Rezoning - Final (December 20, 2016).
Sumter City Council 2nd Reading December 20, 2016
Planning Commission Staff Report RZ-16-12, Pinewood and McCray’s Mill Road (City) I.
THE REQUEST Applicant:
Polestar Development, LLC – Ben Carroll
Status of the Applicant:
Property Owner Representative
Request:
A request to rezone three parcels totaling 1.56 acres from Planned Development (PD) to General Commercial (GC).
Location:
351 Pinewood Road; 1981 and 1983 McCray’s Mill Road
Size of Property:
+/-1.56 acres
Present Use/Zoning:
Vacant / Planned Development
Proposed Use of Property:
Three parcels to be combined into tract of existing development
Tax Map Reference:
206-12-02-042, 206-12-02-043, and 206-12-02-036
Adjacent Property Land North – General Commercial (GC) / fuel station and retail Use and Zoning: South – General Commercial (GC) / pharmacy, retail East – General Commercial (GC) / retail West – General Commercial (GC) / restaurant, retail, fuel station II.
BACKGROUND
This request is to rezone three parcels adjoining the Rite-Aid Pharmacy located in the northeast corner of the intersection of Pinewood Road and McCray’s Mill Road. As proposed, the three lots totaling 1.56 acres would be rezoned from Planned Development (PD) to General Commercial (GC). It is the applicant’s intent to join these three parcels into the larger existing 7.38 acre tract that is currently zoned GC and developed with a small retail center that includes a grocery store and gas station. 1
These lots, along with the corner lot, were originally zoned Planned Development (PD) in December of 1996. That Planned Development was later amended in 1999 to allow for the development of a pharmacy on the corner lot, which still exists today as Rite-Aid. The three lots that are subject to this rezoning request, and adjoin Rite-Aid to the north and east, remain undeveloped. The Rite-Aid parcel is not part of, and does not impact, this rezoning request. The Rite-Aid parcel will continue functioning under the regulations as approved by the 1999 Planned Development. These properties are also included within the Highway Corridor Protection District (HCPD).
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Above Left: 2030 Copmprehensive Land Use Plan Above Right: Zoning in proximity to the site under review.
III.
COMPATIBILITY WITH THE 2030 COMPREHENSIVE PLAN
The properties are influenced by the Priority Commercial Mixed-Use area as identified within the 2030 Comprehensive Plan. Priority Commercial/Mixed-Use Areas are identified to direct future, high quality commercial and mixed use development. Priority locations are designated for protection against undesirable uses such as industrial, automotive repair, or uses primarily engaged in outdoor storage. The areas include anticipated greenfields at major intersections. These locations encourage both destination retail commercial uses and neighborhood commercial uses as appropriate. Design, layout, impact on adjacent properties, landscaping, and architecture all play a vital role in determining context viability. IV.
TRAFFIC REVIEW
Depending on the future use of these properties, development may be subject to a Traffic Impact Study as required by the City of Sumter Zoning and Development Standards Ordinance. V.
STAFF RECOMMENDATION
Staff recommends approval of this request. The existing patterns of development and the 2030 Comprehensive Land Use Plan support extension of the General Commercial (GC) zoning district to include these properties. VI.
DRAFT MOTION 1) I move that the Planning Commission approve RZ-16-12, rezoning three parcels of land totaling 1.56 acres, from Planned Development (PD) to General Commercial (GC). 2) I move an alternate motion.
VII.
PLANNING COMMISSION – NOVEMBER 16, 2016 3
The Sumter City-County Planning Commission at its meeting on Wednesday, November 16, 2016, voted unanimously (7-0) to recommend approval of this request. VIII. CITY COUNCIL – DECEMBER 6, 2016 – FIRST READING / PUBLIC HEARING The Sumter City Council at its meeting on Tuesday, December 6, 2016, gave First Reading approval for this request. IX.
CITY COUNCIL – DECEMBER 20, 2016 – SECOND / FINAL READING
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Planning Commission Staff Report RZ-16-12, Pinewood and McCray’s Mill Road (City) I.
THE REQUEST Applicant:
Polestar Development, LLC – Ben Carroll
Status of the Applicant:
Property Owner Representative
Request:
A request to rezone three parcels totaling 1.56 acres from Planned Development (PD) to General Commercial (GC).
Location:
351 Pinewood Road; 1981 and 1983 McCray’s Mill Road
Size of Property:
+/-1.56 acres
Present Use/Zoning:
Vacant / Planned Development
Proposed Use of Property:
Three parcels to be combined into tract of existing development
Tax Map Reference:
206-12-02-042, 206-12-02-043, and 206-12-02-036
Adjacent Property Land North – General Commercial (GC) / fuel station and retail Use and Zoning: South – General Commercial (GC) / pharmacy, retail East – General Commercial (GC) / retail West – General Commercial (GC) / restaurant, retail, fuel station II.
BACKGROUND
This request is to rezone three parcels adjoining the Rite-Aid Pharmacy located in the northeast corner of the intersection of Pinewood Road and McCray’s Mill Road. As proposed, the three lots totaling 1.56 acres would be rezoned from Planned Development (PD) to General Commercial (GC). It is the applicant’s intent to join these three parcels into the larger existing 7.38 acre tract that is currently zoned GC and developed with a small retail center that includes a grocery store and gas station. 1
These lots, along with the corner lot, were originally zoned Planned Development (PD) in December of 1996. That Planned Development was later amended in 1999 to allow for the development of a pharmacy on the corner lot, which still exists today as Rite-Aid. The three lots that are subject to this rezoning request, and adjoin Rite-Aid to the north and east, remain undeveloped. The Rite-Aid parcel is not part of, and does not impact, this rezoning request. The Rite-Aid parcel will continue functioning under the regulations as approved by the 1999 Planned Development. These properties are also included within the Highway Corridor Protection District (HCPD).
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Above Left: 2030 Copmprehensive Land Use Plan Above Right: Zoning in proximity to the site under review.
III.
COMPATIBILITY WITH THE 2030 COMPREHENSIVE PLAN
The properties are influenced by the Priority Commercial Mixed-Use area as identified within the 2030 Comprehensive Plan. Priority Commercial/Mixed-Use Areas are identified to direct future, high quality commercial and mixed use development. Priority locations are designated for protection against undesirable uses such as industrial, automotive repair, or uses primarily engaged in outdoor storage. The areas include anticipated greenfields at major intersections. These locations encourage both destination retail commercial uses and neighborhood commercial uses as appropriate. Design, layout, impact on adjacent properties, landscaping, and architecture all play a vital role in determining context viability. IV.
TRAFFIC REVIEW
Depending on the future use of these properties, development may be subject to a Traffic Impact Study as required by the City of Sumter Zoning and Development Standards Ordinance. V.
STAFF RECOMMENDATION
Staff recommends approval of this request. The existing patterns of development and the 2030 Comprehensive Land Use Plan support extension of the General Commercial (GC) zoning district to include these properties. VI.
DRAFT MOTION 1) I move that the Planning Commission approve RZ-16-12, rezoning three parcels of land totaling 1.56 acres, from Planned Development (PD) to General Commercial (GC). 2) I move an alternate motion.
VII.
PLANNING COMMISSION – NOVEMBER 16, 2016 3
The Sumter City-County Planning Commission at its meeting on Wednesday, November 16, 2016, voted unanimously (7-0) to recommend approval of this request. VIII. CITY COUNCIL – DECEMBER 6, 2016 – FIRST READING / PUBLIC HEARING The Sumter City Council at its meeting on Tuesday, December 6, 2016, gave First Reading approval for this request. IX.
CITY COUNCIL – DECEMBER 20, 2016 – SECOND / FINAL READING
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