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Gadsden County Planning Commission Agenda Report

Date of Meeting: June 14, 2018

To: Honorable Chairman and Members of the Planning Commission

From: Allara Mills Gutcher, AICP, The Planning Collaborative

Through: Jill Jeglie, Principal Planner II

Subject: PUBLIC HEARING (Legislative) - Amendment of the Future Land Use Map of the Comprehensive Plan (LSPA 2018-07).

Statement of Issue:

Consideration of amendment by Elva Peppers, authorized agent, of the Future Land Use Map of the Comprehensive Plan for approximately +/- 145.5 acres (Exhibit 1) from Agriculture-3 to Conservation and Mining. Approximately 65.65 acres will be classified as Mining, and 79.85 will be classified as Conservation (Exhibit 2).

Analysis: Applicant/Owner: CW Roberts, c/o Bob Flowers Authorized Representative: Elva Peppers, FELSI Location of Property: 9914 Pat Thomas Parkway Parcel ID Number: 4-28-1N-4W-0000-00200-0000 Area of Subject Parcel: Total of +/- 145.5 acres. Wetlands: According to the environmental assessment provided by the applicant, there are approximately 70.21 acres of wetlands on the parcel. These include “wetland hardwood forests and wetland hardwood forests/willow and elderberry”1. A map has been provided by the applicant (Exhibit 3).

1 C.W. Roberts Contracting, Inc. Environmental Survey Report Gadsden County, Florida, prepared by Florida Environmental & Land Services, Inc., November 2017, page 3.

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Planning Commission Agenda Report June 14, 2018 LSPA 2018-07 of 6

Wildlife: Surveys were conducted by the applicant on June 3 and June 9, 2010 and August 13, 2013. An additional survey was conducted on June 14, 20172. The results of this survey are included on pages 3-6 of Exhibit 4. The surveys indicate there were gopher tortoise burrows on site. Additionally, wild ginger was sited3. The applicant indicates that appropriate permits and avoidance will be applied prior to site development. Flood Zones: The area that lies within the 100-year Flood Zone (Flood Zone A) is shown on Exhibit 54. The applicant has indicated this zone totals approximately 85.5 acres5. This area is similar to the wetlands area and that area which is requested to be amended to Conservation on the Future Land Use Map. Current Use of Properties: No-Ag Acreage6. Applicant indicates this property is currently used for mining and industrial storage. Proposed Use of Properties: Mining and environmental protection (Conservation area). Available Sanitary Sewer Facilities: Private on-site treatment (septic tank). Available Potable Water Facilities: The applicant has noted the following:

Talqluin Electric stated in a letter dated September 26, 2017: “there is an existing six (6) inch water main located in the eastside of Pat Thomas Parkway with adequate capacity to provide water utility service for approximately 10 employees on an industrial site fronting on the west side of this same roadway at 9914 Pat Thomas Parkway and located approximately 5.5 miles north of Highway 20”. (Exhibit 6)

2 C.W. Roberts Contracting, Inc. Environmental Survey Report Gadsden County, Florida, prepared by Florida Environmental & Land Services, Inc., November 2017, page 3. 3 Ibid, page 4. 4 FEMA Flood Insurance Rate Map, Panel 12039C 0335C, effective February 4, 2009. 5 C.W. Roberts Contracting, Inc. Environmental Survey Report Gadsden County, Florida, prepared by Florida Environmental & Land Services, Inc., November 2017, page 3. 6 Gadsden County Property Appraiser website, sourced May 23, 2018


Current and Proposed Future Land Use Categories:

Table 1. Proposed and Requested Future Land Use Categories

Future Land Use Designation

Current/Change From: Agriculture-3 (1 d/u per 20 acres)

Proposed/Change To: Mining and Conservation (Conservation is 1 d/u per 40 acres)

Note: See Exhibit 2 for the proposed Future Land Use Map and Exhibit 7 for the current Future Land Use Map.

Effect of Proposed Amendment: The amendment will reduce the ability for the parcels to be developed residentially. With 79.85 acres, and amendment to the Future Land Use Map to Conservation will allow one dwelling unit on that portion of the property designated as such. The amendment will allow mining operations on the 65.65 acres requested to be classified as Mining on the Future Land Use Map. Surrounding Future Land Use Designations: From 9914 Pat Thomas Parkway (parcel 4-28-1N-4W-0000-00200-0200):

Table 2. Surrounding Future Land Use Designations

Direction Designation

North Agriculture-3

South Agriculture-3

East Agriculture-3 and Mining

West Agriculture-3 Applicable Comprehensive Plan Objectives and Policies: The following Comprehensive Plan Objectives and Policies are referenced as they apply to a Future Land Use Map amendment. Other Objectives and Policies that are pertinent to a specific development will be addressed at the time of development order review. Policy 1.2.13: Any applicant for a Future Land Use Map amendment shall at minimum supply the following information to the County when requesting such Map amendment:

A. Location and amount (in percentage of total parcel) of on-site jurisdictional wetlands.


The applicant indicated that there are approximately 70 acres of wetlands, along the western portion of the parcel. This constitutes approximately forty-eight (48) percent of the total area.

B. Availability and capacities of existing and proposed potable water and sanitary sewer utilities.

As noted above, there is potable water available. There is no sanitary sewer available to the site. A letter from Talquin Electric is provided as Exhibit 6. The applicant reports there are currently two septic tanks on site.

C. Proposed location of ingress and egress of development. The applicant states “Existing ingress/egress are established along the eastern side of the property to access Pat Thomas Highway. No additional ingress/egress locations are proposed.”

D. Distance and location of nearest same land use category. There is a site classified as Mining on the north east side of the site, across Pat Thomas Parkway. Acreage is unknown since it is part of a much larger parcel that includes a different Future Land Use category.

E. Description of adjacent land use categories. See Table 2 above. Agriculture 3 – The intent of this category is to provide areas for agricultural activities. Mining – The intent of this category is to provide areas for mining activities, to provide areas for mining activities in the future, and to preserve a valuable economic resource for Gadsden County.

F. In addition, for any land use category which supports residential development: 1) Existing and proposed school capacities (See Policy 10.6.1) 2) Existing and proposed park space (See Policy 6.3.3).

Not applicable. Policy 5.3.4: Any amendment to the Future Land Use Map shall consider the impact to the functionality of adjacent and on-site wetlands. The protection and conservation of wetlands by the direction of incompatible land uses away from wetlands shall occur in combination with other principles, guidelines, standards, and regulations in this Plan and the Land Development Code.


The applicant provided the following statement: “The C.W. Roberts LUA complies with Objective 5.3 which requires that projects maintain a 50-foot natural buffer around wetlands on the subject parcel. The project proposes that extraction will not occur within 50 feet of the jurisdictional wetlands. This 50-foot wetland buffer will be addressed further during the development phase of the project. Wetlands are protected by the designation of Conservation land use.” Policy 5.4.4: The County shall protect Endangered and Threatened Species by requiring the following to be submitted in conjunction with any Comprehensive Plan Map amendment request to a more intense category which is more than ten (10) acres. Such assessment may be conducted with readily available information through desktop GIS and/or the most recent state agency published documentation.

(a) Any finding that lists any Endangered or Threatened Species located on site; (b) Soil types on site as noted in the Soil Survey in Policy 5.2.11. (c) Wetlands on site as shown on the National Wetlands Inventory.

The applicant provided the following response: An environmental assessment was conducted by Florida Environmental & Land Services, Inc. in November 2017 (Exhibit 4). The Assessment includes required findings, soil types, and wetlands. Policy 5.6.7: A compatibility analysis shall be completed and submitted in conjunction with any amendment to the Comprehensive Plan for designation to the Mining Future Land Use category. Criteria to be included in the compatibility analysis shall include, but not be limited to:

(a) Projected impacts to adjacent existing residential dwellings, lands designated as Rural Residential, Commercial or Neighborhood Commercial on the Future Land Use Map, and parks as a result of generated noise, traffic, light, dust, and toxic and hazardous waste materials and litter due to the proposed operation.

(b) Mitigation techniques to be used to off-set the impacts of the mining operation, which can include, but are not be limited to vegetated landscaped buffers, setbacks, wall/fences, open space and other factors which enhance the appearance of the mining operation while providing an effective buffer between land uses.

(c) Compatibility to contiguous existing land uses. (d) Impacts to public facilities and natural resources. (e) Need for proposed amendment. (f) Compatibility to this Comprehensive Plan applicable goals, objectives, and

policies.


The applicant has provided an analysis. This response begins on page 5 of Exhibit 8.

Citizen’s Bill of Rights Meeting:

The applicant held a Citizen’s Bill of Rights meeting pursuant to Section 7001.1 of the Land Development Code on March 29, 2018 at the Bear Creek Educational Forest Center. One individual signed the sign-in sheet.

All requirements of Section 7001.1 of the Land Development Code have been met.

Comments and Considerations:

The consultant does not have any technical issues as to why the request should or should not be approved. This amendment is a legislative policy decision. The applicant is requesting the amendment to allow for the mining of sand.

Recommendation:

Options include: 1. Recommend that the BOCC transmit LSPA 2018-07 to the Department of

Economic Opportunity for review.2. Recommend that the BOCC do not transmit LSPA 2018-07 to the Department of

Economic Opportunity for review.3. Recommend that the BOCC transmit LSPA 2018-07 with changes to the

Department of Economic Opportunity for review.

Recommendation: Option 1.

Attachments:

1. Exhibit 1 – Location Map2. Exhibit 2 – Proposed Future Land Use Map3. Exhibit 3 – Wetlands map4. Exhibit 4 – Environmental Survey supplied by Applicant.5. Exhibit 5 – Flood Zones map6. Exhibit 6 – Letter from Talquin Electric, Inc.7. Exhibit 7 – Current Future Land Use Map of area.8. Exhibit 8 – Applicant’s analysis to Comprehensive Plan policies.

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221-4 DELTA COURT TALLAHASSEE, FL 32303

(850) 385-6255 (850) 385-6355 (FAX)

C.W.Roberts Land Use

Amendment

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EXHIBIT 2 - Proposed Future Land Use Map LSPA 2018 - 07

FLORIDA ENVIRONMENTAL

AND LAND SERVICES, INC.

221-4 DELTA COURT TALLAHASSEE, FLORIDA 32303

(850) 385-6255

C.W.RobertsLand Use

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Exhibit 3 - Wetlands LSPA 2018 - 07

C.W. Roberts Contracting, Inc.Environmental Survey Report

Gadsden County, Florida

November 2017

Prepared by: Florida Environmental & Land Services, Inc.

221-4 Delta CourtTallahassee, Florida 32303

(850) 385-6255(850) 385-6355 fax

Exhibit 4 - Environmental SurveyLSPA 2018-07

1.0 Introduction

C.W. Roberts Contracting, Inc.Environmental Survey Report

Gadsden County, Florida

This Environmental Survey Report was prepared in accordance with the Gadsden County Comprehensive Land Development Code, Subsection 5401 (B) 24, which requires that all proposed development sites greater than forty (40) acres or more than ten (10) dwelling units conduct an on-site environmental survey. In accordance with this requirement, an environmental survey of a ±145.5-acre parcel was conducted on June 3rd 2010, June 9th 2010 and August 13th 2013, by qualified biologists from Florida Environmental and Land Services, Inc. (FELSI). An additional site visit was conducted on June 14, 2017. This environmental survey included classification and mapping of the plant communities, a delineation and mapping of wetland communities, protected species surveys, and a general assessment of all other environmental features and issues on the subject property.

The parcel (Parcel ID 4-28-1 N-4W-0000-00200-0000) totals approximately 145.5 acres and is located in Section 28, Township 1 North, Range 4 West, Gadsden County, Florida. A location map is provided as Figure 1. The subject property is approximately 11 miles south of Quincy off of Highway 267. The physical address is 9914 Pat Thomas Parkway. The parcel is bounded to the north by coniferous pine plantations that have been cleared, undeveloped forest land and a wetland community to the west; to the south by undeveloped forest land and Ocklawaha Creek; to the east by coniferous pine plantations and to the east by Highway 267 (Pat Thomas Highway). Adjacent landowners to the parcel are shown in Figure 2. Currently, the future land use for the parcel is depicted as Ag-3 (1 :20). The future land use map is shown as Figure 3.

The majority of the property can be described as hardwood wetlands (approximately 47%) and approximately 22% can be described as heavy industrial (storage area for several types of industrial material such as concrete, rock and recycled asphalt products) and mining. The wetlands are associated with Ocklawaha Creek and an unnamed tributary. Other features on the parcel include a manmade pond for stormwater control, xeric oak and upland hardwood communities. A wetland determination was made according to 62.343 F.A.C and the 1987 USCOE wetlands delineation methodology. The vegetative communities are defined by the "Florida Land Use and Cover Forms Classification" (FOOT, 1999) and are described below in Section 3.0. A map depicting the FLUCCS communities are shown in Figure 4. The elevations on the parcel range from 180' to less than 80'. The slopes on the parcel are associated with the wetland communities typically found in this area. A topographic map is shown in Figure 5.

2.0 Soil Characteristics

The soil series and descriptions found on the property, as described by NRCS (USDA), are listed below. A soil map depicting the property is shown in Figure 6.

Page 1 of 6 C.W. Roberts Contracting, Inc.

Environmental ReportAugust 2013-Revised November 2017

• 30 Lakeland Sand, 0-5 % slopes-Excessively drained soils found on knolls on marineterraces.

31 Lakeland Sand, 5-15% slopes-Excessively drained soils found on ridges or hills onmarine terraces.

83 Foxworth-Lakeland complex, 5-15% slopes-Moderately drained soils found onridges or hills on marine terraces.

88 Rutledge, Bibb, and Surrency soils, frequently flooded-Very poorly drained soilsfound on depressions on stream terraces and floodplains. This is a hydric soil.

• 91 Pits

3.0 Vegetative Communities The environmental survey identified a total of five different vegetation communities on the 145.5 acre parcel. These habitats are numbered and described below as defined in The Florida Land Use, Cover and Forms Classification System (FLUCCS) (Florida Department of Transportation, 1999). The location of each FLUCCS code on the parcel is illustrated on the Aerial Map provided as Figure 4. The wetland communities are depicted on the aerial map in Figure 7. Photographs of each vegetation community are provided in Attachment A.

3.1 Upland Habitats

156 Heavy Industrial (32.58 Acres) This area has been primarily cleared of vegetation and was recently used to store Recycled Asphalt Products and other construction materials such as concrete, rock and soils. Several out buildings are located within this area. Within the area designated on the map as Heavy Industrial are pits that have been excavated for mining operations. Please see Photo 1.

421 Xeric Oak (13.58 Acres) This forest community is dominated by dry tolerant oaks with the presence of longleaf pine and is characteristic of the deep, infertile sandy soils of sand hills. This community is located in the northeast corner of the parcel. Dominant species include turkey oak (Quercus laevis), blue-jack oak (Quercus incana), and longleaf pine (Pinus palustris). Shrub and groundcover species include sparkleberry (Vaccinium arboreum), persimmon (Diospyros virginiana), sand pine (Pinus clausa), broomsedge (Andropogon virginicus), wiregrass (Aristida stricta), reindeer moss lichen (Cladonia spp.), prickly pear (Opuntia humifusa) and pineweed (Hypericum gentianoides). Please see Photo 2.

438 Mixed Oak Hardwood (26.54 Acres) On the parcel, this vegetation community consists of slope forest situated between the materials storage area and bottomland wetlands associated with the unnamed tributary to Ocklawaha Creek. Dominant observed canopy species included southern magnolia (Magnolia grandiflora), pignut hickory (Carya glabra), laurel oak (Quercus laurifolia), loblolly pine (Pinus taeda), and American beech (Fagus grandifo/ia). Dominant observed understory and groundcover included wax myrtle (Myrica cerifera), laurel oak, beautyberry (Callicarpa americana), witch hazel (Hamamelis virginiana), sparkleberry, horse sugar (Symplocos tinctoria), Florida anise (/1/icium floridana), American holly (/lex opaca), water oak (Quercus nigra) and red bay (Persea borbonia). Ground cover included catbriar (Smilax sp., partridge



berry (Mitchel/a repens), Virgina creeper (Parthenocissus quinquefolia), panic grasses (Panicum spp.) and broomsedge. Please see Photo 3.

3.2 Wetlands Habitats

610 Wetland Hardwood Forests (67.53 Acres) This vegetation community is often referred to as bottomland or stream hardwoods, and is usually found on river, creek and lake floodplain or overflow areas (FOOT, 1999). On the subject property, this vegetation community is found along the unnamed tributary associated with Ocklawaha Creek. The bottom land wetland has a varying channel width averaging 10 to 15 feet, with a clear, sandy bottom. Water depth varies from one to six inches. Steep slopes ranging from 10% to 30% border these streams. The dominant observed canopy species included sweetbay (Magnolia virginiana), tulip poplar (Liriodendron tulipifera), red maple (Acer rubrum), sweetgum, blackgum (Nyssa biflora), and spruce pine. Dominant observed understory and groundcover species included wood oats (Chasmanthium sp.), ironwood (Carpinus caroliniana), wax myrtle (Myrica cerifera), cinnamon fern (Osmunda cinnamomea), giant cane (Arundinaria gigantea), and horse sugar (Symplocos tinctoria). Please see Photo 4.

6101618 Wetland Hardwood Forests/Willow & Elderberry (2.68 Acres) This wetland is an isolated wetland located just north of the manmade stormwater pond and appears to have been a pit dug during mining operations. A large vegetated berm borders this area to the east. The wetland drains into the adjacent stormwater pond. The area is sporadically forested with canopy species such as laurel oak, red maple, water oak and sweetgum (Liquidambar styracif/ua). Subcanopy and ground cover consists of willow ( Salix caroliniana), elderberry (Sambucus caroliniana), wax myrtle, muscadine grape (Vitis rotundifo/ia), blackberry (Rubus spp.) and broomsedge. Please see Photo 5.

166 Holding Ponds (1.94 Acres) A manmade stormwater facility is located in the southern central of the parcel. It is located between the natural wetland community and the area being used as recycled asphalt product storage. The stormwater pond is 1.94 acres and is surrounded by a berm with a road on the west side and canopy species on the east. Please see Photo 6.

4.0 Floodplains

According to the FEMA floodplain map (see Figure 8), approximately 85.5 acres of the property are located within the 100 year flood zone. This area is associated with Ocklawaha Creek and an unnamed tributary.

5.0 Wildlife and Listed Species

General fauna and flora and protected species surveys were conducted June 3rd and June 9th,

2010 and August 13th 2013 by completing pedestrian transects on portions of the property. An additional survey was conducted on June 14, 2017.



The bottomland wetland communities found on the property provide an excellent source of food and cover for general wildlife and songbirds. Mammals that may utilize the site include white-tailed deer, red and grey fox, opossums, raccoons, grey squirrels, rats and mice. Reptile and amphibian utilization may include snakes, skinks, salamanders, frogs and turtles.

Prior to conducting field surveys, FELSI coordinated with the Florida Natural Areas Inventory (FNAI) to determine protected (i.e., state- or federally-listed as threatened, endangered, or special concern) species which may occur in the vicinity of the parcel and in Gadsden County. The result of the protected species survey, which incorporated both the "Biodiversity Matrix Query Report" requested for the subject property and the general FNAI-Gadsden County list of protected species potentially occurring in the habitats present on the parcel, is summarized in Table 1.

Nineteen adult potentially occupied gopher tortoise (Gopherus polyphemus) burrows were identified on the parcel. All but two of the burrows were identified within the xeric oak community (FLUCCS 421) located in the northeast corner of the parcel. The locations of the burrows are shown on the Listed Species Map in Figure 9.

Other observed listed species included the state threatened wild ginger (Asarum arifolium) plant which was identified on the west side of the wetland community, along the upland hardwood slopes. A population of approximately fifteen individuals was observed. It is likely other populations of wild ginger exist within this habitat type.

The presence of the mixed oak hardwoods on the parcel provides a moderate habitat use potential for the Flyr's brickell-bush and scare-weed.

The presence of the upland slope forest on the subject property provides a moderate habitat use potential for the sweet-shrub, orange azalea, alternate-leaf dogwood, Carolina larkspur, trout lily, burningbush, mountain laurel, little-people, Carolina lily, turk's cap lily, pyramid magnolia, green adder's-mouth, Baldwyn's spiny-pod, Indian cucumber-root, Chapman's rhododendron, buckthorn, Florida merrybells, Ashe's magnolia, fringed campion, silky camellia, narrow-leaved trillium, and Baltzell's sedge, and a high habitat use potential for croomia and wild ginger (confirmed).

The presence of the stormwater pond provides a moderate habitat use potential for the American alligator and foraging resources for the wood stork, bald eagle, little blue heron and snowy egret.

The presence the gopher tortoise burrows provides moderate habitat use potential for the gopher frog, eastern indigo snake and Florida pine snake.



Table 2: Listed Species That May Occur on the Parcel and Possibility of Habitat Use (ranked confirmed, high, moderate or low).

Scientific Name Common Name Federal State Habitat

Use Rank Amphibians

Ambvstoma cingulatum Flatwoods Salamander LT LS Low Rana capita Gopher frog N LS Mod Reptiles

Alligator mississippiensis American Alligator T(S/A) LS Confirmed Drymarchon corais couperi Eastern lndiqo snake LT LT Mod Gopherus polyphemus Gopher Tortoise N LT Confirmed Graptemys barbouri Barbour's map turtle N LS Low Pituophis melanoleucus N LS Mod muqitus Florida pine snake Birds

Eqretta caerulea Little Blue Heron N LS Mod Earetta thula Snowv eqret N LS Mod Eqretta tricolor Tricolored Heron N LS Low Falco perearinus Perearine Falcon N LE Low

Falco sparverius paulus Southeastern American

N LT Low kestrel

Haliaeetus leucocephalus Bald Eaqle LT LT Mod

Mvcteria americana Wood stork LE LE Mod Pandion haliaetus Osprev N LS Low Mammals Ursus americanus f/oridanus Florida Black Bear C LT* Mod Vascular Plants Agrimonia incise Incised Groove-Bur N LE Low Andropogon arctatus Pinewoods Bluestem N LT Low Asarum arifolium Wild Ginqer N LT Confirmed Baptisia simplicifolia Scare-weed N LT Mod Bricke/lia cordifolia Flvr's Brickell-bush N LE Mod Callirhoe papaver Poppy Mallow N LE Low Calvcanthus floridus Sweet-Shrub N LE Mod Carex baltzellii Baltzell's Sedge N LT Mod Carex microdonta Small-Toothed Sedqe N LE Low Cornus alternifolia Alternate-Leaf Dogwood N LE High Croomia pauciflora Croomia N LE High Cryptotaenia canadensis Canada Honewort N LE Low Cvnoglossum viminianum Wild Comphrey N LE Low Delphinium carolinianum Carolina Larkspur N LE Mod Dirca palustris Eastern Leatherwood N LE Low Dodecatheon meadia Shootinqstar N LE Low Erythronium umbilicatum Trout Lily N LE Mod Euonymus atropurpureus Burninqbush N LE Mod Euphorbia commutate Wood Spurge N LE Low Forestiera godfrevi Godfrey's Privet N LE Low Hepatica nobilis Liverleaf N LE Low Hybanthus concolor Green Violet N LE Low Kalmia latifolia Mountain Laurel N LT High



Table 2 Cont. Listed Species That May Occur on the Parcel and Possibility of Habitat Use (ranked confirmed, high, moderate or low).

Scientific Name Common Name Federal State Habitat

Use Rank

Vascular Plants cont.

Lepuropetalon spathulatum Little-People N LE Mod Lilium michauzii Carolina Lily N LE Mod

Lilium superbum Turk's Cap Lily N LE Mod

Unum westii West's Flax N LE Low

Litsea aestivalis Pondspice N LE Low

Lythrum curtissii Curtiss' Loosestrife N LE Low

Magnolia ashei Ashe's Maqnolia N LE Mod

Magnolia pyramidata Pyramid Magnolia N LE Mod

Ma/axis unifolia Green Ader's Mouth N LE Mod

Mate/ea baldwyniana Baldwyn's Spiny-Pod N LE Mod

Mate/ea favidu/a Carolina Milkvine N LE Mod

Mate/ea floridana Florida Spiny-Pod N LE Mod

Medeo/a vir_qiniana Indian Cucumber-root N LE Low

Pachysandra procumbens Allegheny Spurge N LE Low

Platanthera integra Yellow Frinqeless Orchid N LE Mod

Platanthera c/avellata Little Club-Spur Orchid N LE Mod

Pycnanthemum floridanum Florida Mountain-Mint N LT Low

Rhexia parviflora Small-flowered N LE Low Meadowbeauty

Rhododendron a/abamense Alabama Rhododendron N LE Low

Rhododendron austrinum Orange Azalea N LE Mod

Rhododendron chapmanii Chapman's Rhododendron LE LE Mod

Rue/lia noctiflora White-flowered petunia N LE Low

Salix eriocephala Heart-Leaved Willow N LE Low

Salvia urticifolia Nettle-Leaved Sage N LE Low

Schisandra glabra Bay Star-vine N LE Low

Schwalbea americana Chaffseed LE LE Low

Sideroxvlon tvcioides Buckthorn N LE Mod

Si/ene po/ypetala Fringed Campion LE LE Mod

Stachvs crenanta Shade Betony N LE Low

Staphy/ea trifo/ia American Bladdernut N LE Low

Stewardia malacodendron Silky Camellia N LE Mod

Taxus floridana Florida Yew N LE Low

Thalictrum thalictroides Rue-Anemone N LE Low

Torreya taxifolia Florida Torreya LE LE Low

Trillium lancifolium Narrow-leaved Trillium N LE Mod

Uvularia f/oridana Florida Merrvbells N LE Mod

Veratrum woodii False Hellebore N LE Low

Key: LE-Endangered, LT-Threatened, T(S/A)-Threatened due to similarity in appearance, LS-Species of Special Concern, N-Not Listed. LT* (for Florida black bear) indicates that LT status does not apply in Baker and Columbia counties and in the Apalachicola National Forest.

8.0 Cultural Resources

The applicant has requested and a review letter from the Division of Historical Resources and will be forwarded upon receipt.

Page 6 of6 C.W. Roberts Contracting, Inc.


C.W. Roberts Contracting, Inc.Photographs

Photo 1. Heavy Industrial (FLUCCS 156)


Photo 4. Wetland Hardwood Forests (FLUCCS 610)


Photo 5. Wetland Hardwood Forests/Willow and Elderberry (FLUCCS 610/618)

Photo 6. Holding Ponds (FLUCCS 166)


Photo 7. Active gopher tortoise burrow.

Photo 8. State threatened wild ginger.

Gadsden County, FL

Developed byThe Schneider Corporation

Date created: 5/27/2018Last Data Uploaded: 5/25/2018 1:34:21 AM

1,180 ft

Overview

Legend

Parcels

Roads

Flood Map

X: Outside 500 Year

Flood

A: 100 Year Special

Flood Area

AE: SFHA with base

flood elevation BFE

VE: Coastal SFHA

with BFE & velocity

wave action

Openwater

Subject Parcel

Exhibit 5 - Flood Zones LSPA 2018 - 07

Allara Gutcher

Polygon

Allara Gutcher

Rectangle

Post Office Box 1679

Quincy, Florida

32353-1679

Quincy: (850) 627-7651

QU EI,ECl'RlC COOPERA'TIVE, INC.

\XI ATER & \'\,'ASTE \XIAT' ER, INC.

September 26, 2017

MEMORANDUM RE: Gadsden County Land Amendment (9914 Pat Thomas Parkway)

To: Belinda Wise

1640 West Jefferson Street

Quincy, Florida

32351-5679

Tallahassee: (850) 878-4414

From: Terrance Roberts, Engineer (On Behalf of Talquin Engineering and Water Department)

Electric: Talquin Electric has an existing three phase overhead utility line on the west side of Pat

Thomas Parkway near the address of 9914 Pat Thomas Parkway. Talquin has underground 3PH

14.4kV electric facilities and 1PH overhead electric facilities at the address. An onsite meeting

may need to be scheduled with Talquin's Operation/ Engineering department before activating

services or relocating facilities.

Water: Talquin Water has an existing six (6) inch water main located in the eastside of Pat

Thomas Parkway (C.R. 267) with adequate capacity to provide water utility service for

approximately 10 employees on an industrial site fronting on the west side of this same

roadway at 9914 Pat Thomas Parkway and located approximately 5.5 miles north of Highway

20. Talquin does not have sanitary sewer utility services of facilities available anywhere in close

proximity to the same property.

Serving Gadsden, Leon, Liberty and Wakulla Counties, Florida

Exhibit 6 - Letter from Talquin Electric LSPA 2018-07

Gadsden County, FL

Parcel ID 4-28-1N-4W-0000-00200-0000

Sec/Twp/Rng 28-1N-4W

Property Address 9914 PAT THOMAS PKWY

Alternate ID 4N1W4280000002000000

Class NO AG ACRE

Acreage 123.7

Owner Address C W ROBERTS CONTRACTING INC

3372 CAPITAL CIRCLE N E

TALLAHASSEE, FL 32308

1.5 mi

Overview

Legend

Parcels

USA Major Highways

Limited Access

Highway

Major Road

Local Road

Minor Road

Other Road

Ramp

Ferry

Pedestrian Way

Future Land Use

Agriculture-1

Agriculture-2

Agriculture-3

Commercial

Conservation

Heavy Industrial

Historical

Lake

Light Industrial

Mining

Municipal

Public/Institutional

Recreational

Rural Residential

Silviculture

Urban Service Area

SubjectParcel

Exhibit 7 - Current Future Land Use MapLSPA 2018 - 07

Allara Gutcher

Polygon

Allara Gutcher

Line

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Comprehensive Plan-Future Land Use Map Amendment ApplicationPart I

Policy 1.2.4: If the proposed development is located within one half mile of existing potable water or sanitary sewer infrastructure, the developer shall connect to the existing service provider for potable water or sanitary sewer services.

Talquin Electric stated that there is an existing 6” water main within the south half of the right of way of Pat Thomas Parkway (CR 267). The subject property lies within this portion of CR 267 and currently utilizes central water service.

According to Talquin Electric Cooperative, Inc., the nearest Talquin sanitary sewer is located within and adjacent to the city of Midway, Florida within the intersection of I-10 and U.S 90 and within the right of way of U.S. 90 west to the Florida Department of Public Safety (formerly known as the Pat Thomas Law Enforcement Academy) and the Gadsden County East High School. A copy of this correspondence is included within the submittal. This is greater than one half mile from the project site. No connection to sewer is proposed at this time. There are currently two septic tanks onsite that will remain and be utilized.

Policy 1.2.5 If the proposed development is located within one half mile of existing potable water or sanitary sewer infrastructure, and current capacity does not exist to provide for the projected demands of the development, dry lines shall be installed and provided to serve the projected capacities of the development when the service provider obtains the capacity to serve the development.

The proposed uses of this property are not expected to exceed capacity of the existing water system. The property is currently connected to potable water. No sanitary sewer connection is proposed at this time. The site currently utilizes two septic tanks that will remain.

Policy 1.2.9: Developments shall only be approved by the County when the adopted levels of service standards meet or exceed the capacities adopted within this Plan. These standards shall include those for potable water, sanitary sewer, solid waste and recreational facilities and services.

Solid waste services are provided by Waste Pro for Gadsden County. No significant increase in usage is anticipated.

The only proposed future land uses are Conservation and Mining and there is no intent to supply sanitary sewer service. Wastewater facilities are not applicable. Currently, the property has two septic tanks. Potable water is provided through Talquin Electric and no significant increase in usage is anticipated.

Exhibit 8 - Applicant's Analysis to Comprehensive Plan PoliciesLSPA 2018-07

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No residential classifications are requested, therefore no recreational facilities are proposed nor are there anticipated impacts of the proposed change of use to the adopted Level of Service Standards for recreational facilities and services.

Policy 1.2.13: Any applicant for a Future Land Use Map amendment shall at minimum supply the following information to the County when requesting such Map amendment:

A. Location and amount (in percentage of total parcel) of on-site jurisdictional wetlands.

The majority of the property can be described as hardwood wetlands (approximately 47%). The wetlands are associated with Ocklawaha Creek and an unnamed tributary.

B. Availability and capacities of existing and proposed potable water and sanitary sewer utilities.

There is no public or private provision for central sewer service within the area. Due to the fact that the only proposed future land uses are Conservation and Mining, there is no intent to supply sanitary sewer service. Currently, the property has two septic tanks. The subject parcel has two existing septic systems that have been permitted and are experiencing no problems fulfilling the needs of the existing employees. No potential impacts on existing environmental resources are anticipated. No performance based systems are required or proposed. No private wells are located on or nearby the property. According to Talquin Electric Cooperative, Inc., the nearest Talquin sanitary sewer is located within and adjacent to the city of Midway, Florida within and near the intersection of I-10 and U.S 90 and within the right of way of U.S. 90 west to the Florida Department of Public Safety (formerly known as the Pat Thomas Law Enforcement Academy) and the East Gadsden High School.

C. Proposed location of ingress and egress of development.

Existing ingress/egress are established along the eastern side of the property to access Pat Thomas Highway. No additional ingress/egress locations are proposed.

D. Distance and location of nearest same land use category.

The adjacent future land use designations include Ag-3 and Mining. There are properties nearby that are also designated as Ag-3 and that use the land for mining and have been prior to the publication of the Future Land Use Map. Those properties include;

A Mining Group, within two miles of subject property used as mining sand and currently zoned Ag-3,

Sandstone Properties, within 1.5 miles of subject property and utilized as mining sand, currently zoned as Ag-3 and Commercial

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and Allen’s Excavation, within 1.3 miles of subject property and

utilized as a sand mine, currently zoned as Ag-3.

It is not anticipated that the proposed C.W. Roberts LUA would present a significant negative impact to the area’s character.

E. Description of adjacent land use categories.

The Future Land Use designation for properties to the north, south, east and west is Agriculture 3 (see Figure 3). One parcel across Hwy. 267 is designated as Mining. The uses of the adjacent parcels are for planted pine and undeveloped forested lands (see Figure 7-Aerial Photo). Highway 267 is the immediate adjacent use to the east. There is also a private cemetery adjacent to the property to the north. It is not anticipated that the proposed C.W. Roberts amendment would present a negative impact to the area’s character. The applicant intends to retain a natural buffer adjacent to the county road to maintain aesthetics.

F. In addition, for any land use category which supports residential development:1) Existing and proposed school capacities (See Policy 10.6.1).2) Existing and proposed park space (See Policy 6.3.3).

Residential development is not proposed.

Policy 1.2.16: As recognition that agriculture operations are a viable business in Gadsden County, existing agricultural uses and operations shall be protected from residential encroachment. Proposed residential development adjacent to lands Future Land Use Element Gadsden County Comprehensive Plan August 2, 2016 Page 10 of 16 designated as Agriculture on the Future Land Use Map shall demonstrate compatible development plans to the agriculture use and/or operations prior to the issuance of a development order.

This policy does not apply to this application. The applicant is not proposing any residential development on this property.

Policy 1.2.19: No large scale land use amendment shall be approved which converts lands from any Agriculture land use category to the Rural Residential land use category unless a development agreement is recorded which requires the development to be served by central water and sewer utilities, or a wastewater package plant.

This policy does not apply to this application. The applicant is not proposing to convert land to rural residential.

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Policy 1.4.1: New non-residential development which is proposed contiguous to lands designated Rural Residential on the Future Land Use Map shall be of a scale and intensity appropriate to the existing residential development.

The applicant is not proposing any development contiguous to lands designated as rural residential.

Policy 1.4.2: Neighborhood character shall be preserved and promoted by working toward maintaining compatibility of surrounding land uses.

This policy does not apply to this application. The applicant is not proposing any residential development on this property. This property is located within areas that utilize an Agriculture or Mining land use.

Policy 1.4.5: A compatibility analysis shall be submitted by the applicant for any proposed land use change contiguous to existing land designated Rural Residential on the Future Land Use Map. Compatibility shall mean a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.

This policy does not apply to this application. The land use designation of rural residential is not contiguous to the property.

Policy 4.5.2: The County shall allow existing OSTDS and package treatment plants to be used in Urban Service Areas and Rural Residential Areas. New development within ¼ mile of an existing central sanitary sewer system must connect to such system within 24 months providing there is sufficient permitted capacity.

This policy does not apply to this application. The property is not within the Urban Service Area and is not proposed to be rural residential.

Policy 5.3.2: Development shall be required to maintain a fifty (50) foot minimum natural setback around all FDEP and U.S. Army Corps of Engineers jurisdictional wetlands with exception to utility and transportation networks and water dependent uses such as docks and platforms.

A 50-foot setback is provided around wetlands onsite.

Policy 5.3.3: The location of septic tanks and drain fields shall be prohibited within one hundred (100) feet of all perennial rivers, streams, creeks, lakes and wetlands.

The septic tanks onsite are at least 100 feet away from all perennial rivers, streams, creeks, lakes and wetlands.

Policy 5.3.4: Any amendment to the Future Land Use Map shall consider the impact to the functionality of adjacent and on-site wetlands. The protection and conservation of wetlands by

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the direction of incompatible land uses away from wetlands shall occur in combination with other principles, guidelines, standards, and regulations in this Plan and the Land Development Code.

The C.W. Roberts LUA complies with Objective 5.3 which requires that projects maintain a 50-foot natural buffer around wetlands on the subject parcel. The project proposes that extraction will not occur within 50 feet of the jurisdictional wetlands. This 50-foot wetland buffer will be addressed further during the development phase of the project. Wetlands are protected by the designation of Conservation land use.

Policy 5.4.4: The County shall protect Endangered and Threatened Species by requiring the following to be submitted in conjunction with any Comprehensive Plan Map amendment request to a more intense category which is more than ten (10) acres. Such assessment may be conducted with readily available information through desktop GIS and/or the most recent state agency published documentation.

(a) Any finding that lists any Endangered or Threatened Species located on site; (b) Soil types on site as noted in the Soil Survey in Policy 5.2.11. (c) Wetlands on site as shown on the National Wetlands Inventory.

Please see the Environmental Survey Report prepared by Florida Environmental and Land Services, Inc. included with this application.

Policy 5.4.4: A compatibility analysis shall be completed and submitted in conjunction with any amendment to the Comprehensive Plan for designation to the Mining Future Land Use category. Criteria to be included in the compatibility analysis shall include, but not be limited to:

a. Projected impacts to adjacent existing residential dwellings, lands designated as Rural Residential, Commercial or Neighborhood Commercial on the Future Land Use Map, and parks as a result of generated noise, traffic, light, dust, and toxic and hazardous materials and litter due to the proposed operation.

There are no residences immediately adjacent to the subject property. The closest residence is the Sherrill Gregory parcel to the southeast, which is located approximately 3,500 feet from the parcel and has a Future Land Use Map designation as Agricultural 3. This residence is located off Cooks Landing Road. Trucks from the proposed mine will likely not travel down Cooks Landing Road past this house and therefore, no impacts are anticipated to this residence.

There are no areas in the vicinity that are designated as Rural Residential, Commercial, and Neighborhood Commercial are in the vicinity of the parcel. The parcel to the south is owned by State of Florida and could be utilized as a park, however this is not a current or anticipated use. This parcel is currently used as natural lands and is partially wetlands. There are similar active mining uses within the vicinity and therefore, this is not a new use to the area. Noise will be limited to that of backhoe/excavator work within the pit, which will be buffered below the ground surface and dump trucks that will be hauling the material. The number of trucks per day will be market driven. It is conceivable that there

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will be periods with no activity and periods with activity that could be 50 trucks per day if there is a big project, which primarily load in the morning to mid day. The operational hours are only during daylight hours and therefore there will be no light impacts or nighttime noise or traffic concerns. No toxic or hazardous materials are generated onsite and the only materials considered as controlled are petroleum products which will be limited to oils used to maintain equipment. Dust abatement could be necessary during periods of dry weather and would be performed by water truck or sprinklers. Tracking of soil onto the main roadway will not be allowed and will be maintained by soil tracking prevention devices located on the parcel, sweepers and other methods as needed.

b. Mitigation techniques to be used to offset the impacts of the mining operation, which can include, but are not limited to vegetated landscape buffers, setbacks, wall/fences, open space and other factors which enhance the appearance of the mining operation while providing an effective buffer between land uses.

It is recognized that the view of the mine adjacent to Highway 267 may not be desired by area residents. The current condition of the parcel has been used as industrial storage of materials and therefore clearing and activity on the site has been ongoing for several years. There is a setback from the paved road to the property line of about 60’ and then there is a chain link fence, which will remain. The north and south portions of the property have an existing natural forested buffer which will remain in place. The driveway will remain open in order to maintain sight distances for entering and existing trucks but there are several large trees currently within this area, which will remain for aesthetics. Other areas of the road frontage will either be allowed to remain with a 25’ natural buffer or will be planted with a 25’ vegetated buffer to block the view from the roadway. Please see the included schematic of this design.

c. Compatibility to contiguous land uses.

The adjacent land use designations are agriculture and mining. The actual uses match these designations. There is a cemetery to the north. Through this application process, the applicant’s agent has had discussions with the owner of the agricultural property surrounding the majority of the property and they raised no objections.

d. Impacts to public facilities and natural resources.

The parcel to the south is owned by State of Florida and could be utilized as a park, however this is not a current or anticipated use. This parcel is currently used as natural lands and is partially wetlands. The state was notified and we received no inquiry about the proposed amendment from the State Lands office.

There are valuable natural resources on the parcel which are recognized. As part of this proposed amendment the natural wetlands will be designated as conservation properties, further protecting them from development. The slopes leading to these wetlands are not proposed for impacts either and a minimum 50’ setback will be emplaced. As part of the mine permitting process through the state, erosion control measures for mine operations

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are required and a minimum of quarterly inspections are conducted and documented to maintain the permit. Annual inspections by the FDEP are conducted, which should provide assurance that permitted conditions are retained. There are gopher tortoise burrows located on the parcel, which is common within sandy soils found at this site. The applicant will be required to survey within areas proposed for expansion, apply for a permit through the Florida Fish and Wildlife Conservation Commission (FWC) if burrows will be impacted, and relocate the tortoises either onsite or at a preserve.

e. Need for proposed amendment.

The property has previously been used for storage of materials in the recent past, but prior to that, had been part of a mining authorization. Material has been removed from the site in the past and the owner has a need for the material for projects in Gadsden, Liberty and Leon counties. The request to modify the land use category to mining will more properly describe the historic uses of the site and will protect the wetlands to a greater degree than the agricultural designation that currently exists.

f. Compatibility to this Comprehensive Plan applicable goals, objectives and policies. Please refer to remainder of the text for further description of compatibility.

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