Gadsden County Planning Commission Agenda Request

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1 Date of Meeting: November 16, 2017 To: From: Through: Subject: Gadsden County Planning Commission Agenda Request Honorable Chairperson and Members of the Board Jill A. Jeglie, AICP, Senior Planner Clyde Collins, Building & Planning Director Public Hearing (Quasi-Judicial) Florida Public Safety Institute (FPSI) Florida Highway Patrol (FHP) High Speed Test Track Conceptual & Preliminary Site Plan (SP ) Statement of Issue: Consideration of an application for a Conceptual and Preliminary Site Plan to expand the existing Tallahassee Community College (TCC) FPSI campus by adding a high speed test track for FHP training (SE ). This application is contingent on the approval of a Special Exception Use (SEU) that will be presented to the Planning Commission prior to this application. Unless otherwise stated all cites shall refer to the Gadsden County Land Development Code (LDC). Background: TCC, represented by Mike Dilger, P.E., of George and Associates Consulting Engineers, Inc., has requested the expansion of the FPSI campus to allow a high speed test track for the FHP to be constructed on the south eastern corner of TCC FPSI properties. The site is located approximately 3.7 miles east of the City of Quincy limits south of the Blue Star Highway East (U.S. 90) and the FPSI main campus. The proposed track will be located on one-hundred and nine (109) acres of an eight hundred and thirty-three (833) tract (Tax Parcel ID #3-26-2N- 3W ) south of the FPSI main campus. Analysis & Findings: Existing Land Use Pattern: The property on which the track will be located is designated as Public/Institutional on the Future Land Use Map (FLUM). The Public/Institutional district allows a variety of uses including educational facilities, public or non-commercial private recreational uses and other civic and government uses with a Class II site plan and Special Exception Use approval (Subsection 4202.J). The following table indicates the future land use category, existing use and setbacks to properties adjacent to the proposed track.

2 Direction North East Future Land Use Category Public, Rural Residential Agriculture 3 (AG-3) Adjacent Use Analysis Existing Use 375 acres FPSI Main Campus and 317 acres Timber II (Suber) 313 acres Timber III (Bradley Road Partnership) Setback Limits of Construction to Property Line South Infrastructure Interstate West Agriculture 3 (AG-3) TCC, Tracts in Timber II (St. Joe Timberlands Source: Gadsden County Property Appraiser and Gadsden County Future Land Use Map. Density and Intensity: 1.06±miles (scaled measurement) The proposed high speed race track is an expansion to the existing FPSI campus and training facilities. The proposed development will comply with the maximum impervious surface ratio of 75% allowed (Policy 1.1.1E of the Comprehensive Plan). There are 109 acres within the limits of construction; the original application had 84 acres within the limits of construction. Total Acreage Total Impervious area Intensity Standards Public Maximum Impervious Surface Area Proposed Impervious Surface Area % 23.09% Concurrency/Utilities: The applicant indicates that traffic will mostly be internally captured and add minimal additional traffic on to Blue Star Highway East (US 90) as the result of the construction of the training track. The Florida Department of Transportation level of service (LOS) standards for the roadway segment between the City of Quincy and the City of Midway City limits is currently operating at LOS B at 22.6% of capacity. To degrade to LOS C Annual Average Daily Traffic (AADT) would have to exceed 56.6% (or increase by 28,074 trips). Central water and sewer and electricity are not proposed to be extended to the track. Stormwater Management: The conceptual/preliminary plans are required to include preliminary surface drainage with flow directions and method of disposition (Subsection 5207.B 20 &21). An approved erosion and sediment control plan is required prior to site development and construction (Policies and 2

3 of the Comp Plan). The stormwater facility and calculations will be reviewed and inspected by the county engineer prior to issuance of a development order for compliance with the County Stormwater Policies and Procedures Manual. Environmental: The 833 acre parent tract contains an extensive wetland system which the agent has indicated influenced the location of the proposed track. The track will be located within a 109 acre limits of construction and accessed by an existing unpaved road (Site Plan Sheet C-100, Attachment #2). The required minimum fifty (50 ) natural area setback will be maintained adjacent to all wetlands and within the limits of construction (Sub B.21 & 22). The narrative and surveyor s report indicate that the development area open space created as the result of clear cutting of planted pines. Therefore, there are no protected trees within the limits of clearing. There will be minimal impact on the existing tree line (Sheet C 103, Attachment #3). As required by Sub B.24, a professionally conducted survey has been provided indicating that there are native and vegetative communities as well as state and federally listed threatened or endangered species and those of special concern located on the site. The Species Survey for the Presence of Gopher Tortoises (July 2017) indicates that there are active and inactive gopher tortoise burrows (both protected) in the northeastern portion of the limits of construction and stormwater facility. The survey also gopher tortoise habitat is located within the limits of construction (Figure 7- Listed Species Observed.). A management plan and permits in compliance with State and Federal laws will be required prior to issuing a development order. Buffers and Setbacks: As part of the Special Exception Use process buffering can be required to insure compatibility and to mitigate off-site impacts. At the September 14, 2017 meeting, the Planning Commission conditioned their recommendation on the applicant providing a one-hundred (100) foot impenetrable buffer is provided along the northern, eastern, and southern property boundaries adjacent to the track. The previous plan showed a Type B twenty-five foot (25 ) foot buffer between the proposed use and the RR designated property to the north. The buffer requirements allow a combination of berm and plantings and require that they are six feet (6 ) in height and reach 100% opacity within three (3) years (Sub A.2). The agent has proposed three alternatives to provide a 108 buffer. Required setbacks have been exceeded (12.5 side and 10 rear) (Sub C(d)). Findings: 1. Contingent on approval of a Special Exception Use, the October 16, 2017 FPSI Florida Highway Patrol High Speed Track Site Plan with conditions is in compliance with the Gadsden County Comprehensive Plan and Land Development Code (LDC). 2. The revision, the site plan complies with the required 20% open space for the Public Future Land Use category (Sub C). 3

4 3. The proposed development complies with the seventy-five percent (75%) maximum intensity for non-residential land use in the Public district (Sub. 4101). 4. The plan complies with the 100 impenetrable buffer required to mitigate potential off-site noise impacts (Sub A). 5. The site plan meets the adopted concurrency standards. 6. The site plan addresses utility services. No extension is required. 7. No lighting is allowed. 8. No clearing shall be allowed beyond the limits of construction (LOC). 9. The environmental survey indicates the location of gopher tortoises, a threatened species. A gopher tortoise management plan and applicable permits shall be required to be submitted and approved prior to the issuance of a development order. 10. The plans shall be revised to comply with the Special Exception Use conditions of approval. 14. Fifty (50 ) natural areas are required between non-residential development and all wetlands, streams, creeks or lakes (Subsection 5401.B 21 & 22). 15. The plan will be revised to include the preliminary surface drainage with flow directions and method of disposition in addition to the stormwater pond (Sub A.21 and 22). Procedures (Subsection 7202): This is a quasi judicial action in conjunction with the advertised public hearing per Subsections 1303 through 1305 of the LDC. The presiding body shall make decisions based on findings of fact that are available to all parties involved and shall specifically state the reasons for denial of an application or request. The site plan may be denied when the proposed development does not comply with all applicable standards of the LDC. Citizens Bill of Rights and Public Comment: The applicant held a citizens participation meeting on August 10, 2017 at 6:00 p.m. on site. The project summary indicates that no members of the public attended the public meeting. An advertisement was placed in the nearest newspaper and notices were mailed to property owners within a half mile radius. At the September 14 th public hearing, the two (2) property owners to the north and the property owner to the east spoke regarding their concerns for the off-site noise impacts their property. Public Notice Requirements: Per Subsection 1304 of the LDC, the public hearing notice has been mailed to all property owners within 1,000 feet of the property; The public hearing was noticed in the local newspapers (3); and, a sign was posted on the premises. 4

5 Options: 1. Recommend approval of the application and site plan set dated October 16 th, 2017 for the Tallahassee Community College and Florida Public Safety Institute Florida Highway Patrol High Speed Test Track Conceptual & Preliminary Site Plan (SP ) with the following conditions and find that the application, with the addition of the following conditions, is consistent with the Gadsden County Comprehensive Plan and the Land Development Code (LDC): a. A gopher tortoise management plan and/or applicable permits approved by the FWC will be required to be submitted prior to issuance of a development order. The applicant will meet with FWC staff and the County Construction Compliance Officer to flag the location of gopher tortoise borrows prior to beginning any clearing or construction. b. On the site plan incorporate the Special Exception Use conditions of approval, as applicable (e.g. Hours and days of operations; No lighting; No utilities extended; Buffer alternative cross-section and location on plan, etc.). c. Add a note to the site plan that No clearing is allowed beyond the limits of construction. d. Signature by the appropriate person/entity of the application and authorization to represent prior to final approval. e. Inclusion of conditions of approval for the Special Exception Use on the site plan. f. On the site plan indicating with a note whether the future driving course is included in the asphalt/vehicular use areas and for calculation of stormwater. g. On the site plan provide a conceptual drainage and utility plan with the location of the stormwater facility, approximate dimensions, preliminary surface drainage, flow directions, etc. (Subsection 5206.A, 5401.B.22, 5607.L). h. On the site plan, label the required 20% open space (Subsection 5301). i. On the site plan, provide dimensions and detail track width, parking and driveways, from track to limits of construction, 50 natural are setback adjacent to wetlands, etc. (Subsection 5206.A). j. On the site plan, label the approved buffer and include the cross-section in the signed and sealed plans. 2. Recommend denial of the application for the Tallahassee Community College and Florida Public Safety Institute Florida Highway Patrol High Speed Test Track Conceptual and Preliminary Site Plan (SP ) application and provide findings in support of this decision. 3. Discretion of the Planning Commission. 5

6 Planning Recommendation: Option #3 Attachments: 1. Future Land Use Map 2. Application and Site Plan, 10/16/17 3. Buffer Alternative Cross-sections 4. Comparison Table, Original & Revised 5. Legal Advertisement 6

PART 1: PROJECT SUMMARY. The application is Attachment A. The site plan is Attachment B.

PART 1: PROJECT SUMMARY. The application is Attachment A. The site plan is Attachment B. Belleterre Subdivision Sketch Plan Town Board 8.7.17 Belleterre Subdivision Sketch Plan PART 1: PROJECT SUMMARY Applicant: Bowman Development Project Size: +/- 20.85 acres Parcel Number: 01115104 and 01115121