11/13/2001 (2) - Laserfiche WebLink

Home Browse Search

• the proposed amendment will correct a mistake in the approved plan; • the proposed amendment will correct an oversight in the approved plan; • the proposed amendment involves a swap or reconfiguration of land uses at separate sites, and that swap or reconfiguration will not increase the overall land use density or intensity depicted on the Future Land Use Map, or • the proposed amendment is warranted based on a substantial change in circumstances affecting the subject property. Based on its analysis, staff feels that the proposed land use amendment meets Policy 14.3's fourth criterion. When the comprehensive plan was adopted in 1990, the area between CR 510 and the Citv of Sebastian was designated R from 90"' Avenue to 66" Avenue. As a result, the subject property was bounded on the west by L-1 designated land, but was part of a larger contiguous area of R designated land. In 1994, however, the adjacent 159 acres to the east of the site were redesignated from R to L-1. That 1994 amendment affected the subject property in the followine two ways. • The site is now bounded on two sides by L-1 designated land; and • The site is no longer part of a larger contiguous area of R designated Land_ While the redesignation of adjacent land is not always justification for a land use amendment, in this case it is relevant for the above reasons. Another change affecting the site involves public schools. The new Sebastian River High School, located west of the subject property (across 90" Avenue), was completed in the mid -1990's. Additionally, a new elementary school is now under construction on land located directly south of the subject property (across 85" Street)- Allowing a slightly denser land use designation near these schools makes sense for the following reasons. • These schools will attract families with children. Generally, housing at a density of up to 3 units/acre is more affordable for families with children than the up to 1 unit/acre density pernutted under the current land use designation. The entire subject property is within one mile of both school sites. That proximity allows residents on the subject property to walk or bike to the school sites, thus reducing automobile trips and student reliance on others for transportation. The siting and construction of these schools has occurred since plan adoption. For those reasons, the redesignation of adjacent land and the "across the street" siting of both a high school and an elementary school constitute a change in circumstances affecting the subject property. Since these actions constitute a change in circumstances, the fourth criterion of Future Land Use Element Policy 14.3 has been met, and the proposed amendment is consistent with Future Land Use Element Policy 14.3. November 13, 2001 33