2nd Cycle 2012 Amendment Summary

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2 Planning Commission April 9, nd Cycle 2012 Amendment Summary CPA Future Land Use (FLUE), Coastal Management (CME), Housing Element (HE), and Comprehensive Plan Definitions Section Text Change. Coastal High Hazard Area (CHHA) and Public/Quasi Public (P/Q P) Proposed changes to CME Policy 6.7 to reduce the geographic extent of the policy from the Coastal High Hazard Area to coastal waterfront properties; to FLUE and HE to allow limited residential uses in Public Quasi Public category; and to add new definitions to the Comprehensive Plan Definition Section to clarify existing Policies. I. PROPOSED COMPREHENSIVE PLAN AMENDMENT A. Description of Request Request: This is a publicly initiated text amendment to the Coastal Management Element, Future Land Use Element, Housing Element and Comprehensive Plan Definitions Section. Background: Several text changes are recommended to the Coastal Management Element and the Comprehensive Plan s Definitions Section pertaining to development within the coastal high hazard area. Coastal Management Element Policy 6.7 limits new development within the coastal high hazard area to water enhanced, water related, water dependent, or land uses that further the Port Authority Master Plan. The proposed amendment would apply the policy to a subset of the coastal high hazard area (coastal waterfront properties), rather than the entire area, decreasing the geographic extent of the policy. The proposed modification meets the intent of Coastal Management Section of Florida Statutes Section (2)(g), which calls for a shoreline use component to address the need for water dependent and water related facilities along shoreline areas. The proposed definitions clarify the intent of the revised coastal high hazard area policy. The Coastal Management Element and associated definition amendments were prepared in coordination with the Port Authority. 1

3 Summary of Changes for Coastal High Hazard Area: The following changes are proposed to the Coastal Management Element: 1. Coastal Management Element: Amend Policy 6.7 to apply the policy limiting new development to water enhanced, water related, water dependent, or furthering the port consistent with the Port Authority Master Plan to coastal waterfront properties. In addition, the amendment encourages but does not limit new development to water enhanced, water related, water dependent, or uses that further the port on properties that are in the coastal high hazard area. The following changes are proposed to the Comprehensive Plan Definition Section: 1. Define the term New Development. 2. Amend the Coastal High Hazard Area (CHHA) definition for consistency with Florida Statutes (Section (2)(h). 3. Amend the definition of Coastal Area to remove the Coastal High Hazard Definition eliminating redundancy with the Coastal High Hazard Area definition. 4. Define the term Coastal to clarify the meaning of Coastal Management Element Policy 6.7. A text change is proposed to the Public/Quasi Public description of the Future Land Use Element (FLUE) Appendix A: Land Use Plan Category Section and FLUE Policy 42.7 that would allow limited amounts of residential uses for the purposes of workforce housing and to support redevelopment initiatives, consistent with the recommendations of an adopted Community Plan, and only in areas where sufficient infrastructure capacity exists. In addition, an amendment to FLUE Policy 42.7 is proposed to remove the statement calling for a review of the policy. The Table of Residential Densities is updated to reflect the addition of allowed residential density within the Public/Quasi Public classification. Housing Element Policy is amended to add Public/Quasi Public to the Table Of Allowable Density And Intensity Increases For The Provision Of Affordable Housing. A definition for workforce housing (Policy 42.7) is proposed to be added and defined in the Definitions Section of the Comprehensive Plan. 2

4 Summary of Changes for Public/Quasi Public: The following changes are proposed to the Future Land Use Element (FLUE): 1. Amend the FLUE Appendix A, Public/Quasi Public Land Use category description to allow workforce housing as a subordinate land use to the primary public/quasi public use consistent with the recommendations of an adopted Community Plan. 2. Amend Policy 42.7 to remove the statement regarding the need to evaluate and revise the Public/Quasi Public land use classification. 3. Amend the Table of Residential Densities to clarify density allowed within the Public/Quasi Public designation. The following changes are proposed to the Housing Element: 1. Add Public/Quasi Public to Policy Affordable Housing bonus table to allow a density bonus for the provision of affordable housing in this Future Land Use designation. The following changes are proposed to the Comprehensive Plan Definition Section: 1. Define the term workforce housing. PROPOSED TEXT AMENDMENTS COASTAL HIGH HAZARD AREA COASTAL MANAGEMENT ELEMENT 1. Amend Policy 6.7 to apply the policy limiting new development to water enhanced, water related, water dependent, or furthering the port consistent with the Port Authority Master Plan to coastal waterfront properties. In addition, the amendment encourages but does not limit new development to water enhanced, water related, water dependent, or uses that further the port on properties that are in the coastal high hazard area. Policy 6.7: Limit new development within the coastal high hazard area waterfront properties to uses that are vested, water enhanced, water related, water dependent, or further the port consistent with the Port Authority Master Plan and limit public expenditure. Within the coastal high hazard area, preference shall be given to uses that are water enhanced, water related, water dependent, or further the port. 3

5 DEFINITIONS SECTION 1. Define the term New Development. New Development See definition for development. 2. Amend the Coastal High Hazard Area (CHHA) definition for consistency with Florida Statutes (Section (2)(h). Coastal High Hazard Area (CHHA) The area established in the most current regional hurricane evacuation study as requiring evacuation during a category one hurricane. Where this definition and any graphic representation of this area are not consistent, the definition shall govern below the elevation of the category 1 storm surge line as established by the Tampa Bay Regional Planning Council utilizing the Sea, Lake and Overland Surges from Hurricanes (SLOSH) computerized storm surge model. 3. Amend the definition of Coastal Area to remove the Coastal High Hazard Definition eliminating redundancy with the Coastal High Hazard Area definition. Coastal Area The coastal area includes the coastal waters and adjacent shorelines that are strongly influenced by one another. The coastal area extends inland from the shoreline only to the extent necessary to control shorelands, the uses of which have a direct and significant impact on the coastal waters. The coastal area consists of two parts: the coastal high hazard area (CHHA) and the remaining land area. The CHHA is defined as that area identified in the most current regional hurricane evacuation study as requiring evacuation during a Category 1 hurricane event. For mapping purposes, the coastal area is that area proposed for evacuation on the most current evacuation map (Figure 18 of see the Coastal Management Element). 4. Define the term Coastal to clarify the meaning of Coastal Management Element Policy 6.7. Coastal Land next to a bay, river, or creek that is estuarine and/or tidally influenced. 4

6 FUTURE LAND USE ELEMENT 1. Amend the FLUE Appendix A, Public/Quasi Public Land Use category description to allow workforce residential as a subordinate land use to the primary public/quasi public use and redevelopment projects consistent with the recommendations of an adopted Community Plan. FUTURE LAND USE ELEMENT FUTURE OF HILLSBOROUGH LAND USE CLASSIFICATION Public/Quasi Public (P/Q P) RESIDENTIAL GROSS DENSITY TYPICAL USES MAXIMUM FLOOR AREA RATIO OR Not Applicable Densities of any housing associated with public uses shall be guided by the densities of surrounding plan categories, including those of adjacent jurisdictions, to ensure compatibility with surrounding development. Major existing and programmed governmentowned facilities, and other public uses. This category also accommodates allows for quasipublic uses such as private establishments generally available to the public for use; for example, churches, hospitals, schools, clubs, major (regional, district or community) recreation services and related uses, tourist attractions, and utility and transportation facilities. This category also accommodates limited amounts of workforce housing subordinate to the primary public/quasi public use and residential development that supports redevelopment initiatives, consistent with the recommendations of an adopted Community Plan. The Land Use Plan Map generally shows major existing or programmed facilities. SQUARE FEET Public facilities and uses are located throughout the county. Intensities of future public uses shall be guided by the floor area ratios of surrounding plan categories, including those of adjacent jurisdictions, to insure compatibility with surrounding development. For properties that are located within 0.5 mile of a fixed guideway transit station (light rail, bus rapid transit, etc.), the allowable densities/intensities and range of uses may be subject to the Goals, Objectives, and Policies related to Fixed Guideway Transit (See Objectives and related policies). The location and type of fixed guideway transit stations can be found on the MPO Long Range Transportation 2035 Cost Affordable Transit System Map. The Future Transit Envelope can be found on the Future Transit Envelope Map that is adopted as part of the Future Land Use Map Series. SPECIFIC INTENT OF CATEGORY To recognize areas where, public facilities, public structures or grounds, regional, district or community recreation uses or facilities and other private establishments generally available to the public are located. 5

7 2. Amend Policy 42.7 to remove the statement regarding the need to evaluate and revise the Public/Quasi Public land use classification. Policy 42.7 The Hillsborough County City County Planning Commission will evaluate and revise the Public/Quasi Public land use classification to allows for limited amounts of residential land uses for the purpose of provideing workforce housing and to support redevelopment initiatives, consistent with the recommendations of an adopted Community Plan or Small Area Plan if applicable, and only in areas where sufficient infrastructure capacity exists. 3. Amend the Table of Residential Densities to clarify density allowed within the Public/Quasi Public designation. TABLE OF RESIDENTIAL DENSITIES Land Use Category Rural Agriculture Development Area Agricultural/Mining 1/20 Agricultural 1/10 Agricultural/ Rural 1/5 Rural Residential Development Area Agricultural Estate 1/2.5 Planned Environmental Community ½ Residential Planned 2 Residential 1 Suburban Development Area Residential 2 Residential Planned 2 Wimauma Village Residential 2 Residential 4 Neighborhood Mixed Use 1(3) Residential 6 Suburban Mixed Use 6 Urban Development Area Residential 9 Residential 12 Residential 16 Community Mixed Use 12 Residential 20 Residential 35 Office Commercial 20 Urban Mixed Use 20 Regional Mixed Used 35 Citrus Park Village Non Residential Development Areas Maximum Residential Density Allowed** 1 du/ 20 gross acres 1 du/ 10 gross acres 1 du/ 5 gross acres 1 du/ 2.5 gross acres 1 du/ 2 gross acres 2 du/ga 1 du/ga 2 du/ga** 2 du/ga 2 du/ga 4 du/ga** 4 du/ga** 6 du/ga** 6 du/ga** 9 du/ga** 12 du/ga** 16 du/ga** 12 du/ga** 20 du/ga** 35 du/ga** 20 du/ga** 35 du/ga** See Livable Communities Element 6

8 Research/Corporate Park Light Industrial Light Industrial Planned Heavy Industrial Energy Industrial Park Electrical Power Generating Facility Natural Preservation Major Public/Quasi Public Overlay Areas Scenic Corridor Environmentally Sensitive Areas CL 50 No Residential Uses Allowed No Residential Uses Allowed No Residential Uses Allowed No Residential Uses Allowed No Residential Uses Allowed 1 du/ 5 gross acres No Residential Uses Allowed No Residential Uses Allowed Limited residential guided by the densities of surrounding plan categories Overlay Scaled to Area Identification Only Overlay 50 % of the site may be required open space based on the natural characteristics of the property. PROPOSED TEXT AMENDMENTS HOUSING ELEMENT HOUSING ELEMENT 1. Add Public/Quasi Public to Policy Affordable Housing bonus table to allow a density bonus for the provision of affordable housing in this Future Land Use designation. Policy TABLE OF ALLOWABLE DENSITY AND INTENSITY INCREASES FOR THE PROVISION OF AFFORDABLE HOUSING Land Use Category Existing Max. DU/Acre Existing Max. FAR Density Bonus Max. DU/Acre FAR Bonus Max. FAR RES *.35 RES RES RES RES (.50 office) RES (.75 office) (.75 office) OC (.75 office) (.75 office) NMU (.35)*** 6*.35 SMU (.35)*** 9.50 CMU RES UMU RMU n/a P/Q P guided by the guided by the Next higher Land n/a density of the FAR of the Use category surrounding plan categories surrounding plan categories surrounding plan categories [Updated FAR bonus to give more incentive] 7

9 DEFINITIONS SECTION 1. Define the term workforce housing. Workforce housing housing affordable to natural persons or families whose total annual household income does not exceed 140 percent of the area median income, adjusted for household size, or 150 percent of area median income, adjusted for household size, in areas of critical state concern designated under s , for which the Legislature has declared its intent to provide affordable housing, and areas that were designated as areas of critical state concern for at least 20 consecutive years prior to removal of the designation. 8

10 Agency Comments

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12 Hassan Halabi From: Sent: To: Subject: Bridges, Chris Friday, March 16, :32 AM Hassan Halabi Comprehensive Plan Amendment Review Hassan, Public Works has no comments at this time on the plan amendments. Regards, Chris Bridges, P.E. Hillsborough County Public Works Department Design and Engineering Support Section (DESS) 601 E. Kennedy Blvd., 22nd Floor Tampa, FL (fax) 1

13 VIA March 23, 2012 The Planning Commission Mr. Hassan Halabi 601 E. Kennedy Blvd. 18 th Floor Tampa, FL Subject: EPC Comments 2012 Comprehensive Plan Amendments 2 nd Cycle Staff from the Environmental Protection Commission of Hillsborough County (EPC) has conducted a review of the subject 2012 Comprehensive Plan Amendments 2 nd Cycle and offers the following comments: CPA No objection. Wetland impact approval for development of the subject parcel is not implied or vested by this no objection to the amendment. CPA 12-13, CPA 12-15, CPA 12-16, CPA 12-18, and CPA No comments or objections. If you have any further questions, please contact me at , extension 1299 or at mcginnis@epchc.org. Sincerely, Sean P. McGinnis, CHMM Environmental Specialist III Air Division, Enforcement and Analysis

14 MEMORANDUM DATE: March 6, 2012 TO: FROM: RE: Hassan Halabi, Senior Planner Joe Zambito, MPO/Transportation Section CPA Future Land Use Element (FLUE), Coastal Management Element (CME), Housing Element (HE), and Comprehensive Plan Definitions Section proposed text changes I have reviewed the proposed text amendments to the Future Land Use Element, Coastal Management Element, Housing Element, and Comprehensive Plan Definitions Section. The proposed text amendments, in and of themselves, will not have transportation impacts. If approved and applied to specific parcels of land in the future, the specific transportation impacts of those proposals and the surrounding transportation system will be evaluated.

15 Hillsborough County Public Schools Review Form TO: Hassan Halabi, Senior Planner FROM: David Borisenko, AICP Manager, Planning and Facilities Siting DATE: March 21, 2012 RE: Application Number: Hillsborough County Plan Amendment CPA Application Type: Text Amendment Definitions Section Text Change - Public/Quasi-Public The District has no comment The District has no objections. x The District has no objections, subject to listed or attached conditions The District objects, based on the listed or attached issues. Hillsborough County Public Schools has no objections to the text amendment that would allow the development of work force housing in the Public/Quasi-Public Land Use Category. However, HCPS would like to suggest a minor change to the wording of the proposed amendment to clarify that adopted Community Plan requirements will only be applicable in areas that have an adopted Community Plan. It appears possible that the currently proposed amendment may be interpreted to mean that work force housing may only be permitted in areas with adopted Community Plans when it is possible that opportunities to develop work force housing may be present in regions of Hillsborough County that are not subject to an adopted Community Plan. Raymond O. Shelton School Administrative Center 901 East Kennedy Blvd. Tampa, FL Phone: FAX: School District Main Office: P.O. Box 3408 Tampa, FL Website:

16 BOARD OF COUNTY COMMISSIONERS Kevin Beckner Vicror D. Cris< Ken Hagan Al Higginbotham Lesley "Les" Miller, Jr. Hillsborougl: County Flonda CHIEF ADMINISTRATIVE OFFICER Helene M" rks CHIEF FINANCIAL ADMINISTRATOR Bonnie M. Wise S~n d"<l L. MlIfm ~n Office of rhe County Adminisrrator DEPUTY COUNTY ADMINISTRATORS M"rk Sharpe Micn.ael S. Merrill Lucia E. Carsys Sharon D. SlIbadaI1 DATE: March 23, 2012 MEMORANDUM TO: s Halabi, Senior Planner sborough County City-County Planning Commission FR SUBJECT: Joseph Moreda III, AlCP, Manager, Community Planning Section Develo ment Services Department 2012, 2 nd Cycle, COMPREHENSIVE PLAN AMENDMENTS CPA 12-13, 12-14, 12-15, 12-16, 12-18and Thank you for inviting Development Services staff to review the proposed 2012, Cycle, Comprehensive Plan Amendments. We appreciate the opportunity and offer the following comments. CPA This is a publicly initiated map amendment to the Future Land Use Map. The purpose of the amendment is to update the map by designating a large number of Hillsborough County School District school sites and other district properties as Public/Quasi-Public (P/Q-P). The P/Q-P category is intended to recognize existing and programmed government-owned facilities, and other public uses such as schools and school facilities, hospitals and utilities. The subject sites presently have a variety of residential and nonresidential Future Land Use designations and the amendment will appropriately recognize the existing and programmed uses on those properties. Development Services staff has no comment on this amendment. CPA This is a privately initiated map amendment to the Future Land Use Map. The purpose of the amendment is to change the Future Land Use designation from RES-4 to RES-12 for several parcels totaling acres at the southwest corner of Van Dyke Road and Old Tobacco Road. The proposed amendment wi.11 increase the maximum allowable density from 4 units per gross acre to 12 units per gross acre, increasing the potential maximum number of units from 95 to 285. The proposed amendment will also increase the maximum allowable Floor Area Ratio (FAR) from.25 to.35 or.50, depending on the use that is developed. 2 nd Post Office Box 1110 Tampa, Florida I' 111. ~/}ij"/)llllnjr' //dlf)/i/ FJllfdl ()P/'fJl"11I11I!)' J :liip"?.l'cr

17 Development Services staff offers the following comments: The segment of Van Dyke Road near the subject parcels presently operates at Level of Service F. The proposed increase in density/intensity poses a corresponding increase in potential traffic generation, particularly with regards to residential development, that must be accounted for with impact fees and concurrency considerations. Additionally, access for the large majority of the property is provided by Old Tobacco Road which, it appears, may have a substandard right-ofway width. Neighboring properties to the east, north and northwest of the subject parcels are designated RES- 4 and P/Q-P on the FLUM, while the Veteran s Expressway and Suncoast Parkway lay to the south and southwest. Consideration should be given to reducing the proposed density/intensity increase, particularly for the easternmost parcel at the intersection of Van Dyke Road and Old Tobacco which is separated from the other parcels comprising the amendment, to provide a more gradual transition to enhance compatibility with neighboring properties. Additionally, a reduction may be warranted to align development potential and associated traffic impacts with roadway conditions and/or improvement restrictions that may be present on Old Tobacco Road. CPA This is a publicly initiated map amendment to the Future Land Use Map (FLUM). Policy 19.5 of the Future Land Use Element directs Planning Commission staff to review the locations and appropriateness of mixed-use Future Land Use designations in view of existing and approved development. Accordingly, the purpose of the subject amendment is to change the designations of two areas, largely comprised of the Tanglewood Preserve, South Bay Lakes and Harbour Isles subdivisions, from SMU-6 to RES-6 to reflect their predominate singe-family residential development pattern. Development Services staff has no comment on this amendment. CPA This is a publicly initiated text amendment to the Coastal Management Element, Future Land Use Element, Housing Element and Comprehensive Plan Definitions Section. The purpose of the amendment is twofold: 1) Reduce the land area within the Coastal High Hazard Area (CHHA) that is subject to CME Policy 6.7 which limits new development to uses that are water enhanced, water related, water dependent or further the Port Authority Master Plan and limit public expenditures; and, 2) Allow limited residential uses in the P/QP Future Land Use designation. With regards to Part 1 of the amendment, it will reduce the amount of land area in the CHHA this is subject to Coastal Element Policy 6.7 by limiting application of the policy to coastal waterfront properties as newly defined in the amendment, instead of the entire CHHA as is presently the case. It will also revise the policy to give "preference" to development of these uses within the remainder of the CHHA. With regards to Part 2 of the amendment, it will allow limited residential uses in the P/QP category for the purposes of workforce housing, as newly defined in the amendment, and to support redevelopment initiatives, consistent with the recommendations of an adopted community plan and only in areas with sufficient infrastructure. As proposed, the density of such housing "will be guided by the densities of surrounding Plan categories."

18 Development Services staff offers the following comments: Part 1: The existing description of water-oriented uses that are addressed by CME Policy 6.7 is too subjective and open to excessive interpretation. For example, the term water enhanced can arguably apply to a broad range of uses, some of which may be inconsistent with the intent of the policy. Consideration should be given to clarifying the description to facilitate proper implementation of the policy. Part 2: As proposed, the density of the workforce housing allowance will be guided by the densities of surrounding Plan categories. This language is quite general and poses implementation questions in cases where surrounding properties have different Plan categories with varying densities, as well as compatibility concerns where the densities represented by the existing zoning or development on surrounding properties is substantially less than what is allowed by their Plan categories. Consideration should be given to providing additional density criteria to both assist with implementation and address compatibility with existing development on surrounding properties. CPA This is a publicly initiated text amendment to the Future Land Use Element. The purpose of the amendment is to expressly delineate the areas where requests for the Residential Show Business (RSB) zoning overlay may be requested. As proposed, the areas will be limited to Gibsonton and Tropical Acres, with the latter being restricted to light show business uses as newly defined by the amendment. Development Services staff offers the following comments: Minor text edits as shown on attachment. CPA This is a publicly initiated map amendment to the Future Land Use Map. The purpose of the amendment is to change the Future Land Use designation from Natural Preservation (N) to Public/Quasi-Public (P/Q- P) for acres at the northeast corner of I-75 and Big Bend Road to allow for development of a YMCA. The property in question was an acquisition of convenience with no preservation value that was purchased through the ELAPP program along with a much larger environmentally sensitive tract on the west side of I-75 known as the Golden Aster Scrub. Development Services staff offers the following comment: The segment of Big Bend Road near the subject property presently operates at Level of Service F. Our staff hopes you find these comments helpful. If you have any questions, please contact Tom Hiznay at (813) cc: Gene Boles, Director, Development Services Dept. Mike Williams, Interim Manager, Development Review Section, Development Services Dept. Tom Hiznay, Senior Planner, Development Services Dept.

19 Residential Show Business Policy 17.2: In order to accommodate the special needs of the seasonal show business residents, Hillsborough CoURty shall provide for the limited storage and attendant servicing of sho'n business equipment in some residential zoning districts. Compatibility with surrounding uses shall be ensured through adf.erence to the follovrir.g locational criteria: A) Tf::t:e site corstitutes iftfi-11 or a logical e)(tersior of an existing show busiress use; alterratively, it is mfill or an e)(tersior of an e)<istirg commercial or industrial use which displays characteristics sifrilar to sho w busiress uses, such as outdoor storage, an:d is thus coffipatible 'Nith such area. B) The Board of CouRty ConunissioRers has fourd that the site ffieets the intert of tt.e groupiftg of show busiress uses. In order to accommodate the special needs of the seasonal show business residents, Hillsborough County has identified the two geographic areas outlined on the following map as having a concentration of show business uses. These areas are identified based on unique circumstances including that these areas are: Over 30 acres in size; ""'ell tt~ve Existing residential and agricultural areas with an existing concentration of numerous show business uses i 41t\OI +~c:.f c..u~'c H",.~ A number of the show business uses.ffi tlte ge"graplac mea ltave beeh established f9r gn~ater H"ttm 10 years~ the adoption of this amendment. tv-.ol'-.-fl-\e~tvt pnot 'to Within these areas, zoning overlays shall be developed to address the needs of the show business community within residential and agricultural zoning districts. The application of the zoning overlay(s) is limited to within the two geographic areas illustrated below.

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21 NOTE: One map is being prepared of both areas Specifically, two districts are identified. The Gibsonton Community Plan area would be permitted show business "Heavy" uses, consistent with the standards for Show Business uses as outlined in the Land Development Code as of January 1, 2012 and will continue to provide for the storage, residential, and attendant servicing of show business equipment. The second area on the map would be permitted "Light" show business uses including limited storage of show business equipment on residential and agricultural properties and which will incorporate appropriate lot size and screening standards to mitigate impacts on surrounding properties. Within the "light" show business uses, more intense uses such as repair, 3 eeseh''hy dvoellht~ ttuits, etc. are not permitted. GI~Vtf L\v\V\7 f"ecci\ i-\-ic::.r

22 New rezoning re~ests to apply the show business overlay witbifl tfl:ese ge6~raphic ~s may occu~~'hen all of the following criteria are met: The site is located within one of the identified show business grouping areas above; and a~ 1 }. The application of the overlay will be compatible with the surrounding area;~ lj' l;_~.l request meets the locational criteria in the Land Development Code ensuring it is ~t. \I). either infill or an extension of existing show business uses. 'ftj. \ The Plan does recognize the existence of properties legally zoned for show business uses and/or zoning overlay that are outside of these designated areas, as of DATE OF CPA Approval. These zonings do not create a precedent for the establishment of new show business uses.