AGENDA REPORT
DATE: January 22, 2024
TO: City Commission
FROM: Bill McDaniel, City Manager
SUBJECT: Quasi-judicial public hearing on an ordinance rezoning 243.13± acres on Swindell Road. (PB-2022-48)
EXECUTIVE SUMMARY
The request is to rezone 243.13± acres from Hillsborough County Planned Development (05-163), Agriculture Single Family-1 and Agriculture Rural to the Oakfield Business Park Planned Development District to allow up to 1,600,000 square feet of Industrial (M-1) uses except for autobody repair and recycling operations, which are prohibited. The site is located on the north side of Swindell Road, the west side of County Line Road East of Charlie Taylor Road.
The applicant is proposing the following conditions of approval:
1. At the developer’s expense, County Line Road will be extended to provide the sole main access for the site.
2. Commitment to locate stormwater at least 100 feet from existing residential well systems.
3. Access to Swindell Road or Myrtle Lane is prohibited.
4. An enhanced buffer along the southern portions of the project that abut residential properties to include the preservation of existing trees, an 8-foot masonry wall and additional landscaping as needed if the existing trees do not meet the standards of the code.
5. Commitment to dark sky lighting for streetlights within the project.
The site is located within the Northeast Plant City Master Planning Area. The North East Master Plan study was completed in 2009 and adopted into the Comprehensive Plan in April of the same year in the form of Objectives and Policies and the Preferred Growth Scenario Map for the Northeast area. Both the study and adopted map show the proposed area developing as Industrial and Agriculture. It was anticipated by the study that things would change over time and the City may need to entertain other growth scenarios, so the following guidelines were built into the Comprehensive Plan under Policy 2.6.4 for “minor” changes to the proposed land use scenario:
• How much the proposed land use pattern differs from the scenario and why,
• How that difference potentially affects the overall land use scenario and the future ability to establish the mixture of land uses and patterns needed to create a “village”,
• The impact on growth assumptions, including the potential effect on the overall transportation scenario and impacts to Interstate-4,
• The ability to provide public facilities to future growth areas and any potential costs to Plant City.
Considering these four items that are laid out in the Comprehensive Plan to guide our review and decisions, it is staff’s opinion that the proposed project with buffering (natural and proposed), access point locations, tree preservation, wetland preservation and overall lot design will not adversely affect the Northeast Master Plan as a whole.
The site has a Hillsborough County Light Industrial, Residential-1 and Agriculture Rural Future Land Use designation. Most of the site being Hillsborough County Residential-1 and Agriculture Rural the proposed use is inconsistent with the use/intensity allowances of the Imagine 2040 Plant City Comprehensive Plan. The applicant has submitted a land use change request to change the land use designations to an Industrial land use (PC CPA 22-15). If the Land Use amendment were to be approved, the proposed use and intensity would be consistent with those portions of the Imagine 2040 Plant City Comprehensive Plan.
Staff recommended that the Planning Board find the Oakfield Business Park Planned Development District (PB-2022-48) consistent with both Article IV, Division 8, Planned Development District of Chapter 102, Zoning, of the Plant City Code of Ordinances, and the Imagine 2040 Plant City Comprehensive Plan and for it to be forwarded to the City Commission with a recommendation of approval, subject to conditions provided by staff requiring updates to the proposed PD Plan.
On October 25, 2023, the Planning Board voted 5-0 finding the rezoning inconsistent with the Imagine 2040: Plant City Comprehensive Plan and to forward the rezoning to the City Commission with a recommendation of denial.
Since the Planning Board meeting, the applicant has revised the PD Site Plan to address conditions required by staff and to address concerns raised at the Planning Board meeting. The following changes were made:
1. Condition of approval 6 updated to include adherence to requirements of section 102-1383 in relation to the removal of trees.
2. Note 6 updated to include adherence to requirements of section 102-1383 in relation to the removal of trees.
3. The arrow shown for cross access at the south of the property shown with a different arrow and labeled as potential cross access if required by Hillsborough County.
4. Note 8 updated to refer to building envelope areas to ensure the reader understands the note is referring to all building envelopes and not just one.
5. Note 10 removed.
6. Note 11 added language at the end of the note “but will be in substantial compliance with the renderings submitted.”
7. The following language added to the site plan as note 13:
Approval of this zoning petition by City of Plant City does not constitute a guarantee that the Environmental Protection Commission of Hillsborough County (EPC) approvals/permits necessary for the development as proposed will be issued, does not itself serve to justify any impact to wetlands, and does not grant any implied or vested right to environmental approvals.
8. Condition 9 added Committing to design and construction of warranted signals at the intersection of County Line Road and Swindell Road.
9. Height allowance changed to only allow up to 70’ for building 100. All other buildings will be limited to 50’.
10. Note 11 added regarding construction route.
On October 25, 2023, the Planning Board (5-0, 1 abstention) recommended denial and to forward said written findings and recommendation to the City Commission.
RECOMMENDATION
That the City Commission adopt an ordinance approving the rezoning of 243.13± acres from Hillsborough County Planned Development (05-163), Agriculture Single Family-1 and Agriculture Rural to the Oakfield Business Park Planned Development District.
FISCAL IMPACT
Increased potential for 1,600,000 square feet of industrial development.
Prepared by: Julie Ham, Planning and Zoning Manager