Planning Commission Public Hearing May 14, nd Cycle 2012 Amendment Summary

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5 Planning Commission Public Hearing May 14, 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 Chapter (2)(g), which calls for a shoreline use component in comprehensive plans 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

6 Summary of Changes for Water Related/Water Dependent: 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 and Water Enhanced Use to clarify the intent of Coastal Management Element Policy 6.7. Future Land Use Element Policy 42.7 calls for an evaluation and revision of the Public/Quasi Public land use classification to allow limited amounts of residential land uses for the purpose of providing 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. Planning Commission and Hillsborough County School District staff evaluated revising the classification and are proposing a text amendment to the Public/Quasi Public description of the Future Land Use Element (FLUE) Appendix A: Land Use Plan Category Section to allow limited amounts of workforce housing subordinate to the primary public/quasi public use or residential development meeting the Affordable Housing Density Bonus criteria and consistent with the recommendations of an adopted Community Plan. In addition, an amendment to FLUE Policy 42.7 is proposed to remove the statement calling for a review of the policy. An update of the Table of Residential Densities is updated to reflect the addition of allowed residential 2

7 density within the Public/Quasi Public classification. Housing Element Policy is proposed to be 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 is proposed to be added and defined in the Definitions Section of the Comprehensive Plan. Summary of Changes for Public/Quasi Public: The following changes are proposed to the Future Land Use Element (FLUE): 1. Amend FLUE Appendix A, Public/Quasi Public Land Use category description to allow limited amounts of workforce housing subordinate to the primary public/quasi public use or residential development meeting the Affordable Housing Density Bonus criteria and 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 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 the Public/Quasi Public Future Land Use classification to Policy Affordable Housing bonus table to allow development within this classification to apply for the affordable housing bonus. 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. 3

8 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. 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

9 4. Define the term Coastal and Water Enhanced Use 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. Water Enhanced Use A use that benefits economically from being located on or near the water but that is neither dependent on direct access to water nor provides water related goods or services. Water enhanced uses are specifically excluded from definitions of both water dependent and water related uses. The term includes dock side bars, restaurants, hotels, motels, and residential uses. 5

10 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 within a 1,000 foot radius of the proposed development, including those of adjacent jurisdictions, to ensure compatibility with surrounding development unless environmental features or existing development patterns do not support those densities. 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 or residential development meeting the Affordable Housing Density Bonus criteria and 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. 6

11 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 7

12 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] 8

13 DEFINITIONS SECTION 1. Define the term workforce housing. Workforce housing housing affordable to 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. B. Review Agency/Department Responses Copies of agency responses are included as an attachment to this report and were received by the following Hillsborough County Agencies/Departments: Hillsborough County Development Services Department Hillsborough County Public Schools Hillsborough County Public Utilities Department Hillsborough County Public Works Department Hillsborough County Water Resource Division Metropolitan Planning Organization Transportation Section Metropolitan Planning Organization Multimodal Tampa Bay Water Authority Environmental Protection Commission Hillsborough County Sheriff s Department No objections were received. Development Services and School District staff provided recommended text changes which are addressed in the staff analysis portion of the report. C. Conformance with the Future of Hillsborough 2025 Comprehensive Plan The proposed amendment is CONSISTENT with the following objectives and policies in the Future of Hillsborough Comprehensive Plan. 9

14 Water Related/Water Dependent text change: COASTAL MANAGEMENT ELEMENT Objective 6: Residential land uses within the coastal high hazard area shall be limited to those areas which are planned to accommodate such development through the provision of adequate public facilities and services. Such development must meet storm velocity standards and be provided with adequate hurricane evacuation capability. Policy 6.1: The Coastal High Hazard Area is the area 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. Where this definition and any graphic representation of this area are not consistent, the definition shall govern. Policy 6.7: Limit new development in the coastal high hazard area 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. Objective 7: Water dependent and water related uses will be directed into suitable areas of the County that meet or exceed applicable criteria established in this element and the Land Development Code and are compatible with the Future Land Use Element. Policy 7.1: The County shall give priority to locating water dependent and water related uses within the coastal planning areas designed for industrial development on the Future Land Use Map. Water dependent and water related uses that are not industrial in nature may also be considered in other areas of the coastal planning area. Policy 7.2: The County shall amend the Land Development Code to include guidelines and criteria for siting water dependent and water related land uses. Performance standards (e.g., shoreline treatment and appearance, scenic easements) shall be considered in the preparation of the Code amendment. Policy 7.4: Existing development inconsistent with the continued viability of water related or water dependent uses shall be eliminated as the opportunity arises. Conflicting uses shall not be redeveloped. 10

15 Public/Quasi Public text change: FUTURE LAND USE ELEMENT Objective 20: The County shall encourage new development and redevelopment of residential housing for special target groups of people. The provisions specified within the Housing Element of the Comprehensive Plan shall be applied with respect to the following policies. Policy 20.1: The provision of affordable housing shall be given high priority consideration by Hillsborough County. By 2009, development incentives shall be explored and implemented by Hillsborough County that will increase the housing opportunities for very low, low income households and workforce housing that are consistent with and further the goals, objectives and policies within the Housing Element. Policy 20.2: Density bonuses will be utilized as an incentive to encourage the development of more affordable housing. These density bonuses are outlined in the Housing Element. Policy 20.4 By 2009, a study shall be conducted to determine the feasibility of utilizing land owned by Hillsborough County for the provision of affordable housing. Policy 42.7 The Hillsborough County City County Planning Commission will evaluate and the revise the Public/Quasi Public land use classification to allow limited amounts of residential land uses for the purpose of provide 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. HOUSING ELEMENT GOAL 2: Promote and assist in the provision of an ample housing supply, within a broad range of types and price levels, to meet current and projected housing needs so that all Hillsborough County residents have the opportunity to purchase or rent standard housing. 11

16 D. Staff Analysis Water Related/Water Dependent Text Change: Coastal Management Element Policy 6.7, requiring new development to be water dependent, water related, water enhanced or furthering the Port Master Plan, is applied within the Coastal High Hazard Area (CHHA), specifically during Planned Development rezoning application reviews. Residential uses meet the definition of water enhanced uses. Figure 1 shows two examples of the Coastal High Hazard Area (CHHA) boundary in Unincorporated Hillsborough County. This boundary is provided by the Tampa Bay Regional Planning Council and changed a few years ago from being parcel based to nature based, depicting the elevation of the category 1 storm surge line as established by the utilizing the Sea, Lake and Overland Surges from Hurricanes (SLOSH) computerized storm surge model. Since the CHHA boundary undulates based on the storm surge model, a large number parcels are only partially within the CHHA. Many of the parcels within the CHHA boundary are a significant distance inland and have no functional relationship to the coast line and thus a rationale for requiring water related or dependent uses. As a result, staff reviewed this policy and recommends changing the boundary where the policy is applied to coastal waterfront properties, a subset of the Coastal High Hazard Area. This change would reduce the geographic extent of the policy and focus implementation to coastal waterfront parcels. The integrity of the policy would be maintained while making the policy more feasible to implement. Planning Commission staff reviewed the proposed change with Port Authority staff and they support the amendment. Their comments are attached in agency comments. 12

17 Figure 1: Coastal High Hazard Boundary Coastal High Hazard Area (CHHA) Boundary A definition for the term water enhanced uses was added to the application based on comments received by Development Services. Public/Quasi Public Text Change: The proposed text amendment implements Future Land Use Policy If approved, the proposed amendment would allow residential uses in defined circumstances within this classification, adding flexibility and opportunities for the provision of workforce housing or residential redevelopment initiatives consistent with community plans. In their comments, Development Services indicated the draft residential gross density guidance was too general. A radius of review (1,000 feet) and additional compatibility review language was added to the land use classification as a 13

18 result. School District staff recommended a text change to clarify that there are two situations where residential development would be allowed within the Public/Quasi Public classification. This was addressed. The proposed policy changes would be consistent with the policies in the Comprehensive Plan supporting affordable and workforce housing. The policy changes would allow opportunities for creative provision of much needed workforce housing. E. Staff Conclusions and Recommendation In conclusion, staff finds that the proposed amendment CPA consistent with the goals, objectives and policies of the Comprehensive Plan. It is recommended that the Planning Commission approve the attached resolution finding the proposed plan amendment CONSISTENT with the Future of Hillsborough Comprehensive Plan and recommend APPROVAL of this Future Land Use Element Text amendment CPA to the Board of County Commissioners. Staff Report by: Marcie Stenmark, AICP Date: April 26,

19 Agency Comments

20 Hassan Halabi From: GONZALEZ, SHARON Sent: Friday, March 30, :18 PM To: Hassan Halabi Cc: MURILLO, ALBERT G; GONZALEZ, SHARON; DUNCAN JR, EDWARD Subject: Comprehensive Plan Amendment Review - Request 2nd Cycle 2012 Attachments: Local Agency Review Request letter 2nd Cycle 2012.pdf Hassan Halabi, Per your request for Comprehensive Plan Review, the Hillsborough County Sheriff's Office has no comment on submitted CPA Summaries. Thank you. Sharon Gonzalez Sharon A. Gonzalez Organizational Research Section Hillsborough County Sheriff's Office Fax: Office: sgonzale@hcso.tampa.fl.us Under Florida law, addresses are public record. If you do not want your address released in response to a public records request, do not send electronic mail to this entity. Instead contact the Hillsborough County Sheriff's Office via telephone at (813) or US Mail at PO Box 3371, Tampa, FL

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22 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

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24 Hassan Halabi From: Sent: To: Cc: Subject: McCary, John Wednesday, April 04, :24 PM Hassan Halabi Moran, Kevin RE: 2nd Cycle 2012 Comprehensive Plan Amendments Mr. Halabi, Planning staff for the water enterprise of the Public Utilities Department have reviewed the following amendments and have no objections: 12 13, 12 14, 12 15, 12 16, 12 18, and Thanks, John McCary, P.E. Potable Water Planning Team Leader Public Utilities Department Hillsborough County BOCC p: x: f: e: w: Please note: all correspondence to or from this office is subject to Florida's Public Records laws. From: Hassan Halabi Sent: Wednesday, April 04, :03 AM To: McCary, John Subject: RE: 2nd Cycle 2012 Comprehensive Plan Amendments Mr. McCary There is no CPA12 17 it has been continued, sorry for the duplication of Looking forward to receive your comments soon, we have a scheduled workshop on these amendments on April 9 th, 2012 Thank you Hassan Hassan Halabi Senior Planner Hillsborough County City-County Planning Commission (813) ext. 324 halabih@plancom.org We are committed to maintaining the highest level of service and we value your feedback. Please complete our Customer Service Survey by visiting As a public agency, all incoming and outgoing messages are subject to public records inspection. 1

25 From: McCary, John Sent: Tuesday, April 03, :12 PM To: Hassan Halabi Cc: Moran, Kevin Subject: 2nd Cycle 2012 Comprehensive Plan Amendments Mr. Halabi, I was reviewing the subject plan amendments (12 13 through 12 19) on the CD that was provided to us, and I noticed that was on there twice and there was no Assuming it exists, can you provide us with 12 17? Thanks, John McCary, P.E. Potable Water Planning Team Leader Public Utilities Department Hillsborough County BOCC p: x: f: e: mccaryj@hillsboroughcounty.org w: Please note: all correspondence to or from this office is subject to Florida's Public Records laws. 2

26 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

27 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.

28 M E M O R A N D U M DATE: March 29, 2012 TO: FROM: Hassan Halabi, Senior Planner The Planning Commission Eli Alvarado, Project Manager II Public Utilities Department SUBJECT: Review of Plan Amendments CPA through 12-16, and The Public Utilities Department (PUD) has reviewed the Comprehensive Plan Amendments cited above, and has the following comments: 1. The adopted level of service for solid waste in Hillsborough County is 2 years of permitted landfill space, with 10 years of raw land under the control of the County available. 2. The County currently has years of permitted landfill space and additional area available to permit. 3. There is no initial capital investment required to maintain an adequate Level of Service with the projected impacts from the changes in the Land Use classifications. 4. Any annual operating costs resulting from the projected impacts will be recovered through the rates established for the Solid Waste Management System. 5. The Public Utilities Department has an extensive CIP program, which includes maintaining and expanding its Solid Waste Management System. Please contact me at extension should you have any questions.

29 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:

30 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

31 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."

32 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.

33 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.

34

35 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

36 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.

37 Marcie Stenmark From: Sent: To: Subject: Shawn College Thursday, April 26, :52 PM Marcie Stenmark FW: Considering change to County Comp. Plan Policy The Ports written comments are below: From: Charles Klug Sent: Wednesday, January 25, :20 PM To: Shawn College; Ram Kancharla Cc: Melissa Zornitta; Marcie Stenmark; Kathryn MacLeod Subject: RE: Considering change to County Comp. Plan Policy Shawn, Thank you for the telephone conference and clarification of the proposed policy change. The Port Authority does not object to the proposed change; provided it does not modify the Port Activity Center. Thanks again. Charles From: Shawn College Sent: Tuesday, January 24, :16 PM To: Ram Kancharla; Charles Klug Cc: Melissa Zornitta; Marcie Stenmark Subject: FW: Considering change to County Comp. Plan Policy Ram, Charles, It was a pleasure speaking with you today. Just to re iterate, the proposed policy change does not change the requirements for compatibility in the Port Activity Center (PAC). The Port would maintain the same review and input process to ensure proposed developments in the PAC are compatible. The only effect of the change would be to allow local gov t more latitude to approve development in the CHHA/PAC that is not water related, enhanced, dependent, etc., however, the development would still have to be compatible. Based on our discussion today, it is my understanding that the Port has no objections to the proposed change. If I can be of further assistance please don t hesitate to call me. Thank you for your input, Shawn C. College, AICP Executive Planner Hillsborough County City-County Planning Commission (813) ext. 367 CollegeS@Plancom.org We are committed to maintaining the highest level of service and we value your feedback. Please complete our Customer Service Survey by visiting As a public agency, all incoming and outgoing messages are subject to public records inspection. From: Shawn College Sent: Wednesday, December 21, :29 AM To: 'Ram Kancharla' Subject: RE: Considering change to County Comp. Plan Policy 1

38 Our online mapping too pigi will allow you to see the coastal high hazard area. Select the environmental layer. The CHHA is shown in Green. You can zoom in and out to see specific areas: Water front properties is any parcel that touches water. Coastal would be a property that fronts a bay, river or creek that is estuarine and/or tidally influenced. From: Ram Kancharla [mailto:rkancharla@tampaport.com] Sent: Wednesday, December 21, :19 AM To: Shawn College Subject: RE: Considering change to County Comp. Plan Policy Shawn: Can you please forward me a map attachment showing/outline area included in the CHHA. Also please can you briefly define waterfront properties. Thanks. Regards, Ram Kancharla Sr. Director of Planning & Development 1101 Channelside Drive Tampa Port Authority Tampa, FL rkancharla@tampaport.com From: Shawn College [mailto:colleges@plancom.org] Sent: Wednesday, December 21, :18 AM To: Ram Kancharla Subject: Considering change to County Comp. Plan Policy Ram, The following Policy has been giving us problems for years. There continues to be properties very far inland that probably should not be restricted to water enhanced, related or dependent facilities. We are considering narrowing the scope of this policy, as shown below, to limit it to coastal waterfront properties, rather than all properties in the coastal high hazard area, some of which can be very far inland. Do you have any questions or concerns regarding us making this change? Please call me if you need to discuss. Coastal Management Element Policy 6.7: Limit new development and redevelopment 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 vested, water enhanced, water related, water dependent, or further the port. Shawn C. College, AICP Executive Planner Hillsborough County City-County Planning Commission 2

39 (813) ext We are committed to maintaining the highest level of service and we value your feedback. Please complete our Customer Service Survey by visiting As a public agency, all incoming and outgoing messages are subject to public records inspection. NOTICE: The Tampa Port Authority is a public agency subject to Chapter 119 of the Florida Statutes concerning public records. Under Florida law, addresses are public records. If you do not want your address released in response to a public-records request, do not send electronic mail to this entity. Instead, please promptly notify this office at (813) or the sender and return the original message. NOTICE: The Tampa Port Authority is a public agency subject to Chapter 119 of the Florida Statutes concerning public records. Under Florida law, addresses are public records. If you do not want your address released in response to a public-records request, do not send electronic mail to this entity. Instead, please promptly notify this office at (813) or the sender and return the original message. 3