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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.
Page 2 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.
Page 3 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.
Page 4 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).
Page 5 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.
Page 6 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
Page 7 DRI MOD 2017-04 Caballos del Mar (PGA Tour)
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.”
Page 8 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.
Page 9 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
Page 10 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
Page 11 DRI MOD 2017-04 Caballos del Mar (PGA Tour)
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.
110 PGA Tour Boulevard
Ponte Vedra Beach, Fl. 32082
Tournament Players Club at
Sawgrass Inc.
110 PGA Tour Boulevard
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
November 25, 1986 Resolution 86-176
September 13, 1988 Resolution 88-250
November 8, 1994 Resolution 94-210
March 13, 2002 Resolution 2002-41
October 30, 2007 Resolution 2007-341
November 4, 2014 Resolution 2014-317
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
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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
Caballos del Mar Tour DRI NOPC
Attachment 3
Caballos del Mar Tour DRI NOPC
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 bill.schilling@kimley-horn.com.
Page 2
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
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