PASCO COUNTY, FLORIDA INTEROFFICE MEMORANDUM. TO: Development Review Committee DATE: 5/26/11 FILE: PGM11-86 SUBJECT:

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1 PASCO COUNTY, FLORIDA INTEROFFICE MEMORANDUM TO: Development Review Committee DATE: 5/26/11 FILE: PGM11-86 FROM: Richard E. Gehring Growth Management Administrator SUBJECT: Wiregrass Ranch DRI/MPUD Master Roadway Plan Locust Branch, LLC DRC: 5/26/11, 1:30 PM Recommendation: Approval with Conditions PLANNER: Cynthia D. Spidell Sr. Planner & DRI Coordinator & Dianne Naeyaert Planner I REFERENCES: Comm. Dist. 2 Wiregrass DRI DO Section 5.m(7) REQUEST: The Master Developer is requesting approval of a Master Roadway Plan (MRP) for the entire Wiregrass MPUD as required pursuant to the approved Wiregrass Ranch DRI DO, Section 5.m(7). PROJECT DESCRIPTION: Commission District: The Honorable Pat Mulieri, Ed.D. Project Name: Wiregrass Ranch DRI/MPUD Master Developer s Name: Locust Branch, LLC Location: On the east side of Bruce B. Downs Boulevard (S.R. 581), extending from the intersection of S.R. 581 and S.R. 56, north to the intersection of S.R. 581 and S.R. 54. and on the south side of S.R. 56 Extension, in Sections 07 (portion of), 17, 18, 19, 20, 21, 22, 27, 28, 29, and 30, Township 26 South, Range 20 East. Acreage: 5, Acres, m.o.l. Zoning District: MPUD Master Planned Unit Development Future Land Use Classification: Planned Development (PD) and CON Water/Sewage: Central/Central (Pasco) No. of Dwelling Units: 10,821 Dwelling Units (7,295 Single-Family Detached [Includes 2,500 age restricted] and 3,526 Multi-family) Other: 100-bed hospital; 18 hole golf-course; 1,059,080 sq. ft. office; 199,180 sq. ft. medical office, 2,720,800 sq. ft. retail; 480 hotel rooms; 707-student Community College; 3 elementary schools; 300,000 sq. ft. Attraction and Recreation Facility FINDINGS OF FACT: 1. The Wesley Chapel Lakes DRI Development Order and Wyndfields Development Agreement approved by the BCC require frontage roads/reverse frontage roads on the north and south sides of the future S.R Pasco County received correspondence on August 5, 2005, from the Florida Department of Transportation (FDOT requesting the following as it relates to frontage roads along S.R. 56: "It is the department's intent that frontage roads throughout the S.R. 56 corridor not be precluded from development within the S.R. 56 right-of-way. In order to serve regional travel needs and land development in the corridor, we believe that frontage roads are a viable, necessary feature of the roadway typical section. In addition, roadway connections between land uses outside of the S.R. 56 right-of-way may also be features that will improve the operational characteristics of the corridor." 3. The Engineering Services Department issued a memorandum dated August 12, 2005, requesting that a two-lane access road plan should be incorporated into the S.R. 56 corridor from S.R. 581 to Meadow Point Boulevard. (PGM11-86)

2 4. The Comprehensive Plan has the following adopted policies: (1) Policy TRA 1.3.1, Frontage Road System (a) Pasco County shall require, through the development review process, a system of frontage roads and/or reverse frontage roads on the north and south sides of S.R. 54 and S.R. 56, consistent with the Florida Department of Transportation and Pasco County design criteria. (2) Policy TRA 1.3.3, Frontage Road Drainage and Mitigation Areas (a) Pasco County shall require new development along the S.R. 54, S.R. 56, and U.S. 301 corridors to provide drainage and mitigation areas to accommodate frontage roads and reverse frontage roads. 5. The previously approved Roadway Alignment and Construction Phasing Plan (GM06-737) was a result of MPUD Master Planned Unit Development Rezoning Petition No. 6177, Conditions of Approval Nos. 26 and 27, which required that a Roadway Alignment and Construction Phasing Plan be submitted to the Growth Management Department for review and approval prior to approval of the first preliminary plan. The previously approved plan was approved by the DRC on March 30, 2006 and was only approved for the boundaries of the Pulte/SR 56 MPUD. This new Master Roadway Plan (PGM11-86) replaces and supersedes that previous plan in its entirety. 6. Section of the Land Development Code requires public, collector roads at one-mile intervals for RES-3 (Residential - 3 du/ga) and higher Future Land Use. It also requires subdivision collectors (Type 1A and Type 1B roadways) to be public roadways and connected to all surrounding existing and potential future arterial, collector, and subdivision collector (Types 1A and 1B) roadways at locations determined by the County consistent with applicable access-management regulations, environmental constraints, and existing development approvals. The approval of the Master Roadway Alignment and Construction Phasing Plan in March 2006 satisfied these requirements for the 2006 MPUD limits. The approval of this Master Roadway Plan satisfies these requirements for all areas and all parcels located within the Wiregrass Ranch DRI/MPUD. 7. The Wiregrass Development Order Section 5.m(7) requires that a Master Roadway Plan be submitted and approved by the DRC or BCC for the entire DRI prior to or concurrent with the approval for the entire Wiregrass Ranch MPUD rezoning, unless otherwise approved by DRC. 8. On May 19, 2011, the Director or Planning, Chris Williams, of the District of School Board of Pasco County acknowledged that he had reviewed the proposed MRP as well as the proposed Conditions of Approval. He acknowledged that the construction schedule for the roadways within the DRI are to be constructed as needed to serve the corresponding levels of development within the project. Furthermore, he acknowledged that the Developer and the County are not required to deliver the roadways to the northern 2 elementary school sites any sooner than they are required in the DO or in these MRP conditions. RECOMMENDATION: The Planning & Growth Management Department has reviewed the Master Roadway Plan and recommends approval with conditions (Attachment 4). ATTACHMENTS: 1. Project Background 2. Master Roadway Plan (as modified by the DRC) 3. Conditions of Approval (as modified by the DRC with tracked changes) 4. Conditions of Approval (as modified by the DRC clean) DEVELOPMENT REVIEW COMMITTEE ACTION: The DRC recommended approval of staff recommendation with modifications (Attachment 4) and added an instruction for the Master Developer to amend the Master Roadway Plan to add a dashed line from Bruce B. Downs Boulevard through M22 and M21 with a note that if the District/Community Parks are not moved to M21 as generally depicted by the Conceptual Master Parks Plan as approved by the DRC on 5/26/2011, then an East/West Road as generally depicted on the MRP via the dashed line shall be required. (PGM11-86)

3 ATTACHMENT 1 (PGM11-86)

4 WIREGRASS RANCH DRI/MPUD MASTER ROADWAY PLAN BACKGROUND 1. On April 27, 2004, the Board of County Commissioners (BCC) approved a rezoning from R-2 Low Density Residential, R-3 Medium Density Residential, and A-C Agricultural Districts to an MPUD Master Planned Unit Development (Petition No. 6177) for 1, acres of the MPUD known as Wiregrass/Pulte/S.R.56 MPUD. 2. In October 2004, an Agreement Regarding Wiregrass Ranch DRI Project Pursuant to Section (3), Florida Statutes, was entered into between the Wiregrass Ranch, Inc. and the State of Florida, Department of Community Affairs. 3. On July 15, 2005, an amendment to the existing MPUD Master Planned Unit Development was submitted to the County for review. The amendment includes the currently approved MPUD Master Planned Unit Development and the remainder of the DRI area. 4. On August 18, 2005, the DRC denied the Wiregrass Ranch, Inc. s request for Wiregrass S.R. 56 MPUD Master Planned Unit Development Roadway Alignment and Construction Phasing Plan (GM ). 5. On November 8, 2005, the BCC remanded the Wiregrass S.R. 56 MPUD Master Planned Unit Development Roadway Alignment and Construction Phasing Plan to the DRC. 6. On March 30, 2006, the DRC approved the Roadway Alignment and Construction Phasing Plan (GM06-737). 7. On July 17, 2007, the BCC adopted Resolution No approving a Development Order for the Wiregrass Ranch Development of Regional Impact (the Wiregrass Development Order ). 8. On September 14, 2007, the Department of Community Affairs ( DCA ) file a Petition for Appeal of the Wiregrass Development Order. 9. On September 25, 2007, the BCC approved the Section (3) agreement with the DCA, which required the BCC to amend the Wiregrass Development Order to identify the Phase 2 and 3 proportionate share mitigation. 10. On October 9, 2007, the BCC adopted Resolution No which amended Exhibit I of the Wiregrass Development Order in response to an appeal filed by the Department of Community Affairs to identify the Phase 2 and 3 proportionate share mitigation. 11. On, September 7, 2010, the BCC adopted a Notice of Proposed Change Application (NOPC 1) amending the Wiregrass Development Order. 12. On September 21, 2010, the BCC adopted the second Notice of Proposed Change Application (NOPC 2) amending the Wiregrass Development Order. 13. On September 21, 2010, the BCC adopted a Comprehensive Plan Amendment (CPA) amending the Future Land Use Classification for the Wiregrass DRI to Planned Development (PD) and amending the corresponding Sub-area Policies. 14. On October 22, 2010 NOPC 1 was challenged. 15. On April 19, 2011, the challenge was settled by the parties and the settlement was approved by the BCC. 16. On April 27, 2011, DOAH released jurisdiction to the Florida Land and Water Adjudicatory Commission (FLAWAC) for entry of an Order of Dismissal. The Final Order of Dismissal was issued and distributed on May 17, 2011, which is the effective date of NOPC On July 7, 2011, the BCC shall consider a substantial MPUD amendment request from MPUD, C-1, C-2, R-2, AC and AR to MPUD for the entire Wiregrass DRI.

5 ATTACHMENT 2 (PGM11-86)

6 REQUIRED ROADWAY IMPROVEMENTS FOR WIREGRASS DRI - PHASE 1 ITEM DESCRIPTION IMPROVEMENTS FINANCIAL ASSURANCE (1) START DATE (2) 1 SR 56 / SR 581 INTERSECTION PER PLANS 3/31/2008 (5) 1/1/2008 (5) 2 SR 56 - FROM SR 581 TO WIREGRASS RANCH BLVD. 2 LANES TO 6 LANES* 3/31/2008 (5) 1/1/2008 (5) 3 SR 56 FROM WIREGRASS RANCH BLVD. TO MEADOW POINTE BLVD. 2 LANES TO 4 LANES* 3/31/2008 (5) 1/1/2008 (5) 4 MANSFIELD BLVD. - FROM SR 56 TO SCHOOL ENTRANCE NEW 4 LANES 3/31/2008 (5) 6/1/2008 (5) 5 MEADOW POINTE - FROM SR 54 TO SR 56 2 LANES TO 4 LANES** 3/31/ /1/ CR 54 WIDENING - CCTC TO MAGNOLIA DRIVE 2 LANES TO 4 LANES** 1/15/ /1/ WIREGRASS RANCH BLVD - FROM SR 54 TO SR 56 NEW 4 LANES 3/31/ /1/ SR 581 REALIGNMENT NEW 6 LANES 3/31/ /1/ CHANCEY ROAD - FROM SR 581 TO WIREGRASS RANCH BLVD. NEW 4 LANES 3/31/ /1/ SR 54 R.O.W. ACQUISITION FUND N/A N/A N/A 11 PARK AND RIDE FACILITY N/A N/A(7) N/A(7) 12 CHANCEY ROAD - FROM WIREGRASS RANCH BLVD TO EAST PROPERTY LINE NEW 2 LANES One Year Prior to Buildout One Year Prior to Buildout *SHARED RESPONSIBILITY FOR S.R. 56 IS SUBJECT TO S.R. 56 ROADWAY AGREEMENT BETWEEN LOCUST BRANCH, LLC, PASCO COUNTY, FLORIDA, AND MEADOW POINTE IV COMMUNITY DEVELOPMENT DISTRICT EFFECTIVE SEPTEMBER 19TH, **OFFSITE ROADWAY IMPROVEMENTS ARE NOT SHOWN ON THIS MASTER ROADWAY PHASING PLAN. (1) A letter of credit, bond or other form of financial assurance shall satisfy this requirement. Schedule shown does not preclude the developer from initiating construction of the improvements earlier than the dates required. (5) These obligations have been satisfied. (7) To be determined in accordance with the Easement Agreement. (2)

7 ATTACHMENT 3 (PGM11-86)

8 WIREGRASS RANCH DRI/MPUD MASTER ROADWAY PLAN CONDITIONS OF APPROVAL PGM /26/11 DRC 1. This Master Roadway Plan replaces and supersedes the previously approved Roadway Alignment and Construction Phasing Plan (File No. GM06-737) approved by the DRC on March 30, This Master Roadway Plan applies to all areas and parcels located within the Wiregrass DRI and all areas of the Wiregrass MPUD Master Planned Unit Development. All roadways shown outside of the Wiregrass MPUD Master Planned Unit Development are for information purposes only. Approval of this plan satisfies the requirements of Sections (as to requirements for frontage and reverse frontage roads along S.R. 56) and O (as to requirements for continuation of street patterns and street accesses to adjoining properties external to the Wiregrass Ranch DRI/MPUD) of the Land Development Code. Approval of this plan shall constitute approval of an alternative standards request for the Wiregrass DRI/MPUD under the County's adopted collector and arterial spacing and design standards (Sections of the Land Development Code). 2. The following street and road facilities conceptually depicted on the Master Roadway Plan, attached hereto (including any required roadway appurtenances), shall be constructed prior to the first of the following to occur: (1) as necessary to satisfy the access management requirements of the preliminary plan/preliminary site plan under review; or (2) the date set forth in the Wiregrass Development Order, as amended; or (3) as set forth herein (i.e., for Chancey East); or (4) in accordance with unit threshold triggers set forth in the matrix below (the Matrix). As to item (4) above, the following unit thresholds shall trigger connectivity and expansion of the Major Roads: Thresholds to Provide Major Road (1) Connectivity (2) and Expansion 2 Lane Major Road with no Connectivity 2 Lane Major Road with Connectivity 4 Lane Major Road with no Connectivity 1900 SFD DU (3) per 2470 SFD DU per 3200 SFD DU per Major Road Major Road Major Road 4 Lane Major Road with Connectivity 4130 SFD DU per Major Road (1) Major Road means a collector road or arterial road as designated in the County s Comprehensive Plan. (2) Connectivity means a Major Road that is connected (whether directly or via other Major Roads) to two or more of the following Major Roads: S.R. 56, S.R. 54, S.R. 581, Meadow Pointe Boulevard, or Mansfield Boulevard. (3) Single family detached dwelling unit (or other residential equivalent as determined by the Land Use Equivalency Matrix contained in the Wiregrass DRI Development Order), all located within Wiregrass Ranch DRI. The above thresholds shall only apply to residential uses and development and shall not apply to any non-residential uses or development. As to mixed use development, the above thresholds shall apply only to the single family residential dwelling units of a mixed use development. The dwelling units in a development with access to multiple Major Roads shall be allocated among such Major Roads at the time of preliminary site plan review to ensure proper and reasonable trip distribution for threshold calculations. a. S1/M3/O1 Roads: (i) All roads within Parcel S1 may be private subject to the Land Development Code procedures. Concurrent with each applicable preliminary plan/preliminary site plan submittal, the Parcel Developer (as defined in the MPUD COA s and hereinafter referenced as the Parcel Developer ) shall designate those roads that are

9 (ii) (iii) requested to be private and include the applicable documentation for such requested private roadways. Regardless however, that portion of the S1 north/south collector road west of the category 1 wetland system that connects to the realignment of SR 581 within Parcel M3/O1 shall remain public. Upon expiration or abandonment of the approved Parcel S1 Preliminary Site Plan and Construction Plans, the County may require the realignment of the collector roads onsite, and the need for the roadways to be public, for those portions of the collector roadways not constructed at time of preliminary site plan expiration. The Parcel Developer shall provide a pedestrian access at the southwest corner of S1, allowing for pedestrian access to Parcel C4, if Parcel C4 is developed for some other use than open space, mitigation, ponds, etc. Should Parcel C4 be developed as retail and/or office use that exceeds the de minimus development levels set forth in Exhibit B of the Traffic Impact Study Guidelines, Resolution No , then the Parcel Developer shall provide a roadway from S1 to provide access from Parcel S1 to Parcel C4. b. M21/M7/S4 North-South & East-West Roads: (i) Requirement if Parks moved to M21 as generally depicted on the Conceptual Master Parks Plan approved by the DRC on May 26, 2011: M21: Construct a public, north-south subdivision collector road beginning at Chancey (aligned with the S1 north-south road) south and then east to Wiregrass Ranch Boulevard (to align with the east-west road from M7, approximately as shown on the MRP, contingent upon obtaining all required permits. Such roadway type shall be determined in accordance with the LDC at the time of preliminary plan/preliminary site plan approval. Such east-west portion of the roadway shall align with the east-west road through M7 & S4 as further described below or such east/west roadway shall connect through the Town Center roadway grid which connects to the east-west road in M7 & S4. Requirement if Parks are not moved to M21 as generally depicted on the Conceptual Master Parks Plan approved by the DRC on May 26, 2011: M22/M21: Construct a public, east-west subdivision collector road beginning at S.R. 581 approximately 1,600 feet south of Chancey Road, east to Wiregrass Ranch Boulevard approximately 3,600 feet south of Chancey Road, contingent upon obtaining all approvals. Such roadway type shall be determined in accordance with the LDC at the time of preliminary plan/preliminary site plan approval. Such east-west roadway shall align with the east-west road through M7 & S4 as further described below or such east-west roadway shall connect through the Town Center roadway grid which connects to the east-west road in M7 & S4. (ii) (iii) S4: Construct a public east-west subdivision collector road (beginning at Parcel M7 east to the north-south public subdivision roadway in S4. M7: Realign the east-west subdivision collector road in M7 at its access to Wiregrass Ranch Boulevard to match the alignment of the public east-west subdivision collector roadway in M21/M22, or connect the east-west subdivision collector road through the Town Center roadway grid in M7 which connects to the east-west road in M21/M22. This segment of the road shall either be a Type 1B roadway (or Type 1A if required by the LDC at the time of preliminary plan/preliminary site plan approval) or comply with the County s TND Ordinance and requirements for a Town Center.

10 c. O2, M11, C6, C5, M20, and M8 Reverse Frontage Road: Construct a public access reverse frontage road from S.R. 581 to Wiregrass Ranch Boulevard, on the north side of S.R. 56, approximately 300 feet north of S.R. 56 as conceptually shown on the Master Roadway Plan, or as otherwise approved at the time of preliminary plan/site plan approval. The reverse frontage road shall be constructed as a two lane privately maintained road, within a public access easement for vehicular ingress and egress not less than 30 feet in width. The entire segment of frontage roadway contained within or adjacent to any of these parcels submitted for development shall be constructed in its entirety in or adjacent to that parcel, unless otherwise approved by the DRC. For that portion of the reverse frontage road within C6 from the rear of the Shoppes at Wiregrass to Parcels M11/O2, such portion shall be compieted by the Shoppes at Wiregrass prior to the first of the following to occur: 1) the preliminary plan/preliminary site plan approval for Parcel M11; or 2) the preliminary plan/preliminary site plan approval for Parcel O2; or 3) December 31, 2010, whichever occurs first as required by condition No. 4 of the DRC approval on September 25, 2008 (DR ). If requested by the County, and if necessary for the County or FDOT to construct any portion of the reverse frontage road in this condition, the Parcel Developer shall dedicate the right-of-way for such portion of the reverse frontage road (by deed or easement), within 90 days of the County's request. d. S2/S4/M23 Subdivision Collector Road: Construct a public subdivision collector roadway beginning at Mansfield Boulevard directly opposite the existing high school access road, north to Chancey Road through Parcels S4 and M23 and then northwest to Wiregrass Ranch Blvd through Parcel S2. The roadway shall be constructed with 100 feet of right-of-way and 20-foot buffer easements on both sides for future road right-of-way. If the preliminary site plan for Parcel S4 is further revised, expires, or is no longer valid, the ninety degree turns in the north-south public subdivision collector roadway within parcel S4 shall be realigned and designed for a minimum speed limit of 40 mph. e. S4 Reverse Frontage Road: If parcel S4 is converted to predominantly to non-residential uses, a reverse frontage road within Parcel S4 on the north side of SR 56 shall be constructed in a location and configuration to be approved by the County. The reverse frontage road shall be constructed as a privately maintained two (2) lane road within a public access easement for vehicular ingress and egress not less than 30 feet in width. The entire segment of frontage roadway contained within or adjacent to any parcel submitted for development shall be constructed to its entirety within or adjacent to that parcel, unless otherwise approved by the DRC. If the Wesley Chapel Lakes frontage road has been included in an approved site plan prior to this reverse frontage road being included in an approved site plan, the Parcel Developer shall align this reverse frontage road with the potential reverse frontage road at the northwest quadrant of SR 56 and Meadow Point Blvd in Wesley Chapel Lakes DRI to ensure that the reverse frontage roads align at the Wiregrass/Wesley Chapel Lakes property line. f. M12, M13, M9, M10, C8, O3, M12, M17 Reverse Frontage Road: Construct a public access reverse frontage road on the south side of S.R. 56, beginning at the median cut on SR 56 at M12, proceeding through M13 and crossing Mansfield Boulevard, extending through Parcels M9, M10, C8, O3 & M17 as conceptually shown on the approved Master Roadway Plan. The reverse frontage road shall be constructed as a two-lane road, within a public access easement for vehicular ingress and egress not less

11 than 30 feet in width. The entire segment of reverse frontage roadway contained within any parcel submitted for development shall be constructed in its entirety within that parcel, unless otherwise approved by the DRC. At the time of permitting on parcel M17, if the Wesley Chapel Lakes frontage road has been included in an approved site plan prior to this reverse frontage road being included in an approved site plan, the Parcel Developer shall align this reverse frontage road with the potential reverse frontage road at the southwest quadrant of SR 56 and Meadow Point Boulevard in Wesley Chapel Lakes DRI to ensure that the reverse frontage roads connect at the Wiregrass Ranch DRI/Wesley Chapel Lakes DRI boundary. If requested by the County, and if necessary for the County or FDOT to construct any portion of the reverse frontage road in this condition, the Parcel Developer shall dedicate the right-of-way for such portion of the reverse frontage road (by deed or easement), within 90 days of the County's request. g. Chancey Road East (from Wiregrass Ranch Blvd to the eastern boundary of the Project): (i) In addition to the deadlines set forth in condition No. 2, the first two (2) lanes of Chancey Road East shall be bonded orand constructed in accordance with the Wiregrass Ranch DRI Development Agreementone (1) year prior to the Wiregrass Ranch DRI buildout date. 3. A second functional access shall be provided to a collector or arterial road (which may be the same road to which the primary access is connected) prior to the platting of the 601 st dwelling unit for a development project. For each additional functional access provided for a development project, an additional 600 dwelling units may be platted. However, once two functional accesses have been provided for a development project (which thereby serves as access for up to 1,200 dwelling units), the four laning of any functional access shall be considered as providing two functional accesses which thereby shall serve as access for up to 1,200 dwelling units for such four-lane access. 4. Except for the roads specifically required to be Type 1A as set forth above and except for roads within the Town Center and/or other roads developed in accordance with the County s TND Ordinance, all internal subdivision collector roadways shown on the approved Master Roadway Plan shall be designed and constructed to Type 1A or Type 1B standards in accordance with the Land Development Code, unless otherwise approved by the DRC at the appropriate preliminary plan/preliminary site plan review and approval stage. At the time of preliminary plan approval the County will consider alternative design standards for Type 1A or 1B roadways through wetland crossings or other areas as determined by the DRC. 5. The typical cross section for all roadways as shown on the approved Master Roadway Plan is not approved and shall not be approved until the 100 percent design plans are approved by the FDOT and/or Pasco County. The typical cross sections for all other roadways including frontage roads are not approved on this Master Roadway Plan and shall be approved with each preliminary plan/preliminary site plans or construction plan/construction site plans. Notwithstanding, Chancey Road west of Wiregrass Ranch Boulevard, Mansfield Boulevard and SR 56 have been all approved. 6. All roadway links conditioned by this approval shall include any intersection improvements required by the approved Wiregrass Development Order, as amended; amended S.R. 56 Roadway Agreement between Locust Branch LLC, Pasco County and Meadow Pointe IV Community Development District; MPUD Master Planned Unit Development conditions of approval; FDOT; and Pasco County's access-management regulations. 7. All roadway links conditioned by this approval shall include all intersection improvements, shoulders, striping, signage, signalization, medians, guardrails, handrails, bike and /or pedestrian paths, sidewalks, mass transit bus stops, and other roadway appurtenances, consistent with

12 Pasco County Land Development Code, or as lawfully required by FDOT, and other applicable permitting agencies to be necessary during the design and permitting of such improvements. 8. The right-of-way widths shown on the plan are approved. Additional right-of-way may be required at the intersection of any collector, arterial, subdivision collector, or frontage roads at the time of preliminary plan/preliminary site plan approval. At each preliminary plan/preliminary site plan approval, the DRC may require further intersection improvements at these intersections. All right of way conveyances shall occur in accordance with MPUD conditions. 9. The location of all public and private subdivision collector roads are conceptually shown on the Master Roadway Plan and will be specifically approved at the time of each preliminary plan/preliminary site plan and construction plan/construction site plan approval. Exact locations of the right-of-way, which impact Category I wetlands is subject to approval of any required environmental permits and Comprehensive Plan requirements. Any additional roadways required pursuant to the conditions of approval for the Master Roadway Plan shall not be required if any agency with environmental-permitting jurisdiction issues a final denial (no appeal or litigation shall be required) of any permit application to cross or impact any wetland or environmental system in the path of such roadway, provided that the Parcel Developer has made the same or greater effort to obtain the permit for such roadway as the Parcel Developer has made for other roadways in the MPUD Master Planned Unit Development that impact wetlands or environmental systems including, but not limited to, requesting County approval of alternative roadway cross sections to minimize wetland impacts, requesting that the County be named the permit applicant, providing to the agency the same or greater avoidance and minimization justification and/or mitigation, or otherwise making the same or greater attempt to comply with the agency's permitting criteria. Any final denial referenced in this condition shall be obtained prior to the issuance of the Site Development Permit for the subject roadway, and any roadways required pursuant to the conditions of approval for the Master Roadway Plan shall be shown on all preliminary plan/preliminary site plan and construction plan/construction site plan submittals containing the roadways referenced herein until the final denial in accordance with this condition is issued. The County hereby finds that any wetland crossings or impacts necessary to accommodate the additional roadways required are consistent with the County's Comprehensive Plan, Conservation Element, and Land Development Code. 10. Intersection geometry and the access points shown on the approved Master Roadway Plan are conceptual only and shall be reviewed and approved with the corresponding preliminary plan/preliminary site plan and /or construction plan. All median cuts along S.R. 581 shall be consistent with the FDOT approved Access Management Plan for S.R. 581 to be determined at the time of preliminary plan/preliminary site plan and/or construction plan approval as applicable. At each preliminary plan/preliminary site plan approval, the DRC or Zoning and Site Development Department may also require further site access/site-related intersection improvements and site access/site-related improvements. 11. The Park and Ride facility may be located within parcels C4, M21, M22, O2, M11, C5, C6, C7, or M20 along S.R. 581 or S.R 56 subject to the requirements of the DO and subject to approval by the PCPT. Such facility shall be constructed concurrent with construction of the High Speed Rail Station in Tampa or the construction of the light rail line from Downtown Tampa to USF or the date set forth in the Easement Agreement pursuant to the DO, whichever occurs first. 12. The Master Developer recognizes that the County and the Tampa Bay Area Regional Transit Authority (TBARTA) have identified Wiregrass as an integral part of the ongoing long range planning for a future regional mass transit system serving Pasco County and the greater Tampa Bay area. The proposed TBARTA master plan includes light rail/bus rapid transit, and other transit options to be located adjacent to or potentially within the Wiregrass DRI. Wiregrass DRI and its land uses provide a vital role for the future success of the planned Tampa Bay Area Regional Transit Authority System. It is understood that TBARTA and Pasco County are still within the early stages of planning the future transit system and are conducting planning studies,

13 formulating master plans, Comprehensive Plan Amendments, development standards and incentives to be adopted between 2010 and The Wiregrass DRI recognizes the potential future benefits of transit and light rail and will continue in good faith to consider the County and TBARTA proposals for potential future transit corridors within or adjacent to Wiregrass, the proposed alignments and transit stops necessary to serve the project and residents of Pasco County and the incorporation of the proposed transit master plan elements into the future planning of Wiregrass to the extent practical. The Master Roadway Plan depicts a potential TBARTA transit corridor which is subject to change based on further evaluation studies. In no event shall the ongoing development, planning and review and approval of any interim projects and phases within Wiregrass be delayed while the County and TBARTA are preparing their master plans, funding mechanisms and necessary approvals. However, if the Master Developer or any Parcel Developer obtain approval of a site plan that does not accommodate, and reserve a minimum of 50 feet of right of way to the Master Developer for, the TBARTA premium transit corridor and proposed transit stations as depicted on the Master Roadway Plan, the County, FDOT and TBARTA reserve the right to move the TBARTA premium transit corridor and proposed transit stations outside of Wiregrass, and determine that Wiregrass is ineligible for any TOD incentives, TOD mobility fee rates, and/or proportionate share or mobility fee credit for the TBARTA premium transit corridor and transit stations. This condition shall be revisited upon completion of the TBARTA alternatives analysis. 13. The foregoing conditions as well as any Master Roadway Plan conditions imposed by the DRC or the BCC are hereby incorporated into the preliminary site plan/preliminary plan conditions of approval within the MPUD Master Planned Unit Development. APPLICANT'S ACKNOWLEDGEMENT: The applicant acknowledges that it has read, understood, and accepted the above-listed conditions of approval. Date STATE OF FLORIDA COUNTY OF Title The foregoing instrument was acknowledged before me this (date), by (name of corporation acknowledging) a (State or place of incorporation) corporation, on behalf of the corporation. He/she is personally known to me or who has produced (type of identification) as identification. Seal: NOTARY

14 ATTACHMENT 4 (PGM11-86)

15 WIREGRASS RANCH DRI/MPUD MASTER ROADWAY PLAN CONDITIONS OF APPROVAL PGM /26/11 DRC 1. This Master Roadway Plan replaces and supersedes the previously approved Roadway Alignment and Construction Phasing Plan (File No. GM06-737) approved by the DRC on March 30, This Master Roadway Plan applies to all areas and parcels located within the Wiregrass DRI and all areas of the Wiregrass MPUD Master Planned Unit Development. All roadways shown outside of the Wiregrass MPUD Master Planned Unit Development are for information purposes only. Approval of this plan satisfies the requirements of Sections (as to requirements for frontage and reverse frontage roads along S.R. 56) and O (as to requirements for continuation of street patterns and street accesses to adjoining properties external to the Wiregrass Ranch DRI/MPUD) of the Land Development Code. Approval of this plan shall constitute approval of an alternative standards request for the Wiregrass DRI/MPUD under the County's adopted collector and arterial spacing and design standards (Sections of the Land Development Code). 2. The following street and road facilities conceptually depicted on the Master Roadway Plan, attached hereto (including any required roadway appurtenances), shall be constructed prior to the first of the following to occur: (1) as necessary to satisfy the access management requirements of the preliminary plan/preliminary site plan under review; or (2) the date set forth in the Wiregrass Development Order, as amended; or (3) as set forth herein (i.e., for Chancey East); or (4) in accordance with unit threshold triggers set forth in the matrix below (the Matrix). As to item (4) above, the following unit thresholds shall trigger connectivity and expansion of the Major Roads: Thresholds to Provide Major Road (1) Connectivity (2) and Expansion 2 Lane Major Road with no Connectivity 2 Lane Major Road with Connectivity 4 Lane Major Road with no Connectivity 1900 SFD DU (3) per 2470 SFD DU per 3200 SFD DU per Major Road Major Road Major Road 4 Lane Major Road with Connectivity 4130 SFD DU per Major Road (1) Major Road means a collector road or arterial road as designated in the County s Comprehensive Plan. (2) Connectivity means a Major Road that is connected (whether directly or via other Major Roads) to two or more of the following Major Roads: S.R. 56, S.R. 54, S.R. 581, Meadow Pointe Boulevard, or Mansfield Boulevard. (3) Single family detached dwelling unit (or other residential equivalent as determined by the Land Use Equivalency Matrix contained in the Wiregrass DRI Development Order), all located within Wiregrass Ranch DRI. The above thresholds shall only apply to residential uses and development and shall not apply to any non-residential uses or development. As to mixed use development, the above thresholds shall apply only to the single family residential dwelling units of a mixed use development. The dwelling units in a development with access to multiple Major Roads shall be allocated among such Major Roads at the time of preliminary site plan review to ensure proper and reasonable trip distribution for threshold calculations. a. S1/M3/O1 Roads: (i) All roads within Parcel S1 may be private subject to the Land Development Code procedures. Concurrent with each applicable preliminary plan/preliminary site plan submittal, the Parcel Developer (as defined in the MPUD COA s and hereinafter referenced as the Parcel Developer ) shall designate those roads that are

16 (ii) (iii) requested to be private and include the applicable documentation for such requested private roadways. Regardless however, that portion of the S1 north/south collector road west of the category 1 wetland system that connects to the realignment of SR 581 within Parcel M3/O1 shall remain public. Upon expiration or abandonment of the approved Parcel S1 Preliminary Site Plan and Construction Plans, the County may require the realignment of the collector roads onsite, and the need for the roadways to be public, for those portions of the collector roadways not constructed at time of preliminary site plan expiration. The Parcel Developer shall provide a pedestrian access at the southwest corner of S1, allowing for pedestrian access to Parcel C4, if Parcel C4 is developed for some other use than open space, mitigation, ponds, etc. Should Parcel C4 be developed as retail and/or office use that exceeds the de minimus development levels set forth in Exhibit B of the Traffic Impact Study Guidelines, Resolution No , then the Parcel Developer shall provide a roadway from S1 to provide access from Parcel S1 to Parcel C4. b. M21/M7/S4 North-South & East-West Roads: (i) Requirement if Parks moved to M21 as generally depicted on the Conceptual Master Parks Plan approved by the DRC on May 26, 2011: M21: Construct a public, north-south subdivision collector road beginning at Chancey (aligned with the S1 north-south road) south and then east to Wiregrass Ranch Boulevard (to align with the east-west road from M7, approximately as shown on the MRP, contingent upon obtaining all required permits. Such roadway type shall be determined in accordance with the LDC at the time of preliminary plan/preliminary site plan approval. Such east-west portion of the roadway shall align with the east-west road through M7 & S4 as further described below or such east/west roadway shall connect through the Town Center roadway grid which connects to the east-west road in M7 & S4. Requirement if Parks are not moved to M21 as generally depicted on the Conceptual Master Parks Plan approved by the DRC on May 26, 2011: M22/M21: Construct a public, east-west subdivision collector road beginning at S.R. 581 approximately 1,600 feet south of Chancey Road, east to Wiregrass Ranch Boulevard approximately 3,600 feet south of Chancey Road, contingent upon obtaining all approvals. Such roadway type shall be determined in accordance with the LDC at the time of preliminary plan/preliminary site plan approval. Such east-west roadway shall align with the east-west road through M7 & S4 as further described below or such east-west roadway shall connect through the Town Center roadway grid which connects to the east-west road in M7 & S4. (ii) (iii) S4: Construct a public east-west subdivision collector road (beginning at Parcel M7 east to the north-south public subdivision roadway in S4. M7: Realign the east-west subdivision collector road in M7 at its access to Wiregrass Ranch Boulevard to match the alignment of the public east-west subdivision collector roadway in M21/M22, or connect the east-west subdivision collector road through the Town Center roadway grid in M7 which connects to the east-west road in M21/M22. This segment of the road shall either be a Type 1B roadway (or Type 1A if required by the LDC at the time of preliminary plan/preliminary site plan approval) or comply with the County s TND Ordinance and requirements for a Town Center.

17 c. O2, M11, C6, C5, M20, and M8 Reverse Frontage Road: Construct a public access reverse frontage road from S.R. 581 to Wiregrass Ranch Boulevard, on the north side of S.R. 56, approximately 300 feet north of S.R. 56 as conceptually shown on the Master Roadway Plan, or as otherwise approved at the time of preliminary plan/site plan approval. The reverse frontage road shall be constructed as a two lane privately maintained road, within a public access easement for vehicular ingress and egress not less than 30 feet in width. The entire segment of frontage roadway contained within or adjacent to any of these parcels submitted for development shall be constructed in its entirety in or adjacent to that parcel, unless otherwise approved by the DRC. For that portion of the reverse frontage road within C6 from the rear of the Shoppes at Wiregrass to Parcels M11/O2, such portion shall be compieted by the Shoppes at Wiregrass prior to the first of the following to occur: 1) the preliminary plan/preliminary site plan approval for Parcel M11; or 2) the preliminary plan/preliminary site plan approval for Parcel O2; or 3) December 31, 2010, whichever occurs first as required by condition No. 4 of the DRC approval on September 25, 2008 (DR ). If requested by the County, and if necessary for the County or FDOT to construct any portion of the reverse frontage road in this condition, the Parcel Developer shall dedicate the right-of-way for such portion of the reverse frontage road (by deed or easement), within 90 days of the County's request. d. S2/S4/M23 Subdivision Collector Road: Construct a public subdivision collector roadway beginning at Mansfield Boulevard directly opposite the existing high school access road, north to Chancey Road through Parcels S4 and M23 and then northwest to Wiregrass Ranch Blvd through Parcel S2. The roadway shall be constructed with 100 feet of right-of-way and 20-foot buffer easements on both sides for future road right-of-way. If the preliminary site plan for Parcel S4 is further revised, expires, or is no longer valid, the ninety degree turns in the north-south public subdivision collector roadway within parcel S4 shall be realigned and designed for a minimum speed limit of 40 mph. e. S4 Reverse Frontage Road: If parcel S4 is converted to predominantly to non-residential uses, a reverse frontage road within Parcel S4 on the north side of SR 56 shall be constructed in a location and configuration to be approved by the County. The reverse frontage road shall be constructed as a privately maintained two (2) lane road within a public access easement for vehicular ingress and egress not less than 30 feet in width. The entire segment of frontage roadway contained within or adjacent to any parcel submitted for development shall be constructed to its entirety within or adjacent to that parcel, unless otherwise approved by the DRC. If the Wesley Chapel Lakes frontage road has been included in an approved site plan prior to this reverse frontage road being included in an approved site plan, the Parcel Developer shall align this reverse frontage road with the potential reverse frontage road at the northwest quadrant of SR 56 and Meadow Point Blvd in Wesley Chapel Lakes DRI to ensure that the reverse frontage roads align at the Wiregrass/Wesley Chapel Lakes property line. f. M12, M13, M9, M10, C8, O3, M12, M17 Reverse Frontage Road: Construct a public access reverse frontage road on the south side of S.R. 56, beginning at the median cut on SR 56 at M12, proceeding through M13 and crossing Mansfield Boulevard, extending through Parcels M9, M10, C8, O3 & M17 as conceptually shown on the approved Master Roadway Plan. The reverse frontage road shall be constructed as a two-lane road, within a public access easement for vehicular ingress and egress not less

18 than 30 feet in width. The entire segment of reverse frontage roadway contained within any parcel submitted for development shall be constructed in its entirety within that parcel, unless otherwise approved by the DRC. At the time of permitting on parcel M17, if the Wesley Chapel Lakes frontage road has been included in an approved site plan prior to this reverse frontage road being included in an approved site plan, the Parcel Developer shall align this reverse frontage road with the potential reverse frontage road at the southwest quadrant of SR 56 and Meadow Point Boulevard in Wesley Chapel Lakes DRI to ensure that the reverse frontage roads connect at the Wiregrass Ranch DRI/Wesley Chapel Lakes DRI boundary. If requested by the County, and if necessary for the County or FDOT to construct any portion of the reverse frontage road in this condition, the Parcel Developer shall dedicate the right-of-way for such portion of the reverse frontage road (by deed or easement), within 90 days of the County's request. g. Chancey Road East (from Wiregrass Ranch Blvd to the eastern boundary of the Project): (i) In addition to the deadlines set forth in condition No. 2, the first two (2) lanes of Chancey Road East shall be bonded and constructed in accordance with the Wiregrass Ranch DRI Development Agreement. 3. A second functional access shall be provided to a collector or arterial road (which may be the same road to which the primary access is connected) prior to the platting of the 601 st dwelling unit for a development project. For each additional functional access provided for a development project, an additional 600 dwelling units may be platted. However, once two functional accesses have been provided for a development project (which thereby serves as access for up to 1,200 dwelling units), the four laning of any functional access shall be considered as providing two functional accesses which thereby shall serve as access for up to 1,200 dwelling units for such four-lane access. 4. Except for the roads specifically required to be Type 1A as set forth above and except for roads within the Town Center and/or other roads developed in accordance with the County s TND Ordinance, all internal subdivision collector roadways shown on the approved Master Roadway Plan shall be designed and constructed to Type 1A or Type 1B standards in accordance with the Land Development Code, unless otherwise approved by the DRC at the appropriate preliminary plan/preliminary site plan review and approval stage. At the time of preliminary plan approval the County will consider alternative design standards for Type 1A or 1B roadways through wetland crossings or other areas as determined by the DRC. 5. The typical cross section for all roadways as shown on the approved Master Roadway Plan is not approved and shall not be approved until the 100 percent design plans are approved by the FDOT and/or Pasco County. The typical cross sections for all other roadways including frontage roads are not approved on this Master Roadway Plan and shall be approved with each preliminary plan/preliminary site plans or construction plan/construction site plans. Notwithstanding, Chancey Road west of Wiregrass Ranch Boulevard, Mansfield Boulevard and SR 56 have been all approved. 6. All roadway links conditioned by this approval shall include any intersection improvements required by the approved Wiregrass Development Order, as amended; amended S.R. 56 Roadway Agreement between Locust Branch LLC, Pasco County and Meadow Pointe IV Community Development District; MPUD Master Planned Unit Development conditions of approval; FDOT; and Pasco County's access-management regulations. 7. All roadway links conditioned by this approval shall include all intersection improvements, shoulders, striping, signage, signalization, medians, guardrails, handrails, bike and /or pedestrian paths, sidewalks, mass transit bus stops, and other roadway appurtenances, consistent with Pasco County Land Development Code, or as lawfully required by FDOT, and other applicable permitting agencies to be necessary during the design and permitting of such improvements.

19 8. The right-of-way widths shown on the plan are approved. Additional right-of-way may be required at the intersection of any collector, arterial, subdivision collector, or frontage roads at the time of preliminary plan/preliminary site plan approval. At each preliminary plan/preliminary site plan approval, the DRC may require further intersection improvements at these intersections. All right of way conveyances shall occur in accordance with MPUD conditions. 9. The location of all public and private subdivision collector roads are conceptually shown on the Master Roadway Plan and will be specifically approved at the time of each preliminary plan/preliminary site plan and construction plan/construction site plan approval. Exact locations of the right-of-way, which impact Category I wetlands is subject to approval of any required environmental permits and Comprehensive Plan requirements. Any additional roadways required pursuant to the conditions of approval for the Master Roadway Plan shall not be required if any agency with environmental-permitting jurisdiction issues a final denial (no appeal or litigation shall be required) of any permit application to cross or impact any wetland or environmental system in the path of such roadway, provided that the Parcel Developer has made the same or greater effort to obtain the permit for such roadway as the Parcel Developer has made for other roadways in the MPUD Master Planned Unit Development that impact wetlands or environmental systems including, but not limited to, requesting County approval of alternative roadway cross sections to minimize wetland impacts, requesting that the County be named the permit applicant, providing to the agency the same or greater avoidance and minimization justification and/or mitigation, or otherwise making the same or greater attempt to comply with the agency's permitting criteria. Any final denial referenced in this condition shall be obtained prior to the issuance of the Site Development Permit for the subject roadway, and any roadways required pursuant to the conditions of approval for the Master Roadway Plan shall be shown on all preliminary plan/preliminary site plan and construction plan/construction site plan submittals containing the roadways referenced herein until the final denial in accordance with this condition is issued. The County hereby finds that any wetland crossings or impacts necessary to accommodate the additional roadways required are consistent with the County's Comprehensive Plan, Conservation Element, and Land Development Code. 10. Intersection geometry and the access points shown on the approved Master Roadway Plan are conceptual only and shall be reviewed and approved with the corresponding preliminary plan/preliminary site plan and /or construction plan. All median cuts along S.R. 581 shall be consistent with the FDOT approved Access Management Plan for S.R. 581 to be determined at the time of preliminary plan/preliminary site plan and/or construction plan approval as applicable. At each preliminary plan/preliminary site plan approval, the DRC or Zoning and Site Development Department may also require further site access/site-related intersection improvements and site access/site-related improvements. 11. The Park and Ride facility may be located within parcels C4, M21, M22, O2, M11, C5, C6, C7, or M20 along S.R. 581 or S.R 56 subject to the requirements of the DO and subject to approval by the PCPT. Such facility shall be constructed concurrent with construction of the High Speed Rail Station in Tampa or the construction of the light rail line from Downtown Tampa to USF or the date set forth in the Easement Agreement pursuant to the DO, whichever occurs first. 12. The Master Developer recognizes that the County and the Tampa Bay Area Regional Transit Authority (TBARTA) have identified Wiregrass as an integral part of the ongoing long range planning for a future regional mass transit system serving Pasco County and the greater Tampa Bay area. The proposed TBARTA master plan includes light rail/bus rapid transit, and other transit options to be located adjacent to or potentially within the Wiregrass DRI. Wiregrass DRI and its land uses provide a vital role for the future success of the planned Tampa Bay Area Regional Transit Authority System. It is understood that TBARTA and Pasco County are still within the early stages of planning the future transit system and are conducting planning studies, formulating master plans, Comprehensive Plan Amendments, development standards and incentives to be adopted between 2010 and 2012.