Hillsborough County City-County Planning Commission

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1 Hillsborough County City-County Planning Commission 601 E Kennedy Blvd., 18 th floor, Tampa, Florida, planhillsborough.org EXECUTIVE SUMMARY Meeting Date: December 9, 2013 Agenda Item: CPA (Related to CPA North Dale Mabry Highway and Van Dyke Road) Presenter: Pedro Parra, extension 356 Action Necessary: Yes SUMMARY: This is a privately initiated map amendment, part of the group of plan amendments submitted in October 2013, to the adopted Future Land Use Map in the Future Land Use Element of the Future of Hillsborough Comprehensive Plan for Unincorporated Hillsborough County. The applicant is requesting to expand the Urban Service Area (USA) boundary to include the 23 acres proposed under CPA to change from the Residential-1 (RES-1) to Suburban Mixed Use-6 (SMU-6) category. The proposed amendment would move the site from the Rural Service Area and place it within the Urban Service Area, increasing the allowable density and intensity of uses, and allow development on water and sewer. The site is in the Rural Service Area (RSA), adjacent to the Urban Service Area to the west and south, and within the boundary of the Lutz Community Plan boundary. BACKGROUND: The Comprehensive Plan provides for the expansion of the Urban Service Area if the expansion meets the criteria as set in: Policy 2.2 In review of expansions to the Urban Service Area, each proposal shall be examined to determine of the project meets all of the following: The expansion is adjacent and contiguous to the established Urban Service Area. The expansion would be an extension of an existing suburban/urban development pattern and/or has a functional relationship to development within the Urban Service Area. Expansion of the Urban Service Area would result in development that would be compatible with its surroundings. Public water and sewer service exists within ¼ mile of the site. There is adequate capacity for infrastructure (including transportation, schools, parks, fire/ems and sheriff s office) in place or planned to serve development within the expansion area. All improvements needed to support the proposed expansion of the Urban Service Area with adequate public facilities shall be included by amendment into the Capital Improvements Element that is financially feasible. Expansion of the urban service area would include full cost recovery to the County for the services needed by the new development. Planning Commission December 9, 2013 Public Hearing 1 of 43

2 The expansion would not adversely impact environmental, natural, historical or archaeological resources, features or systems to a degree that is inconsistent with the Plan Data is available to support the need for additional land within the Urban Service Area to provide for the projected population or economic development needs within the planning horizon of the Comprehensive Plan. The data methodology utilized shall be consistent with that used as the basis for the Comprehensive Plan. The expansion of the Urban Service Area would not conflict with any other goals, objectives or policies of the Comprehensive Plan and is consistent with the County s adopted build out plan or long term vision as outlined in Policy 11.2, if applicable. The expansions of 20 acres or greater shall include a mixed use development pattern that decreases the transportation impacts of the project; all other expansions should result in a mixed use development pattern when considered with the existing and/or planned land uses within ¼ mile of the project site. In the Rural Service Area (RSA) typical land use densities are 1 du/5 ga or less intense and are intended to provide areas for long term, agricultural uses and large lot, low density rural residential uses. There is no new extension of public water or sewer service allowed into the RSA unless there is a public health concern identified or the development is as a planned village. New development will utilize private potable water wells and septic systems. New residential or mixed-use land use categories within the USA shall have a density of 4du/ga or greater, unless environmental features or existing development patterns do not support those densities. New development must connect to publicly owned and operated systems (except for limited documented hardships or in situations where reasonable use of the property would otherwise be unavailable). The Lutz Plan recognizes two distinct development patterns: a semi-rural character to the east of Dale Mabry Highway, and a suburban pattern to the west, dominated by large residential Planned Developments. The Lutz Plan recognizes that exceptions to this general pattern occur in the community. Further, it is not the intent of the Lutz Plan to prohibit compatible new development. Compatible development of the amendment area addressed largely by the North Dale Mabry Corridor Plan, which recognizes the unique character of North Dale Mabry as a regionally significant north-south transportation corridor, but provides mechanisms to ensure managed, quality growth. RECOMMENDATION: Staff looked specifically at Policy 2.2 of the Future Land Use Element requiring each proposal be examined to determine if the project meets all (9) enumerated criteria to expand the Urban Service Area boundary; as well as other goals, objectives and policies of the County s long-range plan. Staff found this amendment to be CONSISTENT with the Goals, Objectives and Policies of the Future of Hillsborough Comprehensive Plan and recommends the plan amendment be approved. ATTACHMENTS: Staff Report (including Amendment Analysis and Findings, Map Series and Agency Comments) Planning Commission December 9, 2013 Public Hearing 2 of 43

3 Hillsborough County City-County Planning Commission RESOLUTION ITEM: CPA (Related to CPA North Dale Mabry Highway and Van Dyke Road) AYE NAY ABSENT DATE: December 9, 2013 Derek L. Doughty Chair Mitch Thrower Vice-Chair Bowen A. Arnold Member-at-Large Stephanie Agliano Stephen Benson Brian P. Hollands Theodore Trent Green Gary Pike Jacqueline S. Wilds Ray Young Ramond A. Chiaramonte, AICP Executive Director Derek L. Doughty, Chair Ramond A. Chiaramonte, Executive Director On motion of Seconded by. The following resolution was adopted: WHEREAS, the Hillsborough County City-County Planning Commission, in accordance with Laws of Florida, has developed a long-range comprehensive plan for unincorporated Hillsborough County entitled the Future of Hillsborough: a Comprehensive Plan for Unincorporated Hillsborough County, pursuant to the provisions of Chapter 163, Part II, Florida Statutes and Chapter , Laws of Florida, as amended; and WHEREAS, the Board of County Commissioners of Hillsborough County has adopted the Future of Hillsborough: a Comprehensive Plan for Unincorporated Hillsborough County by Ordinance 89-28, as amended; and WHEREAS, the Hillsborough County City-County Planning Commission has received a request for a plan amendment to amend the Future Land Use Map to expand the Urban Service Area (USA) boundary to include the 23 acres proposed under CPA to change from the Residential-1 (RES-1) to Suburban Mixed Use-6 (SMU-6) category; and Planning Commission December 9, 2013 Public Hearing 3 of 43

4 RESOLUTION PAGE 2 CPA (Related to CPA North Dale Mabry Highway and Van Dyke Road) December 9, 2013 WHEREAS, the Hillsborough County City-County Planning Commission staff has reviewed the proposed map amendment and found it to be consistent to the goals, objectives, and policies of the County s long range plan as described in the attached staff report dated December 9, 2013; and WHEREAS, the Hillsborough County City-County Planning Commission found the amendment to be consistent with the following Objectives and Policies of the Future of Hillsborough Comprehensive Plan: Future Land Use Element Urban Service Area Policy 2.2 In review of expansions to the Urban Service Area, each proposal shall be examined to determine if the project meets all of the following: The expansion is adjacent and contiguous to the established Urban Service Area. The expansion would be an extension of an existing suburban/urban development pattern and/or has a functional relationship to development within the Urban Service Area. Expansion of the Urban Service Area would result in development that would be compatible with its surroundings. Public water and sewer service exists within ¼ mile of the site. There is adequate capacity for infrastructure (including transportation, schools, parks, fire/ems and sheriff s office) in place or planned to serve development within the expansion area. All improvements needed to support the proposed expansion of the Urban Service Area with adequate public facilities shall be included by amendment into the Capital Improvements Element that is financially feasible. Expansion of the urban service area would include full cost recovery to the County for the services needed by the new development. The expansion would not adversely impact environmental, natural, historical or archaeological resources, features or systems to a degree that is inconsistent with the Plan Data is available to support the need for additional land within the Urban Service Area to provide for the projected population or economic development needs within the planning horizon of the Comprehensive Plan. The data methodology utilized shall be consistent with that used as the basis for the Comprehensive Plan. The expansion of the Urban Service Area would not conflict with any other goals, objectives or policies of the Comprehensive Plan and is consistent with the County s adopted build out plan or long term vision as outlined in Policy 11.2, if applicable. Planning Commission December 9, 2013 Public Hearing 4 of 43

5 RESOLUTION PAGE 3 CPA (Related to CPA North Dale Mabry Highway and Van Dyke Road) December 9, 2013 The expansions of 20 acres or greater shall include a mixed use development pattern that decreases the transportation impacts of the project; all other expansions should result in a mixed use development pattern when considered with the existing and/or planned land uses within ¼ mile of the project site. NOW, THEREFORE, BE IT RESOLVED, that the Hillsborough County City-County Planning Commission finds the Future Land Use Map CPA (Related to CPA North Dale Mabry Highway and Van Dyke Road) proposing to expand the Urban Service Area CONSISTENT with the Future of Hillsborough Comprehensive Plan and recommends the map amendment be approved by the Board of County Commissioners. Planning Commission December 9, 2013 Public Hearing 5 of 43

6 The Page Intentionally Left Blank Planning Commission December 9, 2013 Public Hearing 6 of 43

7 Planning Commission Public Hearing December 9, 2013 October 2013 Submittal Staff Report CPA 13-11, a Future Land Use Map Amendment change to expand the Urban Service Area on 23 acres located at North Dale Mabry Highway and Van Dyke Road (Related to CPA Future Land Use change from Residential-1 to Suburban Mixed Use-6) Folios: ; and A. Conditions, Trends and Long Term Development Development Impact: The proposed amendment would result in the increase in allowable density and intensity of development, and for the provision of water and sewer to serve new development. Existing Land Use Map As shown on the Existing Land Use Map, the proposed amendment site (outlined in pink) currently has light commercial and vacant uses. Adjacent properties include public/quasipublic and agricultural uses to the east; agricultural uses to the south; vacant properties to the west; and agricultural and vacant uses to the north. Planning Commission December 9, 2013 Public Hearing 7 of 43

8 Aerial Map Access to the site is along North Dale Mabry Highway. The aerial shows large amounts of agricultural lands to the south which are designated as Suburban Mixed Use-6, Residential-9 and Community Mixed Use-12. These parcels have not been developed as a mixed use project and are currently being reviewed for development as residential rezoning except for some commercial on the north east corner of North Dale Mabry Highway and Van Dyke Road. The map amendment is being proposed to reflect changes in market conditions that support the opportunity for economic development. Future Land Use Map The Future Land Use designations surrounding the site area include Residential-1 and Residential-2 in the Rural Area; and Residential-2, Residential-9, Suburban Mixed Use- 6, and Community Mixed Use-12 within the Urban Service Area. The area is mostly suburban in character. The effect of the proposed map amendment, if approved, will increase density and intensity, and provide for public water and sewer. See Attachment for the complete map series. Planning Commission December 9, 2013 Public Hearing 8 of 43

9 B. Current and Proposed Future Land Use Categories The following chart illustrates potential impacts of this proposed change for related Plan Amendment CPA 13-10, from the RES-1 to SMU-6 plan category. CPA Residential -1 RES-1) Suburban Mixed Use-6 (SMU-6) 23 acres Maximum Density 1 dwelling unit per acre 6 dwelling units per acre Development Potential 23 units 138 units Typical Uses Farms, ranches residential uses rural scale neighborhood commercial, uses, offices and multi-purpose projects. Commercial, office and multipurpose uses shall meet established locational criteria for specific land use projects. Agricultural uses may be permitted pursuant to policies in the agricultural objective areas of the Future Land Use Element. Residential, suburban scale neighborhood commercial, office uses, research corporate park uses, light industrial multi-purpose and clustered residential and/or mixed use projects at appropriate locations. Neighborhood Commercial uses shall meet locational criteria or be part of larger mixed use planned development. Agricultural uses may be permitted pursuant to policies in the agricultural objective areas of the Future Land Use Element. Projects which provided mixed uses in this category must demonstrate detailed integration, scale, diversity and internal relationships of uses on site. Maximum Floor Area Ratio Rural scale neighborhood commercial, office multipurpose projects limited to 30,000 sq. ft. or 0.25 FAR, whichever is less intense. Projects that are 40 acres in size or greater must demonstrate a mix of land uses in accordance with Policy This acreage threshold will not apply to properties that have adopted plan amendments to a mixed use category after January 1, Suburban scale neighborhood commercial projects..25 FAR for Commercial or 175,000 whichever is less intense.35 FAR for Office and Mixed Use.50 FAR for Light Industrial Planning Commission December 9, 2013 Public Hearing 9 of 43

10 C. Review Agency/Department Responses Copies of Agency responses are included as an attachment to this report. No objections were received. D. Conformance with the Future of Hillsborough 2025 Comprehensive Plan The proposed amendment is related to the CPA 13-10, which proposes to expand the Urban Service Area (USA) boundary to include the 23 acres of this amendment. With the expansion of the USA this amendment is consistent with the following objectives and policies for development in the Future Land Use and Livable Communities element of the Future of Hillsborough Comprehensive Plan. Future Land Use Element V. Goal, Objectives and Policies Urban Service Area Boundary This boundary is established to designate on the Future Land Use Map the location for urban level development in the County. The boundary shall serve as a means to provide an efficient use of land and public and private investment, and to contain urban sprawl. Urban Service Area (USA) Objective 1: Hillsborough County shall pro-actively direct new growth into the urban service area with the goal that at least 80% of all population growth will occur within the USA during the planning horizon of this Plan. Within the Urban Service Area, Hillsborough County will not impede agriculture. Building permit activity and other similar measures will be used to evaluate this objective. Policy 2.2: In the review of expansions to the Urban Service Area, each proposal shall be examined to determine if the project meets all of the following: The expansion is adjacent and contiguous to the established Urban Service Area. The expansion would be an extension of an existing suburban/urban development pattern and/or has a functional relationship to development within the Urban Service Area. Expansion of the Urban Service Area would result in development that would be compatible with its surroundings. Public water and sewer service exists within ¼ mile of the site. There is adequate capacity for infrastructure (including transportation, schools, parks, fire/ems and sheriff s office) in place or planned to serve development within the expansion area. All improvements needed to support the proposed expansion of the Urban Service Area Planning Commission December 9, 2013 Public Hearing 10 of 43

11 with adequate public facilities shall be included by amendment into the Capital Improvements Element that is financially feasible. Expansion of the urban service area would include full cost recovery to the County for the services needed by the new development. The expansion would not adversely impact environmental, natural, historical or archaeological resources, features or systems to a degree that is inconsistent with the Plan Data is available to support the need for additional land within the Urban Service Area to provide for the projected population or economic development needs within the planning horizon of the Comprehensive Plan. The data methodology utilized shall be consistent with that used as the basis for the Comprehensive Plan. The expansion of the Urban Service Area would not conflict with any other goals, objectives or policies of the Comprehensive Plan and is consistent with the County s adopted build out plan or long term vision as outlined in Policy 11.2, if applicable. The expansions of 20 acres or greater shall include a mixed use development pattern that decreases the transportation impacts of the project; all other expansions should result in a mixed use development pattern when considered with the existing and/or planned land uses within ¼ mile of the project site E. Staff Analysis The proposed amendment would move the site from the Rural Service Area and place it within the Urban Service Area, increasing the allowable density and intensity of uses, and allow development on water and sewer. The Comprehensive Plan provides for the expansion of the Urban Service Area if the expansion meets the criteria as set in the Future Land Use Element in Policy 2.2. The applicant s analysis of Policy 2.2 is provided below: Policy 2.2: In the review of expansions to the Urban Service Area, each proposal shall be examined to determine if the project meets all of the following: The expansion is adjacent and contiguous to the established Urban Service Area. Applicant s Analysis: The proposed expansion is adjacent and contiguous to the existing Urban Service Area. In fact, as calculated above, the majority of the site's boundary currently abuts the existing Urban Service Area. The expansion would be an extension of an existing suburban/urban development pattern and/or has a functional relationship to development within the Urban Service Area. Planning Commission December 9, 2013 Public Hearing 11 of 43

12 Applicant s Analysis: The general area has a generally suburban development pattern. By far the most significant undeveloped property in the area occurs contiguous to the south. Said property is under unified ownership, lies inside the Urban Service Area, and contains Comprehensive Plan designations of greater intensity that is requested for the subject site. This property Is fully suited for urban/suburban intensities of development and it is expected that such development will occur in the relatively near future. In addition to these general area characteristics the subject site bears a functional with the northern branch of St. Joseph's hospital, located nearby on Van Dyke Road. The medical offices and assisted living facilities envisioned for the site are related to and supportive of their proximity to St. Josephs. Attached graphics document the frequency and intensity of medically related uses proximate to hospitals. Expansion of the Urban Service Area would result in development that would be compatible with its surroundings. Applicant s Analysis: An 8-acre parcel owned by the FDOT separates the parcel from existing single family development. Otherwise, property and USA boundaries are formed by N. Dale Mabry Highway, a major multi-lane divided roadway, and properties to the south that are currently undeveloped but contain higher intensity land use classifications. Clearly, given its overall context, expansion of the Urban Service Area to accommodate the type of mixed-use development proposed will be fully compatible with its surroundings. Public water and sewer service exists within ¼ mile of the site. Applicant s Analysis: Public water and sewer services are located adjacent to the site. There is adequate capacity for infrastructure (including transportation, schools, parks, fire/ems and sheriff s office) in place or planned to serve development within the expansion area. All improvements needed to support the proposed expansion of the Urban Service Area with adequate public facilities shall be included by amendment into the Capital Improvements Element that is financially feasible. Applicant s Analysis: It is anticipated that all required public infrastructure will be in place to serve the site at the time of development. Development is subject to all applicable rules of Hillsborough County governing development, including concurrency. Planning Commission December 9, 2013 Public Hearing 12 of 43

13 Expansion of the urban service area would include full cost recovery to the County for the services needed by the new development. Applicant s Analysis: According to economic development specialists, the form of development proposed will result in a net benefit to the County in terms of dollars expended relative to tax dollars received. The expansion would not adversely impact environmental, natural, historical or archaeological resources, features or systems to a degree that is inconsistent with the Plan Applicant s Analysis: The site contains no wetlands, nor other known natural, historical or archaeological resources, features or systems. Data is available to support the need for additional land within the Urban Service Area to provide for the projected population or economic development needs within the planning horizon of the Comprehensive Plan. The data methodology utilized shall be consistent with that used as the basis for the Comprehensive Plan. Applicant s Analysis: The Comprehensive Plan provides for the expansion of the Urban Service Area in the Future Land Use, Policy 2.2. The following supports for the proposed expansion of the USA (PCA 13-11), related to bullet eight (8) of Policy 2.2: The following series of maps and reports are provided after a review and analysis of relevant data from the Planning Commission and various other sources, particularly a vacant lands inventory and mapping of related land uses in the general area. Rather than attempting to prove the expansion of the USA for these small parcels can satisfy area development needs for a certain period of time the focus is on the premise that development decisions are based upon factors that cannot be controlled or accounted for in any given model. It seems clear in our analysis, from the preponderance of available data, that the type of uses contemplated are appropriate for the SMU-6 designation within the USA and these properties are very much needed in this general area. As such, our requests further legitimate public purposes. The SMU-6 Land Use Category allows consideration of multiple land use types, including residential, commercial, office, and light industrial. In considering expansion of the County s Urban Service Area, a relatively narrow geographic focus is appropriate. Our study area evaluates available land in all or parts of the 13 Sections of property situated within the USA most proximate to our site. Please note that a few of the parcels shown in green have since been sold and are being prepared for development. Planning Commission December 9, 2013 Public Hearing 13 of 43

14 MAP OF AREA OF CONCERN: As this map indicates, our site is adjacent to the existing Urban Service Boundary on two sides. The largest piece of undeveloped property in this general area is located immediately to our south, and that property is currently under rezoning consideration. The long, linear property at the southwest corner of this map is currently the subject of a Comprehensive Plan amendment. Consequently, these two properties can be considered as already in the overall development process, thus leaving a considerably smaller inventory of available land in the USA to support SMU-6 forms of development. This proposed amendment does not represent urban sprawl. Some of the indicators of urban sprawl are low density, car dependent, premature conversion of rural agricultural land in areas with no infrastructure. None of these features are characteristic of our site. Inclusion in the USA and classification to SMU-6 is timely, compatible and fully logical. Approval of these amendments will enable forms of development of direct service to the growing population in this part of the County, and public utilities are adequate and available to service development. Overall, only 3% of land within the USA in this area is available for development. Clearly, the modest expansion to the USA proposed by this amendment fully supports legitimate public purposes. Planning Commission December 9, 2013 Public Hearing 14 of 43

15 LAND MAP SHOWING ALL AVAILABLE PARCELS WITHIN THE USB MAP UPDATE INFORMATION: TOTAL ACREAGE VACANT = ACRES AMOUNT OF RECENTLY PLANNED AND/OR SOLD DEVELOPMENT ACREAGE = ACRES (Parcels 29, 30, & 3) REMAINING AVAILABLE VACANT LAND = ACRES Approximate Acreage within the USA shown on this map = 7,891. Acres Approximate Vacant Land Percentage Currently inside the USA: 239.acres/7,891.acres = 3.02% It is important to note that some of the remaining parcels of land are not suitable for certain types of growth including residential, office, and other categories allowed in the SMU-6 category. Furthermore, there is nothing to compel an individual property owner to sell and/or convert land to urban uses. No planning model can be so perfect as to state that such a small percentage of land area theoretically available within a relatively small area such as this will accommodate all growth needs within a certain time period. The data in this map reflects what has to be considered a full build-out situation, and the modest expansion to the USA requested herein is, at minimum, fully necessary. Available does not mean appropriate. Planning Commission December 9, 2013 Public Hearing 15 of 43

16 AREAS OF INTEREST THAT SUPPORT THE EXPANSION OF THE URBAN SERVICE AREA BOUNDARY: This site lies within the boundaries of the Lutz Community Plan. The Lutz Plan recognizes two distinct development patterns: a semi-rural character to the east of Dale Mabry Highway, and a suburban pattern to the west, dominated by large residential Planned Developments. It is recognized however, that exceptions to this general pattern occur in various locations throughout the community. Further, it is not the intent of the Lutz Plan to prohibit compatible new development. As regards the subject area, the assurance of compatible development is governed largely by the North Dale Mabry Corridor Plan. This Plan recognizes the unique character of N. Dale Mabry as a regionally significant north-south transportation corridor, but provides mechanisms to ensure managed, quality growth. Below are excerpts from the Lutz Plan that express this intent: Suburban Style Planned Residential Community Character It is not the desire of the Lutz community to continue a pattern of planned, suburban style subdivisions. The residents have a strong commitment to preserving open space and maintaining a sense of openness. However, there is a strong interest in ensuring that those communities that have already been established be permitted to thrive as part of the community. The majority of this development occurs near or around North Dale Mabry Highway, particularly to the west of that roadway. In 1989, the Board of County Commissioners adopted the North Dale Mabry Corridor Plan, which controls development along the highway from Van Dyke Road, north to the County line. This plan provides for mandatory landscaping standards, control of commercial uses and larger buffer areas off the roadway. There is some opportunity for new development in that corridor and the most effective assurance that incompatible land uses will not encroach into these communities is to enforce the application of the Special Public Interest-North Dale Mabry Overlay (SPI-NDM) zoning district for new uses as they are proposed in that corridor. It is further worth noting that as regards compatible development for the subject site, and to ensure that existing neighborhoods are protected, a property owned by the FDOT buffers the site from the nearest established residential neighborhood. (see map below) The FDOT has confirmed that there are no plans to sell or otherwise develop this site. Its ultimate function is to serve as a retention area for any future widening of N. Dale Mabry. Planning Commission December 9, 2013 Public Hearing 16 of 43

17 DEVELOPABLE LAND MAP BY THE PLANNING COMMISSION: Shows the DOT pond site buffer to the Lutz Residential near to the site. Below is the map of the Activity Center as planned for by the SPI- North Dale Mabry zoning district, and indicating its spatial relationship with the subject site. NORTH DALE MABRY SPECIAL INTEREST OVERLAY DISTRICT: Planning Commission December 9, 2013 Public Hearing 17 of 43

18 As seen above, the Special Public Interest North Dale Mabry depicts a large activity center at the intersection of North Dale Mabry and Van Dyke. This site has recently been sold and is currently under rezoning consideration for multiple land uses. While a wide range of prospective uses are proposed, neither the uses nor zoning are confirmed at this time. Nonetheless, given area characteristics and existing land use classifications, significant development of the property is expected. Such development is expected to be fully complementary and compatible with uses proposed for the subject site. INFLUENCE OF ST. JOESPH HOSPITAL NORTH: With the recent addition of the St. Joseph Hospital North, a demand for complementary facilities is automatically generated. Various types of nearby medical offices and laboratory facilities become necessary. As can be seen from the Vacant Land Map for this area, there is very little if any vacant land that is appropriate for medical support uses and medical offices along major area roadways. Such facilities also require public utilities. When evaluated in aggregate, it is clearly demonstrated that there exists a major shortage of suitable lands in the area to provide these important services. The subject site is ideally located to satisfy a portion of these community needs.. MAP SHOWING WHERE THE HOSPITALS AND SENIOR HOUSING PROJECTS ARE LOCATED NEAR TO THIS SITE: This map identifies assisted living and memory care facilities in general Lutz/North Planning Commission December 9, 2013 Public Hearing 18 of 43

19 Hillsborough/South Pasco area. As is clearly evident, a severe shortage of assisted living facilities presently serve this large and populous area. Elsewhere included in this report is a demographic and market analysis centered around the adjacent Idlewild Baptist Church. Among other data, the report documents the substantial population of older citizens, and projects considerable future growth Years Old 3 mile radius 5 mile radius % 14.6% % 17.3% Total Population , , , , % of 41,567. = 5,320 people between the age of 65 and 85 in just a 3 mile radius. 15.5% of 44,326. = 6,870 people between the age of 65 and 85 in just a 3 mile radius. 6,870. 5,320. = 1,550. All of the assisted care facilities shown on this map are currently full. In just three years, we will be adding an additional 1,550 older citizens to this area with a severe shortage of land available to accommodate their unique housing and medical needs. The expansion of the Urban Service Area would not conflict with any other goals, objectives or policies of the Comprehensive Plan and is consistent with the County s adopted build out plan or long term vision as outlined in Policy 11.2, if applicable. Applicant s Analysis: The proposed Urban Service Area expansion does not conflict with other Plan goals, objectives or policies and is consistent with the County's long term vision. Policy 11.2 is not relevant to this proposed USA expansion. The expansions of 20 acres or greater shall include a mixed use development pattern that decreases the transportation impacts of the project; all other expansions should result in a mixed use development pattern when considered with the existing and/or planned land uses within ¼ mile of the project site Applicant s Analysis: The proposed 23+/- acre expansion is to a mixed use classification (SMU-6). Proposed uses are to a significant degree symbiotic In nature and would result in lesser transportation impacts than would occur through development of each of the respective uses on single, isolated parcels. Planning Commission December 9, 2013 Public Hearing 19 of 43

20 This amendment is directly related the Comprehensive Plan Amendment which proposes to change the Future Land Use category for this area from Residential-1 to the Suburban Mixed Use-6 on the 23 acres of this amendment. The expansion of the Urban Service Area would not conflict with any other goals, objectives or policies of the Comprehensive Plan and is consistent with the County s adopted build out plan or long term vision as outlined in Policy 11.2, if applicable. Applicant s Analysis: The proposed expansion does not conflict with other Plan goals, objectives or policies of the Comprehensive Plan and is consistent with the County s adopted build out plan or long term vision. Policy 11.2 is not relevant to this proposed USA expansion. The expansions of 20 acres or greater shall include a mixed use development pattern that decreases the transportation impacts of the project; all other expansions should result in a mixed use development pattern when considered with the existing and/or planned land uses within ¼ mile of the project site Applicant s Analysis: The proposed 23 +/- acre expansion is to a mixed use classification (SMU-6).Proposed uses are to a significant degree symbolic in nature and would result in lesser transportation impacts than would occur through development of each of the respective uses on single, isolated parcels. Staff has reviewed the applicant s analysis of each of the ten criteria required to expand the Urban Service Area and has determined that all have been addressed. The proposed expansion is (1) adjacent and contiguous with the establish Urban Service Area; (2) is an extension of the existing suburban development pattern; (3) would result in compatible development with existing surrounding development (primarily related to the North Dale Mabry Corridor Overlay District and physical buffer provided to adjacent residential develop to the northeast); (4) there is public water and sewer service exist within ¼ mile of the site; (5) adequate capacity for infrastructure is reviewed for at time of development; (6) same as five; (7) would not adversely impact environmental, natural, historical or archaeological resources; (8) applicant as demonstrated the need for additional land related based economic development needs with the focus of the amendment area; (9) the expansion is not in conflict with other goals, objectives or policies of the Comprehensive Plan; and (10) the expansion is proposed to reflect related Comprehensive Plan Amendment CPA to change the Future Land Use category on the area from Residential-1 to Suburban Mixed Use-6. Planning Commission December 9, 2013 Public Hearing 20 of 43

21 Additionally, the physical characteristic of the proposed amendment site is more related to the land use functions of the USA then the Rural Area. The amendment site access is along North Dale Mabry Highway; a major transportation corridor in the USA. The site is adjacent to urban style land use categories and functionally separated from the rural scale development to the east and northeast. F. Staff Conclusion and Recommendation In conclusion staff finds that the proposed amendment CPA to expand the Urban Service Area on 23 acres is CONSISTENT with the goals, objectives and policies of the Future of Hillsborough Comprehensive Plan (specifically the Policy 2.2 of the Future Land Use Element, based on date provided by the applicant) and recommends the Planning Commission approve the attached resolution recommending APPROVAL of the Future Land Use Map Amendment to the Hillsborough County Board of County Commissioners. Planning Commission December 9, 2013 Public Hearing 21 of 43

22 The Page Intentionally Left Blank Planning Commission December 9, 2013 Public Hearing 22 of 43

23 Map Series General Location Map Aerial Photography Map FIG 1 Adopted 2025 Future Land Use Map FIG 2 Proposed 2025 Future Land Use Map FIG 3 Existing Land Use Map Planning Commission December 9, 2013 Public Hearing 23 of 43

24 The Page Intentionally Left Blank Planning Commission December 9, 2013 Public Hearing 24 of 43

25 HI U GH AV E AVE L CSWY OR OU GH EB A LL SB L IN RD M PBEL COURTNEY CA CE RA K AC TR PW D GAN X LV Y B D BLVD WESTSHORE FLORIDA AVE BUSCH BLVD ^ LUTZ LAK E FERN RD S Y LEE RO MACDILL AVE I-275 COLUMBUS DR ARME N IA A VE W Y EX P N EL MO VD BAY SHORE BL LIVINGSTON AVE CA US EW A Y BLVD SR 60 / ADAMO DR M L KING BLVD N AR FOWLER AVE B CE BR U NS W DO EY RD S RI RD BOYETTE RD BLOOMINGDALE AVE BR ID GE BL VD H Planning Commission Y Y 41 ANS E December 9, 2013 Public Hearing B M AL VIE ER RIV W US HW I-4 92 SR 674 SYDNEY RD WY US H CR 672 DURANT RD KNIGHTS GRIFFIN RD SR 60 / LITHIA PINECREST RD KEYSVILLE RD Y MAN HW BUCH CR 39 VE TE R FALKENBURG RD Y 30 1 US HW I-7 5 / PAUL SR 39 RD 25 of 43 BR A ND ON BLVD COUNTY LINE RD TURKEY CREEK RD MCINTOSH RD M OR CPA UNINCORPORATED HILLSBOROUGH COUNTY GENERAL LOCATION MAP

26 SIERRA PINES BLVD December 9, 2013 Public Hearing V ET HA BITTERN AVE S EXPY S E RAN DR CHE VA L V E TE R A N S EXP YN BL RMANS B E BLVD AC R T O R L AKE LITT RD LE RD D BL VD L AKE F E RN RD KS OA D LEW IL E X C ITING ID D VAN DYKE AVOCE T W LUTZ RE EN END DR ER G R DR ULFW NDS I G RB WIL US A IR M ERR AT GER ACI ARBOR DR E R RY LN CRYST AL RD 26 of 43 WHIRLEY RD BLOUNT RD CAL N D C R APIAN WAY A AL EM Planning Commission HW Y E VD BR Y LVD SO N FIS H CROOKED LN D LORENA R D LA KE R M EV EB W AR N RD KE D R A R LA RE SU AK NL RD YL LL N LE SIMMONS RD HO C Y W ER DR AUTHOR: C.WELSH 2,850 Date: 10/4/2013 1,900 µ 3,800 Feet Path: G:\gisroot\Projects\Cathy\Arcmap\NEW_MXD\HCpa\hcpa1311aerial.mxd 0 INSET ON COUNTYWIDE: EGMONT KEY is not shown in exact location. LEGENDS: The Future Land Use designations on this legend depict valid land use colors and codes for Unincorporated Hillsborough County only. Please contact the Hillsborough County City-County Planning Commission for specific Future Land Use maps of the cities. ACCURACY: It is intended that the accuracy of the base map comply with U.S. national map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-County Planning Commission. This map is for illustrative purposes only for the cities of Tampa, Temple Terrace and Plant City. REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission. DATA SOURCES: Aerial Photography 2012, Hillsborough County Geomatics. Parcel lines and data from Hillsborough County Property Appraiser. Wetlands from SWFWMD, Significant Wildlife Habitat from Planning and Growth Management based on satellite imagery. Only Wetlands greater than 40 acres are depicted. MAJOR ROADS: See Adopted MPO Long Range Transportation Plan for specific improvements. PLAN AMENDMENT AREA URBAN SERVICE AREA TAMPA SERVICE AREA JURISDICTION BOUNDARY COUNTY BOUNDARY CPA AERIAL PHOTOGRAPHY UNINCORPORATED HILLSBOROUGH COUNTY

27 Planning Commission December 9, 2013 Public Hearing 27 of 43 SIERRA PINES BLVD WHIRLEY RD HARBO R LAKE SAINT ANGELO DR BITTERN AVE VETERANS EXPY S CHEVAL DR BLVD CALUSA TRACE BLVD VETERANS EXPY N VAN DYKE RD EVERGREEN FISHER MANS BEND DR OAKS DR W LUTZ LAKE FERN RD N DALE MABRY HWY SUNLAKE BLVD WI LSO N EXCITING IDLEWILD BLVD LITTLE RD CIR GERACI RD ARBOR DR BLOUNT RD MERRY WATER DR CRYSTAL MERRY LN LAKE RD SIMMONS RD HOLLYLN CROOKED LN CLEAR LAKE DR FIG 1 CPA ADOPTED 2025 FUTURE LAND USE Effective: JUNE 28, 2013 UNINCORPORATED HILLSBOROUGH COUNTY UNINCORPORATED HILLSBOROUGH COUNTY AGRICULTURAL / MINING - 1/20 AGRICULTURAL - 1/10 AGRICULTURAL / RURAL - 1/5 PLANNED ENVIRONMENTAL COMMUNITY - 1/2 AGRICULTURAL ESTATE - 1/2.5 RESIDENTIAL - 1 RESIDENTIAL - 2 RESIDENTIAL PLANNED - 2 RESIDENTIAL - 4 RESIDENTIAL - 6 RESIDENTIAL - 9 RESIDENTIAL - 12 RESIDENTIAL - 16 RESIDENTIAL - 20 NEIGHBORHOOD MIXED USE - 4(3) SUBURBAN MIXED USE - 6 COMMUNITY MIXED USE - 12 URBAN MIXED USE - 20 REGIONAL MIXED USE - 35 OFFICE COMMERCIAL - 20 RESEARCH CORPORATE PARK ENERGY INDUSTRIAL PARK ENERGY INDUSTRIAL PARK - URBAN SERVICE AREA LIGHT INDUSTRIAL PLANNED LIGHT INDUSTRIAL HEAVY INDUSTRIAL PUBLIC / QUASI-PUBLIC WIMAUMA VILLAGE RESIDENTIAL - 2 NATURAL PRESERVATION CITRUS PARK VILLAGE WATER ENVIRONMENTALLY SENSITIVE AREAS SIGNIFICANT WILDLIFE HABITAT WETLANDS ROADS AND BOUNDARY LINES COUNTY BOUNDARY JURISDICTION BOUNDARY TAMPA SERVICE AREA URBAN SERVICE AREA EXISTING MAJOR ROAD NETWORK LIMITED ACCESS ROADS COASTAL HIGH HAZARD AREA BOUNDARY 2025 FUTURE LAND USE: Hillsborough County City-County Planning Commission. Originally Adopted - June 08, Jurisdicitonal areas updated by plan amendment. Effective to present. URBAN SERVICE AREA BOUNDARIES: Hillsborough County City-County Planning Commission. Effective to Present. SIGNIFICANT WILDLIFE HABITAT: Hillsborough County Planning and Growth Management. Effective to Present. WETLANDS: Southwest Florida Water Management District. Wetland features over 40 acres extracted from 2004 Land Use Land Cover. MAJOR ROADS: Metropolitan Planning Organization 2010 Long Range Transportation Plan. See Adopted MPO Long Range Transportation Plan for specific improvements. CHHA: Tampa Bay Regional Planning Council, June 12, The Coastal High Hazard Area as shown on the Future Land Use map is a general depiction as per HB1359, which is the area below the elevation of the category 1 storm surge line as established by the SLOSH computerized storm surge model. More specific information can be obtained by reviewing the TBRPC's computerized storm surge model. ACCURACY: It is intended that the accuracy of the base map comply with U.S. map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-County Planning Commisiion. REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission ,000 2,000 3,000 4,000 AUTHOR: C.WELSH Date: 10/3/2013 (.25 FAR) (.25 FAR) (.25 FAR) (.25 FAR) (.25 FAR) (.25 FAR) (.25 FAR) (.35 FAR) (.25 FAR) (.25 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.50 FAR) (1.0 FAR) (2.0 FAR) (.75 FAR) (1.0 FAR) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) (.50 FAR) (.50 FAR) (.50 FAR) (.25 FAR) Path: G:\gisroot\Projects\Cathy\Arcmap\NEW_MXD\HCpa\hcpa1311adoptedflu.mxd µ Feet

28 SIERRA PINES BLVD WHIRLEY RD R RBO ED R L AK HA SAINT ANGELO DR BITTERN AVE R December 9, 2013 Public Hearing NS EXP YS VAN DYKE RD A N S EXP YN V E TE R A V E TE R BLV D GR E EN KS OA D R BEND D R W LU T Z LAKE FE R N RD MANS AL LVD EB AC CH EV TR ER LITT LE EW RD ING IDL E X C IT IL D LS WI CALU SA D ON R GE N Planning Commission A HE AL EM FI S LVD CIR EV WY SU EB AK NL BR YH A ARBOR DR MER R RD BLOUNT R D CRYS L A KE MERRY LN TA L RD CROOKED LN LY LN LE SIMMONS RD L HO C KE D R A R LA Y W R TE 28 of 43 DR I AC D BLV (.25 FAR) (.25 FAR) (.35 FAR) (.25 FAR) (.35 FAR) RESIDENTIAL - 1 RESIDENTIAL PLANNED - 2 RESIDENTIAL - 6 RESIDENTIAL - 9 (.35 FAR) (.35 FAR) (.35 FAR) NEIGHBORHOOD MIXED USE - 4(3) SUBURBAN MIXED USE - 6 (.50 FAR) (.50 FAR) HEAVY INDUSTRIAL Date: 10/3/2013 2,100 AUTHOR: C.WELSH 1,400 µ Feet 2,800 ACCURACY: It is intended that the accuracy of the base map comply with U.S. national map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-County Planning REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission. Path: G:\gisroot\Projects\Cathy\Arcmap\NEW_MXD\HCpa\hcpa1311proposedflu.mxd 0 (.25 FAR) (.50 FAR) DATA SOURCES: Basemap, roads, water (1985 aerials, as updated) from Hillsborough County Engineering Services. Parcel lines and data from Hillsborough County Property Appraiser. Wetlands from SWFWMD, Significant Wildlife Habitat from Planning and Growth Management based on satellite imagery. MAJOR ROADS: See Adopted MPO Long Range Transportation Plan for specific improvements. COASTAL HIGH HAZARD AREA (CHHA) DISCLAIMER: Source: Tampa Bay Regional Planning Council,January The Coastal High Hazard Area, as shown on the Future Land Use Map (FLUE), is a general depiction of the area defined in the most current regional hurricane evacuation study as requiring evacuation during a category one hurricane. More Specific information can be obtained by reviewing the Tampa Bay Regional Planning Council's Hurricane Evacuation Map. PROPOSED URBAN SERVICE AREA BOUNADRY COASTAL HIGH HAZARD AREA BOUNDARY LIMITED ACCESS ROADS EXISTING MAJOR ROAD NETWORK URBAN SERVICE AREA TAMPA SERVICE AREA JURISDICTION BOUNDARY COUNTY BOUNDARY ROADS AND BOUNDARY LINES WETLANDS SIGNIFICANT WILDLIFE HABITAT ENVIRONMENTALLY SENSITIVE AREAS WATER CITRUS PARK VILLAGE NATURAL PRESERVATION WIMAUMA VILLAGE RESIDENTIAL - 2 PUBLIC / QUASI-PUBLIC LIGHT INDUSTRIAL (1.0 FAR) ENERGY INDUSTRIAL PARK ENERGY INDUSTRIAL PARK URBAN SERVICE AREA LIGHT INDUSTRIAL PLANNED (.75 FAR) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) RESEARCH CORPORATE PARK (2.0 FAR) OFFICE COMMERCIAL - 20 (1.0 FAR) URBAN MIXED USE - 20 REGIONAL MIXED USE - 35 (.50 FAR) COMMUNITY MIXED USE - 12 (.35 FAR) (.35 FAR) RESIDENTIAL - 20 RESIDENTIAL - 16 (.25 FAR) RESIDENTIAL - 12 RESIDENTIAL - 4 (.25 FAR) (.25 FAR) AGRICULTURAL ESTATE - 1/2.5 RESIDENTIAL - 2 (.25 FAR) (.25 FAR) PLANNED ENVIRONMENTAL COMMUNITY - 1/2 (.25 FAR) AGRICULTURAL - 1/10 AGRICULTURAL / RURAL - 1/5 AGRICULTURAL / MINING - 1/20 UNINCORPORATED HILLSBOROUGH COUNTY PROPOSED: CHANGE TO URBAN SERVICE AREA BOUNDARY PROPOSED 2025 FUTURE LAND USE Effective: JUNE 28, 2013 UNINCORPORATED HILLSBOROUGH COUNTY FIG 2 CPA 13-11

29 R ER G RE E N BLV D LVD EB C A December 9, 2013 Public Hearing LIT T LE RD LEWI L ING ID RD E X C IT E VAN DYK D ER N R D KS OA MANS BEND D R W LUTZ LA K E F L SIERRA PINES BLVD EXPY N RANS V ET E EXPY S RANS V ET E R HA BITTERN AVE DR CH EV A O R L AKE DA N RB D BL VD IR RD M ERR ARBOR DR AT L A KE MERRY LN CRYS TA L BLOUNT RD WHIRLEY RD WI L CALU SA T A LE M C R HW Planning Commission N HE F IS BR Y LVD SO EV EB Y N SU K LA G I AC R E D RD CROOKED LN L LLY N SIMMONS RD HO Y 29 of 43 W ER DR AUTHOR: C.WELSH 2,610 Date: 10/4/2013 1,740 Feet 3,480 µ Path: G:\gisroot\Projects\Cathy\Arcmap\NEW_MXD\HCpa\hcpa1311elu.mxd 0 INSET ON COUNTYWIDE: EGMONT KEY is not shown in exact location. ACCURACY: It is intended that the accuracy of the base map comply with U.S. national map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-County Planning Commission. This map is for illustrative purposes only for the cities of Tampa, Temple Terrace and Plant City. REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission. MAJOR ROADS: See Adopted MPO Long Range Transportation Plan for specific improvements. PLAN AMENDMENT AREA COASTAL HIGH HAZARD AREA BOUNDARY URBAN SERVICE AREA TAMPA SERVICE AREA JURISDICTION BOUNDARY COUNTY BOUNDARY ROADS AND BOUNDARY LINES NOT CLASSIFIED UNKNOWN WATER NATURAL AGRICULTURAL RECREATION / OPEN SPACE MINING LIGHT INDUSTRIAL HIGH INDUSTRIAL LIGHT COMMERCIAL HEAVY COMMERCIAL EDUCATIONAL RIGHT OF WAY/ROADS/HIGHWAYS PUBLIC COMMUNICATIONS / UTILITIES PUBLIC / QUASIPUBLIC / INSTITUTIONS VACANT MOBILE HOME PARK MULTI-FAMILY TWO FAMILY SINGLE FAMILY / MOBILE HOME UNINCORPORATED HILLSBOROUGH COUNTY EXISTING LAND USE Derived from Property Appraiser Parcels and NAL DOR Codes FIG 3 CPA 13-11

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33 M E M O R A N D U M DATE: October 21, 2013 TO: FROM: Hassan Halabi, Senior Planner The Planning Commission Eli Alvarado, Project Manager II Public Utilities Department SUBJECT: Review of Plan Amendments CPAs and through The Public Utilities Department Solid Waste (PUD/SW) staff 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 a CIP program, which includes maintaining and expanding its Solid Waste Management System. Please contact me at (813) should you have any questions. Planning Commission December 9, 2013 Public Hearing 33 of 43

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36 AGENCY COMMENT SHEET TO: Krista Kelly, Executive Planner, The Planning Commission Reviewer's Date FROM: Signature: Charles E. White, AICP, PTP : Oct. 28, 2013 Agency: Development Services, Transportation Section Petition Number CPA This agency has no comment X This agency has no objections This agency has no objections, subject to listed or attached conditions This agency objects, based on the listed or attached issues The applicant is requesting a map amendment to extend the Urban Service Boundary to include three parcels totaling 23 acres fronting on the east side of North Dale Mabry Highway. This amendment has a companion plan amendment (CPA 13-10) in which staff has analyzed the impact of the propose land use change. Approval of the map change could result in an additional 115 dwelling unit on the site. Extending the Urban Service Boundary would allow for increased development o the site. Dale Mabry Highway in the vicinity of the site is planned to be widened to six lanes in the 2035 Long Range Transportation Plan. Dale Mabry Highway is a four lane divided roadway. This roadway is currently operating at LOS F. The adopted LOS Standard for this facility is LOS D. The applicant would be required to provide a detailed traffic analysis at the time of development review to meet concurrency requirements. It should be noted that due to recent legislative changes to transportation concurrency regulations the applicant is required to only mitigate the new trips generate by the project. Existing roadway deficiencies are assumed to be the responsibility of the local government. Planning Commission December 9, 2013 Public Hearing 36 of 43 C:\Users\Sewellp\Desktop\CPA doc

37 RICK SCOTT GOVERNOR Florida Department of Transportation N. McKinley Drive Tampa, Florida October 30, 2013 ANANTH PRASAD, P.E. SECRETARY Mr. Hassan Halabi, Senior Planner The Planning Commission 601 East Kennedy Boulevard, 18 th Floor Tampa, FL Re: Hillsborough County Proposed Amendment: October 2013 Submittal Cursory Review (CPA 13-03, -08, -09, -10, -11, -12) Dear Mr. Halabi: We have reviewed the County initiated Comprehensive Plan (the Plan) Amendment October 2013 Submittal according to Chapter 163, Florida Statutes, and our review guidelines. The Department is providing the following cursory assessment. Background: With an estimated 2010 population of 832,340 (County estimate), unincorporated Hillsborough County is 909 square miles in size. Land uses with large amounts of acreage include residential, agricultural, public/quasi-public and commercial. The cities of Tampa, Temple Terrace and Plant City are located within Hillsborough County. Numerous federal and state facilities traverse the county, including I-4, I-75, I- 275, US 41, US 92, US 301, SR 60, SR 574, SR 580, and SR 589. Proposal: The County is proposing several modifications, including two land use plan amendments, two map amendments and one text amendment. CPA 13-03: This is a text amendment that modifies Policy 17.2 of the Future Land Use Element. The change will allow for the limited storage and attendant servicing of show business equipment in some residential zoning districts within the 10,950 acre Gibsonton Community. Because this has limited impacts on transportation facilities, the Department has no comments. CPA 13-08: This proposed amendment deletes the current Potable Water Wellfield Protection Areas Map within the Conservation and Aquifer Recharge Element and replaces it with an updated map. Comments: Any work performed on wellheads within the right-of-way of any state roadway will require a permit. Planning Commission December 9, 2013 Public Hearing 37 of 43

38 Mr. Hassan Halabi October 30, 2013 Page 2 CPA 13-09: This land use plan amendment changes 8.04 acres located at North 60 th Street and Columbus Drive from Office Commercial-20 (OC-20) to Light Industrial- Planned (LI-P). Comments: Because there is a change in use, either show that there will be a reduction in trip generation (using the existing uses highest and best potential vs. the highest and best under the Light Industrial-Planned) or provide a transportation analysis to show the possible impacts on state facilities such as I-4, SR 60 and US 301. CPA 13-10: This land used plan amendment will modify 23 acres from Residential-1 (RES-1) to Suburban Mixed Use-6 (SMU-6) on property located at North Dale Mabry and Van Dyke Road. Comments: An increase in density will lead to an increase in trip generation. Please carry out a transportation impact study to determine the effects of the land use change on Dale Mabry, Veterans Expressway and US 41. Veterans Expressway and Dale Mabry north of Veterans Expressway are both part of the Strategic Intermodal System (SIS). CPA 13-11: This proposal would extend the Urban Service Area to include those three parcels on North Dale Mabry and Van Dyke Road that are the subject of CPA Without this USA expansion, the proposed density requested in CPA would not be allowed. Comments: Any utility construction will need to be located on the outside perimeter of the Dale Mabry frontage road right-of-way. For permitting information, please contact Bob Valdez at (813) Thank you for the opportunity to provide an initial review of this amendment. Should you have any questions please do not hesitate to contact me at or jeffery.dow@dot.state.fl.us. Sincerely, Jeffery F. Dow LGCP Coordinator cc: Charles White, Hillsborough County Development Services Waddah Farah, PDA Administrator, FDOT District 7 Daniel Santos, AICP, Growth Management Supervisor, FDOT District 7 Planning Commission December 9, 2013 Public Hearing 38 of 43

39 Hillsborough Area Regional Transit Authority Memorandum TO: FROM: Mr. Mr. Hassan Halabi, Senior Planner Hillsborough County City-County Planning Commission Linda Walker, Planner II Hillsborough Area Regional Transit Authority (HART) DATE: October 31, 2013 RE: CPA Future Land Use Map Amendment Change Urban Service Area (USA) North Dale Mabry Hwy and Van Dyke Road HART staff has reviewed the proposed amendment request to extend the Urban Service Area (USA) to include three parcels totaling 23 acres fronting on the east side of Dale Mabry Highway and adjacent to the USA to the west and the south. Existing Service The property is located approximately 1.2 miles outside of the transit flex service zone. Flex service offers the convenience of service by reservation and the flexibility of walk-up service from a regular bus stop. The Northdale Flex service connects with local bus service at the intersection of Fletcher Avenue and Dale Mabry Highway. Planned Improvements/ Future Needs The major update of the HART Transit Development Plan identifies the following unfunded transit needs within the intersection of Dale Mabry Highway and Van Dyke Road. Expansion of the Northdale flex service MetroRapid Service for Dale Mabry Highway The proposal to extend USA to this area supports the ten-year Vision Plan of HART s Transit Development Plan to designate Dale Mabry Highway for future MetroRapid services. Compact contiguous urban development encourages the implementation of enhanced passenger stations for MetroRapid service. The USA boundaries enhances future funding priorities for passenger stations along Dale Mabry Highway accommodated with queue jump lanes, ticket vending machines, real time information, and bike racks. Planning Commission December 9, 2013 Public Hearing 39 of 43

40 Hassan Halabi From: Sent: To: Subject: Attachments: Lorraine Duffy-Suarez Thursday, October 31, :04 PM Hassan Halabi Re: October 2013 Plan Amendment Submittal Agency review request CPA pdf; CPA long range.pdf Hassan, The School District has no comments on CPA CPA CPA 13 3 CPA 13 8 Attached find our comments for CPA Lorraine Duffy Suarez, AICP General Manager of Growth Management & Planning Facilities Division Hillsborough County Public Schools 901 E. Kennedy Blvd. Tampa, FL (813) Phone (813) Fax Lorraine.Duffy Suarez@sdhc.k12.fl.us Hassan Halabi <halabih@plancom.org> on Thursday, October 31, 2013 at 9:19 AM wrote: This is a friendly reminder that your review comments for the October 2013 plan amendment submittal are due to us today. Please note that your comments are very important to us and they are a vital part in the preparation of the Planning Commission staff report and recommendations to the Board of County Commissioners. An was sent out to your office on October 18, 2013 requesting your comments. If you already sent your comments please disregard this notice and if not please send us your comments as soon as possible. Thank for your assistance in this matter. Hassan Halabi 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 Planning Commission December 9, 2013 Public Hearing 40 of 43

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42 MEMORANDUM DATE: October 31st, 2013 TO: FROM: RE: Hassan Halabi, Senior Planner Bud Whitehead, Transportation Section CPA Future Land Use Map Change North Dale Mabry and Van Dyke Road Staff has reviewed the proposed revision to the Future Land Use Map extending the boundary of the Urban Service Area (USA). The MPO s Long Range Transportation Plan is based on projections of population and employment consistent with the Comprehensive Plan. Any change to the Urban Services Area would need to be included in the LRTP Update in order to determine future needed transportation system improvements. The associated Plan Amendment (CPA 13-10), is reviewed under separate cover. Planning Commission December 9, 2013 Public Hearing 42 of 43