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Application Type Privately Initiated Location Address: 15001 Tall Cedar Drive

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Application Type Privately Initiated Location Address: 15001 Tall Cedar Drive Bearss Avenue west of Interstate-275 Planning Commission Staff Report: January 11, 2016 FUTURE LAND USE MAP AMENDMENT SUMMARY INFORMATION Application type Privately initiated Location Address: 15001 Tall Cedar Drive Property Size 20.76± acres Folio Number 16594.0000 Existing Future Land Residential-4 (RES-4) Use Proposed Future Land Residential-6 (RES-6) Use Existing Land Use Residential (mobile home park) Urban Service Area Yes Community Plan Area Carrollwood-Northdale Communities Plan Agency Review All agency comments are provided in Attachment B Comments Applicable Plan Future Land Use Element Sections Staff Planner Yeneka Mills Staff CONSISTENT Recommendation CONTEXT OF PROPOSED CHANGE EXISTING LAND USE MAP Public/Quasi- Public Institution Two-Family Educational Light Commercial Existing Land Uses and Typical Development in the Area The proposed site is located north of Bearss Avenue between Dale Mabry Highway and Interstate 275. The uses that line this portion of Bearss Avenue are primarily single family residential with some interspersed light Hillsborough County: CPA 15-15 Bearss Avenue, west of Interstate-275 Page 2 of 12 Planning Commission Staff Report commercial and institutional uses. The site under consideration (outlined in black) is currently developed with a mobile home park consisting of 115 mobile homes. Adjacent properties include the Carrollwood Day School to the west. Buchanan Middle School to the east. Lake Morley Terrace Subdivision to the south and Wood Briar Village Subdivision to the north. Amendment site South of site West of site East of site Hillsborough County: CPA 15-15 Bearss Avenue, west of Interstate-275 Page 3 of 12 Planning Commission Staff Report ADOPTED FUTURE LAND USE MAP Public/Quasi Public Future Land Use Designations The site and adjoining parcels to the north, west and south are currently designated Office Residential-4 (tan), which provides for suburban scale residential and non-residential uses. Directly to the east the parcel is designated Public/Quasi-Public (blue), which provide for government facilities and other public uses. Transitioning away from the site going east the area has some interspersed commercial uses and transitions to heavier Hillsborough County: CPA 15-15 Bearss Avenue, west of Interstate-275 Page 4 of 12 Planning Commission Staff Report commercial uses toward the node of Interstate-275 and Bearss. The request is to amend the Future Land Use Map on 20.76± acre site from Residential-4 (RES-4) to Residential-6 (RES-6). IMPACT OF PROPOSED CHANGE Acres: 20.76 From: Residnetial-4 (RES-4) To: Residential-6 (RES-6) Maximum Up to 4 dwelling units per gross acre. Up to 6 dwelling units per gross acre. Density Maximum 83 dwelling units 124.5 dwelling units Development Potential Residential, suburban scale Residential, urban scale neighborhood neighborhood commercial, office commercial, office uses, multi-purpose Range of projects and mixed use development. Allowable Uses uses, and multi-purpose projects Suburban scale neighborhood Suburban scale neighborhood commercial, commercial, office, multi-purpose, or office, multi-purpose, or mixed use projects Maximum Floor mixed use projects limited to 175,000 limited to 175,000 sq. ft. or .25 FAR, Area Ratio sq. ft. or .25 FAR, whichever is less whichever is less intense intense There will be minimal impact of the scale for the requested change. The scale of development would remain as suburban. The allowable density would increase from up to 4 dwelling units per gross acre to 6 dwelling units per gross acre. This change would potentially allow 124 dwelling units on the site. The Floor Area Ratio would remain at .25 Practical or 175,000 square feet of non-residential uses. Impacts Hillsborough County: CPA 15-15 Bearss Avenue, west of Interstate-275 Page 5 of 12 Planning Commission Staff Report APPLICABLE COMPREHENSIVE PLAN POLICIES Policy 16.3: Staff has reviewed the proposed change from Development and redevelopment shall be Residential-4 (RES-4) to Residential-6 (RES-6) and integrated with the adjacent land uses through: considered existing and expected future development a) the creation of like uses; or patterns and community facilities in the respective b) creation of complementary uses; or area, as well as the adopted goals, objectives and c) mitigation of adverse impacts; and d) transportation/pedestrian connections policies of the Future of Hillsborough Comprehensive Plan as follows: Policy 16.10: Future Land Use Element Any density increase shall be compatible with existing, proposed, or planned surrounding Urban Service Area (USA) development. Compatibility is defined as the characteristics of different uses or activities or Policy 1.4: design which allow them to be located near or adjacent to each other in harmony. Some Compatibility is defined as the characteristics of elements affecting compatibility include the different uses or activities or design which allow following: height, scale, mass and bulk of them to be located near or adjacent to each structures, pedestrian or vehicular traffic, other in harmony. Some elements affecting circulation, access and parking impacts, compatibility include the following: height, scale, landscaping, lighting, noise, odor and mass and bulk of structures, pedestrian or architecture. Compatibility does not mean “the vehicular traffic, circulation, access and parking same as.” Rather, it refers to the sensitivity of impacts, landscaping, lighting, noise, odor and development proposals in maintaining the architecture. Compatibility does not mean “the character of existing development. same as.” Rather, it refers to the sensitivity of development proposals in maintaining the LIVABLE COMMUNITIES ELEMENT: character of existing development. CARROLLWOOD- NORTHDALE COMMUNITIES Neighborhood/Community Development PLAN Objective 16: Neighborhood Protection - The Goal 7: neighborhood is the functional unit of community development. There is a need to protect existing, Ensure that new development is compact, neighborhoods and communities and those that will contiguous, and concurrent with available emerge in the future. To preserve, protect, and public facilities and services and promotes the enhance neighborhoods and communities, all new development must conform to the following policies. integration of uses to provide increased connectivity thereby discouraging sprawl and Policy 16.2: maximizing the use of public infrastructure. Gradual transitions of intensities between different land uses shall be provided for as new development is proposed and approved, through the use of professional site planning, buffering and screening techniques and control of specific land uses. Hillsborough County: CPA 15-15 Bearss Avenue, west of Interstate-275 Page 6 of 12 Planning Commission Staff Report STAFF ANALYSIS The 20.76 acre site fronts Bearrs Avenue about a mile west of Interstate 275. The property currently contains a mobile home park with 115 spaces. The site has a wetland in the northern portion. There is a mixture of Residential-4 (RES-4), Public/Quasi-Public and Office Commercial-20 (OC-20) future land use designations in the immediate area. These designations provide for suburban residential densities and non- residential intensities. The surrounding area is predominately residential in character with interspersed commercial and residential support uses as you move toward the major nodes at the intersections of Dale Mabry and Interstate 275. Existing uses in the vicinity include, Buchanan Middle School to the east, Carrollwood Day School to the west, and suburban scale single family subdivisions to the north and south (Woodbriar Village Subdivision and Lake Morley Terrace). Per the current Future Land Use (FLU) designation of Residential-4 (RES-4) the site is above the permitted number of units, however the use has been there since the 1970’s, so it may be legally non-conforming. The intent of the Residential-4 Future Land Use classification is to designate areas that are suitable for low density residential development. In addition, suburban scale neighborhood commercial, office or multi-purpose projects that meet locational criteria are allowed. Originally, the applicant was requesting Residential-9 (RES-9) which can be considered for up to nine units per acre. At the Planning Commission Public Hearing the applicant decreased the request to Residential-6 (RES-6). The applicants request is for the purpose of developing single family residential. The Comprehensive Plan states that the Residential-6 Future Land Use classification is suitable for suitable for low density residential development. The location of the site is appropriate for greater density due to its accessibility to major transportation facilities and other public facilities, and proximity to supportive and complementary residential support uses. The proposed land use will provide for a use that is compatible with the existing and planned adjacent land uses. Guiding Principles The BOCC, in the summer of 2015, endorsed a number of “Guiding Principles” to assist in land use and fiscal decision making. Staff has evaluated the proposed FLUM change from Residential-4 (RES-4) to Residential-6 (RES-6) to determine if the proposal is consistent and further applicable goals, objectives and policies of the Comprehensive Plan. Quality of Life – Modifying the land use to RES-6 with the intent of developing single family residential would support the already established development pattern in the area. The potential for single-family development
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