Application and Narrative: Applications: Robert Buckner

Application and Narrative:

Applications: Robert Buckner James Morris Joseph Mason Thomas Bronson Narrative

HERNANDO COUNTY COMPREHENSIVE PLAN AMENDMENT PETITION (CPAM)

Application request (chec·k one):

0 Small Scale - Map Only (10 acres or less)

0 Large Scale Text Amendment (More than 10 acres) 0 Large Scale Map Amendment (More than 10 acres)

PRINT OR TYPE ALL INFORMATION

Date: 08/01/2017

File No. ( /1P1 1702..official D11te Stamp:

Received

AUG - 4 2017

Planning Department

Hernando County, Florida

I APPLICANT NAME: ! Cemex Constr. Mat., BK La nd Trus t, Old Spring Hill LLC, Spring Hill Land Trust, BMM Land Trust

Address: c/o Johnston and Sasser, PA, PO Box 997 City: Brooksville Phone: 352-796-5123

State: ..:..F-=L ____ Zip: 34605 Email: diohnston(@.johnstonands asser.com

Property owner's name: {!(1101 the applim111) ___ _________ ____ __________ _

I REPRESENTATIVE/CONTACT NAME: I Company Name: Darryl W. Johnston and Johns ton and Sasser, PA Address: PO Box 997 City: Brooksville State: ..:..F=-L _____ Zip:34605 Phone: 352-796-51 23 Email :"""d"'""io""'h""'n-=-st=o.:...:n=@=,io-=-h'-"n..;.:s'"'"to;:;..;n..;.:a;;.;_n~d=s=as-=-s:...;e;_;_r~.c=o'"'-m'----------------

l HOME OWNERS ASSOCIATION: ID Yes 121 No (ifopplicableprovidc11ame) _________________ _

Contact Name: ______ _ _ _ _________ _________________ _ Address: _________ ____ _ ____ City: _ ___ _ __ _ State: __ Zip: _ __ _

I PROPERTY INFORMATION: I 1. PARCEL(S) KEY NUMBER(S): See Application Narrative and Exhibit 2 2. SECTION , TOWNSHIP , RANGE _______ _ _ 3. Size of area covered by application: _;_7..::.3-=-0.=2=3-'-A~c:..:...re;:_;s'--=--...,....,.-~-..,.----,--..,..------.,.-,--...,---,--___,.------4. Future Land Use Map Classification (if applicable): Residential a nd regional commercial node overlay district 5. Desired Map Classification:.-'-M=ic:..:n.:.:..in,.,gc..:a::.:.n.:..::d:....:R_,_C='-'N_,,O:..::D'----------------- - --------6. Desired Text Amendment: -'-N=/A_,___ _ ______________ _ _ ___ _ ________ _

7. Has a pnblic hearing been held on tl1is property within the past twelve months? 0 Yes l.i!f No 8. Will experl witness( es) be utilized during the public hearings? ~Yes D No (If yes, identify on an attached list.) 9. Will additional time be required during the public hearing(s) and how much? ~Yes D No (Time needed: 1 hour )

I PROPERTY OWNER AFFIDIV AT

I, \?obe~ {. \°)udJl\er , a; ltV '>i-1 e , have thoroughly examined the instructions for filing this application and state and affinn that all infonnation submitted within lhis petit ion are true and correct to the best of my knowledge and belief and are a matter of public record, and that (check one):

D I am the owner of the property and am making this application OR

i2! I am the owner of the property and am authorizing (applica111): -=----------------------and (rcprese11tative, ifapp/icab/e): {)At t '{\ \I-) . 30\.- <>.-',~ (.lf\ I t_..., b to submit an application for the described property. --.~~:<::::::::::i~~::.L~~:...k!~~::::=====:...._-------

~ Sig11nture nf Proper/)' Owner

STATE Of'. FLORIDA COUNTY OF HERNANDO The foregoing instrument was acknowledged before me this I S-f day of'"""A"'"'u_,_,q=u-=-st'-------------• 20_17 _ _ , by ea b e.v t &cJ<."' Q,Jc who is personally known to me or produced as identification.

' ..-a: ----

Effective Date: 11/8/16 Last Revision: 6/2/I 7

CPAM Application Form_06·02-17.DoclC

Notaiy Seal/Stamp

Page I of I

File No. C ppn 1102- Official Dale Stamp:

Application request (cl1edc 011e):

D Small Scale - Map Only (10 acres or less)

D Large Scale Text Amendment (More than 10 acres) 0 Large Scale Map Amendment (More than 10 acres)


Date: 08/01/2017

Received

AUG - 4 2017

Planning Department

I APPLICANT NAME: I Cemex Constr. Mat. , BK Land Trust, Old Spring Hill LLC, Spring Hill Land Trust, BMM Land Trust

Address: c/o Johnston and Sasser, PA, PO Box 997 City: Brooksville Stale: Fl Zip:-'-3-'-46""'0;_;;5 __ _ Phone: 352-796-5123 Email: [email protected]

~--~~---------------------~ Property owner's name: (if1101 tlte applica111) ____________ _____________ _

I REPRESENTATIVE/CONTACT NAME: I Company Name: Darrvl W. Johnston and Johnston and Sasser, PA Address: PO Box 997 City: Brooksville State: _F_l ___ _ _ Zip: 34605 Phone: 352-796-5123 Email: [email protected]

.=.;~"-="-="-=-'='-'=-'=-~~~-"-"-'.C.:---------------

I HOME OWNERS ASSOCIATION: I 0Yes121 No (ifapplicableprovidc11ame) _________________ _

Contact Name:-------- -------- -------------------Address: City: State: __ Zip: _ __ _

I PROPERTY INFORMATION: I I. P ARCBL(S) KEY NUMBER(S): See Application Narrative and Exhibit 2 2. SECTION , TOWNSHIP RANGE--------3. Size of area covered by application: _7"'"'30""'.=2~3"'"'A.-c_re"""s'--, _____ ,.-------------------4. Future Land Use Map Classification (if applicable): Residential and regional commercial node overlay district 5. Desired Map Classification:~M~i~ni~n~g~a=n~d~R""'C~N~O~D _______________________ _

6. Desired Text Amendment: ~N~/A~------------------------------7. Has a public hearing been held on this property within the past twelve months? 0 Yes iii!' No 8. Will expert witness( es) be utilized during the public hearings? ii1l Yes D No (If yes, identify on an attached list.) 9. Will additional time be required during the public hearing(s) and how much? ii1l Yes D No (Time needed: 1 hour )

I PROPERTY OWNER AFFIDIVAT

l, Jo.~ -P More~ , have thoroughly examined the instrnctions for filing this application and state and affirm that all infonnation submitted within this petition are trne and correct to the best of my knowledge and belief and are a matter of public record, and that (check one):

0 I am the owner of the property and am making this application OR

i2'l I am the owner of the property and am authorizing (applica111): -,---- -------------- ---and (represe11111ti111<, ifapplicable): ~ t I I . " "'{ to submit an application for the described property.

.,

Signature nf Pmpcrty Owner STATE OF FLORIDA COUNTY OF HERNANDO /~ The foregoing instrument was acknowledged before me this day of_A_u~gu_s_t _______ ___ , 20jl_, by _________________ who is personally known to me or produced as identification.

Signature of Notary Public

Effective Date: 11/8/16 Last Revision: 6/2117

CPAM Application Form_06-02-17.Docx

DORIS F. VONKLOCK Notary Public - State of Floiida

Commission f GG067355 My Comm. Expires Ja~ 30, 2021 Booded 1hrough llatiorul NolaryAssn.

Notary Seal/Stamp

Puge I of I

HERNANDO COUNTY COMPREHENSIVE PLAN AMENDMENT PETITION (CPAM)

File No. CfPir1 I/O Z- Official DAte Stamp:

Application request (clie,·k 011e):

D Small Scale - Map Only (10 acres or less) D Large Scale Text Amendment (More than 10 acres) '2f Large Scale Map Amendment (More than 10 acres)


Date: 08/01/2017

Received

AUG - 4 20 17

Plannlng Department


l APPLICANT NAME: ! Cemex Constr. Mat., BK Land Trust, Old Spring Hill LLC, Spring Hill Land Trust, BMM Land Trust

Address: c/o Johnston and Sasser, PA, PO Box 997 City: Brooksville State: FL Zip:_3_46_0_5 __ _ Phone: 352-796-5123 Email:[email protected]

~--~~-----------------------Property owner's name: ((f1101 theapplim111) ------- ------ ---- ------ ----

lREPRESENTATIVE/CONTACT NAME: I Company Name: Darryl W. Johnston_ l!_ll_~ Johnston and Sa_s..§~!YA __ : ____ ___________ _ Address: PO Box 997 City: Brooksville State: _F_L _____ Zip:34605 Phone: 352· 796-5123 Ema il:..;;.;d"-'io"""h"'"'"ns""'t"'"o;...:.n(Ql~jo'-'-h"""n=s-'-'to-'-n""'a'-'nd"""s"""'a""'s-=-se""'r-'-.c"""'o-'-m-'-________ ___ __ _

l HOME OWNERS ASSOCIATION: I 0Yes 121 No (if applicable provide 11a111e) -----------------,--Contact Name: ___ _________ __________ _______ ____ _ __ _ Address: ____ ___ ____ _____ _ City: _ ______ _ State: __ Zip: _ _ _ _

I PROPERTY INFORMATION: I l . PARCEL(S) KEY NUMBER(S): See Application Narrative and Exhibit 2 2. SECTION I TOWNSHIP , RANGE---- ---- -3. Size of 11rea covered by application: _7_3_0_.2_3_A_c_r_es _ _____ ._..,.- - --...,.---- ,.---- -,------.,.,--- - ---4. Future Land Use Map Classification (if applicable): Residential and regional commercial node overlay district 5. Desired Map Classification:'""'M'""'i'""'n"""in""'g'-'a::.:.n=d:...;R~C~N;.;::0:..::D=--------------------------6. Desired Text Amendment: -'-N""/A'-'------ - ----7. Has a public hearing been held on this property within the p11st twelve months? 0 Yes~ No 8. Will expert witness( es) be utilized during the public hearings? ~Yes D No (If yes, identify on an attached list.) 9. Will additional time be required during the public heari11g(s) and how much? it7 Yes 0 No (Time needed: 1 hour )

I PROPERTY OWNER AFFIDIV AT

I, t:\. , have thoroughly examined the instructions for filing this application and state and affirm that all inf. rmation submitted within this petition are trne and correct to the best of my knowledge and belief and are a matter of public record, and that (check one):

D I am the owner of the property and am making this application OR

i2I I am the owner of the property and am authorizing (applica111): --------- ----- - ------and (i·epra.rett/(ltive, lj'applicable): exi, r-i\ lu ' 30bf'-~/ i1i to submit an application for the described property. ..S ?fl.t µe; f '_'-~ ~ ::Z..~ __, _ 1--

~'(: ~L~

Effective Date: 11/8/16 Last Revision: 6/2/17

CPAM Application Form_06-02-l 7.Docx

Notary Seal/Stamp

Page I of I

HERNANDO COUNTY COM PITEHENSIVIJPLAN AMENDMDNT PETITION (CPAM)

Fi:r. r,b.C ? An n oL- afliciat Dnre Stamp:

Received

ocT 1 7 2017

Planning DoPartment

Da1gl 08/01/2017

Cemex Constr. Mat., BK Land Trust. Old HiIILLC. HillLand Trust, BMM Land TrustAldreg: c/.o Jg.hnston and Sasser, PA, PO Box gg7City, St"r",frePlronc: 352-79&5123 n*rit,gProperty owner's namci 0f ,ror rhe ogiltcaut) _-

Company Nanre: Johnston and SasserAddressrCity: FL 7,lip:3{6QqPhone: Enur il : diohnston@iohnstonandgasser. com

ASSOCIAl'ION: O Yes El No fifappltcable provide tutne)

Contact Naurc:

Appllcatlon reeluert Gtu* o,tc)z,

E Small Scalc - Map Only (10 acres or less)tr Lnrge Scalc Text Amcndment (More than l0 acres)il Large Scale Map Anrendrnent (More thnn l0 ocrcs)

PRINTOR TYPE ALL INFORI}IATION

Address: CiU:- Ststc:- Zip:_PNOPERTY

PARCEL(S) KEy NUMBBR(S): See Applicatlon Narrative and Exhiblt 2SECTION , RANGESi'ze of area covered by application: 730.23 A_cles

luturo !-,and Usc Map Classifrcation (if apjlicable): ResidentlaDesired Map Classifi carion#lning andBeNOODosircd Text Amendmcnt N/AHas a p$lic hearing becn lrcld on tlris property within the pa$t twelye months? Et Yc.s El NoWill expcrt witncss(es) bc utilizcd during the public lrcorings? Et yes tr No (If ycs, identify on an artached lisL)Will additional time be required during thc public hearing(s) and how much? El Yes tr No (Time needed: 'l hour )

thoroughly examinerl thc instructions for filing this

Hlfl-r,r^:1l:lif Td-:.ry1 thal ntl information su-umittea wi6in rtris pctirion are tnre and conect to ,r," Gioi,tykffil;"';;;

beliefand arc a rnatler ofpublic record, and lhal (check one):I I am the owner of the property aml am making lhir apptication OREl t am the owner of thc propsrty and am authorizing fuptictttt):

awl pepresanto ti,te, { opplicoblQ :to submit an application for the clescribed properry. Brau

ffou,+s e- - Slrl,mlarc o[ Ptomrv Ovncr-6tzbtosq),'*1 ti Td*eeZo rz

STATEC O U N TY O F,l1#*+tzl4ttDt

l.2.

3.4.5.

6.

7.

8.

9.

CUUNT'V Olrd{Efiftttfifir-.!=DtlAr.E5.gg,g- ..- oLThc forcgoing ilrlrumcnt w_as acklowlcdgctt beforc nrc this / t

-rlay of AugustT1^- - tz ,- z.r^-e^ r .-----7---- - -T*t*s- E. Blss*r.t " ;ilir;;--"""uyiii"i",ffi;*a,,""a _,2012_, byss identification.

UTH L ANDERSONNotary Public-Arkansas

Lawrence CountyMy Commission Expircs 08 -12-2026

Commissiont12698569

Nototy SeaUStamp

Prrgc I of I

*ff,o )otv 26,

EffectiveDate: lllE/16 tastRcvision: 6/2/t7

CPAM Applicolion Fornr_06-02-l?.Docx

iIil

iIiI

HIRNANDO COUNTY COMPIIETIU,NSIVDPLAN AMENDMENT PE'I'ITION (CPAM)

P61g. O8/01/2017

Appllcrtlon requBt kh.ct o,te).1

E Smrll Scale - Mrp Only (10 ocrcs or tcss)El Large Scrle Tcxt Amendment (More thsr l0 rcres)El Lerge Scalc Map Amcldmcna (More thsn l0 ocr6)


Fihtu.C/prt t-toz OIIici.l Dsrc Shrnp:

R.cahl€d

ocl I 7 20t7

Plannlng Depanmont

! retrrorrev ela r.r, T-rE nrrar-

Addresst

Cemox Conslr. Mat., BK Land Trust, Old HiII LLC, Hill Land Trust, BMM Land Trust

Properly orYrcr's nomci Ot wt ttc arylt.\tdt)

Address:City:Phone:

O Yes El No 6Taalico bta provkt a ,?)

City:Phone:

Contact Nsme:Addrcss: City: State: Ziltl.

l.2.3.4.5.6.

1.q

9.

PARCBL(S) KEY NUMBBIi(S):SECTIONSizc of 8re{ covered by application:Futuie Lend U6c M6p Cl{lssificotion (ifDesired MapDcsircd Tcxt AtnendrDcnt:

Hss I public hearing beer hsld on thi$ prcperty within the past trvclye months?Will expcrt wilncss(es) be utilized during Urc public lrcorings?Will rdditional time bc rrquircd during rhe public heariog(s) and how much?

IIANCE

tr Yes BNo!l Ycs fl No (Ifyes, ideolify or an a(ached lkt )El Yes E No (Time needed t horr )

,,--havethoroughIycxnmin€dtheinstnrc(ionsforl.ilingthisapplacalion iud slrlc rrd omrm fioa 8ll inforEliol submitted vilhin lhis petition 6]c lnrc and corcct to thc bcsr ofrny knowledge andbeliefand arc a rnattcr ofpublic rccord, alrd that (check rrne);

D I am the os,ner oftho lrop.rty and nm mlking this applicarion ORg I sm th€ ownef of ihc proplrty .od am al/ihoiziog losptia,tl:

and ?epfttettotirr', il adicat .):to submit .n application for the described properry,

#iffietffnBooiutr'"'€wil:;'iMketien'l,ts_[re_ryqg ,[,Iy:was. acknowlcdged befon mc rhit / ' . <hy of Ausust , 201!_, hytfr

HioitsAt6'H;SsJckno'vtcdsedbero,ncthii,;ts^,*r.'#"';1fu lJ.lft -;"oJ

T,6"rs'€. g?rfWtr {EW m>,*

R UTH L ANDERSON ola ry P!blic-Arkrnsr3

LawrencoCountyMy Commi3sioh Explr.s 08.12-2026

fl1

Effectivc Datc: I l/8/16 lrst Rcvifi on: 6flt 17

CP M Applicdioo Pnm_06-0-l7.Docx

No,a,y ScaUStaup

Prto I of I

Company

HERNANDO COUNTY COMPREHENSIVE PLAN AMENDMENT MAP AMENDMENT

CEMEX CONSTRUCTION MATERIALS FLORIDA, LLC

AND OLD SPRING HILL, LLC, BK LAND TRUST, SPRING HILL LAND TRUST

AND BMM LAND TRUST

A. This petition for amendment of the Hernando County Comprehensive Plan is submitted to the Hernando County Board of County Commissioners for review pursuant to the provisions of Florida Law. As this proposal involves a map change on more than ten ( 10) acres, it does not meet the criteria for an exception to the requirement of bi-annual submittal.

A separate Narrative Statement is provided for the requested map change to "Mining" in Section B and a map change to refine the location of a Regional Commercial Node Overlay District (RCNOD) in Section C below.

B. AMENDED NARRATIVE STATEMENT- FUTURE LAND USE MAP CHANGE TO MINING

The following revised narrative is organized as responses to items VI C. 1-10 on the Hernando County Comprehensive Plan Amendment Application Procedure.

General Description

This request is for a map amendment. This map amendment to the Future Land Use Map is to designate one parcel (formerly 9 parcels) consisting of a total of+/- 573.47 acres from "Residential" to "Mining". The parcel is shown on Exhibit 1 and is legally described in Exhibit 2. The deed and property appraiser maps are attached as composite Exhibit 3. The property appraiser has mapped the proposed mining property into two parcels divided by the Lykes Cutoff Road. The property described in Exhibit 2 is owned by Old Spring Hill, LLC, and includes the Lykes Cutoff road that is discussed later in the narrative. The land is subject to a contractual agreement for mining with CEMEX Construction Materials Florida, LLC.

Adjacent to the subject property are lands owned by Thomas E. Bronson, as Trustee of the BMM Land Trust dated July 26, 1991, Joseph M. Mason, Jr., as Trustee of the Spring Hill Land Trust dated December 31, 1990, and Robert A. Buckner and James H. Kimbrough, Jr. as Trustees of the BK Land Trust dated August 26, 1999. The aforementioned, together with Old Spring Hill, LLC are referred to as "Owners". These properties consist of 156.76 acres and are the subject of a future land use map change to relocate a regional commercial node overlay

-1-

Received

DEC 2 9 2017

Planning Department


district. It is shown on Exhibit 1 and Composite Exhibit 3, and a separate narrative is in Section C.

All parcels are contiguous. The property is located directly south of other mmmg property controlled and mined by CEMEX.

Approximately 573.47 acres are sought to be changed to Mining on the future land use map. That property is shown on Exhibit 1 with a yellow-colored line and the CEMEX property to the north is shown with an orange-colored line.

CEMEX proposes the FLUM amendment from Residential to Mining at this time for the following reasons:

• Proximity

The property is adjacent to the CEMEX Brooksville South operation. Extension of the mining operation onto this property has obvious efficiencies in that it can use existing facilities (haul roads, mine retention areas, processing equipment, etc.).

The proposed mining area is an extension to the existing mining activities in the area, the infrastructure for mining is already in place and there is a proven limestone reserve beneath the subject property.

• Strong Demand and Need for Product, both Aggregate and Cement.

There continues to be a significant demand for construction aggregate and cement. Construction aggregates are the building blocks for modern construction, and they must be made available regardless of the cost. So, if they are not mined locally, they will be imported from elsewhere at an increased cost and with the loss of local jobs and taxes. In some instances, the countries which have exported cement to Florida are now using their own product, thus limiting what is available to Florida consumers. As a result, the limited amount of existing cement mills in Florida is maximizing production to meet demand, and therefore it is imperative that the limestone, which is an essential component of the raw feed to produce cement, be permitted for extraction.

• Property Condition

A large portion of the property has previously been cleared of most of its natural vegetation and maintained as unimproved and improved pasture. Since the clearing and preparation of land for mining is a significant cost factor, this parcel has competitive advantages. There is an environmental benefit in utilizing cleared property for mining in that the property has already been disturbed.

-2-

Received

DEC 2 9 2017

Planning Department


• Contiguous parcels

The before-mentioned parcels are all contiguous to one another, which is crucial in evaluating the feasibility to use land(s) for mining. Although there are numerous properties available for prospecting and mining, a mining operator requires either one large tract of land or a consolidation of a series of parcels, in order to make a mining project economically feasible.

• Interim Use

The property is designated as "Residential" on the Future Land Use Map. The property is currently zoned agricultural. The location and combined size of this parcel could accommodate residential development, however, market conditions are such that development is probably not appropriate at this time because of excess supply of residential property in Hernando County. When mining is completed, these properties will likely be amended to "Residential" or other appropriate uses to be compatible with remaining adjacent property of the Owners.

• Resources

Marketable resources are present on the subject property as shown on Exhibits 4 and 6. A geologist statement of marketable reserves is attached as Exhibit 4A. In addition, growing demand has increased the need for aggregates and cement products. Due to Florida's young geologic origin, it has always been limited with quality rock formations in which to produce construction aggregate. The unprecedented demand for construction aggregate in recent years has exacerbated this problem. Currently, there are only limited regions in Florida in which FDOTquality aggregates are produced. As a result of this, it is imperative that sites that are currently zoned and permitted for mining maximize their recovery of reserves. Construction aggregates are the building blocks for modem construction. So, if they are not mined locally, they will be imported from elsewhere at increased cost due to transportation and with the loss of local jobs and taxes.

Cement, which is produced from the soft limestone remains in high demand in Florida. The main reason for this is the worldwide demand on cement is still high. Cement, unlike aggregates, is a worldwide commodity and is traded on the worldwide markets. Much of the cement consumed in Florida over the last several years has been imported. The countries, which have exported cement to Florida and the rest of our nation, are now using their own product, thus limiting what is available to Florida consumers.

As a result, existing cement mills in Florida need to maximize production to meet demand, and it is imperative the limestone which is used as raw feed to produce cement be properly permitted for economic extraction.

-3-

Received

DEC 2 9 2017

Planning Department


• Industry of Critical Importance

The Florida State Legislature finds that there is a strategic and critical need for an available supply of construction aggregate materials within the state and that a disruption of the supply would cause a significant detriment to the state's construction industry, transportation system, and overall health, safety, and welfare. In addition, the Legislature recognizes that construction aggregate materials mining is an industry of critical importance to the state and that the mining of construction aggregate materials is in the public interest (Florida Statute 337.0261 Construction Aggregate Materials).

Projected Mining Use

Subject to local approvals by the County, the property will be used for rnmmg and overburden storage as shown on Exhibit 4. The addition of this property to the "Mining" designation on the Future Land Use Map is consistent with the existing mining activities on CEMEX's adjacent Brooksville South operation. The infrastructure for mining is already in place. In summary, the proposed amendment requests a very appropriate designation (Mining), results in a more consistent interim land use, and extends the life of operations at the CEMEX Brooksville South operation. For these reasons the proposed amendment should be adopted.

Site Description

The subject property comprises 573.47 +/- contiguous acres and is located directly south of other mining property of CEMEX. The property is located in Sections 19 and 30, Township 22 South, Range 19 East; Section 24 and 25, Township 22 South, Range 18 East, Hernando County, Florida.

Operation Description

CEMEX Brooksville South has been in continuous operation for more than 75 years, serving as a stable source of employment within the community, while providing a product (construction aggregate and cement) necessary to Florida's continued growth. For many years, several on-site quarries provided sufficient hard rock to accommodate the existing level of need, however, the south quarry operation will soon exhaust its supply of hard rock resources.

In Central Florida, the Ocala and Suwannee Limestone F orrnation are the principal source of construction aggregate material. Hernando County's Brooksville Ridge contains most of the viable deposits of construction aggregates, evidenced by the clustering of rock mines northwest of Brooksville. It is in the best interest of both the state and local economies to retain access to, and utilize, this limited natural resource. The comprehensive plans at all three governmental levels (local, regional, state) reflect this goal as illustrated later in this application.

-4-

Received

DEC 2 9 2017

Planning Department


The property consists of two basic types of vegetation communities. Part of the property is unwooded grassed land dominated by improved pasture grasses. This area has been used for active grazing pasture by cattle. Trees are scattered. The remaining areas are wooded. The woods are a mixed hardwood dominated by live oak, laurel oak, and slash or longleaf pines. There are minimal wetland areas found on the property, and those in the current footprint of mining will be avoided or mitigated for.

The property does not have any significant environmental limitations. Although the property has been used primarily for pasture, the lands do not contain soils which are considered as prime farmland. The property is not part of the area designated as "Pre Development Extent of Annutteliga and Chocochatti Hammocks" in Hernando County 's 1987 report on the Big Hammocks Region.

Topography

The topography is shown on Exhibit 5. Elevations range from approximately 90 feet NGVD to 200 feet NGVD. The typical elevation within the mine footprint is on the order of 120 NGVD.

Drainage and Groundwater Quality

There will be no additional impacts to drainage or groundwater quality. Current surface drainage is shown in Exhibit 7. The central and eastern portion of the subject property lies within the Peck's Sink Overflow drainage basin. The western portion of the property is internally drained. During mining, drainage in the mined area will be internal to the mine. No discharge will be allowed from the excavation areas. Drainage outside the mine excavation footprint will remain as it is today.

Ground water quality will not be impacted by the mmmg operations. Currently, all mining will be conducted above the potentiometric surface of the Floridan aquifer. There is no surficial aquifer in the subject property area.

Consistency with Adopted Plans

These items are addressed in Section #4 below.

Proposed Map Change

The map of the subject FLUM property attached as Exhibit 1 shows the areas of proposed mining changes to the FLUM in yellow lines. The boundary of the CEMEX property to the north is shown in orange. The current future land use designation for the property is residential and the existing zoning is agricultural.

-5-Received

DEC 2 9 2017

Planning Department


1. Data and analysis of the character of the vacant land in order to determine its suitability for the intended use.

In order to determine the suitability of the land for the intended use, this section analyzes existing conditions and the viability of the resources on the proposed property.

1-A. The size of the subject property in acres or fractions thereof.

The proposed mining property is approximately 573.47 acres.

1-B. Character of the Vacant Land.

The habitats on-site have been classified based on the Florida Land Use, Cover and Forms Classification System (FLUCCS: Florida Department of Transportation, 1999). The Flatwoods Consulting Group Map attached as Exhibit 8 shows the location of each habitat type and the text below provides a brief description of the vegetation within each habitat.

Upland Land Use Types

Cropland and Pasture/and (FLUCCS 210)

Habitat within this land use consists of cleared areas that have been planted with pasture grasses. Dominant land cover throughout these areas is Bahia grass (Paspalum notatum), Bermuda grass (Cynodon dactylon) and broomsedge bluestem (Andropogon virginicus). Some pastures have scattered live oak (Quercus virginiana), Florida slash pine (Pinus elliottii) and red cedar trees (Juniperus virginiana).

Abandoned Citrus Grove (FLUCCS 224)

The western portion of the property was converted to citrus groves starting in 1941. Currently these groves appear fallow but scattered citrus trees remain. Other trees observed in this area include live oak and slash pine. The ground cover is weedy and contains West Indian lantana (Lantana camara), blackberry (Rubus sp.), beautyberry (Callicarpa americana), dog fennel (Eupatorium capillifolium), cogongrass (Jmperata cylindrical), slender goldenrod (Euthamia minor) and goldenrod (Solidago sp.)

Longleaf Pine - Xeric Oak (FLUCCS 412)

This habitat has a canopy of sand pine (), longleaf pine (Pinus clausa), laurel oak (Quercus laurifolia), sand live oak (Quercus geminata) and turkey oak (Quercus laevis). The understory is mainly sparkleberry (Vaccinium arboreum) and saw palmetto (Serenoa repens). The understory is sparse due to the dense canopy.

-6-

Received

DEC 2 9 2017

Planning Department


Hardwood- Coniferous Mixed (FLUCCS 434)

This land use is dominated by a dense Florida slash pine and live oak canopy with scattered sweetgum (Liquidambar styraciflua), southern magnolia (Magnolia grandiflora), laurel oak, red cedar and American hornbeam (Carpinus caroliniana). The shrub layer is comprised of wild orange (Citrus sp.), hackberry (Ce/tis laevigata) and cabbage palm (Sabal palmetto). The understory is sparse due to dense canopy closure.

Coniferous Plantations (FLUCCS 441)

This land use is dominated by a Florida slash pme canopy with a saw palmetto and gallberry (Ilex glabra) understory.

Wetland Land Use Types

Reservoirs (FLUCCS 530)

There are two small ponds in this habitat type. Both have open water centers with softrush (Juncus effusus), red ludwigia (Ludwigia repens) and cointwort (Hydrocotyle umbellata) on the edge. These ponds have been excavated to provide a water source for the cattle operation.

Freshwater Marshes (FLUCCS 641)

The freshwater marsh has a deep center with Carolina willow (Salix caroliniana), alligator flag (Thalia geniculata) and duck weed (Lemna minor) in the center and softrush and red ludwigia on the edge. This marsh has been excavated to provide a water source for the cattle operation.

1- C. Environmental Limitations

Wetlands:

As shown in the Land Use Map (Exhibit 8), wetland and surface waters exist on the property and consist of forested systems, freshwater marsh systems, upland cut ponds, and ephemeral surface water conveyance systems. The limits of jurisdictional wetlands were delineated in the field pursuant to the Chapter 62-340, F.A.C and reviewed for consistency with the 2008 Atlantic and Gulf Coast Regional Supplement to the USA CE 1987 Delineation Manual.

Listed Species:

Several surveys for species considered Endangered, Threatened, or of Special Concern by the U.S. Fish and Wildlife Service (FWS) under 50 CFR section 17.11-12 or the Florida Fish and

-7-Received

DEC 2 9 2017

Planning Department


Wildlife Conservation Commission (FWC) under Chapter 68A-27 F.A.C were conducted for the property. All surveys were performed in accordance with the FWC Florida Wildlife Conservation Guide. As a result one listed species, gopher tortoise, has been documented on the property. In addition, a review of the FWS database, FWC database and Florida Natural Areas Inventory (FNAI) species occurrence data, shows one documented bald eagle nest occurring within 1 mile of the property. The property is also located within the core foraging area (CF A) of three documented wood stork colonies. The attached Wildlife Map (Exhibit 8A) shows the surveyed gopher tortoise burrows, as well as the location of the bald eagle nest. The listed species report prepared by Flatwoods Consulting Group is attached as Exhibit 8B.

Floodplain

The bulk of the property is located within FEMA Zone X. Zone X is above the 500-year flood elevation, and it is considered out of any flood zone. Three small areas (shallow depressions) within this mining area are classified as Zone A, below the 100-year flood elevation. These three depressions comprise less than two acres of the mine property. See Flood Map attached as Exhibit 9.

According to the Soil Survey of Hernando County, Florida (U.S.D.A., Soil Conservation Service), the soils located on these properties comprise many classifications. The soil types and location are identified on Exhibit 10. The soils consist of Flemington, Nobleton, Micanopy, Sparr, Kendrick, Williston, Arrendondo, Blichton, and Candler soil series.

Arredondo fine sand is nearly level to gently sloping well-drained soil on uplands. Candler fine sand is nearly level to gently sloping excessively drained soil. Flemington fine sandy loam is gently sloping, poorly drained soil on uplands. Kendrick fine sand is a welldrained, nearly level to gently sloping soil on uplands. Micanopy loamy fine sand is gently sloping, somewhat poorly drained soil on uplands. Nobleton fine sand is nearly level to gently sloping, somewhat poorly drained soil on broad areas of uplands. Sparr fine sand is nearly level to gently sloping, somewhat poorly drained soil on seasonally wet, sandy areas on uplands. Williston loamy fine sand is gently sloping, well-drained soil in small areas on upland ridges.

The Soil Survey does not address any soil classification's suitability for limerock extraction. The limerock generally lies below the surface soil layer, which is considered "overburden". The overburden is used for construction of berms or dikes and in the reclamation of the site after excavation. In the placement of any structures, the site-specific nature of the soil would be taken into account during the design stage.

-8-

Received

DEC 2 9 2017

Planning Department


Drainage

Surface water management (drainage) within the permitted mine area will be governed by conditions within an Environmental Resource Permit. Drainage will be retained within the excavation area of the proposed mine property.

2. Limerock Resource Analysis

CEMEX has carried out prospecting for construction aggregates on the property and has determined the resource is present. See Exhibit 6.

3. A description of the availability of and the demand on the following public facilities: Sanitary sewer, solid waste, drainage, potable water, traffic circulation and recreation, as appropriate.

There will be no increase in the impacts on any public facilities. If compared to the potential development allowed by existing Comprehensive Plan designation, Residential, there will be a decrease in the projected impacts. The proposed extension of the mine will not increase the operational level of the existing mine, only extend the limerock resources. The current mine makes very little use of public facilities, other than roadways. Therefore, the daily operation of the mine will be the same as prior to the amendment without any increase in the use of public facilities.

The existing mining operation accesses the public roadway system at one point, the Cobb Road truck bypass. According to the County's 2015 roadway traffic counts, the existing traffic volume on this roadway is about one-third of adopted roadway capacity. While the amendment will add a new resource area, the resource processing and transportation will still occur at their present site, therefore the size of the impact on the adjoining roadway network will not increase. The solid waste generated on site is in direct proportion to the level of operational employment. With that level not increasing as a result of this amendment, there will be no increase in the amount of solid waste generated.

Water, sewer and drainage are provided on-site. Since the annual operation of the mine is not affected by the amendment, the water and wastewater generation/usage rate will not vary because of the amendment. There is more than sufficient land in the amendment area to provide for any on-site drainage retention.

A quick summary of the avai lability of public facilities is as follows:

Sanitary Sewer: The CEMEX Brooksville South operation has internal sewage treatment which will continue to be utilized if the proposed amendment is approved. No additional sanitary sewage will be generated.

-9- Receivec:Q

DEC 2 9 2017

Planning Department


Solid Waste: The Hernando County Sanitary landfill is projected to serve the County's needs well beyond the planning horizon of the Comprehensive Plan. There will be no additional solid waste generated by the proposed amendment.

Drainage: Drainage on the properties will be retained within the mine excavation areas in the extension area. No surface water discharges are planned.

Potable Water: There is an existing private well system on the adjacent CEMEX Brooksville South site. In addition, there is a water recycling system for the processing plant. Since there will be no increase in mining activity or processing resulting from the amendment, the demand for potable water will not change.

Traffic Circulation: There will be no effect on traffic circulation since processing will be contained within the existing site and there will be no increase or acceleration of the mining activity at CEMEX during the Comprehensive Plan horizon. Access to the site will continue via CR 485 (Cobb Road), as it is for the existing mining operations. According to the Hernando/Citrus MPO, the existing traffic volumes on CR 485 are approximately one-third of the roadway capacity. Internal access will be created by construction of a tunnel and/or conveyor system under Ft. Dade A venue so that no mining traffic impacts local roads.

There is a county-owned unimproved road running north from S.R. 50 to Fort Dade Avenue known as the Lykes Cutoff. It is anticipated that the Lykes Cutoff will be vacated during the comprehensive plan amendment process and that additional right of way needed by the County to align C.R. 491 (Citrus Way) to connect with California Street (instead of Colorado Street) will be provided by the Owners. The Owners and Hernando County staff have discussed and preliminarily agreed upon a property swap which will accomplish the above-stated alignment and inclusion of the Lykes Cutoff property in the map amendment. The goal and intent are to align the road to be consistent with the transportation maps in the County Comprehensive Plan.

The additional right of way needed is outside the boundary of the subject property. A discussion of the land swap and request for approval as part of this application is discussed in more detail in section C.2 of this revised narrative.

Recreation: There is no demand or increased impact on recreation.

Proximity to Hospital: CEMEX met with Bayfront Health Brooksville administration before the application was filed. At that time, the hospital administration had no objection to the comprehensive plan amendment or proposed use. Cemex affirms by this written submittal that it has discussed the project with Bayfront Health Brooksville, which had no objection. Bayfront is free to submit comments to the County or testify at the public hearings on this Comprehensive Plan Amendment, and Cemex respects that right. Cemex is not in a position to speak for Bayfront other than affirming the discussions noted above.

-10-Received

DEC 2 9 2017

Planning Department


Blasting: Blasting in the State of Florida is regulated by the State fire Marshall. CEMEX will comply with all regulations as required by the State Fire Marshall. Florida Statute 552.30 states the following:

(1) Notwithstanding the provisions of s. 552.25 , the State Fire Marshal shall have the sole and exclusive authority to promulgate standards, limits, and regulations regarding the use of explosives in conjunction with construction materials mining activities. Such authority to regulate use shall include, directly or indirectly, the operation, handling, licensure, or permitting of explosives and setting standards or limits, including, but not limited to, ground vibration, frequency, intensity, blast pattern, air blast and time, date, occurrence, and notice restrictions. As used in this section, "construction materials mining activities" means the extraction of limestone and sand suitable for production of construction aggregates, sand, cement, and road base materials for shipment offsite by any person or company primarily engaged in the commercial mining of any such natural resources.

(2) The State Fire Marshal shall establish statewide ground vibration limits for construction materials mining activities which conform to those limits established in the United States Bureau of Mines, Report of Investigations 8507, Appendix B - Alternative Blasting Level Criteria (Figure B-1 ). The State Fire Marshal may, at his or her sole discretion, by rule or formal agreement, delegate to the applicable municipality or county, the monitoring and enforcement components of regulations governing the use of explosives, as recognized in this section, by construction materials mining activities. Such delegation may include the assessment and collection of reasonable fees by the municipality or county for the purpose of carrying out the delegated activities.

Calculating the overall time frame for the blasting duration, the perception time per blast is 3.5 seconds, and therefore, over the course of a year would produce 350 seconds in an average year of 100 blasts. This is equivalent to a total time of 5.83 minutes over the course of a year. The foregoing is based upon approximately two blasts per week and on data obtained during a five (5) year period in the Jones Quarry (northeast comer of the Brooksville Quarry) . A summary report of the foregoing is attached as Exhibit 11 A, 11 B and 11 C.

Real Estate Values: Michael A. McElveen with Urban Economics Incorporated performed a study of the sales price effect of the Brooksville North and Brooksvi lle South Cemex quarries using all qualified home sales that occurred within 10,000 feet of the Cemex quarri es between 2007-2013. Mr. McElveen's conclusion was that the Cemex quarries did not have an effect on the sales price of nearby homes. The Summary Report of Urban Economics Incorporated is attached as Exhibit 12.

Reclamation: While it is impossible to provide, to the county, significant specificity regarding ultimate plans for the post-mining use of the property, it is anticipated that a mixed use development, with a strong residential component, will be undertaken after the completion of

-11-Received

DEC 2 9 2017

Planning Department


mmmg. The property is currently in the residential land use district, which would support such a mixed use development, in a PDP format. The agreement with Cemex requires that the clayey sand, generated by removal of the overburden, be spread by Cemex, to a depth of eight feet (8'), on the pit bottom, at the conclusion of mining. In addition, the agreement requires Cemex to leave a roadway into the pit bottom. The purpose of those requirements, which are in addition to any other reclamation requirements, is to accommodate the post-mining development of a residential subdivision. The eight feet depth of clayey sand is the appropriate depth and fill material to facilitate construction of homes, roads and other structures and amenities used in residential developments. Portions of the subject property will be reclaimed upon completion of each mining phase. All other areas of the subject property will be reclaimed when mining is completed. The residential development on the reclaimed land and the development of the commercial property along S.R. 50 would mutually benefit each other. A copy of a photo of mining property reclaimed for residential use is attached as Exhibit 13.

4. Information regarding the compatibility of the proposed land use amendments with the land use element objectives and policies and those of other affected elements.

A. State Comprehensive Plan The proposed Comprehensive Plan Amendment is consistent with Florida Law. Specific State Comprehensive Plan policies under§ 187.201 (13)(b ), Fla.Stat., which relate to this amendment are as follows:

Policy 3 - Require that disturbed areas, except those selected to be reclaimed by nature, be reclaimed to productive and beneficial use within a period determined by the state to be reasonable and practical.

- Reclamation is an integral step in the ultimate use of the property as has been explained in the preceding narrative. It is also required by the Hernando County Mining Ordinance and is incorporated into the mining plan for CEMEX.

Policy 5 - Prohibit resource extraction which will result in an adverse effect on environmentally sensitive areas of the state which cannot be restored.

- Mining will be in areas presently without vegetation other than pasture grasses and in areas with wooded vegetation as described. See Exhibit 8.

Policy 6 - Minimize the effects of resource extraction upon ground and surface waters.

- Surface waters will not be significantly impacted by this amendment. - Ground water will not be affected by this amendment.

Policy 7 - Protect human health from radiological or other adverse impacts associated with resource extraction.

-12-Received

DEC 2 9 2017

Planning Department


- There are no known negative health impacts associated with the extraction of construction aggregates.

Specific policies under Chapter 163 which relate to this amendment are as follows:

- §163.3177(6)(d)2.d - Conserves, appropriate uses and protects minerals, soils, and native vegetative communities, including forests , from destruction by development.

- The proposal for extension of reserves for extraction of construction materials is consistent with this policy. The proposed extension of the mine into an area of known limestone reserves furthers this policy.

Much of the subject property has been generally cleared of native vegetative communities to provide for pasture. According to Exhibit 8, only three small herbaceous wetlands exist on the property. The National Wetlands Inventory database shows two of these wetlands on the property. The limits of jurisdictional wetlands were delineated in the field pursuant to the Chapter 62-340, F.A.C and reviewed for consistency with the 2008 Atlantic and Gulf Coast Regional Supplement to the USACE 1987 Delineation.

- § 163.3177(6)( d)2.3 - Conserves, appropriately uses and protects fisheries, wildlife, wi ldlife habitat and marine habitat and restricts activities known to adversely affect the survival of endangered and threatened wildlife.

- The use of the site as pasture has significantly decreased its value as habitat. No endangered or threatened species are known to occupy the parcel.

B. Strategic Regional Policy Plans

Hernando County has joined the Tampa Bay Regional Planning Council, but may sti ll have some affiliation with the dissolved Withlacoochee River Regional Planning Council. As they pertain to local government comprehensive plans, which do not require regional planning council review, all directives shall not be interpreted to override the decision-making of local government. In any event, this amendment is consistent with the Tampa Bay Regional Planning Council's Strategic Regional Policy Plan and the Withlacoochee River Regional Planning Council Strategic Policy Plan. Chapter 4 Natural Resources in the Tampa Bay Regional Planning Council strategic policy plan addresses mining. The specific policy which relates to this amendment is:

Policy 4. 64 - Promote landscape reclamation, including, but not limited to establishing fimctional and diverse ecological communities, achieving a balance of human uses and natural lands, and engineering post-reclamation hydrology compatible with regional hydrology.

-13-Received

DEC 2 9 2017

Planning Department


- Designation of Mining on the subject parcel would be a direct implementation of the regional policy.

This amendment is consistent with the Withlacoochee Regional Planning Council's Strategic Regional Policy Plan. Chapter 4 Natural Resources addresses mining. The specific policies which relates to this amendment is:

Policy 4.22.9 - Mining may be allowed in areas other than those addressed in Goal Cluster 23 when p ermitted and mitigated in compliance with applicable federal, state and local regulations.

- Designation of Mining on the subject parcel would be a direct implementation of the regional policy.

C. Hernando County Comprehensive Plan

The proposed map amendment is consistent with the Hernando County Comprehensive Plan. Specifically, areas of consistency include:

Future Land Use Element

Goal 1.01 Objective R, Policy 1 - This policy promotes the clustering of like uses and reduction of the encroachment of incompatible uses.

- This policy is supported by the extension of an existing mine. Compatible land uses are directly north of the property, and there is an absence of residential density adjacent to the property.

Goal 1.04 Objective C, Policy 1 - This policy calls for concurrent levels of service.

- The proposed map amendment will not introduce any new demand on public facilities since plant operations will remain at existing levels and will not change in location.

Mapping Criteria - Allows extraction of mineral resources where impact on maJor residential areas will be minimal.

- There are no major residential areas in close proximity to the proposed amendment. Residential densities in the general area are quite low.

Mining Sub-Element

-14-

Reeeiveti

DEC 2 9 2017

Planning Department


Goal 1.08 Objective B, Policies 1-3. These policies establish a 100-foot mining setback, which may be increased in the event of non-compliance with Hernando County noise and blasting standards.

- The mining operation within the proposed amendment area may extend to the boundary with Owners' adjacent property with the consent of Owners. However, in no event will mining activity be closer than 100 feet from existing property boundaries of the other property owners. In most instances, the setback will substantially exceed the 100-foot setback as taken from the Owners' remaining property. The CEMEX Brooksville South mining operation has had no difficulty in complying with the County's noise and State blasting standards.

Goal 1.08 Objective C, Policies 1-4. These policies establish a 100-foot visual buffer zone.

- A visual buffer zone will be established and, where possible, this buffer will be established well in advance of mining operations and will retain existing trees.

Goal 1.09 Objectives A, B, C - These objectives establish requirements for a mining permit, mining plan and blasting.

- The proposed map amendment is to include hard and soft limerock mining in the established mining approval. CEMEX will submit a mining plan and application to secure mining approval prior to initiating excavation on the subject parcel. County mining standards will be met.

Goal 1.10 Objectives A - This objective establishes a blasting standard for mmmg operations.

- CEMEX will comply with all State Fire Marshall regulations related to blasting. Local blasting rules are pre-empted by State Regulations.

Sanitary Sewer Sub-Element

Goal 4.03 Objective B, Policies 3, 4 - These policies encourage the reuse of wastewater in public or private facility design.

- CEMEX has treated wastewater in its cooling ponds. This reuse reduces water consumption of water from natural resources.

Conservation Element

Goal 6.07 Objective A, Policy 3. This policy calls for the protection of known

-15-Received

DEC 2 9 2017

Planning Department


archeological or historic sites.

There are no known archeological or historic sites on the property, nor is it considered likely to contain possible archeological sites (Hernando County Historical and Archeological Resources Map). A phase one Cultural Resources Survey has been conducted and confirms this conclusion. A copy of the Cultural Resource Assessment Survey is attached as Exhibit 14.

Comprehensive Plan Mapping

A review of the Hernando County Comprehensive Future Land Use Map and other support document maps provide further evidence of the site potential and the relative lack of physical and environmental limitations. The appropriate Comprehensive Plan map is identified in each instance.

The Historical and Archeological Resources Map indicates that the property does not have a listed historical or archeological site and is not located in an area determined to have "possible archeological sites".

The Solutions Features Map indicates that there are a number of depressions and a few areas of subsidence on site, not uncommon for the Brooksville Ridge. These natural occurrences do not affect the mining process.

See Soils Map provided as Exhibit 10 which identifies the different soil types on the subject property.

The Flood Prone Areas Map indicates that with the exception of a few, small, isolated shallow depressions, the parcel lies within Zone X above the 500-year flood elevation. The Flood Plain map is provided as Exhibit 9.

The Minerals Map indicates that there are known "economically feasible limerock deposits" on the site.

There is no known evidence of any on-site natural features, which would inhibit mining. Moreover, mining on the site will have to comply with all applicable local, state and federal regulations.

C. AMENDED NARRATIVE STATEMENT - FUTURE LAND USE MAP CHANGE TO RELOCATE REGIONAL COMMERCIAL NODE OVERLAY DISTRICT

As previously stated in Section B, a portion of the comprehensive plan map amendment area is designated as a Regional Commercial Node Overlay District (RCNOD). The purpose of this map amendment is not to eliminate or increase the size of the RCNOD. The purpose of this map

-16- Received

DEC 2 9 2017

Planning Department


amendment is to specifically refine its location by shifting the overlay area off proposed "Mining" land and off small parcels mapped in error to adjacent large contiguous properties.

Background Information

On December 22, 1998, Ordinance #98-32, amending the Hernando County Comprehensive Plan included new policies and the creation and mapping of a Regional Commercial Node Overlay District (RCNOD). The idea for the Regional Commercial Overlay District arose in 1997 when SWFWMD purchased undeveloped coastal property in Hernando County that was approved for a regional commercial mall development. Since that mall would, obviously never be built, a plan amendment (CP AM-97-2) was filed to relocate the regional mall to property associated with this amendment application.

Simultaneously, the County was processing plan amendments associated with Evaluation and Appraisal Report (EAR) recommendations. During this time, the County's data and analysis led planners to anticipate that within the twenty-year planning horizon there would be demand for one (1) regional commercial node. Prior to thi s time, the County mapped only community and general commercial nodes on the future land use map. Because the County was limited in the amount of commercial designation that it was allowed in proportion to its population, the staff initially was concerned that the designation of a site could create the circumstances where a regional retail development would be locked into this site regardless of other factors. Substantial discussions were held with the applicant of CPAM-97-2 and the County staff. It was resolved that the best solution to accommodate a regional mall in this area was for the EAR amendment to include siting criteria text and undefined nodal locations rather than a specific map amendment.

After the Hernando County Board of County Commissioners transmitted the amendment to the Department of Community Affairs (DCA), State planners objected to the undefined nodal depiction on the Future Land Use Map and requested the complete extent of all commercial areas be mapped on the Future Land Use Map. In the County's Objection, Recommendations and Comments (ORC) response, County planners revised the text amendment to create an Overlay District instead of a distinct Future Land Use Category and removed policy phrases such as "proximate location" and "commercial mapping does not define precise boundaries". It was in negotiations with DCA, that the indefinite and circular commercial nodes were eliminated, with a more regular shape being mapped within the boundary of CPAM-97-2 application to reflect "anticipated" development boundaries. Records of the original nodal mapping and CPAM-97-2 development boundaries show the intended area was north of the existing commercial FLU strip on SR 50 near the NE comer of Ft. Dade. Maps clearly show the intended regional retail overlay area did not cover parcels within the Highland Acres Subdivision along Ft. Dade. The western boundary was east of the proposed California Street extension. The original CPAM-97-2 amendment application notes the property is approximately 120+ acres and accommodates 150 acres allowing for buffering.

At the December 15, 1998 BOCC EAR amendment public hearing, the minutes reflect that the

Received -1 7-

DEC 2 9 2017

Planning Department


attorney for amendment CPAM-97-2 confirmed for the record that "everyone acknowledged that the combination of the maps did not impact the application of the goals, objectives and policies within the text of the Plan in the sense that the commercial nodes were intended to be representative and not exact. Mr. Jennings (Planning Director) is on record confirming this statement. " In other words, there was an expectation that the overlay boundary would be modified during the planning period, but the generalized area that was mapped was to show the approximate size and area of future regional commercial development.

Included in Hernando ' s 98-lER ORC report to DCA was market data supporting the need and location of a regional commercial node in Hernando County. In addition, an analysis of the public utilities and infrastructure demand for a 750,000-square foot mall determined there was adequate available capacity for wastewater, potable water, solid waste and transportation within the planning period.

The text language and map amendment was adopted by the Hernando Board of County Commissioners and transmitted to DCA. Thereafter, in 1999, DCA acknowledged receipt of the adopted CPAM-98-1 (EAR) and did not challenge the adoption thereof. This proposed map amendment does not increase the acreage of the Regional Commercial Overlay District. The new adjacent location is more appropriate and consistent with the original intent of the RCNOD.

Since the County's adoption of CP AM-98-1 , S.R. 50 has expanded to four lanes. There is more capacity than existed in 1998. In addition, the City of Brooksville has run potable water and waste water to the north side of S.R. 50 adjacent to the boundary of the subject commercial property. According to Richard Radacky, utilities director for the City of Brooksville, there is adequate capacity for both potable water and sewer for the reconfigured regional commercial node overlay district as proposed in this application.

Amendment Rationale

Section B of this application cites the primary reasons for proposing Mining activity where the RCNOD is located. Reasons include: proximity to adjacent properties already part of the CEMEX Brooksville South mining operation, strong market demand and need for aggregate and cement, available infrastructure and future transitional opportunities for "Residential" land. The map amendment does not materially increase the intensity or combined acreage of the RCNOD and existing commercial on S.R. 50. The map amendment does not increase the acreage or intensity of the RCNOD. It simply shifts the location east on SR 50 less than 1,000 feet and reshapes it outside the proposed mining areas.

Today, market conditions, data and analysis continue to support the expectation of regional retail in Hernando County within the planning period. Regional retail formats take on many forms ranging from enclosed malls, power centers and lifestyle centers. Tenant characteristics that often differentiate regional shopping centers from convenience, neighborhood and community serving centers include full-line department stores, entertainment centers, food courts, megaplex theaters,

-18-Reeeiveci

DEC 2 9 2017

Planning Department


large-format specialty and off-price stores. According to the Shopping Center for Development Handbook (Urban Land Institute), the minimum population support required for a Regional mall is 150,000 within a 20-minute drive time. The primary trade area for a regional shopping center is typically eight to twelve miles. Recent estimates prepared by the Bureau of Economic and Business Research indicates the population projections for Hernando County will increase from 179,503 to 216,300 between 2016 to 2030.

The closest regional malls are approximately 11 miles from the southwest corner of Hernando County (Gulfview Square, New Port Richey, Pasco County) and 14 miles from the northwest corner of Hernando County (Crystal River Mall, Citrus County). The location of the existing and amended Regional Commercial Node Overlay District is well over 20 miles from each of the existing malls. The site is approximately 40 miles from the newest malls in the region (The Shops at Wiregrass Mall and Tampa Premium Outlets) both located in Pasco County on SR 56 near !75. Virtually the entire population of Hernando County and some small portions of Pasco and Citrus County will be able to reach the proposed regional commercial site more quickly than any of the existing malls in neighboring counties.

The Comprehensive Plan also includes a future land use category of Planned Development District which allows a mix of land uses including commercial. A survey of policies associated with these districts confirms that no regional scale commercial is permitted. The Brooksville Regional Medical Center Planned Development District is located across from SR 50 of the amended regional commercial overlay location. It is a self-contained medical campus incorporating the Bayfront Health Brooksville Hospital and surrounding lands for health-care related uses. Policies specifically prohibit retail commercial or general office development as a primary use. The density and intensity standards for the medical campus shall allow a total of 200 hospital beds, a 40-bed assisted living facility and a total of 291,000 square feet of health care related and ancillary uses . The hospital opened in 2005 and is surrounded by 130 acres for future growth. The amended RCNOD location along with the Medical Center across the street, and the adjacent future transition mining to residential lands creates opportunity for a synergistic mixeduse activity center on SR 50.

Shifting the mapped RCNOD location remedies the original mapping error previously discussed in Background Information. The original location mistakenly had a significant portion of the Overlay on a collection of small independently owned lots averaging 1 to 3 acres in the Highland Acres subdivision. The underlying future land use of this area is Residential and Commercial. The Residential future land use parcels are zoned Rl C with many existing residential home sites. Access to this area is off Ft. Dade A venue which is a local roadway that is on the Future Highway Network Map as a 2-lane undivided roadway. Shifting the mapped RCNOD location east provides improved access from a local road to the planned 4-lane California Street extension.

The Commercial portion of the existing RCNOD is made up of small parcels averaging 1.5 acres each that are designated in the Comprehensive Plan as "Strip Commercial" and have a current zoning of C-2. Several small businesses exist there today such as self-storage retailer, dry cleaner

-19- Received

DEC 2 9 2017

f>lanning Department


and used car dealer. Strip commercial development does not constitute regional retail development. According to the Urban Land Institute Shopping Center Development Handbook, Strip development is typically a string of commercially zoned lots developed independently or a string of retail commercial stores on a single site that has no anchor tenant and no central management and whose mix of tenants result from leasing to available tenants with good credit, not from planning and executing a leasing program. Strip commercial development generally does not coordinate planning and design. Access, cub cuts, parking and landscaping often are chaotic, site and building plans do not conform to any unified urban design. Therefore, the existing uses and underlying future land use category are not appropriate for a regional retail development site.

The reshaped RCNOD extends to the north and is adjacent to the existing strip commercial enabling retail development to cluster. It also extends east on SR 50 for high visibility necessary for a successful regional retail development. A key market advantage to the amended site location is ease of land assemblage (large parcels) and opportunity for a unified plan of development. According to ULI, the site for a regional shopping center should generally be somewhat regular in shape and configured in one contiguous piece. Site depths vary widely and cannot be standardized. The amended map location still lies on the major E-W arterial roadway in west-central Florida (SR 50); still lies within very proximity (1.2 miles) to a major north-south expressway (Suncoast Parkway) and still lies at the intersection of a planned north-south major collector (California extension).

In summary, the map amendment for the Regional Commercial Overlay Node District makes it a logical site for a regional mall. The factors include the following:

• Meets the original intent of Regional Commercial District Overlay • A central location relative to population and planned growth • Proper size and opportunity for unified plan of development • Easy access • High visibility • Opportunity to commence regional retail development prior to cessation of mining • activities • Limited environmental constraints (See Section 1-A below)

1. The size of the subject property in acres or fractions thereof.

The RCNOD subject property comprises 156.76 +/-acres. The properties are in Sections 25 & 30, Township 22 South and Ranges 8 & 19 East, Hernando County, Florida.

The RCNOD property is shown in pink on Exhibit 1 and is legally described in Composite Exhibit 3. The deeds for each parcel are included in Composite Exhibit 3. The RCNOD property is owned by Thomas E. Bronson, as Trustee of the BMM Land Trust dated July

-20-Received

DEC 2 9 2017

Planning Department


26,1991, Robert A. Buckner and James H. Kimbrough, Jr. as Trustees of the BK Land Trust dated August 26, 1999, and Joseph M. Mason, Jr., as Trustee of Spring Hill Land Trust dated December 31, 1990. All properties are contiguous with each other.

The current future land use designation for the affected property is Residential and Commercial with a portion located with the RCNOD and existing zoning is agricultural.

Consistency with Adopted Plans

These items are addressed in #3 below.

Proposed Map Change

Exhibit I illustrates with a hatched pattern the requested amended location of the Regional Commercial Node Overlay District. It also shows the property relation to the proposed mining map amendment property.

1-A. Data and analysis of the character of the vacant land to determine its suitability for the intended use.

To determine the suitability of the land for the intended use we first review the available data to indicate the character of the land.

Topography

The topography for the entire property is shown on Exhibit 5. Elevations within the RCNOD range from approximately 90 feet NGVD to 140 feet NGVD.

Floodplain

The bulk of the property is located within FEMA Zone X. Zone X is above the 500-year flood elevation, and it is considered out of any flood zone. Three small areas (shallow depressions) within the RCNOD are classified as Zone A, below the 100-year flood elevation. These three depressions comprise approximately three acres of the RCNOD. See Flood Map attached as Exhibit 9.

According to the Soil Survey of Hernando County, Florida (U.S.D.A., Soil Conservation Service), the soils located on these properties comprise many classifications. The soil types and location are identified with particularity in the Colinas Group, Inc. Soils Map attached as Exhibit 10. The soils consist of Flemington, Nobleton, Micanopy, Sparr, Kendrick, Williston, Arrendondo, and Candler soil series. A detailed description is addressed in section B-1. B.

-21-

Received

DEC 2 9 2017

Planning Department


Drainage

Drainage is provided as Exhibit 7. Surface water management for the RCNOD property will be retained on site or will utilize unified surface drainage plans in compliance with Hernando county land development regulations.

Vegetation

Vegetation is provided as Exhibit 8.

Wetlands

Wetlands and Habitat are provided as Exhibit 8.

Habitat.

Wetlands and Habitat are provided as Exhibit 8.

2. A description of the availability of and the demand on the following public facilities: Sanitary sewer, solid waste, drainage, potable water, traffic circulation and recreation, as appropriate.

Reshaping the Regional Commercial Overlay District within the exiting area does not increase the demand on public facilities. The overall intensity of the future land use in the area is not changing. The County's 98-lER ORC report to DCA included an analysis of the public utilities demand for a 750,000-square foot regional mall. The document included infom1ation confirming adequate available capacity for wastewater, potable water, solid waste and transportation within the planning period.

In terms of traffic circulation, access to the existing and amended Regional Commercial Overlay District continues to be SR 50. The adopted Hernando Network Map 2035 and Functionally Classified Roadway Map indicate SR 50 to be a 6-lane divided arterial roadway with a frontage road. The amended location of the Regional Commercial Overlay District may also be accessed by the planned N-S major collector road extending California Street to Citrus Way (CR 491). Shifting the Regional Commercial Overlay District to the east also reduces the pressure for access from Ft. Dade Avenue which is functionally classified as minor collector roadway in 2025 Hernando Comprehensive Plan.

The above-mentioned planned N-S major collector road extending California Street to Citrus Way (CR 491) will require acquiring land from the Owners. The Owners and Hernando County have discussed and preliminarily agreed upon a property swap which will accomplish the goal of establishing the connection of California Street and Citrus Way and result in the vacation of

-22-Received

DEC 2 9 2017

Planning Department


Lykes Cutoff. An exchange of land between Hernando County (Lykes Cutoff) and the Owners (right-of-way as shown on attached Exhibit 15) will occur upon issuance of the mining permit for the property which is the subject of the mining map amendment herein. The agreement between the parties as it relates to the property swap and vacation of Lykes Cutoff should be approved as part of the Comprehensive Plan amendment. The goal and intent are to align the road to be consistent with the County' s desired connection to California Street. The desired connection to California Street is to create a major collector road from US 98 to the north and Spring Hill Drive to the south.

In summary, since there will be no net increase in commercial intensity resulting from the amendment, the demand for public facilities will not change.

3. Information regarding the compatibility of the proposed land use amendments with the land use element objectives and policies and those of other affected elements.

Consistency Analysis

A. Statewide Indicators of Sprawl

Florida Statues Title XI Chapter 163 .3177 states the comprehensive plan shall establish meaningful and predictable standards for the use and development of land. The map amendment does not change the total size or intensity of the RCNOD. Therefore, there is no impact on the availability of facilities and services. The matrix below presents an analysis of the 13 points as applied to the proposed Future Land Use Map amendment that demonstrate compatibility with statewide growth management objectives.

Indicators of Sprawl

1 Promotes, allows or designate for development of substantial areas of the jurisdiction to develop as low-intensity, low-density, or single-use development or uses more than demonstrated need.

2 Promotes, allows or designates significant amounts of urban development to occur in rural areas at substantial distances from existing urban areas while leaping over undeveloped lands which are available and suitable for development.

Map Amendment Statement

The amendment does not promote low intensity development. Shifting to the east and reshaping the RCNOD creates opportunity for a mixed-use activity area with the Bayfront Regional Medical Center Planned Development District (BRMC) directly across SR 50.

The amendment area has already been designated for urban commercial and residential development and does not represent leaping over undeveloped rural land which is available and suitable for development.

-23- Received

DEC 2 9 2017

Planning Department


3

4

5

6

7

Promotes, allows or designates urban development in radial, strip, isolated or ribbon patterns generally emanating from existing urban developments.

As a result of premature or poorly planned conversion of rural land to other uses, fails adequately to protect and conserve natural resources, such as wetlands, floodplains , native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge areas, lakes, rivers, shorelines, beaches, bays, estuarine systems, and other significant natural systems.

Fails adequately to protect adjacent agricultural areas and activities, including silviculture, and including active agricultural and silvicultural activities as well as passive agricultural activities and dormant, unique and prime farmlands and soils.

Fails to maximize use of existing public facilities.

Fails to max1m1ze use of future public facilities and services.

The amendment area does not extend Strip Commercial as the underlying Future Land Use of the Overlay District. The intent of the Regional Commercial Node Overlay District is to provide large scale retail development (minimum size of 80 acres) rather than small isolated retail development.

The amendment is a timely and well-planned conversion of land use. The RCNOD is located on previously designated Residential Future Land Use. Therefore, it does not prematurely convert rural lands to other uses. The RCNOD consolidates commercial development to serve both Hernando County and the surrounding region and reduces pressure for poorly planned commercial nodes in environmentally sensitive areas.

The map amendment does not impact any Rural Future Land Use areas.

The amendment is located within the planned urbanized area of the Hernando County and does not require extension of public facilities into rural areas.

The amendment will maximize the use of future public facilities and services by extending existing water and sewer lines internal to the project, as well as utilizing planned roads currently on Hernando Functionally Classified Roadway Map 2025 . The amendment area will be served by a planned TBARTA regional transit corridor on SR 50.

8 Allows for land use patterns or timing The amendment is a minor shift in location of a

-24- Received

DEC 2 9 2017

Planning Department


which disproportionately increase the cost previously approved Regional Commercial in time, money and energy, of providing Node Overlay District. It does not increase the and maintaining facilities and services, district size and does not create a land use including roads, potable water, sanitary pattern which would disproportionately increase sewer, storm water management, law the impact on public infrastructure and services. enforcement, education, health care, fire and emergency response, and general government.

9 Fails to provide clear separation between The amendment maintains the clear separation rural and urban uses. between rural and urban uses within Hernando

County. It does not encroach on existing rural future land use areas.

10 Discourages or inhibits infill development or the redevelopment of existing neighborhoods and communities.

The amendment does not discourage or inhibit infill or redevelopment m existing neighborhoods. The node has been planned in this area for almost 20 years.

11 Fails to encourage an attractive and functional mix of uses.

The amendment aligns the RCNOD with the Hospital PD across S.R. 50. The amendment supports the creation of a functional mix of uses within the area that will include Regional Commercial, Medical Center and Health Care Related uses. In the future, conversion of mining lands to the north will add Residential to the full mix.

12 Results m poor accessibility among Comprehensive Plan policies and Land linked or related land uses. Development Regulations reqmre regional

commercial nodes to have arterial road accessibility, limited median cuts, frontage road networks and bicycle and pedestrian connectivity with adjoining uses.

13 Results in the loss of significant amounts The amendment area does not include any of functional open space. significant environmentally sensitive areas . The

area is currently planned for urbanization and does not result in the loss of significant amounts of open space.

-25-

Received

DEC 2 9 2017

Planning Department


B. Hernando County Comprehensive Plan

The proposed map amendment to refine the boundary of the Regional Commercial District Overlay area is consistent with the Hernando County Comprehensive Plan. Chapter 1 Future Land Use Objectives provide policies for the development of high quality commercial areas to meet the current and projected needs of Hernando County residents while ensuring an orderly and efficient pattern of land uses and protecting the County's transportation network. A review of the Hernando County Comprehensive Future Land Use Maps and other support document maps provide further evidence of the site potential and the relative lack of physical and environmental limitations. The matrix below presents an analysis of specific policies and maps related to commercial nodes characteristics and the amendment site.

Policy

l.OlM (2) d A Regional Commercial Node shall be an overlay district, may be located on the Future Land Use Map only in association with but not limited to an ex1stmg commercial area appropriate for general commercial development serving both the county and surrounding regional and shall meet the following criteria:

l.OlM (2) dl [Regional Commercial Node Overlay Districts] will be located along a multi-lane arterial roadway, within 1.5 miles of an intersecting multi-lane arterial;

Map Amendment Consistency Statement

The existing and amended Regional Commercial Node is in a segment of SR 50 which already has significant ex1stmg commercial development, parcels are zoned commercial and commercial development 1s expected to continue. The central location is appropriate for servmg both the County and surrounding regional shoppers. The proposed Overlay District is located on land planned for urbanized development and is supported by adequate infrastructure and transportation access.

The Regional Commercial Node Over District is located along a multi-lane arterial SR 50. It is within 1.5 miles of the Suncoast Highway. The adopted MPO Long Range Transportation Plan includes funding for the expansion of SR 50 from the Suncoast to the Sumter County line. The amendment area also includes a portion of the planned 4-laned divided major collector roadway connecting California street with Citrus Way (491).

-26- Received

DEC 2 9 2017

Planning Department


l.OlM (2) d2 [Regional Corr;imercial Node Overlay Districts] will have a minimum node size of 80 acres;

l.OIM (2) d3 [Regional Commercial Node Overlay Districts] will be a design which does not compromise the integrity of adjacent uses;

1.0lM (2) d4 Regional Commercial Node Overlay Districts] Full median cuts will generally not be any closer than 1,320 feet from the intersection, in order maintain the proper functioning of the intersection;

The amended Regional Commercial Overlay District maintains the original size of 150+/acres. The size of the node facilitates a unified plan of development under common ownership. Shifting the District location allows for a regional mall to develop with a Mining FLU to the north.

A number of Hernando County Comprehensive Plan Policies and codes are in place to ensure the design does not compromise the integrity of adjacent uses. These include but are not limited to Policy 1.1 M (5) that states: Commercial development m nodes may be required to utilized unified surface drainage plans, unified landscaping plans, unified access management plans, unified transportation plans for vehicles, bicycles and pedestrians and unified signage criteria. Also, current Florida Statues, (Chapter 380.06(2)) presumes a shopping center or other retail development that occupies more than 40 acres of land or encompasses more than 400,000 square feet of floor area shall reqmre the developer to undergo the development of regional impact review process. The development of the Regional Commercial Overlay District requires a comprehensive site development planning process that ensures it does not compromise the integrity of adjacent uses.

The amendment extends the Regional Commercial Node Overlay District east on SR 50 which facilitates spacing of full median cuts to maintain the proper functioning of intersections.

-27-

Received

DEC 2 9 2017

Planning Department


l.OlM (2) d5 [Regional Commercial Node Overlay Districts] will provide for road, bicycle and pedestrian connectivity for adjoining land uses. l.OlM (7) The access management plan will provide for interconnection between the commercial and residential areas.

l.OlM (3) Development in commercial nodes shall provide for extension of the County's frontage road network on arterial roadways.

1.0lM (4) In order to encourage compact commercial development and maintain the viability of adjacent roadways, commercial development can only extend outward from commercial nodes where there IS a frontage road connected to the commercial node, unless it IS

determined that wetlands or existing development make frontage road extension unfeasible.

l.OlM (5) Commercial development in nodes may be required to utilize unified surface drainage plans, unified landscaping plans, unified access management plans, unified transportation plans for vehicles, bicycles and pedestrians and unified signage criteria.

Hernando County Land Development Regulations require connectivity for adjoining land uses. The amendment applicant also owns the adjoining land that will eventually transition back from mining to residential.

The amended Overlay land area is currently vacant land that provides opportunity extension of the County's planned frontage road network on SR 50.

The adopted Hernando Highway Network Map 2025 includes planned frontage road on SR 50 which is the southern boundary of the Regional Commercial Node Overlay District.

Due to the large minimum size of a Regional Commercial Node Overlay District, a Planned Development zonmg and a potential DRI Application for Development Approval will ensure unified plans of development.

-28-Received

DEC 2 9 2017

Planning Department


1.0lM (11) When reviewing requests to designate additional commercial areas, the County will consider the commercial node classifications policies, the need to provide for a range of commercial uses, and the amount of commercial property available to meet the need of businesses and residents as projected growth occurs through the planning horizon.

1.0 I 0 (2) Expansion of existing strip commercial areas shall not be allowed.

1.010 (3) The County shall not permit the creation of any new strip commercial areas during the planning period.

1.04C (3) Land development which requires potable water shall not be permitted outside those areas planned receive potable water service m accordance with the ten-year water supply planning conducted under Objective 4.11.G of the Potable Water Element.

The amendment does not add any commercial designated areas to the Future Land Use Map. The amendment shifts the location of existing the Regional Commercial Overlay District to adjacent property along SR 50 corridor. The need for a Regional Commercial Node exists within the planning horizon.

The amended area of the Regional Commercial Overlay District does not extend strip commercial Future Land Use. The Overlay District is adjacent to planned and existing strip commercial areas already mapped along SR 50 from Oak Hill Hospital to the FDOT parcel east of Colorado Street.

The amendment facilitates the development of regional retail land uses which reduces the demand for additional new strip commercial areas.

The amendment site lies within an area of the County planned to receive potable water service in accordance with the ten-year water supply planning period. The site lies within the City of Brooksville - First Right to Refusal District. If the City of Brooksville declines to provide this service the County has the right to provide wastewater services. A 12" water line along SR 50 already exists near the amendment site.

-29-

Received

DEC 2 9 2017

Planning Department

Hernando county, Florida

104C (5) Land development which requires sanitary sewer shall not be permitted outside those areas planned to receive sanitary service m accordance with wastewater service planning conducted under Objective 4.01.A of the Sanitary Sewer Element.

Commercial Mapping Criteria. The mapped portions of this classification consist of major existing commercial corridors along U.S. 19 and SR 50. Commercial nodes (existing and projected) at intersections of arterial and/or collector roads.

C. Comprehensive Plan Mapping.

The amendment site lies within an area of the County planned to receive sanitary sewer in accordance with wastewater service planning. The site lies within the City of Brooksville -First Right to Refusal District. If the City of Brooksville declines to provide this service the County has the right to provide wastewater services. A 12" force main along SR 50 already exists near the amendment site.

The Regional Commercial Overlay District southern boundary is SR 50 and intersects with the planned California Street extension.

• The Historical and Archeological Resources Map indicates that the property does not have a listed historical or archeological site and is not located in an area determined to have "possible archeological sites".

• The Solutions Features Map indicates that there is an area of subsidence on site, not uncommon for the Brooksville Ridge. These natural occurrences do not negatively affect the potential for commercial development.

• The Soils Map indicates that the site does not contain hydric soils. See more specific soil description above. The Soils are shown on Exhibit I 0.

• The Flood Prone Areas Map indicates that with the exception of a few small, isolated shallow depressions, all parcels lie within Zone X above the 500-year flood elevation as shown on Exhibit 9.

• The Hernando County Wetlands Map does not show any significant wetlands m the amendment area.

• The adopted Hernando County Strategic Habitat Conservation map does not reflect any

-30- Received

DEC 2 9 2017

Planning Department


significant areas within the amendment area. • There is no known evidence of any on-site natural features , which would inhibit

commercial development. Moreover, development of the site will have to comply with all applicable local, state and federal regulations.

D. Strategic Regional Policy Plan.

In 2015, Hernando County transitioned from the Withlacoochee Regional Planning Council (WRPC) to membership in the Tampa Bay Regional Planning Council (TBRPC). For the purposes of transition from one planning council to another, the successor regional planning council applies the prior strategic regional policy plan (SRPP) to the local government until the successor regional planning council amends its plan. TBRPC has not yet amended its SRPP to include Hernando County. Therefore, from a regional perspective, the map amendment is consistent with the Withlacoochee Regional Planning Council's Strategic Regional Policy Plan. Most specifically, the revised location of the Regional Commercial District Overlay meets Goal 4.11. It calls for a reduction in the number of new developments which adversely affect the environmental quality, physical character or natural function of the region's exceptional geographic features and environmentally sensitive areas. The amended location is in an established urban service corridor and is not in the regionally-mapped environmental sensitive areas, surface water resources, wetlands, floodplain, and regionally significant habitat.

4. One sketch showing all adjacent property owners within 500 feet of the property covered by this application and surrounding portion of subdivision in which the land is located; or if unplatted, the streets, highways, roads, alleys, and public places surrounding the land.

The information has been provided to the Property Appraiser's office and is attached as Exhibit 16.

5. List of names and addresses of adjacent property owners.

The information has been provided to the Property Appraiser ' s office and is attached as Exhibit 17.

6. Fees for plan amendment review, mailing and legal advertisement, in cash or check, drawing to the order of Hernando County Planning Department.

Our payment in the sum of $4,350.00 was previously submitted.

7. A list of contributors to this narrative is attached as Exhibit 18.

-31 -

Received

DEC 2 9 2017

Planning Departm&nt

Hemando County, Flotidl!

Documents

Application and Narrative: Applications: Robert Buckner