agenda item st. johns county board of county ......2017/10/03 · conversion of the 684...

1 AGENDA ITEM

ST. JOHNS COUNTY BOARD OF COUNTY COMMISSIONERS

Deadline for Submission - Wednesday 9 a.m. – Thirteen Days Prior to BCC Meeting

10/3/2017

BCC MEETING DATE

TO: Michael D. Wanchick, County Administrator DATE: August 20, 2017

FROM: Danielle Handy, AICP, Chief Planner PHONE: 904 209-0732

SUBJECT OR TITLE: DRI MOD 2017-04 Caballos del Mar (PGA Tour)

AGENDA TYPE: Ex Parte Communications, Public Hearing, Resolution

BACKGROUND INFORMATION:

Request to amend the Development Order to consolidate the acreage and uses of the PGA Tour Property and the Annex Parcel in a unified Master Development Plan Map H, add a Land Use Equivalency Table, and extend buildout and completion dates. The Planning and Zoning Agency recommended approval of DRI MOD 2017-04 Caballos del Mar (PGA Tour) at the August 17th, 2017 hearing with a vote of 6-0. Please see staff report for additional details.

1. IS FUNDING REQUIRED? No 2. IF YES, INDICATE IF BUDGETED. No

IF FUNDING IS REQUIRED, MANDATORY OMB REVIEW IS REQUIRED:

INDICATE FUNDING SOURCE:

SUGGESTED MOTION/RECOMMENDATION/ACTION:

APPROVE: Motion to adopt Resolution 2017-__ DRI MOD 2017-04 Caballos del Mar (PGA Tour) based upon four (4) findings of fact. DENY: Motion to deny DRI MOD 2017-04 Caballos del Mar (PGA Tour) based upon four (4) findings of fact.

For Administration Use Only: Legal: PS 9/6/2017 OMB: N/A Admin: DML 9/6/2017

Growth Management Department DIVISION REPORT

Development of Regional Impact Modification

DRI MOD 2017-04 Caballos del Mar (PGA Tour)

To: Board of County Commissioners

Through: Planning and Zoning Agency

From: Danielle Handy, AICP, Chief Planner

Date: August 30, 2017

Subject: DRI MOD 2017-04 Caballos del Mar (PGA Tour), request to amend

the Development Order to consolidate the acreage and uses of the

PGA Tour Property and the Annex Parcel in a unified Master

Development Plan Map H, add a Land Use Equivalency Table, and

extend buildout and completion dates.

Owner/Applicant: PGA Tour Inc.

112 PGA Tour Boulevard

Ponte Vedra Beach, FL 32082

Authorized Rep.: Phillip J. Mays

RocaPoint Partners

3424 Peachtree Road, Suite 1140

Atlanta, Georgia 30326

Hearing date(s): Planning and Zoning Agency – August 17, 2017

Board of County Commissioners – September 19, 2017

Commissioner

District: District 4

SUGGESTED MOTION/RECOMMENDATION/ACTION

APPROVE: Motion to enact Resolution 2017-__, DRI MOD 2017-04 Caballos del Mar (PGA

Tour) based upon four (4) findings of fact.

DENY: Motion to deny DRI MOD 2017-04 Caballos del Mar (PGA Tour) based upon four (4)

findings of fact.

DRI MOD 2017-04 Caballos del Mar (PGA Tour) MAP SERIES

Location: The subject property is located west of A1A North and Palm Valley Road and

south of PGA Tour Boulevard.

DRI MOD 2017-04 Caballos del Mar (PGA Tour) Future Land Use: The subject property is designated Caballos del Mar DRI on the Future

Land Use Map. Lands to the south and southeast are designated Commercial and

Residential-B.

DRI MOD 2017-04 Caballos del Mar (PGA Tour) Zoning District: The subject property is zoned Players Club Planned Unit Development

(PUD) pursuant to Ordinance 1975-15, as amended. The applicant filed a companion Major

Modification to incorporate the proposed DRI amendments into the PUD. Adjacent

properties are zoned PUD, Planned Special Development (PSD), Neighborhood Commercial

(CN), and Open Rural (OR).

DRI MOD 2017-04 Caballos del Mar (PGA Tour) Aerial Imagery: The subject property consists of 513.1 acres. THE PLAYERS Stadium

Course at TPC Sawgrass accounts for approximately 325.8 acres, which includes the

clubhouse, practice grounds, back practice grounds, and the 18-hole championship golf

course. Approximately 185.5 acres consist of lands utilized for parking during The PLAYERS

Championship (TPC), wetlands, and lands that accommodate the Agronomic Operations

Center (AOC). The remaining 1.8 acres are owned by St. Johns County and accommodate

the Ponte Vedra Courthouse Annex and an Antenna Tower.

DRI MOD 2017-04 Caballos del Mar (PGA Tour) BACKGROUND

The Caballos del Mar Development of Regional Impact (DRI) was approved by the St. Johns

County Board of County Commissioners in 1975, and has been modified at least twelve

times since its inception. The DRI was most recently modified in 2014 via Resolution 2014-

317, which had the effect of combining vacant Tour-owned parcels, including Parcels 11, 12,

13, 34, 35, and a “Commercial Parcel” into one development parcel known as the Tour

Parcel (Figures 1-2). The DRI modification also distributed the allowable uses on each

individual parcel throughout the newly created Tour Parcel, including “Commercial”,

“Office”, “Patio Homes”, “Multi-Family, “Single Family”, and “Special Use.”

Figure 1: Master Development Plan (Map H) prior to Resolution 2014-317


Figure 2: Master Development Plan (Map H) following Resolution 2014-317

APPLICATION SUMMARY

The applicant is proposing to amend the Caballos del Mar Development of Regional Impact

(DRI) in order to achieve the following changes:

1) Modification to the Master Development Plan Map H to combine the 1.8-acre St. Johns

County Courthouse Annex site (the “Annex Parcel”) with lands owned by the Tour

(Figure 3). The proposed change will result in the relocation of the existing tower on

the Annex Parcel to another location on the Tour Parcel, and the relocation of the

Courthouse Annex building from the Annex Parcel to another site.

2) Consolidation of Tour-owned parcels (Tour and Golf Course Parcels) and the Annex

Parcel, and their approved development rights, into one Master Development Plan

Map H (Figure 3). Allowed uses on the Golf Course Parcel currently include “TPC

Golf Course”, Clubhouse, and other ancillary golf course uses. By consolidating

development rights throughout all of the Tour-owned properties, multi-family

residential development would be allowed throughout the Golf Course Parcel as

specified within the companion Major Modification application and summarized

below. While the multi-family residential development could be located throughout

the Tour Parcel, Annex Parcel, or Golf Course Parcel, commercial and office uses

would only be allowed on the Tour Parcel and Annex Parcel. Staff anticipates

changes to Figure 3 in order to replace the term “Golf Course-Related Commercial

and Office” with “Golf Related Uses”, which is intended to address existing and

future golf-related uses such as “golf course, clubhouse and associated lawns, golf-

related commercial and office uses, maintenance and operations facilities, practice

ranges, media center, starter’s facilities, parking lots, unpaved parking areas,

tournament facilities for THE PLAYERS, tournament hospitality facilities, office and

commercial space associated with the uses allowed in this paragraph (by way of

example but not limitation, offices for the Agronomic Operations Center, golf pro

shop in the clubhouse), and other similar facilities.”

DRI MOD 2017-04 Caballos del Mar (PGA Tour) Figure 3: Proposed DRI Map H under DRI MOD 2017-04 Caballos del Mar (PGA Tour)

3) Amendment to the Development Order (“DO”) to add a Land Use Equivalency Table

that will allow for the exchange of approved multi-family residential units to

commercial (retail or office) square footage within parcels owned by the Tour and

County (Exhibit C). Land Use Equivalency Tables, by design, provide the

opportunity to convert entitlements through the establishment of conversion formulas

to demonstrate no increase in traffic generation (i.e., traffic impact would be neutral).

By incorporating a Land Use Equivalency Table into the DRI, the applicant would

have the ability to convert the previously approved, vested multi-family residential

development to commercial and/or office square footage. For example, under the

proposed Land Use Equivalency Table, the conversion of the 684 multi-family

residential dwelling units to office would result in a maximum of 259,783 square feet

or a maximum of 136,390 square feet if converted to commercial. Alternatively, a

conversion of the 684 multi-family residential units to office and commercial could be

achieved so long as the conversion yielded no change in traffic generation.

4) Extend the termination, build-out, downzoning protection, and construction

completion dates for development within the Tour and County- owned parcels

subject to this application, in lieu of seeking certain gubernatorial and legislative

extensions that have been granted. Commencement of development within the

parcels subject to this application has occurred. Therefore, no extension to the

commencement date is requested for such parcels.

DRI MOD 2017-04 Caballos del Mar (PGA Tour) DEPARTMENTAL REVIEW

This application was routed to all appropriate reviewing departments.

Technical Division Review: All future site engineering, drainage and required infrastructure

improvements will be reviewed pursuant to the established Development Review Process to

ensure that the development has met all applicable local regulations and permitting

requirements. No permits will be issued prior to compliance with all applicable regulations.

Office of the County Attorney Review: Applicant must demonstrate that the proposed

changes do not constitute a substantial deviation pursuant to section 380.06(19), F.S., which

would require further review for regional impact. Afterwards, pursuant to section

380.06(11), the local government shall give notice and hold a public hearing on the

application in the same manner as for a rezoning. Applicant then bears the initial burden of

demonstrating with competent substantial evidence that the proposed change is a)

consistent with the Goals, Objectives, and Policies of the Comprehensive Plan and b)

complies with the procedural requirements of the Land Development Code. The

Agency/Board may approve or deny the proposed request to amend the DRI if there is

evidence that maintaining the existing DRI Development Order serves a legitimate public

purpose on matters relating to local (not regional) issues. A legitimate public purpose for

keeping the existing Development Order may include that the rezoning: produces an urban

sprawl pattern of development; is spot zoning; produces an incompatibility or deviation

from an established or developing logical and orderly development; produces significant

adverse impact upon property values of the adjacent or nearby properties; or detracts from

the character and quality of life in the neighborhood by creating excessive noise, lights,

vibration, fumes, odors, dust, physical activities and other detrimental effects or nuisances

Planning and Zoning Division Review: An analysis of each component of the DRI

modification request can be found below.

Acquisition of the Annex Parcel and relocation of existing tower: In coordination with

County staff, the applicant has agreed to relocate the communication tower from the Annex

Parcel to another portion of the Tour-site. In addition to relocating the tower structure, the

tower is anticipated to be upgraded from a lattice structure to a monopole structure, and to

be upgraded to increase the ability to withstand a Category 5 windstorm event as opposed

to a Category 3 windstorm event. According to County staff, the existing tower provides

communication services used by public safety agencies in the County. Further, the existing

tower has one of the lowest wind storm ratings in the County compared to other towers used

for intergovernmental communication system. With regard to the Ponte Vedra Courthouse

Annex, the applicant has coordinated with the County’s Real Estate Division, Fire Rescue,

and the Office of the County Attorney to acquire the Annex Parcel and relocate services,

which currently include a satellite office for the Property Appraiser and Tax Collector.

County staff indicates that the Property Appraiser is the main user of the Annex Property,

and that the relocated facilities will be nearby. County staff are advocating no interruption in

services, and plans to review technical details of how the transition will occur to ensure no

loss in service.

Consolidation of the Tour-owned parcels and the Annex and their associated

development rights: With regard to consolidating Tour-owned parcels and the Annex and

their associated development rights, staff finds that the measures proposed with the Planned

Unit Development should ensure consistent and compatible development. For instance, the

DRI MOD 2017-04 Caballos del Mar (PGA Tour) applicant has stipulated within the Master Development Plan text the following standards:

1. A setback of 200 feet between multi-family residential units and existing platted

single-family residential lots;

2. Requirement that all multi-family residential development proceed through the

Incremental Master Development Plan or Small Adjustment process prior to

obtaining construction plan approval;

3. Incorporation of compatibility standards for multi-family residential development in

areas where non-compatible adjacent uses may exist, as provided within the

Comprehensive Plan and Land Development Code, during staff review of

aforementioned Incremental Master Development Plan or Small Adjustment

applications;

4. Prohibition of multi-family residential development in playable areas of the 18-hole

championship golf course (Stadium Course), defined as those areas that are “in-

bounds” for play. Existing Stadium Course must remain in a configuration that is

substantially similar to its existing condition;

5. Establishment of a height zone map to limit previously height allowance of 100 feet to

heights ranging between primarily 35 feet and 75 feet. It should be noted that there is

a height allowance of 85 feet within the center of the golf course to accommodate the

existing clubhouse facility; and,

6. Establishment of certain areas around the perimeter of the Golf Course parcel which

prohibit multi-family development (see the areas noted in yellow on Proposed

Master Development Plan Map of Golf Course Parcel).

Addition of a Land Use Equivalency Table: The applicant is proposing to incorporate a

Land Use Equivalency Table into the DRI. This table would allow the conversion of the 684

multi-family residential dwelling units into commercial (retail or office) square footage. The

use of the Land Use Equivalency Table is limited to lands associated with this DRI

modification and Major Modification request only. Additionally, the Land Use Equivalency

Table does not allow for the conversion of commercial square footage to residential and

does not provide for the conversion of office square footage to commercial square footage

or vice-versa.

Incorporation of extensions to termination, build-out, downzoning protection, and

construction completion dates: Lastly, the applicant has incorporated the extension of

termination, build-out, down-zoning protection and construction completion dates for lands

subject to the DRI modification and Major Modification application. This request will

memorialize gubernatorial and legislative extensions granted under Florida Statute.

NORTHEAST FLORIDA REGIONAL COUNCIL

The Chief Executive Officer of the Northeast Florida Regional Council (NEFRC), Brian

Teeple, provided a memorandum on July 3, 2017 pertaining to the proposed changes to the DRI (Attachment 3). Mr. Teeple recommended that the Northeast Florida Regional Council

Executive Committee approve the request based on consistency with the DRI Development

Order Conditions, consistency with the numerical thresholds in F.S. 380.06(19), and based

on impacts to regional resources and facilities not previously reviewed.

The Regional Council noted that the consolidation of all three parcels had two practical

effects:

a. Add the Courthouse Annex property into the DRI

b. Designate the Golf Course as Mixed-use, which allows Golf Course, Multi-Family


Residential, and Golf Course Related Commercial and Office.

Mr. Teeple noted two concerns within the memorandum including two unsigned owner’s

authorization documents and general concerns regarding the lack of specificity within the

development plan. Specifically, Mr. Teeple stated “Additionally, the change in the land use

designation for the Golf Course to Mixed-Use, without any specificity as to location of non-

golf course uses, make meaningful analysis difficult. St. Johns County should await

correction of these two issues prior to consideration of approval.” Following the publishing

of this memorandum, the applicant provided signed owner’s authorization documents and

revised application materials specifying a two-hundred (200) foot setback between multi-

family residential units and existing platted single-family residential units and prohibiting

multi-family residential units from being located within playable areas, defined as those

areas that are “in-bounds” for play, of the 18-hole championship golf course (Stadium

Course) in a configuration that is substantially similar to its existing condition.”

PLANNING AND ZONING AGENCY HEARING

The Planning and Zoning Agency recommended approval of DRI MOD 2017-04 Caballos del

Mar with a vote of 6-0 at the August 17, 2017 hearing based on four (4) findings of fact as

provided in the staff report. Seven individuals spoke during the joint public input for the DRI

Modification and Major Modification and cited concerns regarding the expansion of multi-

family residential uses within the Golf Course Parcel, lighting of the practice facilities 2.5

hours prior to sunrise, lack of details depicted on the Master Development Plan Map, the

request for a waiver to active recreation requirements, and how the term “Golf-related” is

broad in nature in terms of describing allowable uses on the Golf Course Parcel. One

member of the public expressed that the relocation and upgrage of the communication

tower was a benefit to the County and that the incorporation of a Land Use Equivalency table

could potentially increase commercial and/or office uses in the County to help balance the

County’s ad valorem tax base. Agency Member Koppenhafer questioned the term “Golf

Course-Related Commercial and Office” uses to ensure that these uses were not intended to

consist of shopping centers such as a Publix or McDonalds and to confirm that these uses

instead capture golf-course related facilities.

CORRESPONDENCE/PHONE CALLS

Correspondence regarding the request is attached (Attachment 4). Phone calls in opposition

to the request and of an information nature have been fielded by staff.

RECOMMENDED ACTION

NOTE: STAFF RECOMMENDATIONS ARE NON-BINDING.

Staff recommends approval of DRI MOD 2017-04 Caballos del Mar (PGA Tour) subject to

four (4) Findings of Fact. These findings are based on the application materials, consistency

with applicable policies of the Comprehensive Plan, the Land Development Code

requirements and other relevant information available to staff. Staff recommendations are

non-binding.

ATTACHMENTS

1. Documents to be Recorded

2. Application and Supporting Documents

3. Northeast Florida Regional Council Correspondence and Response

4. Correspondence

FINDINGS OF FACT

DRIMOD 2017-04 Caballos del Mar (PGA Tour)

APPROVE

DENY

1. This request was fully considered after public hearing pursuant to legal notice duly published as required by law.

1. This request was fully considered after public hearing pursuant to legal notice duly published as required by law.

2. The requested changes do not constitute a substantial deviation pursuant to the terms of Section 380.06(19) of the Florida Statutes.

2. The requested changes constitute a substantial deviation pursuant to the terms of Section 380.06(19), Florida Statutes.

3. The requested changes are compatible with the surrounding area and consistent with future development trends of the area.

3. The requested changes are not compatible with the surrounding area and not consistent with future development trends of the area.

4. The requested changes are consistent with and further the objectives of the 2025 Comprehensive Plan.

4. The requested changes are inconsistent with and do not further the objectives of the 2025 Comprehensive Plan.

ATTACHMENT 1

DOCUMENTS TO BE RECORDED

RESOLUTION NO. 2017-___________

A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF THE

COUNTY OF ST. JOHNS, STATE OF FLORIDA, MODIFYING THE CABALLOS DEL

MAR DEVELOPMENT OF REGIONAL IMPACT DEVELOPMENT ORDER, AS

PREVIOUSLY APPROVED BY ST. JOHNS COUNTY ON JULY 8, 1975, AND AS

PREVIOUSLY MODIFIED BY RESOLUTION 1983-36; RESOLUTION 1983-75;

RESOLUTION 1984-54; RESOLUTION 1984-146; RESOLUTION 1985-59; RESOLUTION

1985-128; RESOLUTION 1986-176; RESOLUTION 1988-250; RESOLUTION 1994-210;

RESOLUTION 2002-41; RESOLUTION 2002-88; RESOLUTION 2007-341; AND

RESOLUTION 2014-317; FINDING THAT THE MODIFICATION DOES NOT

CONSTITUTE A SUBSTANTIAL DEVIATION; PROVIDING FOR A SAVINGS CLAUSE;

AND PROVIDING FOR AN EFFECTIVE DATE.

WHEREAS, PGA Tour Inc., Tournament Players Association, Inc., Tournament Players

Club at Sawgrass, Inc. and St. Johns County (collectively, “Applicant”) has submitted a Notice of

Proposed Change (DRIMOD 2017-04) (the “DRI Modification Application”) to the Caballos del Mar

Development of Regional Impact (“DRI”) dated May 30, 2017 (the “Notification”) requesting

modification to the Master Plan Map H (the “Notice of Proposed Change”); and

WHEREAS, the Applicant submits that the changes proposed in the DRI Modification

Application does not constitute a substantial deviation pursuant to the terms of Section 380.06(19),

Florida Statutes; and the Applicant has provided evidence that such changes do not constitute a

substantial deviation under any provision of Section 380.06(19), of the Florida Statutes; and

WHEREAS, the Northeast Florida Regional Council (“NEFRC”) reviewed the DRI

Modification Application, as required by Section 380.06, Florida Statutes, and the DRI Modification

Application recommends the NOPC does not constitute a substantial deviation; and

WHEREAS, the St. Johns County Board of County Commissioners has duly noticed and

held a public hearing as required by Section 380.06, Florida Statutes, and offered the public and all

affected parties an opportunity to be heard and to present evidence; and

WHEREAS, the Board of County Commissioners has reviewed the DRI Modification

Application, the report and recommendation of the NEFRC, the recommendation of County Staff,

and considered the evidence presented and whether the proposed modification constitutes a

substantial deviation to the DRI requiring further DRI review at a public hearing held on September

19, 2017 after required notice.

NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St.

Johns County, Florida that:

Section 1. The following facts and conclusions of law are established by clear and

convincing evidence to support this Resolution:

a. The requested changes to not constitute a substantial deviation pursuant to the

terms of Section 380.06(19), Florida Statutes, consistent with the

recommendation of approval by a July 3, 2017 memorandum by the Northeast

Florida Regional Council.

b. The changes requested in the DRI Modification Application are consistent with

the Land Development Code of St. Johns County, as amended.

c. The changes requested in the DRI Modification Application are consistent with

and further the objective of the St. Johns County Comprehensive Plan 2025.

Section 2. The legal description of the property within the Caballos del Mar DRI is

attached as Exhibit “A” to this Resolution.

Section 3. The Caballos del Mar DRI Master Plan H is hereby modified by approval of

the following specified changes:

a. Revise Map H included as Exhibit “B” to add 1.8-acre County Annex Parcel

to the DRI and allow all development rights allocated to the Tour Parcel, Golf

Course Parcel and County Annex Parcel to be constructed within the three

parcels, as combined, and subject to the uses depicted on Map H.

Section 4. The Caballos del Mar DRI Development Order is hereby modified by

approving Exhibit “C,” Land Use Equivalency Table, attached and incorporated to this

Resolution, and applicable only to the property subject to this Resolution and described in

Exhibit “A.”

Section 5. Except as modified by this Resolution, the existing Caballos del Mar DRI

Development Order shall remain in full force and effect.

Section 6. A certified copy of this Resolution, complete with all exhibits, shall be

rendered by St. Johns County within ten (10) days of its adoption by certified mail, return receipt

requested to the Developer, the Florida Department of Economic Opportunity, and the Northeast

Florida Regional Council.

Section 7. This Resolution shall become effective immediately upon adoption.

PASSED AND ADOPTED by the Board of County Commissioners of St. Johns County,

Florida, this _________ day of ___________, 2017.

BOARD OF COUNTY COMMISSIONERS

OF ST. JOHNS COUNTY, FLORIDA

By: ________________________________

James K. Johns, Chair

ATTEST: Hunter S. Conrad, Clerk

By: _________________________

Deputy Clerk

EXHIBIT B

Map H Black & White Version

EXHIBIT CLand Use Equivalency Table

EXHIBIT "C"CABALLOS DEL MAR DRI - DRI DO AMENDMENT

TOUR, GOLF COURSE AND ANNEX PARCELSLAND USE EQUIVALENCY TABLE

USE OF THE LAND USE EQUIVALENCY TABLE

FROM: (KSF) (KSF)0.3798 0.1994

Quantity of RateUnits (DU or KSF) (trip/unit)

684 0.5205260.488 1.3705260.488 2.6105

Example: Convert 100 DU of Residential to Commercial / Retail100 x 0.1994 = 19.94100 Residential Dwelling Units is equivalent to 19.94 KSF Commercial / Retail

Convert 100 DU of Residential to Office100 x 0.3798 = 37.98100 Residential Dwelling Units is equivalent to 37.98 KSF Office

684259,783136,390

The Applicant may increase or decrease the amount of a particular land use within the Tour, Golf Courseor Annex Parcels portion of the DRI without filing a notice of proposed change, provided that:

(a) Such changes are consistent with the Land Use Equivalency Table set forth below. The Land UseEquivalency Table specifies the rate at which Residential Condo/Townhouse uses may be exchanged forOffice or Commercial/Retail uses. The Land Use Equivalency Table allows for conversion of all or a portionof the TOUR's 684 vested Residential units.

(b) At any time of election of a land use conversion under the Land Use Equivalency Table, the Applicantshall notify, in writing, St. Johns County, the Department of Economic Opportunity (“DEO”), and theNortheast Florida Regional Council (“NEFRC”) of the election at least 30 days in advance of the change.Use of the Land Use Equivalency Table will be reported on an individual and cumulative basis in theproject biennial report. Any Notice of Proposed Change (“NOPC”) filed shall incorporate all changes madepursuant to the Land Use Exchange Table prior to the filing of such NOPC. So long as the conversion isconsistent with the criteria contained in the Land Use Equivalency Table and no change is made to theMaster Development Plan, Map H, no additional DRI approvals shall be required for the conversion.

357

Residential Condo / Townhouse (DU)

Residential Condo / Townhouse (DU)

Commercial /Retail

TO: Office (KSF)

LAND USE EQUIVALENCY TABLE*

*The Land Use Equivalency Table only allows conversion from Residential Condo / Townhouse dwelling units toeither Office or Commercial/Retail uses.

Maximum Increase in Commerical/Retail Use via Conversion (SF)

680

Land UseNet New PM Peak Hour

External Trips356

Office (KSF)Commercial / Retail (KSF)

MAXIMUM INCREASES/DECREASES

Quantity

Maximum Decrease in Residential Units via Conversion (DU's)Maximum Increase in Office Use via Conversion (SF)

Land Use

August 14, 2017

EXHIBIT "C"CABALLOS DEL MAR DRI - DRI DO AMENDMENT

TOUR, GOLF COURSE AND ANNEX PARCELSLAND USE EQUIVALENCY TABLE

Estimation Method Gross PM Pk Percentage of Pass-By Average PM Pk Hour (Rate or Equation)1 Hour Trip Ends New Trips2 Trips (vph) Net New Trips (vph)

230 Residential Condo / Townhouse 684 DU's T = 0.52(X) 356 100% 0 356710 Office 260.488 KSF T = 1.49(X) 388 92% 31 357820 Commercial / Retail 260.488 KSF T = 3.71(X) 966 70.4% 286 680

1,710 317 1,393*The Land Use Equivalency Table only allows conversion from residential condo / townhouse dwelling units to either office or commercial/retail uses.

Notes:1 ITE Trip Generation Manual, 9th Edition2 St. Johns County P.M. Peak Hour Trip Rate and Percent New Trips Data

PM Peak Hour Trip Generation

ITE Code Land Use Quantity Unit

August 14, 2017

END OF RECORDED DOCUMENTS

SECTION

ATTACHMENT 2

APPLICATION AND SUPPORTING

DOCUMENTS

FORM DEO-BCP-PROPCHANGE-1

Rule 73C-40.010, FAC. Effective 11-20-90

(Renumbered 10-01-11)

STATE OF FLORIDA

DEPARTMENT OF ECONOMIC OPPORTUNITY

DIVISION OF COMMUNITY PLANNING & DEVELOPMENT

The Caldwell Building, MSC 160

107 East Madison Street

Tallahassee, Florida 32399

NOTIFICATION OF A PROPOSED CHANGE TO A PREVIOUSLY APPROVED

DEVELOPMENT OF REGIONAL IMPACT (DRI)

SUBSECTION 380.06(19), FLORIDA STATUTES

Subsection 380.06(19), Florida Statutes, requires that submittal of a proposed

change to a previously approved DRI be made to the local government, the regional

planning agency, and the state land planning agency according to this form.

1. I, William J. Schilling Jr., the undersigned owner/authorized representative of PGA

Tour, Inc., Tournament Players Association., Inc., Tournament Players Club at

Sawgrass Inc. and St. Johns County, hereby give notice of a proposed change to a

previously approved Development of Regional Impact in accordance with Subsection

380.06(19), Florida Statutes. In support thereof, I submit the following information

concerning the Caballos del Mar DRI development, which information is true and

correct to the best of my knowledge. I have submitted today, under separate cover, copies

of this completed notification to St. Johns County, Florida, to the Northeast Florida

Regional Council, and to the Bureau of Community Planning, Department of

Economic Opportunity.

Date ______________________ Signature________________________________

William J. Schilling, Jr., P.E.,

Authorized Agent for:

PGA Tour, Inc.,

Tournament Players Association., Inc.,

Tournament Players Club at Sawgrass Inc.,

St. Johns County

2

2. Applicant (name, address, phone). PGA Tour, Inc.

112 PGA Tour Blvd.

Ponte Vedra Beach, Fl.

32082

Tournament Players Association.

Inc.


Ponte Vedra Beach, Fl. 32082

Tournament Players Club at

Sawgrass Inc.


Ponte Vedra Beach, Fl. 32082

St. Johns County

500 San Sebastian View

Saint Augustine, Fl. 32084

3. Authorized Agent (name, address, phone). William J. Schilling Jr.

Kimley-Horn and Associates, Inc.

12740 Gran Bay Parkway West

Suite 2350

Jacksonville, Florida 32258

(904) 828-3900

4. Location (City, County, Township/Range/Section) of approved DRI and proposed

change.

St. Johns County, Florida

5. Provide a complete description of the proposed change. Include any proposed

changes to the plan of development, phasing, additional lands, commencement date,

build-out date, development order conditions and requirements, or to the

representations contained in either the development order or the Application for

Development Approval.

This application for Non-Substantial Deviation to the Caballos del Mar Development of

Regional Impact (“DRI”) is submitted by PGA Tour, Inc. and Tournament Players

Association., Inc., and Tournament Players Club at Sawgrass, Inc. (collectively, the

“Tour”) and St. Johns County (the “County”) to request modification of the Master

Development Plan Map (Map H) for certain lands owned by the Tour and the County

located within the Players Club Planned Unit Development (“PUD”) portion of the

3

Caballos del Mar DRI. The proposed revision to the Master Development Plan include

the following:

1. Modifies the Master Development Plan Map H to combine the 1.8-acre St. Johns

County Courthouse Annex site (the “Annex Parcel”) with lands owned by the Tour

and described as the Tour Parcel, as depicted in Exhibits B-4A and B-4B.

2. Consolidates Tour owned parcels (Tour and Golf Course parcels) and the Annex

Parcel, and their approved development rights, into one Master Development Plan

Map H.

3. Amends the Development Order (“DO”) to add a Land Use Equivalency Table that

will allow for the exchange of approved multi-family residential units to commercial

(retail or office) square footage within parcels owned by the Tour and County. The

proposed Land Use Equivalency Table is added to the DO as an exhibit and is

attached to this application as Exhibit C.

4. Extends the termination, build-out, downzoning protection, and construction

completion dates for development within the Tour and County-owned parcels subject

to this application, in lieu of seeking certain gubernatorial and legislative extensions

that have been granted. Commencement of development within the parcels subject to

this application has occurred. Therefore, no extension to the commencement date is

requested for such parcels.

This DRI DO amendment will result in no change to the approved land uses, acreage or

densities/intensities within the combined parcels and will not result in a substantial

deviation pursuant to the provisions of Subsection 380.06(19)(b), Florida Statutes.

The Caballos del Mar Development of Regional Impact (DRI) was approved by the St.

Johns County Board of County Commissioners on July 8, 1975. Minor changes to the

DRI were approved in December 1978; May 1980; October 1980; and June 1982. A

restated Development of Regional Impact Order was approved by St. Johns County

Resolution 83-36 on April 26, 1983. Additional modifications were approved by St.

Johns County Resolution 83-75 dated July 26, 1983; a Resolution approved March 13,

1984; Resolution 84-54 approved May 22, 1984; Resolution 84-146 approved November

20, 1984; Resolution 85-128 approved September 24, 1985; Resolution 86-176 dated

November 25, 1986; Resolution 88-250 approved September 13, 1988; Resolution 2002-

41 approved March 12, 2002; Resolution 2007-341 approved October 30, 2007; and

Resolution 2014-317 approved November 4, 2014. The DRI Development Order as

modified by all prior modifications is referred to herein as the “Development Order” or

“DO”.

Indicate such changes on the project master site plan, supplementing with other

detailed maps, as appropriate. Additional information may be requested by the

4

Department or any reviewing agency to clarify the nature of the change or the

resulting impacts.

The changes to the project Master Development Plan Map (“Map H”) are shown on the

proposed DRI Master Development Plan Map H attached to this application as Exhibit B-

4A and B-4B. The proposed changes to Map H include the following:

A. Combines the 1.8-acre Annex Parcel with the Tour-owned Tour Parcel.

B. Consolidating Tour-owned parcels (Tour and Golf Course parcels) and the Annex

Parcel and their approved development rights into one Master Development Plan Map

H.

6. Complete the attached Substantial Deviation Determination Chart for all land use

types approved in the development. If no change is proposed or has occurred,

indicate no change.

The completed Substantial Deviation Determination Chart is attached.

7. List all the dates and resolution numbers (or other appropriate identification

numbers) of all modifications or amendments to the originally approved DRI

development order that have been adopted by the local government, and provide a

brief description of the previous changes (i.e., any information not already

addressed in the Substantial Deviation Determination Chart). Has there been a

change in local government jurisdiction for any portion of the development since the

last approval or development order was issued? If so, has the annexing local

government adopted a new DRI development order for the project?

April 26, 1983 Resolution 83-36

July 26, 1983 Resolution 83-75

May 22, 1984 Resolution 84-54

November 20, 1984 Resolution 84-146

April 16, 1985 Resolution 85-59

September 24, 1985 Resolution 85-128


September 13, 1988 Resolution 88-250


March 13, 2002 Resolution 2002-41

October 30, 2007 Resolution 2007-341


There has not been a change in local government jurisdiction for any portion of the

development since the last approval or development order was issued.

5

8. Describe any lands purchased or optioned within 1/4 mile of the original DRI site

subsequent to the original approval or issuance of the DRI development order.

Identify such land, its size, intended use, and adjacent non-project land uses within

½ mile on a project master site plan or other map.

No lands have been purchased by The Tour within ¼ mile of the DRI as originally

approved.

9. Indicate if the proposed change is less than 40% (cumulatively with other previous

changes) of any of the criteria listed in Paragraph 380.06(19)(b), Florida Statutes.

Do you believe this notification of change proposes a change which meets

the criteria of Subparagraph 380.06(19)(e)2., F.S.

YES __________ NO ______X_________

The proposed change should be determined to be a non-substantial deviation to the

previously-approved Caballos del Mar DRI, as amended, because there are no changes in

the approved uses, density/intensity, or increase in traffic generation, or any other

modification that would create the reasonable likelihood of additional regional impact.

10. Does the proposed change result in a change to the buildout date or any phasing

date of the project? If so, indicate the proposed new buildout or phasing dates.

Concurrent with the Notice of Proposed Change approved in 2014, via Resolution 2014-

317, the Board of County Commissioners approved a major modification to the Players

Club PUD (St. Johns County Ordinance 2014-50) for the Tour Parcel, requiring

construction commencement to occur within 20 years and construction completion to

occur within 25 years of the date of approval of the PUD major modification.

Construction on the Tour Parcel commenced in 2015. Therefore, the commencement

requirement for the PUD has been met. As part of this application and the companion

PUD major modification application, the Tour and County propose a similar approach of

a 25-year time-frame for the DRI termination, build-out, downzoning protection and

construction completion dates for development within the Tour, Golf Course and Annex

parcels. Accordingly, a maximum of 25 years from the date of the Board of County

Commissioners approval of the subject application will be allowed for construction

completion within the Tour and County parcels subject to this application. This approach

and associated time extension are being sought in lieu of the gubernatorial and legislative

extensions that are available to the applicants by law. Nothing stated herein would

prevent the Tour or County from seeking gubernatorial and legislative extensions for the

subject parcels that are granted subsequent to the Board of County Commissioners

approval of the subject applications.

6

11. Will the proposed change require an amendment to the local government

comprehensive plan?

No, the proposed changes to the DRI do not require an amendment to the St. Johns

County 2025 Comprehensive Plan.

Provide the following for incorporation into such an amended development order,

pursuant to Subsections 380.06 (15), F.S., and 73-40.025, Florida Administrative

Code:

Not applicable.

12. An updated master site plan or other map of the development portraying and

distinguishing the proposed changes to the previously approved DRI or

development order conditions.

The changes to the project Master Development Plan (“Map H”) are shown on the

proposed DRI Map H attached to this application as Exhibit B-4A and B-4B. The

proposed changes to Map H include the following:

A. Combines the 1.8-acre Annex Parcel with the Tour-owned Tour Parcel.

B. Consolidates Tour-owned parcels (Tour and Golf Course parcels) and the Annex

Parcel and their approved uses into one Master Development Plan Map H.

13. Pursuant to Subsection 380.06(19)(f), F.S., include the precise language that is being

proposed to be deleted or added as an amendment to the development order. This

language should address and quantify:

a. All proposed specific changes to the nature, phasing, and build-out date of

the development; to development order conditions and requirements; to

commitments and representations in the Application for Development

Approval; to the acreage attributable to each described proposed change of

land use, open space, areas for preservation, green belts; to structures or to

other improvements including locations, square footage, number of units;

and other major characteristics or components of the proposed change;

Development within the Tour, Golf Course and Annex parcels shall occur in a

single phase, which has already commenced. Build-out of the single development

phase shall be allowed to occur up to 25 years from the date of approval of this

application.

The proposed DRI Map H combines all existing development rights within the

7

Tour, Golf Course and Annex parcels and allows such uses to be located within

the combined parcels, with certain limitations set for the companion PUD zoning

ordinance. A Land Use Equivalency Table is being added to the DO for the Tour

and County parcels to allow the conversion of the existing 684 Residential

Condo/Townhouse development rights to Office and Commercial/Retail space.

b. An updated legal description of the property, if any project acreage is/has

been added or deleted to the previously approved plan of development;

Updated legal descriptions have been included in this application as Exhibit A.

c. A proposed amended development order deadline for commencing physical

development of the proposed changes, if applicable;

Not applicable as the project has already commenced.

d. A proposed amended development order termination date that reasonably

reflects the time required to complete the development;

Construction within the Tour, Golf Course and Annex parcels shall be completed

in accordance with the applicable expiration date(s) of construction approvals,

which may be extended upon County staff approval consistent with applicable

provisions of the Land Development Code, but in no case shall completion extend

beyond 25 years from the date of approval of this application.

e. A proposed amended development order date until which the local

government agrees that the changes to the DRI shall not be subject to down-

zoning, unit density reduction, or intensity reduction, if applicable; and

Changes to the Tour, Golf Course and Annex parcels within the DRI shall not be

subject to down-zoning, unit density reduction or intensity reduction for a period

of 25 years from the Board of County Commissioners approval of the subject

application, as specified above.

f. Proposed amended development order specifications for the annual report,

including the date of submission, contents, and parties to whom the report is

submitted as specified in Subsection 73C-40.025 (7), F.A.C.

Not applicable.

SU

BS

TA

NT

IAL

DE

VIA

TIO

N D

ET

ER

MIN

AT

ION

CH

AR

T

No

te:

If

a re

sponse

is

to b

e m

ore

than

one

sente

nce

, at

tach

a d

etai

led d

escr

ipti

on o

f ea

ch p

ropose

d c

han

ge

and c

opie

s of

the p

ropose

d m

odif

ied s

ite

pla

n

dra

win

gs.

T

he

Bure

au m

ay r

eques

t ad

dit

ional

info

rmat

ion f

rom

the

dev

elop

er o

r his

agen

t.

TY

PE

OF

LA

ND

US

E

CH

AN

GE

CA

TE

GO

RY

PR

OP

OS

ED

PL

AN

OR

IGIN

AL

PL

AN

PR

EV

IOU

S D

.O. C

HA

NG

E

& D

AT

E O

F C

HA

NG

E

Att

ract

ion/R

ecre

atio

n

# P

arkin

g S

pac

es

NO CHANGE

# S

pec

tato

rs

NO CHANGE

# S

eats

NO CHANGE

Sit

e lo

cati

onal

chan

ges

NO CHANGE

Acr

eage,

incl

udin

g d

rain

age,

RO

W,

ease

men

ts, et

c.

NO CHANGE

Ex

tern

al V

ehic

le T

rips

NO CHANGE

D.O

. C

ondit

ions

NO CHANGE

AD

A R

epre

senta

tions

NO CHANGE

Air

port

s R

unw

ay (

length

) NOT APPLICABLE

Runw

ay (

stre

ngth

)

Ter

min

al (

gro

ss s

quar

e fe

et)

# P

arkin

g S

pac

es

# G

ates

Apro

n A

rea

(gro

ss s

quar

e fe

et)

Sit

e lo

cati

onal

chan

ges

Air

port

Acr

eage,

incl

udin

g d

rain

age,

RO

W, ea

sem

ents

, et

c.

SU

BS

TA

NT

IAL

DE

VIA

TIO

N D

ET

ER

MIN

AT

ION

CH

AR

T

No

te:

If

a re

sponse

is

to b

e m

ore

than

one

sente

nce

, at

tach

a d

etai

led d

escr

ipti

on o

f ea

ch p

ropose

d c

han

ge

and c

opie

s of

the p

ropose

d m

odif

ied s

ite

pla

n

dra

win

gs.

T

he

Bure

au m

ay r

eques

t ad

dit

ional

info

rmat

ion f

rom

the

dev

elop

er o

r his

agen

t.

Air

port

s (c

ont.

)

# E

xte

rnal

Veh

icle

Tri

ps

D.O

. C

ondit

ions

AD

A r

epre

senta

tions

Ho

spit

als

# B

eds

NOT APPLICABLE

# P

arkin

g S

pac

es

Buil

din

g (

gro

ss s

qu

are

feet

)

Sit

e lo

cati

onal

chan

ges

Acr

eage,

incl

udin

g d

rain

age,

RO

W,

ease

men

ts, et

c.

Ex

tern

al V

ehic

le T

rips

D.O

. co

ndit

ions

AD

A r

epre

senta

tions

Indust

rial

Acr

eage,

incl

udin

g d

rain

age,

RO

W,

ease

men

ts, et

c.

NOT APPLICABLE

# P

arkin

g s

pac

es

Buil

din

g (

gro

ss s

qu

are

feet

)

# E

mplo

yee

s

chem

ical

sto

rage

(bar

rels

and p

ounds)

Sit

e lo

cati

onal

chan

ges

SU

BS

TA

NT

IAL

DE

VIA

TIO

N D

ET

ER

MIN

AT

ION

CH

AR

T

No

te:

If

a re

sponse

is

to b

e m

ore

than

one

sente

nce

, at

tach

a d

etai

led d

escr

ipti

on o

f ea

ch p

ropose

d c

han

ge

and c

opie

s of

the p

ropose

d m

odif

ied s

ite

pla

n

dra

win

gs.

T

he

Bure

au m

ay r

eques

t ad

dit

ional

info

rmat

ion f

rom

the

dev

elop

er o

r his

agen

t.

Indust

rial

(co

nt.

)

# E

xte

rnal

veh

icle

tri

ps

D.O

. C

ondit

ions

AD

A r

epre

senta

tions

Min

ing O

per

atio

ns

Acr

eage

min

ed (

yea

r)

NOT APPLICABLE

Wat

er w

ithdra

wal

(gal

/day

)

Siz

e of

min

e (a

cres

), i

ncl

udin

g d

rain

age,

RO

W, ea

sem

ents

, et

c.

Sit

e lo

cati

onal

chan

ges

# E

xte

rnal

veh

icle

tri

ps

D.O

. C

ondit

ions

AD

A r

epre

senta

tions

Off

ice

Acr

eage,

incl

udin

g d

rain

age,

RO

W,

ease

men

ts, et

c.

NO CHANGE

Buil

din

g (

gro

ss s

qu

are

feet

) Increases in

building area

will be allowed

via a

simultaneous

decrease in

multi-family

residential

units via the

Land Use

Equivalency

Table.

SU

BS

TA

NT

IAL

DE

VIA

TIO

N D

ET

ER

MIN

AT

ION

CH

AR

T

No

te:

If

a re

sponse

is

to b

e m

ore

than

one

sente

nce

, at

tach

a d

etai

led d

escr

ipti

on o

f ea

ch p

ropose

d c

han

ge

and c

opie

s of

the p

ropose

d m

odif

ied s

ite

pla

n

dra

win

gs.

T

he

Bure

au m

ay r

eques

t ad

dit

ional

info

rmat

ion f

rom

the

dev

elop

er o

r his

agen

t.

# P

arkin

g S

pac

es

NO CHANGE

# E

mplo

yee

s NO CHANGE

Sit

e lo

cati

onal

chan

ges

County Owned

“Annex Parcel”

will be combined

with the Tour

owned “Tour

Parcel” and

“Golf Course

Parcel”.

# E

xte

rnal

veh

icle

tri

ps

NO CHANGE

D.O

. C

ondit

ions

NO CHANGE

A

DA

rep

rese

nta

tions

NO CHANGE

Pet

role

um

/Chem

ical

Sto

rage

Sto

rage

Cap

acit

y (

bar

rels

and/o

r pounds) NOT APPLICABLE

Dis

tance

to N

avig

able

Wat

ers

(fee

t)

Sit

e lo

cati

ons

chan

ges

Fac

ilit

y A

crea

ge,

incl

udin

g d

rain

age,

RO

W, ea

sem

ents

, ec

t.

# E

xte

rnal

veh

icle

tri

ps

D.O

. C

ondit

ions

AD

A r

epre

senta

tions

Port

s (M

arin

as)

# B

oat

s, w

et s

tora

ge

NOT APPLICABLE

# B

oat

s, d

ry s

tora

ge

SU

BS

TA

NT

IAL

DE

VIA

TIO

N D

ET

ER

MIN

AT

ION

CH

AR

T

No

te:

If

a re

sponse

is

to b

e m

ore

than

one

sente

nce

, at

tach

a d

etai

led d

escr

ipti

on o

f ea

ch p

ropose

d c

han

ge

and c

opie

s of

the p

ropose

d m

odif

ied s

ite

pla

n

dra

win

gs.

T

he

Bure

au m

ay r

eques

t ad

dit

ional

info

rmat

ion f

rom

the

dev

elop

er o

r his

agen

t.

Port

s (M

arin

as)

(cont.

)

Dre

dge

and f

ill

(cu. yds.

)

Pet

role

um

sto

rage

(gal

s.)

Sit

e lo

cati

onal

chan

ges

Port

Acr

eage,

incl

udin

g d

rain

age,

RO

W,

ease

men

ts, et

c.

# E

xte

rnal

veh

icle

tri

ps

D.O

. C

ondit

ions

AD

A r

epre

senta

tions

Res

iden

tial

# D

wel

ling u

nit

s Decreases in

dwelling units

will be allowed

to provide for

simultaneous

increases in

commercial

(retail or

office) building

area via the

Land Use

Equivalency

Table.

Type

of

dw

elli

ng u

nit

s NO CHANGE

# o

f lo

ts

NO CHANGE

Acr

eage,

incl

udin

g d

rain

age,

RO

W,

ease

men

ts, et

c.

NO CHANGE

SU

BS

TA

NT

IAL

DE

VIA

TIO

N D

ET

ER

MIN

AT

ION

CH

AR

T

No

te:

If

a re

sponse

is

to b

e m

ore

than

one

sente

nce

, at

tach

a d

etai

led d

escr

ipti

on o

f ea

ch p

ropose

d c

han

ge

and c

opie

s of

the p

ropose

d m

odif

ied s

ite

pla

n

dra

win

gs.

T

he

Bure

au m

ay r

eques

t ad

dit

ional

info

rmat

ion f

rom

the

dev

elop

er o

r his

agen

t.

Res

iden

tial

(co

nt.

) S

ite

loca

tional

chan

ges

County owned

“Annex Parcel”

will be combined

with the Tour

owned “Tour

Parcel” and

“Golf Course

Parcel”.

# E

xte

rnal

veh

icle

tri

ps

NO CHANGE

D.O

. C

ondit

ions

NO CHANGE

Whole

sale

, R

etai

l, S

ervic

e

Acr

eage,

incl

udin

g d

rain

age,

RO

W,

ease

men

ts, et

c.

NO CHANGE

Flo

or

Spac

e (g

ross

squar

e fe

et)

Increases in

building area

will be allowed

via a

simultaneous

decrease in

multi-family

residential

units via the

Land Use

Equivalency

Table.

# P

arkin

g S

pac

es

NO CHANGE

# E

mplo

yee

s NO CHANGE

SU

BS

TA

NT

IAL

DE

VIA

TIO

N D

ET

ER

MIN

AT

ION

CH

AR

T

No

te:

If

a re

sponse

is

to b

e m

ore

than

one

sente

nce

, at

tach

a d

etai

led d

escr

ipti

on o

f ea

ch p

ropose

d c

han

ge

and c

opie

s of

the p

ropose

d m

odif

ied s

ite

pla

n

dra

win

gs.

T

he

Bure

au m

ay r

eques

t ad

dit

ional

info

rmat

ion f

rom

the

dev

elop

er o

r his

agen

t.

Whole

sale

, R

etai

l, S

ervic

e

+(c

ont.

)

Sit

e lo

cati

onal

chan

ges

County owned

“Annex Parcel”

will be combined

with the Tour

owned “Tour

Parcel” and

“Golf Course

Parcel”.

# E

xte

rnal

veh

icle

tri

ps

NO CHANGE

D.O

. C

ondit

ions

NO CHANGE

AD

A r

epre

senta

tions

NO CHANGE

Ho

tel/

Mo

tel

# R

enta

l U

nit

s NO CHANGE

Flo

or

spac

e (g

ross

squar

e fe

et)

# P

arkin

g P

lace

s

# E

mplo

yee

s

Sit

e lo

cati

onal

chan

ges

Acr

eage,

incl

udin

g d

rain

age,

RO

W,

ease

men

ts, et

c.

# E

xte

rnal

veh

icle

tri

ps

D.O

. C

ondit

ions

AD

A r

epre

senta

tions

R.V

. P

ark

A

crea

ge,

incl

udin

g d

rain

age,

RO

W,

ease

men

ts, et

c.

NOT APPLICABLE

SU

BS

TA

NT

IAL

DE

VIA

TIO

N D

ET

ER

MIN

AT

ION

CH

AR

T

No

te:

If

a re

sponse

is

to b

e m

ore

than

one

sente

nce

, at

tach

a d

etai

led d

escr

ipti

on o

f ea

ch p

ropose

d c

han

ge

and c

opie

s of

the p

ropose

d m

odif

ied s

ite

pla

n

dra

win

gs.

T

he

Bure

au m

ay r

eques

t ad

dit

ional

info

rmat

ion f

rom

the

dev

elop

er o

r his

agen

t.

R.V

. P

ark (

cont.

) # P

arkin

g S

pac

es

Buil

din

gs

(gro

ss s

quar

e fe

et)

# E

mplo

yee

s

Sit

e lo

cati

onal

chan

ges

# E

xte

rnal

veh

icle

tri

ps

D.O

. co

ndit

ions

AD

A r

epre

senta

tions

Op

en S

pac

e (A

ll n

atura

l

and v

eget

ated

no

n-

imper

vio

us

surf

aces

)

Acr

eage

NO CHANGE

Sit

e lo

cati

onal

chan

ges

Type

of

open

spac

e

D.O

. C

ondit

ions

AD

A r

epre

senta

tions

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ATTACHMENT 3

Northeast Florida Regional Council

Correspondence and Response

MEMORANDUM

DATE: JULY 3, 2017 TO: NORTHEAST FLORIDA REGIONAL COUNCIL EXECUTIVE COMMITTEE FROM: BRIAN TEEPLE, CHIEF EXECUTIVE OFFICER RE: CABALLOS DEL MAR DEVELOPMENT OF REGIONAL IMPACT NOTICE OF PROPOSED

CHANGE (TOUR)

The applicant, PGA Tour Inc., Tournament Players Association, Inc., and Tournament Players Club at Sawgrass, Inc. (collectively the “Tour”), proposes to make changes to the Master Development Plan (Map H) for the Players Club Planned Unit Development (PUD) portion of the Caballos del Mar DRI. This PUD was originally approved, along with companion modifications to the DRI, in 1999 and subsequently amended in 2014. The proposed changes include the following: 1. Modification of Map H to combine the 1.8 acre St. Johns County Courthouse Annex site with lands

owned by the Tour as part of the DRI. 2. Consolidation of Tour owned parcels (Tour and Golf Course Parcels) and the Annex parcel and their

approved uses into Map H. The practical effect of this proposal is to:

a. Add the Courthouse Annex property into the DRI, pending a proposed land swap with the County. b. Predesignate the Golf Course as Mixed-use with the allowable uses of Golf Course, Multi-Family

Residential, and Golf Course Related Commercial and Office. It is the NEFRC’s understanding this is being proposed to provide for the development of multi-family dwelling units in unspecified “non-golf course” portions of this parcel.

3. Addition of a new Land Use Equivalency Table that provides for the exchange of approved multi-

family residential units and commercial (office and retail). 4. Extension of the termination, build-out, downzoning protection and construction completion dates for

development that is the subject of this NOPC. This extension is proposed to be a period of 25 years upon approval of amended DO for this proposal.

Recommendation Staff respectfully recommends the Northeast Florida Regional Council Executive Committee approve this staff report.

Northeast Florida Regional Council

Review of Caballos del Mar Development of Regional Impact

Tour Notice of Proposed Change Background The Caballos del Mar Development of Regional Impact (DRI) (n/k/a Players Club and Marsh Landing) was one of the first DRIs approved in Northeast Florida. It was originally developed by Fletcher Land Corporation and was approved by St. Johns County on July 8, 1975 and has been modified 18 times since. When the DRI was approved in 1975, it included development rights for 8,296 residential dwelling units, 91.66 acres of commercial uses, 785.82 acres of recreation, 53.51 acres of community support, 21.49 acres of resort villas, and 817.53 acres of roads, creeks and preserve (Attachment 1). In 1978, the DRI's density and uses were modified to include a total of 8,200 residential dwelling units; 135.83 acres of commercial uses; 1,487.73 acres of active and passive recreational; 64.61 acres of community support; and 337.96 acres of miscellaneous uses. In 1993 St. Johns County Amended and Restated the Caballos del Mar Development Order (DO) by approving Resolution No. 83‐36 which cites "the presently approved total of 7,576 DU's." The DRI's development entitlements were allocated between two separate Planned Unit Developments (PUDs), Marsh Landing and Players Club. Over time, the development of the PUD lands has yielded a much lower density and intensity than allocated to them in their respective PUD ordinances, as amended. Proposed Change The applicant, PGA Tour Inc., Tournament Players Association, Inc., and Tournament Players Club at Sawgrass, Inc. (collectively the “Tour”), proposes to make changes to the Master Development Plan (Map H) for the Players Club PUD portion of the Caballos del Mar DRI. This PUD was originally approved, along with companion modifications to the DRI, in 1999 and subsequently amended in 2014. The proposed changes include the following: 1. Modification of Map H to combine the 1.8 acre St. Johns County Courthouse Annex site with lands

owned by the Tour as part of the DRI. It was noted during the review that the Owners Authorization Form for St. Johns County was unsigned.

2. Consolidation of Tour owned parcels (Tour and Golf Course Parcels) and the Annex parcel and their approved uses into Map H (Attachment 2). The practical effect of this proposal is to:

a. Add the Courthouse Annex property into the DRI, pending a proposed land swap with the County.

b. Predesignate the Golf Course as Mixed‐use with the allowable uses of Golf Course, Multi‐Family Residential, and Golf Course Related Commercial and Office. It is the NEFRC’s understanding

this is being proposed to provide for the development of multi‐family dwelling units in unspecified “non‐golf course” portions of this parcel. Again, it was noted that the Owners Authorization Form for the Tournament Players Club at Sawgrass, Inc. was also unsigned.

3. Addition of a new Land Use Equivalency Table (Attachment 3) that provides for the exchange of approved multi‐family residential units and commercial (office and retail). Land use equivalency tables are frequently found in “modern” DRIs to allow for some flexibility in land use while making any such exchange external trip neutral.

4. Extension of the termination, build‐out, downzoning protection and construction completion dates for development that is the subject of this NOPC. This extension is proposed to be a period of 25 years upon approval of amended DO for this proposal.

Review There are three review standards that are applicable to proposed changes in DRIs:

1. Consistency with the DRI’s Development Order Conditions. 2. Consistency with the numerical thresholds in Subsection 380.06(19), Florida Statutes. 3. Impacts to Regional resources and facilities not previously reviewed.

Consistency with the DRI’s Development Order Conditions The proposed change does not violate any condition in the Caballos del Mar Development Order and therefore additional mitigation is not recommended under this review standard. Consistency with the numerical thresholds in Subsection 380.06(19), Florida Statutes This proposed change does not exceed the thresholds established in Subsection 380.06(19)(b)8., Florida Statutes. Impacts to Regional resources and facilities not previously reviewed Since the proposed development does not exceed the approved amount of development in the Caballos del Mar DRI there are no impacts to regional resources or facilities that were not previously reviewed. No additional mitigation is recommended under this review standard. Observations/Recommendations As noted above, there are two unsigned Owners Affidavit Forms contained in the NOPC. Additionally, the change in the land use designation for the Golf Course to Mixed‐use, without any specificity as to location of non‐golf course uses, make meaningful analysis difficult. St. Johns County should await correction of these two issues prior to consideration of approval.

Attachment 1

Caballos del Mar Tour DRI NOPC

Attachment 2


Attachment 3


kimley-horn.com 12740 Gran Bay Parkway West, Suite 2350, Jacksonville, FL 32258 904 828 3900

July 20, 2017 Brian Teeple, AICP Northeast Florida Regional Council 100 Festival Park Avenue Jacksonville, FL 32202 Re: Caballos Del Mar DRI

Application for NOPC (Non-Substantial Deviation) Dear Mr. Teeple, Thank you for your thorough review of the Caballos Del Mar Development of Regional Impact Notice of Proposed Change (PGA Tour) and subsequent July 3rd Memorandum to the Northeast Florida Regional Council Executive Committee. We appreciate your time and effort in meeting with the project team as well as the Executive Committee and would like to take this opportunity to respond to your Observations/Recommendations. In your memorandum, you correctly recognized the fact that there are two unsigned Owners Affidavit Forms in the NOPC application. This has been remedied in that these two forms have now been signed appropriately by St. John County and PGA Tour and are enclosed with this letter. Your other observation identified the lack of specificity as to location of non-golf course uses within the NOPC boundaries. In response, the project team has continued to work with the County in developing an exhibit for use in the PUD Major Modification application that would set a two hundred-foot setback from single family lot lines and one hundred-feet from other golf course lot lines for any use other than golf course or golf-related commercial and office. The Tour has also specified in the PUD text that multi-family units will only be located within areas of the Golf Course Parcel that are not currently used for golf play. Should you have any questions, please feel free to contact me at (904) 828-3900 or [email protected].

mailto:[email protected]

kimley-horn.com 12740 Gran Bay Parkway West, Suite 2350, Jacksonville, FL 32258 904 828 3900

Sincerely, KIMLEY-HORN AND ASSOCIATES, INC.

William J. Schilling, Jr., P.E. Senior Vice President Enclosures cc: Jim Triola

Phillip J. Mays Matt Phillips Ellen Avery-Smith Mark Shelton

ATTACHMENT 4

CORRESPONDENCE