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EXECUTIVE SUMMARY Meeting Date: March 14, 2016 – Briefing Agenda Item: HC/CPA 16-03: Thomas Ranch Lane and Sheldon Road Presenter: Randy Kranjec, AICP (ext. 359) Action Necessary: No SUMMARY: This is a privately initiated map amendment to the adopted Future Land Use Map of the Future of Hillsborough Comprehensive Plan for Unincorporated Hillsborough County. The subject property is located on the west side of Sheldon Road at Old Linebaugh Avenue. The site, 11 acres more or less, is located within the Urban Service Area. The proposed amendment would change the Future Land Use Map (FLUM) designation on 11 acres from Residential-6 (RES-6) to Residential-35 (RES-35). The surrounding area includes single-family residential, the Westchase area which is a mix of uses, a Hillsborough County maintenance yard, and a Costco with accessory commercial development under construction across from this parcel on the east side of Sheldon Road. The subject parcel is adjacent to wetlands on three sides and fronts on Sheldon Road. The general area west of Sheldon Road is Residential-6 on the Future Land Use Map. There is Research Corporate Park designated at the northwest corner of Linebaugh Avenue and Sheldon Road. The area east of Sheldon Road is generally Residential-4 with Community Mixed Use-12 directly across from this parcel reflecting the commercial development under construction. The primary impact of this change would be a potential density increase on the subject parcel from 66 dwelling units to 385 dwelling units. Realistically, the development pattern for the property would change from single family to multi-family. The site does meet location criteria for commercial development as Sheldon and Old Linebaugh form a T-intersection at the site. Old Linebaugh is considered a major local road, and the site could qualify for up to 5,000 square feet of non-residential development. RECOMMENDATION: There is no action required at this time. This item will come before the Planning Commission at a public hearing scheduled for April 11, 2016. ATTACHMENTS: Amendment summary, future land use descriptions, map series, agency comments
Plan Hillsborough planhillsborough.org
[email protected] 813 – 272 – 5940
601 E Kennedy Blvd 18th floor
Tampa, FL, 33602
Hillsborough County: CPA 16-03Thomas Ranch Lane and Sheldon Road
Planning Commission Workshop March 14, 2016
FUTURE LAND USE MAP AMENDMENT SUMMARY INFORMATION
Application type Privately Initiated
Location Address: 10006 Sheldon Road, 8840 Thomas Ranch Lane, 8864 Thomas Ranch Lane, 8868 Thomas Ranch Lane
Property Size 11.4 ± acres
Folio Number 4035.0000; 4034.0000; 4033.0000; 4033.0100
Existing Future Land Use Residential-6 (RES-6)
Proposed Future Land Use Residential-35 (RES-35)
Existing Land Use 4 single family dwellings
Urban Service Area Yes
Community Plan Area Northwest Hillsborough Community Plan
Agency Review Comments Not At this Time
Applicable Plan Sections TBD
Staff Planner Randy Kranjec, AICP
Staff Recommendation TBD
Hillsborough County: CPA 16-03 Thomas Ranch Lane and Sheldon Road Planning Commission Amendment Summary
CONTEXT OF PROPOSED CHANGE The 11.4 m.o.l. site fronts Sheldon Road and is just south of Linebaugh Avenue. The site abuts wetlands on the
north, south and west. It currently contains four single family dwelling units. The Westchase community is to the north and west of this site. The Citrus Park regional mall is 1.6 miles north of this site at Citrus Park Drive and
Sheldon Road. A COSTCO is under construction on the east side of Sheldon Road, across from this site.
.
PROPOSED CHANGE
The applicant is requesting a Future Land Use Map designation change on 11.4± acres from Residential-6 (RES-6)
to Residential-35 (RES-35).
Acres: 11.4± From: Residential-6 (RES-6) To: Residential-35 (RES-35)
Maximum
Density
Up to 6 dwelling units per gross acre.
Up to 35 dwelling units per gross acre.
Maximum Development Potential
68 dwelling units
399 dwelling units
Range of Allowable Uses
Residential, suburban scale neighborhood commercial, office uses, and multi-purpose projects. Non-residential uses shall meet locational criteria for specific land use.
Residential, urban scale neighborhood commercial, office uses, multi-purpose projects and mixed use development. Non-residential uses shall meet established locational criteria for specific land use.
Maximum Floor Area Ratio
Suburban scale neighborhood commercial, office, multi-purpose or mixed use projects limited to 175,000 sq. ft. or .25 FAR
Urban scale neighborhood commercial, office, multi-purpose, or mixed use projects limited to 175,000 sq. ft. or 1.0 FAR, whichever is less intense. Retail only projects .35 FAR
Practical
Impacts
The primary impact of this change would be to increase the development to an urban scale. The allowable density would increase from up to 6 dwelling units per gross acre to 35 dwelling units per gross acre.
This change would potentially allow 399 dwelling units on the site. There would also be a Floor Area Ratio increase on the site from .25 to 1.0/.35 for non-residential uses. However, technically the site does not meet location criteria from Linebaugh Avenue for major commercial development. It does meet location criteria for the intersection of Sheldon and Old Linebaugh, which would allow a potential for up to 5,000 square feet of non-residential development.
Hillsborough County: CPA 16-03 Thomas Ranch Lane and Sheldon Road Planning Commission Amendment Summary
Attachment A
MAP SERIES
COLUMBUS DR
FLOR
IDA
AVE
M L KING BLVD
TURK
EY C
REEK
RD
US H
WY 41
US HWY 92
FALKEN
BURG
RD
MACD
ILL A
VE
HILLSBOROUGH AVE
USHW
Y30
1
FOWLER AVE
SYDNEY RD
SR 60 / BRANDON BLVD
HA
RNEY RD
MCIN
TOSH
RD
LINEBAUGH AVE
LUTZ LAKE FERN RD
KEYSVILLE RD
COUN
TY LI
NE R
D
SR 674
BALMRIVERVIEW
RD
SR39 / PAUL
BUCHMANHWY
LEE ROY SELMON EXPWY
MORR
IS BRIDG
ERD
KNIGHTS GRIFFIN RDVETE
RANS EXPW
Y
I-75
CR 39
I-4AR
MENI A
AVE
21ST
ST
HOWA
RD AV
E
SHEL
DON
RD
40TH
ST
A LEXAN DER
ST
BAYS
H ORE
BLVD
MAYD
ELL
DR
PARS
ONS A
VE
30TH
ST
50TH
ST
HANL
EY R
D
56TH
ST
LOIS
AVE
15TH
STBROADWAY AVE
BRUCE B DOWNS BLVD
THONOTOS ASSA RD
ANDERSONRD
COUNTRYWAYB LVD
WILL
IAMS
RD
VALR
ICO
RD
ORIEN
T RD
78TH
ST
SR 39
GUNN
HWY
RACE TRACK RD
NEBR
ASKA
AVE
BOYET TE
RD
WIGG
INS
RD
AMBERLY D RIV
E
24TH
STSE
E BAY
DR
KINN
ANST
MILL
ER R
D
DOVE
R RD
SHELL POINT RD
CRAWLEY
RD
WESTLAKEDRIVE
SUNC
OAST
PKWY
GULF CITY RD
PATTERSO N RD
CR 57
9
0 2.5 5 7.5 101.25Miles
µ
^
UNINCORPORATED HILLSBOROUGH COUNTY
CPA 16-03
GENERAL LOCATION MAP
DALE
MABR
YH W
Y
I-275
PROPOSED PLAN AMENDMENT
S hel d
o nRd
Club
hous
e Ln
Drycreek DrMeadow Pkwy
Bridgeton Dr
Sheldon Chase Dr
Redwood Blvd
Fredericksb
urg Rd
As hfor
dO
aks Dr
Camino Villa Blvd
WLinebaugh Ave
Barn
side P
l
Charlesberg DrOld Linebaugh Ave
Promise Dr
French C arri ageCi r
West Pa rk Village Dr
Elm WayPopu
lar St
Blain
e Top
Pl
Monta
gue S
t
Bay StOa
ksSt
Waterway Dr
Hamlet Ln
Cave
ndish Dr
Galew
oodCir
Dixiana Vill a Cir
Montag
ueSt
G ingerwoo
dDr
LakePine Pl Gree
nl eaf
Cir
Broo kway
Cir
Ba ybor
oBr
i dge D
r
Acorn Ridge Ct
Garris
on
Cir
Hickory Cir
MeadowField
Cir
B ayo
u Dr
AUTHOR:WELSH
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Date: 1/27/2016Path: G:\gisroot\Projects\Cathy\Arcmap\NEW_MXD\HCpa\hcpa1603_aerial.mxd
DATA SOURCES: Aerial Photography 2014, Hillsborough County Geomatics. PARCEL DATA: Hillsborough County Property Appraiser.REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specificapproval of the Hillsborough County City-County Planning Commission.
UNINCORPORATED HILLSBOROUGH COUNTYAERIAL PHOTOGRAPHY
CPA 16-03PROPOSED PLAN AMENDMENT
ROADS AND BOUNDARY LINES
COUNTY BOUNDARYJURISDICTION BOUNDARY
URBAN SERVICE AREA
PLAN AMENDMENT AREA
TAMPA SERVICE AREA
Sheld
on R
d
Club
hous
eLn
Meadow Pkwy
BridgetonDr
Redwood Blvd
Ashfo
r d Oaks
Dr
Camino Villa Blvd
W Linebaugh Ave
Barn
side P
l
UpperT
ampa
Bay Trl
Promise Dr
French Ca r riageCi r
West Park Village Dr
ElmWa
y
Popu
lar St
Blain
e Top
Pl
Monta
gue S
t
Bay St
Oaks St
Waterway Dr
Hamlet Ln
Cavendish Dr
Galew
ood C
ir
Dixiana Villa
Cir
Montague St
Gingerwo o d
Dr
LakePine
Pl Gree
nleaf
Cir
BrookwayCir
Bay boro
Bridg
e Dr
Tree Valley C ir
Ac
orn Ridge Ct
Garris
on Cir
Hickory Cir
B
ayou Dr
AUTHOR:WELSH
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FIG 1UNINCORPORATED HILLSBOROUGH COUNTY
ADOPTED 2025 FUTURE LAND USE
CPA 16-03PROPOSED PLAN AMENDMENT
PLAN AMENDMENT AREA
2025 FUTURE LAND USE: Hillsborough County City-County Planning Commission.
JURISDICTION BOUNDARIES: Hillsborough County City-County Planning Commission. Effective to Present.PARCELS: Hillsborough County Property Appraiser.
URBAN SERVICE AREA BOUNDARIES: Hillsborough County City-County Planning Commission. Effective to Present.
SIGNIFICANT WILDLIFE HABITAT: Hillsborough County Planning and Growth Management. Effective to Present.
WETLANDS: Southwest Florida Water Management District. Wetland features over 40 acres extracted from 2004 Land Use Land Cover.CHHA: Tampa Bay Regional Planning Council, June 12, 2006. The Coastal High Hazard Area as shown on the Future Land Use map is a general depiction as per HB1359, which is the areabelow the elevation of the category 1 storm surge line as established by the SLOSH computerized storm surge model. More specific information can be obtained by reviewing the TBRPC's computerized storm surge model.
ACCURACY: It is intended that the accuracy of the base map comply with U.S. map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-CountyPlanning Commisiion.
REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission.
UNINCORPORATED HILLSBOROUGH COUNTYAGRICULTURAL / MINING - 1/20
AGRICULTURAL - 1/10
AGRICULTURAL / RURAL - 1/5
PLANNED ENVIRONMENTAL COMMUNITY - 1/2
AGRICULTURAL ESTATE - 1/2.5
RESIDENTIAL - 1
RESIDENTIAL - 2
RESIDENTIAL PLANNED - 2
RESIDENTIAL - 4
RESIDENTIAL - 6
RESIDENTIAL - 9
RESIDENTIAL - 12
RESIDENTIAL - 16
RESIDENTIAL - 20
(.25 FAR)
(.25 FAR)
(.35 FAR)
(.25 FAR)
(.25 FAR)
(.35 FAR)
(.35 FAR)
(.35 FAR)
(.35 FAR)
(.25 FAR)
(.25 FAR)
(.25 FAR)
(.25 FAR)
(.25 FAR)
RESIDENTIAL - 35
NEIGHBORHOOD MIXED USE - 4(3)
SUBURBAN MIXED USE - 6
COMMUNITY MIXED USE - 12
URBAN MIXED USE - 20
REGIONAL MIXED USE - 35
OFFICE COMMERCIAL - 20
RESEARCH CORPORATE PARK
ENERGY INDUSTRIAL PARK
LIGHT INDUSTRIAL PLANNED
LIGHT INDUSTRIAL
HEAVY INDUSTRIAL
PUBLIC / QUASI-PUBLIC
WIMAUMA VILLAGE RESIDENTIAL - 2
CITRUS PARK VILLAGE
NATURAL PRESERVATION
(.50 FAR USES OTHER THAN RETAIL, .25 FAR RETAIL/COMMERCE)
(.35 FAR)
(.35 FAR)
(.50 FAR)
(1.0 FAR)
(2.0 FAR)
(.75 FAR)
(1.0 FAR)
(.50 FAR)
(.50 FAR)
(.50 FAR)
(.25 FAR)
(1.0 FAR)
ROADS AND BOUNDARY LINESCOUNTY BOUNDARY
JURISDICTION BOUNDARY
URBAN SERVICE AREA
EXISTING MAJOR ROAD NETWORK
COASTAL HIGH HAZARD AREA BOUNDARY
RIGHT-OF-WAY OR OTHERWISE NOT CLASSIFIED
WATER
SIGNIFICANT WILDLIFE HABITAT
WETLANDS
ENVIRONMENTALLY SENSITIVE AREAS
TAMPA SERVICE AREA
Sheld
on R
d
Club
hous
eLn
Meadow Pkwy
Bridgeton Dr
Redwood Blvd
Ashford Oaks Dr
Camino Villa Blvd
W Linebaugh Ave
Barn
side P
l
Promise Dr
French C a rriage
C ir
West Park Village Dr
Elm
Way
Popu
lar St
Blain
e Top
Pl
Vic torian P arkLn
Monta
gue S
t
Bay St
Oaks St
WoodfordBridge St
Waterway Dr
Cypress St
Hamlet Ln
Cavendish Dr
Galew
ood
Cir
Dixiana Villa Cir
Montag
ueSt
LakePine Pl Gree
nleaf
Cir
Bro okway
Cir
B ay boro
Bri dg
e Dr
Tree Valley Cir
Acorn Ridge Ct
Garris
on
Cir
Hickory Cir
MeadowField
Cir
AUTHOR:WELSH
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Date: 1/27/2016Path: G:\gisroot\Projects\Cathy\Arcmap\NEW_MXD\HCpa\hcpa1603_proposedflu.mxd
UNINCORPORATED HILLSBOROUGH COUNTYPROPOSED 2025 FUTURE LAND USE
FROM: RESIDENTIAL - 6TO: RESIDENTIAL - 35
CPA 16-03
2025 FUTURE LAND USE: Hillsborough County City-County Planning Commission.
JURISDICTION BOUNDARIES: Hillsborough County City-County Planning Commission. Effective to Present.PARCELS: Hillsborough County Property Appraiser.
URBAN SERVICE AREA BOUNDARIES: Hillsborough County City-County Planning Commission. Effective to Present.
SIGNIFICANT WILDLIFE HABITAT: Hillsborough County Planning and Growth Management. Effective to Present.
WETLANDS: Southwest Florida Water Management District. Wetland features over 40 acres extracted from 2004 Land Use Land Cover.CHHA: Tampa Bay Regional Planning Council, June 12, 2006. The Coastal High Hazard Area as shown on the Future Land Use map is a general depiction as per HB1359, which is the areabelow the elevation of the category 1 storm surge line as established by the SLOSH computerized storm surge model. More specific information can be obtained by reviewing the TBRPC's computerized storm surge model.
ACCURACY: It is intended that the accuracy of the base map comply with U.S. map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-CountyPlanning Commisiion.
REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission.
FIG 2
PLAN AMENDMENT AREA
PROPOSED PLAN AMENDMENT
ROADS AND BOUNDARY LINESCOUNTY BOUNDARY
JURISDICTION BOUNDARY
URBAN SERVICE AREA
EXISTING MAJOR ROAD NETWORK
COASTAL HIGH HAZARD AREA BOUNDARY
UNINCORPORATED HILLSBOROUGH COUNTYAGRICULTURAL / MINING - 1/20
AGRICULTURAL - 1/10
AGRICULTURAL / RURAL - 1/5
PLANNED ENVIRONMENTAL COMMUNITY - 1/2
AGRICULTURAL ESTATE - 1/2.5
RESIDENTIAL - 1
RESIDENTIAL - 2
RESIDENTIAL PLANNED - 2
RESIDENTIAL - 4
RESIDENTIAL - 6
RESIDENTIAL - 9
RESIDENTIAL - 12
RESIDENTIAL - 16
RESIDENTIAL - 20
(.25 FAR)
(.25 FAR)
(.35 FAR)
(.25 FAR)
(.25 FAR)
(.35 FAR)
(.35 FAR)
(.35 FAR)
(.35 FAR)
(.25 FAR)
(.25 FAR)
(.25 FAR)
(.25 FAR)
(.25 FAR)
RESIDENTIAL - 35
NEIGHBORHOOD MIXED USE - 4(3)
SUBURBAN MIXED USE - 6
COMMUNITY MIXED USE - 12
URBAN MIXED USE - 20
REGIONAL MIXED USE - 35
OFFICE COMMERCIAL - 20
RESEARCH CORPORATE PARK
ENERGY INDUSTRIAL PARK
LIGHT INDUSTRIAL PLANNED
LIGHT INDUSTRIAL
HEAVY INDUSTRIAL
PUBLIC / QUASI-PUBLIC
WIMAUMA VILLAGE RESIDENTIAL - 2
CITRUS PARK VILLAGE
RIGHT-OF-WAY OR OTHERWISE NOT CLASSIFIED
NATURAL PRESERVATION
(.50 FAR USES OTHER THAN RETAIL, .25 FAR RETAIL/COMMERCE)
(.35 FAR)
(.35 FAR)
(.50 FAR)
(1.0 FAR)
(2.0 FAR)
(.75 FAR)
(1.0 FAR)
(.50 FAR)
(.50 FAR)
(.50 FAR)
(.25 FAR)
WATER
(1.0 FAR)
SIGNIFICANT WILDLIFE HABITAT
WETLANDS
ENVIRONMENTALLY SENSITIVE AREAS
TAMPA SERVICE AREA
Gardner Rd
Meadow Pkwy
Bridgeton Dr
Redwood Blvd
Camino Villa BlvdSh
eldon
Rd
WLinebaugh Ave
Lake Sunset Dr
Upper Ta
mpa
Bay T
rl
Promise Dr French Carriage
Ci r
West Park Village Dr
ElmWay
Popu
lar St
Grosse Pointe Blvd
Shell
Dr
Monta
gue S
t
Bay St
Oaks St
Waterway Dr
Sun D
ial D
r
Montague
St
Huntf
ield S
t
Hamlet Ln
Caven
dish Dr
Galew
ood Cir
D ixiana Villa C ir
Aubu
rnW
ay
Ginger wood
D r
LakePine
Pl
Higb
i ePl
BrookwayCir
Tate Ln
Ba yboroB
ri dge
Dr
Pineh
u rst Cir
Cameron Cr est
Dr
Tree Valley Ci r
Acorn Ridge Ct
AbbotsfordDr
Mana
ssas
Rd
Garriso
n Cir
Gree
nleaf Cir
Stock br idge Dr
Hicko ry Cir
Oak Cir
Li ghtner Bridge Dr
Bayou Dr
CPA 16-03
FIG 3UNINCORPORATED HILLSBOROUGH COUNTY
AUTHOR: C.WELSH
Existing Land Use: Derived from Property Appraiser parcels and NAL DOR Codes.JURISDICTION BOUNDARIES: Hillsborough County City-County Planning Commission. Effective to Present.PARCELS: Hillsborough County Property Appraiser.URBAN SERVICE AREA BOUNDARIES: Hillsborough County City-County Planning Commission. Effective to Present.REPRODUCTION: This sheet may not be reproduced in part or full for sale to anyone without specific approval of the Hillsborough County City-County Planning Commission.ACCURACY: It is intended that the accuracy of the base map comply with U.S. national map accuracy standards. However, such accuracy is not guaranteed by the Hillsborough County City-County Planning Commission.
Date: 1/27/2016
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EXISTING LAND USE
PROPOSED PLAN AMENDMENT
PLAN AMENDMENT AREA
EXISTING LAND USE
ROADS AND BOUNDARY LINESCOUNTY BOUNDARYJURISDICTION BOUNDARY
URBAN SERVICE AREA
COASTAL HIGH HAZARD AREA BOUNDARYTAMPA SERVICE AREA
SINGLE FAMILY / MOBILE HOME
TWO FAMILY
MULTI-FAMILY
MOBILE HOME PARK
VACANT
PUBLIC / QUASIPUBLIC / INSTITUTIONS
PUBLIC COMMUNICATIONS / UTILITIES
RIGHT OF WAY/ROADS/HIGHWAYS
EDUCATIONAL
HEAVY COMMERCIAL
LIGHT COMMERCIAL
HIGH INDUSTRIAL
LIGHT INDUSTRIAL
MINING
RECREATION / OPEN SPACE
AGRICULTURAL
NATURAL
WATER
UNKNOWN
NOT CLASSIFIED
Hillsborough County: CPA 16-03 Thomas Ranch Lane and Sheldon Road Planning Commission Amendment Summary
Attachment B
FUTURE LAND USE DESCRIPTIONS
Hillsborough County Future Land Use 193
FUTURE OF HILLSBOROUGH SUBURBAN LAND USE CLASSIFICATION
Residential-6 (RES-6)
RESIDENTIAL GROSS DENSITY TYPICAL USES MAXIMUM FLOOR AREA RATIO OR
SQUARE FEET SPECIFIC INTENT OF CATEGORY
Up to a maximum of 6.0 dwelling units
per gross acre. Alternative methods for calculating density of certain uses are specified in the land development regulations. Density bonuses and
credits may be considered in this category and are described in the Plan. This maximum residential density is provided only as a limit for application in
situations which represent an ideal set of circumstances with regard to the compatibility of the proposed development with surrounding land
uses, existing and/or approved, and with regard to the adequacy and availability of public facilities.
No minimum lot size is required to support the concept of clustering and preservation of open spaces left in a
natural state. See related policies regarding clustering.
Residential, suburban scale
neighborhood commercial, office uses, multi-purpose projects and mixed use development. Non-residential uses shall meet
established locational criteria for specific land use. Agricultural uses may be permitted
pursuant to policies in the agricultural objective areas of the Future Land Use Element.
Suburban scale neighborhood
commercial, office, multi-purpose, or mixed use projects limited to 175,000 sq. ft. or .25 FAR, whichever is less intense. Actual square footage limit
is dependent on classification of roadway intersection where project is located.
For properties that are located within 0.5 mile of a fixed-guideway transit station (light rail, bus rapid transit, etc.), the allowable
densities/intensities and range of uses may be subject to the Goals, Objectives, and Policies related to Fixed-Guideway Transit (See
Objectives 54-57 and related policies). The location and type of fixed-guideway transit stations can
be found on the MPO Long Range Transportation 2035 Cost Affordable Transit System Map. The Future Transit Envelope can be found on
the Future Transit Envelope Map that is adopted as part of the Future Land Use Map Series.
To designate areas that are suitable
for low density residential development. In addition, suburban scale neighborhood commercial, office and mixed use projects serving the
area may be permitted subject to the Goals, Objectives and Policies of the Land Use Element and applicable development regulations and
established locational criteria for specific land use.
Hillsborough County Future Land Use 200
FUTURE OF HILLSBOROUGH URBAN LAND USE CLASSIFICATION
Residential-35 (RES-35) RESIDENTIAL GROSS DENSITY TYPICAL USES MAXIMUM FLOOR AREA RATIO OR
SQUARE FEET SPECIFIC INTENT OF CATEGORY
Up to a maximum of 35 dwelling units per gross acre. Alternative methods for calculating density of certain uses are
specified in the land development regulations. Density bonuses and credits may be considered in this category and are described in the Plan. This maximum
residential density is provided only as a limit for application in situations in which all Goals, Objectives, and Policies and applicable development regulations are
being complied with, especially those regarding compatibility of the proposed development with surrounding land uses, existing and/or approved, and with regard
to the adequacy and availability of public facilities. No minimum lot size is required to
support the concept of clustering and preservation of open spaces left in a natural state. See related policies
regarding clustering.
Residential, neighborhood commercial, office uses, multi-purpose projects and mixed use developments. Non-
residential uses, not part of a vertically integrated building, shall meet established locational criteria for specific land use.
Agricultural uses may be permitted pursuant to policies in the agricultural objective areas of the Future Land Use
Element.
Urban scale neighborhood commercial, office, multi-purpose, or mixed use projects limited to 175,000 sq. ft. or
1.00 FAR, whichever is less intense. All non-residential development which exceeds .35 FAR must be for office or residential support uses, not retail.
Parking structures, whether free standing, attached or integrated into the overall structure, shall not count toward overall FAR. Actual square
footage limit is dependent on classification of roadway intersection where project is located.
For properties that are located within 0.5 mile of a fixed-guideway transit station (light rail, bus rapid transit, etc.), the allowable densities/intensities
and range of uses may be subject to the Goals, Objectives, and Policies related to Fixed-Guideway Transit (See
Objectives 54-57 and related policies). The location and type of fixed-guideway transit stations can be found on the MPO Long Range Transportation
2035 Cost Affordable Transit System Map. The Future Transit Envelope can be found on the Future Transit Envelope Map that is adopted as part
of the Future Land Use Map Series.
To designate areas for high density residential development, as well as urban scale neighborhood serving
commercial, office, multi-purpose projects, and mixed use developments in accordance with the Goals, Objectives and Policies of the
Land Use Element and applicable development regulations and locational criteria for specific land use.
Neighborhood serving commercial uses, which are free standing, shall meet locational criteria. Any non-
residential uses which are part of a mixed use development shall be accessory to the primary residential use. Accessory, non-residential uses
that are within a vertically integrated structure are not subject to locational criteria. The non-
residential uses must still demonstrate compatibility with surrounding use and comply with all other relevant Comprehensive Plan
policies.
Hillsborough County: CPA 16-03 Thomas Ranch Lane and Sheldon Road Planning Commission Amendment Summary
Attachment C
AGENCY COMMENTS
Memorandum TO: Yeneka Mills, Community Planner II
Hillsborough County City-County Planning Commission FROM: Linda Walker, Planner II
Hillsborough Area Regional Transit Authority (HART) DATE: January 29, 2016 RE: CPA 16-03 Future Land Use Map Amendment Vicinity: Southwest quadrant Thomas Ranch Ln & Sheldon Rd HART staff has reviewed the plan amendment request to change the future land use from Residential-6 to Residential-35. Existing Service Transit service to this location is provided on three routes that travel to the Northwest Transfer Center that is accessed from the entrance road located on east side of Sheldon Road, south of the Upper Tampa Bay Trail. The bus stops are located along Sheldon Road. The routes are described in the following table. Route 39 also travels to the Yukon Transfer Center and the Netpark Transfer Center connecting to eleven routes. Route 61LX also travels to the Westshore Business District, and the Downtown Tampa Marion Transit Center providing connection to 32 routes including Megabus, Red Coach, and routes travelling to Pinellas County and Pasco County. The closest park and ride lot is located at the Northwest Transfer Center. Planned Improvements/ Future Needs The major update of the HART Transit Development Plan identifies the following unfunded transit needs for the Northwest Hillsborough area.
• Increase frequency on Route 39 • Add Saturday service to the Town ‘N Country Flex Route • New Express route (NW County to USF) • New Express route (NW County to Brandon)
ROUTE NUMBER
DESCRIPTION
39 Busch Boulevard( Town ‘N’ Country/ Citrus Park to Netpark Transfer Center via Busch Boulevard
61LX Northwest Limited Express (Citrus Park/ Town ‘N’ Country to Westshore/ Downtown Tampa)
Town ‘N Country Flex Offers the convenience of service by reservation and flexibility of walk-up service from a regular bus stop within the Flex Area. See attached map.
CPA 16-03 HART Comments Page 2
• New Express route (NW County to MacDill Air Force Base via Westshore Express) • Extend Route 34 (NW Transfer Center to Netpark via Hillsborough Avenue) to Oldsmar
Recommended Investments The following needs are identified to facilitate transit and other alternative travel modes.
• Internal pedestrian/ADA and bicycle connections to link to the sidewalks on Sheldon Road. • Bicycle accommodations to enhance bike on buses. • Bus Stop Improvements • Transit right-of-way on Sheldon Road
CPA 16-03 HART Comments Page 3
ATTACHMENT
Town ‘N Country Flex Area
* Not Shown On The Map -The North County Connector (Countryside/Oldsmar/Tampa) operated by the Pinellas Suncoast Transit Authority also connects to the Northwest Transfer Center from Pinellas County via Hillsborough Avenue & Sheldon Road.
Raymond O. Shelton School Administrative Center 901 East Kennedy Blvd. Tampa, FL 33602-3507
Phone: 813-272-4004 FAX: 813-272-4002 School District Main Office: 813-272-4000
P.O. Box 3408 Tampa, FL 33601-3408 Website: www.sdhc.k12.fl.us
MEMORANDUM
To: Randy Kranjec, AICP
From: Amber K. Wheeler, AICP
Department Manager, Planning & Siting
Date: February 18, 2016
Re: Hillsborough County: CPA 16-03
10006 Sheldon Road (4035.0000, 4034.000, 4033.0000, 4033.0100)
Amendment HC/CPA 16-03 would convert 11.4 acres from Residential-6 (RES-6) to Residential-
35 (RES-35). Up to 399 multifamily dwelling units could potentially be developed on the site.
Based on adopted Student Generation Rates the amendment could potentially generate fifty-
one (51) students in the kindergarten through 5th grade level, twenty-six (26) students at the 6th
through 8th grade level, and twenty-six (26) students at the high school level. The amendment
area will be served by Westchase Elementary School, Davidsen Middle School, and Alonso
High School. Currently, Alonso High School does not have available capacity, but a 300
student station addition is planned to open in August 2016. In addition, anticipated enrollment
growth will occur at Davidsen Middle School due to an attendance boundary change that
will be effective in the 2016-17 school year. However, all of the impacted schools are
projected to have capacity in the next 5 years. The capacity and projected enrollments at
the three schools are as follows:
School
FISH
Capacity
Reserved
for
concurrency
Students
generated
by
amendment
2015-16
Enrollment
2015-16
Available
Capacity
2019-20
Projected
Enrollment
2019-20
Available
Capacity*
Westchase
Elementary 1040 24 51 957 59 926
114
Davidsen
Middle 1438 15 26 948 475 1240 198
Alonso High 2594 36 26 2697 -139 2497
382
*Includes 300 student station addition, equals capacity of 285 with utilization
This is a capacity review, and is not a concurrency determination. A concurrency review will
take place prior the preliminary plat or site plan approval.
Florida Department of Transportation RICK SCOTT
GOVERNOR 11201 N. McKinley Drive
Tampa, Florida 33612
JIM BOXOLD
SECRETARY
www.dot.state.fl.us
February 17, 2016
Ms. Yeneka Mills, Community Planner II The Planning Commission 601 East Kennedy Boulevard, 18th Floor Tampa, FL 33602
Re: Hillsborough County Proposed Amendment: January 2016 Submittal Cursory Review (CPA 16-01, -02, -03, -04, -05, -06 and -07)
Dear Ms. Mills:
We have reviewed the County initiated Comprehensive Plan (the Plan) Amendment October 2015 Submittal according to Chapter 163, Florida Statutes, and our review guidelines. The Department is providing the following cursory assessment.
Background: With an estimated 2010 population of 832,340 (County estimate), unincorporated Hillsborough County is 909 square miles in size. Land uses with large amounts of acreage include residential, agricultural, public/quasi-public and commercial. The cities of Tampa, Temple Terrace and Plant City are located within Hillsborough County. Numerous federal and state facilities traverse the county, including I-4, I-75, I-275, US 41, US 92, US 301, SR 60, SR 574, SR 580, and SR 589.
Proposal: The County is proposing four land use plan amendments, all of them to greater intensities, one map amendment, and two text amendments. The table below summarizes all seven as they relate to transportation facilities of state importance within three miles of the subject property.
CPA Acres Comprehensive Plan Change
Significant Change Important State Roads, Deficient1
16-01 8.01 A-1/10 to LI on West County Line Road west of Paul Buchman Road.
No residential, but light industrial with supporting office, warehouse and rural scale retail; additional 87,228 square feet of non-residential.
US 301, SR 39
16-02 0.58 RES-6 to SMU-6 at 302 Miller Mac Road.
Research corporate park, light industrial and clustered residential and/or mixed use projects. When part of a larger planned research/corporate park, structures limited to 20% or project’s land area.
US 41, I-75
Ms. Yeneka Mills February 17, 2016 Page 2
CPA Acres Comprehensive Plan Change
Significant Change Important State Roads, Deficient1
16-03 11.4 RES-6 to RES-35 at Thomas Ranch Lane near Sheldon Road south of Linebaugh Avenue.
Increase to 35 Units Per Acre. Urban scale neighborhood, commercial, office multi-purpose and mixed use, limited to 1.0 FAR or 175,000 square feet, whichever less. Retail only limited to .35 FAR.
Veterans Expressway, SR 580
16-04 N/A Modifications to Transfer of Development Rights (TDRs).
To permit the RP-2 area to be utilized as a sending area for TDRs.
N/A
16-05 340 Expand the Urban Service Area into parcels northwest of Lutz Lake Fern Road and the Suncoast Parkway.
Allows for Future Land Use Map change in CPA 16-06.
Suncoast Parkway, Veterans Expressway, Dale Mabry Highway
16-06 340 AR-1/5 and RES1 to RES-4 on parcels northwest of Lutz Lake Fern Road and the Suncoast Parkway.
Residential, suburban scale neighborhood commercial, office uses and multi-purpose projects, the latter three of which are limited to the lesser of .25 FAR or 175,000 square feet. Increase to 4 Units per Acre.
Suncoast Parkway, Veterans Expressway, Dale Mabry Highway
16-07 N/A Providing a Residential Density Bonus to Support Public Transit.
Allows density to next higher land use category (e.g., RES-4 to RES-6).
Nothing initially, but could affect roadways countywide.
1Within three miles of subject parcel; based on 2013 Q/LOS Handbook Generalized Tables. Deficient roads italicized.
Comments: Although as a matter of course, all amendments should be analyzed for transportation impacts on all significant roads, the Department strongly recommends such for CPA 16-03 and 16-06. Such analyses should consider the highest and best uses as they relate to trip generation rates, as well as methods of mitigating these impacts. The Department has concerns regarding CPA 16-07 and the unintended consequences of the residents living in areas with increased densities not ultimately utilizing transit services. Therefore, the Department suggests that the language proposed should require the development or redevelopment to implement transit-friendly accommodations such as pull-out-bays, shelters, sidewalks, and wi-fi-considerations to support HART’s OneBusAway digital application.
Ms. Yeneka Mills February 17, 2016 Page 3
Thank you for the opportunity to provide an initial review of these amendments. Should you have any questions please do not hesitate to contact me at 813-975-6444 or [email protected].
Sincerely,
Jeffery F. Dow LGCP Coordinator
cc: Charles White, Hillsborough County Development Services
Waddah Farah, PDA Administrator, FDOT District 7 Daniel Santos, AICP, Growth Management Supervisor, FDOT District
CPA 16-03 Developm nt Services: Zoning Report Future Lan(j Use Map Change Res-6 to Res-35
Area Char cteristics
The immed ate area is comprised of wetlands to the north and west. Adjacent to the south, a TECO utility
easement a d railroad tracks zoned Agricultural Rural (AR) separate the subject property from a mobile home
park Plann .d Development (PD). Single-family, commercial and institutional uses such as, gas station and
County gov rnment offices exist to the east. Further to the west, a PD zoning district is approved for residential
units as we as commercial uses. Residential lots in the surroundings are a mix of single-family lots between
3,000 and ~,500 square feet in area and multi-family homes consisting of duplexes and townhomes units. PD
14-0460 is l , cated to the east, along Sheldon Road, across the subject site. This PD, currently vacant commercial
and single-£ mily residences (mobile homes), is approved for 204,000 sq. ft. of Commercial Neighborhood and
Commercia General uses.
The interse tion of Sheldon Road and Linebaugh Avenue is the closest major intersection to the subject site.
Currently, letention ponds are located at the SW and SE corner of the intersection. The two other quadrants
of the inter ection consist of neighborhood scale commercial development commonly found in suburban areas.
lmpleme
The site is rrently zoned AS-1 (Agricultural Single-family-1 ). The zoning allows for a minimum lot size of 1
acre.
With the a endment, it is anticipated that potential rezoning of the site will occur. A proposed re-zoning to
e a density of at least 26 units per acre, consistent with the Comprehensive Plan minimum density,
Policy 1.2, equirements can be submitted. There is no Zoning District that allows that density, therefore the
only curre ' t zoning district that could be requested in the Residential-35 FLUM category is Planned
Developme t. Mixed use planned development zonings may be appropriate, depending on limitations of the locational c literia in the comprehensive plan.
Matt Lewis, Team Leader ~ LewisM@hillsboroughcounty. org
Attachmen s: Aerial Map, Agencies Comments
CPA 16-03 nt Services: Zoning Report
Use Map Change Res-6 to Res-35
Development Services Department /U l
0 55f10 220 JlO uo Aerial Map e E"1
Hillsborough County Florida
Reviewe by Richard Ranck, Public Works Department - Transportation Review
Subject: Request:
Location:
CPA Amendment Cycle Applicant
Future Land Use Map Amendment Residential-6 (RES-6) to Residential-35 (RES-35) 10006 Sheldon Road, 8840 8864 8868 Thomas Ranch Lane January 2016
Privatel Initiated
Infrastructure/Level of Service Standard (adopted)- Sheldon Road I E
Transportation/road ays Level of Service (operating) - Sheldon Road I C
DESCRIPTION:
Tri Generation C 11.4 Acres Current Density
Development Potenf al
a rison From:
68 DU (ITE 210
647
CPA 16-03
To:
399 DU (ITE 210)
3,798
Difference +3,151
TRANSPORTATI N SUMMARY:
The proposed reque t may generate approximately 3,151 additional daily trips.
At its maximum de 1
elopment potential, the site would require three access points (399 peak hour trip ends I 180 max vehicle flo for a collector= 2.2; round up to 3), consistent with the Hillsborough County Land Development Code 6.04.03 1). It is likely, based on the site location, size and minimum spacing requirements (LDC 6.04.07) that only one access point would be permissible on Sheldon Road. Final determination woul occur during the site plan review and approval stage.
There are no plann:1
improvements in the Transportation Improvement Program (TIP) for fiscal years 2015/2016-2019/:21020 for any roadways within the study area.
There are no planne improvements in the 2040 Long Range Transportation Plan, Cost Affordable Needs Scenario. There is light rail line (diesel multiple unit or DMU) projected along the CSX corridor in the Needs Plan.
Within the study area, there are no planned projects listed as part of the Go Hillsborough initiative.
It should be noted t at due to recent legislative changes to transportation concurrency regulations the applicant is require to only mitigate the new trips generate by the project. Existing roadway deficiencies are assumed to be t e responsibility of the local government.
Hillsborough County Florida
Po able Water and Waste Water Comments- Public Utilities Department
Subject: Request: Location:
CPA Amendment Cycle Applicant
Potable Water
Plan Amendments RES-6 to RES-3 5 1006 Sheldon Road, 8840 Thomas Ranch Lane, 8864 Thomas Ranch Lane, 8868 Thomas Ranch Lane January 2016
Privately Initiated
CPA 16-03
The subject area w ll be served by the Northwest Potable Water System. This system currently has sufficient excess capacity for the proposed land use. This statement is not intended to assert that this capacity will be reserved for propo . ed development on the subject parcel. The Public Utilities Department will evaluate the point of connectio when the applicant requests potable water service and a point of connection through Development Servi es.
Wastewater
The subject parcel s within the River Oaks Advanced Wastewater Treatment Facility service area. This facility currently has suffic ent excess capacity for the proposed land use. This statement is not intended to assert that this capacity will b reserved for proposed development on the subject parcel. The Public Utilities Department will evaluate the p int of connection when the applicant requests wastewater service and a point of connection through Developm nt Services.
