EXECUTIVE SUMMARY SUMMARY BACKGROUND RECOMMENDATION

Hillsborough County City-County Planning Commission EXECUTIVE SUMMARY Meeting Date: May 14, 2012 Public Hearing Agenda Item: Hillsborough County: CPA 12-14 Van Dyke Road and Old Tobacco Road Presenter: K. Kelly ext. 328 Action Necessary: Yes SUMMARY A request for a Future Land Use Map Amendment to the Future Land Use Element of the Future of Hillsborough Comprehensive Plan for Unincorporated Hillsborough County is currently under review. The Planning Commission, pursuant to Florida Statutes, is required to make a recommendation to the Board of County Commissioners on all proposed changes to the Comprehensive Plan. This amendment is part of the Second Cycle of Amendments for 2012. BACKGROUND This is a privately initiated Future Land Use Map amendment on property located at the intersection of Van Dyke Road and Old Tobacco Road to the. The site is split by the Urban Service Area (USA), with 20 acres in the USA and 3 acres in the Rural Area. The applicant is requesting a land use designation change from Residential-4 (RES-4) to the Residential-12 (RES-12) on 23 acres. The site is predominately within the Lutz Community Plan boundary, with a 3 acre portion of the site within the Keystone-Odessa Community Plan boundary. The proposed change would increase number of dwelling units per gross acre from 95 to 285. The proposed change would increase the FAR from.25 to.50 or 175,000 sq. ft., whichever is less intense. To unify the project area and consistent with Future Land Use Element Policy 1.9, staff recommends the USA is expanded to include the 3 acres of the site currently in the Rural Area. Policy 1.9 allows of properties where 50% of the land is in the USA to be included within the USA. RECOMMENDATION Staff recommends that the Planning Commission approve the attached resolution finding the amendment CPA 12-14 to change the land use from RES-4 to RES-12, and to expand the USA to include 3 acres of the site outside the USA CONSISTENT with the goals, objectives, and policies of the Future of Hillsborough Comprehensive Plan and recommends APPROVAL to the Board of County Commissioners. 601 E. Kennedy, 18th Floor P.O. Box 1110 Tampa, FL 33601-1110 813/272-5940 FAX 813/272-6258 FAX 813/272-6255 planner@plancom.org www.theplanningcommission.org Attachments: Resolution and Staff Report Date Prepared: May 4, 2012

Hillsborough County City-County Planning Commission RESOLUTION ITEM: CPA 12-14 Van Dyke Road and Old Tobacco Road AYE NAY ABSENT DATE: May 14, 2012 Frank M. Chillura Chair Derek L. Doughty Vice-Chair Jill Buford Member-at-Large Bowen A. Arnold Bruce P. Cury Brian P. Hollands Gary D. Sears Mitch Thrower Jacqueline S. Wilds Ray Young Robert B. Hunter, FAICP Executive Director Frank M. Chillura, Chair Robert B. Hunter, Executive Director On motion of Seconded by. The following resolution was adopted: WHEREAS, the Hillsborough County City-County Planning Commission, in accordance with Laws of Florida, has developed a long-range comprehensive plan for unincorporated Hillsborough County entitled the Future of Hillsborough: a Comprehensive Plan for Unincorporated Hillsborough County, pursuant to the provisions of Chapter 163, Part II, Florida Statutes and Chapter 97-351, Laws of Florida, as amended; and WHEREAS, the Board of County Commissioners of Hillsborough County has adopted the Future of Hillsborough: a Comprehensive Plan for Unincorporated Hillsborough County by Ordinance 89-28, as amended; and WHEREAS, the Hillsborough County City-County Planning Commission has received a request for a plan amendment to amend the Future Land Use Map from: Residential-4 on 20.7 acres to the Residential-12 plan category located southwest of the intersection of Van Dyke Road and Old Tobacco Road; and

RESOLUTION PAGE 2 CPA 12-4 Van Dyke Road and Old Tobacco Road May 14, 2012 WHEREAS, the Hillsborough County City-County Planning Commission staff has also recommended modifying the Urban Service Area Boundary to include the entire parcels; and WHEREAS, the Hillsborough County City-County Planning Commission reviewed the proposed map amendment and found it to be consistent to the goals, objectives, and policies of the County s long range plan as described in the attached staff report dated May 14, 2012; and WHEREAS, the Hillsborough County City-County Planning Commission staff found the amendment to be consistent with the following Objectives and Policies of the Future of Hillsborough Comprehensive Plan: Future Land Use Element Urban Service Area Objective 1: Hillsborough County shall pro-actively direct new growth into the urban service area with the goal that at least 80% of all population growth will occur within the USA during the planning horizon of this Plan. Within the Urban Service Area, Hillsborough County will not impede agriculture. Building permit activity and other similar measures will be used to evaluate this objective. Policy 1.4: Compatibility is defined as the characteristics of different uses or activities or design which allow them to be located near or adjacent to each other in harmony. Some elements affecting compatibility include the following: height, scale, mass and bulk of structures, pedestrian or vehicular traffic, circulation, access and parking impacts, landscaping, lighting, noise, odor and architecture. Compatibility does not mean the same as. Rather, it refers to the sensitivity of development proposals in maintaining the character of existing development. Policy 1.9: Properties Split by the USA Any parcels of record as of July 26, 1989 split by the Urban Service Area (USA) line shall be considered within the USA in its entirety if one or more of the following criteria are met: Lots and blocks that are part of a platted subdivision are inside the USA. 50% or more of a platted subdivision or record as of July 26, 1989 is within the USA.

RESOLUTION PAGE 3 CPA 12-4 Van Dyke Road and Old Tobacco Road May 14, 2012 For parcels of record as of July 26, 1989 that are 100 acres or greater, at least 50% of the parcel must be inside the USA. For parcels less than 100 acres, at least 25% of the parcel must be in the USA. The portion of the property that is outside the USA is water or conservation area. If none of these criteria are met, the property will be considered to be part of the Rural Area. Neighborhood/Community Development Policy 16.1: Established and planned neighborhoods and communities shall be protected by restricting incompatible land uses through mechanisms such as: a) locational criteria for the placement of non-residential uses as identified in this Plan, b) limiting commercial development in residential land use categories to neighborhood scale; c) requiring buffer areas and screening devices between unlike land uses Policy 16.2: Gradual transitions of intensities between different land uses shall be provided for as new development is proposed and approved, through the use of professional site planning, buffering and screening techniques and control of specific land uses. Policy 16.3: Development and redevelopment shall be integrated with the adjacent land uses through: a.) the creation of like uses; or b.) creation of complementary uses; or c.) mitigation of adverse impacts; and d.) transportation/pedestrian connections Policy 22.5: When planning the location of new non-residential developments at intersections meeting the locational criteria, a transition in land use shall be established that recognizes the existing surrounding community character and supports the creation of a walkable environment. This transition will cluster the most intense land uses toward the intersection, while providing less intense uses, such as offices, professional services or specialty retail (i.e. antiques, boutiques) toward the edges of the activity center.

RESOLUTION PAGE 4 CPA 12-4 Van Dyke Road and Old Tobacco Road May 14, 2012 Policy 25.3: To assist in the revitalization of rundown areas, commercial infill development may be considered in areas where over 50% of a given block is already zoned or used for commercial uses in all land use categories, otherwise new commercial development should be located at existing or planned activity centers or at appropriate locations within larger planned developments. The intensity of the new zoning district should be of a comparable intensity of the zoning and development on the surrounding parcels. Typically, a block is defined as the road frontage on one side of a street between two public road rights-of-way. In some cases, another boundary will be more reasonable to define a given block, such as a creek, or railroad. *Lutz Community Plan Vision: The Lutz community appreciates and welcomes things that create the feeling or image of openness. Residents have a strong sense of their heritage and history, and want to remain in touch with natural systems, wildlife and the environment. Semi-rural, Single-family Residential Community Character Residents desire to maintain Lutz as a low density, semi-rural, single family community offering a variety of housing styles, lot sizes, configurations, and setbacks; while ensuring quality of life and sustainability. *Keystone-Odessa Community Plan Rural Residential Community Character The Keystone-Odessa community desires to retain its predominant rural residential character as an area of lakes, agricultural activities, and homes built on varied lot sizes and in a scattered development pattern. NOW, THEREFORE, BE IT RESOLVED, that the Hillsborough County City- County Planning Commission finds the Future Land Use Map change and recommended change to the Urban Service Area boundary, CPA 12-14 Van Dyke Road and Old Tobacco Road, CONSISTENT with the Future of Hillsborough Comprehensive Plan and recommends the map amendment be approved by the Board of County Commissioners.

Planning Commission Public Hearing May 14, 2012 2nd Cycle 2012 Amendment Staff Report CPA 12 14 Future Land Use Map change. Van Dyke Road and Old Tobacco Road I. PROPOSED COMPREHENSIVE PLAN AMENDMENT A. Description of Request Request: This is a privately initiated map amendment to the adopted Future Land Use Map. The majority of the site is located within the Urban Service Area (USA) and in the Lutz and Keystone Odessa Community Plan boundaries. The applicant is requesting a land use designation change of 23.76 acres from Residential 4 (RES 4) to Residential 12 (RES 12). Currently, the site is split by the USA boundary, leaving 3 acres of the 23 acres site in the Rural Area. If the amendment is approved, staff is recommending that the USA boundary is expanded to include the 3 acres pursuant to Future Land Use Element, Policy 1.9. (See Section F. for Staff is recommendation to modify the proposed amendment.) Development Impact: The proposed amendment would increase the allowable density to twelve (12) dwelling units per gross acre, increasing the maximum number of residential units by 190, for a total of 285 residential units. The proposed amendment would increase the maximum allowable Floor Area Ratio (FAR) for some land uses. The maximum FAR is.25 or 175,000 sq. ft for the property designated RES 4 and.25, whichever is

less intense. Within the RES 12 Future Land Use designation, the maximum FAR is.50 or 175,000 sq. ft., whichever is less intense. RES 12 also requires that.35 FAR must be for office or residential support uses, not retail. Actual square footage limit is dependent on classification of roadway intersection where project is located. Location: On south west corner of the intersection of Van Dyke Road and Old Tobacco Road. Folios: 14721.3000, 14721.3020, 14721.0100, 14721.6000 and 14721.0500 (Section 19, Township 27, Range 18) B. Current and Proposed Future Land Use Designations The potential impacts of the change from Residential 4 to Residential 12 (RES 12) plan designations are illustrated in the chart below. Proposed change from Residential 4 to Residential 12 (RES 12) 2 Page

CPA 12 14 Maximum density Development Potential Typical Uses From Residential 4 (RES 4) Acres: 23.76 Up to a maximum of 4 dwelling units per gross acre. To Residential 12 (RES 12) Up to a maximum of 12 dwelling units per gross acre. 95 dwelling units 285 dwelling units Residential, suburban scale neighborhood commercial, office uses, and multi purpose projects. Nonresidential uses shall meet locational criteria for specific land use. Agricultural uses may be permitted pursuant to policies in the agricultural objective areas of the Future Land Use Element. Residential, urban scale neighborhood commercial, office uses, multi purpose projects and mixed use development. Nonresidential uses shall meet established locational criteria for specific land use Maximum Floor Area Ratio or Square Feet Suburban scale neighborhood commercial, office, multi purpose or mixed use projects limited to 175,000 sq. ft. or.25 FAR, whichever is less intense. Urban scale neighborhood commercial, projects limited to 175,000 sq. ft. or 0.50 FAR, whichever is less intense for all nonresidential. Development which exceeds.35 FAR must be for office or residential support uses, not retail. Proposed change from Residential 4 to Residential 12 (RES 12) 3 Page

Surrounding Uses Existing Land Use and Zoning Amendment Site: The northernmost parcel is developed with a retail strip mall. The next parcel to the west is developed with an Assisted Living Facility. The remaining parcels are vacant. The amendment site is separated by an intervening parcel developed with an electrical substation. Residential Multi Family Conventional 4 (RMC 4) Assisted Living Facility Commercial Neighborhood (CN) Business Professional office (BPO) Strip Mall Proposed change from Residential 4 to Residential 12 (RES 12) 4 Page

North of the site Apartments Zoned Planned Development Mixed Use (PD MU) Agricultural land Zoned Agricultural Single Family Conventional 1 (ASC 1) East of the site Church, Elementary School and residences on large lots Zoned Agricultural Single Family Conventional 1 (ASC 1) Proposed change from Residential 4 to Residential 12 (RES 12) 5 Page

Site is bounded by the Veterans Highway to the south and the Suncoast Parkway to the west. Adjacent to the site to the south and west is FDOT retention land. Zoned Agricultural Single FamilyConventional 1 (ASC 1) South and West of the site Summary of Compatibility with Surrounding Land Uses and Zoning The proposed amendment to increase the density to 12 dwelling units per acre is compatible with the existing surrounding development pattern and is adequately buffered from areas that are more rural residential in character. The amendment site is uniquely situated between the Suncoast Parkway and Veterans Highway, with frontage to the north on Van Dyke Road and Old Tobacco Road to the east and south east. The site is also bounded on the west and south by stormwater retentions ponds and wetlands owned by the Florida Department of Transportation. This configuration of the surrounding roadways and the land features creates an isolated block separating the amendment site visibly and spatially buffering the block of properties from the established single family development pattern to the southeast and west. A large apartment complex is located on the north Proposed change from Residential 4 to Residential 12 (RES 12) 6 Page

side of Van Dyke Road across from the amendment site. The agricultural property located on the east side of Old Tobacco Road across from the portion of the amendment site already developed with retail uses, an assisted living facility, and the electrical substation. The proposed amendment to increase the density to 12 units per acre is consistent and complementary to the development pattern along Van Dyke Road, which consists of a mixture of uses including apartments, residential subdivision, a corporate office, medical and business offices, shopping center and standalone retail uses, an Elementary School and churches. Due to sites unique configuration and location, the proposed amendment would not adversely impact the surrounding area. D. Review Agency/Department Responses Copies of agency responses are included as an attachment to this report. No objections were received. The Development Services Department did provide a comment suggesting consideration of a lesser density on the northern portion of the amendment site to provide a transition in density. E. Conformance with the Future of Hillsborough 2025 Comprehensive Plan The proposed amendment is consistent with the following objectives and policies for the development in the Urban Service Area (USA) found in the Future Land Use Element of the Future of Hillsborough Comprehensive Plan. Future Land Use Element Urban Service Area Objective 1: Hillsborough County shall pro actively direct new growth into the urban service area with the goal that at least 80% of all population growth will occur within the USA during the planning horizon of this Plan. Within the Urban Service Area, Hillsborough County will not impede agriculture. Building permit activity and other similar measures will be used to evaluate this objective. Policy 1.4: Compatibility is defined as the characteristics of different uses or activities or design which allow them to be located near or adjacent to each other in harmony. Some elements affecting compatibility include the following: height, scale, mass and bulk of structures, pedestrian or vehicular traffic, circulation, access and parking impacts, landscaping, lighting, noise, odor Proposed change from Residential 4 to Residential 12 (RES 12) 7 Page

and architecture. Compatibility does not mean the same as. Rather, it refers to the sensitivity of development proposals in maintaining the character of existing development. Policy 1.9: Properties Split by the USA Any parcels of record as of July 26, 1989 split by the Urban Service Area (USA) line shall be considered within the USA in its entirety if one or more of the following criteria are met: Lots and blocks that are part of a platted subdivision are inside the USA. 50% or more of a platted subdivision or record as of July 26, 1989 is within the USA. For parcels of record as of July 26, 1989 that are 100 acres or greater, at least 50% of the parcel must be inside the USA. For parcels less than 100 acres, at least 25% of the parcel must be in the USA. The portion of the property that is outside the USA is water or conservation area. If none of these criteria are met, the property will be considered to be part of the Rural Area. Neighborhood/Community Development Policy 16.1: Established and planned neighborhoods and communities shall be protected by restricting incompatible land uses through mechanisms such as: a) locational criteria for the placement of non residential uses as identified in this Plan, b) limiting commercial development in residential land use categories to neighborhood scale; requiring buffer areas and screening devices between unlike land uses Policy 16.2: Gradual transitions of intensities between different land uses shall be provided for as new development is proposed and approved, through the use of professional site planning, buffering and screening techniques and control of specific land uses. Policy 16.3: Development and redevelopment shall be integrated with the adjacent land uses through: a.) the creation of like uses; or b.) creation of complementary uses; or c.) mitigation of adverse impacts; and d.) transportation/pedestrian connections Policy 22.5: When planning the location of new non residential developments at intersections meeting the locational criteria, a transition in land use shall be established that recognizes the existing surrounding community character and supports the creation of a walkable environment. This Proposed change from Residential 4 to Residential 12 (RES 12) 8 Page

transition will cluster the most intense land uses toward the intersection, while providing less intense uses, such as offices, professional services or specialty retail (i.e. antiques, boutiques) toward the edges of the activity center. Policy 25.3: To assist in the revitalization of rundown areas, commercial infill development may be considered in areas where over 50% of a given block is already zoned or used for commercial uses in all land use categories, otherwise new commercial development should be located at existing or planned activity centers or at appropriate locations within larger planned developments. The intensity of the new zoning district should be of a comparable intensity of the zoning and development on the surrounding parcels. Typically, a block is defined as the road frontage on one side of a street between two public road rights of way. In some cases, another boundary will be more reasonable to define a given block, such as a creek, or railroad. *Lutz Community Plan Vision: The Lutz community appreciates and welcomes things that create the feeling or image of openness. Residents have a strong sense of their heritage and history, and want to remain in touch with natural systems, wildlife and the environment. Semi rural, Single family Residential Community Character Residents desire to maintain Lutz as a low density, semi rural, single family community offering a variety of housing styles, lot sizes, configurations, and setbacks; while ensuring quality of life and sustainability. *Keystone Odessa Community Plan Rural Residential Community Character The Keystone Odessa community desires to retain its predominant rural residential character as an area of lakes, agricultural activities, and homes built on varied lot sizes and in a scattered development pattern. (*Note: 20 acres are within the Lutz Community Plan boundary and 3 acres are within the Keystone Odessa Community Plan boundary) F. Staff Analysis Proposed change of 23.76 acres from Residential 4 (RES 4) to the Residential 12 (RES 12) The proposed amendment is consistent with and furthers the Plan s growth management strategy that encourages higher densities and intensities in the Urban Service Area (USA) and promotes compatibility between uses. The Future Land Use categories in the surrounding area is predominately Residential 1 (RES 1) to the Proposed change from Residential 4 to Residential 12 (RES 12) 9 Page

south and Residential 4 (RES 4) and Residential 2 (RES 2) to the north. Adjacent to the site to the west and south, land is designated Pubic/Quasi Public. The amendment site has unique characteristics based on its location. The site is located between two major highways and is adjacent retention areas to the west and south. A portion of the site has frontage on the south side of Van Dyke Road. The configuration of roadways provides a spatial and visual buffer to the surrounding residential development and agricultural lands to the south, east and west. The proposed amendment would allow densities comparable and compatible to the residential and retail uses to the north. A large apartment complex is located along the north side of Van Dyke Road across from the site. Approximately 20 acres of the site is located in the Urban Services Area (USA) and within the boundary of the Lutz Community Plan. A three (3) acre swath of land on the south side of the now vacated portion of Old Tobacco Road is in the Rural Area and within the boundary of the Keystone Odessa Community Plan. Both the Lutz and Keystone Odessa Community Plan express a desire to preserve the rural character of the area and have articulated visions that discourage urbanization. However, both Community Plans also recognize existing entitlement and developments and seek to encourage future development to maintain the rural character and aesthetics through site design standards and strategies that promote the protection of open spaces and provision of passive recreational areas. Development Services provided comments regarding this amendment, recommending that consideration be given to reducing the proposed density/intensity increase, particularly for the easternmost parcel at the intersection of Van Dyke Road and Old Tobacco Road. This portion of the site is separated from the other parcels and was suggested for lower density to provide a gradual transition to enhance compatibility with neighboring properties. Staff finds that the proposed amendment, again because of its location and existing development pattern provides an adequate transition of intensity and density. Part of the site is developed with an assisted living facility and retail strip mall extending southward from the intersection of Van Dyke Road and Old Tobacco Road. In addition, the rural character of the area is buffered and physically separated the site by the highways and road that bound the site. ISSUE AND STAFF RECOMMENDATION Move the Urban Service (USA) Boundary to include the entire amendment site. (See Map Series: Staff Recommended Proposed Future Land Use Map) Staff recommends that the USA boundary be amended to include the entire site. As stated above, a portion of the site is located outside the USA. The applicant is Proposed change from Residential 4 to Residential 12 (RES 12) 10 Page

requesting RES 12 category, which is intended for suburban and urban uses that are discouraged in Rural Area. Future Land Element Policy 1.9 addresses properties split by the USA and dictates that if more than 50% of the property is within the USA as of July 26, 1989 the parcel shall be considered within the USA. The applicant has verify that the parcel included in this amendment proposal meet the criteria of Policy 1.9 Future Land Use Element Policy 1.9: Properties Split by the USA Any parcels of record as of July 26, 1989 split by the Urban Service Area (USA) line shall be considered within the USA in its entirety if one or more of the following criteria are met: Lots and blocks that are part of a platted subdivision are inside the USA. 50% or more of a platted subdivision or record as of July 26, 1989 is within the USA. For parcels of record as of July 26, 1989 that are 100 acres or greater, at least 50% of the parcel must be inside the USA. For parcels less than 100 acres, at least 25% of the parcel must be in the USA. The portion of the property that is outside the USA is water or conservation area. If none of these criteria are met, the property will be considered to be part of the Rural Area. G. Staff Conclusions and Recommendation In conclusion, staff finds that the proposed amendment CPA 12 14 to change the land use on 23.76 acres to Residential 12 is CONSISTENT with the goals, objectives and policies of the Future of Hillsborough Comprehensive Plan and recommends the Planning Commission approve the attached resolution recommending APPROVAL of this Future Land Use Map Amendment to the Hillsborough County Board of County Commissioners. In addition, staff recommends the expanding the Urban Service Area to include the 3 acre portion of the site currently in the Rural Area and finds this change CONSISTENT with the goals, objectives and policies of the Future of Hillsborough Comprehensive Plan. Proposed change from Residential 4 to Residential 12 (RES 12) 11 Page

Future Land Use Category Descriptions From: RES-4 To: RES-12 Proposed change from Residential-1 and Residential-4 to Residential-12 (RES-12) 12 Page

FUTURE OF HILLSBOROUGH SUBURBAN LAND USE CLASSIFICATION Residential-4 (RES-4) RESIDENTIAL GROSS DENSITY TYPICAL USES MAXIMUM FLOOR AREA RATIO OR SQUARE FEET SPECIFIC INTENT OF CATEGORY Up to a maximum of 4.0 dwelling units per gross acre. Alternative methods for calculating density of certain uses are specified in the land development regulations. Density bonuses and credits may be considered in this category and are described in the Plan. This maximum residential density is provided only as a limit for application in situations which represent an ideal set of circumstances with regard to the compatibility of the proposed development with surrounding land uses, existing and/or approved, and with regard to the adequacy and availability of public facilities. No minimum lot size is required to support the concept of clustering and preservation of open spaces left in a natural states left in a natural state. See related policies regarding clustering. Residential, suburban scale neighborhood commercial, office uses, and multipurpose projects. Non-residential uses shall meet locational criteria for specific land use. Agricultural uses may be permitted pursuant to policies in the agricultural objective areas of the Future Land Use Element. suburban scale neighborhood commercial, office, multi-purpose or mixed use projects limited to 175,000 sq. ft. or.25 FAR, whichever is less intense. Actual square footage limit is dependent on classification of roadway intersection where project is located. For properties that are located within 0.5 mile of a fixed-guideway transit station (light rail, bus rapid transit, etc.), the allowable densities/intensities and range of uses may be subject to the Goals, Objectives, and Policies related to Fixed- Guideway Transit (See Objectives 54-57 and related policies). The location and type of fixed-guideway transit stations can be found on the MPO Long Range Transportation 2035 Cost Affordable Transit System Map. The Future Transit Envelope can be found on the Future Transit Envelope Map that is adopted as part of the Future Land Use Map Series. To designate areas that are suitable for low density residential development. In addition, suburban scale neighborhood commercial, office, multi-purpose and mixed use projects serving the area may be permitted subject to the Goals, Objectives, and Policies of the Land Use Element and applicable development regulations and conforming to established locational criteria for specific land use. Hillsborough County Future Land Use 176

FUTURE OF HILLSBOROUGH URBAN LAND USE CLASSIFICATION Residential 12 (RES 12) RESIDENTIAL GROSS DENSITY TYPICAL USES MAXIMUM FLOOR AREA RATIO OR SQUARE FEET SPECIFIC INTENT OF CATEGORY Up to a maximum of 12.0 dwelling units per gross acre. Alternative methods for calculating density of certain uses are specified in the land development regulations. Density bonuses and credits may be considered in this category and are described in the Plan. This maximum, residential density is provided only as a limit for application in situations in which all Goals, Objectives and Policies, and applicable development regulations are being complied with especially those regarding compatibility of the proposed development with surrounding land uses, existing and/or approved, and with regard to the adequacy and availability of public facilities. No minimum lot size is required to support the concept of clustering and preservation of open spaces left in a natural state. See related policies regarding clustering. Residential, urban scale neighborhood commercial, office uses, multi purpose projects and mixed use development. Non residential uses shall meet established locational criteria for specific land use. Agricultural uses may be permitted pursuant to policies in the agricultural objective areas of the Future Land Use Element. Urban scale neighborhood commercial, office multi purpose or mixed use projects limited to 175,000 sq. ft. or.50 FAR, whichever is less intense. All non residential development which exceeds.35 FAR must be for office or residential support uses, not retail. Actual square footage limit is dependent on classification of roadway intersection where project is located. For properties that are located within 0.5 mile of a fixed guideway transit station (light rail, bus rapid transit, etc.), the allowable densities/intensities and range of uses may be subject to the Goals, Objectives, and Policies related to Fixed Guideway Transit (See Objectives 54 57 and related policies). The location and type of fixed guideway transit stations can be found on the MPO Long Range Transportation 2035 Cost Affordable Transit System Map. The Future Transit Envelope can be found on the Future Transit Envelope Map that is adopted as part of the Future Land Use Map Series. To designate areas that are suitable for medium density residential, as well as urban scale neighborhood commercial, office, multi purpose projects, and mixed use developments when in compliance with the Goals, Objectives, and Policies of the Land Use Element and applicable development regulations and locational criteria for specific land use. Hillsborough County Future Land Use 180

Future Land Use Map Series Proposed change from Residential-1 and Residential-4 to Residential-12 (RES-12) 13 Page

COUNTY LINE RD GENERAL LOCATION MAP LUTZ LAKE FERN RD UNINCORPORATED HILLSBOROUGH COUNTY SR 39 / PAUL BUCHMAN HWY CPA 12-14 ^ LIVINGSTON AVE BRUCE B DOWNS BLVD MORRIS BRIDGE RD RACE TRACK RD FLETCHER AVE KNIGHTS GRIFFIN RD LINEBAUGH AVE BUSCH BLVD FOWLER AVE MCINTOSH RD I-4 US HWY 92 COURTNEY CAMPBELL CSWY HILLSBOROUGH AVE GANDY BLVD WESTSHORE BLVD DALE MABRY HWY HIMES AVE ARMENIA AVE LEE ROY SELMON EXPWY MACDILL AVE BAYSHORE BLVD I-275 COLUMBUS DR HARNEY RD M L KING BLVD SR 60 / ADAMO DR CAUSEWAY BLVD US HWY 301 I-75 FALKENBURG RD SR 60 / BRANDON BLVD DURANT RD BLOOMINGDALE AVE SYDNEY RD TURKEY CREEK RD KEYSVILLE RD BOYETTE RD LITHIA PINECREST RD SIMMONS LOOP RD RHODINE RD BALM RIVERVIEW RD CR 39 US HWY 41 CR 672 24TH ST SE 19TH AVE NE SR 674 LIGHTFOOT RD

ROSE LEA CIR AERIAL PHOTOGRAPHY SAINT ANGELO DR SUNCOAST PKWY N STARFISHCT LAKE CARLTON DR VAN DYKE RD SAILFISH KINGFISH DR DR GOLDFISH ST CPA 12-14 COUNTY BOUNDARY JURISDICTION BOUNDARY TAMPA SERVICE AREA URBAN SERVICE AREA PLAN AMENDMENT AREA RD OLD TOBACCO T HOROUGHBRED LOOP TOBACCO RD SUNCOAST PKWY S VETERANS EXPY S VETERANS EXPY N LAKESIDE DR SHERMAN RD ZELMA RD COASTAL HIGH HAZARD AREA (CHHA) DISCLAIMER: Source: Tampa Bay Regional Planning Council,January 2000. The Coastal High Hazard Area, as shown on the Future Land Use Map (FLUE), is a general depiction of the area defined in the most current regional hurricane evacuation study as requiring evacuation during a category one hurricane. More Specific information can be obtained by reviewing the Tampa Bay Regional Planning Council's Hurricane Evacuation Map. MAJOR ROADS: See Adopted MPO Long Range Transportation Plan for specific improvements. DATA SOURCES: Basemap, roads, water (1985 aerials, as updated) from Hillsborough County Engineering Services. Parcel lines and data from Hillsborough County Property Appraiser. Wetlands from SWFWMD, Significant Wildlife Habitat from Planning and Growth Management based on satellite imagery. Only Wetlands greater than 40 acres are depicted. REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission. ACCURACY: It is intended that the accuracy of the base map comply with U.S. national map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-County Planning Commission. This map is for illustrative purposes only for the cities of Tampa, Temple Terrace and Plant City. LEGENDS: The Future Land Use designations on this legend depict valid land use colors and codes for UNINCORPORATED HILLSBOROUGH COUNTY only. The incorporated area colors do not correspond with the legend. Please contact the Hillsborough County City-County Planning Commission for specific Future Land Use maps of the cities. INSET ON COUNTYWIDE: EGMONT KEY is not shown in exact location. DOWNS DR STORM RD DENNISRD PAULA LN 0 205 410 820 1,230 1,640 Feet AUHTOR: C.WELSH Date: 2/3/2012 PROJECT: G:\GISROOT\PROJECTS\CATHY\ARCMAP\HCPA\HCPA1214AERIAL.MXD µ

FIG 1 ROS E LEA CIR CPA 12-14 UNINCORPORATED HILLSBOROUGH COUNTY DR SUNCOAST PKWY N STARFIS H CT LAKE CAR LTO N SAINT ANGELO DR D R ADOPTED 2025 FUTURE LAND USE Effective: JULY 18, 2011 UNINCORPORATED HILLSBOROUGH COUNTY FISH SAIL VAN DYKE RD GO LD FIS H ST KINGFISH DR AGRICULTURAL / MINING - 1/20 AGRICULTURAL - 1/10 AGRICULTURAL / RURAL - 1/5 PLANNED ENVIRONMENTAL COMMUNITY - 1/2 AGRICULTURAL ESTATE - 1/2.5 RESIDENTIAL - 1 RESIDENTIAL - 2 RESIDENTIAL PLANNED - 2 (.35 FAR) RESIDENTIAL - 4 RESIDENTIAL - 6 RESIDENTIAL - 9 (.35 FAR) RESIDENTIAL - 12 (.35 FAR) RESIDENTIAL - 16 (.35 FAR) RESIDENTIAL - 20 (.35 FAR) NEIGHBORHOOD MIXED USE - 4(3) (.35 FAR) SUBURBAN MIXED USE - 6 (.35 FAR) COMMUNITY MIXED USE - 12 (.50 FAR) URBAN MIXED USE - 20 (1.0 FAR) REGIONAL MIXED USE - 35 (2.0 FAR) OFFICE COMMERCIAL - 20 (.75 FAR) RESEARCH CORPORATE PARK RD ENERGY INDUSTRIAL PARK ENERGY INDUSTRIAL PARK URBAN SERVICE AREA O LIGHT INDUSTRIAL PLANNED C C BA TO (.50 FAR) HEAVY INDUSTRIAL (.50 FAR) PUBLIC / QUASI-PUBLIC WIMAUMA VILLAGE RESIDENTIAL - 2 NATURAL PRESERVATION CITRUS PARK VILLAGE WATER ENVIRONMENTALLY SENSITIVE AREAS LAKESIDE DR VE TE VET RA NS WY S ST PK RD BRED LO O GH C OA SUN U RO O CC BA TO T HO S PY EX S AN Y N R P E EX (.50 FAR) LIGHT INDUSTRIAL SIGNIFICANT WILDLIFE HABITAT WETLANDS SHERMAN RD D OL (1.0 FAR) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) ROADS AND BOUNDARY LINES COUNTY BOUNDARY ZELMA RD JURISDICTION BOUNDARY TAMPA SERVICE AREA URBAN SERVICE AREA EXISTING MAJOR ROAD NETWORK LIMITED ACCESS ROADS COASTAL HIGH HAZARD AREA BOUNDARY P PLAN AMENDMENT AREA 2025 FUTURE LAND USE: Hillsborough County City-County Planning Commission. Originally Adopted - June 08, 2009. Jurisdicitonal areas updated by plan amendment. Effective to present. URBAN SERVICE AREA BOUNDARIES: Hillsborough County City-County Planning Commission. Effective to Present. SIGNIFICANT WILDLIFE HABITAT: Hillsborough County Planning and Growth Management. Effective to Present. WETLANDS: Southwest Florida Water Management District. Wetland features over 40 acres extracted from 2004 Land Use Land Cover. MAJOR ROADS: Metropolitan Planning Organization 2010 Long Range Transportation Plan. See Adopted MPO Long Range Transportation Plan for specific improvements. DO WN S DR STORM RD DE NN IS RD PAULA L N CHHA: Tampa Bay Regional Planning Council, June 12, 2006. The Coastal High Hazard Area as shown on the Future Land Use map is a general depiction as per HB1359, which is the area below the elevation of the category 1 storm surge line as established by the SLOSH computerized storm surge model. More specific information can be obtained by reviewing the TBRPC's computerized storm surge model. ACCURACY: It is intended that the accuracy of the base map comply with U.S. map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-County Planning Commisiion. REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission. 0 210 420 840 1,260 1,680 Feet AUTHOR: C.WELSH Date: 5/3/2012 PROJECT: G:\GISROOT\PROJECTS\CATHY\ARCMAP\HCPA\HCPA1214ADOPTEDFLU.MXD µ

ROSE LEA CIR SAINT ANGELO DR SUNCOAST PKWY N STARFISHCT LAKE CARLTON DR DR GOLDFISH ST FIG 2 CPA 12-14 STAFF RECOMMENDATION PROPOSED 2025 FUTURE LAND USE Effective: JULY 18, 2011 UNINCORPORATED HILLSBOROUGH COUNTY Move USA Boundary to include entire project area UNINCORPORATED HILLSBOROUGH COUNTY AGRICULTURAL / MINING - 1/20 AGRICULTURAL - 1/10 AGRICULTURAL / RURAL - 1/5 PLANNED ENVIRONMENTAL COMMUNITY - 1/2 AGRICULTURAL ESTATE - 1/2.5 RESIDENTIAL - 1 RESIDENTIAL - 2 RESIDENTIAL PLANNED - 2 RESIDENTIAL - 4 RESIDENTIAL - 6 RESIDENTIAL - 9 (.35 FAR) (.35 FAR) VAN DYKE RD SAILFISH KINGFISH DR RESIDENTIAL - 12 RESIDENTIAL - 16 RESIDENTIAL - 20 NEIGHBORHOOD MIXED USE - 4(3) SUBURBAN MIXED USE - 6 COMMUNITY MIXED USE - 12 (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.50 FAR) URBAN MIXED USE - 20 (1.0 FAR) OLD TOBACCO RD REGIONAL MIXED USE - 35 OFFICE COMMERCIAL - 20 RESEARCH CORPORATE PARK ENERGY INDUSTRIAL PARK ENERGY INDUSTRIAL PARK - URBAN SERVICE AREA LIGHT INDUSTRIAL PLANNED LIGHT INDUSTRIAL HEAVY INDUSTRIAL PUBLIC / QUASI-PUBLIC (2.0 FAR) (.75 FAR) (1.0 FAR) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) (.50 FAR) (.50 FAR) (.50 FAR) T HOROUGHBRED LOOP TOBACCO RD SUNCOAST PKWY S VETERANS EXPY S VETERANS EXPY N LAKESIDE DR SHERMAN RD ZELMA RD WIMAUMA VILLAGE RESIDENTIAL - 2 NATURAL PRESERVATION CITRUS PARK VILLAGE WATER ENVIRONMENTALLY SENSITIVE AREAS SIGNIFICANT WILDLIFE HABITAT WETLANDS ROADS AND BOUNDARY LINES COUNTY BOUNDARY JURISDICTION BOUNDARY TAMPA SERVICE AREA URBAN SERVICE AREA EXISTING MAJOR ROAD NETWORK LIMITED ACCESS ROADS COASTAL HIGH HAZARD AREA BOUNDARY PLAN AMENDMENT AREA PROPOSED URBAN SERVICE AREA BOUNDARY COASTAL HIGH HAZARD AREA (CHHA) DISCLAIMER: Source: Tampa Bay Regional Planning Council,January 2000. The Coastal High Hazard Area, as shown on the Future Land Use Map (FLUE), is a general depiction of the area defined in the most current regional hurricane evacuation study as requiring evacuation during a category one hurricane. More Specific information can be obtained by reviewing the Tampa Bay Regional Planning Council's Hurricane Evacuation Map. MAJOR ROADS: See Adopted MPO Long Range Transportation Plan for specific improvements. DATA SOURCES: Basemap, roads, water (1985 aerials, as updated) from Hillsborough County Engineering Services. Parcel lines and data from Hillsborough County Property Appraiser. Wetlands from SWFWMD, Significant Wildlife Habitat from Planning and Growth Management based on satellite imagery. DOWNS DR STORM RD DENNISRD PAULA LN REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission. ACCURACY: It is intended that the accuracy of the base map comply with U.S. national map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-County Planning 0 150 300 600 900 1,200 AUTHOR: C.WELSH Date: 4/16/2012 PROJECT: G:\GISROOT\PROJECTS\CATHY\ARCMAP\HCPA\HCPA1214STAFF RECOMMNDTAIONFLU.MXD µ Feet

ROSE LEA CIR SAINT ANGELO DR SUNCOAST PKWY N STARFISHCT LAKE CARLTON DR DR GOLDFISH ST FIG 2 CPA 12-14 STAFF RECOMMENDATION PROPOSED 2025 FUTURE LAND USE Effective: JULY 18, 2011 UNINCORPORATED HILLSBOROUGH COUNTY Move USA Boundary to include entire project area UNINCORPORATED HILLSBOROUGH COUNTY AGRICULTURAL / MINING - 1/20 AGRICULTURAL - 1/10 AGRICULTURAL / RURAL - 1/5 PLANNED ENVIRONMENTAL COMMUNITY - 1/2 AGRICULTURAL ESTATE - 1/2.5 RESIDENTIAL - 1 RESIDENTIAL - 2 RESIDENTIAL PLANNED - 2 RESIDENTIAL - 4 RESIDENTIAL - 6 RESIDENTIAL - 9 (.35 FAR) (.35 FAR) VAN DYKE RD SAILFISH KINGFISH DR RESIDENTIAL - 12 RESIDENTIAL - 16 RESIDENTIAL - 20 NEIGHBORHOOD MIXED USE - 4(3) SUBURBAN MIXED USE - 6 COMMUNITY MIXED USE - 12 (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.50 FAR) URBAN MIXED USE - 20 (1.0 FAR) OLD TOBACCO RD REGIONAL MIXED USE - 35 OFFICE COMMERCIAL - 20 RESEARCH CORPORATE PARK ENERGY INDUSTRIAL PARK ENERGY INDUSTRIAL PARK - URBAN SERVICE AREA LIGHT INDUSTRIAL PLANNED LIGHT INDUSTRIAL HEAVY INDUSTRIAL PUBLIC / QUASI-PUBLIC (2.0 FAR) (.75 FAR) (1.0 FAR) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) (.50 FAR) (.50 FAR) (.50 FAR) T HOROUGHBRED LOOP TOBACCO RD SUNCOAST PKWY S VETERANS EXPY S VETERANS EXPY N LAKESIDE DR SHERMAN RD ZELMA RD WIMAUMA VILLAGE RESIDENTIAL - 2 NATURAL PRESERVATION CITRUS PARK VILLAGE WATER ENVIRONMENTALLY SENSITIVE AREAS SIGNIFICANT WILDLIFE HABITAT WETLANDS ROADS AND BOUNDARY LINES COUNTY BOUNDARY JURISDICTION BOUNDARY TAMPA SERVICE AREA URBAN SERVICE AREA EXISTING MAJOR ROAD NETWORK LIMITED ACCESS ROADS COASTAL HIGH HAZARD AREA BOUNDARY PLAN AMENDMENT AREA PROPOSED URBAN SERVICE AREA BOUNDARY COASTAL HIGH HAZARD AREA (CHHA) DISCLAIMER: Source: Tampa Bay Regional Planning Council,January 2000. The Coastal High Hazard Area, as shown on the Future Land Use Map (FLUE), is a general depiction of the area defined in the most current regional hurricane evacuation study as requiring evacuation during a category one hurricane. More Specific information can be obtained by reviewing the Tampa Bay Regional Planning Council's Hurricane Evacuation Map. MAJOR ROADS: See Adopted MPO Long Range Transportation Plan for specific improvements. DATA SOURCES: Basemap, roads, water (1985 aerials, as updated) from Hillsborough County Engineering Services. Parcel lines and data from Hillsborough County Property Appraiser. Wetlands from SWFWMD, Significant Wildlife Habitat from Planning and Growth Management based on satellite imagery. DOWNS DR STORM RD DENNISRD PAULA LN REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission. ACCURACY: It is intended that the accuracy of the base map comply with U.S. national map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-County Planning 0 150 300 600 900 1,200 Feet AUTHOR: C.WELSH Date: 4/16/2012 PROJECT: G:\GISROOT\PROJECTS\CATHY\ARCMAP\HCPA\HCPA1214STAFF RECOMMNDTAIONFLU.MXD µ

ROSE LEA CIR SAINT ANGELO DR SUNCOAST PKWY N STARFISHCT LAKE CARLTON DR DR SAILFISH GOLDFISH ST VAN DYKE RD KINGFISH DR THOROUGHB RED LOOP RD OLD TOBACCO TOBACCO RD SUNCOAST PKWY S FIG 3 EXISTING LAND USE Derived from Property Appraiser Parcels and NAL DOR Codes UNINCORPORATED HILLSBOROUGH COUNTY CPA 12-14 SINGLE FAMILY / MOBILE HOME TWO FAMILY MULTI-FAMILY MOBILE HOME PARK VACANT PUBLIC / QUASIPUBLIC / INSTITUTIONS PUBLIC COMMUNICATIONS / UTILITIES RIGHT OF WAY/ROADS/HIGHWAYS EDUCATIONAL HEAVY COMMERCIAL LIGHT COMMERCIAL HIGH INDUSTRIAL LIGHT INDUSTRIAL MINING RECREATION / OPEN SPACE AGRICULTURAL NATURAL WATER UNKNOWN NOT CLASSIFIED ROADS AND BOUNDARY LINES COCKROACH BAY AQUATIC PRESERVE BOUNDARY VETERANS EXPY S VETERANS EXPY N LAKESIDE DR SHERMAN RD ZELMA RD COUNTY BOUNDARY JURISDICTION BOUNDARY TAMPA SERVICE AREA URBAN SERVICE AREA EXISTING MAJOR ROAD NETWORK LIMITED ACCESS ROADS COASTAL HIGH HAZARD AREA BOUNDARY PLAN AMENDMENT AREA MAJOR ROADS: See Adopted MPO Long Range Transportation Plan for specific improvements. REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission. DOWNS ACCURACY: It is intended that the accuracy of the base map comply with U.S. national map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-County Planning Commission. This map is for illustrative purposes only for the cities of Tampa, Temple Terrace and Plant City. INSET ON COUNTYWIDE: EGMONT KEY is not shown in exact location. DR STORM RD DENNIS RD PAULA LN 0 185 370 740 1,110 1,480 Feet AUTHOR: C.WELSH Date: 2/3/2012 PROJECT: G:\GISROOT\PROJECTS\CATHY\ARCMAP\HCPA\HCPA1214ELU.MXD µ

Agency Comments

MEMORANDUM To: Hassan Halabi, Senior Planner From: David Borisenko, AICP Department Manager, Planning and Facilities Siting Date: March 7, 2012 Re: Comprehensive Plan Amendment Request 2 nd Cycle 2012 CPA 12-14 Van Dyke Road and Old Tobacco Road The proposed map amendment would convert the subject site from Residential 4 to Residential 12. The number of potential residential units could be increased from 95 single family dwelling units to 285 multi family dwelling units. The following schools serve the subject site. School FISH Capacity Reserved for concurrency Students generated by combined amendments 2011 12 Enrollment 2010 11 Available Capacity 2014 15 Projected Enrollment 2014 15 Available Capacity Schwarzkopf Elementary 677 0 37 677 33 575 65 Martinez Middle 1209 0 18 1084 107 1016 175 Steinbrenner High School 2383 0 19 2180 184 1652 184 There appears to be sufficient capacity at the all the schools in the 2011 2012 school year and in the projected future. Raymond O. Shelton School Administrative Center 901 East Kennedy Blvd. Tampa, FL 33602-3507 Phone: 813-272-4004 FAX: 813-272-4002 School District Main Office: 813-272-4000 P.O. Box 3408 Tampa, FL 33601-3408 Website: www.sdhc.k12.fl.us

BOARD OF COUNTY COMMISSIONERS Kevin Beckner Vicror D. Cris< Ken Hagan Al Higginbotham Lesley "Les" Miller, Jr. Hillsborougl: County Flonda CHIEF ADMINISTRATIVE OFFICER Helene M" rks CHIEF FINANCIAL ADMINISTRATOR Bonnie M. Wise S~n d"<l L. MlIfm ~n Office of rhe County Adminisrrator DEPUTY COUNTY ADMINISTRATORS M"rk Sharpe Micn.ael S. Merrill Lucia E. Carsys Sharon D. SlIbadaI1 DATE: March 23, 2012 MEMORANDUM TO: s Halabi, Senior Planner sborough County City-County Planning Commission FR SUBJECT: Joseph Moreda III, AlCP, Manager, Community Planning Section Develo ment Services Department 2012, 2 nd Cycle, COMPREHENSIVE PLAN AMENDMENTS CPA 12-13, 12-14, 12-15, 12-16, 12-18and 12-19 Thank you for inviting Development Services staff to review the proposed 2012, Cycle, Comprehensive Plan Amendments. We appreciate the opportunity and offer the following comments. CPA 12-13 This is a publicly initiated map amendment to the Future Land Use Map. The purpose of the amendment is to update the map by designating a large number of Hillsborough County School District school sites and other district properties as Public/Quasi-Public (P/Q-P). The P/Q-P category is intended to recognize existing and programmed government-owned facilities, and other public uses such as schools and school facilities, hospitals and utilities. The subject sites presently have a variety of residential and nonresidential Future Land Use designations and the amendment will appropriately recognize the existing and programmed uses on those properties. Development Services staff has no comment on this amendment. CPA 12-14 This is a privately initiated map amendment to the Future Land Use Map. The purpose of the amendment is to change the Future Land Use designation from RES-4 to RES-12 for several parcels totaling 23.76 acres at the southwest corner of Van Dyke Road and Old Tobacco Road. The proposed amendment wi.11 increase the maximum allowable density from 4 units per gross acre to 12 units per gross acre, increasing the potential maximum number of units from 95 to 285. The proposed amendment will also increase the maximum allowable Floor Area Ratio (FAR) from.25 to.35 or.50, depending on the use that is developed. 2 nd Post Office Box 1110 Tampa, Florida 33601 www.hillsboroughcounty.org I' 111. ~/}ij"/)llllnjr' //dlf)/i/ FJllfdl ()P/'fJl"11I11I!)' J :liip"?.l'cr

Development Services staff offers the following comments: The segment of Van Dyke Road near the subject parcels presently operates at Level of Service F. The proposed increase in density/intensity poses a corresponding increase in potential traffic generation, particularly with regards to residential development, that must be accounted for with impact fees and concurrency considerations. Additionally, access for the large majority of the property is provided by Old Tobacco Road which, it appears, may have a substandard right-ofway width. Neighboring properties to the east, north and northwest of the subject parcels are designated RES- 4 and P/Q-P on the FLUM, while the Veteran s Expressway and Suncoast Parkway lay to the south and southwest. Consideration should be given to reducing the proposed density/intensity increase, particularly for the easternmost parcel at the intersection of Van Dyke Road and Old Tobacco which is separated from the other parcels comprising the amendment, to provide a more gradual transition to enhance compatibility with neighboring properties. Additionally, a reduction may be warranted to align development potential and associated traffic impacts with roadway conditions and/or improvement restrictions that may be present on Old Tobacco Road. CPA 12-15 This is a publicly initiated map amendment to the Future Land Use Map (FLUM). Policy 19.5 of the Future Land Use Element directs Planning Commission staff to review the locations and appropriateness of mixed-use Future Land Use designations in view of existing and approved development. Accordingly, the purpose of the subject amendment is to change the designations of two areas, largely comprised of the Tanglewood Preserve, South Bay Lakes and Harbour Isles subdivisions, from SMU-6 to RES-6 to reflect their predominate singe-family residential development pattern. Development Services staff has no comment on this amendment. CPA 12-16 This is a publicly initiated text amendment to the Coastal Management Element, Future Land Use Element, Housing Element and Comprehensive Plan Definitions Section. The purpose of the amendment is twofold: 1) Reduce the land area within the Coastal High Hazard Area (CHHA) that is subject to CME Policy 6.7 which limits new development to uses that are water enhanced, water related, water dependent or further the Port Authority Master Plan and limit public expenditures; and, 2) Allow limited residential uses in the P/QP Future Land Use designation. With regards to Part 1 of the amendment, it will reduce the amount of land area in the CHHA this is subject to Coastal Element Policy 6.7 by limiting application of the policy to coastal waterfront properties as newly defined in the amendment, instead of the entire CHHA as is presently the case. It will also revise the policy to give "preference" to development of these uses within the remainder of the CHHA. With regards to Part 2 of the amendment, it will allow limited residential uses in the P/QP category for the purposes of workforce housing, as newly defined in the amendment, and to support redevelopment initiatives, consistent with the recommendations of an adopted community plan and only in areas with sufficient infrastructure. As proposed, the density of such housing "will be guided by the densities of surrounding Plan categories."

Development Services staff offers the following comments: Part 1: The existing description of water-oriented uses that are addressed by CME Policy 6.7 is too subjective and open to excessive interpretation. For example, the term water enhanced can arguably apply to a broad range of uses, some of which may be inconsistent with the intent of the policy. Consideration should be given to clarifying the description to facilitate proper implementation of the policy. Part 2: As proposed, the density of the workforce housing allowance will be guided by the densities of surrounding Plan categories. This language is quite general and poses implementation questions in cases where surrounding properties have different Plan categories with varying densities, as well as compatibility concerns where the densities represented by the existing zoning or development on surrounding properties is substantially less than what is allowed by their Plan categories. Consideration should be given to providing additional density criteria to both assist with implementation and address compatibility with existing development on surrounding properties. CPA 12-18 This is a publicly initiated text amendment to the Future Land Use Element. The purpose of the amendment is to expressly delineate the areas where requests for the Residential Show Business (RSB) zoning overlay may be requested. As proposed, the areas will be limited to Gibsonton and Tropical Acres, with the latter being restricted to light show business uses as newly defined by the amendment. Development Services staff offers the following comments: Minor text edits as shown on attachment. CPA 12-19 This is a publicly initiated map amendment to the Future Land Use Map. The purpose of the amendment is to change the Future Land Use designation from Natural Preservation (N) to Public/Quasi-Public (P/Q- P) for 57.92 acres at the northeast corner of I-75 and Big Bend Road to allow for development of a YMCA. The property in question was an acquisition of convenience with no preservation value that was purchased through the ELAPP program along with a much larger environmentally sensitive tract on the west side of I-75 known as the Golden Aster Scrub. Development Services staff offers the following comment: The segment of Big Bend Road near the subject property presently operates at Level of Service F. Our staff hopes you find these comments helpful. If you have any questions, please contact Tom Hiznay at (813) 307-4504. cc: Gene Boles, Director, Development Services Dept. Mike Williams, Interim Manager, Development Review Section, Development Services Dept. Tom Hiznay, Senior Planner, Development Services Dept.

Residential Show Business Policy 17.2: In order to accommodate the special needs of the seasonal show business residents, Hillsborough CoURty shall provide for the limited storage and attendant servicing of sho'n business equipment in some residential zoning districts. Compatibility with surrounding uses shall be ensured through adf.erence to the follovrir.g locational criteria: A) Tf::t:e site corstitutes iftfi-11 or a logical e)(tersior of an existing show busiress use; alterratively, it is mfill or an e)(tersior of an e)<istirg commercial or industrial use which displays characteristics sifrilar to sho w busiress uses, such as outdoor storage, an:d is thus coffipatible 'Nith such area. B) The Board of CouRty ConunissioRers has fourd that the site ffieets the intert of tt.e groupiftg of show busiress uses. In order to accommodate the special needs of the seasonal show business residents, Hillsborough County has identified the two geographic areas outlined on the following map as having a concentration of show business uses. These areas are identified based on unique circumstances including that these areas are: Over 30 acres in size; ""'ell tt~ve Existing residential and agricultural areas with an existing concentration of numerous show business uses i 41t\OI +~c:.f c..u~'c H",.~ A number of the show business uses.ffi tlte ge"graplac mea ltave beeh established f9r gn~ater H"ttm 10 years~ the adoption of this amendment. tv-.ol'-.-fl-\e~tvt pnot 'to Within these areas, zoning overlays shall be developed to address the needs of the show business community within residential and agricultural zoning districts. The application of the zoning overlay(s) is limited to within the two geographic areas illustrated below.

NOTE: One map is being prepared of both areas Specifically, two districts are identified. The Gibsonton Community Plan area would be permitted show business "Heavy" uses, consistent with the standards for Show Business uses as outlined in the Land Development Code as of January 1, 2012 and will continue to provide for the storage, residential, and attendant servicing of show business equipment. The second area on the map would be permitted "Light" show business uses including limited storage of show business equipment on residential and agricultural properties and which will incorporate appropriate lot size and screening standards to mitigate impacts on surrounding properties. Within the "light" show business uses, more intense uses such as repair, 3 eeseh''hy dvoellht~ ttuits, etc. are not permitted. GI~Vtf L\v\V\7 f"ecci\ i-\-ic::.r

New rezoning re~ests to apply the show business overlay witbifl tfl:ese ge6~raphic ~s may occu~~'hen all of the following criteria are met: The site is located within one of the identified show business grouping areas above; and a~ 1 }. The application of the overlay will be compatible with the surrounding area;~ lj' l;_~.l request meets the locational criteria in the Land Development Code ensuring it is ~t. \I). either infill or an extension of existing show business uses. 'ftj. \ The Plan does recognize the existence of properties legally zoned for show business uses and/or zoning overlay that are outside of these designated areas, as of DATE OF CPA Approval. These zonings do not create a precedent for the establishment of new show business uses.

M E M O R A N D U M DATE: March 29, 2012 TO: FROM: Hassan Halabi, Senior Planner The Planning Commission Eli Alvarado, Project Manager II Public Utilities Department SUBJECT: Review of Plan Amendments CPA 12-13 through 12-16, 12-18 and 12-19 The Public Utilities Department (PUD) has reviewed the Comprehensive Plan Amendments cited above, and has the following comments: 1. The adopted level of service for solid waste in Hillsborough County is 2 years of permitted landfill space, with 10 years of raw land under the control of the County available. 2. The County currently has 15-20 years of permitted landfill space and additional area available to permit. 3. There is no initial capital investment required to maintain an adequate Level of Service with the projected impacts from the changes in the Land Use classifications. 4. Any annual operating costs resulting from the projected impacts will be recovered through the rates established for the Solid Waste Management System. 5. The Public Utilities Department has an extensive CIP program, which includes maintaining and expanding its Solid Waste Management System. Please contact me at 272-5977 extension 43927 should you have any questions.

Comprehensive Plan Amendment Request CPA 12-14 Hillsborough County MPO Transportation Analysis What is the adopted level of service for roadway facilities in this area? Road Name From - To Adopted LOS Standard Van Dyke Rd. Dale Mabry Hwy. to Veterans Expwy. D* What is the current LOS for roadway facilities in the area? Road Name From - To Current LOS Van Dyke Rd. Dale Mabry Hwy. to Veterans Expwy. F* *Based on the Hillsborough County 2011 Level of Service Report Are there any planned improvements in the area? Access to the study area is from Van Dyke Rd. between Dale Mabry Hwy. and the Veterans Expwy. This is a 2 Lane Undivided road. Van Dyke Rd. from Gunn Hwy. to Tobacco Rd. and from Tobacco Rd. to Whirley Rd. is shown as being widened from 2 Lane Undivided road to a 4 Lane Divided road in the 2035 Long Range Highway Cost Affordable Plan and the 2025 Highway Interim Plan. (The segment from Tobacco Rd. to Whirley Rd. is contingent upon the passage of a sales tax referendum). Both of these roadway segments also have construction planned before 2025. Are there any Programmed improvements in the area? Construction on Van Dyke Rd. is not funded in the current 5 year Transportation Improvement Program.

VIA EMAIL March 23, 2012 The Planning Commission Mr. Hassan Halabi Halabih@plancom.org 601 E. Kennedy Blvd. 18 th Floor Tampa, FL 33602 Subject: EPC Comments 2012 Comprehensive Plan Amendments 2 nd Cycle Staff from the Environmental Protection Commission of Hillsborough County (EPC) has conducted a review of the subject 2012 Comprehensive Plan Amendments 2 nd Cycle and offers the following comments: CPA 12-14 No objection. Wetland impact approval for development of the subject parcel is not implied or vested by this no objection to the amendment. CPA 12-13, CPA 12-15, CPA 12-16, CPA 12-18, and CPA 12-19 No comments or objections. If you have any further questions, please contact me at 813-627-2600, extension 1299 or at mcginnis@epchc.org. Sincerely, Sean P. McGinnis, CHMM Environmental Specialist III Air Division, Enforcement and Analysis

Hassan Halabi From: Sent: To: Cc: Subject: McCary, John <McCaryJ@HillsboroughCounty.ORG> Wednesday, April 04, 2012 1:24 PM Hassan Halabi Moran, Kevin RE: 2nd Cycle 2012 Comprehensive Plan Amendments Mr. Halabi, Planning staff for the water enterprise of the Public Utilities Department have reviewed the following amendments and have no objections: 12 13, 12 14, 12 15, 12 16, 12 18, and 12 19 Thanks, John McCary, P.E. Potable Water Planning Team Leader Public Utilities Department Hillsborough County BOCC p: 813.272.5977 x: 43337 f: 813.272.6224 e: mccaryj@hillsboroughcounty.org w: http://www.hillsboroughcounty.org Please note: all correspondence to or from this office is subject to Florida's Public Records laws. From: Hassan Halabi [mailto:halabih@plancom.org] Sent: Wednesday, April 04, 2012 9:03 AM To: McCary, John Subject: RE: 2nd Cycle 2012 Comprehensive Plan Amendments Mr. McCary There is no CPA12 17 it has been continued, sorry for the duplication of 12 15. Looking forward to receive your comments soon, we have a scheduled workshop on these amendments on April 9 th, 2012 Thank you Hassan Hassan Halabi Senior Planner Hillsborough County City-County Planning Commission (813) 273-3774 ext. 324 halabih@plancom.org www.theplanningcommission.org We are committed to maintaining the highest level of service and we value your feedback. Please complete our Customer Service Survey by visiting http://www.surveymonkey.com/s/tpccustomerservicesurvey As a public agency, all incoming and outgoing messages are subject to public records inspection. 1

From: McCary, John [mailto:mccaryj@hillsboroughcounty.org] Sent: Tuesday, April 03, 2012 5:12 PM To: Hassan Halabi Cc: Moran, Kevin Subject: 2nd Cycle 2012 Comprehensive Plan Amendments Mr. Halabi, I was reviewing the subject plan amendments (12 13 through 12 19) on the CD that was provided to us, and I noticed that 12 15 was on there twice and there was no 12 17. Assuming it exists, can you provide us with 12 17? Thanks, John McCary, P.E. Potable Water Planning Team Leader Public Utilities Department Hillsborough County BOCC p: 813.272.5977 x: 43337 f: 813.272.6224 e: mccaryj@hillsboroughcounty.org w: http://www.hillsboroughcounty.org Please note: all correspondence to or from this office is subject to Florida's Public Records laws. 2

Hassan Halabi From: Sent: To: Subject: Bridges, Chris <BridgesC@HillsboroughCounty.ORG> Friday, March 16, 2012 10:32 AM Hassan Halabi Comprehensive Plan Amendment Review Hassan, Public Works has no comments at this time on the plan amendments. Regards, Chris Bridges, P.E. Hillsborough County Public Works Department Design and Engineering Support Section (DESS) 601 E. Kennedy Blvd., 22nd Floor Tampa, FL 33602 813 307 1848 813 272 6458 (fax) 1