Large Scale Comprehensive Plan Amendment Staff Report CPAL10-2(07) Gerber

FUTURE LAND USE AMENDMENT FROM RES-6 TO PD

PROPERTY OWNERS Gerber, Gotthold E Irrevocable Trust & Gerber Family LLLP, & Mathilda Gerber Revocable Trust

AGENT/APPLICANT King Helie Planning Group & Clarke Hobby PROPERTY SIZE 39.88 acres HEARING DATES DRC 2/25 LPA 3/16 BCC 4/14 BCC 8/10

PARCEL ID 08 26 20 0000 01900 0000; 08 26 20 0000 01900 0010; and 08 26 20 0000 01900 0000

LOCATION S.R. 54, across the street from Saddlebrook Resort, 1 mile east of I-75, just west of Tupper Road

FUTURE LAND USE RES-6 (Residential – 6 du/ga) PROPOSED FUTURE LAND USE PD (Planned Development)

ZONING R-2, C-1

PROPOSED ZONING MPUD

FILE NUMBER CPAL10-2(07) MARKET AREA South COMMISSION DISTRICT 2 RECOMMENDATION Approval

PROJECT PLANNERS Michelle Masumian William Lamboy, AICP

I. APPLICATION SUMMARY Proposed is a Large Scale Comprehensive Plan Amendment to the Future Land Use classification from RES-6 (Residential – 6 du/ga) to PD (Planned Development). The subject is approximately 39.88 acres. The subject site is located in the South Market Area. Proposed Plan Amendment The proposed amendment is intended to recognize the subject property’s location and emerging development trends toward employment center projects, to facilitate a Planned Development. This project is proposed to include a mixture of predominantly neighborhood commercial and office uses, to support and create a sense of place for the employment complex, with a maximum total of 192,600 square feet. The following development limitations are proposed as the maximum densities and intensities allowed on the site:

Type of Development Square Footage/Dwelling Units Office 102,600 square feet Specialty Retail & Services 90,000 square feet

This amendment is located in the South Market Area, across the street from the Saddlebrook Resort. The plan amendment proposal is being processed concurrently with a MPUD zoning application, as required by the PD category of the Future Land Use Element of the Comprehensive Plan. The corresponding MPUD addresses at a minimum, buffering, setbacks, lighting, and building heights to ensure compatibility with adjacent uses. In order to ensure integration between retail and office uses as well as harmonious architectural features and color schemes, the corresponding MPUD rezoning shall include conditions of approval that require site/construction plans to be reviewed and approved by the Zoning/Code Compliance and/or Growth Management Departments.

II. BACKGROUND AND HISTORY The Future Land Use designations, zoning categories and existing land use patterns of the subject site and adjacent/abutting properties within one-quarter mile of the site are listed below:

FLU ZONING EXISTING USE

Subject Site RES-6 R-2, C-1 Vacant

N RES-6 PUD, R-1, R-2, A-C Agricultural, Low density residential

S RES-6 & MU MPUD, AR, C-1 Single family residential, commercial, vacant, Saddlebrook Resort

E RES-6 R-2, C-2 Single family residential and vacant

Adjacent /Abutting Properties

W RES-6 R-4, C-2, C-1, R-3 Single family residential, offices, self storage

III. REVIEW AND EVALUATION OF COMPREHENSIVE PLAN AMENDMENTS Preliminary Needs Analysis The Pasco County Strategic Plan, adopted July 2009, identifies Jobs and Economic Development as its Strategic Challenge 1. The goal is to provide leadership and resources to attract and expand business opportunities through incentives, land use policy, transportation access, and economic development planning, intended to diversify and strengthen the economy. One of the key intended results for Jobs and Economic Development is to increase the number of jobs in target industry areas from 900 to 1,100 target industry jobs per year, for a total of 5,000 target jobs by 2015. The Strategic Plan also identified Growth Management as one of its strategic challenges, and recommended the establishment of Urban Service Areas as one of the key intended results for resolving this challenge. The plan identifies that 65% of new office development, 80% of new infill development, and 60% of new commercial development should be located in the Urban Service Areas. In the first biannual cycle of 2010, the County proposed the identification of Market Areas, and the identification of an Urban Service Area, in the Comprehensive Plan. The proposed amendment is located within the South Market Area, identified as one of the two market areas within the proposed urban service area. A preliminary analysis of the proposal based on South Market Area data shows a potential of 186 retail jobs and an additional 225 office jobs could be created as a result of this amendment. Consistency with Market Area Vision

The Vision for the South Market is an urban gateway opportunity area with intensification supported by transit opportunities. This area shall be characterized by dense, vertical non-residential development and sophisticated residential development with quality design, intensity, and density to support transit opportunities.

The Mission of the South Market area is the creation of a high density, compact, and mixed use locations, maximizing transportation opportunities, and attracting a broad spectrum of employers and businesses. This area promotes live/work mixed use communities.

o This amendment is consistent with the vision and mission of the South Market Area. There will be mixed use retail/office construction along the frontage of S.R. 54, and there will be compact office development with access to Tupper Road. The applicant is supportive of transit oriented design and welcomes a transit stop either on site or close thereto.

Consistency with Comprehensive Plan

Policy FLU 1.6.7: Commercial Use Access requires that Pasco County require that all proposed commercial projects and residential developments be accessed from at least one (1) roadway shown on the current year Roadway Functional Classification Map as collector or higher.

o With the revised conceptual plan as presented by the applicant, this

amendment is consistent with the above-referenced policy. Interconnecting with the existing traffic signal at Saddlebrook Resort serves the needs of the existing neighborhood surrounding the subject property, and alleviates some concern about access to and from the site.

Objective FLU 1.8: Growth Management Strategies for Innovative Planning Strategies to Reduce Urban Sprawl states: To develop and enforce innovative planning techniques and land development regulations designed to protect residential neighborhoods, enhance the economic viability of the community, promote the efficient use of infrastructure, preserve natural resources, and reduce the proliferation of urban sprawl. Pasco County recognizes the need to facilitate transit-oriented design development along major roadways to provide alternate modes of travel by providing a mix of transit-supportive uses that focus on accessibility for the elderly and special needs community.

o With the revised conceptual plan as presented by the applicant, the Gerber site

provides for a transit-supportive mix of uses. The Piazza at Stony Brook will be designed with garden parking at the back of the building, and a retail/office mix of uses along the frontage of S.R. 54.

Planned Development, Special Provisions and Mix of Uses, Paragraph 5, lays out specific requirements for Non-Residential Use Locations: Commercial and other nonresidential uses within planned developments are encouraged to be placed in locations that will provide convenient vehicular, pedestrian, and bicycle access for residents of the planned development community and will minimize the impact of commercial uses on adjacent and surrounding communities.

o The revised conceptual plan as presented by the applicant provides for convenient access to and from the site, and minimizes the impact of the commercial uses on the adjacent and surrounding communities.

Policy FLU 1.6.2: Location of Commercial Development lays out the framework by which the County can consider Comprehensive Plan Amendments to COM.

o The revised conceptual plan as presented by the applicant meets the intent of the above referenced policy. This amendment provides for commercial uses along the frontage of S.R. 54. It will not encroach on the developments located adjacent and nearby.

Consistency with Future Land Use Element Appendix Section FLU A-1 Plan Amendment Standards of Review, this amendment will be evaluated using the following criteria: General Public Facilities/Services, Natural Resources/Natural Features, Comprehensive Plan Policy Review, and Transportation.

V. GENERAL PUBLIC FACILITIES/SERVICES Rule 9J-5.0055(3) Florida Administrative Code requires that adequate public facilities and services be available concurrent with the impacts of development. The Pasco County Comprehensive Plan implements this requirement through Policy CIE 1.2.2 and CIE 1.2.3. The applicant will be required to undergo concurrency review prior to finalization of any rezoning. Utilities A capacity statement from the Pasco County Utilities Department is forthcoming.

Drainage Pasco County has adopted the FDOT drainage standards for the County’s roadway system, and all new development is limited to rates of discharge that existed prior to development in accordance with Chapters 40D-4 and 40D-40 of the Florida Administrative Code as administered the Southwest Florida Water Management District. Conveyance of stormwater will be accomplished through a combination of open swales and closed storm sewers through an engineered and permitted drainage system.

Stormwater detention/retention will be accomplished through methods approved by the county and specified during the permitting process. The 24-hour, 25-year peak discharge rate from the system will be the design standard for post-development discharge off-site.

Stormwater will be treated in accordance with Chapter 17-25 FAC. Accepted methods for stormwater treatment include creation of wetland systems and use of existing isolated wetlands. Parks and Recreation The adopted level of service standard for parks and recreation is contained within the Recreation and Open Space Element of the Comprehensive Plan, and only applies to residential development. Therefore, there are no impacts to parks and recreation. Schools In a letter dated February 12, 2010, Richard Tonello, Supervisor of Planning with the District School Board of Pasco County declared: ”This amendment as proposed will not generate any student impacts to the school system. However, I request that the School District Department of Planning be notified if any residential uses are proposed as this development moves further through the comprehensive plan amendment process.”

Public Transportation The subject property falls within the area identified as the Transit Emphasis Corridor, depicted on proposed Map 2-23. This corridor will consist of high quality premium modes of transit, including but not limited to Light Rail and Bus Rapid Transit. Proposed FLU Goal 10, Transit Oriented Development, states that the County shall encourage the use of mass transit in order to decrease the dependency of automobile trips. The applicant supports the Transit Oriented Design concepts currently being proposed on S.R. 54, and makes reference to an express bus service station either on site or nearby in order to accommodate such transit capabilities. Transportation Network A comprehensive traffic analysis of all proposed amendments is forthcoming. The applicant is realigning Tupper Road to align with the Saddlebrook Resort Entrance, an existing traffic signal. The applicant is willing to work with the county on design of the realignment for Bruce B. Downs along the westernmost portion of the parcel. Fire Rescue The Pasco County Fire Rescue department has made a preliminary request for a three acre site to be designated for a Fire Station on site. This request is pending further discussion.

VI. NATURAL RESOURCES/NATURAL FEATURES

Wetland The subject property contains areas of Category II wetlands in the northwest quadrant of the property that will remain undisturbed. A small Class III wetland at the southeast corner of the property was altered 40-50 years ago to form a small pond. The Class III wetland will be mitigated and relocated north on the property to allow for the realignment of Tupper Road through the site.

Wetlands on the Property

Acres Class I 0 Class II 13.11 Class III 1.76 TOTAL 14.87

This site is not located within a Coastal High Hazard Area. Habitat The site is not located within an Ecological Planning Unit or Critical Linkage. It is located in the Trout Creek Basin which is not identified as an area of special concern.

Wellfield The subject property is not located in a Wellfield, or a Wellhead Protection Area, as identified in Map 2-1 of the Comprehensive Plan.

Historic/Archeological Sites There are no archaeological resources in close proximity to the subject property according to Pasco County GIS Mapping. A cultural resource assessment will be provided in conjunction with the MPUD zoning.

If during construction activities any evidence of historic resources, including but not limited to aboriginal or historic pottery, prehistoric stone tools, bone or shell tools, historic trash pits, or historic building foundation are discovered, work shall come to an immediate stop and Pasco County and the State Historic Preservation Officer (SHPO) shall be notified within two working days. Flood Plain The site is located in FEMA Zone X and is not located in an identified flood zone according to FEMA’s Firm Panel 12030 0430E of September 30, 1992. Soil and Topography The main soil types are typical for the area and suitable for development; including Tavares sand, Smyrna fine sand and Adamsville fine sand. The Class II wetlands contain Okeelanta-Terra Ceia associations, and the Class II pond is Zephyr muck. The site slopes gently from east to west and ranges in elevation from 90 feet to 100 feet. STAFF RECOMMENDATION Approval, subject to subarea policies and adoption of Master Planned Unit Development zoning concurrent with the adoption of the amendment.

Exhibit 1 Existing Future Land Use

RES-6MU

MU

RES-3

RES-6

COM

RES-3

RES-3CON

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CONCON

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RES-3

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RES-1

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OLD PASCO RD

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FAIRWAY DR

TUPPER RD

WELLS RD

RAMP

OAKLEY B

LVD

SERVIC

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LYNNE DR

WESLEY G

ROVE BLVD

CARO

L DR

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FOX HUNT DR

SADDLE

BROO

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DEEDRA DR

ELLERB

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TABOGI TRL

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LINE D

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COOPER RD

PAT RD

BIRDHOUSE DR

GRAY

RD

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CALLE LNEAGLESTON BLVD

QUAIL

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W BLV

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AUGUSTINE DR

KONNY LN

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BRUC

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SEASHELL CT

RATTANA CT

LEONA LN

BONN

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FOXTAIL CT

MIDTOWN CT

ORANGE QUARTER LN DOWNY PL

KEMKER

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PINELAKE RD

CHAPEL PARK DR

WOOD

BINE D

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DOUBLE DR

BAYWOOD LN

DAYFLOWER BLVD

BRIARTHORN LP

PINEBA

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PONGO WAY

PENNY

ROYAL

RD

ARGE

RIAN D

RCA

RINA T

RCE

AINSWORTH LN

BOYETTE OAKS PL

BAINWOOD LN

CHESH

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BAY HOLLOW DRBLU

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PRAIRIE FALCON DR

SILAS CREEK LNSAN

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NE CT

WELLS RD

0 500 1,000 1,500Feet

µPasco County GM | 1.15.10 | QHU

LegendGerber Property

Future Land Use 2025AG

AG/R

AT

C/L

COM

CON

EC

IH

IL

MU

NT

OFF

P/SP

R/OS

RES-1

RES-12

RES-24

RES-3

RES-6

RES-9

ROR

TC

Exhibit 2 Proposed Future Land Use

1 6 5 4 3

9 7

2 1 6

8 7

36 31

23

32

24

12

25

24

36

22

10

34 35

35

27

1413

26

15

31

11

34

13

19

25

33

18

36

31

31

21

16

32

18

30

20

12

17

29

33

28 30

36

19

54

56

581

579

577

579

579

75

OLD PASCO RD

KEY MAP

THE COMPREHENSIVE PLANOF UNINCORPORATED PASCO COUNTY

FUTURE LAND USE 2025T 26 S - R 20 E

SHEET 22

C:\work_orders\Growth\CPAL10\MXD\cpal10_2_7P.mxd

February 2010

DATE ADOPTED: 06/15/89 ORDINANCE # : 89-13

REVISIONSDATE : ORDINANCE # ORDINANCE #DATE :

0 0.50.25Miles

10/23/90 // 90-1408/20/96 // AI08/29/96 // AI08/12/97 // 97-1108/12/97 // 97-1212/17/02 // 02-3612/20/05 // 05-4412/20/05 // 05-4506/27/06 // 06-1801/08/08 // 08-0401/08/08 // 08-0901/08/08 // 08-1107/17/07 // 07-15 February 2010

JMH

Pasco County, FloridaGeographic Information Systems

(G.I.S.)Engineering ServicesSurvey Department

Date Printed:

Date Created:Created By:

Checked By:

HILLSBOROUGH COUNTY

CONConservation Land

AGAgriculturalAG/RAgricultural / Rural.

ATMajor Attractors

C/LCoastal Land

IHIndustrial - Heavy

ILIndustrial - Light

RES - 6Residential

P/S PMajor Public / Semi - Public

R/OSMajor Recreation / Open Space

RES - 1Residential

RES - 3Residential

RES - 9Residential

RES - 12Residential

MUMixed Uses

NTNew Town

RES - 24Residential

RORRetail / Office / Residential

CLASS 1 WETLANDS / LAKES

FLEXIBLE PLAN BOUNDARY

FUTURE LAND USE 2025 CLASSIFICATIONS

OVERLAYS

ROR OVERLAY

CITY LIMITS

TCTown Center

OFFOffice

ECEmployment CenterCOMCommercial

PDPlanned Development

PASADENA HILLS OVERLAY

09/08/08 // 08-2909/08/08 // 08-32

CPAL10-2 (7) PROPOSED LANDUSE

SUBJECT PROPERTY CPAL10-2 (7)PROPOSED LAND USE PD

See INSET

54

INSET

Exhibit 3

Proposed Subarea Policies

STONY BROOK COMMERCE PARK SUBAREA POLICIES

Policy FLU 7.1.20.1 – Maximum Development Potential

a. Identify the Stony Brook Commerce Park Subarea on Future Land Use Subarea Map 2-9(20). The purpose of these policies is to acknowledge the unique size, location and characteristics of the Stony Brook Commerce Park Subarea and to define the guiding principles and specific conditions for development.

b. The following levels of development within the Stony Brook Commerce Park Subarea are

approved as the maximum authorized densities and intensities, and if in compliance with the approved MPUD conditions, are supported by adequate public facilities, services, and infrastructure:

Type of Development Square Footage

Office 102,600 square feet

Specialty Retail & Services 90,000 square feet

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