AGENDA LOCAL PLANNING AGENCY Pinellas County Courthouse, Clearwater, FL County Commissioners Assembly Room Fifth Floor October 10, :00 A.M.

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1 AGENDA LOCAL PLANNING AGENCY Pinellas County Courthouse, Clearwater, FL County Commissioners Assembly Room Fifth Floor October 10, :00 A.M. I. CALL TO ORDER II. APPROVAL OF MINUTES for the September 12, 2013 LPA Meetings III. PUBLIC HEARING ITEMS Action by the LPA regarding the following items: A. Proposed Amendments to the Pinellas County Future Land Use Map and Zoning Atlas: 1. Z/LU (Capon Corporation and John & Bonnie Mills) A request for a zone change from A-E, Agricultural Estate Residential & C-2, General Retail Commercial & Limited Services to RPD-10, Residential Planned Development, 10 units per acre & P/C, Preservation Conservation and a land use change from Residential Suburban, Commercial General & Preservation to Residential Low Medium & Preservation and a special exception to allow a 50% affordable housing density bonus and a transfer of density with a development agreement containing development restrictions and requirements, and allowing for up to 126 units having a maximum height of 70 ft. (5 to 6 stories of development over parking) on approximately acres located on the west side of Alt. 19 and approximately 515 ft. north of Terrace Road in the unincorporated area of Tarpon Springs. 2. Z/LU (Team Savage, Inc.) A request for a zone change from R-6, Residential, Mobile Home Parks & Subdivisions (.26 acre) to CP-1, Commercial Parkway and a land use change from Residential/Office/Retail (.27 acre), Residential Low (.41 acre) & Preservation (1.21 acres) to Residential/Office/Retail (1.59 acres) & Residential Low (.30 acre) and a special exception to allow overflow parking in an R-6 zone on approximately 1.89 acres located at US Hwy 19, Clearwater. IV. Continuation of June 6, 2013 Joint Work Session Presentation on the Update to the Land Development Code. V. OTHER ITEMS ADJOURNMENT IF YOU ARE A PERSON WITH A DISABILITY WHO NEEDS ANY ACCOMMODATION IN ORDER TO PARTICIPATE IN THIS PROCEEDING, YOU ARE ENTITLED, AT NO COST TO YOU, TO THE PROVISION OF CERTAIN ASSISTANCE. WITHIN TWO (2) WORKING DAYS OF YOUR RECEIPT OF THIS NOTICE PLEASE CONTACT THE OFFICE OF HUMAN RIGHTS, 400 SOUTH FORT HARRISON AVENUE, SUITE 500, CLEARWATER, FLORIDA (727) (VOICE) (727) (V/TDD). KEN BURKE, CLERK TO THE BOARD OF COUNTY COMMISSIONERS By rman Loy, Deputy Clerk

2 AGENDA ITEM II. Approval of Minutes The minutes of the September 12, 2013 are unavailable at this time. Attachments: Required Action(s) by the LPA:

3 AGENDA ITEM III. A. 1. Case. Z/LU Approximately acres located on the west side of Alt. 19 and approximately 515 ft. north of Terrace Road in the unincorporated area of Tarpon Springs. Zone Change: From: A-E, Agricultural Estate Residential & C-2, General Retail Commercial & Limited Services To: RPD-10, Residential Planned Development, 10 units per acre & P/C, Preservation conservation Land Use Change From: Residential Suburban, Commercial General & Preservation To: Residential Low Medium & Preservation And a special exception to allow a 50% affordable housing density bonus and a transfer of density with a development agreement containing development restrictions and requirements, and allowing for up to 126 units having a maximum height of 70 ft. (5 t0 6 stories of development over parking).

4 LOCAL PLANNING AGENCY (LPA) RECOMMENDATION to the BOARD OF COUNTY COMMISSIONERS Regarding: Case. Z/ LU LPA Recommendation: LPA Public Hearing: September 12, 2013 PLANNING STAFF RECOMMENDATION: Staff recommends the LPA find that the proposed amendments to the Pinellas County Future Land Use Map and Zoning Atlas, and the Special Exception for up to a 50 percent affordable housing density bonus to be consistent with the Comprehensive Plan when considered with the Development Agreement, and Further, staff recommends that the LPA recommend approval of the proposed amendments to the Pinellas County Future Land Use Map, the Zoning Atlas and the Special Exception, with the Development Agreement, to the Pinellas County Board of County Commissioners. CASE SUMMARY APPLICANT S NAME: DISCLOSURE: REPRESENTED BY: Capon Corporation and John & Bonnie Mills Sole Shareholder of Capon Corp. - John Mills Personally as to Parcel #5 John & Bonnie Mills E. D. Armstrong, III and/or Katherine E. Cole LAND USE CHANGE ZONING CHANGE FROM: Residential Suburban, Commercial General A-E, Agricultural Estate Residential & C-2, & Preservation General Retail Commercial & Limited Services TO: Residential Low Medium & Preservation RPD-10, Residential Planned Development, 10 units per acre & P/C, Preservation Conservation And a Special Exception to allow a up to 50% affordable housing density bonus, and a transfer of density with a Development Agreement containing development restrictions and requirements, and allowing for up to 126 residential units having a maximum height of 70 feet (5 to 6 stories of development over parking). PROPERTY DESCRIPTION: Approximately acres located on the west side of Alt.19 and approximately 515 ft. north of Terrace Road Tarpon Springs, in the unincorporated area of Tarpon Springs. The site address is 1800 Alternate US Highway 19 (South Pinellas Avenue). 1

5 PARCEL ID(S): 24/27/15/39960/000/0120, 24/27/15/89280/000/2100, 2200, 2400 & 23/27/15/89262/000/0100 PROPOSED BCC HEARING DATE: vember 19, 2013 CORRESPONDENCE RECEIVED TO DATE: correspondence received. PERSONS APPEARING AT THE LOCAL PLANNING AGENCY HEARING: SURROUNDING ZONING AND LAND USE FACTS: Subject Property: Adjacent Properties: rth Land Use Category Zoning Designation Existing Use Residential Suburban, A-E & C-2 Nursery/sod business, Commercial General & wetlands, and vacant Preservation Recreation/Open Space & City of Tarpon Springs Golf Course and Retail Commercial General and C-2 East Commercial General C-2 & Tarpon Springs Retail South Commercial & Preservation Tarpon Springs Vacant, wetlands & retail West Residential Suburban & Preservation A-E & Tarpon Springs Vacant & Single Family Dwelling subdivision OVERVIEW: STAFF DISCUSSION AND ANALYSIS The subject site is comprised of 5 parcels, totaling approximately acres. On that subject site, the applicant proposes to create a 3.54 acre development site to market for use as a multi-family affordable housing project, and to develop one single family residence. The 3.54 acre development site will be located predominantly on the parcel currently designated as Commercial General on the Future Land Use Map and fronting Alt. U.S. Highway 19. It is currently occupied by a nursery/sod business. In order to arrive at their desired density, the applicant is requesting an affordable housing density bonus and is also clustering density from the larger subject site on to the development site, which includes development rights transferred from the extensive on-site wetland system. The majority of the overall subject site is wetlands (48.82 acres), with a Future Land Use Map (FLUM) designation of Preservation. Within the overall subject site there are several scattered areas of uplands, including 0.38 acre of uplands associated with the applicant s recent request approved by the Board of County Commissioners for vacation of adjacent right-of-way. The uplands total approximately 6.74 acres designated as Residential Suburban and Commercial General. The zoning on the majority of the subject site is Agricultural Estate (A-E), with C-2 on the nursery/sod property fronting Alt. U.S. Highway 19. 2

6 The applicant originally indicated a desire to develop a multi-family affordable housing project on the northeast portion of the subject site (i.e., abutting the southern boundary of the Tarpon Springs Municipal Golf Course); however, significant wetland, floodplain, public safety and access issues associated with that location concerned staff and presented major development obstacles. The applicant ultimately re-worked their original proposal, and included in their new application the 1.76 acre commercial property adjacent to Alt. U.S. Highway 19. The current proposal places the majority of the development project on this parcel, thereby eliminating a number of original concerns regarding wetland and flood storage impacts, flooding and public safety. The application is summarized below. SUMMARY OF APPLICANT S REQUEST: 1. A request for a land use change from Residential Suburban (RS) and Commercial General to Residential Low Medium (RLM) on the upland portions of the overall subject site scattered within, and adjacent to, the large wetland area, along with a request for a zoning change on those uplands from A-E and C-2 to RPD By utilizing the transfer of development rights (TDR) provisions in the Comprehensive Plan, the applicant wishes to transfer density off of the acres of the Preservation area to the 6.74 acres of uplands at the rate of up to 1.0 unit per acre. 3. The residential development rights following the transfer will then be clustered on the 3.54-acre development site from the uplands located throughout the subject area. 4. A request for up to a 50 percent affordable housing density bonus (which is dependent on the ability to meet site plan requirements); and 5. A development agreement is proposed to formalize the proposal and specific requirements. Based on the calculations above, amending the upland portions of the entire subject site to RLM with RPD-10 zoning provides for a maximum of 67 residential units. The Comprehensive Plan does not allow TDRs to exceed 25 percent of the maximum permitted density/intensity allowed by the development site s land use category; therefore, the maximum number of units that could be transferred off of the Preservation area and onto the development site is 17 units. Combined with the 67 number of units, a total of 84 residential units could be clustered/constructed on the development site. Finally, utilizing a 50 percent density bonus, the final number of units allocated to the 3.54 acre development site could total 126. In summary, based on the calculations above, the applicant is requesting 125 multi-family units on the development site, and wishes to reserve 1 residential (single family) unit for personal use on the upland portion of the overall subject site along the northernmost edge of the property, immediately south of the Golf Course. AFFORDABLE HOUSING PROPOSAL The Pinellas County Community Development Department certified the applicant s proposal as being eligible to be considered for affordable housing incentives, including the density bonus. However, unlike previous affordable housing certifications, this one is unique in that the applicant does not actually propose to be the affordable housing developer/provider. Instead, the applicant intends to seek the appropriate local certifications in order to be able to market the site to potential affordable housing developers. Consequently, in order to provide assurance that the site would indeed be developed as affordable housing and continue to meet the County s requirements for certification (and the criteria for the density bonus and other incentives), specific language is included within the Development Agreement stating that should the owner of the property, the development entity or the scope of the project change, the project must re-apply and be re-certified prior to site plan approval as an affordable housing project if they wish to be able to take advantage of the development benefits offered in association with affordable housing certification (most notably the density bonus). The purpose of this 3

7 requirement, since the applicant does not intend to be the project developer, is to ensure that any future buyer/developer demonstrates proof that they have adequate and appropriate project financing to accomplish the housing project as outlined in the Development Agreement. With the re-certification requirement, the County is assured that ultimate access to the development incentives/benefits is tied to development of a viable affordable housing project. PROPOSED DEVELOPMENT AGREEMENT Key elements of the Development Agreement include the requirement that the site be developed as an affordable housing project. Additionally, the Agreement limits the amount of development to a maximum of 125 multi-family units on the nursery property, with one single family residence being allowed on the northernmost portion of the overall property (i.e., just south of the golf course). With regard to floodplain and stormwater regulations, the Development Agreement specifically requires that the regulations in place at the time of development be met, ensuring that public safety, health and welfare remain a priority for this project site located immediately next to a major flood storage area. In order to address concurrency requirements, the Agreement requires construction of a bus pad and filling a gap in the local sidewalk system. Upon the transfer of density stipulated in the Development Agreement, the applicant also waives any right to remaining density on the overall project area, and acknowledges that if the site is not developed for affordable housing, the development is limited to a maximum of 84 residential units. COMPATIBILITY WITH SURROUNDING LAND USES The residential zoning and land use designations to the west and southwest of the subject area are typified by lower densities (e.g., A-E, R-1, R-2, zoning, along with Residential Suburban land uses at 2.5 units per acre, and Residential Low at 5.0 units per acre). These densities are reflective of the single family character of the overall area. However, these lower density residential neighborhoods are largely buffered from the development site by the large wetland/preservation area. On the north side of the golf course, within the City of Tarpon Springs, there is a multi-family/condominium development at a density of 15 units per acre. Several other multi-family/condominium developments are in the vicinity the highest density being approximately 18 units per acre on a developed upland area. The development site is in proximity to several commercial uses and a 7-story hospital to the north, and, unlike the other multi-family projects, it fronts directly onto an arterial roadway. With the density bonus, density transfers and clustering, the density on the 3.54 acre development site would effectively be 35.4 units per acre, which the applicant proposes to accommodate in a 5 to 6 story building. The location of the development site, along the minor arterial roadway, makes the proposed development somewhat distinct and the ultimate density more compatible with the surroundings. IMPACTS TO THE NATURAL ENVIRONMENT, WETLANDS AND 100 YEAR FLOODPLAIN The area as a whole, including most of the overall subject area, was identified in the original Pinellas County Master Drainage Plan from the early 1980s as a natural flood storage area, and the Preservation designation appears on the regulatory land use maps soon thereafter to support this function. Also within the flood storage area are small pockets of uplands, which were designated as Residential Suburban. Most of the nursery property, where most of the development will occur, is not within the floodplain; however, the westernmost portion of the development site is within the 100 year floodplain. That area is proposed to be used primarily for stormwater retention, parking and the community pool. In order to accommodate that development the intact uplands will be lost. While staff had significant concern over the wetland and floodplain impacts associated with the applicant s original proposal, the current proposal does reduce these concerns by placing the majority 4

8 of the residential development outside of the 100 year floodplain. It also removes any remaining development potential from the isolated upland areas located within the larger flood/wetland storage area. The fact that these areas will be protected from any future development helps to mitigate the loss of the 1.78 acre functional upland system on the development site. TRANSPORTATION IMPACTS AND CONCURRENCY When comparing the maximum development potential of the subject area s existing CG and RS land use categories with the potential impacts that could be associated with the proposed development (i.e., 126 residential units), the amendment would be expected to decrease the amount of average daily trips on Alt. U.S. 19 by approximately 725 vehicle trips per day. The development would be subject to review against concurrency requirements at the time of site plan review. When compared with the existing nursery/sod business on the development site, the proposed development actually has the potential to generate approximately 493 additional vehicle trips per day on the surrounding roadway network. All of these trips would be projected to impact Alternate US Highway 19 (the segment from Meres Boulevard to Klosterman Road), which is designated by the 2012 Concurrency Test Statement as a Constrained State Road, operating at a LOS D with a volume to capacity ratio of 0.95, with no scheduled improvements. According to Pinellas County s Land Development Code, development that is within one-half mile of a Constrained Corridor is restricted at the time of site plan to 50 percent of the maximum development allowed under the zoning district. This threshold, however, may be exceeded through the implementation of a Transportation Management Plan (TMP) submitted by the applicant, and approved by the County staff. The Development Agreement therefore commits the applicant/developer to the following TMP improvements: Construct a 12x12 concrete pad in the public right-of-way adjacent to the development site, according to ADA standards and install an adjoining connection to the sidewalk fronting the property along Alternate 19 to accommodate a PSTA bus shelter. Construct a 200-foot length of sidewalk (to the immediate north of the property) consistent with County and ADA standards and connected to all existing sidewalks. OTHER INFRASTRUCTURE IMPACTS The property is located within the City of Tarpon Springs potable water and wastewater treatment service areas. The proposed 126 dwelling units could increase potable water and wastewater impacts by approximately 20,666 gallons per day, respectively. Solid waste impacts would be projected to increase by approximately 52 tons per year with approval of the amendment. SUMMARY While the overall density of the development site exceeds residential densities in the surrounding area, staff finds that the location of the site - including its proximity to commercial land uses and the hospital just to the north, make the density more acceptable. The low density residential areas to the west and southwest will be largely buffered from the development site by the large wetland/preservation area. The development site directly fronts Alternate U.S. 19, and public transit provides for access to neighborhood goods and services, as well as employment, making the development site more attractive for affordable housing. The development is still required to meet site plan requirements, which should address any floodplain and stormwater concerns, and will ultimately govern the maximum density on the development site. With these considerations and assurances, staff recommends approval of the proposal. 5

9 IMPLEMENTATION OF THE PINELLAS COUNTY COMPREHENSIVE PLAN Staff finds that, with inclusion of the Development Agreement, the proposed amendments are consistent with the following adopted objectives and policies of the Pinellas County Comprehensive Plan: Future Land Use and Quality Communities Element Policy Policy Objective 1.14 Policy Plan designations on the Future Land Use Map shall be compatible with the natural environment, support facilities and services, and the land uses in the surrounding area. The Pinellas County Land Development Code may allow a density bonus for Affordable Housing Developments as specified in the County's adopted State Housing Initiatives Partnership Housing Incentive Plan, and subject to program guidelines and specifications as well as compatibility with surrounding development, site constraints, and other appropriate considerations as determined through the Pinellas County Comprehensive Zoning Regulations and the site plan review process. Subject to the above constraints and considerations, any density bonus allowed for an affordable housing development shall not exceed 50 percent of the allowable density on a property as determined by the Future Land Use Map or the applicable land development regulations, whichever is more restrictive. A density bonus shall not be allowed for affordable housing developments located within the coastal storm area. Pinellas County will encourage a land use pattern that provides opportunities for employment in proximity to housing and that more effectively balances the number of jobs with the number of housing units within different areas of the County. As a means to reduce vehicle miles traveled and vehicle hours traveled for work trips, Pinellas County shall take steps to encourage the creation of housing and employment in proximity to each other where analysis of existing conditions and future growth reveals a significant disparity between the number of housing units and jobs. Housing Element Objective 1.1 Policy Support the provision of dwelling units in a variety of types, locations and costs so that housing supply matches the projected housing need in Pinellas County while encouraging development that is consistent with the Future Land Use and Quality Communities Element. Support a land use pattern and land use decisions that provide for housing opportunities at varying densities and at appropriate locations consistent with the Future Land Use and Quality Communities Element. 6

10 Policy Support the provision of additional rental housing for very low, low, and moderate income households through programs administered by Pinellas County. Policy Priority should be given to assisting affordable housing development that is proximate to concentrations of employment and public transportation, is easily accessible to a range of services, and that is compatible with the additional locational criteria contained in Policy of the Future Land Use and Quality Communities Element COUNTY DEVELOPMENT REGULATIONS Approval of this request does not ensure that the site can meet County development regulations, including concurrency management regulations, which apply at the time of site plan review. Attachment (Maps) 7

11 LOCATION MAP z/lu MAP-1 z/lu Zoning Land Use From: A-E, Agricultural Estate Residential & C-2, General Retail Commercial & Limited Services To: RPD-1 0, Residential Planned Development, 10 units per acre & P/C, Preservation Conservation From: Residential Suburban, Commercial General & Preservation To: Residential Low Medium & Preservation And a Special Exception to allow a 50% affordable housing density bonus. Parcel I.D. 24/27/15/39960/000/0120; 24/27/15/89280/000/2100, 2000, 2400 & 24/27/15/89262/000/0100 Prepared by: Pinellas County Strategic Planning & Initiatives May 2013 N

12 ROS St Andrens Dr E Curlew Pl A-E A-E A-E C-2 Polo Club Dr A-E A-E Eleanor St C-2 A-E A-E C-2 A-E Denise St Briland St Liam Ave Longview Ln Future Land Use Pinellas County, Florida Residential Residential Suburban Residential Low Mixed Use Residential / Office General Commercial Oriole Commercial Cir General Blue Jay Cir Public / Semi-Public Preservation Grassy Point Blvd Recreation / Open-Space Flamingo Cir Institutional Denise St Hillcrest St Hummingbird Trail A-E Terrace Rd Highland Rd W Klosterman Rd Robin Tr Roberts Rd S Pinellas Ave C-2 Fred Marquis Pinellas Trail Suwannee Ave Carolina Ave Earl St Vermont Ave Virginia Ave Klosterman Oaks Blvd MAP-2 z/lu Zoning Land Use From: A-E, Agricultural Estate Residential & C-2, General Retail Commercial & Limited Services To: RPD-1 0, Residential Planned Development, 10 units per acre & P/C, Preservation Conservation From: Residential Suburban, Commercial General & Preservation To: Residential Low Medium & Preservation And a Special Exception to allow a 50% affordable housing density bonus. Parcel I.D. 24/27/15/39960/000/0120; 24/27/15/89280/000/2100, 2000, 2400 & 24/27/15/89262/000/0100 Prepared by: Pinellas County Strategic Planning & Initiatives May 2013 N

13 St Andrens Dr Subject Area Polo Club Dr E Curlew Pl Eleanor St Denise St Denise St Vermont Ave arq uis Hillcrest St Terrace Rd Virginia Ave ine SP Grassy Suwannee Ave Carolina Ave Highland Rd lvd tb Po in llas Ave Fre dm Liam Ave Pin ella st rai l Longview Ln Briland St Earl St Flamingo Cir z/lu Zoning From: To: Land Use From: To: A-E, Agricultural Estate Residential & C-2, General Retail Commercial & Limited Services RPD-1 0, Residential Planned Development, 10 units per acre & P/C, Preservation Conservation Residential Suburban, Commercial General & Preservation Residential Low Medium & Preservation Klosterman Oaks Blvd ts Rd Rober Blue Jay Cir Robin Tr Oriole Cir Hummingbird Trail W Klosterman Rd MAP-3 And a Special Exception to allow a 50% affordable housing density bonus. And a Special Exception to allow a 50% affordable housing density bonus and a transfer of density with a Development Agreement for a 24/27/15/89280/000/2100, 2000, 2400 & 24/27/15/89262/000/ unit residential24/27/15/39960/000/0120; development having a maximum height of 70 ft. Parcel I.D. Parcel ID #: 24/27/15/39960/000/0120; & 23/27/15/89262/000/0100 Pinellas County Strategic Planning & Initiatives- June 2013 Prepared by: Pinellas24/27/15/89280/000/2100,2200,2400 County Strategic Planning & Initiatives May 2013 N

14 ROS St Andrens Dr E Curlew Pl Polo Club Dr Eleanor St Denise St Briland St Liam Ave Longview Ln Grassy Point Blvd Denise St Hillcrest St Terrace Rd Highland Rd S Pinellas Ave Fred Marquis Pinellas Trail Suwannee Ave Earl St Vermont Ave Carolina Ave Virginia Ave W Klosterman Rd Oriole Cir Blue Jay Cir Tarpon Springs Flamingo Unincorporated Cir Area Hummingbird Trail Robin Tr Roberts Rd Klosterman Oaks Blvd MAP-4 z/lu Zoning Land Use From: A-E, Agricultural Estate Residential & C-2, General Retail Commercial & Limited Services To: RPD-1 0, Residential Planned Development, 10 units per acre & P/C, Preservation Conservation From: Residential Suburban, Commercial General & Preservation To: Residential Low Medium & Preservation And a Special Exception to allow a 50% affordable housing density bonus. Parcel I.D. 24/27/15/39960/000/0120; 24/27/15/89280/000/2100, 2000, 2400 & 24/27/15/89262/000/0100 Prepared by: Pinellas County Strategic Planning & Initiatives May 2013 N

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35 PINELLAS COUNTY PLANNING DEPARTMENT TRAFFIC ANALYSIS FOR A PROPOSED LAND USE CHANGE LU#: Z/LU Jurisdiction: Pinellas County Revised: Received: 07/23/2013 Signoff: SITE DATA Parcel Size: Proposed for Amendment: 6.74 acres of uplands from CG, P, and RS to RLM and P Current Land Use Designation: Commercial General, Residential Suburban & Preservation Potential Use sf/acre(s) (upa) Sq.ft/Units sq/1,000 x(tgr) cap. Proj. trips (1) Single Family (2) Commercial 76,666-26, ,245 Total 1,360 Proposed Land Use Designation: Residential Low Medium & Preservation Potential Use sf/acre(s) (upa) Sq.ft/Units sq/1,000 x(tgr) cap. Proj. trips (1) Apartments * (1) Single Family Total 635 Potential Additional Daily Trips: -725 *See staff report for a detailed summary of proposed units requested by applicant. Road(s) ROADWAY IMPACT DATA - Trip Distribution % Distribution Traffic Vol. (AADT) (1) Alternate US Highway existing 16,000 28,500 Klosterman Rd to Meres Blvd proposed 15,275 27, PH 2012 AADT 2035 AADT Road(s) LOS V/CR extg. w/ chg. extg. w/ chg. (1) Alternate US Highway 19 D D D F F Klosterman Rd to Meres Blvd Road(s) Extg Planned Const. Future CMS Ln Cfg Improv. Year Ln Cfg Desig. Alternate US (1) Highway 19 Klosterman Rd to Meres Blvd 2U E D CON ABBREVIATIONS/NOTES AADT = Average Annual Daily Trips Ln. = Lanes AC = Acres LOS = Level of Service CAP = Capture Rate (i.e., % new trips) LTCM = Long Term Concurrency Management Corridor CCC = Congestion Containment Corridor MPO = Metropolitan Planning Organization CFG = Configuration N/A = t applicable CMS = Concurrency Management System PC = Partially controlled access CON = Constrained County Corridor PH = Peak Hour Const. = Construction SF = Square Feet D/U = Divided/undivided TGR = Trip Generation Rate E = Enhanced UPA = Units Per Acre FAR = Floor Area Ratio UTS = Units (dwelling) FDOT = Florida Department of Transportation V/CR = Volume-to-Capacity Ratio DEF= Deficient State Road MIS= Mitigating Improvement Scheduled 2035 traffic volumes from MPO, adjusted FDOT Regional Transportation Analysis model output Average daily level of service based on Generalized Daily LOS Volume Tables from FDOT 2010 LOS Manual ZLU Traffic Anaylsis_Mills.xlsx 3a

36 PINELLAS COUNTY PLANNING DEPARTMENT TRAFFIC ANALYSIS FOR A PROPOSED LAND USE CHANGE LU#: Z/LU Jurisdiction: Pinellas County Revised: Received: 07/23/2013 Signoff: SITE DATA Parcel Size: Proposed for Amendment: 6.74 acres of uplands from CG, P, and RS to RLM and P Current Land Use Designation: Commercial General, Residential Suburban & Preservation Potential Use sf/acre(s) (upa) Units sq/1,000 x(tgr) cap. Proj. trips (1) Single Family (2) Nursery 1, Total 142 Proposed Land Use Designation: Residential Low Medium & Preservation Potential Use sf/acre(s) (upa) Sq.ft/Units sq/1,000 x(tgr) cap. Proj. trips (1) Apartments * (1) Single Family Total 635 Potential Additional Daily Trips: 493 *See staff report for a detailed summary of proposed units requested by applicant. Road(s) ROADWAY IMPACT DATA - Trip Distribution % Distribution Traffic Vol. (AADT) (1) Alternate US Highway existing 16,000 28,500 Klosterman Rd to Meres Blvd proposed 16,493 28, PH 2012 AADT 2035 AADT Road(s) LOS V/CR extg. w/ chg. extg. w/ chg. (1) Alternate US Highway 19 D D D F F Klosterman Rd to Meres Blvd Road(s) Extg Planned Const. Future CMS Ln Cfg Improv. Year Ln Cfg Desig. Alternate US (1) Highway 19 Klosterman Rd to Meres Blvd 2U E D CON ABBREVIATIONS/NOTES AADT = Average Annual Daily Trips Ln. = Lanes AC = Acres LOS = Level of Service CAP = Capture Rate (i.e., % new trips) LTCM = Long Term Concurrency Management Corridor CCC = Congestion Containment Corridor MPO = Metropolitan Planning Organization CFG = Configuration N/A = t applicable CMS = Concurrency Management System PC = Partially controlled access CON = Constrained County Corridor PH = Peak Hour Const. = Construction SF = Square Feet D/U = Divided/undivided TGR = Trip Generation Rate E = Enhanced UPA = Units Per Acre FAR = Floor Area Ratio UTS = Units (dwelling) FDOT = Florida Department of Transportation V/CR = Volume-to-Capacity Ratio DEF= Deficient State Road MIS= Mitigating Improvement Scheduled 2035 traffic volumes from MPO, adjusted FDOT Regional Transportation Analysis model output Average daily level of service based on Generalized Daily LOS Volume Tables from FDOT 2010 LOS Manual ZLU _Millis Nursery Compare.xlsx 3a

37 Impact Assessment and Background Data for Staff Report Amendment to the Pinellas County Future Land Use Map and Pinellas County Zoning Atlas Map Case : Z/LU Site Location: Located approximately 670 ft. north of Terrace Road, in the unincorporated area of Tarpon Springs. Street Address: 1800 Alternate US Highway 19 (South Pinellas Avenue). Parcel Number: 24/27/15/39960/000/0120, 24/27/15/89280/000/2100, 2200, 2400 & 24/27/89262/000/0100 Prepared by: RAB Date: 07/24/2013 Proposed Amendment From: Future Land Use Designation(s): RS, CG, and P acres 6.74 Zoning Designation(s): A-E and C-2 acres 6.74 Proposed Amendment To: Future Land Use Designation(s): RLM and P acres 6.74 Zoning Designation(s): RPD-10 acres 6.74 Development Agreement? New Amended Affordable Housing Density Bonus? How many proposed units total: 126 Local Planning Agency - Impact Assessment Z/LU

38 INFRASTRUCTURE IMPACTS SOLID WASTE IMPACT ASSESSMENT LAND USE DESIGNATIONS SOLID WASTE Total Tons/Year * EXISTING Commercial General, Residential Suburban & Preservation Commercial General (27,139 sq. ft) 1.76 acres x 43,560 sq. ft./ acre= 76,666 sq. ft. 76,666 sq. ft. x.35 FAR = 26,833 sq. ft 26,833 sq. ft x 10.2 lbs per sq. ft. (retail store) = 26,833 lbs 273,697 lbs/2,000lbs = 137 Tons 12 single family units 12 units x 1.66 tons per unit (residential factor) = 20 Tons 20 Tons PROPOSED Residential Low Medium & Preservation 126 proposed dwelling units 126 dwelling units x 1.66 tons per unit (residential factor) = 209 Tons 209 Tons NET DIFFERENCE +52 Tons/year * (n Residential) Gross Floor Area x Solid Waste Disposal Rate / 2,000 lbs = Total Tons per Year * (Residential) Units x Annual Per Capita Rate = Total Tons per Year te: Based upon Solid Waste Disposal Rate determined by DUS Consultants for the Solid Waste Authority of Palm Beach County. POTABLE WATER AND SANITARY SEWER IMPACT ASSESSMENT LAND USE DESIGNATIONS EXISTING Commercial General, Residential Suburban & Preservation PROPOSED Residential Low Medium & Preservation POTABLE WATER GPD * Commercial General (26,833 sq. ft) 26,833 sq. ft. x 0.05 per sq. ft = 1,342 GPD 12 single family units x 266/unit = 3,192 GPD 1,357 GPD + 3,192 GPD = 4,549 GPD 126 proposed dwelling units 126 dwelling units x 200/unit = 25,200 GPD WASTEWATER GPD* Commercial General (26,833 sq. ft) 26,833 sq. ft. x 0.05 per sq. ft = 1,342 GPD 12 single family units x 266/unit = 3,192 GPD 1,357 GPD + 3,192 GPD = 4,549 GPD 126 proposed dwelling units 126 dwelling units x 200/unit = 25,200 GPD NET DIFFERENCE + 20,666 GPD + 20,666 GPD * (n Residential) Gross Floor Area x Consumption Rate = GPD * (Residential) Number of Units x Consumption Rate = GPD NOTE: GPD = Gallons per Day Local Planning Agency - Impact Assessment Z/LU

39 TRANSPORTATION AND ROADWAY IMPACTS Does the proposed amendment impact a concurrency corridor (i.e., constrained, congestion containment, and/or long term concurrency management corridor)? Is the amendment located along a scenic/non-commercial corridor? YES or NO COMMENTS See staff report for details. ENVIRONMENTAL AND SITE CONDITIONS Identify any onsite soils. Are any classified as very limited or subject to subsidence? Are there any threatened, endangered or listed habitats or species onsite (including species of special concern)? Identify onsite vegetation; does the site contain any significant native vegetative communities (e.g., sandhill). Is the site located within the wellhead protection zone and/or aquifer recharge area? Identify the watershed in which the site is located. Is a portion of the site located within the 25 or 100 year floodplain? Does the site contain, or is it adjacent to any wetlands, rivers, creeks, lakes, marshes, Tampa Bay or the Gulf of Mexico, etc. YES or NO COMMENTS The site contains Samsula, Anclote, Astatula, Matlacha, St. Augustine, and Urban Land. Samsula and Anclote soils are classified as very limited and are subject to subsidence. Astatula and Matlacha soils are classified as not limited. St. Augustine soils are classified as somewhat limited and Urban Land is not rated. Unknown Wetland vegetation such as Cypress heads, and sandhills on the uplands. The site is located within the Klosterman Bayou watershed. Also, a portion of the site is identified on the Pinellas County Master Drainage Plan as a natural flood storage area. The majority of site is located within the 100 year floodplain, designated AE on the 2009 FEMA flood map. The majority of the acreage is wetland, and functions as a flood storage area. *The standard categories of soil classifications (i.e., severe, very severe etc.) have been replaced by Building Site Development Limitations (i.e., somewhat limited, very limited etc.) PUBLIC SAFETY Local Planning Agency - Impact Assessment Z/LU

40 Is the site located with the coastal storm area? Is the site located within a hurricane evacuation zone. If so, identify the zone. Identify the Fire District serving the proposed development. YES or NO COMMENTS The site is located within the hurricane evacuation zone B. The site is located within the Tarpon Springs Fire District. COMMUNITY IMPACTS Will approval of this amendment affect the provision of affordable housing; if so, explain the positive/negative impacts. Has the applicant sought/been issued an affordable housing finding by the Department of Community Development? Will the approval of the amendment result in the displacement of mobile home residents? Will the approval of the amendment result in the elimination of a water-dependent land use such as a marina or boat ramp? If so, identify how many ramps/lanes or slips will be eliminated. Would the amendment affect beach/waterfront accessibility? Is the amendment located within a County redevelopment/revitalization area; if so, is the amendment consistent with the community revitalization plan, vision, etc. Could the amendment have a significant impact on an adjacent local government? Is the amendment located within a designated brownfield area? Will the proposed amendment affect public school facilities? YES or NO COMMENTS See staff report for details. See additional restrictions however in the development agreement City of Tarpon Springs. Has the property been the subject of a previous amendment within the last 12 months? Is the property within 200 feet of a property under same owner that has been amended within the past 12 months? Is the land use amendment proposal equal to or greater than 10 acres in size? ***If yes, the case needs to go to DCA for additional review*** ATTACH THE FOLLOWING: Location Map Future Land Use Map with zoning designations Aerial Local Planning Agency - Impact Assessment Z/LU

41 AGENDA ITEM III. A. 2. Case. Z/LU Approximately 1.89 acres located at US Hwy 19, Clearwater. Zone Change From: R-6, Residential, Mobile Home Parks & Subdivisions (0.26 acre) To: CP-1, Commercial Parkway (0.26 acre) Land Use Change From: To: Residential/Office/Retail (0.27 acre), Residential Low (0.41 acre) & Preservation (1.21 acres) Residential/Office/General (1.59 acres) & Residential Low (0.30 acre) And a special exception to allow overflow parking in an R-6 zone.

42 LOCAL PLANNING AGENCY (LPA) RECOMMENDATION to the BOARD OF COUNTY COMMISSIONERS Regarding: Case. Z/LU LPA Recommendation: LPA Public Hearing: October 10, 2013 PLANNING STAFF RECOMMENDATION: Staff recommends that the LPA find that the proposed amendments to the Pinellas County Future Land Use Map and Zoning Atlas, and the requested Special Exception, are consistent with the Pinellas County Comprehensive Plan based on the findings in this Report. Staff further recommends that the LPA recommend approval of the proposed amendments and Special Exception (and concept plan), to the Pinellas County Board of County Commissioners. CASE SUMMARY APPLICANT S NAME: DISCLOSURE: Team Savage, Inc. Managing Members: Martin J. Skapik and el Hughes REPRESENTED BY: Michael J. Gaylor, P. E. LAND USE CHANGE ZONING CHANGE FROM: Residential/Office/Retail (0.27 acre) Residential Low (0.41 acre) & Preservation (1.21 acres) R-6, Residential, Mobile Home Parks and Subdivisions (0.26 acre) TO: Residential/Office/Retail (1.59 acres) and CP-1, Commercial Parkway (0.26 acre) Residential Low (0.30 acre) And a Special Exception to allow overflow parking in an R-6 zone. PROPERTY DESCRIPTION: Approximately 1.89 acres located at U.S Highway19, Clearwater. PARCEL ID(S): 18/28/16/00000/430/0100, 0500, 0300 & 18/28/16/20106/021/0010 PROPOSED BCC HEARING DATE: vember 19, 2013 CORRESPONDENCE RECEIVED TO DATE: One letter received in opposition 1

43 Z/LU Page 2 PERSONS APPEARING AT THE LOCAL PLANNING AGENCY HEARING: (Type in correspondence) SURROUNDING ZONING AND LAND USE FACTS: Subject Property: Adjacent Properties: rth East South West Land Use Category Preservation and Residential/Office/Retail & Residential Low Residential/Office/Retail, and Preservation Residential Low, Preservation and Residential Medium Residential/Office/Retail, Preservation, and Residential/Office General Residential/Office General and Industrial Limited Zoning Existing Use Designation R-6 and CP-1 Motorcycle/Watercraft Retail Store, mobile home and vacant bldg. CP-1 Retail Shopping Plaza R-6 and R-4 Mobile home and Duplex CP-1 and within City of Clearwater M-1 and the City of Dunedin Retail Shopping Plaza, and Office complex Bank and Storage Warehouses STAFF DISCUSSION AND ANALYSIS BACKGROUND This subject site, comprising four parcels, is currently occupied by a motorcycle/watercraft retail store on the two parcels fronting U.S. Highway 19, while the easternmost parcel contains a vacant building, and the southernmost parcel contains a mobile home. A large portion of the subject area is designated as Preservation on the Future Land Use Map (FLUM), appearing to reflect the County s original Master Drainage Plan for the area. In fact, the site has been developed for many years and any wetlands were likely filled before specific protections were in place. The zoning on these two developed parcels is CP- 1, Commercial Parkway, and the portion not designated on the FLUM as Preservation is designated with the Residential/Office/Retail (R/O/R) land use designation. The southernmost parcel is designated as Residential Low (RL) on the FLUM, with R-6 zoning as is the parcel to the east (which is also designated Preservation). The applicant wishes to expand their business and plans to use the parcel to the east for overflow parking and retention (the property was developed prior to stormwater treatment requirements), and the parcel to the south for grassed parking. Inclusion of the two additional parcels as a part of the overall subject site will enable the developer to improve the site by incorporating landscaping, stormwater treatment, and increased parking spaces. In order to accomplish this, the following is being requested: On the two developed parcels along U.S. Highway 19, the applicant is requesting a FLUM amendment to remove the Preservation category and replace it with the R/O/R category.

44 Z/LU Page 3 On the southernmost parcel, the applicant is requesting a FLUM amendment from RL to R/O/R and a zoning amendment from R-6 to CP-1. The applicant has indicated that the mobile home currently onsite will be removed and the parcel will be used for parking for the developed parcel to the north. On the eastern parcel, the applicant is requesting a Special Exception to allow for overflow parking (approximately 14 parking spaces located on the southern portion of the parcel), and a FLUM amendment on the northern portion of the parcel from Preservation to RL. This will be the location of the new retention pond for the business, and overflow parking. The Concept Plan (attached) depicts the proposed parking and stormwater retention pond, and includes a requirement that the onsite activities be screened from the neighboring residential area to the east by a 6 foot fence. COMPATIBILITY WITH SURROUNDING LAND USES The proposed R/O/R FLUM designation is consistent with the land use pattern in the immediate area. Furthermore, the Future Land Use Category Descriptions and Rules of the Comprehensive Plan indicate the R/OR designation is generally suited for locations along arterial roadways/thoroughfares where the area is suited for a mix of uses, with pedestrian and transit access, and the uses can serve as a transition between areas of greater and lesser intensity. In this case, U.S. Highway 19 is a major arterial, and the R/O/R designation serves as a transition/buffer between this major roadway corridor and residential uses to the east. The proposed CP-1, Commercial Parkway zoning district on the southernmost parcel is also considered an appropriate zoning district for the area, given the depth of CP-1 on other similarly designated parcels along this portion of the U.S. Highway 19 corridor. Regarding the proposed removal of the Preservation FLUM category, it appears that the category was placed on the parcels in the early 1980 s in association with the County s Master Drainage Plan. County staff has inspected the site and have determined that the Preservation category is no longer warranted, since the majority of site is entirely developed. However, it should be noted that a drainage easement and drainage pipe have been identified on the property, and at the time of site plan review County staff may require the width of the easement to be expanded in order to ensure access for emergencies or repairs. REQUEST FOR A SPECIAL EXCEPTION Lastly, a Special Exception is being requested to provide for overflow parking on the eastern parcel for the motorcycle/watercraft retail store. It has been reviewed against the General Standards contained in the County s Land Development Code (Section ); staff s assessment follows each of the review criteria below: (1) Criteria: All structures shall be adequately separated from adjacent and nearby uses by screening devices and/or open area. Staff notes that according to the attached Concept Plan, the proposed overflow parking area will be screened from the neighboring residential area to the north, west and east by a 6 solid fence. (2) Criteria: Excessive vehicular traffic is not generated on residential streets. Staff does not anticipate that the proposed overflow parking area will generate additional vehicular traffic on the nearby residential streets (in fact, there will not be any street access from the eastern parcel; all access to the overflow parking area will be internal from the subject site). This additional parking area should also help to alleviate any existing parking issues.

45 Z/LU Page 4 (3) Criteria: A vehicular parking or traffic problem is not created. Same as above. (4) Criteria: Appropriate drives, walks, and buffers are installed. Access to the parking area will be internal to the property, and there will be a solid fence and landscaping, this criteria should be met (see concept plan for details). The retention pond will also serve as a buffer between onsite activities and the residential area to the east. (5) Criteria: The proposed use will be in keeping with the purpose and intent of this Code and not adversely affect properties in the vicinity of the excepted use. Same as above. (6) Criteria: The setback requirements of the district in which the use is to be located shall be complied with. The proposed overflow parking area will meet all setback requirements. (7) Criteria: The parcel shall provide sufficient off-street parking. The proposed parking area to the south is intended to add additional parking spaces for the retail portion of the property. The parcel to the east, which is the subject of the request for the Special Exception, will allow for overflow parking. TRANSPORTATION IMPACTS AND CONCURRENCY It is anticipated that the proposed amendment from RL to the R/O/R FLUM category could generate approximately 92 additional average daily trips on the section of US Highway 19, from Main Street to Curlew Road. This section of U.S. Highway 19 is designated by the 2012 Concurrency Test Statement as a Long Term Concurrency Management Corridor, and is operating at a LOS F; therefore, the proposed development will be subject to concurrency management requirements during the site plan process. OTHER INFRASTRUCTURE IMPACTS The property is located within the Pinellas County Water Demand Planning Area and the rth County (William E Dunn) Wastewater Treatment Facility Service Area. The proposed amendment from RL to R/O/R would be expected to increase both potable water and wastewater impacts, respectively, by approximately 566 gallons per day, and solid waste disposal impacts could decrease by approximately 9.89 tons per year. SUMMARY In summary, when evaluating the overall compatibility of the request with the surrounding area and with the Comprehensive Plan, staff concludes that the proposed amendments will result in the FLUM properly reflecting the long-standing use of the property along U.S. Highway 19 for commercial activity by removal of the Preservation FLUM designation. Additionally, the R/O/R land use designation and CP-1 zoning district are compatible with surrounding FLUM categories and uses. With regard to the request for a Special Exception, the parking area on the easternmost parcel will be buffered from, and not have access to, adjacent residential uses. For these reasons, staff recommends approval of the zoning and land use amendments, as well as the Special Exception.

46 Z/LU Page 5 IMPLEMENTATION OF THE PINELLAS COUNTY COMPREHENSIVE PLAN Staff finds that the proposed amendment is consistent with the following adopted goal, objective, and policies of the Pinellas County Comprehensive Plan: FUTURE LAND USE ELEMENT: Goal 1: The pattern of land use in Pinellas County shall be orderly and reasonable in distribution and intensity, conserve natural resources, be in the overall public interest, and effectively serve the community and environmental needs of the population Policy: Plan designations on the Future Land Use Map shall be compatible with the natural environment, support facilities and services, and the land uses in the surrounding area Objective: Pinellas County shall promote the location of community or neighborhood commercial development within centers in order to achieve optimal land use relationships, avoid commercial intrusion and impacts into established neighborhoods, achieve compatibility with traffic movement objectives, minimize air pollution, and serve the immediate retail shopping needs of limited or defined geographic areas Policy: Pinellas County shall restrict the proliferation of strip commercial development in areas where it has not yet become established as the predominant commercial land use pattern Policy: Pinellas County shall permit commercial development in a manner that will maintain the economic vitality of recognized and established commercial areas. COUNTY DEVELOPMENT REGULATIONS Approval of this request does not ensure that the site can meet County development regulations, including concurrency management regulations, which apply at the time of site plan review. Attachment (Maps)

47 LOCATION MAP Z/LU ZLU Zoning From: R-6, Residential, Mobile Home Parks & Subdivisions (.264 acre) To: CP-1, Commercial Parkway Land Use From: Residential Low (.264 acre) & Preservation To: Residential/Office/Retail Parcel I.D.s 18/28/16/00000/430/0100, 0500, 0300 & 18/28/16/20106/021/0010 Prepared by: Pinellas County Strategic Planning & Initiatives July 2013 And a variance to allow a F.A.R. (Floor Area Ratio) of.22 where a F.A.R of.20 is allowed for the area between 297th Avenue rth & Highland Acres Drive and a Special Exception to allow overflow parking in an R-6 zone. Special Exception N MAP-1

48 69th ST N 69th WAY N Secol ST 70th ST N 298th AVE N Congress AVE 297th AVE N Subject Properties Future Land Use Pinellas County, Florida Residential Residential Low Residential Urban Residential Low Medium Residential Medium Mixed Use Residential / Office General Residential / Office / Retail Commercial Commercial General Industrial Industrial Limited Public / Semi-Public Preservation Institutional Transportation / Utility U.S. 19 rthside DR MAP-2 ZLU Zoning From: R-6, Residential, Mobile Home Parks & Subdivisions (.264 acre) To: CP-1, Commercial Parkway Land Use From: Residential Low (.264 acre) & Preservation To: Residential/Office/Retail Parcel I.D.s 18/28/16/00000/430/0100, 0500, 0300 & 18/28/16/20106/021/0010 Prepared by: Pinellas County Strategic Planning & Initiatives July 2013 And a variance to allow a F.A.R. (Floor Area Ratio) of.22 where a F.A.R of.20 is allowed for the area between 297th Avenue rth & Highland Acres Drive and a Special Exception to allow overflow parking in an R-6 zone. Special Exception N

49 U.S th ST N 69th WAY N Secol ST 70th ST N 298th AVE N Congress AVE 297th AVE N Subject Properties rthside DR MAP-3 ZLU Zoning From: R-6, Residential, Mobile Home And a variance to allow a F.A.R. (Floor Area Parks & Subdivisions (.264 acre) Ratio) of.22 where a F.A.R of.20 is allowed To: CP-1, Commercial Parkway for the area between 297th Avenue rth & Land Use From: Residential Low (.264 acre) & Preservation Highland Acres Drive and a Special Exception to allow overflow parking in an R-6 zone. To: Residential/Office/Retail Special Exception Parcel I.D.s 18/28/16/00000/430/0100, 0500, 0300 & 18/28/16/20106/021/0010 Prepared by: Pinellas County Strategic Planning & Initiatives July 2013 Special Exception N

50 U.S th ST N 69th WAY N Secol ST 70th ST N 298th AVE N Congress AVE 297th AVE N Subject Properties rthside DR Clearwater Dunedin Unincorporated Area MAP-4 ZLU Zoning From: R-6, Residential, Mobile Home Parks & Subdivisions (.264 acre) To: CP-1, Commercial Parkway Land Use From: Residential Low (.264 acre) & Preservation To: Residential/Office/Retail Parcel I.D.s 18/28/16/00000/430/0100, 0500, 0300 & 18/28/16/20106/021/0010 Prepared by: Pinellas County Strategic Planning & Initiatives July 2013 And a variance to allow a F.A.R. (Floor Area Ratio) of.22 where a F.A.R of.20 is allowed for the area between 297th Avenue rth & Highland Acres Drive and a Special Exception to allow overflow parking in an R-6 zone. Special Exception N

51 ROR CP-1 And a Special Parcel Exception to allow ID #: a 50% affordable 24/27/15 housing density /39960/0 bonus and a 00/0120; transfer of density 24/27/15 with a /89280/0 Development 00/2100, Agreement for a 2200, unit ROR 00 & residential 23/27/15 development CP-1 /89262/0 having a 00/0100 maximum height of 70 ft. CP-1 And a Special Exception to allow overflow parking in an R-6 zone. Residential/Office/Retail (.27 acre), Residential Low (.41 acre) & Preservation (1.21 acres) Subject Area (.26 acre)

52 PINELLAS COUNTY PLANNING DEPARTMENT TRAFFIC ANALYSIS FOR A PROPOSED LAND USE CHANGE LU#: Z/LU Jurisdiction: Pinellas County Revised: Received: 08/12/2013 Signoff: SITE DATA Parcel Size: 1.89 Proposed for Amendment: 0.26 Current Land Use Designation: Residential Low Potential Use sf/acre(s) x(far)/(upa) Units x(tgr) cap. Proj. trips (1) Single-Family Total 10 Proposed Land Use Designation: Residential/Office/Retail Potential Use sf/acre(s) x(far)/(upa) Sq. ft sf/1,000 x(tgr) cap. Proj. trips (1) Commercial , Total 105 Potential Additional Daily Trips: 92 Road(s) ROADWAY IMPACT DATA - Trip Distribution % Distribution Traffic Vol. (AADT) (1) US Highway 19 4,381 4,381 existing 69, ,000 Main Street to Curlew Road proposed 69, , PH 2013 AADT 2035 AADT Road(s) LOS V/CR extg. w/ chg. extg. w/ chg. (1) US Highway 19 F 1.23 F F F F Main Street to Curlew Road Road(s) Extg Planned Const. Future CMS Ln Cfg Improv. Year Ln Cfg Desig. (1) US Highway 19 Main Street to Curlew Road 6D N/A N/A N/A N/A ABBREVIATIONS/NOTES AADT = Average Annual Daily Trips Ln. = Lanes AC = Acres LOS = Level of Service CAP = Capture Rate (i.e., % new trips) LTCM = Long Term Concurrency Management Corridor CCC = Congestion Containment Corridor MPO = Metropolitan Planning Organization CFG = Configuration N/A = t applicable CMS = Concurrency Management System PC = Partially controlled access CON = Constrained County Corridor PH = Peak Hour Const. = Construction SF = Square Feet D/U = Divided/undivided TGR = Trip Generation Rate E = Enhanced UPA = Units Per Acre FAR = Floor Area Ratio UTS = Units (dwelling) FDOT = Florida Department of Transportation V/CR = Volume-to-Capacity Ratio DEF= Deficient State Road MIS= Mitigating Improvement Scheduled 2035 traffic volumes from MPO, adjusted FDOT Regional Transportation Analysis model output Average daily level of service based on Generalized Daily LOS Volume Tables from FDOT 2010 LOS Manual ZLU _Traffic Analysis.xlsx 3a

53 Impact Assessment and Background Data for Staff Report Amendment to the Pinellas County Future Land Use Map and Pinellas County Zoning Atlas Map Z/LU: Site Location: Located at the southeast corner of US Highway 19 and 297 th Avenue rth Street Address: US Highway 19, Clearwater Parcel Number: 18/28/16/00000/430/0100, 0500, 0300 & 18/28/16/20106/021/0010 Prepared by: RAB Date: 9/17/13 Proposed Amendment From: Future Land Use Designation(s): RL acres.26 te: Impacts have been based on proposed amendment on Parcel 3, (18/28/16/00000/430/0100). Zoning Designation(s): R-6 acres.26 Proposed Amendment To: Future Land Use Designation(s): R/O/R acres.26 Zoning Designation(s): CP-1 acres.26 Development Agreement? New Amended Affordable Housing Density Bonus? How many units: Local Planning Agency - Impact Assessment Z/LU

54 INFRASTRUCTURE IMPACTS SOLID WASTE IMPACT ASSESSMENT LAND USE DESIGNATIONS SOLID WASTE Total Tons/Year * EXISTING Residential Low.26 acres x 5.0 dwelling units per acre= 1 single family unit 1 x 1.66 tons/unit/year (residential factor) = 1.66 tons/year PROPOSED Residential/Office/Retail.26 acres x 43,560 sq. ft./ acre = 11,327 sq. ft. 11,327 sq. ft. x.20 FAR = 2,265 sq. ft. 2,265 sq. ft. x 10.2 lbs./sq.ft. (retail) = 23,103 lbs. /sq.ft. 23,103 lbs. /sq.ft. 2,000 lbs./ton= tons/year NET DIFFERENCE tons/year * (n Residential) Gross Floor Area x Solid Waste Disposal Rate / 2,000 lbs = Total Tons per Year * (Residential) Units x Annual Per Capita Rate = Total Tons per Year te: Based upon Solid Waste Disposal Rate determined by DUS Consultants for the Solid Waste Authority of Palm Beach County. POTABLE WATER AND SANITARY SEWER IMPACT ASSESSMENT LAND USE DESIGNATIONS EXISTING Residential Low PROPOSED Residential/Office/Retail POTABLE WATER GPD *.26 acres x 5.0 dwelling units per acre= 1 single family unit 1 x 266 per unit (residential factor) = 266 GPD.26 acres x 43,560 sq. ft./ acre = 11,327 sq. ft. 11,327 sq. ft. x.20 FAR = 2,265 sq. ft. 2,265 sq. ft. x 0.25 per sq. ft (commercial rate) = GPD WASTEWATER GPD*.26 acres x 5.0 dwelling units per acre= 1 single family unit 1x 266 per unit (residential factor) = 266 GPD.26 acres x 43,560 sq. ft./ acre = 11,327 sq. ft. 11,327 sq. ft. x.20 FAR = 2,265 sq. ft. 2,265sq. ft. x 0.25 per sq. ft (commercial rate) = GPD NET DIFFERENCE +566 GPD +566 GPD * (n Residential) Gross Floor Area x Consumption Rate = GPD * (Residential) Number of Units x Consumption Rate = GPD NOTE: GPD = Gallons per Day TRANSPORTATION AND ROADWAY IMPACTS Is the proposed amendment located within one half mile of a concurrency corridor (i.e., constrained, congestion containment, and/or long term concurrency management corridor)? Is the amendment located along a scenic/non-commercial corridor? YES or NO COMMENTS See staff report for details. Local Planning Agency - Impact Assessment Z/LU

55 ENVIRONMENTAL AND SITE CONDITIONS Identify any onsite soils. Are any classified as very limited or subject to subsidence? Are there any threatened, endangered or listed habitats or species onsite (including species of special concern)? Identify onsite vegetation; does the site contain any significant native vegetative communities (e.g., sandhill). Is the site located within the wellhead protection zone and/or aquifer recharge area? Identify the watershed in which the site is located. Is the site located within the 25 year floodplain? Is the site located within the 100 year floodplain? YES or NO COMMENTS The site contains Immokalee Soils & Urban Land, which has been classified as very limited. Landscaping on the site is proposed to be enhanced, which is identified on the attached Concept Plan The subject area is located within the Curlew Creek watershed. Does the site contain, or is it adjacent to any wetlands, rivers, creeks, lakes, marshes, Tampa Bay or the Gulf of Mexico, etc. *The standard categories of soil classifications (i.e., severe, very severe etc.) have been replaced by Building Site Development Limitations (i.e., somewhat limited, very limited etc.) PUBLIC SAFETY Is the site located with the coastal storm area? Is the site located within a hurricane evacuation zone. If so, identify the zone. Identify the Fire District serving the proposed development. YES or NO COMMENTS The subject site is located within the City of Clearwater Fire District. Local Planning Agency - Impact Assessment Z/LU

56 COMMUNITY IMPACTS Will approval of this amendment affect the provision of affordable housing; if so, explain the positive/negative impacts. Has the applicant sought/been issued an affordable housing finding by the Department of Community Development? Will the approval of the amendment result in the displacement of mobile home residents? Will the approval of the amendment result in the elimination of a water-dependent land use such as a marina or boat ramp? If so, identify how many ramps/lanes or slips will be eliminated. Would the amendment affect beach/waterfront accessibility? Is the amendment located within a County redevelopment/revitalization area; if so, is the amendment consistent with the community revitalization plan, vision, etc. Would the amendment have a significant impact on an adjacent local government? Is the amendment located within a designated brownfield area? Will the proposed amendment affect public school facilities? YES or NO COMMENTS Has the property been the subject of a previous amendment proposal within the last 12 months? Is the property within 200 feet of a property under same owner that has been amended within the past 12 months? ATTACH THE FOLLOWING: Location Map Future Land Use Map with zoning designations Aerial Local Planning Agency - Impact Assessment Z/LU

57