CU 14 20 staff report - Polk County Board of County

POLK COUNTY
DEVELOPMENT REVIEW COMMITTEE
STAFF REPORT
DRC Date:
PC Date:
BoCC Date:
July 24, 2014
October 1, 2014
n/a
Applicant:
Canco General Contractors
Request:
Location:
Property Owner:
Parcel Size (Number):
Development Area:
Nearest Municipality:
DRC Recommendation:
Planning Commission Vote:
Level of Review:
Type:
Case Numbers:
Case Name:
Case Planner:
The request is for medical a clinic in an existing retail plaza in
the ECX district in the North Ridge Selected Area Plan.
151 Ridge Center Drive, east of US Highway 27, South of Deer
Creek Boulevard, north of Citrus Ridge Drive in Section 20,
Township 26, Range 27.
Davenport Commercial Real Estate Holdings LLC
2.5 ± acres (272620-706017-000090)
Transit Supportive Development Area (TSDA)
The city of Haines City is two miles to the south
Approval
Pending Hearing
Location
DRC Findings/Recommendation
Level 3/eep 9/18/2014 5:13:37 PM
3
Conditional Use
CU 14-20/DMS #57290
Jay Care Davenport
Erik Peterson, AICP
2014 Aerial
CU 14-20
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October 1, 2014
Summary:
The applicant intends to establish a walk-in medical clinic in a portion of an existing commercial
development. It is estimated to employ at least 10 workers and will occupy at least 4,200 square
feet. Medical Clinics are required to gain Planning Commission approval through a Level 3
Review in the ECX district of the North Ridge Selected Area Plan. Neither the Comprehensive
Plan nor the Land Development Code (LDC) provides any substantive criteria for the proper
siting of a medical clinic in the ECX district. Staff has reviewed the location for its compatibility
with neighboring land uses and existing infrastructure and the analysis is contained within this
report.
Staff finds that the site is both compatible with surrounding uses and with existing infrastructure.
Development of this facility within the existing commercial plaza will not require a Level 2
Review. If approved, the applicant’s next step in the development process is to apply for building
permits. Although, the Site Plan in Exhibit 4 of this report shows the clinic on space B-1, this
approval is for the entire parcel. It is anticipated that given the population growth in the area that
there is a potential for expansion in the near as well as long term future. This approval gives the
applicant the ability to expand to other units within the existing commercial plaza without being
required to amend this conditional use approval.
Findings of Fact
●
The request is for a medical clinic within a 2.5 ± acre commercial development.
●
The site is located within an Employment Center (ECX) Future Land Use district in the
North Ridge Selected Area Plan.
●
The site is located in the Transit Supportive Development Area (TSDA) which is the area
“where the availability of infrastructure and other community facilities and services,
including, but not limited to mass transit and other transportation alternatives, utilities,
public safety, recreational and educational services” according to POLICY 2.104-A1 of
the Comprehensive Plan.
●
POLICY 2.125-E1, lists emergency medical facilities as “Type A Community Facilities”.
●
POLICY 2.131-Q4.M of the North Ridge Selected Area Plan states that the Employment
Center district is “designed to allow office parks, light assembly, commercial, and other
business uses to serve the needs of the growing population in the northeast area of the
County”, and “The ECX will generally contain office and support facilities, college and
university uses, commercial, light assembly, and limited warehousing uses.”
●
Section 401.06.C through Table 4.16, the ECX district within the North Ridge Selected
Area Plan requires a Level 3 Review before the Planning Commission for a Clinic or
Medical Office.
●
Clinics and Medical Offices is defined in Chapter 10 of the Land Development Code as
“A facility wherein professional services concerning the personal health of humans are
administered by medical doctors, chiropractors, osteopaths, optometrists, dentists or any
other such profession which may lawfully be practiced in the State of Florida. Persons
treated shall not be lodged overnight.”
●
The closest schools are Horizons Elementary, Shelly S. Boone Middle School, and Ridge
Community High School.
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●
Fire response to this project is from Fire Station 221 located at 126 Cottonwood Drive.
The travel distance is approximately 1.2 miles. Ambulance response to this project is
from the same location.
●
The area is served by the Polk County Sheriff’s Office Northeast District Command
Center at 1100 Dunson Road approximately 2½ mile driving distance from the site.
●
The property is located within the County’s Northeast Utility Service Area for potable
water, reclaimed water and wastewater service. The existing plaza is connected to both
water and wastewater service.
●
According to the most recent Polk County Utilities Water and Wastewater Capacity
Summary Report published December 31, 2013, there is adequate capacity of potable
water and wastewater service to serve the site. The Northeast Utility Service Area is
permitted for 12,099,000 GPD. Current flow is at approximately 6,837,000 GPD. There
is approximately 4,076,000 GPD allocated to projects with entitlements leaving
1,104,000 GPD in uncommitted capacity. Once all the planned improvements to the
Northeast Wastewater Treatment Plant are completed, it will be permitted to treat
6,000,000 GPD. Current flow is approximately 2,704,000 GPD. There is 1,029,000 GPD
of committed capacity to entitled projects leaving 2,267,000 GPD of uncommitted
capacity.
●
The existing commercial plaza has access to U.S. Highway 27, through Ridge Center
Drive. Ridge Center Drive is a County-maintained, local commercial road. Ridge Center
Drive is rated “very good” according to the Pavement Surface Evaluation and Rating
(PASER) method established by the Transportation Information Center at the University
of Wisconsin-Madison.
●
According to the Transportation Planning Organization, there is adequate capacity on
U.S. Highway 27 as well as other roads within the area transportation network to
support further development at this time.
●
There are no wetlands or floodplain within the subject property.
●
The site is comprised of Candler sand.
●
According to the Polk County Endangered Habitat Map (Source: Florida Natural Areas
Inventory, 2006 &2011), neither site is located within a one-mile radius of an
endangered animal species sighting.
Development Review Committee
Based upon the information provided by the applicant and a recent site visit, the Development
Review Committee finds that with the recommended conditions the request IS CONSISTENT
with the surrounding land uses and general character of the area, IS CONSISTENT with the
Comprehensive Plan, and is consistent with the Land Development Code.
CONDITIONS OF APPROVAL
Based upon the findings of fact the Development Review Committee recommends APPROVAL
of CU 14-20 with the following revised conditions:
1.
This Conditional Use approval shall be for a medical clinic within a 2.5 ± acre commercial
development. [PLG]
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2.
A Level 2 review is not required. The applicant may proceed to building permitting upon
approval by the Planning Commission. [PLG]
GENERAL NOTES
NOTE: This staff report was prepared without the benefit of testimony and evidence submitted by the public and
other parties at a public hearing.
NOTE: Approval of this request shall not constitute a waiver or variance from any applicable development
requirement unless specifically noted in the conditions of approval and consistent with LDC Section 930 D.
NOTE: All written comments made in the application and subsequent submissions of information made during the
application review process, which are on file with the Land Development Division, shall be considered to
be binding upon the applicant, provided such comments are not at variance with the Comprehensive Plan,
LDC or other development regulations in effect at the time of development.
Surrounding Land Use Designations and Current Land Use Activity
Table 1
Northwest:
ECX, TCX
Duke Energy power sub-station,
Citrus grove
West:
ECX
Duke Energy
power sub-station
Southwest:
ECX, TCX
Vacant stand of pines,
Auto Sales
North:
ECX, LRX
Vacant commercial parcels,
Deer Creek PUD 86-24
Subject Property:
ECX
Roseberry Square
Commercial Plaza
South:
ECX
Vacant Motel
Northeast:
ECX, LRX
Vacant commercial parcels,
Deer Creek PUD 86-24
East:
ECX, RMX
Vacant commercial parcels,
Royal Palms PUD 97-05
Southeast:
ECX, RMX
Vacant Motel,
Royal Palms 97-05
The applicant intends to open a walk-in clinic in an existing commercial plaza that currently
includes a bakery, furniture consignment, and a few real estate offices. Much of the surrounding
commercial properties are vacant, including a former Red Carpet Inn Motel.
Compatibility with the Surrounding Land Uses:
The commercial plaza sites slightly below the grade of U.S. Highway 27. This limits the
marketing exposure to passerby traffic. Combined with the limited visibility on the plaza sign,
many of the businesses within the development are hidden to the consuming public. The
proposed clinic will benefit the marketability of other units within the commercial plaza because
it will draw more consumers into the development that might have not been aware of the other
businesses within the building.
A.
Land Uses:
The Selected Area Plan gives no specific criteria for evaluating the appropriateness of a medical
clinic within the district and no real direction as to why the use requires Planning Commission
approval. The district permits offices and the policies identify that it is intended for “office” and
“commercial.” It just does not allow medical offices by right. Based on other medical facilities
such as clinics and particularly the applicant’s Jay Care facilities located within the county, this
commercial plaza is a compatible location. There are no policies in the Comprehensive Plan or
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regulations in the Land Development Code (LDC) that provide any indication of potential
inconsistency.
B.
Infrastructure:
The site is located within an area that has a significant amount of urban infrastructure and
services with ample capacity to serve it. The county has invested in a lot of infrastructure
upgrades in this area over the past ten years. This proposed medical clinic is proposed within an
existing commercial plaza that is connected to public water and wastewater service with
adequate capacity to serve it. It has immediate access to an arterial road through a local
commercial road, two fire hydrants within 500 feet, a transit line, and public safety facilities
within close proximity.
Nearest and Zoned Elementary, Middle, and High School
The closest schools are Horizons Elementary, Shelly S. Boone Middle School, and Ridge
Community High School. None of them are within as much as four miles of the site. Staff sees
no potential conflicts with area schools or their efficient operation.
Nearest Sheriff, Fire, and EMS Station
Fire response to this project is from Fire Station 221 located at 126 Cottonwood Drive.
Ambulance response to this project is from the same location. The travel distance is
approximately 1½ miles and response times should average three minutes. The Cottonwood
Station is staffed 24/7 with career personnel and augmented by response from other similarly
staffed fire and ambulance stations. Response times can vary significantly based on many
factors. The commercial plaza was designed to current Florida Fire Prevention Code
requirements all suites within the plaza are located within 500 feet (hose length) of a fire hydrant
meeting current fire flow requirements.
Table 2
Name of Station
Sheriff
Northeast District Command
Distance
Response Time*
±2½ miles
7 minutes
(1100 Dunson Road)
Fire
Station 221 (126 Cottonwood Drive)
±1½ miles
3 minutes
EMS
Station 221 (126 Cottonwood Drive)
±1½ miles
3 minutes
Source: Polk County Sheriff’s Office and Public Safety
*Response times are based from when the station receives the call, not from when the call is made to 911.
The nearest Sheriff’s substation is the Northeast Command Center on Dunson Road, 2½ miles to
the north. Sheriff response times are not as much a function of the distance to the nearest
sheriff’s substation, but more a function of the overall number of patrol officers within the
County.
Water and Wastewater Demand and Capacity:
Water and wastewater services are connected to the commercial plaza and there is ample
capacity of both to serve the project at this time. If improvements are necessary, it will be in the
service delivery system in the immediate area. Medical Offices are estimated to use 2 ½ times
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more water and wastewater than typical office buildings and 2¾ more than general mercantile
establishments. However given the size of the proposed facility relative to the line and plant
capacities, this is not a significant concern. See the data provided in Tables 3 and 4 to follow.
A.
Estimated Demand and Service Provider:
The Polk County Utilities Department provides water, wastewater, and reclaimed water service to
the area. The existing commercial plaza is approved for both office and general mercantile. Office
uses generate more water consumption and wastewater usage; so office is used to estimate
potential impact of the existing plaza.
Table 3
Subject Property
2.5± acres
ECX
Permitted Intensity
Potable Water
Consumption (GPD)
Wastewater
Generation (GPD)
Demand as
Currently Permitted
29,258 sq.ft. commercial
plaza with 29,258 sq.ft.
of potential Office
Estimated Impact Analysis
Maximum Permitted
Proposed Plan
in the District
29,258 sq.ft. commercial plaza with
76,230 sq.ft. Office
4,132 sq. ft. Medical Clinic
(ECX = 0.7 FAR)
and 25,152 sq.ft of office
7,022 GPD
18,296 GPD
8,511 GPD
5,618 GPD
14,637 GPD
6,808 GPD
Source: Polk County Concurrency Manual & Polk County Utilities
The estimated demand for water and wastewater service will increase by approximately 21%
with the approval of this request for a medical clinic.
B.
Available Capacity:
The Northeast Utility Service Area is permitted for 12,099,000 GPD. Current flow is at
approximately 6,837,000 GPD. There is approximately 4,076,000 GPD allocated to projects with
entitlements leaving 1,104,000 GPD in uncommitted capacity. Once all the planned
improvements to the Northeast Wastewater Treatment Plant are completed, it will be permitted
to treat 6,000,000 GPD. Current flow is approximately 2,704,000 GPD. There is 1,029,000 GPD
of committed capacity to entitled projects leaving 2,267,000 GPD of uncommitted capacity.
Although these estimates are based upon the December 2013 Utilities Capacity Report, the
significantly high amounts of uncommitted capacity assure staff that there is more than adequate
water and wastewater capacity to serve the development. The system growth rate is
approximately 533 gallons of water and 388 gallons of wastewater more per day and there is an
additional 1,191,000 GPD of water from system improvements not factored in the report. At the
current rate of growth there is over six years of capacity remaining in the water system and 16
years of wastewater.
The existing commercial plaza is served by a 6-inch water line and connected to an 8-inch
gravity line for wastewater service. The site is not connected to reclaimed water service. There
are two fire hydrants within 500 feet of the plaza. There is a wastewater lift station in rhe rightof-way just off the southwest corner of the property.
C.
Planned Improvements:
There are no utility system improvements needed to support this request for a medical clinic on
this developed site.
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Roadways/ Transportation Network
The surrounding roadway network is more than adequate to serve the proposed medical clinic.
U.S. Highway 27 is currently under construction for widening from four to six lanes north of I-4,
but the highway frontage where Ridge Center Drive connects has been six-lanes in this area
since 2008.
A.
Estimated Demand:
Medical offices, such as clinics, produce far less transportation demands than retail commercial
uses; but, more than typical office uses. For purposes of estimation, the table to follow uses
office park as the predominant use of this commercial plaza. Staff considers this to be a more
reasonable estimation since so much of the plaza is hidden from the view of passerby traffic and
the majority of the current occupants are office uses. This facility performs more like a 29,258
square foot office park than a 29,258 square foot retail plaza. Under this assumption the medical
clinic is estimated to produce 19.5% more transportation demand. If more retail commercial is
assumed, then the proposed medical clinic will appear to produce less transportation demand
relative to the existing uses within the plaza.
Table 4
Subject Property
2.5± acres
ECX
Permitted Intensity
Demand as
Currently Permitted
29,258 sq.ft. commercial
plaza with 29,258 sq.ft. of
potential Office
Average Annual Daily
Trips (AADT)
PM Peak Hour Trips
Estimated Impact Analysis
Maximum Permitted
Proposed Plan
in the District
29,258 sq.ft. commercial plaza
76,230 sq.ft. Office
with 4,132 sq. ft. Medical Clinic
(ECX = 0.7 FAR)
and 25,152 sq.ft of office
308
801
357
41
106
49
Source: Polk County Concurrency Manual
B.
Available Capacity:
US Highway 27, between Davenport Boulevard (CR 547) and I-4 has a capacity of over 1,900
PM Peak hour vehicle trips in either direction. Currently there are an estimated 974 vehicles
traveling in the northbound the direction during the PM Peak hour each day and 873 to the south.
Over 23,300 vehicles travel this section of U.S. Highway 27 each day on average.
Table 5
Link #
5110N
5110S
Road Name
US 27
From: CR 547. To: I-4
US 27
Current Level
of Service
(LOS)
Available PM
Peak Hour
Capacity
Minimum
LOS
Standard
B
1,966
D
B
2,067
D
From: I-4 To: CR 547
Source: Polk County Transportation Planning Organization, Concurrency Roadway Network Database 2013
Based on the projected impact shown in Table 5, and the estimated capacity shown in Table 6
there is more than adequate capacity to support this development request. The change in use of
the 4,132 square foot suite will not require even a minor traffic study because the difference in
trip generations is less than 50 per day.
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C.
Roadway Conditions:
The existing commercial plaza has access to U.S. Highway 27, through Ridge Center Drive.
Ridge Center Drive is County-maintained, local commercial road. Ridge Center Drive is rated
“very good” according to the Pavement Surface Evaluation and Rating (PASER) method
established by the Transportation Information Center at the University of Wisconsin-Madison.
Roadways maintained by FDOT, such as U.S. Highway 27, are not rated in the County Road
Inventory.
D.
Planned Improvements:
Many of the necessary external roadway improvements needed to support this area have been
constructed. Most recently, Pine Tree Trail was constructed, which connects Ernie Caldwell
Boulevard to Ronald Reagan Parkway (CR54). Ernie Caldwell Boulevard will eventually
connect to U.S. Highway 17/92. The following Table 7 lists the projects currently funded in the
CIP and the Transportation Planning Organization’s (TPO) current work program.
U.S. Highway 27, from Berry Road to U.S. 192 has recently been approved by the TPO Board
for construction in the next fiscal year to be widened to six lanes. The link where Four Corners
Boulevard connects is under construction.
Table 7
Fiscal
Year
(Construction)
Road
Ernie Caldwell Blvd.
Fall 2014- Fall 2015
Phase 2B and Phase 3
CIP
Project Description
New 4.3 mile long, 4-lane segment(s) extending Ernie Caldwell
Blvd. at Pine Tree Trail to US 17/92 with an interconnection at
CR547.
U.S. Highway 27
2012-2020
Widen from four to six lanes
North of I-4
E.
Mass Transit
The nearest transit stop is at the Victor Posner City Center 0.85 miles
to the north on U.S. Highway 27. The closest stop to the south is at
the Heart of Florida Hospital. The route is 427 on the Winter Haven
Area Transit (WHAT) System. Headways are one hour and 15
minutes.
Environmental Conditions
The subject property is completely developed. The proposed medical
clinic will occupy a portion of the existing commercial plaza. There
will be no further environmental permitting or disturbance as a result
of this approval.
A.
Surface Water:
The closest surface water, aside from lakes created by sand mining,
is Lake Charles south of the hospital to the west in the Green
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Swamp. It is over 2½ miles from the site.
B.
Wetlands/Floodplains:
There are no wetlands or floodplains on the site. The closest wetland or floodplain is over 2,500
feet from the site.
C.
Soils:
The entire site is comprised of Candler sand. Candler is a well-drained soil and typically supports
urban development. Some base material was brought in during the development of the site to
stabilize the soils because even Candler is prone to shifting due to its large granular size.
Table 8
Soil Name
Candler Sand (3)
Septic Tank
Absorption Field
Limitations
Slight
Limitations to Dwellings
w/o Basements
(approximate)
Slight.
100%
% of Site
Source: Soil Survey of Polk County, Florida, USDA, Soil Conservation Service
D.
Protected Species
According to the Polk County Endangered Habitat Map (Source: Florida Natural Areas
Inventory, 2006 &2011), The site is not located within a one-mile radius of an endangered
animal species sighting.
E. Archeological Resources:
There are no known historical or archeological resources onsite according to the Secretary of
State’s Department of Historical Resources Florida Master Site File.
F.
Wells (Public/Private)
There is no public use well nearby. The commercial plaza is served with potable water from
Polk County Utilities. The closest public well system is the Edgehill Plant on Cottonwood Drive
slightly less than a mile to the south.
G.
Airports:
The site is not within any Airport Buffer Zones. Winter Haven Airport is the closest public use
airport. It is over 12 miles from the site. This location is far from an airport flight path or
protection zone.
Park Facilities:
There is a newly constructed regional recreational facility within ten miles to the north that
contains at least six lighted soccer/football fields, five lighted baseball fields, basketball, tennis,
and racquetball courts, concession facilities, boat access to Lake Davenport as well as
playground facilities for children and dog walks. There is also a neighborhood park in
Loughman, 8 miles to the north and east. Non-residential facilities such as medical clinics are
not likely to add to the demand for recreational facilities.
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A.
Location:
The County’s Northeast Regional Park is located at 50901 U.S Highway 27, less than 1¼ south
of US Highway 192. Loughman Park is at 6302 Old Kissimmee Road.
B.
Services:
At the Northeast Regional Park, there are six lighted soccer/football fields, five lighted baseball
fields, basketball, tennis, and racquetball courts, concession facilities, boat access, as well as
playground facilities for children and dog walks. Loughman Park has basketball courts, lighted
soccer fields, picnic facilities and a tot-lot.
C.
Planned Improvements
There are no further recreation improvements scheduled for this quadrant of the County at this
time.
Economic Factors:
The area population is growing. The northeast portion of the county is where the majority of the
new housing starts are occurring in the county. In this northeast corner of Polk County the tourism
industry of the Orlando metropolitan area has a significant influence on land development. Since
the County began investing in infrastructure to serve development, growth has been at a high rate.
Demand for housing has come from three main markets; retirement, commuters and vacation
rentals. In this area there is a significant amount of suburban dwellers that commute to work due to
slightly lower land values and convenient routes of travel. Central Florida is ripe for retirement
living due to the moderate climate and low taxation and this area is no different. The vacation
rental market, though not as large as the other three, is unique to this area of Polk because of the
close proximity to the major tourist attractions. Whether the home occupants are renters, owners,
on vacation or in retirement, there is the need for emergency medical services from time to time.
For many in the area, the Heart of Florida Hospital Emergency room has been the only option.
Walk-in clinics offer some of the emergency room’s services at a lower cost. Approval of this
facility at this location provides the community with more health care options.
Consistency with the Comprehensive Plan:
The site is located in the Transit Supportive Development Area (TSDA) which is the area “where
the availability of infrastructure and other community facilities and services, including, but not
limited to mass transit and other transportation alternatives, utilities, public safety, recreational
and educational services” according to POLICY 2.104-A1 of the Comprehensive Plan. POLICY
2.131-Q4.M of the North Ridge Selected Area Plan states that the Employment Center district is
“designed to allow office parks, light assembly, commercial, and other business uses to serve the
needs of the growing population in the northeast area of the County”, and “The ECX will
generally contain office and support facilities, college and university uses, commercial, light
assembly, and limited warehousing uses.” POLICY 2.125-E1, lists emergency medical facilities
as “Type A Community Facilities”. However, the policy gives deference when locating them in
residential or rural areas, which is not pertinent to this requested location.
Comments from other Agencies: None.
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Exhibits:
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Location Map
2014 Aerial Photo
Future Land Use map
Site Plan
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Exhibit 1
LOCATION MAP
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Exhibit 2
2014 AERIAL PHOTO
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Exhibit 3
FUTURE LAND USE MAP
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Exhibit 4
SITE PLAN
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