Item 8EAGENDA ITEM #8E
MARCH 27, 2006
CITY OF ATLANTIC,BEACH
CITY COMMISSION MEETING
STAFF REPORT
AGENDA ITEM: Discussion of Future Land Use Designation of Land for the Hopkins
Creek Detention Pond
SUBMITTED BY: Rick Carper, P.E., Director of Public Works
DATE: March 15, 2006
BACKGROUND: At the June 13th, 2005 Commission meeting, and confirmed in the
February 2006 Strategic Planning sessions, staff was directed to begin
negotiations for acquisition of the parcel required to construct the
Hopkins Creek Regional Detention Pond from Sunrise Community
Church. Subsequent to the earlier approval, Staff determined that the
Future Land Use of the parcel in question had been inadvertently
reclassified from High Density Residential (HDR) to Public/Semipublic
(see attachment 1). Staff did not identify the error earlier because the
change caused the parcel to match the classification of the major
portion of the Church's property. Because the city is only seeking to
acquire two acres of a three acre parcel, Lampe, Roy & Associates,
Inc., who is performing an appraisal of the property for the city, has
recommended that the City commit to redesignating a matching two
acre parcel on the north side of the remainder to HDR, if the Church at
some later date were to sell the remainder of their property. By doing
this, the city avoids adding damages to the value of the remainder
(could exceed $100,000) to the final appraised value. The damages
would result from having only a single acre remaining that was HDR
and impacting the ability of that small a parcel to be developed to full
value. Lampe & Roy has corrected the initial appraisal to reflect that
the parcel in question should be considered to have a highest and best
use of High Density Residential.
RECOMMENDATION: The Commission direct Staff to draft a letter for the Mayor to sign to
Sunrise Community Church committing the city to seeking a
Comprehensive Plan change to the Future Land Use Map as
discussed above if the Church, at some future date, pursues sale of
the affected parcel.
ATTACHMENTS: 1) Community Development Director Memo re. Re-evaluation of
Church Property Appraisal
2) Overhead View of Subject Parcels
BUDGET: This action has no budget impact, other than saving the city substantial
money in the appraised value of the parcel being acquired for the
Hopkins Creek Regional Detention Pond. Funding for acquisition of
the parcel is contained in the Stormwater Fund 470-0000-538-6300,
Project PW0309.
REVIEWED BY CITY MANAGER:
March 27, 2006 Regular Meeting
AGENDA ITEM #8E
MARCH 27, 2006
MEMORANDUM
City of Atlantic Beach
800 Seminole Road
Atlantic Beach, Florida 32233
Telephone (904) 247-5800
Fax (904) 247-5805
www.coab.us
TO: Jim Hanson, City Manager
Rick Carper, P.E., Public Works Director
FROM: Sonya B. Doerr, AICP
Community Development Director
DATE: June 21, 2005
RE: Re-evaluation of Church property appraisal
Jim and Rick -
As I have become further involved in looking into the church property the City proposes to
acquire for stormwater use, I believe that the designation of the entire property as
Public/Semi-Public (P/SP) may in fact be a mapping error that occurred early during our
EAR-based Comprehensive Plan amendment process. As such, we may wish to consider
requesting a review of our appraisal of the property.
As depicted (highlighted in yellow) on the attached the original future land use map, the
north and eastern portion of the property was designated as P/SP when the City adopted its
first Comprehensive Plan in 1990. The southerly portion was designated as Residential,
High Density.
In July of 2003, the City contracted with the Northeast Florida Regional Planning Council to
assist with the Comprehensive Plan amendment process, including the preparation of new
maps. (The original 1990 maps existed only in paper format.) The RPC used the existing
land use map, property ownership records, and aerial photographs to create new GIS format
maps. The first draft of the existing and the proposed land use maps were provided to the
City in March of 2004. It seems as if this is when the church property was depicted in total
as P/SP, during preparation of the GIS format 1990 existing map. While this may have
seemed logical given that the property was in single ownership and use by the church, and
aerials depicted no residential use, the City's later transmittal of the proposed and adopted
amendments to the land use map do not identify this as a proposed change.
AGENDA ITEM #8E
MARCH 27, 2006
Rule 9J-5 F.A.C., requires that all proposed amendments to the Future Land Use Map be
depicted individually and collectively as part of the amendment transmittal package. As
shown on the attached map prepared for this purpose, only one change to P/SP was
identified, (#9 in the list of Amendment Areas) and that was for the property where City Hall
is located. No other map amendments to P/SP were depicted or intended.
I believe that the Department of Community Affairs would accept this as a map error and
allow for an administrative correction. however, if the property is to be acquired by the City
and used for stormwater purposes, P/SP is the appropriate designation. The larger question
may be a fairness issue, in that the City's appraisal of the property should reflect the value of
the property at the time the City began discussions with the church.
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