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Neoga Lakes – Development of Regional

Impact (DRI)

Master Planned Development (MPD) Rezoning Application

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Location Map

US-1

(CR

-13) Old Brick R

oad

Hargrove

Grade

Otis Stone Hunter Rd.

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Background – Rezoning RequestCurrent: Agriculture (Flagler County Designation)

Proposed: Master Planned Development

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Background – Coordination (Review Agencies)

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Background – Approved Comprehensive Plan & FLUM Amendments

• Approved FLUM Amendment-Development of Regional Impact-Mixed Use (DRI-MU) and Conservation

• Site Specific Policies – expansion of Conservation areas, conversion of land uses, specifying land uses and intensities

• Approved Text Amendment to Infrastructure and Capital Improvements Element

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Background – Approved Development of Regional Impact – Development Order

• Approved Development Order Conditions– Protecting Environmental

Qualities– Ensuring a Balanced

Development– Provides Adequate Public

Infrastructure

• Consistency with the Comprehensive Plan

Map H. of DRI-DO

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Background – Approved DRI- Development Program

• Approved Development Program• 7,000 residential units• 354,000 sq. ft. of retail• 45,000 sq. ft. of office• 222,000 sq. ft. of civic uses• 1,870,000 sq. ft. employment center

• Previous Approvals (City Council – Oct. 5, 2010)

• Comprehensive Plan/Future Land Use Map Amendment

• Development of Regional Impact (DRI-DO)

Map H. of DRI-DO

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Background – Development Review Sequence• Current Request

– Rezoning - Master Planned Development (MPD)– Consistency between zoning designation and FLUM

designation– Consistent with Condition of DO

• Future Applications– Incremental Master Plan Development (Specific development criteria

outlined in DO)– Platting (Overall Development Plan, Preliminary Plat, Final Plat)– Site Plan– Building Permit

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Analysis

Criteria in LDC are found under the following:

- Subsection 2.05.05 Review Findings (Development Order)

- Subsection 2.06.03 Review Findings (Rezoning Application)

- Subsection 2.09.04 Review Findings (Master Planned Development)

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Summary of Criteria for Rezoning

• Not in conflict with public interest (including general health, welfare, and safety, including impact on public services and facilities)

Staff Finding: The project has been reviewed by various agencies. The Development Order which governs the development of the property includes conditions that mitigate project impacts on infrastructure (roads, water, sewer, services (police and fire), etc.)

• Consistency with Comprehensive Plan

Staff Finding: The proposed zoning designation is consistent with FLUM designation. Additionally, through the DRI approval process, the project was found to be consistent with the Comprehensive Plan.

• Significant financial liability or hardship for CityStaff Finding: All impacts and Level of Service (LOS) Standards related to utilities, schools, parks, recreation facilities, transportation, stormwater, police and fire protection are specifically addressed and accounted for in the Neoga Lakes DRI-DO. The approved DRI-DO outlines developer commitments for contributions such as land for parks, school and fire/police substation and in certain instances proportionate share contributions and obligations (e.g. transportation, water and sewer).

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Summary of Criteria for Rezoning – cont’d.

• Impact on environmental and natural areas

Staff Finding: The impact upon the environment and natural resources were reviewed in depth during the Neoga Lakes DRI review and approval process. Conditions in the DRI-DO mitigate impacts on environmental and natural area. These conditions include: conservation of land, management and creation of habitat, education program, etc.

• Impact on economy

Staff Finding: The rezoning will result in a favorable economic impact on the City of Palm Coast. The approved Neoga Lakes DRI will expand the availability of employment centers, retail centers, and housing diversity in the region.

• Change in conditionsStaff Finding: The City of Palm Coast was originally designed as a suburban retirement community with commercial areas available to serve the residential population. The transition from a retirement community to a more traditional full-service community with younger working families, necessitated need for creating employment opportunities and housing variety in the City. The Neoga Lakes DRI project is designed with a development pattern that promotes a community with large employment centers, neighborhood services, and a variety of housing types.

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Summary of Criteria for Rezoning – cont’d.

• Compatibility with uses and development patterns

Staff Finding: The Neoga Lakes DRI is different from existing land use patterns in the City in that it seeks to create greater opportunities for large employment centers, housing opportunities within mixed use village centers, and retail/service opportunities which are adjacent to residential uses.

Although different in character from existing land use patterns within the existing developed areas of the City, the proposed land use patterns in the Neoga Lakes project complements the existing land use pattern and provides opportunities for large-scale employment centers and housing market choices to diversify the City’s economic opportunity.

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RECOMMENDATION– Staff recommends that the City Council approve the

proposed rezoning of the subject property to Master Planned Development (MPD) from Agriculture (Flagler County designation).