located across Highway 1, which is developed as a restaurant. And the daycare abutting the south has an NC FLU designation.
The small-scale Future Land Use amendment and rezoning process is not the proper forum for detailed site plan review. Any site design materials submitted in connection with the application(s) shall be deemed conceptual in nature only. Comments by the Board concerning such conceptual designs shall not confer any vested development rights, nor shall they be construed as granting variances, waivers, or exemptions from applicable Federal, State, or County laws and regulations. The attached conceptual plan is expressly non-binding and has not undergone review for compliance with applicable codes or ordinances.
The Board may wish to consider if the request is consistent with the Comprehensive Plan and compatible with the surrounding area; in particular, the Board may wish to consider the intensification and encroachment into the residential area.
On August 18, 2025, the Planning and Zoning Board heard the request and unanimously recommended approval.
Clerk to the Board Instructions:
Please return a copy of the filed ordinance to Planning and Development.