Memorial Highway Mixed Use Area Planning Commission Public Hearing: September 8, 2014

Memorial Highway Mixed Use Area Planning Commission Public Hearing: September 8, 2014 Application type Location Property Size Folio Number Existing Future Land Use Proposed Future Land Use Existing Land Use Urban Service Area Community Plan Area Vision Map Designations Agency Review Comments Applicable Plan Sections Staff Planner Staff Recommendation Publicly initiated Area located between Normandy Drive and extending to the western boundary of the Captiva Club Apartments property, generally including properties fronting on Memorial Highway and Marston Drive. 23.34± acres Listed in the appendices (29 Folio Numbers) Residential-6 (RES-6) Suburban Mixed Use-6 (SMU-6) Light Commercial, Public/Quasi-Public, and Light Industrial Yes Town N Country Community Plan N/A No Objections All Agency Comments are provided in Appendices. Future Land Use Element Objectives and Policies regarding compatibility with residential Areas, and the Urban Service Area. Livable Communities Element, Town N Country Community Plan vision statements regarding redevelopment and employment opportunities. Krista Kelly, AICP CONSISTENT

Existing Land Uses Memorial Highway and Marston Drive. Existing Land Uses in the Area The properties within the proposed plan amendment area are developed with retail commercial, office and light industrial uses. These properties were zoned with commercial and office zoning districts during the zoning conformance process from the late 80 s to early 90 s to reflect the land uses and existing zoning at the time the 2010 Comprehensive Plan was adopted. However, this area was designated Residential-6 on the Future Land Use Map (FLUM) which does not accurately reflect the existing development fronting on The area surrounding the amendment site is residential in character. The surrounding area consists of a mixture of single family, townhomes and apartments. In addition, two schools are located less than a mile from the site, one to the north and the other to the east. Future Land Uses Adopted RES-20 Proposed RES-4 RES- 6 SMU- 6 RES-12 The areas surrounding the amendment site are predominately designated residentially on the Future Land Use Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 2 of 16 Planning Commission Staff Report

Map (FLUM). The adjacent residential designations include Residential-4 (4 dwelling unit per acre), Residential-6 (6 dwelling unit per acre), Residential-12 (12 dwelling unit per acre) and Residential-20 (20 dwelling unit per acre) and generally reflects the areas established residential development pattern. In addition to the allowable residential densities, non-residential uses meeting locational criteria may be permitted in these areas, with the exception of light industrial uses. The proposed change to the amendment area which is currently designated RES-6, would allow a greater range of non-residential uses. Designating the amendment area SMU-6 would not change the allowable residential density and intensity for neighborhood commercial and office uses, but would allow for light industrial uses. As illustrated on the Existing Land Use map above, the SMU-6 designation would more accurately reflect the existing development pattern including commercial, office and light industrial uses not allowed in RES-6. The applicant is requesting a Future Land Use Map designation change on 23.34± acres from Residential-6 (RES-6) to Suburban Mixed Use-6 (SMU-6). Acres: 19.2 From: Residential-6 (RES-6) To: Suburban Mixed Use-6 Maximum Density Maximum Development Potential Range of Allowable Uses Maximum Floor Area Ratio Up to 6.0 dwelling units per gross acre 140 dwelling units 140 dwelling units Residential, suburban scale neighborhood commercial, office uses, multi-purpose projects and mixed use development. Non-residential uses shall meet established locational criteria for specific land use. Suburban scale neighborhood commercial, office, multi-purpose, or mixed use projects limited to 175,000 sq. ft. or.25 FAR, whichever is less intense. Up to 6.0 dwelling units per gross acre Residential, suburban scale neighborhood commercial, office uses, research corporate park uses, light industrial, multi-purpose and clustered residential and/or mixed use projects at appropriate locations. Neighborhood Commercial uses shall meet locational criteria or be part of larger mixed use planned development. Office uses are not subject to locational criteria. Suburban scale neighborhood commercial, projects limited to 175,000 sq. ft. or 0.25 FAR, whichever is less intense for free standing projects (pursuant to the locational criteria) or 20% of the projects land area when part of larger planned Practical Impacts The primary impact of this change is adding the allowance for light industrial uses. The density and FAR allowed in both categories are the same. Future Land Use Element Urban Service Area 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 Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 3 of 16 Planning Commission Staff Report

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. Objective 16: Neighborhood Protection - The neighborhood is the functional unit of community development. There is a need to protect existing, neighborhoods and communities and those that will emerge in the future. To preserve and protect neighborhoods and communities, all new development must conform to the following policies. 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. Neighborhood/Community Development 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 16.10: Any density increase shall be compatible with existing, proposed, or planned surrounding development. 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. Mixed Use Land Use Categories Objective 19: The County will establish techniques in the Comprehensive Plan, which will ensure mixed use development in the mixed use categories. Policy 19.3: Incentives for Mixed Use The following incentives are available to encourage mixed use and vertically integrated mixed use projects within the Urban Service Area: Parking structures shall not count towards the FAR for projects that include 3 or more land uses or vertically integrate two land uses. Projects that either include 3 or more land uses or vertically integrate two land uses may utilize a density bonus to the next higher land use category or the following FAR bonus: Property with a Future Land Use Category of 35 units per acre and/or 1.00 FAR and higher and within the USA may increase up to 50 units and/or an additional.50 FAR Property within a Future Land Use Category of 9 units per acre and/or.5 FAR and higher and within the USA Increase in FAR by.25 Property within a Future Land Use Category of 4 units per acre and/or.25 FAR and higher and within the USA Increase in FAR by.10 When considering mixed use projects of 3 or more land uses, a different housing type (multifamily, attached single family or Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 4 of 16 Planning Commission Staff Report

detached single family) may be considered as one of the uses. Policy 19.5: The Planning Commission staff shall review the locations of the mixed use categories on the Future Land Use categories on the Future Land Use Map and their appropriateness given existing and approved development patterns. Any needed amendments to the location of the mixed use land use categories on the Future Land Use Map shall be initiated by the end of 2009. TOWN N COUNTRY COMMUNITY PLAN III. Vision Statement We the People of Town N Country cherish our location next to Tampa Bay, and advocate the creation of town centers that serve as a community gathering places. We support the expansion of protected lands, seek better connectivity in our trail networks, and endorse the creation of recreational opportunities for young and old alike. We encourage redevelopment of our older commercial centers and desire a strong business sector that contributes to the community and provides meaningful employment opportunities. We support non-residential construction in a pedestrian friendly, new urban design that contributes to the community s sense of place. We would like to see a reduction in traffic congestion, an increase in transit service and will take steps to improve the appearance and safety of our primary roadways. We want the property values of our homes and businesses to increase. We desire proactive enforcement of housing and commercial codes. We are committed to strengthening our community and business associations to work together on furthering our common goals. We will continue to be an urban community with citizens who have a strong sense of civic pride and are committed to improving our way of life. This amendment is initiated by staff to recognize the existing commercial, office and light industrial uses fronting on Memorial Highway and Marston Drive, in the Town N Country area. This comprehensive approach to change the FLUM designation for an area that encompasses 29 parcels totaling 23.34 acres is intended to enhance the accuracy of the FLUM and to allow for greater flexibility and opportunity for redevelopment of properties in this area. In the January Submittal cycle, plan amendment CPA 14-01, a privately initiated request, was made (see the orange dotted area) to change the FLUM designation on a large tract that is part of the Memorial Mixed Use Area currently under consideration for this plan amendment. The applicant was using a portion of the property as an overflow area to provide space for outdoor storage for RV s and boats for a business across the street (Marston Drive). Code Enforcement intervened as the site did not have the required zoning and FLUM designation. The applicant sought to remedy the situation by amending the FLUM designation and rezoning the property. Staff acknowledged that there was a need to reconcile the zoning and FLUM designation in this area, and rather than piecemeal amendments to addressing the issue, a study was conducted to comprehensively address the issue. See the Study in the Appendices. The applicant elected to postpone going forward with the amendment to see the results Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 5 of 16 Planning Commission Staff Report

of the Memorial Highway Mixed Use Area Study. Staff, after reviewing the existing conditions and meeting with the property owners in the Study Area, concluded that an amendment to recognize the existing zoning and development pattern was the appropriate way to proceed. Thus, this was the basis for this staff initiated plan amendment. The proposed change of the FLUM designation on properties in the Memorial Highway Mixed Use Area to SMU-6 is consistent with Comprehensive Plan policies that support neighborhood protection and compatibility between uses. The SMU-6 designation would more accurately reflect the existing conditions and provide opportunities for redevelopment in this area and would potentially enhance compatibility due to current regulations. Staff evaluated the Memorial Highway Mixed Use Study Area and found that there was a clearly defined boundary between the Study Area and the adjacent residential subdivisions and apartment complexes surrounding the amendment site. This mixed use area is contained by various factors: 1) The depth of the area is defined and bounded by the established residential area surrounding the site, 2) a creek to the north on the southern portion of the area, and 3) the length of the area is marked by existing apartment complexes that bound the area to the north and south end of area along the Memorial Highway corridor. The defined boundary would discourage further encroachment of non-residential uses into the adjacent residential areas. In addition, the proposed amendment will reconcile and align the zoning with the FLUM designation, eliminating the non-conforming status of some of the properties within the Study Area. Currently the properties in this area are zoned B-PO, C-G, C-N and PD. Staff recommends that the Planning Commission find the proposed land use designation change for CPA 14-08 from Residential-6 to Suburban Mixed Use-6 on 23.34± acres CONSISTENT with the Future of Hillsborough Comprehensive Plan and forward this recommendation to the Board of County Commissioners. Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 6 of 16 Planning Commission Staff Report

Attachment A RESIDENTIAL-6 SUBURBAN MIXED USE-6 Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 7 of 16 Planning Commission Staff Report

Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 8 of 16 Planning Commission Staff Report

FUTURE OF HILLSBOROUGH SUBURBAN LAND USE CLASSIFICATION Residential-6 (RES-6) RESIDENTIAL GROSS DENSITY TYPICAL USES MAXIMUM FLOOR AREA RATIO OR SQUARE FEET SPECIFIC INTENT OF CATEGORY Up to a maximum of 6.0 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 state. See related policies regarding clustering. Residential, suburban scale neighborhood commercial, office uses, multi-purpose projects and mixed use development. Nonresidential 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. 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 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 established locational criteria for specific land use. Hillsborough County Future Land Use 171

FUTURE OF HILLSBOROUGH SUBURBAN LAND USE CLASSIFICATION Suburban Mixed Use-6 (SMU-6) RESIDENTIAL GROSS DENSITY TYPICAL USES MAXIMUM FLOOR AREA RATIO OR SQUARE FEET SPECIFIC INTENT OF CATEGORY Up to 6.0 dwelling units per gross acre, provided the project demonstrates a clustered, planned development utilizing open space which ensures the preservation of the natural and scenic qualities of open lands. Projects utilizing this option must meet the requirements specified below. Clustering will be demonstrated through higher than typical residential net densities and preservation of open space to preserve the natural and scenic qualities of open lands. Rezonings shall be approved through a site planned controlled rezoning district in which the site plan demonstrates detailed internal relationships and pedestrian integration among uses, controlled through performance standards adopted in the Land Development Regulations, or through a mixed use standard zoning district. Exceptions to this requirement may be included within the Land Development Code. 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. Residential, suburban scale neighborhood commercial, office uses, research corporate park uses, light industrial multi-purpose and clustered residential and/or mixed use projects at appropriate locations. Neighborhood Commercial uses shall meet locational criteria or be part of larger mixed use planned development. Office uses are not subject to locational criteria. Agricultural uses may be permitted pursuant to policies in the agricultural objective areas of the Future Land Use Element. Projects which provided mixed uses in this category must demonstrate detailed integration, scale, diversity and internal relationships of uses on site. Projects that are 40 acres in size or greater must demonstrate a mix of land uses in accordance with Policy 19.1. This acreage threshold will not apply to properties that have adopted plan amendments to a mixed use category after January 1, 2008. Suburban scale neighborhood commercial, projects limited to 175,000 sq. ft. or 0.25 FAR, whichever is less intense for free standing projects (pursuant to the locational criteria) or 20% of the projects land area when part of larger planned research/corporate park. Actual square footage is dependent on the classification of the roadway intersection where a project is located. Office uses, research corporate park uses, light industrial multi-purpose and mixed use projects at an FAR up to 0.35 can be considered provided a project meets the following requirements. light industrial uses may achieve an FAR up to 0.50. Rezonings shall be approved through a site planned controlled rezoning district in which the site plan demonstrates internal relationships and pedestrian integration among uses, controlled through performance standards adopted in the Land Development Regulations, or through a mixed use standard zoning district. Exceptions to this requirement may be included within the Land Development Code. Neighborhood Commercial uses that are free standing shall meet locational criteria. Neighborhood commercial uses that are part of a mixed use building and not free standing are not subject to the locational criteria. Other nonresidential land uses must be compatible with residential uses through established techniques of transition or be restricting the location of incompatible uses. For properties that are located within 0.5 mile of a fixedguideway 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. The SMU area shall be urban/suburban in intensity and density of uses, with development occurring as the provision and timing of transportation and public facility services necessary to support these intensities and densities are made available. Neighborhood retail commercial uses shall be clustered at arterial and collector intersections. Strip development with separate driveway access for commercial uses to arterials shall be prohibited. Other non-residential land uses must be compatible with residential uses through established techniques of transition or by restricting the location of incompatible uses. The SMU category emphasizes the protection of environmental features and open space demonstrating a greater clustering percentage. In order to protect on-site upland habitat, and sensitive wetland systems a SMU project may be required to preserve up to fifty percent open space within the project. Hillsborough County Future Land Use 172

Attachment B Location Map Aerial Map 1) Adopted Future Land Use Map 2) Proposed Future Land Use Map 3) Existing Land Use Map Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 9 of 16 Planning Commission Staff Report

Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 10 of 16 Planning Commission Staff Report

BALM RIVERVIEW RD COUNTY LINE RD GENERAL LOCATION MAP LUTZ LAKE FERN RD UNINCORPORATED HILLSBOROUGH COUNTY CPA 14-08 LIVINGSTON AVE BRUCE B DOWNS BLVD MORRIS BRIDGE RD SR 39 / PAUL BUCHMAN HWY RACE TRACK RD LINEBAUGH AVE VETER ANS E XPWY FLORIDA AVE FOWLER AVE MCINTOSH RD KNIGHTS GRIFFIN RD BUSCH BLVD HILLSBOROUGH AVE COURTNEY CAMPBELL CSWY ^ ARMENIA AVE COLUMBUS DR I-275 M L KING BLVD SR 60 / ADAMO DR HARNEY RD FALKENBURG RD I-4 US HWY 92 SYDNEY RD HOWARD FRANKLAND BRIDGE GANDY BLVD WESTSHORE BLVD MACDILL AVE LEE ROY SELMON EXPWY BLVD BAYSHORE CAUSEWAY BLVD US HWY 301 I-75 BLOOMINGDALE AVE DURANT RD TURKEY CREEK RD KEYSVILLE RD SR 60 / BRANDON BLVD BOYETTE RD LITHIA PINECREST RD US HWY 41 CR 39 CR 672 SR 674

W HILLSBOROUGH AVE AERIAL PHOTOGRAPHY WEBB RD CORNWALL LN UNINCORPORATED HILLSBOROUGH COUNTY CPA 14-08 BAY CREST DR BAY CREST LN SHETLAND AVE DR HARBOR HOUS E MEMORIAL HWY STILLBR OOK AVE MILLWOOD DR BOXWOOD DR FLAGSTONE DR LODESTONE DR TRAVERTINE DR STOLLS AVE SOAPSTONE DR CIVIC RD BAYSIDE VILLAGE DR LOPEZ DR BAY NORMANDY DR HALIFAX DR POINTE DR CRESTHILL DR GLENVIEW LN TOWN N COUNTRY BLVD MURRAY HILL DR ELDORADO DR W CARACAS ST CASTAWAY DR DI ODORA WAY KELLY RD CARLYLE RD EXTER WAY CANAL BLVD WINCHESTER DR SALTWATER BLVD GINGER DEVONSHIRE RD COUNTY BOUNDARY JURISDICTION BOUNDARY TAMPA SERVICE AREA URBAN SERVICE AREA PLAN AMENDMENT AREA MAJOR ROADS: See Adopted MPO Long Range Transportation Plan for specific improvements. DATA SOURCES: Aerial Photography 2012, Hillsborough County Geomatics. 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. 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. CROSS WA TE R DR CO VE DR DANA SHORES DR 0 237.5 475 950 1,425 1,900 Feet AUTHOR: C.WELSH Date: 5/16/2014 µ Path: G:\gisroot\Projects\Cathy\Arcmap\NEW_MXD\HCpa\hcpa1408aerial.mxd

CORNWALL LN W HILLSBOROUGH AVE FIG 1 CPA 14-08 ADOPTED 2025 FUTURE LAND USE Effective: FEBRUARY 13, 2014 UNINCORPORATED HILLSBOROUGH COUNTY UNINCORPORATED HILLSBOROUGH COUNTY AGRICULTURAL / MINING - 1/20 BAY CREST DR SAINT ANGELO DR SHETLAND AVE CIVIC RD MEMORIAL HWY STOLLS AVE STILLBR OOK AVE WEBB RD MILLWOOD DR BOXWOOD DR FLAGSTONE DR NORMANDY DR HALIFAX DR CRESTHILL DR GLENVIEW LN SPRINGSIDE LN WINSTON LN MURRAY HILL DR ELDORADO DR W CARACAS ST KELLY RD CASTAWAY DR CARLYLE RD EXTER WAY 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 (1.0 FAR) (.50 FAR USES OTHER THAN RETAIL, ENERGY INDUSTRIAL PARK.25 FAR RETAIL/COMMERCE) ENERGY INDUSTRIAL PARK - (.50 FAR USES OTHER THAN RETAIL, URBAN SERVICE AREA.25 FAR RETAIL/COMMERCE) LIGHT INDUSTRIAL PLANNED (.50 FAR) LIGHT INDUSTRIAL (.50 FAR) HEAVY INDUSTRIAL (.50 FAR) PUBLIC / QUASI-PUBLIC WIMAUMA VILLAGE RESIDENTIAL - 2 NATURAL PRESERVATION CITRUS PARK VILLAGE WATER HARBOR LODESTONE DR TRAVERTINE DR HOUSEDR SOAPSTONE DR BAYSIDE VILLAGE DR LOPEZ DR BAY POINTE DR DI ODORA WAY CANAL BLVD WINCHESTER DR SALTWATER GINGER DEVONSHIRE RD 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 COASTAL HIGH HAZARD AREA BOUNDARY 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. 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. CROSS WA TE R DR BLVD C O VE DR DANA SHORES DR 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. 0 245 490 980 1,470 1,960 AUTHOR: C.WELSH Date: 6/11/2014 Path: G:\gisroot\Projects\Cathy\Arcmap\NEW_MXD\HCpa\hcpa1408adoptedflu.mxd µ Feet

WEBB RD CORNWALL LN W HILLSBOROUGH AVE FIG 2 CPA 14-08 PROPOSED 2025 FUTURE LAND USE Effective: FEBRUARY 13, 2014 UNINCORPORATED HILLSBOROUGH COUNTY FROM: RESIDENTIAL - 6 TO: SURBAN MIXED USE - 6 BAY CREST DR BAY CREST LN LODESTONE DR SAINT ANGELO DR SHETLAND AVE DR HARBOR HOUS E MEMORIAL HWY STOLLS AVE STILLBR OOK AVE MILLWOOD DR BOXWOOD DR FLAGSTONE DR TRAVERTINE DR SOAPSTONE DR CIVIC RD BAYSIDE VILLAGE DR LOPEZ DR NORMANDY DR HALIFAX DR CRESTHILL DR WINSTON LN BAY POINTE DR GLENVIEW LN MURRAY HILL DR SPRINGSIDE LN ELDORADO DR W CARACAS ST KELLY RD CASTAWAY DR DI O DORA WAY CARLYLE RD CROSS WA TE R DR EXTER WAY CANAL BLVD WINCHESTER DR SALTWATER BLVD GINGER C O VE DR DEVONSHIRE RD DANA SHORES DR 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 RESIDENTIAL - 12 RESIDENTIAL - 16 RESIDENTIAL - 20 NEIGHBORHOOD MIXED USE - 4(3) SUBURBAN MIXED USE - 6 COMMUNITY MIXED USE - 12 URBAN MIXED USE - 20 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 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 COASTAL HIGH HAZARD AREA BOUNDARY PLAN AMENDMENT AREA 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. 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 0 175 350 700 1,050 1,400 AUTHOR: C.WELSH Date: 5/16/2014 (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) (.50 FAR USES OTHER THAN RETAIL,.25 FAR RETAIL/COMMERCE) Path: G:\gisroot\Projects\Cathy\Arcmap\NEW_MXD\HCpa\hcpa1408proposedflu.mxd µ Feet (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.35 FAR) (.50 FAR) (1.0 FAR) (2.0 FAR) (.75 FAR) (1.0 FAR) (.50 FAR) (.50 FAR) (.50 FAR)

WEBB RD CORNWALL LN W HILLSBOROUGH AVE FIG 3 CPA 14-08 EXISTING LAND USE Derived from Property Appraiser Parcels and NAL DOR Codes UNINCORPORATED HILLSBOROUGH COUNTY BAY CREST LN BAY CREST DR LODESTONE DR SHETLAND AVE STILLBR OOK AVE BOXWOOD DR FLAGSTONE DR TRAVERTINE DR SOAPSTONE DR CIVIC RD STOLLS AVE MILLWOOD DR MEMORIAL HWY LOPEZ DR NORMANDY DR HALIFAX DR CRESTHILL DR WINSTON LN BAY POINTE DR GLENVIEW LN MURRAY HILL DR SPRINGSIDE LN ELDORADO DR W CARACAS ST KELLY RD CASTAWAY DR DI ODORA WAY CARLYLE RD EXTER WAY CANAL BLVD WINCHESTER DR DEVONSHIRE RD 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 COUNTY BOUNDARY JURISDICTION BOUNDARY TAMPA SERVICE AREA URBAN SERVICE AREA COASTAL HIGH HAZARD AREA BOUNDARY PLAN AMENDMENT AREA HARBOR HOUSEDR BAYSIDE VILLAGEDR CROSS WA TE R DR SALTWATER BLVD GINGER CO VE DR DANA SHORES DR 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. 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. 0 215 430 860 1,290 1,720 AUTHOR: C.WELSH Date: 5/16/2014 Path: G:\gisroot\Projects\Cathy\Arcmap\NEW_MXD\HCpa\hcpa1408elu.mxd µ Feet

Attachment C Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 11 of 16 Planning Commission Staff Report

Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 12 of 16 Planning Commission Staff Report

MEMORANDUM DATE: May 15th, 2014 TO: FROM: RE: Hassan Halabi, Senior Planner Bud Whitehead, Transportation Section Memorial Highway Study This study was initiated by the Planning Commission to study a potential land use change to the County Future Land Use map, and may potentially change the specified area from Residential-6 to Suburban Mixed Use-6. In this area, the MPO recently conducted the George Road Trail Study. The MPO is also updating the Long Range Transportation Plan, which is countywide. Coordination between the two studies and the update is important to the MPO process, and will benefit the development of each. There also needs to be coordination with HART (Hillsborough Area Regional Transit). Memorial Highway is a major roadway and transit route that provides pedestrians and bicyclists links to community assets such as schools, churches, the Town N Country Hospital and recreational opportunities at the Pam Callahan Preserve. Additionally, the roadway is developed with land uses that provide daily needs for the residents in the immediate Town N Country neighborhood. Crash data reports that the corridor has been the site of several fatal and injury pedestrian and bicycle crashes. It is recommended that existing signalized intersections should be improved for pedestrian and bicycle safety by upgrades to the crosswalks, signage and signals.

MEMORANDUM To: Hassan Halabi, Senior Planner The Planning Commission From: Amber K. Wheeler, AICP Department Manager, Planning & Siting Date: May 2, 2014 Re: Comprehensive Plan Amendment Request CPA 14-08 Map Change from Res 6 to SMU 6 x The District has no comment The District has no objections. The District has no objections, subject to listed or attached conditions The District objects, based on the listed or attached issues. The proposed amendment does not appear to have an impact on potential school enrollment. 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

Hillsborough Area Regional Transit Authority Memorandum TO: FROM: Mr. Mr. Hassan Halabi, Senior Planner Hillsborough County City-County Planning Commission Linda Walker, Planner II Hillsborough Area Regional Transit Authority (HART) DATE: May 8, 2014 RE: Study Area: Vicinity of Memorial Hwy between Normandy Dr & Kelley Rd Future Land Use Map Designation HART staff has reviewed the recommendation for Suburban Mixed Use-6 and concur with the proposed use for SMU-6. The uses of the property along Memorial Highway outlined in the study area are predominately offices with various retail, convenient stores, strip centers that include restaurants and neighborhood services. Other uses include a warehouse, open storage, and car wash. Residential uses surround the outline area. Existing Service HART provides local service to this area on Route 30 (Town N Country/ Tampa International Airport to Downtown Tampa). The closest bus stops are in the vicinity of Memorial Highway and Kelly Road. Route 30 travels to Downtown Tampa Marion Transit Center and the Northwest Transfer Center providing connection to 29 routes including routes travelling to Pinellas County and Pasco County. HARTPlus paratransit service provides door-to-door public transportation service for people with disabilities who are unable to connect to HART buses. Planned Improvements/ Future Needs The major update of the HART Transit Development Plan identifies the following unfunded transit needs within this area. Route 30 ( Town N Country/Airport)- increase weekday frequency Route 34 (Hillsborough Avenue) extend segment to Oldsmar New Services NW County to Westshore Express NW County to USF NW County to Brandon Recommended Investments to Enhance Alternative Travel Connections within the Study Area Local residents could opt to walk or bike to restaurants and shopping if pedestrian and bike enhancements were added to Memorial Highway. The following needs are identified to facilitate pedestrian activity from the residential developments located across from the study area including Baycrest Park, Audubon Village Apartments, Arbor Lake Apartments, and Camden Bay Point Apartments. Implement a different crosswalk design to improve pedestrian connections at 1) Memorial Highway at Town and Country Boulevard and 2) Memorial Highway at Normandy Drive. Add bicycle accommodations on Memorial Highway.

Attachment D Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 13 of 16 Planning Commission Staff Report

Hillsborough County: CPA 14-08 Memorial Highway Mixed Use Area Page 14 of 16 Planning Commission Staff Report

Memorial Highway Mixed Use Area Study Introduction An evaluation of the development pattern in an area along Memorial Highway, and entitled the Memorial Mixed Use Area Study was initiated by Planning Commission staff in early April 2014. The study area consisted of 29 parcels (listing of folios are in the Appendix) fronting on Memorial Highway and Marston Drive, totaling approximately 23 acres. The study area runs approximately ½ mile along Memorial Highway, starting at Normandy Drive and ending at the western boundary of the Captiva Apartments. Background Many of the properties in the study area were developed in the early 70 s and 80 s with commercial, office and light industrial uses. As a commercial retail development pattern emerged along Memorial Highway in this area, a suburban residential community also became established in the surrounding area. 1 Aerial outlining the Memorial Hwy Mixed Use Study Area In the late 80 s and 90 s the County made an effort to bring properties into conformance with the updated the zoning code. Properties throughout the County were rezoned to recognize existing development that may have otherwise been made non-conforming under the 2010 Comprehensive Plan. The properties in the study area reflect a 2 Archived Zoning Map mixture of Planned Development (PD), Commercial General (CG), Neighborhood Commercial (CN) and Business Professional Office (BPO) zonings classifications, partially as the result of the zoning conformance process. Page 1

The Future Land Use categories in the surrounding areas include Residential-4 (RES-4), Residential-6 (RES-6), and Residential-20 (RES-20) designations. The properties within the study area are designated RES-6, which does not accurately identify the established non-residential development pattern along Memorial Highway, nor does it align with underlying zoning. Existing Conditions The development in study area is characterized by a mixture of retail commercial, office and light industrial uses. These suburban scale retail services include car washes, salons, a veterinarian office, a dental office, food services, gas station/convenience stores, a pizza place, and boat and RV outdoor storage. These uses serve the established surrounding residential areas. Transportation 3 Existing Land Use Map The study area extends along Memorial Highway southward from Normandy Drive, to approximately a quarter mile south of Town N County Boulevard. Memorial Highway is identified as minor arterial in the County s most recent Level of Service (LOS) Report. The segment of Memorial Highway between Hillsborough Avenue and the Veterans Expressway, which includes the study area, has a LOS D with additional capacity available per the LOS Report. Water and Waste Water Facilities The study area is served by water lines from the City of Tampa and waste water lines from the County. The majority of development along the Memorial Highway corridor has the ability to connect to City and County facilities, including the surrounding residential areas. Review of the study shows access to connect to water and sewer although analysis provided by Development Services indicates at only three (3) of the twenty-nine (29) parcels are connected to waste water lines. Potable water information is unavailable at this time. An antiquated waste water pump station and gravity sewer lines are located within the study area on the north side of Marston Drive, adjacent to the Captiva Apartments to the east. The pump station was previously owned by the County and was sold to the property owner adjacent to the west. This site is physically constrained due sewer lines running through the property. Page 2

Compatibility With the Surrounding Area The existing non-residential development in the study area is buffered and contained by the established residential development surrounding it. The study area boundary is clearly defined and separated from the adjacent residential subdivisions and apartment complexes by various factors: 1) the depth of the area is defined and bounded by the established residential area surrounding the site, 2) bounded by a creek to the north, on the southern portion of the area, and 3) the length of the area is delineated by existing apartment complexes that bound the area to the north and south end of area along the Memorial Highway corridor. Conclusion Staff finds: 1) that the Future Land Use Map (FLUM) should accurately reflect the existing mix of retail commercial, office and light industrial uses within the study area; and 2) greater flexibility should be provided in the area to allow more opportunities for redevelopment. A plan amendment to change the FLUM designation from Residential-6 (RES-6) to Suburban Mixed Use-6 (SMU-6) would further these findings. The proposed FLUM amendment to SMU-6 would promote the efficient use of existing infrastructure and encourage redevelopment in this area. Future Land Use Map Adopted RES-20 Proposed RES-4 RES- 6 SMU- 6 RES-12 Page 3

Meeting with the Property Owners A community meeting was held at the Town N Country Regional Library on April 3,, 2014 to discuss the purpose, intent and findings of the Memorial Highway Mixed Use Area Study. Property owners within the study area were invited to discuss and provide input on the study, and to consider the potential FLUM change to SMU-6 in the study area. The attendees asked questions and were generally receptive to the proposed FLUM change in the area, that would allow for a greater range and mix of uses in the area. The attendees were informed that they would receive a notice, as would the surrounding property owners, regarding the plan amendment schedule for public hearings by the Planning Commission and the Board of County Commissioners. In light of the supportive reaction by the attending property owners, Staff stated the intent to begin the amendment process in October of this year. Page 4

APPENDIX 1 FOLIO # OF PARCELS IN THE STUDY AREA FOLIO ACREAGE 0297.0000 2.42 10303.0000 0.53 10307.0000 0.60 10311.0000 0.44 10315.0000 0.81 10331.0000 0.26 10332.0000 0.30 10345.0000 3.95 10349.0000 1.23 11317.0000 0.46 11318.0000 0.44 11319.0000 1.02 11321.0000 0.53 11322.0000 0.52 11323.0000 0.52 11324.0000 0.52 11325.0000 0.52 11326.0000 0.53 11327.0000 0.50 11328.0000 1.06 11330.0000 0.22 11330.0100 0.31 11331.0000 0.34 11333.0000 0.20 11336.0000 0.47 11339.0000 0.49 11340.0000 1.97 11342.0000 0.68 11345.0000 1.50 23.34 Page 5