February 24, 2014
, Pasco County: Master Plan Development Approach Location & Program The (Legacy PUD) is located in southwest Pasco County along State Road 54 approximately 1.5 miles west of the Suncoast Parkway. The is comprised of 500 gross acres with approximately 280 acres of developable land area. The project vision includes a multi-use development program defined by Master Planned Unit Development (MPUD) Rezoning Petition umber 6668. The developer is utilizing MPUD condition 49a where the allowable product mix supports a mixture of single family homes and townhomes in both a Traditional eighborhood Development (TD) and conventional context. Based on this condition the single family mixture is a total of 550 dwelling units comprised of 360 conventional and 190 TD style homes. Additionally, the developer intends to provide both townhomes and multi-family products as defined by MPUD Table Schedule 1. This table allows for a maximum of 1,183 dwelling units which supports the preliminary program of 200 townhome and 433 multi-family units. The non-residential development element may include up to 200,000 square feet of commercial; 180,000 square feet of office; and, 350,000 square feet light industrial/office. Utilizing a master planned community approach, the will be developed in a manner which improves the long-term economic outcomes for the community and region. Overall Design Approach The cornerstone of the design is a set of fundamental themes which embody the philosophy and experience of the developer s more than five decades of planning and building master planned communities that have a true sense of place, clear identity, correct scale, are appropriate for the market and are completed in harmony with the environment. The developer s past experience and values provide a direction for all aspects of the development, from design and planning to construction and ultimately how the community operates and functions. The will unite both commercial and residential uses through a cohesive master plan that promotes integration of the uses while managing the overall scale and theme of the entire community and preserving and enhancing the natural systems and regional greenways. The community will be compact, walkable and promote a healthy lifestyle, workplace and general experience for visitors. The diversity of uses and multiple residential product types will provide for a variety of architectural elements and features that will be coordinated throughout the entire community creating an interesting and pleasing environment with a true sense of place. Fundamental Themes Spatial Organization A central theme to the is the design which implements the transect planning model for the property. This tenet is depicted on the Concept Plan by the gradual transitioning of land use intensity from the south property boundary along State Road 54 to the north property boundary. The primary organizing element which highlights this theme is the TD. The TD is the transition between the more dense areas of mixed-use commercial adjacent to State Road 54 and the less dense residential neighborhoods to the north. Circulation, Connectivity, Recreation and Walkability The will be served by an interconnected circulation system for pedestrians and vehicles. The roadway network is designed to 1
provide the most appropriate synthesis of traditional and conventional forms of development by integrating both pedestrian and vehicular forms of transportation in a safe and comfortable format. A substantive multipurpose pedestrian pathway system and sidewalk network will connect the residential neighborhoods with the mixed-use development parcels, recreation areas and regional greenway system. The ten foot wide multipurpose pathway system (MPUD condition 40) includes over 2.5 miles of trail, trailhead and most importantly, a direct connection to the primary amenities of the community. Those amenities include parks, a recreation\community complex and the future commercial areas. The pathway system is also connected to the County s Critical Linkage area where educational opportunities will be provided for the community. The design also provides park and recreation resources proximate to all residential areas. eighborhood parks are located within a ¼ mile of all residential areas and each park is interconnected via sidewalks or the multipurpose pathway system within the community. Walkability and the proximity of neighborhood parks encourage healthy lifestyles through active living and engagement with the community. eighborhood parks and recreational areas provide key gathering places for multi-generational living which encourages social interaction thereby supporting the concept of lifelong communities. Regional Greenway etwork The supports Pasco County s vision to ensure important regional greenway networks are maintained through the provision of land for the County s Critical Linkage program. The will enhance and permanently preserve a key critical linkage within the northeast portion of the property, which will encompass both land and a constructed regional pathway to ensure the connectivity of lands throughout southwest Pasco County for the benefit of the entire community. Residential The offers a variety of housing types at corresponding densities. Such a diverse housing variety is a key element in ensuring a community can offer a range of housing products, price points and typologies. The provides a range of single-family housing types, including attached and detached, large and small-lot homes in conventional and traditional neighborhood designs as well as multi-family units. Architectural controls and guidelines will be followed to ensure the correct scale, variety and coordination between multiple uses and product types. Mixed Use & Employment The provides the opportunity for over 600,000 square feet of commerce and employment uses in a mixed-use designation. The commercial and employment nodes may provide multifamily residential, neighborhood retail, retail, office and light industrial opportunities serving many of the daily needs of the residents as well as the surrounding communities. These more dense mixed-use and employment nodes are properly located along the frontage of SR54 and western boundary of the property. With mixed-use designation on these parcels there is ultimate flexibility and many alternatives that can be accomplished as the market dictates. It is envisioned that a proper mix of retail, office, light industrial and multifamily residential will be developed on these parcels over time. The layout of each of these parcels will be fully coordinated with the overall master plan so that each use and parcel is fully integrated into and not separated from the rest of the community and promotes the ability to walk from the TD and conventional residential areas to these more dense commercial uses. Two initial conceptual alternatives for the mixed-use commercial frontage (concept 1 and 2) and multiple conceptual ideas for each development parcel have been included in Exhibits 3 through 7. 2
Exhibit 1 Mixed-Use Frontage Future orth/south Road Concept 1 West Development Parcel (See Exhibit 3) s Transit Stop Central Development Parcel (See Exhibit 4) East Development Parcel (See Exhibit 6)
Exhibit 2 Mixed-Use Frontage Future orth/south Road Concept 2 West Development Parcel (See Exhibit 3) s Transit Stop Central Development Parcel (See Exhibit 5) East Development Parcel (See Exhibit 7)
Exhibit 3 Connection to Future Tower Road from Behnke Ranch West Development Parcel (Mixed Use, Light Industrial, or Office) Office/ Alternate 1 (Conceptual) Future orth/south Road Office/ Light Industrial Office/ Light Industrial Comm. 1
Exhibit 4 Central Development Parcel (Mixed Use, Multifamily, or Office) Existing Trees Amenity Center Park Alternate 1 (Conceptual) Existing Trees Village Street AV 100 Office Office /Office s (3) 2 Transit Stop /Office 3 Existing Trees 4
Exhibit 5 Central Development Parcel (Mixed Use, Multifamily, or Office) Alternate 2 (Conceptual) Park Multi-Family with Parking Garage Village Street Amenity Center Existing Trees Village Street AV 100 Office Office Office /Office s (3) 2 Transit Stop Project Entry Feature 3 Existing Trees /Office /Office 4
Exhibit 6 East Development Parcel (Mixed Use, Mulitfamily, or Office) Townhomes Alternate 1 (Conceptual) Park Green Space Potential Gate Location Buffer Buffer Amenity Center 5 Multi-Family Building (Typical) Entrance with Possible Gate AV 80 6 Single Family
Exhibit 7 East Development Parcel (Mixed Use, Multifamily, or Office) Potential Future Phase Office Townhomes Alternate 2 (Conceptual) Potential Future Phase Garage Green Screen on Garage Face Office 5 Office Walkway AV 80 6 Single Family