Small Scale Comprehensive Plan Amendment Staff Report CPAS-09(07) Harvey Little/Arevee Road FUTURE LAND USE AMENDMENT FROM RES-9 TO COM

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Paula Evangeline Conley
5 years ago
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1 Small Scale Comprehensive Plan Amendment CPAS-09(07) Harvey Little/Arevee Road FUTURE LAND USE AMENDMENT FROM RES-9 TO COM PROPTY OWNS AGENTS PROPTY SIZE DCH Groves LLC King Helie and Barbara Wilhite, Esq. 9.9 acres HEARING DATES DRC: 8/3/09 LPA: 9/09/09 BCC: 0/20/09 PARCEL ID LOCATION West Pasco County, west side of Little Road approximately ½ mile south of Ridge Road and north of Arevee Drive. FUTURE LAND USE RES-9 PROPOSED FUTURE LAND USE COM ZONING ULI MARKET AREA Inland West PROPOSED PASCO MARKET AREA I, Coastal Inland Market Area COMMISSION DISTRICT 4 RECOMMENDATION Approval PROJECT PLANN Justyna Buszewski I. APPLICATION SUMMARY The proposed request is a Small Scale Comprehensive Plan Amendment to the Future Land Use (FLU) designation from RES-9 (- 9 du/ga) to COM (Commercial) on approximately 9.9 acres of a 2.57 acres parcel. The remaining 2.67 acres will be left with the current RES-9 FLU designation. The applicant proposes to use the remaining 2.67 acres as a buffer. The Future Land Use designations, zoning categories and existing land uses of the subject site and adjacent/abutting properties within one-quarter mile of the site are listed below: FLU ZONING EXISTING USE Subject site RES-9 Vacant Adjacent /Abutting Properties N RES-9 and ROR,,, Veterinary office, Pasco County Facilities Management Dept., Home Depot, Kohl s E RES-6 Vacant S RES-9 and ROR,, Bail bondsman, mixed residential, single family and mobile homes W RES-9 Vacant II. REVIEW AND EVALUATION OF COMPREHENSIVE PLAN AMENDMENTS Key Findings of Fact The subject site is a vacant property located in close proximity to a major intersection, Little Road and Ridge Road, which has been planned and developed as a commercial corridor including Lowe s, Home Depot, Kohl s, a variety of restaurants, retail stores, offices and banks. According to Pasco County s ULI report, in the Inland West Market area there is currently a lack of quality commercial space to meet today s market conditions. The mission is to reinvent the Inland West Market Area to make it a competitive Page

2 and unique location of choice for living, working, shopping, doing business, educating, and having leisure time opportunities within an environmentally sound and safe setting; The proposed COM FLU designation is consistent with the Retail/ Office/ (ROR) located to the north and south of the subject property and the commercial development located to the east. The applicant desires to develop the property for retail uses and ultimately to seek a C-2 (General Commercial) zoning. III. CONSISTENCY ANALYSIS A. Applicable Comprehensive Plan Policies Consistency with Future Land Use Element Appendix Section FLU A- Plan Amendment Standards of Review, this amendment will be evaluated using the following criteria: General Public Facilities/Services, Natural Resources/Natural Features, Comprehensive Plan Policy Review, and Transportation. FLU Appendix A-6 Commercial (COM) The maximum allowable Floor Area Ratio (FAR) is 0.6 for nonresidential development in the COM FLU designation. The maximum density allowed in a Small Scale Comprehensive Amendment to COM FLU designation is 0 du/ga. uses are only permitted when constructed in combination with commercial uses within a single building of two or more stories, wherein the first floor uses are commercial, office and/or other non-residential uses. Policy FLU.6.2 Location of Commercial Development Policy FLU.6.2.a: The possible locations for the Commercial Future Land Use Designation shall be limited to areas adjacent to existing collector and arterial roadway intersections in order to maintain road capacity and not set a precedent for further strip development Policy FLU.6.2.c: Pasco County shall not designate additional strip commercial development through plan amendments. Strip commercial land use patterns shall further be avoided by requiring a transition of land uses or the incorporation of a buffer into the development design of commercial uses The proposed site is located in close proximity to a major intersection (Little Road and Ridge Road) that is surrounded by commercial parcels and therefore not creating additional strip commercial development. The proposed site is not located outside the reasonable zone of influence of the intersection to which it relates. A buffer shall separate the parcel from the RES-9 FLU designation located to the west of the parcel. B. General Public Facilities/Services Rule 9J (3) Florida Administrative Code requires that adequate public facilities and services be available concurrent with the impacts of development. The Pasco County Comprehensive Plan implements this requirement through Policy CIE.2.2 and CIE.2.3. The applicant will be required to undergo concurrency review prior to finalization of any rezoning. Page 2

3 Utilities Pasco County currently has utility capacity that is specified and contingent in the attached Pasco County Utilities Capacity Statement. Drainage The subject property is located in the Pithlachascotee drainage basin. Pasco County has adopted the FDOT drainage standards for the County s roadway system, and all new development is limited to rates of discharge that existed prior to development in accordance with Chapters 40D-4 and 40D-40 of the Florida Administrative Code, as administered by the Southwest Florida Water Management District. Conveyance of stormwater will be accomplished through a permitted drainage system. Stormwater detention/retention will be accomplished through acceptable methods and specified during the permitting process. The 24-hour, 25-year peak discharge rate from the system will be the design standard for post-development discharge off-site. Stormwater will be treated in accordance with Chapter 7-25 F. Accepted methods for stormwater treatment include: littoral shelves, creation of wetland systems and use of existing isolated wetlands for biological treatment. Parks and Recreation The subject site has the potential for a maximum density of 0 du/ga. If the site were to develop at maximum density, there will be a minimal impact to the demand for additional parks and recreation to the area. Schools According to the District School Board of Pasco County, the subject property has the potential to generate a total of 8 students. Currently, if this parcel were to develop at a RES-9 density at 2.57 acres, the maximum potential could be up to 08 units. In the event the subject property where to develop as a multifamily housing type, the student impact for 00 units will be 9 elementary school students, 4 middle school students and 5 high school students for a total of 8 students. The School Board will continue to monitor and comment on this development as it moves forward. C. Transportation Public Transportation According to Map 7-3 of the Comprehensive Plan, there is an existing public transit service to the subject area. Transportation Network According to the Comprehensive Plan Corridor Preservation Table 7-4a, Little Road is a 6-lane median divided major arterial and has a right-of-way (ROW) corridor width of 20 feet that is currently built out per County. Any property located within the corridor preservation width will remain the existing FLU designation. Currently the level of service (LOS) on Little Road near the subject parcel is LOS D, according to Pasco County Level of Service Inventory Report for Page 3

4 D. Natural Resources/Natural Features Wetland According to Pasco County GIS data, there are no wetlands located on the subject property. Habitat According to Pasco County GIS data, the site is not located in a significant habitat overlay. Wellfield According to Pasco County GIS data, the subject property is not located in a well head protection area. Historic/Archeological Sites According to Pasco GIS data, there are no known historic or archaeological sites located on the subject property. If during construction activities any evidence of historic resources, including but not limited to aboriginal or historic pottery, prehistoric stone tools, bone or shell tools, historic trash pits, or historic building foundation are discovered, work shall come to an immediate stop and Pasco County and the State Historic Preservation Officer (SHPO) shall be notified within two working days. Flood Plain The subject property is located in Federal Emergency Management Agency (FEMA) flood zone C which is an area that is determined to be outside the 00- and 500-year floodplains. No Base Flood Elevations or depths are shown within this zone. The subject site is not located in a massive observed flooding area. Soil and Topography The subject site is located on Tavares sand and Adamsvillle fine sand. The subject sites topography is at approximately 30 to 40 feet. VI. STAFF RECOMMENDATION Based on the staff analysis, findings and conclusions of this report, staff recommends approval of this FLU amendment from RES-9 to COM. Page 4

5 Exhibit Pasco County Comprehensive Plan Context Analysis Page 5

COMPREHENSIVE PLAN AMENDMENT R3 PO2 MF AR R2 RO 524 L YA PA LM AV AR 52 30 4 54 54 R R2 AR PO PO AR CPAS09(07) 75 589 AR CPAS09(07) Section 26, T25S R6E 9 C3 AR PO I C3 C3 C3 C3 AR AR CONTEXT

TRANSPORTATION CORRIDOR PRESVATION 524 RMH AR M AR AR 0 2,400 RMH MF RMH AR AR,200 AR 3,600 4,800 0 inch = 200 feet CPAS09(07) Pasco County G.I.S. 08.03.

6 COMPREHENSIVE PLAN AMENDMENT R3 PO2 MF AR R2 RO 524 L YA PA LM AV AR R R2 AR PO PO AR CPAS09(07) AR CPAS09(07) Section 26, T25S R6E 9 C3 AR PO I C3 C3 C3 C3 AR AR CONTEXT ANALYSIS Area Rural Area (RA) Area 2 Rural Transition Area (RTA) Pasadena Hills Study Area Area 3 Rural Character Area (RCA) Area 4 Rural Neighborhood Protection Area (RNPA) City Limits TRANSPORTATION CORRIDOR PRESVATION 524 RMH AR M AR AR 0 2,400 RMH MF RMH AR AR,200 AR 3,600 4,800 0 inch = 200 feet CPAS09(07) Pasco County G.I.S JMH REAGE: FLU: ZONING: Commission District - 4 2,400 3,600 4,800 inch = 200 Feet DCH GROVES LLC 9.95 RES-9 TO COM,200 Class Wetlands Zoning Layer TAZ - 6 Existing Corridor Width: Little Rd. (CR ) - 20' No Proposed Change in Corridor Width for Little Rd. (CR )

7 Exhibit 2 Pasco County Comprehensive Plan Existing Future Land Use Map Page 6

8 INSET FIVAY RD 3 THE COMPREHENSIVE PLAN OF UNINCORPORATED PASCO COUNTY FUTURE LAND USE HICKS RD 6 CPAS09(07) EXISTING LANDUSE T 25 S - R 6 E SHEET 0 DATE ADOPTED: 06/5/89 ORDINANCE # : 89-3 GULF OF MEXICO EMBASSY BLVD JASMINE BLVD CHICAGO AV OSCEOLA DR FUTURE LAND USE 2025 CLASSIFICATIONS AG Agricultural AG/R Agricultural / Rural. C/L Coastal Land CON Conservation Land AT Major Attractors R/OS Major Recreation / Open Space P/S P Major Public / Semi - Public MU Mixed Uses IL Industrial - Light IH Industrial - Heavy ROR Retail / Office / PD Planned Development OVLAYS CLASS WETLANDS / LAKES FLEXIBLE PLAN BOUNDARY RES - 24 NT New Town RES - 2 RES - 9 RES - 6 RES - 3 RES - OFF Office TC Town Center EC Employment Center COM Commercial CITY LIMITS ROR OVLAY PASADENA HILLS OVLAY SAN MIGUEL DR ROYAL PALM AV KEY MAP Miles GRA N D BLVD 32 MADISON ST MASSHUSETTS AV CONGRESS ST 4 SUBJECT PROPTY CPAS09(07) EXISTING LAND USE RES-9 (See Inset) STARKEY BLVD DECUB ELLIS RD 3 6 REVISIONS DATE : ORDINANCE # DATE : ORDINANCE # 0/23/90 // /6/9 // /04/92 // /2/97 // 97-08/2/97 // /0/0 // 0-5 SS 06/8/02 // 02-2 Pasco County, Florida 06/7/03 // 03-7 SS Geographic Information Systems 07/25/06 // 06-2 SS (G.I.S.) Engineering Services 06/27/06 // 06-8 Survey Department 0/08/08 // Created By: Date Created: JMH July /08/08 // 08- Checked By: Date Printed: July 2009 D:\work_orders\Growth\CPAS09\MXD\cpas09(07)E.mxd

9 Exhibit 3 Pasco County Comprehensive Plan Proposed Future Land Use Map Page 7

10 INSET FIVAY RD 3 THE COMPREHENSIVE PLAN OF UNINCORPORATED PASCO COUNTY FUTURE LAND USE HICKS RD 6 CPAS09(07) PROPOSED LANDUSE T 25 S - R 6 E SHEET 0 DATE ADOPTED: 06/5/89 ORDINANCE # : 89-3 GULF OF MEXICO EMBASSY BLVD JASMINE BLVD CHICAGO AV OSCEOLA DR FUTURE LAND USE 2025 CLASSIFICATIONS AG Agricultural AG/R Agricultural / Rural. C/L Coastal Land CON Conservation Land AT Major Attractors R/OS Major Recreation / Open Space P/S P Major Public / Semi - Public MU Mixed Uses IL Industrial - Light IH Industrial - Heavy ROR Retail / Office / PD Planned Development OVLAYS CLASS WETLANDS / LAKES FLEXIBLE PLAN BOUNDARY RES - 24 NT New Town RES - 2 RES - 9 RES - 6 RES - 3 RES - OFF Office TC Town Center EC Employment Center COM Commercial CITY LIMITS ROR OVLAY PASADENA HILLS OVLAY SAN MIGUEL DR ROYAL PALM AV KEY MAP Miles GRA N D BLVD 32 MADISON ST MASSHUSETTS AV CONGRESS ST 4 SUBJECT PROPTY CPAS09(07) PROPOSED LAND USE COM (See Inset) STARKEY BLVD DECUB ELLIS RD 3 6 REVISIONS DATE : ORDINANCE # DATE : ORDINANCE # 0/23/90 // /6/9 // /04/92 // /2/97 // 97-08/2/97 // /0/0 // 0-5 SS 06/8/02 // 02-2 Pasco County, Florida 06/7/03 // 03-7 SS Geographic Information Systems 07/25/06 // 06-2 SS (G.I.S.) Engineering Services 06/27/06 // 06-8 Survey Department 0/08/08 // Created By: Date Created: JMH July /08/08 // 08- Checked By: Date Printed: July 2009 D:\work_orders\Growth\CPAS09\MXD\cpas09(07)P.mxd

Mitchell Ranch South MPUD Application for Master Planned Unit Development Approval Project Narrative. Introduction

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