Members of the Local
Planning Agency
It is recommended that the data herein presented be
given formal consideration by the Board sitting as the Local Planning Agency:
Amendment
of any aspect of the Comprehensive Plan represents a major policy decision by
the Board of County Commissioners. An amendment of the Land Use Plan Map, in
particular, is a declaration that the amendment is appropriate and consistent
with other portions and features of the Comprehensive Plan. A significant
change in circumstances affecting the suitability of such property for the kind
of development intended by the Land Use Plan Map, which was not contemplated at
the time of adoption, may justify a reconsideration of the land use
classification indicated by the Land Use Map. However, Land Use Plan Map
changes which are not functionally related to the overall purposes expressed on
the Map and in the Future Land Use Element could seriously undermine the
integrity of both of these documents. Amendments therefore, should not occur
with the same frequency as parcel rezoning amendments; and their effect upon the
entire Comprehensive Plan, including the practical consequences of the policy
shift signified by the amendment, shall be fully set forth as part of the
amending ordinance. In assessing the
merits of a plan amendment, the LPA and the Board of County Commissioners shall
not be limited to consideration of the particular property affected by the
proposal. Each shall consider implications the amendment would have on the Land
Use Plan Map in the vicinity of the affected property and the development
policies being pursued there. In order that the Board of County Commissioners
may be able to fully assess the consequences of approving the proposed change,
the Local Land Planning Agency's report to the Board shall include: an
assessment of the consistency of the proposed change with other portions and
features of the Comprehensive Plan, and recommendations for whatever further
amendment would be advisable in conjunction with the proposed amendment, and an
analysis of the capital costs, additional service requirements and the benefits
generated by the proposed amendment.
Section 163.3187, Florida Statutes, allows a local government to
process Comprehensive Plan amendments not more than two times during any
calendar year. This is the first cycle
of two cycles for this year.
DESCRIPTION,
COMPREHENSIVE PLAN POLICIES AND OBJECTIVES:
1) Little Gator Creek
A change to the Future Land Use Map from AG
(Agriculture) to CON (Conservation Lands) on approximately 566 acres identified
as Parcel ID No. 24-25-22-0000-00200-0000 has been requested by the Pasco
County Growth Management Department and the Florida Fish and Wildlife
Conservation Commission. The parcel
known as Little Gator Creek is located on the west side of State Road 471,
three (3) miles north of U.S. Hwy 98.
The following
Chapter
3, Conservation Element, Objective 2.8 Wildlife Habitat:
Policy 2.8.5 Participate in intergovernmental programs, such as
the FDEP's Conservation and
Comments:
Little Gator Creek is a
tributary of the
The following impact analysis shows estimated impact costs for County services that have a specific Level of Service stated in the County’s Comprehensive Plan:
A-G
CON Proposed Wildlife and Environmental Area ($100.00)
Average Development Pattern:
A-G 10% Residential Development 90% Nonresidential Development with Floor Area Ratio of 0.23
CON 100% Nonresidential Development with FAR 0.0
_________________________________
2) Saddlebrook/Seven Oaks
A Flexible Plan Boundary Amendment to the Future
Land Use Map to allow MU & RES-3 (Mixed Use & Residential, 3 dwelling
unit per gross acre) on approximately 1938 acres identified as Parcel ID Nos.
12-26-19-0000-00500-0010 & 13, 23, 24, 25, 26-26-19-0000-00100-0000 has
been requested by SB Associates. The parcel, also known as, Seven Oaks, is
located east of I-75, west of C.R. 581, south of S.R. 54 and north of S.R. 56.
The following
Chapter 2,
Objective
1.1.
Establish land use densities and intensities at locations which reduce the
potential for urban sprawl and which reflect a concern for the
cost-effectiveness of public services, infrastructure capabilities, and
environmental constraints.
Policy
1.1.5.
Provide predictable, yet flexible, commercial locations for business, maintain
the vehicular capacity of public roads, and avoid linear "strip"
commercial development.
Chapter
2,
Objective
1.2.
Achieve an arrangement of land uses which is efficient with respect to land
utilization, reduces average travel distances and reduces the average cost of
delivering public services.
Chapter
2, Future Land Use Element, Commercial Development
Goal
3. Provide
opportunity for commercial development that will be economically and
functionally beneficial to Pasco County.
Objective
3.1.
Achieve appropriate size, function and required compatibility of new commercial
development following plan adoption.
Policy
3.1.3.
Permit commercial activities, intended to serve the needs of residents in areas
designated for residential development on the Future Land Use Plan Map,
provided these activities are compatible with surrounding residential
development.
Policy
3.1.6.
Permit commercial development of a character, intensity, and location which
complements surrounding land uses and public facilities.
Chapter
2, Future Land Use Element, commercial Location Guidelines
Objective
3.2.
Maintain the vehicular capacity of public roads by discouraging linear
"strip" commercial development and the multiple access points which
are likely to accompany linear commercial development.
Policy
3.2.1.
Limit within the residential land use classifications the location of new
commercial development, except permitted infill development as defined in this
Element, to planned nodes at or near intersections of appropriate roadways.
Policy
3.2.2.
Establish guidelines, for future land use classifications, on the range and
intensity of commercial uses which may be considered for approval. Table 2-1
which follows lists guidelines for the size of commercial nodes recommended for
consideration in each future land use classification.
Chapter
2, Future Land Use Element, Required Access
Objective
3.3.
Provide adequate and appropriate access to new commercial uses approved
following plan adoption.
Comments:
The ability to
re-distribute some of the commercial, office and townhouse entitlements within
Seven Oaks will achieve an efficient distribution of land uses and allow for
the placement of commercial, office and townhouse development near the
intersection of SR 56 and CR 581, in keeping with the Comprehensive Plan
guidelines. Location of their type of
development at this major intersection provides the opportunity for development
of commercial uses that will be economically and functionally beneficial to
Pasco County. Application of the
Flexible Boundary Plan provisions will allow the developer greater flexibility
to size and configure the non-residential development in the Res-3 portion of
Seven Oaks so as to insure that adequate setbacks and buffers can be provided
from residential uses. In addition, the
size and configuration of the non-residential development can be adjusted to
minimize adverse impacts to adjacent residential uses through orientation of
structures, site access points, parking areas and loading areas, as well as to
minimize the intrusion of non-residential development into residential
areas. Allowing non-residential
development beyond 1,320 feet from the SR56 and CR 581 intersection will
discourage linear “strip” commercial development and the multiple access points
which typically accompany such development.
Because it will allow for greater development flexibility, this request
is consistent with the Comprehensive Plan policy which calls for permitting
commercial development that is of a character, intensity, and location that
complements surrounding land uses and public facilities.
A Flexible Plan Boundary Amendment change would not show any significant impact cost increases due to the fact that it does not result in a change to the approved densities and intensities of development.
The application of the
Flexible Boundary Plan provisions to Seven Oaks would give the developer
greater flexibility in utilizing its existing development entitlements in
accordance with the locational guidelines set forth in the Comprehensive Plan.
_______________________________
3) Zephyr Egg Company
A change to the Future Land Use Map from RES-1
(Residential, 1 dwelling unit per gross acre) to RES-3 (Residential, 3 dwelling
unit per gross acre) on approximately 894 acres identified as Parcel ID Nos.
25-26-20-0000-00100-0000 & 30-26-21-0000-00200-0000 has been requested by
the Zephyr Egg Company. The parcel is located on the west side of Morris Bridge
Road (C.R. 579), approximately one (1) mile north of Pasco/Hillsborough County
line, about 3 miles SW of Zephyrhills in eastern Pasco County.
The following Pasco County Comprehensive Plan Policies appear to be
pertinent in analyzing the proposed Comprehensive Plan Amendment:
Chapter 2, Future
Land Use Element, Growth Management:
Objective 1.2 Achieve an arrangement of land uses which is efficient with respect to land utilization, reduces average travel distances and reduces the average cost of delivering public services.
Chapter 2, Future
Land Use Element, Concurrency:
Objective 1.4 Ensure the adequacy and availability of public facilities and services concurrent with the impacts of future development.
Objective 2.1 Achieve residential
densities in areas served by public facilities which are twice as high (on
average) as comparable areas which are not served by public facilities.
Chapter 10, Public
Facilities Element, Potable Water, Level of Service Standards
Policy 1.1.6. Require the installation
of a public water system for domestic supply where connection to
an existing public water
system is not available and the development is located in an area
designated by the Future
Land Use Map as RES-3 or higher and:
a. the development consists
of more than 25 residential units; or,
b. the net residential
density is more than three units per net acre (see Table 10-2).
Chapter 10, Public
Facilities Element, Wastewater, Level of Service Standards
Policy 3.1.6. Require the installation
of a central wastewater treatment plant (in accordance with the
County Code of Ordinances)
where connection to an existing central sanitary sewer
system is not available and
the development is located in an area designated by the
Future Land Use Map as RES-3
or higher; and:
a. the development consists
of more than 25 residential units; or
b. the net residential
density is more than three units per net acre (see
Table 10-3 below).
Comments:
The subject property is in an area served by public facilities as required by the Comprehensive Plan. The parcel will achieve an arrangement of land uses, which is efficient with respect to land utilization, reduced average travel distances, and reduced average cost of delivering services. The proposed density of 3 dwelling units per acre is consistent with surrounding land uses. This site is situated between high-density residential development to the north, a low-density residential development to the south, and a proposed mixed use subdivision to the west. Changing trends, with development extending north from Hillsborough County, and better road access via SR 56, make this location suitable for RES-3 classification.
The Future Land Use Element allows mixing of dwelling unit types and densities with proper site planning. No site plan has yet been prepared for this property, so it will be developed in phases with a variety of housing types based upon current market demand.
The following impact analysis shows estimated impact costs for County services that have a specific Level of Service stated in the County’s Comprehensive Plan:
Future Land Use
Scenario Demand
Cost
RES-1 Average Development Pattern $7,720,674
RES-3 Average Development Pattern $18,700,803
Average Development Pattern:
RES-1 90% Residential Development 10% Nonresidential Development with Floor Area Ratio of 0.27
RES-3 90% Residential Development 10% Nonresidential Development with Floor Area Ratio of 0.27
_______________________________
4) Neukom Properties, Inc./
Hancock Heritage Estates
A change to the Future Land Use Map from AG
(Agriculture) to AG/R (Agriculture/Rural) on approximately 220 acres identified
as Parcel ID Nos. 29-25-21-0000-00500-0000 & 30-25-21-0000-00400-0000 has
been requested by Neukom Properties, Inc. The parcel is located east of
Handcart Rd, 660 feet north of Fairview Heights Road.
The following Pasco County Comprehensive Plan Policies appear to be
pertinent in analyzing the proposed Comprehensive Plan Amendment:
Chapter 2, Future Land Use Element, Agriculture
Policy 1.5.7 Require development
consisting of more than 20 residential units within the AG/R
(Agricultural/Rural) Land Use Classification to preserve 50 percent of the
project site as open space.
Chapter 2, Future Land Use Element, Residential Development
Goal 2.
Provide a variety of housing opportunities that will be economically and
functionally beneficial to Pasco County.
Chapter2, Future Land Use Element, Future Land Use
Classification System:
AG/R (Agricultural/Rural) Intent: To maintain rural and agricultural character
in appropriate areas and to minimize infrastructure needed in those areas to
accommodate future developments.
Comments:
The parcel will be developed
consistent with surrounding properties and will still be developed
agriculturally. The proposed change will
increase the number of units from 22 units to 44 units. The additional 22 units on 220 acres will
have minimal impacts on levels of service for Public Facilities. The parcel can be developed according to this
proposal in a way that is consistent with the physical characteristics of the
site. Handcart Road is scheduled for
paving by Pasco County within one year and the additional trips generated by
the proposed parcel will not change the level of service.
The following impact analysis shows estimated impact costs for County services that have a specific Level of Service stated in the County’s Comprehensive Plan.
Future Land Use Scenario Demand
Cost
A-G Average Development Pattern $101,984
AG/R Average Development Pattern $203,968
Average Development Pattern:
A-G 10% Residential Development 90% Nonresidential Development with Floor Area Ratio of 0.23
AG/R 20% Residential Development 80% Nonresidential Development with Floor Area Ratio of 0.23
DEVELOPMENT rEVIEW
cOMMITTEE rECOMMENDATION:
On March 21, 2002, the Pasco County Development
Review Committee (DRC) discussed the proposed bi-annual Comprehensive Plan
Amendments. Staff’s report to the DRC was for all proposed amendments to be
forwarded to the LPA, with a recommendation that the LPA adopt staff’s report
as the LPA’s report to the Board. It was
the DRC’s opinion that changing the Future Land Use Classification on the
Neukom and the Zephyr Egg properties should be delayed and heard by the
Citizens’ Advisory Committee (CAC) as part of the Evaluation and Appraisal
Report (EAR) process. The proposed
amendments for Little Gator Creek and Saddlebrook Village/Seven Oaks, were not
objected to by the DRC.
ALTERNATIVES AND ANALYSIS:
1. Adopt staff’s report as the
LPA’s report to the Board, which includes the recommendation for approval of
the proposed amendments.
2. Adopt the DRC’s
recommendation as stated above as the LPA’s report to the Board.
3. Deny approval of the
Bi-annual Comprehensive Plan amendment.
4. Direct staff to another
course of action.
RECOMMENDATION AND FUNDING:
The Growth Management
Department staff recommends that the LPA approve Alternative No. 1,
No
funding is required for this action.
ATTACHMENTS:
1.
Location Maps
2.
Information Packet for each applicant
SPS/EK/GM02-732
APPROVED AGENDA ITEM FOR
DATE________________________
BY___________________________