PASCO COUNTY, FLORIDA
INTEROFFICE MEMORANDUM
______________________________________________________________________________________________
TO: Honorable Chairman
and
DATE: April 16, 2002 FILE: GM02-760
Members of the Board of
County
Commissioners
THRU: Bipin Parikh,
P.E.
SUBJECT: Bi-annual Comprehensive Plan
Assistant County
Administrator
Amendments, Cycle 1
(Development
Services)
LPA’s Report to the Board
Public Hearing: 4/16/02, 9:30 A.M., DC
FROM: Samuel P. Steffey
II
REFERENCES: Commission District 1 & 2
Growth Management
Administrator CAC
Planning District 2 & 5
_______________________________________________________________________________________________
It is recommended that the data herein presented be given formal consideration by the Board of County Commissioners:
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.
BACKGROUND:
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:
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 Pasco County Comprehensive Plan Policies appear to be pertinent in analyzing the proposed Comprehensive Plan Amendment:
Chapter 2, Future Land Use Element, River Systems:
Objective 5.3 Preserve the Hillsborough, Withlacoochee, Pithlachascotee, and Anclote Rivers, and the coastal rivers, their tributaries and streams, in a predominantly natural state.
Chapter 3, Conservation Element, Objective 2.8 Wildlife Habitat:
Policy 2.8.5 Participate in intergovernmental programs, such as the FDEP's Conservation and Recreation Lands and the SWFWMD's Save Our Rivers programs, designed to conserve and manage natural vegetation and wildlife habitat.
Comments:
Little Gator Creek is a tributary of the Withlacoochee River. Reclassification of this land to Conservation will ensure the preservation of this tributary in its natural state. Little Gator Creek is a proposed Wildlife and Environmental Area. A conceptual management plan has been submitted to the Growth Management Department. This area would be purchased by the State of Florida for the protection and proper management of the endangered wood stork, associated species, and the surrounding natural vegetation. In addition, the Southwest Florida Water Management District has acquired land to the south of the subject property and has recommended that additional lands be purchased by the State under the Conservation and Recreation Lands Program which would give additional protection to the area.
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
General Range of Agricultural
Uses
$262,377
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
_________________________________
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 Pasco County Comprehensive Plan Policies appear to be pertinent in analyzing the proposed Comprehensive Plan Amendment:
Chapter 2, Future Land Use Element, Land Use Concept:
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, 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, 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.
_______________________________
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.
Chapter 2, Future Land Use Element, Residential 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
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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:
RECOMMENDATION AND FUNDING:
The Growth Management Department staff recommends that the LPA approve Alternative No. 1; and direct Secretarial Services to distribute the originals as follows: one original resolution to be retained by Secretarial Services and four originals are to be returned to the Growth Management Administrator for forwarding to the Florida Department of Community Affairs and other agencies with the required documentation.
No funding is required for this action.
ATTACHMENTS:
APPROVED AGENDA ITEM FOR
DATE________________________
BY___________________________