COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION STAFF REPORT FOR APPLICATION NO. July 20, 2011 PLANNING AND LAND DEVELOPMENT REGULATION BOARD OVERVIEW Case Number: Project No. 2011030011; Application No. 2197 Applicant: Robert Dickinson, Dickinson Consulting, Inc. Property Description: Generally flat, heavily vegetated, contains wetlands Site Location: Northeast corner of Seminole Woods Boulevard and U.S. Rte. 1 Property Owner: Palm Coast Seminole Group, LLC; Palm Coast One Group, LLC Real Estate ID #: 31-12-31-5371-00000-0010; 31-12-31-5371-00000-0020; 31-12-31-5371-00000-0040 Project Name: Seminole Woods Master Planned Development Current FLUM designation: Mixed Use Current Zoning designation: High Intensity Commercial (COM-3) in part and Multifamily Residential 2 (MRF-2) Current Use: Vacant Prior Approvals: Overall Subdivision Plan, Final Plat, Site Plan Approval (Integra Woods, Lot 4) Total Acreage: 85.6+ acres, includes a portion of previously approved site plan for Integra Woods apartment complex Recommendation: Approval REQUESTED ACTION Application Type: Rezone from Multifamily Residential 2 (MFR-2) in part and High Intensity Commercial (COM-3) in part to Master Planned Development (MPD) District with Development Agreement to allow up to 305,000 square feet of commercial development with an option of up to 200 multifamily residential units on designated portions of the overall site. Requested Action: Planning and Land Development Regulation Board recommend to City Council to approve application request per Chapter 2 Review Authority, Enforcement and Procedures of the Unified Land Development Code. Planning Division Staff Report RZMPD App. No. 2197 Page 1 of 13 Page 2 of 13 PUBLIC PARTICIPATION: Per Section 2.05.02 Neighborhood Meeting Requirements; A. Meetings Required. As the initial step in the review process, Developers are required to conduct a neighborhood meeting for various application types. The purpose of conducting the meeting is to enable residents and property owners the opportunity to gain insight of the development and present questions and concerns to the applicant for incorporation into the overall project, where appropriate. A copy of the notice to the adjoining neighborhood, along with the sign in sheet and comments must be provided to the City prior to commencement of the public hearing process. The applicant provided staff with the required documentation confirming that the neighborhood meeting was held in accordance with the specified requirements. Per Section 2.05.03. Public Hearing Notice Requirements: B., the applicant has also mailed via certified mail, return receipt requested, notification of the public hearings (PLDRB and City Council) and posted signs on the property. To date, the City has not received any comments from members of the public regarding the application request. SITE DEVELOPMENT PLAN SUMMARY: A Development Criteria Table has been prepared by the applicant to allow flexibility in the overall master plan while providing for a well planned project. The table, which is depicted on the conceptual master development plan, is listed below: DEVELOPMENT CRITERIA TABLE TOTAL SIZE ESTIMATED BUILDING SF OR PLANNING RESIDENTIAL AREA UNITS A B C D E F G H I J 20,000 S.F. 129,267 S.F. 75,000 S.F. 21624 S.F. 20,855 S.F. 21,624 S.F. 16,000 S.F. ESTIMATED ESTIMATED ESTIMATED BUFFER VUA, ROAD STORM LANDSCAPE SQUARE & PARKING RETENTION SETBACKS FT. 50,000 S.F. 25,000 S.F. 200,999 S.F. 83,000 S.F. 170,00 S.F. 25,000 S.F. 40,000 S.F. 20,000 S.F. 34,000 S.F. 19,000 S.F. 40,000 S.F. 20,000 S.F. 31,600 S.F. 16,000 S.F. WETLAND CONSERVATION AREA WETLAND CONSERVATION AREA EXISTING LAKE AREA 62,000 S.F. 224,000 S.F. 181,580 S.F. 50,206 S.F. 69,076 S.F. 50,206 S.F. 34,400 S.F. TOTALS C (OPTION) G (OPTION) 172 UNITS 28 UNITS AS REQUIRED AS REQUIRED 25,000 S.F. * 16,000 S.F. 181,580 S.F. 34,400 S.F. ACRES 3.6 157,000 637,226 487,150 131,830 142,931 131,830 98,000 1,463,836 340,632 139,445 14.6 11.2 3.0 3.3 3.0 2.3 33.6 7.8 3.2 3,728,738 85.6 487,150 98,000 11.2 2.3 Page 3 of 13 BACKGROUND /SITE HISTORY This site was annexed into the City of Palm Coast in 2004. A final plat was approved by the City of Palm Coast in March, 2006, and created four development lots. Lots 1, 2 and a portion of Lot 4 comprise the 85 acres of this Master Planned Development request. Lot 3 and the built portion of Lot 4, which is the Integra Woods apartment complex, are not included in this application for a master planned development. The development status of each lot is as follows: Lots 1 and 2 are currently vacant. Lot 3, also vacant, is not included in the Master Planned Development request because it is separately owned and is now somewhat isolated by the Integra Woods apartment complex and an existing borrow lake. Lots 1 and 2 are zoned for High Intensity Commercial (COM-3). Lot No. 4 is currently zoned as Multifamily Residential 2 (MFR-2). The lot fronts both Seminole Woods Boulevard and U.S. Hwy. 1. A site plan approved in 2007 for Lot No. 4 created Integra Woods, a 482 multifamily apartment complex with ancillary facilities. To date, only 310 units and the ancillary facilities (clubhouse) have been built. The unbuilt portion of the Integra Woods complex consists of 172 units on 11 acres that is now owned by Palm Coast Seminole Group and therefore is included in this application for master planned development. A large wetland system runs through the middle of the entire site which comprises the Black Branch Swamp. Approximately 340 acres of the swamp north of and adjacent to this site were dedicated from the Grand Landings project to Flagler County. A Wetland Overlay District is in effect on Lots 1 and 2. In 2009, the property owner dedicated approximately .13 acres within Lot 2 and located adjacent to U.S. Hwy. 1 to the City of Palm Coast for a wellhead. The City owns other wells north of the site. The applicant is proposing a conceptual master development plan in an attempt to reposition the uses allowed on the property. Access points and development intensities for each Planning Area are depicted in graphic and chart form on the master development plan. ANALYSIS FUTURE LAND USE AND ZONING INFORMATION The following table summarizes the general existing and proposed land use and zoning information: USE SUMMARY TABLE: CATEGORY: EXISTING: PROPOSED: Future Land Use Map (FLUM) Mixed Use Mixed Use Zoning District High Intensity Commercial and Multifamily Residential 2 Master Planned Development Overlay District Wetland Overlay District Preservation Page 4 of 13 Use Vacant, heavily wooded Mixed use commercial, high density residential Acreage 81 +/- acres 85 +/- acres Access U.S. Rte. 1 and Seminole Woods Parkway U.S. Rte, 1 and Seminole Woods Parkway (Refer to Master Plan for locations and restrictions) SURROUNDING LAND USES AND COMPATIBILITY: North: Flagler County FLUM: Zoning: Supporting: Conservation, Timberlands/Ag. PUD Preserved wetlands South: Flagler County FLUM: Zoning: Supporting: Industrial Industrial Scrap yard East: FLUM: Zoning: Supporting: Residential Duplex Scattered homes FLUM: Zoning: Supporting: Conservation PUD Preserved wetlands City of Palm Coast West: Flagler County INFRASTRUCTURE AND CONCURRENCY EVALUATION No on site infrastructure is in place to serve the development. Off site infrastructure is available in proximity to the property boundaries. The following table illustrates a listing of concurrency elements, current availability status and corresponding conditions affecting the proposed development. CONCURRENCY AND INFRASTRUCTURE SUMMARY TABLE Service/Standard: Availability: Conditions: Roads/Transportation U.S. Rte. 1 Provide off-site operational Seminole Woods Parkway roadway improvements (turn lanes, de-acceleration lanes, etc.) at U.S. Rte. 1 and Seminole Woods Blvd. Transportation concurrency determined at the time of site plan application Water City of Palm Coast Connect to existing service lines located at Seminole Woods Blvd. and US Rte 1 Page 5 of 13 Sewer City of Palm Coast Solid Waste Disposal Drainage Yes Yes Parks and Recreation No Schools Interlocal place Agreement Connect to existing service lines located along Seminole Woods Blvd. increase in residential intensity above 482 units requires lift station improvements. Mix of commercial uses may also trigger lift station requirement None – private contract Provide on-site stormwater retention facilities; discharge limited to downstream structure conveyance capabilities (culvert at Seminole Woods Blvd.). Developer provided on-site, per Comprehensive Plan. in Applicant executes concurrency at site plan ANALYSIS BASED ON UNIFIED LAND DEVELOPMENT CODE CHAPTER 2, SECTION 2.05.05 (Development Order) The Unified Land Development Code states: When reviewing a development order application, the approval authority shall determine whether sufficient factual data was presented in order to render a decision. The decision to issue a development order shall be based upon the following, including but not limited to: A. The proposed development must not be in conflict with or contrary to the public interest; Planning Staff Finding: The proposed use change will increase the amount of commercial land available at a potential major intersection and is deemed not to be in conflict with or contrary to the public interest and serves to complement the shopping needs of the adjacent communities. Commercial uses located at major intersections serve a wider traveling public without disrupting residential areas. B. The proposed development must be consistent with the Comprehensive Plan and the provisions of this LDC; Planning Staff Finding: The requested use is consistent with and furthers the goals and objectives of the Comprehensive Plan. Page 6 of 13 C. The proposed development must not impose a significant financial liability or hardship for the City; Planning Staff Findings: Any improvements associated with public improvements will be ensured via Performance/Maintenance Bond (Technical Site Plan Application level) D. The proposed development must not create an unreasonable hazard, or nuisance, or constitute a threat to the general health, welfare, or safety of the City’s inhabitants; Planning Staff Finding: Due in large to the mandates of the respective authority regulations/policies, the character of development poses no unreasonable hazard, or nuisance, or constitutes a threat to the general health, welfare, or safety of the City’s inhabitants. E. The proposed development must comply with all other applicable local, state and federal laws, statutes, ordinances, regulations, or codes; Planning Staff Finding: Local, as well as all other state and federal laws, statutes, ordinances, regulations, or codes specific to the uses within the proposed Master Planned Development, will comply, as applicable. ANALYSIS BASED ON UNIFIED LAND DEVELOPMENT CODE CHAPTER 2, SECTION 2.06.03 (Rezoning) The Planning and Land Development Regulation Board and City Council shall consider the following seven criteria Staff has addressed each of the established criteria accordingly and offers the following findings: A. Whether it (rezoning) is consistent with all adopted elements of the Comprehensive Plan and whether it furthers the goals and objectives of the Comprehensive Plan. Staff Finding: The rezoning request is consistent with elements of the Comprehensive Plan and more particularly Chapter 1; Future Land Use Element; GOAL 1.4: ECONOMIC DEVELOPMENT which states in part: i. FINDING; “The City must increase its employment base to boost revenues and reduce its reliance on ad valorem taxes generated by residential properties.” ii. Objective 1.4.2 – Create Employment Centers and Jobs Encourage the development of employment centers within close proximity to housing and transportation corridors to maximize accessibility, convenience of residents, and to improve the economic climate. Staff Finding: The rezoning request is consistent with elements of the Comprehensive Plan and more particularly Chapter 1; Future Land Use Element; GOAL 1.4: ECONOMIC DEVELOPMENT. “The City must increase its employment base to boost revenues and reduce its reliance on ad valorem taxes generated by residential properties.” However, the current land use does not account for onsite wetland resources and additional environmentally sensitive lands to the north. The MPD will create the framework to perpetually protect, enhance and retain ecological connections to the north. Further, the MPD encompasses low impact elements to retain a sustainable environment through sound development practices. Page 7 of 13 B. Its impact upon the environment or natural resources. Staff Finding: i. TOPOGRAPHY AND SOIL CONDITIONS The Seminole Pointe site, measuring approximately 85.6 acres, is vegetated and completely vacant. After the review of aerial photography, silviculture activities are clearly evident within the site. In addition, wetlands are also evident within this area which extends off-site to the north and south. The remaining on-site area reflects minor disturbances with trail road extending northeast from US 1 and a borrow area / lake along the eastern property boundary and continues off-site to adjacent properties. Further description of these features is detailed in the Section D, Vegetative Communities. The Soil Survey of Flagler County, Florida (U.S.D.A., Soil Conservation Service, 1997) indicates the following three (3) soil types within the property: 1. 2. 3. Myakka fine sand (11). Placid, Basinger and St. Johns soils, depressional (12). Smyrna fine sand (21). Analysis: The listed soil types appear consistent with the existing conditions. Development of the site may impact on-site hydrology; however, it is not anticipated that the proposed zoning change will negatively impact the surrounding topography or prevent the proposed designation permissible due to Stormwater engineering requirements regulated by the St. Johns River Water Management District (SJRWMD). To the contrary, the onsite ecological enhancements will foster regional Black Branch resources that has been adversely affected by past land uses and roadway associated improvements (Borrow pit / lake, US1 and Seminole Woods Parkway). ii. Floodplains Federal Emergency Management Agency’s (FEMA), Flood Insurance Rate Map (FIRM) source indicates that the majority of the site does lie within the Special Flood Hazard Area (SFHA) or better known as the 100-year floodplain (A Zone with no established base floods elevation). However, the southeast corner of the site is within an X Zone (outside the 100-year floodplain). Analysis: According to the information provided, the subject property is largely comprised of an A zone (E, F, G, H and I pods) with remaining eastern pods situated primarily within a X Zone, outside a special flood hazard area. The City of Palm Coast Floodplain Regulation, Ordinance 2003-15 and subsequent LDC, was enacted to ensure consistency with Comprehensive Plan Objective 6.1.11 and its policies 18.104.22.168, 22.214.171.124 and 126.96.36.199. Any proposed development will comply with the City’s FEMA approved Floodplain regulation, including the determination of special flood hazard areas, and compensatory storage to prevent potential flooding hazards. Development will be directed away from the SFHA to the greatest extent practicable in accordance with Code requirements. Page 8 of 13 iii. Vegetative Communities The subject property is completely vacant and vegetated. A June 14, 2004 EMS Environmental Assessment, December 20, 2010 ESI Protected Species Assessment, and July 13, 2010 ESI Wetland Quality Assessment was provided as part of this project’s application and is referenced here in. The remaining provided information was sampled from 2007 ESI assessments associated with Integra Woods application submittals. According to these assessments, the vegetative communities consist of planted pine and mixed forested wetland connected to Black Branch to the north. These vegetative communities and other associated landscape (Florida Land Use Cover Forms Classification System) include: Coniferous Plantations, Hydric Coniferous Plantations, Wetland Forested Mix and borrow lake. Analysis: Upland areas exist sporadically through noncontiguous acreages. Development of the site should be limited as much as possible in high quality areas in an effort to preserve natural resource functions. Through preliminary investigation conducted by ESI biologist(s), wetland resources have been assessed according to a functional quality and categorized as low or high. As detailed in ESI written documentation provided as part of the application, onsite wetland resources have been described according to vegetative composition and general quality. As detailed by ESI, the hydric coniferous plantation wetlands have been exhibited to be low quality and have been “manipulated to the point that wetland and hydrologic enhancement would have to occur in order to the wetlands to be sustainable.” It may be inferred that these low quality wetland resources have been degraded to the state of ultimately becoming upland area and currently service the site’s ecological function through upland attributes. As previously stated, the parcel also contains wetland habitat which is contiguous with offsite wetlands associated with Flagler County owned environmentally sensitive lands. This wetland forested mix community type has been designated with a high quality designation. As described by ESI, “the high quality wetlands are self-sustaining forested systems that sit lower in elevation, contain a diverse array of vegetative species, and have little impact from prior human disturbances.” Development has been directed away from these systems and strategies to enhance contiguous low quality wetlands have been applied. Impacts to high quality wetland resources are facilitated by an access from US 1; the Applicant has exhibited that the access is required by Florida Department of Transportation (DOT) to sustain safe traffic patterns. These requirements have created unavoidable impact to high quality wetlands. The conceptual master plan details these disturbances and accounts for loss to ecological function through onsite preservation, enhancement and perpetual protection of remaining resources. In addition, staff recognizes that the MPD fosters opportunities to retain ecological connections to the north to promote sustainability of resources on a more regional scale. iv. PROTECTED SPECIES DISTRIBUTION/ WILDLIFE UTILIZATION Based on ESI field observations, the habitat found onsite is prime habitat for endangered or threatened species, and contains the potential for usage by wading birds, ospreys, eagles or other water dependent avian species due to the contiguous wetlands. Impacts to habitat will be minimized as large wetland corridors will remain intact. During numerous site inspections, no protected animal or plant species were physically observed; however, evidence of use by the Florida black bear (Ursus americanus floridanus) in the form of scat was observed near the westernmost Mixed Forested Page 9 of 13 Wetland approximately 300 feet north of US 1 in November 2009. Black bears have been seen to the north near the Flagler Airport, so it is likely that this species travels through the property toward more rural western Bunnell. Numerous common species have also been observed. No wading bird species were observed along the borrow area / lake, nor were any nests observed or known rookeries found to occur within the project boundaries or in the immediate vicinity. Analysis: The subject property is connected to large tracts which support black bear habitat and corridor movement. Additional wildlife including some listed species may utilize the site for foraging, nesting, and potentially denning opportunities but few upland habitats exist that could support large numbers (i.e. healthy populations) of protected and/or common species of wildlife. It appears that the onsite wetlands provide the bulk of these habitat resources. As recommended in Section D, the preserved wetlands and associated upland buffer be placed in a conservation designation. As part of the MPD Agreement, measures will be taken to enhance low quality wetlands to facilitate a higher habitat quality for black bear and to encourage natural recruitment of other species. The applicant proposes a comprehensive habitat management plan which will house extensive preservation and enhancement objectives; the plan will further incorporate innovative planning techniques to minimize bear – human conflicts while promoting educational awareness within the development site. v. Environmental Sensitive Features As previously detailed, the on-site wetlands connect directly to the Black Branch system to the north; US1 has historically severed the natural connection to the south. No other environmentally sensitive features exist within the site area. According to an Agreement for Conveyance of Environmentally Sensitive Lands executed on December 19, 2005, the lands to the north measuring approximately 266 acres “will be retained and maintained forever predominately in the natural vegetative and hydrologic condition existing at the time of the property transfer to the County.” Analysis: Due to the nature of the connection to offsite wetlands, development of the site will minimize impacts to contiguous high quality resources while proposing preservation with enhancements through long-term management as mandated through a comprehensive habitat management plan. vi. Groundwater Resource Protection According to the St. Johns River Water Management District (SJRWMD) website and City data, the nearest proposed and/or existing production well is within the project area. The well is for active potable water production and regulated by the Land Development Code which contains a well field protection element (10.03, LDC). Analysis: Wetland habitat within the primary protection zone (500-ft. radius from wellhead) will be perpetually protected and enhanced. Due to the required vehicular access from US 1, access to the project site will be within immediate vicinity of the wellfield and lie within the primary protection zone. Development shall comply with the LDC to maintain assurances of potable water protection. The proposed zoning does not elevate the potential hazards that exist within the current High Intensity Commercial and Multi-family designations. vii. Historical Resources Page 10 of 13 Staff conducted a Geographic Information System (GIS) search of the Florida Department of State, Division of Historical Resources’ Florida Master Site File to determine if any historical or archeological resources were located on the subject property or with the immediate vicinity. The search concluded the site area had not been surveyed for historical resources. However, the City does require developments during plan review to provide a qualified environmental professional assessment or State Historical Protection Officer (SHIPO) determination letter that details the potential for historical resources existing on the subject property. Analysis: It cannot be concluded at this time that historical resources exist on the subject property due to lack of reference material and on-site investigations; however, existing regulations exist to protect against impact to historical resources during development. Staff Finding: The project site has generally been altered by anthropogenic activities with high quality wetlands sustaining diverse community resources and wildlife habitat. Although a high quality wetland system may be impacted by creation of an access road extending from US 1, environmental impacts can be addressed. Mitigation for minimal wetland impact has been coordinated thru St. John’s River Water Management District; permits have been secured. C. Its impact on the economy of any affected area. Staff Finding: The rezoning should result in a favorable economic impact on the affected area specifically, and the Palm Coast community, in general. The rezoning and development plan reinforces the need of the community to improve the types of shopping and employment opportunities and future economic demands in an area that historically has been underserved. D. Its impact upon necessary governmental services such as schools, sewage disposal, potable water, drainage, fire, and police protection, solid waste or transportation systems. Staff Finding: Impact to essential services was conducted by respective City departments during the rezoning and Development Agreement review process. Government services to the site can be further addressed based upon engineering studies for specific users. The developer acknowledges responsibility to upgrade existing systems or provide facilities at no cost to the City. E. Any changes in circumstances or conditions affecting the area. Staff Finding: The rezoning recognizes the transportation patterns of the area and addresses the suitability of non-residential uses located in proximity to major arterials. F. Compatibility with proximate uses and development patterns, including health, safety, and welfare of surrounding residents. Staff Finding: The rezoning and accompanying development plan provide a unique opportunity to further one of the primary objectives of the Comprehensive Plan Future Land Use Element’s Mixed Use designation; that is to provide opportunities for residents to work, shop, and engage in recreational opportunities in reasonable proximity to residential areas. The proximate location to an existing 310 unit apartment complex and other residential areas and the existing major thoroughfares in the immediate area reinforces the site as a Page 11 of 13 legitimate live, work opportunity and, as situated, most compatible to those immediate communities. G. Whether it accomplishes a legitimate public purpose. Staff Finding: This rezoning is seen as having a benefit to the public’s health and welfare and will facilitate the provision of goods and services in the immediate area. ___________________________________________________________________________________ ANALYSIS BASED ON UNIFIED LAND DEVELOPMENT CODE CHAPTER 2, SECTION 2.09.04 –Review Findings (Master Planned Developments) The Planning and Land Development Regulation Board and City Council shall consider the following criteria, in addition to the findings listed in Subsection 2.05.05, when reviewing a master planned development application: A. Consistency with all adopted elements of the Comprehensive Plan and whether it furthers the goals and objectives of the Comprehensive Plan. Planning Staff Finding: The requested use of a Master Planned Development is consistent with the Comprehensive Plan and will allow for orderly growth and development. B. Consistency with the general intent of the LDC. Planning Staff Finding: The requested use of a Master Planned Development is consistent with the LDC as indicated and summarized by the following: Establishment of overall project land uses, intensities and densities, subject to further refinements as additional site development planning is undertaken by the developer; Identification of general access points and their effect on the development plan; Creation of cross access from existing apartment complex, enhancing access to goods and services; Identification of arterial access opportunities and their effect on the development plan; Identification of flood zones and their effect on the development plan; Identification of general wetland areas and their effect on the development plan. C. Degree of departure of the proposed development from surrounding areas in terms of character and density/intensity. Planning Staff Finding: No additional uses are being proposed in the planned development that are not already allowed by the existing zoning designations. Uses that are allowed in the ULDC but not applicable in the location are prohibited by the Development Agreement. D. Compatibility within the development and relationship with surrounding neighborhoods. Planning Staff Finding: The proposed development is sufficiently separated from the adjacent residential areas. Further buffering can be addressed in the site planning process. Uses and intensities are within the range of what could be approved outside of the master planned development process. Page 12 of 13 E. Adequate provision for future public education and recreation facilities, transportation, water supply, sewage disposal, surface drainage, flood control, and soil conservation as shown in the development plan. Planning Staff Finding: All essential public facilities inclusive of off-site transportation matters will be accomplished by the applicant as provided for in the DA, the Unified Land Development Code and other agencies as applicable (e.g. SJRWMD for flood control, drainage, etc.). F. The feasibility and compatibility of development phases to stand as independent developments. Planning Staff Finding: The Development Agreement is structured such that each of the pods can function as an independent self-sustaining facility complete with infrastructure, landscaping and all other applicable LDC requirements otherwise not stated in the DA. G. The availability and adequacy of primary streets and thoroughfares to support traffic to be generated within the proposed development. Planning Staff Finding: Access to the development site will utilize existing primary roadways and a proposed spine road that provides direct access throughout the site and to the Integra Woods property. Off-site operational improvements however will be required during the Technical Site Plan process. H. The benefits within the proposed development and to the general public to justify the requested departure from standard development requirements inherent in a Master Planned Development District classification. Planning Staff Finding: The Master Planned Development use category and accompanying Development Agreement was recommended for this application to accomplish the following private/public benefit: 1. To recognize the existing major arterials and their support for the transmission of goods and services. 2. Efficiently designate land use entitlements, while recognizing existing site characteristics, including wetlands. 3. Enabled the opportunity to negotiate terms by use of a Development Agreement I. The conformity and compatibility of the development with any adopted development plan of the City of Palm Coast. Planning Staff Finding: Staff determination is the plan does conform and is compatible with the adopted development plan for the City as outlined in the Comprehensive Plan and more specifically the 2020 Vision for the City of Palm Coast, as noted below: Attractive job opportunities, superbly designed commercial areas Responsible growth and fiscal planning Responsiveness to meeting the diverse needs of the citizens Economic and community development opportunities Promotion of Mixed Uses in appropriate areas Page 13 of 13 Protection of natural resources and environmental ecosystems J. Impact upon the environment or natural resources. Planning Staff Finding: Refer to the staff analysis found on Pages 7 through 14 of this report. K. Impact on the economy of any affected area. Planning Staff Finding: Providing for more compact, interconnected land uses reduces time and fuel energy to access goods and services, thereby improving economic productivity. Creation of a master plan allows the developer to reposition the property and the City to ensure that development takes place in a coordinated and efficient manner. RECOMMENDATION: Planning and Land Development Regulation Board recommend to City Council approval of Application 2197 rezoning 85.6 acres from Multifamily Residential 2 (MFR-2) and High Intensity Commercial (COM-3) to Master Planned Development as stated and illustrated.