Hillsborough County City-County Planning Commission

Transcription

1 Hillsborough County City-County Planning Commission 601 E Kennedy Blvd., 18 th floor, Tampa, Florida, theplanningcommission.org EXECUTIVE SUMMARY Meeting Date: February 11, 2013 Agenda Item: Plant City: PC/CPA Presenter: Jay Collins (extension 335) Action Necessary: Yes SUMMARY: PC/CPA is a publicly initiated small scale map (2.85± acres) amendment, submitted to correct the inconsistency of this parcel s future land use and corresponding zoning designation, as well as to allow the opportunity for redevelopment. The site is located at the interchange of Alexander Street and I 4. The Planning Commission, pursuant to Florida Statutes, is required to provide recommendations to the Plant City City Commission on all changes to the Comprehensive Plan for the City of Plant City. The parcel was recently surplused and sold on the open market by the Department of Environmental Protection, in Historically, this site has had a commercial zoning since the 1950 s, however it was given a residential land use designation in The subject property is currently designated Residential 4 with a requested change to Commercial. Staff analysis indicates the proposed map amendment furthers the policy direction and planning techniques as expressed within the Comprehensive Plan for the City of Plant City. The map amendment site is located on the designated route of the central (transportation) loop as shown on the vision map, which has been strategically placed to serve the heart of Plant City. The proposed map amendment appears to be ideally placed to support the highway commercial needs of motorists on the central loop, along with serving those traveling on Interstate 4. The proposed land use should prove compatible with those of adjacent and surrounding lands and supports the concept of promoting infill development where adequate public facilities are currently available in Plant City. RECOMMENDATION: It is recommended that the Planning Commission APPROVE the attached resolution finding the proposed map amendment, PC/CPA 12 02, CONSISTENT with the Comprehensive Plan for the City of Plant City and forward this recommendation to the Plant City City Commission. ATTACHMENTS: Resolution, Staff Report, Map Series

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3 Hillsborough County City-County Planning Commission 601 E Kennedy Blvd., 18 th floor, Tampa, Florida, theplanningcommission.org RESOLUTION Item: Plant City: PC/CPA Alexander Street and Interstate 4 AYE NAY ABSENT DATE: February 11, 2013 Derek L. Doughty, P.E. Chair Mitch Thrower Vice-Chair Jill Buford Member-at-Large Bowen A. Arnold Bruce P. Cury Theodore Trent Green, R.A. Brian P. Hollands Gary Pike Jacqueline S. Wilds Ray Young Ramond A. Chiaramonte, AICP Executive Director Derek L. Doughty, P.E., Chair Ramond A. Chiaramonte, AICP, 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 Comprehensive Plan for the City of Plant City, pursuant to the provisions of Chapter , Florida Statutes, which was originally adopted by the Plant City City Commission on July 14, 1989 (Ordinance ) and most recently updated on April 13, 2009 (Ordinance ); and WHEREAS, the Hillsborough County City County Planning Commission, has received a publically initiated amendment to the Future Land Use Map of the Comprehensive Plan for the City of Plant City; and WHEREAS, the Hillsborough County City County Planning Commission has reviewed PC/CPA to amend the Future Land Use Map from Residential 4 to Commercial on a parcel located in the vicinity of Alexander Street and Interstate 4; and WHEREAS, the Hillsborough County City County Planning Commission staff has reviewed the proposal considering existing and expected future development patterns and community facilities in the respective area; and

4 RESOLUTION PAGE 2 Plant City: PC/CPA Alexander Street and Interstate 4 February 11, 2013 WHEREAS, the Hillsborough County City County Planning Commission has reviewed the proposal and the adopted goals, objectives and policies of the Comprehensive Plan for the City of Plant City as stated in the staff report as follows: Future Land Use Element Policy 1.C.2: Higher intensity non residential land uses that are adjacent to established neighborhoods shall be restricted to collectors and arterials and to locations external to established and developing neighborhoods. Recognizing that interstate interchanges are an important and limited resource, commercial and mixed use developments may be considered on a local roadway within 1/3 of a mile of an interchange. Provided that concurrently, the roadway is improved to meet collector roadway standards, access would not be through an existing or planned residential area and to ensure compatibility with adjacent parcels through such mechanisms as buffering, developed under a Community Unit Zoning District. Policy 2.B.1: The City shall encourage the development of shopping nodes rather than scattered unplanned commercial development in order to limit the number of curb cuts and to reduce conflicts in land uses, particularly among collectors and arterials. Objective 7.A: In all actions of the City, urban sprawl shall be discouraged and a compact urban pattern of development shall be provided for in a manner which will promote the conversation of energy resources, the reduction of greenhouse gases, the full utilization of existing public infrastructure, and allow for the orderly extension and expansion of municipal facilities in a fiscally responsible manner within Plant City. Policy 7.E.1: Ensure that the location and timing of new development will be coordinated with the City s ability to provide public facilities through implementation of growth management measures such as development phasing, programming of public facilities and zoning and subdivision regulations. Policy 7.F.3: Restrict direct access to arterial roadways from development projects when access can be provided via a collector facility or internal road system. Policy 7.F.5: Land use planning efforts shall make a distinction between the land uses that may be considered within land areas adjacent to limited access highways but which are not directly accessible to an interchange, and those land areas that are directly accessible to an interchange.

5 RESOLUTION PAGE 3 Plant City: PC/CPA Alexander Street and Interstate 4 February 11, 2013 Public Facilities Element Objective 1.A: The City of Plant City will continue to implement procedures to ensure that at the time of development permit is issued, capacity, consistent with the level of service standards, is available, or will be available, when needed to serve the development. Transportation Element Policy 1.C.7: In order to reduce the impacts of vehicular activity on the Interstate system, the City will encourage the use of frontage roads or other parallel roads for that traffic whose origin and destination is internal to the City. Policy 1.H.3: Provide suitable site access, on site traffic movement, and parking for motorized and non motorized vehicles in all land development projects. NOW, THEREFORE, BE IT RESOLVED, that the Hillsborough County City County Planning Commission finds the requested plan amendment CONSISTENT with the Comprehensive Plan for the City of Plant City and recommends PC/CPA Alexander Street and Interstate 4 be approved.

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7 Comprehensive Plan for the City of Plant City: Embracing the Future, while Preserving our Past Plant City: PC/CPA Alexander Street & Interstate 4 I. Description of Plan Amendment Request PC/CPA is a publicly initiated small scale map amendment, consisting of a 2.85± acre vacant parcel of land located just west of Alexander Street and south of Interstate 4. This map amendment has been initiated to correct the inconsistency of this parcel s future land use and zoning designations, and to allow some redevelopment opportunities for this site, located at the interchange of Alexander Street and I 4. Background The parcel in question was recently surplused and sold on the open market by the Department of Environmental Protection (DEP), in Historically, this site has had a commercial zoning since at least the 1950 s, however it was given a residential land use designation in As noted above, this parcel s current land use designation of Residential 4 is not consistent with its underlying zoning, which is C 1 General Commercial District. Under its current land use designation, this vacant property could potentially be developed with a maximum of eleven dwelling units or with a variety of residential support uses such as churches, schools or parks, up to a.25 floor area ratio (FAR). However, the consideration of non residential uses, such as retail commercial or office development is not allowed under Residential 4. If approved, the proposed change to Commercial would make the land use and zoning designations consistent, and introduce uses allowed under the C 1 General Commercial District. The potential new uses that could be considered range from individual retail/wholesale uses, such as a convenience store, to more intense uses such as an office complex, shopping center, restaurant or even a small mixed use development, please reference the attached description of the permitted uses and other standards governing the C 1 General Commercial District. City of Plant City, PC/CPA Page 1

8 Due to the close proximity of this parcel to an interstate interchange, a Commercial designation would allow for the consideration of intensities of up to 1.0 FAR and a residential density up to a maximum of 16 dwelling units per gross acre (DU/GA). The residential densities would be limited to 20% of the total site acreage, thus the maximum development potential of this proposed amendment is nine dwelling units or as much as 124,146 square feet of non residential uses or a combination thereof. All applicable land development regulations must be met for development to occur. Potential Build Out based on Future Land Use Plan Category Designations Existing Potential: 11 Dwelling Units Potential If Amendment Is Approved: 9 Dwelling Units or 124,146 sq. ft. non residential uses (or a combination thereof) Due in part to the current economic downturn, commercial development and redevelopment has emerged as important community issues in the City of Plant City. The following report analyzes this proposed amendment within the context of the municipality s future vision, its compatibility with surrounding lands, the availability of public facilities, compliance with current legislation and professional planning standards, and its overall consistency with the Comprehensive Plan for the City of Plant City. II. Vision and Context Big Picture Vision Based on Plant City s Strategic Guide, along with interviews with elected and appointed officials, the business community, staff and local residents a Vision Map was developed for Plant City Vision Map the City of Plant City. The Vision Map provides a generalized big picture view of the future of the City of Plant City. It is not intended to be detailed, but rather to provide guidance and support the policy direction contained within the Comprehensive Plan for the City of Plant City. Page 2 City of Plant City, PC/CPA 12 02

9 The map amendment site is located on the designated route of the central (transportation) loop, which has been strategically placed to serve the heart of Plant City. This roadway system (reference the map on the prior page the loop is displayed as a yellow dotted line) is expected to be completed in the near future with the extension (under construction) of Alexander Street, along with the programed expansion of Sam Allen Road from Paul Buchman Highway to Park Road. The subject parcel of this proposed amendment appears to be ideally placed to support the general commercial needs of motorists on the central loop, along with serving those traveling on Interstate 4. The property is not located in the area covered by the Northeast Plant City Area Master Plan or the Interstate 4 Green Tech Corridor both of which are found on the north side of Interstate 4. Within the Context of the Comprehensive Plan for the City of Plant City Through policy direction and planning techniques, Plant City promotes compact mixed use and infill development that encourages walking and biking by locating higher intensities and densities at activity nodes and interchanges with Interstate 4. The amendment site is located adjacent to just such an interchange and the proposed Commercial designation is comparable to those found in proximity to other interchanges else ware in Plant City. Surrounding and Adjacent Lands The proposed land use should prove compatible with adjacent and surrounding lands within Plant City and if approved shall meet all applicable land development regulations at time of development. Property designated Residential 4 is located to the south, east and west of the subject site, while to the north is I 4. On December 13, 2010, a commercial designation was approved [PC/CPA 10 4] for a parcel on the northeast corner of Alexander Street on Interstate 4. Subject Parcel Looking West Spencer Street Looking West City of Plant City, PC/CPA Page 3

10 Of these lands, those immediately west and south are owned by the State Department of Environmental Protection, held in a 50 year lease and utilized by the City of Plant City. To the east, is a single family neighborhood, separated from the subject site by Alexander Street, a fourlane divided roadway. Alexander Street Looking South If due to traffic operational issues access is denied via Alexander Street, the site may need to be served by a driveway connected via Spencer Street. Spencer Street, a short east west, dead end, local facility provides access to a Plant City Transportation Operations facility, a church and four single family homes on the south side of the this local facility. The home on the southeast corner of Spencer and Alexander Streets is zoned C 1A Neighborhood Business District. House on Spencer Street Alexander Street Looking North III. Plan Amendment Impacts/Issues Potable Water and Sanitary Sewer Plant City has adequate capacity to serve the potential development associated with PC/CPA Reference the attachments for a more detailed analysis of potential water consumption and wastewater generation, as provided by the Plant City City Engineer. Page 4 City of Plant City, PC/CPA 12 02

11 Solid Waste There is adequate capacity at Plant City s solid waste transfer facility to serve the potential uses allowed by PC/CPA Stormwater When this site is developed, adequate stormwater storage and treatment facilities will need to be in place to comply with the rules and provisions of the City of Plant City, as well as the Southwest Florida Water Management District (SWFWMD). Transportation The Alexander Street extension north of Interstate 4 is under construction, which is located in close proximity to the subject site, PC/CPA No capacity issues are forecasted by the proposed amendment, see analysis by the Hillsborough County Metropolitan Planning Organization (MPO). The complete transportation impact analysis can be reviewed in its entirety, as part of the Attachments. The Department of Transportation (DOT) provided the following comment: an impact assessment of this project be carried out, based on the highest and best commercial uses with respect to trip generation, along with mitigation scenarios... Based on actual build out, a transportation study will be performed to determine whether the access road will adversely affect traffic flow on Spencer Street. Based on this analysis, improvements may be required of the developer to the intersection of Spencer and Alexander Streets. Environmental The Planning Commission data bases do not indicate any environmental sensitive lands located on the site covered by PC/CPA The Environmental Protection Commission of Hillsborough County did note the amendment site as a historic solid waste disposal area. Any development on the site will need to be remediated in accordance with State law and the requirements of the City of Plant City. Recreation and Open Space If the site is developed with a residential component, the municipality will still continue to maintain its adopted level of service for parkland, as articulated in Recreation and Open Space Element of Plant City. City of Plant City, PC/CPA Page 5

12 Public Schools There is currently adequate school capacity to serve the maximum potential build out of nine residential units. The Hillsborough County School District s commented: The subject parcel is served by Wilson Elementary School, Tomlin Middle School, and Plant City High School. All three schools have available capacity at this time with sufficient student stations to accommodate the residential development that may be generated by the amendment. The Hillsborough County School District s comments can be reviewed in their entirety as part of the Attachments. Intergovernmental Coordination Staff requested cursory review comments from 1) Hillsborough County: Development Services; Fire Rescue; Sheriff s Office; Solid Waste Department; Public Works Department; Recreation Department; 2) City of Plant City: City Manager; City Attorney; Fire Department; Planning and Zoning Department; City Engineer; Community Development Department; Police Department; Public Works Department; Parks and Recreation Department; 3) Other Agencies: Hillsborough County Aviation Authority; Environmental Protection Commission of Hillsborough County; Florida Department of Transportation; Tampa Bay Regional Planning Council; Hillsborough County School District; Southwest Florida Water Management District and Tampa Bay Water. Other than those comments already noted; no significant comments on this map amendment have been received as of January 30, Comments received to date are included within the Attachments. IV. Relationship to the Comprehensive Plan The plan amendment request is consistent with the following objectives and policies of the Comprehensive Plan for the City of Plant City: Future Land Use Element Policy 1.C.2: Higher intensity non residential land uses that are adjacent to established neighborhoods shall be restricted to collectors and arterials and to locations external to established and developing neighborhoods. Recognizing that interstate interchanges are an important and limited resource, commercial and mixed use developments may be considered on a local roadway within ⅓ of a mile of an interchange. Provided that concurrently, the roadway is improved to meet collector roadway standards, access would not be through an existing or planned residential area and to ensure compatibility with adjacent parcels through such mechanisms as buffering, developed under a Community Unit Zoning District. Page 6 City of Plant City, PC/CPA 12 02

13 Policy 2.B.1: The City shall encourage the development of shopping nodes rather than scattered unplanned commercial development in order to limit the number of curb cuts and to reduce conflicts in land uses, particularly along collectors and arterials. Objective 7.A: In all actions of the City, urban sprawl shall be discouraged and a compact urban pattern of development shall be provided for in a manner which will promote the conversation of energy resources, the reduction of greenhouse gases, the full utilization of existing public infrastructure, and allow for the orderly extension and expansion of municipal facilities in a fiscally responsible manner within Plant City. Policy 7.E.1: Ensure that the location and timing of new development will be coordinated with the Cityʹs ability to provide public facilities through implementation of growth management measures such as development phasing, programming of public facilities and zoning and subdivision regulations. Policy 7.F.3: Restrict direct access to arterial roadways from development projects when access can be provided via a collector facility or internal road system. Policy 7.F.5: Land use planning efforts shall make a distinction between the land uses that may be considered within land areas adjacent to limited access highways but which are not directly accessible to an interchange, and those land areas that are directly accessible to an interchange. Public Facilities Element Objective 1.A: The City of Plant City will continue to implement procedures to ensure that at the time a development permit is issued, capacity, consistent with the level of service standards, is available, or will be available, when needed to serve the development. Transportation Element Policy 1.C.7: In order to reduce the impacts of vehicular activity on the Interstate system, the City will encourage the use of frontage roads or other parallel roads for that traffic whose origin and destination is internal to the City. Policy 1.H.3: Provide suitable site access, on site traffic movement, and parking for motorized and non motorized vehicles in all land development projects. City of Plant City, PC/CPA Page 7

14 V. Analysis and Conclusion The proposed plan amendment furthers the vision, policy direction and planning techniques as expressed within the Comprehensive Plan for the City of Plant City. Also, it promotes compact infill development, which will, overtime, reduce the number and length of vehicular trips. In addition, the amendment supports the concept of promoting development where adequate public facilities are currently available in Plant City. Programed transportation improvements are located in the area, along with planned nearby improvements to relieve traffic on I 4, as identified in the Northeast Plant City Area Master Plan. The map amendment site is located on the designated route of the central (transportation) loop, which has been strategically placed to serve the heart of Plant City. This roadway system is expected to be completed in the near future with the extension of Alexander Street, along with the programed expansion of Sam Allen Road from Paul Buchman Highway to Park Road. The subject parcel of this proposed amendment appears to be ideally placed to support the highway commercial needs of motorists on the central loop, along with serving those traveling on Interstate 4. As noted earlier, the propose amendment is supported by policy direction contained in the Comprehensive Plan for the City of Plant City. VI. Recommendation Staff recommends that PC/CPA be approved, amending the identified parcel from Residential 4 to a Commercial Future Land Use Plan Category finding the proposal consistent with the Comprehensive Plan for the City of Plant City, Future Land Use Element, Objectives and Policies 1.C.2, 2.B.1, 7.A, 7.E.1, 7.F.3, and 7.F.5; Public Facilities Element, Objective 1.A; and Transportation Element 1.C.7 and 1.H.3. Prepared By: Jay Collins, AICP January 30, 2013 Page 8 City of Plant City, PC/CPA 12 02

15 Attachment A Aerial Existing Land Use Map Zoning Map Adopted Future Land Use Map Proposed Future Land Use Map List of Permitted Uses in C 1 City of Plant City, PC/CPA Page 9

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17 PLANT CITY AERIAL PHOTOGRAPHY PC/CPA N IN NK F RA S LIN TE STA TER T PLAN AMENDMENT AREA 4W JURISDICTION BOUNDARY W HILLSBORO ST IN WK VALENCIA RD W HAMLIN ST E AVENUE WOODLAWN AVE TYNER ST W SPENCER ST WHITEHALL ST TYNER ST W DIXIE ST W DIXIE ST DATA SOURCES: Parcel lines and data from Hillsborough County Property Appraiser. Wetlands from SWFWMD, Significant Wildlife Habitat from Hillsborough County Geomatics. W GARDEN ST N FRANKLIN ST 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. W ENGLISH ST N BARNES ST MORSE ST N BURTON ST 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. N FERRELL ST ER ST ND LEX A NA ER 4E T N TEMPLE ST INT TE STA GS MORSE ST ,040 Feet AUHTOR: C.WELSH DATE: 11/14/12 PROJECT: G:\GISROOT\PROJECTS\CATHY\ARCMAP\PCPA\PCPA1202_AERIAL.MXD µ

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19 PLANT CITY EXISTING LAND USE Derived from Property Appraiser Parcels and NAL DOR Codes PC/CPA N FRANKLIN ST INTERSTATE 4 W SINGLE FAMILY / MOBILE HOME TWO FAMILY MULTI-FAMILY MOBILE HOME PARK VACANT W HILLSBORO ST PUBLIC / QUASIPUBLIC / INSTITUTIONS W KING ST W HAMLIN ST PUBLIC COMMUNICATIONS / UTILITIES RIGHT OF WAY/ROADS/HIGHWAYS EDUCATIONAL HEAVY COMMERCIAL N TEMPLE ST LIGHT COMMERCIAL INTERSTATE 4 E VALENCIA RD E AVENUE HEAVY INDUSTRIAL LIGHT INDUSTRIAL MINING RECREATION / OPEN SPACE AGRICULTURAL WOODLAWN AVE NATURAL WATER TYNER ST TYNER ST UNKNOWN NOT CLASSIFIED WHITEHALL ST BOUNDARY LINES COUNTY BOUNDARY W SPENCER ST JURISDICTION BOUNDARY TAMPA SERVICE AREA W DIXIE ST URBAN SERVICE AREA W DIXIE ST PLAN AMENDMENT AREA W GARDEN ST DATA SOURCES: Parcel lines and data from Hillsborough County Property Appraiser. Wetlands from SWFWMD, Significant Wildlife Habitat from Hillsborough County Geomatics. 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. N FERRELL ST N BURTON ST N FRANKLIN ST W ENGLISH ST 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. N ALEXANDER ST MORSE ST MORSE ST N BARNES ST ,040 AUHTOR: C.WELSH DATE: 11/14/12 PROJECT: G:\GISROOT\PROJECTS\CATHY\ARCMAP\PCPA\PCPA1202_AERIAL.MXD µ Feet

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21 PLANT CITY ADOPTED 2025 FUTURE LAND USE EFFECTIVE: JUNE 14, 2012 PC/CPA PLANT CITY FLUE N FRANKLIN ST RESIDENTIAL - 4 (4 DU/ACRE) RESIDENTIAL - 6 (6 DU/ACRE, FAR.25) RESIDENTIAL - 9 (9 DU/ACRE, FAR.35) INTERSTATE 4 E INTERSTATE 4 W W KING ST VALENCIA RD N TEMPLE ST W HAMLIN ST W HILLSBORO ST E AVENUE RESIDENTIAL - 12 (12 DU/ACRE, FAR.35) RESIDENTIAL - 20 (20 DU/ACRE, FAR.35) MIXED USE-RESIDENTIAL/COMMERCIAL (20 ACRE MINIMUM) MINIMUM AND MAXIMUM PERCENTAGE REQUIREMENTS FOR THE FOLLOWING USES: RESIDENTIAL: 65% MINIMUM AND 85% MAXIMUM COMMERCIAL: 15% MINIMUM AND 35% MAXIMUM MAXIMUM INTENSITY AND DENSITY REQUIREMENTS FOR THE FOLLOWING USES: RESIDENTIAL: 12 DU/GA COMMERCIAL: FAR.35 MIXED USE-RESIDENTIAL/COMMERCIAL/INDUSTRIAL (1000 ACRE MINIMUM) MINIMUM AND MAXIMUM PERCENTAGE REQUIREMENTS FOR THE FOLLOWING USES: RESIDENTIAL: 10% MINIMUM AND 50% MAXIMUM COMMERCIAL: 5% MINIMUM AND 35% MAXIMUM LIGHT INDUSTRIAL: 45% MINIMUM AND 85% MAXIMUM MAXIMUM INTENSITY AND DENSITY REQUIREMENTS FOR THE FOLLOWING USES: RESIDENTIAL: 12 DU/GA COMMERCIAL: FAR.35 LIGHT INDUSTRIAL: FAR.50 MIXED USE - GATEWAY (16 DU/ACRE, FAR.35) REQUIRES A MINUMUM OF TWO TYPES OF USES, NO SINGLE USE CAN EXCEED 80% OF THE TOTAL DEVELOPMENT LIGHT COMMERCIAL/OFFICE (10 DU/ACRE, FAR.35) COMMERCIAL (16 DU/ACRE, FAR.35) DOWNTOWN CORE INDUSTRIAL (FAR.50) PUBLIC/SEMI PUBLIC TYNER ST WOODLAWN AVE TYNER ST PARKS, RECREATION AND OPEN SPACE NATURAL PRESERVATION TRANSITIONAL AREA (DUE TO ANNEXATION) WATER WHITEHALL ST ENVIRONMENTALLY SENSITIVE AREAS WETLANDS W SPENCER ST W SPENCER ST BOUNDARY LINES COUNTY BOUNDARY W DIXIE ST JURISDICTION BOUNDARY PLAN AMENDMENT AREA W DIXIE ST W GARDEN ST DATA SOURCES: Parcel lines and data from Hillsborough County Property Appraiser. Wetlands from SWFWMD, Significant Wildlife Habitat from Hillsborough County Geomatics. 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. N FERRELL ST N BURTON ST N FRANKLIN ST W ENGLISH ST 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. N ALEXANDER ST MORSE ST MORSE ST N BARNES ST ,000 AUTHOR:WELSH DATE:11/14/12 PROJECT:g:/gisroot/projects/cathy/arcmap/pcpa/pcpa1202f_existing.mxd µ Feet

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23 PLANT CITY ADOPTED 2025 FUTURE LAND USE EFFECTIVE: JUNE 14, 2012 PROPOSED PC/CPA FROM RESIDENTIAL-4 TO COMMERCIAL PLANT CITY FLUE N FRANKLIN ST RESIDENTIAL - 4 (4 DU/ACRE) RESIDENTIAL - 6 (6 DU/ACRE, FAR.25) RESIDENTIAL - 9 (9 DU/ACRE, FAR.35) INTERSTATE 4 E INTERSTATE 4 W W KING ST VALENCIA RD N TEMPLE ST W HAMLIN ST W HILLSBORO ST E AVENUE RESIDENTIAL - 12 (12 DU/ACRE, FAR.35) RESIDENTIAL - 20 (20 DU/ACRE, FAR.35) MIXED USE-RESIDENTIAL/COMMERCIAL (20 ACRE MINIMUM) MINIMUM AND MAXIMUM PERCENTAGE REQUIREMENTS FOR THE FOLLOWING USES: RESIDENTIAL: 65% MINIMUM AND 85% MAXIMUM COMMERCIAL: 15% MINIMUM AND 35% MAXIMUM MAXIMUM INTENSITY AND DENSITY REQUIREMENTS FOR THE FOLLOWING USES: RESIDENTIAL: 12 DU/GA COMMERCIAL: FAR.35 MIXED USE-RESIDENTIAL/COMMERCIAL/INDUSTRIAL (1000 ACRE MINIMUM) MINIMUM AND MAXIMUM PERCENTAGE REQUIREMENTS FOR THE FOLLOWING USES: RESIDENTIAL: 10% MINIMUM AND 50% MAXIMUM COMMERCIAL: 5% MINIMUM AND 35% MAXIMUM LIGHT INDUSTRIAL: 45% MINIMUM AND 85% MAXIMUM MAXIMUM INTENSITY AND DENSITY REQUIREMENTS FOR THE FOLLOWING USES: RESIDENTIAL: 12 DU/GA COMMERCIAL: FAR.35 LIGHT INDUSTRIAL: FAR.50 MIXED USE - GATEWAY (16 DU/ACRE, FAR.35) REQUIRES A MINUMUM OF TWO TYPES OF USES, NO SINGLE USE CAN EXCEED 80% OF THE TOTAL DEVELOPMENT LIGHT COMMERCIAL/OFFICE (10 DU/ACRE, FAR.35) COMMERCIAL (16 DU/ACRE, FAR.35) DOWNTOWN CORE INDUSTRIAL (FAR.50) PUBLIC/SEMI PUBLIC TYNER ST WOODLAWN AVE TYNER ST PARKS, RECREATION AND OPEN SPACE NATURAL PRESERVATION TRANSITIONAL AREA (DUE TO ANNEXATION) WATER WHITEHALL ST ENVIRONMENTALLY SENSITIVE AREAS WETLANDS W SPENCER ST BOUNDARY LINES COUNTY BOUNDARY W DIXIE ST JURISDICTION BOUNDARY PLAN AMENDMENT AREA W DIXIE ST W GARDEN ST DATA SOURCES: Parcel lines and data from Hillsborough County Property Appraiser. Wetlands from SWFWMD, Significant Wildlife Habitat from Hillsborough County Geomatics. 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. N FERRELL ST N BURTON ST N FRANKLIN ST W ENGLISH ST 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. N ALEXANDER ST MORSE ST MORSE ST N BARNES ST ,040 AUTHOR:WELSH DATE:11/14/12 PROJECT:g:/gisroot/projects/cathy/arcmap/pcpa/pcpa1202f_proposed.mxd µ Feet

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25 PLANT CITY ZONING MAP PC/CPA PLANT CITY ZONING N FRANKLIN ST R-1A SINGLE-FAMILY DWELLING R-1 SINGLE-FAMILY DWELLING INTERSTATE 4 W R-1B SINGLE-FAMILY DWELLING R-1C SINGLE-FAMILY DWELLING R-2 MULTIPLE-FAMILY DWELLING W KING ST W HAMLIN ST W HILLSBORO ST R-3 MULTIPLE-FAMILY DWELLING C-U COMMUNITY UNIT C-1A NEIGHBORHOOD BUSINESS C-1B NEIGHBORHOOD BUSINESS N TEMPLE ST C-1C NEIGHBORHOOD BUSINESS INTERSTATE 4 E VALENCIA RD E AVENUE C-1 GENERAL COMMERCIAL C-2 GENERAL COMMERCIAL M-AP AIRPORT INDUSTRIAL M-1 INDUSTRIAL WOODLAWN AVE M-1A LIGHT INDUSTRIAL TYNER ST TYNER ST CC COMMUNITY COLLEGE MU-A MIXED USE - AGRICULTURE WHITEHALL ST ASC-1 AGRICULTURE - SINGLE-FAMILY CONVENTIONAL (HC) W SPENCER ST ROADS AND BOUNDARY LINES COUNTY BOUNDARY JURISDICTION BOUNDARY W DIXIE ST W DIXIE ST TAMPA SERVICE AREA URBAN SERVICE AREA PLAN AMENDMENT AREA W GARDEN ST DATA SOURCES: Zoning from Hillsborough County City-County in cooperation with Plant City. Planning Commission Parcel lines and data from Hillsborough County Property Appraiser. Wetlands from SWFWMD, Significant Wildlife Habitat from Hillsborough County Geomatics. 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. N FERRELL ST N BURTON ST N FRANKLIN ST W ENGLISH ST 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. N ALEXANDER ST MORSE ST MORSE ST N BARNES ST ,000 AUTHOR:WELSH DATE:11/14/12 PROJECT:g:/gisroot/projects/cathy/arcmap/pcpa/pcpa1202zone.mxd µ Feet

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29 Attachment B Reviewing Agency Comments City of Plant City, PC/CPA Page 11

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39 Plant City Comprehensive Plan Amendment Request PC/CPA Hillsborough County Metropolitan Planning Organization Transportation Analysis What is the adopted level of service standard for roadway facilities in this area? Road Name From To Adopted LOS Standard I-4 Branch Forbes Rd. to Alexander Street D** Alexander Street Victoria St. to I-4 Frontage Rd. S. D** W. Spencer St. Alexander St. to Dead end NA What is the current level of service for roadway facilities in the area? Road Name From - To Current LOS I-4 Branch Forbes Rd. to Alexander Street D** Alexander Street Victoria St. to I-4 Frontage Rd. S. B** W. Spencer St. Alexander St. to Dead end NA ** Based on the Plant City Roadways Level of Service Report Is there available capacity on the facilities in the area? Direct access to the study area is from W. Spencer St. (a 2 Lane local roadway) via Alexander St. (a 4 Lane Divided Arterial) between I-4 Frontage Rd. South and Victoria St. The Plant City Roadways Level of Service Report indicates that there is an allowed Peak Hour Directional Capacity of 335 vehicles on I-4 and 1,429 on Alexander Street. This indicates that additional traffic can be accommodated on these roadways. There is no information available on W. Spencer St. Are there any Planned improvements in the area? Sam Allen Rd. from SR 39 to Park Rd., and Park Rd. from Interstate-4 to Sam Allen Rd. are shown in the Cost Affordable 2035 Long Range Transportation Plan as being widened to 4 Lane Divided facilities. The 2035 Long Range Transportation Plan also includes a new 4 Lane road, CR 39/Alexander Street, from I-4 to Knights Griffin Road.

40 Are there any Programmed improvements in the area? Sam Allen Rd. from SR 39 to Park Rd., and Park Rd. from Interstate-4 to Sam Allen Rd. are shown in the Transportation Improvement Program. The extension of CR 39/Alexander from I-4 to Knights Griffin Road is currently under construction. What is the impact of the proposed plan amendment? The proposal is to change 2.85 acres from Residential-4 to Commercial Existing Scenario Maximum Buildout (Residential-4) 11 Dwelling Units of Single Family Detached Housing (ITE 210) 6 PM Peak Hr Peak Direction Trips Proposed Scenarios Maximum Buildout Examples (Commercial) 9 Dwelling Units of Single Family Detached Housing (ITE 210) Th.Sq.Ft. of Convenience Market with Gasoline Pumps (ITE 853) 12 Th.Sq.Ft. of Pharmacy/Drugstore (ITE 880) and 4.3 Th.Sq.Ft. of Fast-Food Restaurant (ITE 934) 5 PM Peak Hr Peak Direction Trips 102 PM Peak Hr Peak Direction Trips 139 PM Peak Hr Peak Direction Trips Based upon maximum buildout scenarios, the existing land use category could generate up to 6 Peak Hour Peak Direction Trips. The maximum build out scenario under the proposed land use designation could generate up to 139 Peak Hour Peak Direction Trips. If access is from W. Spencer St. via Alexander St., the trips generated by either the existing or proposed maximum buildout scenario would not likely cause the surrounding roads to operate at a deficient level of service. There is not enough information to determine the impacts on W. Spencer St.

41 Jay Collins From: Ivana Blankenship Sent: Monday, December 10, :24 PM To: Jay Collins Subject: PC/CPA Hello, Tampa Bay Water reviewed the proposed plan amendment PC/CPA We do not have any comments. Thank you, Ivana Ivana K. Blankenship Planning and Outreach Program Manager Tampa Bay Water 2575 Enterprise Road Clearwater, FL Tel: Cell: Fax: ********************************************************************** Tampa Bay Water scans all for viruses, worms, and inappropriate material and blocks deemed harmful or inappropriate. service is provided to Tampa Bay Water users for business purposes and is subject to public records laws. Scanned by the Clearswift SECURE Gateway. ********************************************************************** 1

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43 MEMORANDUM To: Jay Collins, Community Planner II From: David Borisenko, AICP Department Manager, Planning and Facilities Siting Date: December 6, 2012 Re: Plant City Comprehensive Plan Amendment PC/CPA PC/CPA Amendment would convert a 2.85 acre parcel from Residential 4 to Commercial. Up to 45 multifamily dwelling units could potentially be developed on the site. Based on adopted Student Generation Rates the amendment could potentially generate 6 students in the kindergarten through 5 th grade level, 3 students at the 6 th through 8 th grade level, and 3 students at the high school level. The schools serving the subject area are Wilson Elementary, Tomlin Middle, and Plant City High School. All schools currently have adequate capacity and are projected to have capacity in the future. School FISH Capacity Reserved for concurrency Students generated by the proposed amendment Enrollment Available Capacity Projected Enrollment Available Capacity Wilson Elementary Tomlin Middle Plant City High School Raymond O. Shelton School Administrative Center 901 East Kennedy Blvd. Tampa, FL Phone: FAX: School District Main Office: P.O. Box 3408 Tampa, FL Website:

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45 Memorandum Date: January 4, 2013 To: Jay Collins, Planning Commission From: Brett Gocka, Plant City City Engineer Re: December 2012 Cycle CPAs The City of Plant City Engineering Division has reviewed the potential potable water and sanitary sewer impacts for the amendments listed below: Existing Capacity Water Permitted Capacity: MGD Existing Available Capacity: MGD Sewer Permitted Capacity: 10.0 MGD Existing Available Capacity: 4.3 MGD Proposed Demand Calculations PC/CPA (Alexander street) The maximum build out for this map amendment is 9 dwelling units or 124,146 sq. ft. non residential uses (or a combination thereof). Using 350 gallons per day (GPD) for residential: Water Demand = 3,150 GPD Sewer Demand = 3,150 GPD Using 15 gallons per 100 sq. ft. non residential per day: Water Demand = 18,622 GPD Sewer Demand = 18,622 GPD Conclusion Maximum total demand of 18,622 GPD for water and sewer can be met by the existing available capacity of Plant City.

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47 M E M O R A N D U M DATE: January 28, 2013 TO: FROM: Jay Collins, AICP, Community Planner II The Planning Commission Eli Alvarado, Project Manager II Public Utilities Department SUBJECT: Review of Plan Amendment PC/CPA The Public Utilities Department Solid Waste (PUD/SW) staff 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 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 a CIP program, which includes maintaining and expanding its Solid Waste Management System. Please contact me at should you have any questions.

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49 Jay Collins From: Sent: To: Subject: Jack Holland Friday, December 07, :57 PM Jay Collins RE: Plant City Comprehensive Plan Amendment Agency Comment Request Jay received the hard copy as well no comments from Recreation & Parks. Have a great weekend! Jack IT STARTS IN PARKS! CITY OF PLANT CITY Jack Holland, Director Recreation & Parks Department 1904 South Park Road, Plant City FL jholland@plantcitygov.com front desk ext 4303 direct fax From: Jay Collins [mailto:collinsj@plancom.org] Sent: Tuesday, December 04, :28 PM To: 'epcinfo@epchc.org'; Wally Blain; Bud Whitehead; 'moredaj@hillsboroughcounty.org'; 'Lorraine Duffy-Suarez (Lorraine.Duffy-Suarez@sdhc.k12.fl.us)'; 'pdye@tampabaywater.org'; Beth Alden; 'jason.mickel@swfwmd.com'; 'alvaradoe@hillsboroughcounty.org'; Steve Griffin; 'kamermayerc@hillsboroughcounty.org'; 'thorntonm@hillsboroughcounty.org'; 'dmcinturff@hcso.tampa.fl.us'; Gregory Horwedel; Ken Buchman; Jim McDaniel; David Burnett; 'Daniel.Santos@dot.state.fl.us'; Bill Mcdl; Brett Gocka; Jack Holland; 'executivedirector@tbarta.com'; 'ssingletary@plantcitygov.net'; Jack Holland; Hiznay, Tom (HiznayT@HillsboroughCounty.ORG) Subject: Plant City Comprehensive Plan Amendment Agency Comment Request Request for Public Agency Comments on Comprehensive Plan Amendment City of Plant City CPA (Alexander Street) Please review and forward comments to the Planning Commission no later than January 4, If you have no comments please respond with an to that effect. Please your review and comments to Jay Collins, AICP, Community Planner at collinsj@plancom.org. If possible, it would be greatly appreciated, if you submit your comments electronically in the Word or Adobe PDF format. A letter to the same effect of the attachment will follow this . Thank you for reviewing the proposed plan amendment. ]tç VÉÄÄ Çá Jay Collins, AICP Community Planner II Hillsborough County City-County Planning Commission (813) ext. 335 collinsj@plancom.org We are committed to maintaining the highest level of service and we value your feedback. Please complete our Customer Service Survey by visiting As a public agency, all incoming and outgoing messages are subject to public records inspection. 1

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