LEXINGTON OAKS COMMERCIAL PD/MPUD Application for Planned Development/Master Planned Unit Development Approval Project Narrative.

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1 LEXINGTON OAKS COMMERCIAL PD/MPUD Application for Planned Development/Master Planned Unit Development Approval Project Narrative Introduction Applicant, Specialty Restaurants Corporation ( Applicant ) is the owner of the subject site (the Property ), which contains acres and is located at the northwest and southwest corners of C.R. 54 (Wesley Chapel Blvd.) and Lexington Oaks Blvd. Pasco County GIS records indicate that the Property has the following Pasco County Property Appraiser Folio Numbers, Future Land Use Classification ( FLUC ) and Zoning: A. North of Lexington Oaks Blvd. Folio No. Acres FLUC Zoning (Approx.) RES-6 C-2 (Portion N. of Post Oak Blvd.) (Portion N. of Post Oak Blvd.) 4 (Approx.) RES-1, ROR C-2, PO-2 B. South of Lexington Oaks Blvd. Folio No. Acres FLUC Zoning (Approx.) ROR, RES-1 AC (Approx.) ROR C-2 (Portion) (Approx.) ROR AC, C-2 The portion of the Property lying north of Lexington Oaks Boulevard is approximately acres (the North Parcel ) and is part of the commercial development called the Lexington Oaks Plaza North. The North Parcel was rezoned C-2 and PO-2 at Applicant s request on December 12, 2000 pursuant to Pasco County Zoning File No. RZ A common plan of development and construction site plans for the North Parcel were approved by the Pasco County Board of County Commissioners on March 23, 2004 pursuant to Pasco County File No. DV While the FLUC for some of the North Parcel is RES-1 (Residential 1 DU/GA) and RES- 6 (Residential 6 DU/GA), which would normally not permit commercial uses, the zoning for the North Parcel is consistent with the FLUC because the rezoning to the C-2 and PO-2 zoning districts occurred subsequent to the adoption of the 1991 Pasco County Comprehensive Plan (see Comprehensive Plan, Administration Element, Section 4 on Page 1-3). Development of the infrastructure for Lexington Oaks Plaza North (assuming full buildout) was timely completed, including the construction of Post Oak Boulevard and the retention ponds, all of which lie within the Property and are privately maintained pursuant to an agreement between the property owners within Lexington Oaks Plaza North. Development is continuing within Lexington Oaks Plaza North, but no vertical improvements have been constructed on the North Parcel.

2 The portion of the Property lying south of Lexington Oaks Boulevard is approximately acres (the South Parcel ) and is undeveloped. The overwhelming majority of the South Parcel, including all of the frontage on C.R. 54, has a FLUC of ROR (Retail/Office/Residential). A small amount of the South Parcel has a FLUC of RES-1. Most of the South Parcel is zoned AC, but an 7.24 acre area has C-2 zoning. The South Parcel has approximately 1,800 feet of frontage on C.R. 54, which has been designated by Pasco County (the County ) as an arterial roadway on the County s Highway Vision Map. There are approximately 5 acres that are being excluded from Applicant s parcels lying south of Lexington Oaks Boulevard (the Excluded Parcel ). The Excluded Parcel already has a FLUC of ROR and C-2 zoning. Applicant is in discussion with an end user for the Excluded Parcel. In any event, the internal roadways/driveways to be constructed on the South Parcel and the Excluded Parcel will be configured such that access to all parcels south of Lexington Oaks Boulevard is maintained and access to the signalized intersection at Progress Parkway is provided. Because of the vested uses on the North Parcel and the ROR/C-2 acreage on the South Parcel, the proposed amendment to PD as further discussed below will not have an additional impact on transportation facilities because the level of development proposed for the Property is less than what is already planned and vested. Therefore, no transportation needs analysis is required as part of the proposed amendment to the FLUC. The portion of C.R. 54 that lies adjacent to the Property either already has 4 lanes or will be expanded to 4 lanes in the near future. The County s LRTP includes funding of approximately $53,000, for this widening project and construction has already begun in the southern segments that are not already 4-laned. Additionally, the South Parcel will have an access to the existing signalized intersection at C.R. 54 and Progress Parkway. As can been seen from the information above, the Property has already been approved for or is planned for very intense uses due to its location on the C.R. 54 corridor. The North Parcel already has vested entitlements and an approved construction site plan for retail and office uses with virtually no limitation on the permitted square footage. The balance of the Property, the South Parcel, has been planned almost exclusively for the intense uses provided by the ROR FLUC. The purpose of the ROR FLUC is to establish appropriate sites for the development of major future community-or region-serving, commercial uses and to permit the land use intensities necessary to achieve this result. (see Appendix to Comprehensive Plan, Page 2A-34). The ROR FLUC allows up to 24 Dwellings Units per Developable Residential Acre and a Floor Area Ratio of.60. Applicant believes that it is in its best interest, and the County s, that the various FLUCs and zoning districts for the Property be harmonized through the PD/MPUD process. Applicant believes that a MPUD with a variety of uses can be approved that will be a credit to the community and will meet the demands of the market, all while providing a net decrease in intensity and density that could have been resulted from the existing ROR FLUC and the vested C-2 to the north. 2

3 Based on the foregoing, applicant has filed an application to amend the Property s FLUC from RES-1, RES-6 and ROR to the PD (Planned Development) FLUC with the following Subarea Policies: Option 1 Land Use Residential and Institutional Uses Commercial Uses Dwelling Units/ Square Footage 200 units 300,000 sq. feet or Option 2 Land Use Residential and Institutional Uses* Commercial Uses Notes to Land Use Entitlement Schedule Dwelling Units/ Square Footage 650 units 165,000 sq. feet a. Residential use is limited to multi-family residential (apartments and condominiums) and Institutional uses are ALF/ILF (adult congregate and living facilities) and related uses. ALF/ILF uses are considered institutional uses, but shall not exceed 650 beds. b. Commercial uses shall include commercial/retail, restaurants, entertainment (including theaters), support commercial/retail and services, permanent and temporary retail and service kiosks, professional services, office (including administrative, medical and professional office and facilities), hospitals, medical facilities and clinics, hotels/motels, vertically mixed-use, institutional uses such as daycare, churches, civic, cultural, public service and educational facilities (all schools). c. Based on maximum amount of retail, but may be reduced, exchanged, utilized, and traded off for office entitlements pursuant to an adopted Land Use Trade-Off Equivalency Matrix. Applicant has also filed an accompanying application to rezone the Property to MPUD (Master Planned Unit Development) (the MPUD ) to implement the PD and to allow the Property to develop as a mixed-use project (the Project ) with complimentary and well-located uses. As noted above, the Project will be split into two major areas: the North Parcel and the South Parcel. The North Parcel already has vested C-2 uses and all necessary infrastructure has already been provided. Applicant believes that, in addition to the approved retail and office uses, the other proposed uses, such as multi-family and ALF/ILF, are also appropriate given the size and location of the North Parcel. Either of those uses would represent a stepping down in intensity from the retail uses along C.R. 54 and would be a nice transition to the single-family residential units to the west within the Lexington Oaks MPUD. However, it is important to note that no special buffering is necessary because of the enormous buffer created by the retention pond lying 3

4 west of the North Parcel and the landscaping buffer that was planted years ago to buffer the commercial development from the residential community. The South Parcel will be designed to permit flexibility in design to allow retail, office, multifamily and various institutional uses by working around an infrastructure that will accommodate any of those uses. The on-site access road will align with the western terminus of Post Oak Boulevard, provide access to any outparcels along the frontage and interconnections to all parcels within the South Parcel. Conceptual plans call for a reverse frontage road with proper spacing west of the signal at Progress Parkway. Care will be given to ensure the free flow of traffic on the Property while ensure pedestrian connectivity and ease of use. There is significant market demand in this section of C.R. 54 for the requested retail, office and institutional uses. While retail and ALF/ILF demand is quite strong now, Applicant wants to retain flexibility to respond to market demands. The MPUD will include a land use equivalency matrix that will permit a trade-off of uses within the Project. The matrix will be developed by the Project s transportation consultant using standard ITE trip generation rates and the uses permitted within the MPUD. Specifically, the Timing and Phasing Analysis being conducted by Links and Associates, Inc. will assume that 130,000 sq. feet of retail could be built on the North Parcel and that 150,000 sq. feet of retail, plus 200 multi-family units could be built on the South Parcel. Those uses represents the most intense uses (and highest number of trips) that could be developed on the Property. The matrix will allow the conversion of those trips to any of the remaining, permitted uses, which would likely be considerably less intense. The idea is to permit as much flexibility as possible within the limitation for the PD so that as the Project matures and evolves over time, additional land use approvals will be unnecessary. Project Description, LDC Section C.2: a. General purpose & character of the proposed development As indicated above, the MPUD is a proposed acre mixed-use development located at the northwest and southwest corners of C.R. 54 and Lexington Oaks Blvd. The Project will create a connected and sustainable mixed-use project that will respond to market demands along this critical arterial roadway at two signalized intersections. The Property lies within the Pasco County Urban Service Area and the South Market Area, where the County has planned for, and is experiencing, its highest rate of growth. Significant residential, office, retail and mixed use development is underway within a mile of the site, taking advantage of the major arterial in C.R 54 and the proximity to I-75. The area has been growing more dense and intense for many years, in response to the County and State s large investments in the infrastructure in the area and the proximity to the I-75/C.R. 54 interchange. The County has made significant infrastructure investments in the Urban Service Area and encourages intense development in the area to further the County s economic goals. The Urban Service Area is intended to provide areas for the most efficient growth and the least regulation for large developments, including a waiver of regulations that would otherwise be applicable to Developments of Regional Impact. 4

5 The Property lies within the Pasco County Urban Service Area and the South Market Area, where the County has planned for, and is experiencing, its highest rate of growth. Significant residential, office/industrial and mixed use development is underway within a mile of the site, taking advantage of the major intersection of the arterials S.R. 54 and the Suncoast Parkway. Comprehensive Plan Policy FLU states that the South Market Area (Comprehensive Plan Map 2-18) is envisioned as an urban gateway opportunity area and has a distinct and dual role as a gateway to and from Pasco County and shall serve as a premier location for employers in Pasco County. The subject policy also states that the mission for the South Market Area is creation of a high density, compact, and mixed-use location with maximized transportation opportunities that attracts a broad spectrum of employers and businesses and that the area promotes higher-density, compact development and encourages mixed-use communities that are live/work. The Project will be developed consistent with the stated goals for the South Market Area. The intense/dense mixed-use area in the Project will attempt to maximize the available land for retail, office, multi-family and institutional uses. The uses will be integrated and complimentary. Development within the North Parcel is already well planned and the infrastructure has been provided. Applicant will ensure that the proper infrastructure is provided on the South Parcel in a similar fashion and that all points of connection are well-planned so as ensure the best flow off on-site and off-site traffic. The PD for the Project contains the Subarea Policies noted above which list the maximum levels of development for the various residential and non-residential uses. The MPUD Master Plan includes one land use areas- Mixed Use- for both the North Parcel and the South Parcel with the following detail of the same: Mixed Use: Commercial/retail, restaurants, entertainment (including theaters), support commercial/retail and services, permanent and temporary retail and service kiosks, multi-family, professional services, office (including administrative, medical and professional office and facilities), hospitals, medical facilities and clinics, hotels/motels, vertically mixed-use, institutional uses such as adult congregate and living facilities (including, without limitation, ALF and ILF, but specifically excluding an alcohol or drug rehabilitation center), daycare, churches, civic, cultural, public service and educational facilities (all schools). b. Land use table See MPUD Master Plan. c. Structural concepts, including height, anticipated building type Any multi-family within the Property will meet the standards of the MF-1 zoning district. Setbacks for commercial parcels adjacent to residential or institutional uses would be as provided in the C-2 zoning district. Otherwise (except for such multi-family and commercial parcels), the following setbacks are proposed from external project boundaries only and are inclusive of any required landscape buffer tracts: 5

6 o Minimum Front Yard Setback of: o Minimum Side Yard Setback of: o Minimum Rear Yard Setback of: o Maximum Building Height of: 35 Feet 15 Feet 15 Feet 50 Feet d. Recreation and open space Any residential areas will include the parks required of the LDC (1 acre of parks per 100 residential units). Multi-family will include a series of amenities to serve the residents within the multi-family development. Institutional uses such as ALF and ILF will be planned to provide for amenities typically required of that product and will be placed and designed within the Property so as to be compatible with adjacent uses. e. Facilities commitments Adequate water and waste water utility lines and capacity exist along the perimeter of the Project. Water and sewer connections and a Utilities Service Plan will be provided as required during permitting. A Letter of Service Availability for water, sewer and reclaimed water dated October 4, 2016 has been obtained from the County's Utility Department and is being provided with the application. f. Management of common areas and facilities All common areas and facilities not deeded or dedicated to the County, will be owned and maintained by either one or more property owners associations or a community development district with the exception of the common areas and facilities within the North Parcel that will be maintained by the owner of the North Parcel pursuant to an existing agreement between Applicant and the other property owners within Lexington Oaks Plaza North. As of this time, it is not anticipated that the on-site roads will be dedicated to the County. g. Special requests for variances, alternative standards and other approvals At this time, Applicant is not requesting relief from certain development standards per LDC Section Alternative Standards. However, additional requests for variances or alternative standards may arise during the MPUD and site plan approval process, and will be included in the Conditions of Approval. a. Location map Map Information, LDC Section C.3 A Location Map and current aerial, as required by LDC Section C.3, are shown on the Master Plan. b. Major county roads 6

7 All major roadways within 1 mile of the Project boundary, as required by LDC Section C.3, are shown on the location map included on the Master Plan. The Project has approximately 1,800 feet of frontage on C.R. 54 and a signalized intersection at C.R. 54 and Progress Parkway. Access to the North Parcel is from C.R. 54 and Old Pasco Road via Post Oak Boulevard and the various access points that serve the development in which the North Parcel is already located. c. Wellhead Protection/Special Protection Areas The Wellhead Protection map is shown on Sheet 2 of the MPUD Plan. There are no wellhead protection areas within 1,000 ft of the proposed MPUD boundary. d. Proposed Roadways The locations of all existing and proposed major public roadway, rights-of-way, and easements adjacent to or within the property are shown on the MPUD Master Plan or on the Survey prepared by D.C. Johnson & Associates, Inc. that is included in the application materials. As shown on the survey, there are no easements on the site, which are anticipated to have any adverse impact on the proposed development as they are generally along various ROWs and/or no longer applicable. Physical Resources Information, LDC section C.4 a. Topographic information providing 100-year floodplain and wetland delineations Topographic information obtained from Pasco County GIS and is shown on the Master Plan. Any wetlands (if any) within the North Parcel were previously delineated and filled in accordance applicable law. A formal wetland determination for the South Parcel has been conducted through the Southwest Florida Water Management District (SWFWMD) but has since expired. The County s GIS indicates that there is a Class II wetland system within the South Parcel that runs from near the northeast corner of the South Parcel to its southwest corner. The limits of these wetlands are included on the Master Plan. Prior to development, these wetlands will be delineated by SWFWMD and classified by the County. The filing of any wetlands will be conducted in accordance with applicable federal, state and local law. b. Soils A copy of the most recent Pasco County soils survey is included in the MPUD Master Plan. The upland soils within the Property include EauGallie fine sand, Pomona fine sand, Basinger fine sand and Paisley fine sand. These soil types are suitable for development. In the wetland areas, there is Zephyr Muck. Geotechnical studies will be performed to ascertain that all areas that are planned for buildings or major structures will be located on suitable soils. 7

8 c. Environmental/Wildlife Study An Environmental Assessment was prepared by Flatwoods Consulting Group dated September 28, This report concluded that the due to lack of native habitat on site, that the development of the Project site would not result in the unacceptable or significant loss of wildlife, habitat or listed species. Additionally, Pasco GIS shows that no significant habitat is known to exist on all of the Property but the very western edge of the South Parcel located in a wetland. The Property is not located within an Ecological Planning Unit, an area of planned ELAMP acquisition or a proposed Critical Linkage. d. Phase I Cultural Resource Assessment A Cultural Resource Assessment Survey from Archeological Consultants, Inc. dated September 2016 is included in the application materials. The assessment concluded that there are no sites within the Project boundaries that meet the minimum criteria for listing on the NRHP. No further research or archaeological testing is recommended. e. Estimated predevelopment and post development acres of wetlands by category (I, II, and III) Please see table set forth on MPUD Master Plan. Master Plan, LDC Section 402.C.5: a. The Master Plan includes the following base information: (1) Topography. (2) Floodplains and elevations. (3) Wetlands (Categories I, II, and III). (4) Critical linkages as defined in the Comprehensive Plan. Not Applicable b. The Master Plan graphically depicts the proposed use of the site, including: (1) Proposed land uses, including the proposed number of units, lots, non-residential square feet, density, and intensity as applicable. (2) Conceptual lot layouts. (3) Open space. (4) Proposed preservation or conservation areas. 8

9 (5) The proposed location of major streets and thoroughfares. (6) A generalized mobility plan, including bicycle, pedestrian and transit facilities. The generalized mobility plan is included on the Master Plan. Given the smaller size of the Property, no Master Road Phasing Plan is proposed for the MPUD. (7) Recreation areas for residential projects, including neighborhood parks. Neighborhood parks are not being shown but will be shown on any residential or mixed-use site plans. (8) Buffers and setbacks meeting the requirements of this Code and as necessary to ensure compatibility with the surrounding area. Setbacks and buffers are as provided hereinabove. (9) Major facilities, including a delineation of proposed school sites and fire station sites, if necessary, for the service of the area as developed. School Board staff has agreed that a school site is not required. No other major facilities are necessary. c. The Master Plan identifies: (1) The existing zoning. (2) The existing land use. (3) The Future Land Use Classification on the site and the surrounding areas within 500 feet of the site. d. The Master Plan shall include a phasing plan that describes the proposed timing for, location of, and sequence of phasing or incremental development and the proposed density for each such phase or increment of development. Phasing of the MPUD is not required, but the site plans and plats within the Property will include typical development phasing plans. e. A table showing the acreage for each category of land use, including Category I, II, and III wetlands, critical linkages, open space, and recreation. f. A table of proposed minimum and/or maximum gross and net residential acreages for residential land uses and proposed minimum and/or maximum floor area ratio for non-residential land uses, as applicable. a. Existing Utility Locations Utilities and Services Plan, LDC Section C.6: Based on our research and the Pasco County Utility Atlases, Pasco County water, waste water and reclaimed water utility lines are available to serve the proposed MPUD. The Pasco County 9

10 Utilities Atlas Maps identify an 8 water line on the east side of Post Oak to serve the North Parcel. Atlas maps also indicate a gravity sanitary sewer system within Post Oak Blvd and a twelve inch reclaimed water line along the west side of CR54 and the east side of Old Pasco Road. Construction plans located in the file of record indicate the presence of a 4 potable water lateral in the southeast corner of the North Parcel. The file of record construction plans also indicate that the sanitary sewer service for the North Parcel can be provided by a 13.6 deep manhole that was left by the master developer for gravity sanitary sewer service to the parcel. Regarding the South Parcel, County atlases identify a 10 sanitary sewer foremain on the west side of CR54 as well as an 8 PVC sanitary force main located on the south side of Lexington Oaks Boulevard. A 12 potable water main is located on the north side of Lexington Oaks Boulevard and a 16 water main is located on the east side of CR54. A 20 reclaimed water line is located on the south side of Lexington Oaks Boulevard and a 12 reclaimed main is located on the west side of CR54. A Utility Master Plan for the Project area will be prepared and provided as required during preliminary site plan review. b. Drainage Potable water and sewer: Pasco County Utilities Fire Service: Pasco County Fire/Rescue Electric Service: Withlacoochee River Electric Cooperative, Inc. Telephone: Verizon Florida, Inc. The general direction of surface drainage is shown on the Master Plan. A stormwater pond has already been constructed to serve the North Parcel as part of the development in which it is located. As to the South Parcel, pre-development stormwater generally drains from northeast of the site to the southwest of the site into a slough system along the west side. The Property is located in the Trout Creek Watershed. The Property is not located in an area of observed flooding or a Basin of Special Concern. The Property is located on Flood Insurance Rate Map (FIRM) Panels 0407 and 0426 based on the 2014 FEMA information. The only portion of the North Parcel outside of Zone X is the retention pond. The majority of the South Parcel is in Flood Zone X, with a small amount of AE or A FEMA Zones. The wetland areas noted above are designated Flood Zone AE and have been designated 100-year base flood elevations ranging from NAVD 64.6 to 70. c. School Impact A questionnaire has been provided to the District School Board and it has responded pursuant to the letter that is being provided with the application. School Board staff has agreed that a school site is not 10

11 required. The Property is served by Veteran s Elementary, Weightman Middle School and Wesley Chapel High School. Transportation Management, LDC Section C.7: a. A transportation analysis is being performed by Lincks and Associates, Inc. A copy of the submitted Methodology is included. b. The required generalized mobility plan for the MPUD is included on the MPUD Master Plan. c. The traffic study by Lincks and Associates will be completed and approved prior to the scheduling of the DRC meeting for the MPUD approval. Content Meeting, LDC Section A: A preapplication meeting took place on August 24, 2016 and a content review meeting will take place at the time of submittal. 11