Mitchell Ranch South MPUD Application for Master Planned Unit Development Approval Project Narrative Introduction Mitchell Ranch South is a proposed single family (detached) residential development on approximately 48 acres located within the larger Mitchell Ranch Western Hub PD. The location of the project along the north side of Mitchell Ranch Road, west of the intersection of Little Road provide the opportunity for the creation of a transitional single family development between the proposed Mitchell 54 West MPUD to the north, and the significant residential communities within Trinity to the south. The project will be developed as a pedestrian-friendly single family residential community with vehicular and pedestrian connections to the surrounding amenities, including the YMCA, schools, retail, restaurants and medical facilities. The centrally located wetland system on the property will be preserved and integrated into the design of the community. Project Description, LDC Section 402.2.C.2: A. General purpose & character of the proposed development Consistent with the Pasco County Comprehensive Plan, the site is a portion of the Western Hub PD (Planned Development) Future Land Use Classification (FLUC). The Western Hub Comprehensive Plan Subarea Policy FLU 7.1.27 includes the entire Mitchell Ranch, and allows a maximum of 3,772,027 s.f. Retail/Office uses and 6,773 residential units. Mitchell Ranch South is a compact walkable single family residential project containing 48 acres MOL, and only a small part of the Western Hub PD entitlements. The proposed 90 single family (detached) units is only about 1% of the allowable residential units in the Western Hub PD. The companion Conceptual Lot Layout plan (for information purposes only) has been provided to illustrate the intended general configuration of the lots within the subject property. The Western Hub Subarea, and therefore Mitchell Ranch South, are located within the Urban Service Area. The Tampa Bay well-established northern growth trend, as well as the easy access to Tampa and Clearwater, have contributed to the marketability of transitional residential development at this strategic location about 4 miles east of US 19, and 7 miles west of the Suncoast Parkway/SR 54 Interchange. The project is along the north side of Mitchell Boulevard, which connects to McMullen Booth Road in Pinellas County. McMullen Booth Road is the only major arterial roadway parallel to the US 19 traffic corridor. Identified on FLU Map 2-9(27), the Mitchell Ranch South project is located along the north side of Mitchell Boulevard, west of the intersection of Mitchell Boulevard and Little Road in southwestern Pasco County. Trinity Communities is a very successful development that has given its name to the surrounding area. The Mitchell family name also has a strong presence. The surrounding neighborhood has been developed with numerous retail and restaurant uses to the north and east, the Medical Center of Trinity to the east; Seven Springs Middle School and
J.W. Mitchell High School to the north, Trinity Oaks Elementary to the south, and several established residential subdivisions to the south. In addition, this proposed development will provide a transitional neighborhood of smaller detached residential units between the proposed Mitchell 54 West MPUD to the north, and the traditional single family residential communities of Trinity to the south. The proposed Mitchell Ranch South parcel is a very small, isolated component of the Western Hub Subarea. Therefore, it is difficult to incorporate many of the urban design components into this development. However, components have been included (as shown on the Conceptual Lot Layout) in an attempt to remain consistent with the Western Hub Subarea Policies, which include the following language: o Shall create a pedestrian-friendly, human-scale environment. o The design shall establish a framework providing for connectivity and walkability throughout the community and to adjacent uses, efficient traffic circulation, and maximum internal capture. o Shall provide open space and pedestrian circulation throughout the site and to adjacent used (i.e. retail, recreation, office, medical, etc.). The Western Hub Subarea Policies include the maximum levels of development for the various residential and non-residential uses. The Western Hub PD permits the proposed single family detached units. B. Land use table Included on Master Plan C. Structural concepts, including height, anticipated building type As illustrated on the Master Plan, the proposed MPUD will consist of single family detached residential units oriented in a manner to minimize the impacts to the existing wetlands on the site. The proposed lots will consist of fifty (50) foot minimum widths, with five (5) foot side setbacks to maximize the density of this product on the subject property. D. Recreation and open space The plans for Mitchell Ranch South include walkable access to parks and public spaces for residents of the Community. Significant open space is being preserved and enhanced through the preservation of the vast majority of the wetlands on the site and the creation of community recreational open space in the form of trails and a neighborhood park. 2
E. Facilities commitments Adequate water and waste water utility lines and capacity exist along the perimeter of the project. Water and sewer connections and a Utilities Service Plan will be provided as required during permitting. A Letter of Service Availability for water, sewer and reclaimed water has been received from FGUA (Florida Governmental Utility Authority) and will be provided upon request. F. Management of common areas and facilities All common components not deeded or dedicated to the County will be owned and maintained by a property owners association. G. Special requests for variances, alternative standards and other approvals At the time of this initial submittal, the only variance anticipated would be from Section 901.6 Street Design and Dedication, with the anticipated single family residential development consisting of private streets (gated community). A. Location map Map Information, LDC Section 402.2.C.3 A location map and current aerial, as required by LDC Section 402.2.C.3, are shown on the Master Plan. B. Major county roads All major roadways within 1 mile of the project boundary, as required by LDC Section 402.2.C.3, are shown on the location map included on the Master Plan. The project has approximately 1,600 feet of frontage along Mitchell Boulevard to the south, and along Photonics Drive to the north. The site is located approximately 900 feet west of Little Road. 3
C. Wellhead protection/special protection areas There are no wellhead protection or special protection areas within 1,000 feet of the proposed development. D. Proposed roadways The locations of all existing and proposed major public roadway, rights-of-way, and easements adjacent to or within the property are shown on the MPUD plan or on the survey prepared by Florida Design Consultants, Inc. with the most recent revisions as of May 16, 2014 included in the Application materials. As shown on the survey, there are several easements on the site, none of which are anticipated to have any adverse impact on the proposed development, as they are generally along various ROWs and/or are no longer applicable. Physical Resources Information, LDC section 402.2.C.4 A. Topographic information providing 100-year floodplain and wetland delineations Topographic information obtained from a field survey completed by Florida Design Consultants, Inc. in 2004 is shown on the Master Plan. A Formal Wetland Determination for the subject property was approved by the Southwest Florida Water Management District under ERP No. 27469.001, which was issued in November 2005. (Subsequent extensions to this permit have been received from the SWFWMD.) The limits of the post-development wetlands are included on the Master Plan. B. Soils A copy of the most recent Pasco County soils survey is included in the submittal package. The upland soils on the property include Adamsville fine sand, Narcoossee fine sand, Smyrna fine sand and Taveres sand (0 to 5 percent slopes). All of these soil types are suitable for urban development. Through the south and central part of the property are areas of (Sellere) mucky loamy fine sand which is a wetland soil, not suitable for development; however, upon permitted impact, those soils will be removed. Geotechnical studies will be performed to ascertain that all areas that are planned for buildings or major structures will be located on suitable soils. 4
C. Environmental/wildlife study An Environmental/Wildlife Habitat study report was prepared by Cardno ENTRIX, dated May 2014. This report concluded that, due to the habitats present and lack of native habitat on site, the development of the project site would not result in the unacceptable or significant loss of wildlife, habitat or listed species. D. Phase I cultural resource assessment A cultural resource assessment survey was prepared by Cardno ENTRIX, dated April 11, 2014, and is included in the Application materials. The assessment concluded that there are no sites within the project boundaries that meet the minimum criteria for listing on the NRHP. No further research or archaeological testing is recommended. E. Estimated pre-development and post-development acres of wetlands by category Please refer to the accompanying Environmental/Wildlife Habitat report prepared by Cardno ENTRIX. Master Plan, LDC Section 402.C.5: A. The master plan includes the following base information: (1) Topography. (2) Floodplains and elevations. (3) Wetlands (Categories I, II, and III). (4) Critical linkages as defined in the Comprehensive Plan. Not Applicable B. The master plan graphically depicts the proposed use of the site, including: (1) Proposed land uses, including the proposed number of lots. (2) Conceptual lot layouts. (3) Open space. (4) Proposed preservation or conservation areas. (5) The proposed location of major streets and thoroughfares. (6) A generalized mobility plan, including bicycle, pedestrian and transit facilities. 5
(7) Recreation areas for residential projects, including neighborhood parks. (8) Buffers and setbacks meeting the requirements of this Code and as necessary to ensure compatibility with the surrounding area. (9) Major facilities, including a delineation of proposed school sites and fire station sites, if necessary, for the service of the area as developed. Arrangements for an off-site school are being analyzed and evaluated. No other major facilities are necessary. C. The master plan identifies: (1) The existing zoning. (2) The existing land use. (3) The Future Land Use Classification on the site and the surrounding areas within 500 feet of the site. D. As noted during the Pre-Application meeting, phasing of the MPUD is not required due to the size of the development. E. A table showing the acreage for wetlands by category. F. A table of proposed gross and net acreages for residential and non-residential land uses. A. Existing utility locations Utilities and Services Plan, LDC Section 402.2.C.6: Existing FGUA water and sewer mains are located along the perimeter of the subject property. These include am existing lift station and 4 force main along the east property boundary, and a 12 water main at the northwest corner of the property (Photonics Drive) and a 10 water main along Mitchell Boulevard (to the south). A Utility Master Plan for the project area will be prepared and provided as required during preliminary site plan review. B. Drainage Potable water and sewer: FGUA (Florida Governmental Utility Authority) Fire Service: Pasco County Fire/Rescue Electric Service: Duke Energy Telephone: Verizon Florida, Inc. The subject property is located within the Duck Slough Drainage Basin. The general direction of surface drainage is from south to north, as shown on the Master Plan. The existing drainage patterns from the subject property will remain in place, and the design of the project will be in 6
accordance with Pasco County and the Southwest Florida Water Management District (SWFWMD) regulations. The site is not located within a Basin of Special Concern, and there are no areas of known flooding on the Pasco County GIS maps. No portion of this property will contribute runoff to the south toward the area of the Duck Slough Basin that experienced flooding during Tropical Storm Debby. The existing/historical direction of flow across this property is from south to North (away from Mitchell Boulevard). In fact, the design of the adjacent section of Mitchell Boulevard includes the discharge of runoff (at the required regulated rate) from the road right-ofway, north through the system on the subject property. These existing runoff patterns will be maintained throughout the design of this project, as required by local and state stormwater management regulations. The subject property is located on Flood Insurance Rate Map (FIRM) Panels 120230-0360D and 120230-0370D, revised September 30, 1992. All of the subject property lies within Zone X on these respective maps. C. School Impact A questionnaire has been provided to the District School Board, a signed copy of which is included. Per conversations with Chris Williams, there is adequate capacity for high school and middle school students and elementary school capacity could be satisfied. The school board would prefer to have students from a project attend the same school, and therefore, the School District is interested in locating a public school in this area. However, the School Board recognizes that Mitchell Ranch South has its physical constraints, and that there are other more appropriate locations for an elementary school when needed. The owner of the Mitchell Ranch East property has agreed to work with the school board to locate this future site. Other public facilities include potable water, sanitary sewer, solid waste, transit stops, drainage, and parks. The necessary facilities are in place or will be provided prior to the issuance of the final certificate of capacity. Transportation Management, LDC Section 402.2.C.7: A. A transportation analysis is being performed by Lincks and Associates. A copy of the Timing and Phasing Methodology and the Substandard Road Review Application submitted prior to our MPUD submittal is included as an attachment. B. The traffic study by Lincks and Associates will be completed and approved prior to the scheduling of the DRC meeting for the total MPUD approval. Content Meeting, LDC Section 303.6.A: A pre-application meeting took place on May 8, 2014, and a content review meeting is taking place at the time of submittal. 7