PASCO COUNTY, FLORIDA INTEROFFICE MEMORANDUM TO: Development Review Committee DATE: 10/24/13 FILE: FROM: Richard E. Gehring Planning & Development Administrator SUBJECT: River Ridge DRI No. 74 Land Use Exchange DRC: 10/24/13, 1:30 p.m., NPR Recommendation: Approval (Continued from 4/25/13, 5/23/13, 5/30/13, 7/25/13, 8/29/13, and 9/26/13) STAFF: Cynthia D. Spidell Sr. Planner & DRI Coordinator REFERENCES: Comm. Dist. 4 The following is presented for Development Review Committee (DRC) consideration: Commission District: The Honorable Henry Wilson Project Name: River Ridge Developer's Name: NG Development Corporation Location: Approximately three miles east of the intersection of Little Road and Ridge Road in Sections 29, 30, 31, 32, and 33, Township 25 South, Range 17 East. Zoning District: MPUD Master Planned Unit Development Future Land Use Classification: RES-3 (Residential - 3 du/ga), RES-6 (Residential - 6 du/ga), RES-9 (Residential - 9 du/ga) Total Project Acreage: 1,378.3 Acres, m.o.l. Water/Sewage: Central/Central (Pasco) No. of Dwelling Units: 2,114 Type of Dwelling Units: Single Family Detached, Attached, and Multifamily Dwelling Units Commercial Acres/Square Feet: 26.0 Acres/263,785 Square Feet Office Acres/Square Feet: 10.9 Acres/247,708 Square Feet Other Land Use: 121.3 Acres Golf Course DEVELOPER'S REQUEST: On December 12, 2012, the developer/applicant notified the County and the Tampa Bay Regional Planning Council its intent to exercise the following land use exchanges: 1. From Parcel G1 Convert 100,000 s.f. of office to 40,000 s.f. of commercial 2. From Parcel I2 Convert 34,500 s.f. of office to 13,800 s.f. of commercial Page 1 of 5
The exchange of entitlements is permitted pursuant to Section 3a of the approved Development Order (DO) for River Ridge DRI (Res No. 06-134): 3.a. Land use Exchange (1) Development Entitlements within the project may be exchanged pursuant to the Land use Equivalency Matrix set out in Exhibit D attached hereto. Land use exchange requests shall be provided to and approved by the Pasco County Development Review Committee, with copies to the FDCA and the TBRPC for review and comment a minimum of fourteen (14) days prior to final authorization granted by Pasco County, and the use thereof shall be reported in the next biennial report. Exhibit D represents the Land Use Equivalency Matrix, which is acceptable. The revised Land Use Table is as follows: Residenti al (Units) Public Service (Acres) Commercial Office Phase Buildout (Sq. Ft.) (Sq. Ft.) 1 (Completed) December 30, 1993 1,119 0 0 67.4 2 (Completed) December 30, 1994 36 0 0 0 3 (Completed) December 31, 2007 811 87,248 0 0 3 (Remaining) December 31, 2016** 148 176,537 247,708 22.8 230,337 113,208 90.2 TOTAL: 2,114 263,785 247,708 317,585 113,208 ** See Table below in #4 of Background for the build-out date extension summary BACKGROUND & FINDINGS OF FACT: 1. The surrounding area is characterized by residential, office, and commercial development. 2. Presently, the project is bounded by Ridge Road and future Ridge Road Extension on its northern boundary and bisected by Decubellis Road. 3. Ridge Road, which consists of 166 feet of right-of-way, is currently a two-lane paved roadway. Map 7-22, 2025 Future Number of Lanes, and Map 7-24, 2025 Future Roadway Functional Classification, of the Comprehensive Plan currently in effect designates this roadway as a fourlane collector facility. Ridge Road (from Broad Street to Moon Lake/DeCubellis Road) is currently being widened from the existing two (2) lane undivided roadway to a four (4) lane divided roadway with turn lanes. The Notice to Proceed for this widening was issued on July 15, 2013. Future Ridge Road Extension, through the development consists of 142 feet of reserved rightof-way. Map 7-22, 2025 Future Number of Lanes, and Map 7-24, 2025 Future Roadway Functional Classification, of the Comprehensive Plan currently in effect designates this roadway as a four-lane collector facility. Page 2 of 5
Decubellis Road consists of 142 feet of right-of-way which currently has two lanes constructed, together with all floodplain compensation, wetland mitigation, and drainage for four lanes. Map 7-22, 2025 Future Number of Lanes, and Map 7-24, 2025 Future Roadway Functional Classification, of the Comprehensive Plan currently in effect designates this roadway as a fourlane collector facility. 4. Concurrency/Build-out Date Extensions. The following table summarizes the extensions granted since 2007: Extensions: Build out Date per DO: December 31, 2007 2008 Extension (1 yr) December 31, 2008 2009 Extension (2 yrs) December 31, 2010 2010 Extension (SB 1752/RES10-327) (2 yrs) December 31, 2012 2011 Extension (HB 7207/RES11-301) (4 yrs) December 31, 2016 2012 Extension (Debbie/Isaac Storms April 30, 2018 1 yr + 120 days) 5. On November 28, 2012, the County received correspondence from the Tampa Bay Regional Planning Council confirming their interpretation that the requested exchange from office to retail was permissible pursuant to the DO. 6. On April 25, 2013, the DRC continued this item to May 23, 2013 at 1:30 p.m. in New Port 7. On May 23, 2013, the DRC continued this item to May 30, 2013 at 1:30 p.m. in New Port 8. On May 30, 2013, the DRC continued this item to July 25, 2013 at 1:30 p.m. in New Port 9. On July 25, 2013, the DRC continued this item to August 29, 2013 at 1:30 p.m. in New Port 10. On August 29, 2013, the DRC continued this item to September 26, 2013 at 1:30 p.m. in New Port 11. On September 26, 2013, the DRC continued this item to October 24, 2013 at 1:30 p.m. in New Port Page 3 of 5
ANALYSIS: According to the land use equivalency matrix for the project, office exchanges to retail at a rate of.4. The calculations are as follows: 100,000 s.f.office *.4 = 40,000 s.f. of retail on G1 34,500 s.f.office *.4 = 13,800 s.f. of retail on I2 Generally, it has been the County s policy to prohibit exchanges from office to retail. However, at the time this particular Land Use Equivalency Matrix was adopted and the DO was amended to incorporate such, no restrictions preventing the conversion from office to retail were included. Therefore, the land use exchanges as proposed are consistent with the DO conditions and do not create any regional impacts. However, a separate action will be required to change the Master Plan designations from office to commercial at the MPUD zoning level in order for the applicant to place the commercial entitlements on parcels currently designated as office. If approved at the MPUD zoning level, the applicant shall update the DRI Map H Master Plan through a Development Order Amendment pursuant to Section 380.06(19)(e)2 or in conjunction with the next Notice of Proposed Change application. On May 30, 2013, the DRC denied the applicant s request at the MPUD amendment/zoning level. The MPUD amendment is to be considered by the Board of County Commissioners (BCC) on October 22, 2013. As the BCC action will take place after the submittal of this agenda item, the BCC action will be presented at the DRC meeting. If the BCC denies the MPUD amendment, it is possible the applicant may wish to withdraw this land use exchange. The alternative below applies if the BCC approves the MPUD amendment. ALTERNATIVES: 1. Approve the Land Use Exchange. 2. Do not approve the Land Use Exchange. 3. Direct staff as to alternative course of action. RECOMMENDATION: The Planning & Development Department recommends approval of Alternative No. 1 (i.e. approve the Land Use Exchange) and require the developer to update the DRI Map H Master Plan through a Development Order Amendment pursuant to Section 380.06(19)(e)2 or in conjunction with the next Notice of Proposed Change application for River Ridge DRI. ATTACHMENTS: 1. Location Map 2. Land Use Exchange Submittal (incudes Map H) 3. TBRPC correspondence 4. Parcel G1 split (MPUD modification approved by the BCC 10/22/13) Page 4 of 5
DEVELOPMENT REVIEW COMMITTEE ACTION: On October 24, 2013, the DRC approved staff recommendation with the following modifications based on the corresponding MPUD modification that was approved by the Board of County Commissioners on October 22, 2013 splitting Parcel G1 into two parcels: G1 Commercial and G1 Day Care/Office (Attachment 4). Parcel I2 34,500 s.f. of office converted to 13,800 s.f. of retail Parcel G1 15,000 s.f. of office remains and 85,000 s.f. of office converts to 34,000 s.f. commercial (85,000*.4=34,000) Page 5 of 5