PASCO COUNTY, FLORIDA
INTEROFFICE MEMORANDUM
TO: Honorable Chairman and DATE: 8/23/02 FILE: GM02-1297
Members of the Board of
County Commissioners
THRU: Bipin Parikh, P.E. SUBJECT: Beacon Woods East - Development
Assistant County Administrator of Regional Impact/Notice of
(Development Services) Proposed Change
BCC Meeting: 9/4/02, 9:30 a.m., NPR
Type of Action: Public Hearing
(Cont. from 8/27/02, 9:30 a.m., DC, and
7/16/02, 9:30 a.m., DC)
FROM: Samuel P. Steffey II REFERENCES: Section 380.06(19), Florida
Growth Management Administrator Statutes; Comm. Dist. 5;
CAC Planning Dist. 1
It is recommended that the data herein presented be given formal consideration by the Board of County Commissioners.
DESCRIPTION AND CONDITIONS:
On July 27, 1982, the Board granted a development order (DO) to the master developer for Beacon Woods East Development of Regional Impact (DRI), Milton Gottlieb, for 4,483 dwelling units, 300,000 square feet of office, 390,000 square feet of commercial, and miscellaneous recreational, public, and open space uses.
In August of 1983, a revision to the MPUD Master Planned Unit Development master plan was approved, which included acreage adjustments and an increase in the number of approved dwelling units from 4,483 to 4,513 dwelling units, an increase of 30 units (deemed to be a nonsubstantial amendment).
In March of 1987, the Board approved a substantial amendment to the approved DO which incorporated land use changes and revised the conditions of approval (Resolution No. 87-108).
In November of 1987, the Board approved a one-acre increase of the library site, adjusted acreage amounts for Villages 14 and 31, and included a 1.4-acre recreational vehicle storage site to the MPUD Master Planned Unit Development master plan (deemed to be a nonsubstantial amendment).
In May of 1988, the Board approved a revision to the master plan to provide increases in single-family acreage and units, with corresponding decreases in multifamily acreage and units (no net increase of units), and to increase the acreage designation as golf course (Resolution No. 88-203).
In March of 1989, the Board approved a revision to the MPUD Master Planned Unit Development master plan to alter setbacks for single-family cluster units (deemed to be a nonsubstantial amendment).
In April of 1989, the Board approved an amendment to DRI/DO and MPUD Master Planned Unit Development conditions of approval to establish a security fund to provide financing for the widening of Hudson Avenue and/or Little Road within the project until such time as the County determined that the developer’s obligation for such widening had been satisfied (Resolution No. 89-160).
In November of 1989, the Board amended the MPUD Master Planned Unit Development master plan to reduce the total number of dwelling units from 4,513 to 3,916, a 597-unit reduction. Approval was also granted for a 3.6-acre increase in office usage, a modification of local roadway alignments and connections, and an increase in open space usage. The approval for which was contingent upon approval of a DRI Substantial Deviation Review/Notice of Proposed Change (NOPC).
In February of 1990, the Board approved revisions to the MPUD Master Planned Unit Development master plan and a substantial deviation to DRI which incorporated previously approved, nonsubstantial amendments. The revisions included an increase of commercial acreage to 53.7 acres with no increase in the total amount of commercial square footage along with a revision to the special protection areas, an extension of the originally approved build-out date to 1994, and an amendment to the type and configuration of conservation areas (Resolution No. 98-91).
In May of 1990, the Board approved revisions to the MPUD Master Planned Unit Development master plan which designated a 51.5-acre conservation area, a recalculation of the gross density by adding village-access points and connections and village renumbering (deemed to be a nonsubstantial amendment).
In July of 1990, the Board approved changes in Villages 16, 17, and 24 on the MPUD Master Planned Unit Development master plan, including access, number of units, and density assigned to villages, and conversion of Village 16 to single-family cluster units (deemed to be a nonsubstantial amendment).
In April of 1992, the Board approved a revision to the MPUD Master Planned Unit Development master plan to subdivide Village 15, thereby redesignating the parcel as Villages 15A and 15B (nonsubstantial amendment).
In July of 1994, the Board approved an extension of the project build-out date and DO expiration date for two years, eleven months, and 15 days from December 31, 1994, to December 15, 1997 (Resolution No. 94-277).
In April of 1999, the Board approved a two-year extension of the project build-out date and DO expiration date from December 15, 1997, to December 15, 1999 (Resolution No. 99-161).
On January 3, 2002, the Growth Management Department received the application of Peter E. Creighton, representative for Hardy H. Huntley, developer, to request approval for the development of a vacant 3.25-acre commercial tract located within the Beacon Woods East DRI. The applicant is requesting the Board to find that the proposed change to the Beacon Woods East DRI is not a substantial deviation, and therefore, does not require further DRI review pursuant to Chapter 380.06(19) based upon a series of unique circumstances as set out below and in Exhibit C of the attached resolution. The applicant is also requesting an extension of the approved build-out date to a total of six years from December 5, 1999, to December 15, 2005, for the 3.25-acre commercial tract only.
In accordance with Florida Statutes, Section 360.06.19(f), this change is presumed to be a nonsubstantial deviation based upon the following unique circumstances:
1. All transportation improvements associated with Little Road and Hudson Avenue have been completed.
2. Approximately 63 percent of the specifically approved 3,846 dwelling units have been completed and less than five percent of the specifically approved 380,000 square feet of office space have been completed. In addition, a 120-bed nursing home was constructed in lieu of a 150-bed facility.
3. The proposed floor area ratio (FAR) is relatively small. The proposed 3.25-acre commercial development FAR is 43 percent of what would be allowed under the current Comprehensive Plan land use classification as established by the Pasco County Future Land Use Map.
4. It is estimated that the entire project is presently only generating 2,348 p.m. peak-hour trips in comparison with the approved 4,501 p.m. peak-hour trips.
5. Approval of the proposed 3.25-acre commercial development will not degrade the level of service in the immediate vicinity of the proposed commercial property below acceptable levels.
6. The roadway network in the immediate vicinity of the proposed 3.25-acre development is currently operating equal to or better than the adopted level of service standard.
7. When the applicant purchased the subject property from Mr. Gottlieb, the applicant was not informed that the build-out date had expired in 1999. Prior to the applicant’s purchase of the subject 3.25-acre tract, the property was owned by the Resolution Trust Corporation, who failed to take any action to develop the property or extend the build-out date.
8. The proposal is consistent with the current Comprehensive Plan land use classification as established on the Pasco County Future Land Use Map and the Beacon Woods East Master Development Plan.
9. The proposal is limited to the construction of 30,250 square feet of commercial space on 3.25 acres located at the southwest quadrant of the Little Road/Hudson Avenue intersection.
10. A traffic analysis for the proposed 30,250 square feet of retail development for the Huntley parcel was performed and then reviewed by the Tampa Bay Regional Planning Council, the Florida Department of Transportation, and Pasco County.
11. The proposed 3.25-acre commercial development is planned to have only one driveway on Hudson Avenue and only one driveway on Little Road. The access on Hudson Avenue will be full access (Hudson Avenue is a two-lane roadway without a raised median and with turn lanes at the intersection with Little Road). The access on Little Road will be right-in and right-out only (Little Road is a four-lane, divided roadway with a raised median in the vicinity of the proposed 3.25-acre commercial parcel). The proposed driveways will be located as far as possible away from the Little Road and Hudson Avenue intersection as required by access management policies. Additionally, the applicant has stated that there will not be more than one access driveway on Hudson Avenue and one on Little Road. This limited number of driveways enhances access- management principles as compared to an undesirable development scenario that divides the 3.25-acre site into several small parcels, each requiring its individual access driveways onto Hudson Avenue or Little Road.
12. Proposed commercial development will satisfy and attract predominantly existing home-based trips generated from the surrounding residential development.
ALTERNATIVES AND ANALYSIS:
1. Approve NOPC.
2. Approve NOPC with additional modifications or changes.
3. Deny NOPC.
4. Direct staff to other action as desired by the Board.
RECOMMENDATION AND FUNDING:
The Growth Management Department recommends that the Board approve Alternative No. 1.
It is further recommended that the Chairman be authorized to sign the attached Resolution and Notice of Adoption, to execute the resolution provided, and to direct Secretarial Services to return five certified copies of the Resolution and Notice of Adoption to the Growth Management Department, New Port Richey. The Growth Management Department will then send the requested copies to the appropriate parties.
ATTACHMENTS:
1. Resolution (Five Originals)
2. Notice of Adoption (Five Originals)
SPS/KHT/gm/beacon04
DEVELOPMENT REVIEW COMMITTEE ACTION:
Approved 5-0 (August 22, 2002)
APPROVED AGENDA ITEM FOR
DATE
BY