STATEMENT OF ISSUE
The applicant, Southeast Community Health Services, Inc., is requesting an amendment to the existing Southeast Community Medical Campus PUD Concept Plan to eliminate the buffers along the north and east property boundaries, reduce the overall area of the PUD, and eliminate the conditions of the Limited Use Site Plans that were approved by the City Commission on January 13, 1988. The proposed ordinance is included as Attachment 1, and a general location map is included as Attachment 2.
RECOMMENDED ACTION
Option 1: Adopt Ordinance No. 09-Z-01, thereby amending the Southeast Community Medical Campus Planned Unit Development Concept Plan, based on the findings and conditions of the Development Review Committee, the Planning Commission, the information contained herein, and evidence presented at the Hearing hereon.
FISCAL IMPACT
Staff time required to process the rezoning and costs associated with local and State advertising requirements.
Wayne Tedder, Director, Tallahassee-Leon County Planning Department
Anita Favors Thompson, City Manager
For information, please contact: Greg Harden, Ext. 6400.
SUPPLEMENTAL MATERIAL/ISSUE ANALYSIS
HISTORY/FACTS & ISSUES
History
Original Zoning: Prior to adoption of the City of Tallahassee Zoning, Site Plan and Subdivision Regulations in 1992, several of the parcels were zoned R-1 Single Family Residential District, which allowed for single-family, parks and playgrounds, churches and schools along with golf courses and country clubs.
January 13, 1988: The City of Tallahassee approved Ordinances 87-Z-0222 through 87-Z-0225, which changed the zoning from R-1 to multiple zoning classifications with Limited Use Site Plans.
April 10, 2000: The City Commission approved the Tallahassee Memorial Healthcare New Facility Development Agreement.
May 23, 2001: The City Commission approved the Southeast Community Medical Campus PUD.
April 2007: The City of Tallahassee changed the future land use from Mixed Use B to Suburban pursuant to the adoption of the revised Tallahassee-Leon County Comprehensive Plan due to Comprehensive Plan Reform.
January 12, 2008: The Development Review Committee recommended approval (5-0) of the PUD application, with conditions.
February 3, 2009: The Tallahassee-Leon County Planning Commission recommended approval (7-0) of the PUD application.
February 11, 2009: Ordinance No. 09-Z-01 was introduced to the City Commission and a public hearing was set for February 25, 2009.
Facts
Summary of Application
This application is to amend the Southeast Community Medical Campus PUD Concept Plan by eliminating the land use buffers along the eastern and northeastern property boundaries because the properties have been developed as medical uses and incompatibles no longer exist. The application also reduces the area of the PUD from 31.98 acres to 30.99 acres, as depicted on the Conceptual Development and Circulation Plan (Page 18 of the amended PUD Concept Plan, Attachment 3). Pursuant to Section 10-9 of the Tallahassee Land Development Code, the application asks for release from the conditions of the Limited Use Site Plans approved by the City Commission January 13, 1988. Approval of the Tallahassee Memorial Healthcare New Facility Development Agreement rescinded conditions of the Limited Use Site Plans, however the City Attorney has determined that proper notice for the release was not given.
Planning Commission Discussion
On February 3, 2009, the Tallahassee-Leon County Planning Commission recommended (7-0) that the City Commission adopt the proposed ordinance (Option #1). The Commissioners asked for clarification regarding the buffers and conditions related to the Limited Use Site Plans.
Public Notification and Response
The application is a Type D review and requires City Commission action. This request has been noticed and advertised in accordance with the provisions of the Tallahassee Land Development Regulations. The Planning Department mailed 313 notices to property owners within 1,000 feet of the subject property. To date, the Planning Department has received one written response from a neighbor, requesting a buffer of more than 30 feet in width adjacent to the neighbors property. The response is attached to this report as Attachment 4.
Issues
In accordance with Section 10-165 of the Tallahassee Land Development Code, the City shall consider the following criteria:
1. Is the proposed Planned Unit Development district consistent with the Comprehensive Plan?
Yes. The Southeast Community Medical Campus PUD is located within the Suburban future land use category. The intent of the suburban future land use category is “to create an environment for economic investment or reinvestment through the mutually advantageous placement of employment and shopping opportunities with convenient access to low to medium density residential land uses. Employment opportunities should be located near residential areas, if possible within walking distance.” The Southeast Community Medical Campus PUD is in close proximity to low to medium density residential land uses, office and commercial uses.
2. Is the proposed Planned Unit Development district consistent with all other ordinances adopted by the City, including but not limited to the applicable environmental and concurrency management ordinances?
The application will be consistent with all other ordinances as noted in the DRC staff reports (Attachment 5).
3. Does the application indicate how the proposed Planned Unit Development district meets the purpose and intent of the Planned Unit Development district, as set forth in Section 10-165(a), Tallahassee Land Development Code?
Yes. The application addresses the requirements of Section 10-165 (a) as noted below and as stated in the PUD application:
(1) Promote more efficient and economic uses of land.
The 30.99-acre parcel is divided by a single roadway, Surgeons Drive, into two relatively large parcels that can be further developed without the need for more public roadways.
(2) Provide flexibility to meet changing needs, technologies, economics, and consumer preferences.
The mix of uses proposed for the development allows the construction of a wide variety of retail, office and residential uses designed to compliment the existing surrounding medical community.
(3) Encourage uses of land which reduce transportation needs and which conserve energy and natural resources to the maximum extent possible.
The proposed uses will be designed in a ”campus-like atmosphere,” utilizing internal walks and pedestrian connections to the existing (and proposed) surrounding sidewalk system to interact with the surrounding medical community. The mix of uses in all structures encourages non-reliance on the automobile. Where appropriate, vehicular interconnections between lots or buildings will internalize traffic circulation thereby reducing impacts to area roadways, particularly Miccosukee Road.
(4) Preserve to the greatest extent possible, and utilize in harmonious fashion, existing landscape features and amenities.
Existing significant natural features will be incorporated into the final development plans as integral components of site design.
(5) Provide more usable and suitably located recreational facilities, open spaces and scenic areas, either commonly owned or publicly owned, than would otherwise be provided under a conventional zoning district.
A natural area with significant slopes abutting a watercourse that transects the property will provide a visual scenic area. The project has been designed to not provide public recreational facilities.
(6) Lower development and building costs by permitting smaller networks of utilities and streets and the use of more economical building types and shared facilities.
The two relatively large parcels can be developed utilizing no additional public roadways, using shared facilities and reducing the need for the extension of utilities.
(7) Permit the combining and coordinating of land uses, building types, and building relationships within a planned development, which otherwise would not be provided under a conventional zoning district.
The PUD allows a mixture of all uses in adjacent structures and within the same buildings. The implementation of the variety of mixed uses in this PUD within the same or adjacent structures on the same site could not be accomplished in a single conventional zoning district.
4. Is there capacity in area schools? What effects on enrollment could the proposed rezoning have on area schools?
Per the Leon County School Board, a determination cannot be made at this time. The item will be further reviewed for possible mitigation during final Site Plan review (Attachment 6).
Please note that in addition to the new conditions listed below, conditions attached to the previously approved Planned Unit Development remain in effect.
Planning Department Condition: A revised Affidavit of Ownership signed by an officer of Southeast Community Health Services, Inc., is required prior to presentation before the Planning Commission Public Hearing. This condition has been satisfied.
Growth Management Conditions:
1. The PUD must provide a definition of Natural Area or revise the language to use the term “Urban Forest.”
2. The PUD document must be revised to state that the site shall be developed in accordance with the standards set forth above and with the standards (including variance procedures and preservation of conservation features) required in Chapter 5 of the City of Tallahassee Land Development Code in effect at the time of a Final Development Order.
3. Further clarification of Section 2.2.C.3, Nursing Homes and Assisted Care Facilities, and its relationship to Section 2.3, Stormwater Management Facility, is needed.
4. The concept plan must delineate the width of the buffer where adjacent to parcel 11-20-60-A-0100. The minimum width of a Type D buffer is 30 feet.
5. Appendix 3 (2) of the PUD document must be revised to comply with Section 10-419 of the Tallahassee Land Development Code.
6. The PUD must be revised to provide compliance with Section 2.6 as it relates to deviations from the development standards, the correct citation given, or the deviation section removed from the document.
Utility Services Condition: Conceptual Utility Plan should show a 12” Waterline throughout for future tie-in to a future well site and to be compatible with existing Water Master plan.
Public Works Conditions: None.
CHARITABLE CONTRIBUTIONS
Not applicable.
OPTIONS
1. Adopt Ordinance No. 09-Z-01, thereby amending the Southeast Community Medical Campus Planned Unit Development Concept Plan, based on the findings and conditions of the Development Review Committee, the Planning Commission, the information contained herein, and evidence presented at the Hearing hereon.
2. Do not adopt Ordinance No. 09-Z-01, retaining the existing Planned Unit Development standards.
3. Provide alternative direction to staff.
ATTACHMENTS/REFERENCES
1. Ordinance No. 09-Z-01
2. General Location Map
3. Amended PUD Concept Plan
4. Citizen Response
5. DRC Reports
6. School Impact Analysis Form
7. Tallahassee Democrat Advertisement