Executive Summary Meeting Date: May 9, 2016 Agenda Item: Tampa: TA/CPA 16-02 Future Land Use Text Change Point Presenter: David A Hey, Jr., AICP (extension 375) Action Necessary: Yes

Summary The Tampa Comprehensive Plan is the official document guiding the long-term development of the City of Tampa. The Planning Commission is required to make recommendations to the on all proposed changes to the Tampa Comprehensive Plan pursuant to Chapter 163, Part II, Statutes and Chapter 97-351, Laws of Florida as amended.

Plan Amendment TA/CPA 16-02 is a privately initiated request to amend the Tampa Comprehensive Plan. The request is to change policy language regarding the Rattlesnake Point area in . The proposed text language would remove the current prohibition on residential development while heavy industrial uses are still present on the Rattlesnake Point Peninsula. Also proposed to be removed is the requirement for a transition plan to be development prior to any residential development being permitted.

Planning Commission staff found that the proposed text amendment is inconsistent with the overall policy direction contained within the Comprehensive Plan. The introduction of residential uses proximate to existing operational industrial uses that either manufacture or use toxic chemicals or compounds is premature and may create a public safety concern. The proposed text amendment also does not further the protection of established industrial uses, especially when such industrial uses are water-related and water-dependent. Without an established and adopted transition plan, agreed to by all property owners on Rattlesnake Point and the City of Tampa, Planning Commission staff finds the proposed language premature. The existing framework of the original goals and policies for this area were developed and agreed upon to ensure that logical, appropriate redevelopment could occur in context with the existing industrial development pattern as it phased out; the current language provides appropriate measures to ensure the overall health, safety, and welfare of the general public, a major tenet of the Comprehensive Plan.

Recommendation It is recommended that the Planning Commission find the amendment TA/CPA 16-02 with the Tampa Comprehensive Plan and forward this INCONSISTENT Plan Hillsborough recommendation to the Tampa City Council. planhillsborough.org [email protected] Resolution, Staff Report, Adopted Language, and Proposed 813. 272-5940 Attachments: 601 E Kennedy Blvd Language 18th Floor Tampa, FL, 33602

Resolution Item: Tampa Comprehensive Plan Text Amendment 16-02 Text Amendment pertaining to Land Use Policies for Rattlesnake Point/ Future Redevelopment

AYE NAY ABSENT DATE: May 9, 2016

Mitch Thrower, Chair

Bowen A. Arnold, Vice-Chair

Gary Pike, Member-at-Large

Stephanie A. Agliano

Stephen L Benson Mitch Thrower Matthew D. Buzza Chair

Derek L. Doughty

Theodore Trent Green

Nigel M. Joseph

Jacqueline S. Wilds

Melissa E. Zornitta, AICP Melissa E. Zornitta, AICP Executive Director Executive Director

On motion of ______Seconded by ______

The following resolution was adopted:

WHEREAS, the Hillsborough County City-County Planning Commission, has developed a Comprehensive Plan for the City of Tampa entitled Tampa Comprehensive Plan Building Our Legacy: A Livable City, pursuant to the provisions of Chapter 163.3161, Florida Statutes, which was adopted by Tampa City Council on February 5, 2009, as amended; and

WHEREAS, the Hillsborough County City-County Planning Commission and Tampa City Council adopted the Procedures Manual for Amendments to the Tampa Comprehensive Plan on October 9, 1986 and subsequently amended; and

WHEREAS, the Hillsborough County City-County Planning Commission Plan Hillsborough has received a privately-initiated petition for an amendment to the Tampa planhillsborough.org Comprehensive Plan Building Our Legacy: A Livable City by the February, 2016 [email protected] 813. 272-5940 submittal deadline; and 601 E Kennedy Blvd 18th Floor Tampa, FL, 33602

Resolution Page 2 Tampa Comprehensive Plan Text Amendment 16-02 May 9, 2016

WHEREAS, the Hillsborough County City-County Planning Commission has reviewed the proposed text changes, considering, as well, those applicable adopted goals, objectives and policies of the Tampa Comprehensive Plan Building Our Legacy: A Livable City as follows:

Urban Design Goals, Objectives and Policies

Objective 13.1: Respect Tampa’s human scale, unique history, aesthetics, natural environment, and sense of community identity as the City changes and evolves.

Policy 13.1.3: Relate new buildings and development to the context of the neighborhood and community.

Overall Residential Development and Redevelopment

Objective 18.3: Ensure that there is an adequate amount of land planned for residential purposes to accommodate the projected population.

Policy 18.3.2: Consider the impacts of (re)development projects on the existing, physical and social framework and character of the affected area should be recognized and discussed during the development review process.

Objective 18.4: Compatible development and redevelopment to sustain stable, neighborhoods and ensure the social and economic health of the City.

Policy 18.4.4 Through the rezoning process, discourage residential development in close proximity to industrial zoned areas with unacceptable levels of noise and/or odor as defined in the zoning code and rules of the Hillsborough County Environmental Protection Commission.

Industrial Development and Redevelopment

Objective 19.9: Recognize industrial lands for their support to key economic engines within the City in order to strengthen Tampa’s role as a regional employment center.

Policy 19.9.2: The City shall encourage the continued intensification, and existence of industrial, warehousing, and distribution facilities and provide opportunities for new warehousing/distribution activities in select locations, to provide a range of employment opportunities to Tampa’s residents.

Resolution Page 3 Tampa Comprehensive Plan Text Amendment 16-02 May 9, 2016

Policy 19.9.3: Maintain industrial areas that provide for the manufacturing of goods, flex space, and research and development that are attractive, compatible with adjoining non-industrial uses, and well-maintained.

Objective 19.10: Preserve light and heavy industrial areas which are appropriately located in terms of traffic accessibility, minimizing their environmental effects on surrounding areas, and ensuring compatibility with surrounding land uses.

Policy 19.10.4: Ensure an adequate transportation network for industrial development. People living in residential neighborhoods abutting industrial uses shall have safe connections through industrial areas if needed (e.g. Port Tampa City to Picnic Island Park).

Land Use and Multifamily Residential Areas

Objective 26.2: Increase the diversity and improve the sustainability of multi-family residential areas.

Policy 26.2.4: Balance the objective to increase opportunities for new housing development to ensure adequate housing for Tampa’s residents with the equally important objective of ensuring that new development is compatible with neighborhood character

Water Dependent/Related Uses

Objective 41.6: Water Dependent and Water Related Uses will be directed into suitable areas that meet or exceed applicable criteria established in this element and that are compatible with the Urban Design and Land Use Element.

Policy 41.6.1: Give priority to locating active Water Dependent and Water Related Uses within the Coastal Planning Area which are designated Light or Heavy Industrial on the Future Land Use map. Water dependent and water related uses which are not industrial in nature may also be considered in other parts of the Coastal Planning Area in accordance with the Coastal Management strategies.

NOW, THEREFORE, BE IT RESOLVED, that the Hillsborough County City-County Planning Commission finds Tampa Comprehensive Plan Amendment TA/CPA 16-02 INCONSISTENT with the Tampa Comprehensive Plan Building Our Legacy: A Livable City and forwards this recommendation to Tampa City Council for its consideration.

Text Amendment pertaining to Land Use Policies for Rattlesnake Point/ Future Redevelopment Submittal Cycle February 2016

Application type Privately initiated Description An amendment to the Tampa Comprehensive Plan pertaining to the Objective and Policies for the redevelopment of the Rattlesnake Point Waterfront Area Agency Review Objections from the City of Tampa Planning and Development Department Comments All Agency Comments are provided in Appendix A. Applicable Plan Sections Urban Design Goals, Objectives and Policies, Overall Residential Development and Redevelopment, Industrial Development and Redevelopment, Land Use and Multifamily Residential Areas, Water Dependent/Related Uses Staff Planner David A. Hey, Jr., AICP Staff Recommendation INCONSISTENT

The Rattlesnake Point Waterfront Area was the subject of several amendments to the Tampa Comprehensive Plan in 2006. Planning Commission transmitted proposed amendment to State Department of Community Affairs (DCA) for review. After receipt of DCA report, which had objections, final policy language was negotiated by the City Attorney and representatives for all the affected property owners on Rattlesnake Point. In 2007, the Tampa City Council adopted Ordinance No. 2007-41 (Comprehensive Plan Amendment PA 06-04) which set out the policy direction of the City for the future

Tampa: CPA 16-02 Text Amendment Pertaining to Policies for Rattlesnake Point Page 1 of 28 Amendment Summary February 2016 redevelopment of the area as a long-term transition involving all property owners on Rattlesnake Point. The policies required a transition plan to be developed involving all property owners.

A single property owner of the original group of applicants, Viper Ventures, LLC, has initiated this text amendment to modify the text to facilitate the redevelopment on the area.

CONTEXT OF PROPOSED CHANGE

Existing Land Uses and Typical Development in the Rattlesnake Point Area

The Rattlesnake Point peninsula is currently utilized for primarily light (light grey) and heavy industrial (dark grey) uses. The blue represents public/quasi-public and institutional uses while the aqua color represents Public Communications/ Utility related uses. The area surrounding the peninsula contains a mixture of uses, ranging from light commercial (pink), heavy commercial (red), single family detached (yellow), and multi-family residential (brown) uses. Vacant lands are shown as on the map. Tyson Avenue provides the sole means of access for the Rattlesnake Point peninsula.

Future Land Use designations

The Rattlesnake Point Peninsula currently has a mixture of three different Future Land Use categories. The black color represents the Heavy Industrial (HI) land use category while the pink color at the western end of the peninsula represents the Community Mixed Use-35 (CMU-35) Future Land Use category. The blue to the north represents the Public/Semi-Public (P/SP) Future Land Use category while the Light Wisteria color to the northeast is the Urban Mixed Use-60 (UMU-60) Future Land Use category.

No changes to the underlying Future Land Use categories are being proposed, rather, policy language regarding the appropriateness and timing of residential development when Heavy Industrial uses are present is being proposed to be amended.

Tampa: CPA 16-02 Text Amendment Pertaining to Rattlesnake Point Page 2 of 28 Planning Commission Staff Report

APPLICABLE COMPREHENSIVE PLAN POLICIES AND CRITERIA

The proposed text amendment does not comply Policy 19.9.2: with the following Objectives and Policies of the The City shall encourage the continued Tampa Comprehensive Plan. intensification, and existence of industrial, warehousing, and distribution facilities and Urban Design Goals, Objectives and Policies provide opportunities for new warehousing/distribution activities in select Objective 13.1: Respect Tampa’s human scale, locations, to provide a range of employment unique history, aesthetics, natural environment, opportunities to Tampa’s residents. and sense of community identity as the City changes and evolves. Policy 19.9.3: Maintain industrial areas that provide for the Policy 13.1.3: manufacturing of goods, flex space, and Relate new buildings and development to the research and development that are attractive, context of the neighborhood and community. compatible with adjoining non-industrial uses, and well-maintained. Overall Residential Development and Redevelopment Objective 19.10: Preserve light and heavy industrial areas which are appropriately located Objective 18.3: Ensure that there is an in terms of traffic accessibility, minimizing their adequate amount of land planned for residential environmental effects on surrounding areas, and purposes to accommodate the projected ensuring compatibility with surrounding land population. uses.

Policy 18.3.2: Policy 19.10.4: Consider the impacts of (re)development Ensure an adequate transportation network for projects on the existing, physical and social industrial development. People living in framework and character of the affected area residential neighborhoods abutting industrial should be recognized and discussed during the uses shall have safe connections through development review process. industrial areas if needed (e.g. Port Tampa City to Picnic Island Park). Objective 18.4: Compatible development and redevelopment to sustain stable, neighborhoods Land Use and Multifamily Residential Areas and ensure the social and economic health of the City. Objective 26.2: Increase the diversity and improve the sustainability of multi-family Policy 18.4.4 residential areas. Through the rezoning process, discourage residential development in close proximity to Policy 26.2.4: industrial zoned areas with unacceptable levels Balance the objective to increase opportunities of noise and/or odor as defined in the zoning for new housing development to ensure code and rules of the Hillsborough County adequate housing for Tampa’s residents with the Environmental Protection Commission. equally important objective of ensuring that new development is compatible with neighborhood Industrial Development and Redevelopment character

Objective 19.9: Recognize industrial lands for Water Dependent/Related Uses their support to key economic engines within the City in order to strengthen Tampa’s role as a Objective 41.6: Water Dependent and Water regional employment center. Related Uses will be directed into suitable areas

Tampa: CPA 16-02 Text Amendment Pertaining to Rattlesnake Point Page 3 of 28 Planning Commission Staff Report that meet or exceed applicable criteria Planning Area which are designated Light or established in this element and that are Heavy Industrial on the Future Land Use map. compatible with the Urban Design and Land Use Water dependent and water related uses which Element. are not industrial in nature may also be considered in other parts of the Coastal Planning Policy 41.6.1: Area in accordance with the Coastal Give priority to locating active Water Dependent Management strategies. and Water Related Uses within the Coastal

Rattlesnake Point peninsula is a unique area within the City of Tampa. The peninsula, located within the South Tampa Planning District, has historically been industrial in character and also is still served by an active rail line. As land prices in the South Tampa Planning District have continued to rise over the years, there has been desires by certain property owners on the peninsula to redevelop properties with residential uses.

Between 2002 to 2005, a number of parcels located within proximity or directly adjacent to Boulevard sought Future Land Use map amendments to transition from a Heavy Industrial (HI) Future Land Use category to either Urban Mixed Use-60 or Community Mixed Use-35. These sites either provided direct access to Westshore Boulevard or were part of developments proposed to have direct access onto adjacent Gandy Boulevard. The Rattlesnake Point peninsula has been industrial in character since it was created by reclaiming land found within Old Tampa Bay.

In 2006, a number of property owners sought a Comprehensive Plan Map Amendment to change nine properties designated as Heavy Industrial (HI) to Community Mixed Use-35 (CMU-35). This plan amendment was sent to the State Department of Community Affairs for review. After receiving the DCA Report in 2007 and after negotiations with the City Attorney and all the property owners on Rattlesnake Point, the Tampa City Council adopted Ordinance No. 2007-41 (Comprehensive Plan Amendment PA 06-04) which set out the policy direction of the City for the future redevelopment of the area as a long- term transition involving all property owners on Rattlesnake Point. The adopted policies required a transition plan to be developed involving all property owners and prohibited residential development until such time that the existing heavy industrial relocated.

Chemical Formulators, Inc., a division of Allied Universal Corporation, is located at 5215 West Tyson Avenue. This property is one of the remaining parcels on Rattlesnake Point that is designated Heavy Industrial (HI). This facility manufactures Sodium Hypochlorite (bleach) in large quantities. Besides the manufacturing of Sodium Hypochlorite, chemicals also found on site include; Chlorine, Sodium Hydroxide, Hydrochloric (Muriatic Acid), Pool Acid, Sulfuric Acid, and Sulfur Dioxide. There have been at least two documented releases of chlorine gas from this location based on OSHA (Occupational Safety and Health Administration) records. On July 6, 1998, sixty-two employees of Trident Shipworks, Inc., a neighboring business, were transferred to area hospitals after a chemical leak from the adjacent Chemical Formulators, Inc.. Seven employees were hospitalized for chemical inhalation while fifty-five were released. Then, in October of 2003, five employees were hospitalized as a result of a chlorine leak. Though accidents are rare, they can occur at any time. This potential risk for a leak is one of the primary reasons why residential uses are discouraged from locating within proximity to heavy industrial uses.

The proposed change to the existing language would remove the current prohibition of the development of residential uses while heavy industrial uses are still present on the Rattlesnake Point peninsula. Removing this prohibition creates a public safety concern not supported by existing Comprehensive Plan Goals, Objectives and policies.

Tampa: CPA 16-02 Text Amendment Pertaining to Rattlesnake Point Page 4 of 28 Planning Commission Staff Report

The Comprehensive Plan recognizes the importance of industrial planned areas to our region’s economy and seeks to maintain these areas for further intensification (Policies 19.9.2 and 19.9.3). Also, the existing industrial uses on Rattlesnake Point are located within proximity to U.S. Highway 92 (Gandy Boulevard) and utilize rail and water connections for deliveries. The Comprehensive Plan promotes the preservation of industrial planned areas that have access to an adequate transportation network and are water dependent or water related (Policies 19.10.4, 41.6.1). By allowing for medium density residential development to locate within proximity of the established industrial uses, the proposed language threatens the long term viability of those same industrial uses.

The overall historic neighborhood context of the Rattlesnake Point peninsula has been industrial in character ever since the peninsula was created in the late 1940’s. The proposed text amendment would potentially create a development pattern that is clearly opposite to the industrial context that is currently found on the peninsula. Placing residential uses within proximity to heavy industrial uses is not encouraged and would not be supportive of the industrial uses, clearly inconsistent with policy direction in the Comprehensive Plan

The removal of the requirement for the development of a transition plan is also inconsistent with policy direction within the adopted Comprehensive Plan. Instead of preserving the viability of existing industrial property, the proposed text amendment threatens those established industrial uses by allowing for residential development within proximity to those industrial uses. Policy 18.4.4 clearly discourages the placement of residential uses within proximity to industrial zoned uses. The proposed text language not only allows consideration for residential uses through a Planned Development (PD) rezoning but establishes text within the Comprehensive Plan that could be interpreted, by some, as a promotion of residential uses over the existing industrial uses located within the Heavy Industrial (HI) Future Land Use category.

Overall, placing residents on a peninsula with only one point of ingress and egress could pose a potential danger, especially if the heavy industrial use is located between the residential uses and the only vehicular exit from Rattlesnake Point at the intersection of Tyson Avenue and Westshore Boulevard. The introduction of residential uses within proximity to heavy industrial uses could also pose a potential negative impact to those industrial uses, such as increased insurance premiums. The existing policy language, originally agreed to by all parties, adequately mitigates for the potential for a hazardous situation if another chemical leak was to occur on site.

Planning Commission staff would recommend that before any changes to the existing policy framework are considered that all property owners on Rattlesnake Point and the City of Tampa come to an agreement on a framework on how to move forward. That framework should be the completion of a transition plan for the Rattlesnake Point peninsula. Until such time, Planning Commission staff finds the proposed language premature, overall inconsistent with Comprehensive Plan policy direction, and potentially does not promote the overall health, safety and welfare of Tampa residents.

RECOMMENDATION

Staff recommends that the Planning Commission find the proposed privately initiated text amendment seeking changes to adopted policy language regarding future development potential of Rattlesnake Point INCONSISTENT with the Tampa Comprehensive Plan and forward this recommendation to Tampa City Council.

Tampa: CPA 16-02 Text Amendment Pertaining to Rattlesnake Point Page 5 of 28 Planning Commission Staff Report

Attachment A

AGENCY COMMENTS

1) City of Tampa Land Development Coordination Division 2) City of Tampa Wastewater Department 3) City of Tampa Water Department 4) Hillsborough County Public Schools 5) HART

Tampa: CPA 16-02 Text Amendment Pertaining to Rattlesnake Point Page 6 of 28 Planning Commission Staff Report

CITY OF TAMPA

Bob Buckhorn, Mayor Planning & Development Department

Date: March 16, 2016 To: David Hey, Principal Planner, [email protected], (813) 273-3774 From: LaChone Dock, Urban Planner II, [email protected], (813) 274-3365 Re: CPA 16-02 – Rattlesnake Point Waterfront Area Request for Comprehensive Plan Text Amendment

The Planning and Development Department has the following objections, with additional comments and concerns noted to this plan amendment:

 The existing policy language in Policy 20.8.1 clearly prohibits the introduction of residential uses on the peninsula, “until the hazardous or toxic heavy industrial uses are permanently relocated (except for Federal government uses) from the Rattlesnake Point Waterfront Area.” The proposed language in Policies 20.8.1 and 20.8.2 would allow residential development through the PD rezoning process, regardless if the hazardous/toxic heavy industrial uses are physically removed. This change is not appropriate on Rattlesnake Point until those hazardous/toxic heavy industrial uses are “permanently” removed from the peninsula, as stated in the current, existing language. The toxic/hazardous heavy industrial uses continue to operate on the peninsula; therefore, nothing has changed since 2007, that would justify the proposed amendments. Furthermore, there is only one access road, Tyson Avenue, to the subject property and on the peninsula that connects to Westshore Boulevard. In the event of a chemical spill or similar emergency, the access road leading to any residential development would likely be closed, thereby isolating residents and potentially placing them at risk.

 Chemical Formulators, Inc. remains in operation on the peninsula and is located near the western end. According to their web page, they manufacture “Sodium Hypochlorite in large quantities.” Sodium Hypochlorite is commonly known as “bleach,” and Chemical Formulators produces it in 10.5% ab 12.5% solutions, which are offered to customers in tank sizes from 850 gallons to 10,000 gallons. They also package seven (7) other chemicals, including Chlorine, Sodium Hydroxide, Hydrochloric (Muriatic) Acid, Pool Acid, Sulfuric Acid, Sulfur Dioxide, Sodium Bisulfite, and a “line of water treatment products.” The Web Page and Material Safety Data Sheets for the chemicals identified above are included with this report.

 Policy 20.8.1: The current Policy 20.8.1 needs to remain in place to protect any future residential and commercial users from the hazardous or toxic heavy industrial uses along Tyson Avenue. This is the only exit from the peninsula comprising the Rattlesnake Point Waterfront Area and no residential uses should be allowed until the hazardous or toxic heavy industrial uses are permanently relocated (except for Federal government uses) from the area. The proposed changes are in direct conflict with the current policy of not allowing residential development until the hazardous condition no longer exists.

 Policy 20.8.2: The Planning Department has concerns as to whether or not all property owners in this area are aware of this proposed change? If this change is made, there should be an area rezoning, paid for by the applicant, to change the Zoning of all properties within the CMU‐35 area to the CG Commercial General planning district. Otherwise, the burden will be on the City Staff to monitor this policy through the permit process. What is the definition of expansion? This should be clearly defined, as it sounds like this would render all heavy industrial uses non‐ conforming unless approved through a PD Planned Development zoning district. In the meantime, the uses in the HL & LI area at the throat of Tyson can expand and develop new heavy industrial uses.

 Policy 20.8.3: This proposed change would render the existing IH Industrial Heavy area non‐ conforming. An area rezoning is needed at the expense of the applicant. The applicant should provide additional information, the proposed amendment does not provide information on the impact to current properties should this provision be deleted. For example, would this mean that all current industrial parcels would automatically be non-conforming?

 Policy 20.8.4: The Planning Department is opposed to the proposed changes. The intent of the policy is to develop clear development standards to guide the transition of the area, not leave it open to a general process.

 Policy 20.8.5: The proposed Policy 20.8. 5 (c) where proposed PD rezonings abut existing IH Industrial Heavy uses which are hazardous to public health and safety, must demonstrate through design and accepted practices that the occupants of the new use shall not be unduly at risk from such hazards (How is this done when the hazardous use is Chlorine distribution/tanks?); and where the PD includes existing light industrial uses, indication of any planned phased transition of such uses within the PD as development progresses. The proposed policy is in conflict with the current policy direction, which requires removal of the hazardous condition before residential development is provided. The proposed amendment does not provide any background information or indication of the type of mitigation measures that would be considered to protect residents from a chemical emergency that could cause the only access road into the site to be closed. The policy leaves this issue to a subsequent rezoning phase. There should be some discussion or justification of methods or mitigation alternatives that are contemplated, rather than simply deferring to the rezoning process.

 Policy 20.8.6: The Planning Department opposes this request. The parcel would be subject to the city current transportation impact mitigation procedures. This policy changes that requirement by introducing alternative mitigation options.

 Policy 20.8.10: The Planning Department objects to the striking of this policy. There were serious concerns with the original Amendment that created the CMU‐35 area on the Point, but that amendment was tamed compared to these changes and the concerns still remain. The proposed policy is in conflict with the current policy direction of not allowing residential development as long as the hazardous condition remains.

Page 2

AAALLIED UUUNIVERSAL CCCORPORATION Headquarters: 3901 NW 115th Avenue, Miami, Florida 33178 Phone: (305) 888 - 2623 MATERIAL SAFETY DATA SHEET May be used to comply with OSHA’s Hazard Communication Standard, 29 CFR § 1910.1200. TODAY’S DATE: 06/15/12 MSDS NUMBER: 0001 24HR EMERGENCY CHEMICAL SPILL/RELEASE PHONE NUMBER: CHEMTREC 1-800-424-9300 SECTION 1 CHEMICAL PRODUCT/COMPANY IDENTIFICATION

Sodium Hypochlorite Product Names: Aqua Guard Chlorinating Sanitizer, Aqua Guard Bleach, Aqua Guard Sodium Hypochlorite 10.5%, Aqua Guard Sodium Hypochlorite 12.5%, Liquid Chlorine Solution, Liquid Bleach, Sodium Hypochlorite, Chlorine Bleach. Listed Strengths: 10.5%, 12.5% and 15% CAS Number: 7681-52-9 Date MSDS Revised: May 2010 (previous revision 11/08) Product Use: swimming pool chlorinator, water treatment chemical, hard surface cleaner and other disinfectant and sanitizer uses, see product label for all approved uses & instructions NSF Approval: Yes. Certified to NSF/ANSI Standard 60. Maximum use in Potable Water is 84 mg/L for 12.5% bleach and 100 mg/L for 10.5% bleach. NSF Non-Food Compounds Approval: Yes SECTION 2 HAZARD INGREDIENTS/IDENTITY INFORMATION

Hazardous Ingredient(s): % (w/w) as Sodium Hypochlorite : 10.5-15% Exposure Standards: None established for Sodium Hypochlorite, as Chlorine exposure standards are: PEL (OSHA): 1 ppm as Cl2 STEL (OSHA): 3 ppm as Cl2 TLV (ACGIH): 0.5 ppm as Cl2 TWA (ACGIH): 0.5 ppm as Cl2 WEEL (AIHA): 2 mg/m3, 15 minute TWA as Cl2 STEL (ACGIH): 1 ppm as Cl2 Emergency Overview: Causes serious eye damage. Causes burns to the skin and damage to the respiratory system. Do not breathe mist, vapors, or spray. Wash thoroughly after handling with soap and water. Wear appropriate personal protective equipment. SECTION 3 PHYSICAL/CHEMICAPHYSICAL/CHEMICALL CHARACTERISTICS Alternate Name(s): Bleach Chemical Name: Sodium Hypochlorite Molecular Formula: Na-O-Cl Form: Liquid Appearance: Water clear to a slight greenish-yellow, or light yellow aqueous solution Odor: Characteristic bleach odor pH: 11-14, dependent upon % weight as Sodium Hypochlorite Vapor Pressure: Not available Vapor Density (Air=1): Not available Boiling Point: Approximately 230º F (110º C) Freezing Point: 14 F(8% w/w Cl2 solution), 7 F(10% w/w Cl2 solution), -3 F (12% w/w Cl2 solution) Solubility (Water): Completely miscible Density: 9.69 lbs – 10.43 lbs per gallon, dependent upon % weight of Sodium Hypochlorite Evaporation Rate: Not Available Specific Gravity: 1.16 – 1.25, dependent upon % weight of Sodium Hypochlorite Molecular Weight: 74.5 g/mol SECTION 4 STABILITY & REACTIVITY DATA Chemical Stability Stable __X__ Unstable _____

Incompatibility (Conditions to Avoid): Stability decreases with heat and light exposure. Incompatibility (Materials to Avoid): May react violently with strong acids. Other incompatibles include strong caustics, ammonia, urea, reducing agents, organics, ether and oxidizable materials. Reaction with metals (nickel, iron, cobalt and copper) may produce oxygen gas, which supports combustion. May react with organohalogen compounds to form spontaneously combustible compounds. May react explosively with nitro- and chloro-organic compounds as well as acids and reducing agents. Acidification liberates chlorine gas. Hazardous Decomposition or Byproducts: Chlorine gas. Decomposes with heat (decomposition rate increases as it is headed) and reacts with acids. Hazardous gases/vapors produced are hypochlorous acid, chlorine and hydrochloric acid. Composition depends upon temperature and decrease in pH. Additional decomposition products, which depend on pH, temperature and time, are sodium chloride and chlorate, and oxygen. No Mechanical Shock or Impact No Static Discharge Oxidizer: No if < or = 12.5% by weight Hazardous Polymerization May Occur _____ Will Not Occur __X__ Note: Sodium Hypochlorite reacts violently with amines and ammonium salts. Solutions are reactive with common cleaning products such as toilet bowl cleaners, rust removers, vinegar, acids, organics and ammonia products to produce hazardous gases such as chlorine and other chlorinated species. SECTION 5 POTENTIAL HEALTH EFFECTS AND FIRST AID INFORMATION GENERAL: May cause immediate pain. Exposure to the skin may cause sensitization or other allergic responses. If the eye is not irrigated immediately after it has been exposed permanent eye damage may occur. Strict adherence to first aid measures following any exposure is essential. ROUTE(S) OF ENTRY AND POTENTIAL EMERGENCY & FIRST AIDE PROCEDURES HEALTH EFFECTS INHALATION: Strong irritating to mucous If inhaled, move expose person to fresh air. If person is not membranes in the nose, throat and respiratory tract. breathing, call 911 or an ambulance, then give artificial respiration, Prolonged contact can cause chronic irritation, preferably mouth-to-mouth if possible. If breathing is difficult, have pulmonary edema and central nervous system trained person administer oxygen. Call a poison control center or depression. Repeated inhalation exposure may medical physician for further treatment advice. Have the product cause impairment of lung function and permanent label or MSDS with you when calling or going for medical treatment. lung damage. SKIN CONTACT: Prolonged and repeated exposure If on skin or clothing, take off all contaminated clothing and rinse to dilute solutions often causes irritation, redness, skin immediately with plenty of water for 15-20 minutes. If irritation pain and drying and cracking of the skin. Human persists, repeat flushing. Do not transport victim unless the evidence has indicated that an ingredient in this recommended irrigation period is completed unless flushing can be product can cause skin sensitization. Depending continued during transport. Call a poison control center or medical upon the concentration and how soon after exposure physician for treatment advice. Have the product label or MSDS with the skin is washed with water, skin contact may you when calling or going for medical treatment. cause burns and tissue destruction. EYE CONTACT: Strongly irritating to eyes. If in eyes, hold eye open and rinse slowly and gently with plenty of Exposure to vapor can cause tearing, conjunctivitis water for 15-20 minutes. Remove contact lenses, if present, after the and burning of the eyes. Eye contact may cause a first 5 minutes, then continue rinsing eye for 10-15 minutes. Do not corneal injury. The severity of the effects depends transport victim until the recommended flushing period is completed on the concentration and how soon after exposure unless irrigation can be continued during transport. Call a poison the eyes are washed with water. In severe exposure control center or medical physician for further treatment advice. Have cases, glaucoma, cataracts and permanent the product label and/or MSDS with you when calling or going to blindness may occur. medical treatment.

INGESTION: Corrosive. Can cause severe corrosion If swallowed, call poison control center or medical physician of and damage to the gastrointestinal tract (including immediately for treatment advice. Have the product label or MSDS mouth, throat, and esophagus). Exposure is with you when calling or going for medical treatment. Have exposed characterized by nausea, vomiting, abdominal pain, person sip a glass of water if able to swallow, and dilute immediately diarrhea, bleeding, and/or tissue ulceration. by giving milk, melted ice cream, starch paste or antacids such as milk of magnesia. Avoid sodium bicarbonate because of carbon dioxide release. DO NOT INDUCE VOMITING, LAVAGE OR ACIDIC ANTIDOTES unless told to do so by poison control center or medical physician. DO NOT give anything by mouth to an unconscious person. If spontaneous vomiting occurs, have victim lean forward with head down to avoid breathing in of vomitus, rinse mouth and administer more water. NOTE TO PHYSICIAN(S): Pre-existing medical conditions may be aggravated by exposures affecting target organs. There are no known chronic effects. Probable mucosal damage may contraindicate the use of gastric lavage. In addition to the alkalinity of this product, the continued generation of chlorine gas after ingestion can damage further the stomach mucous, depending on the amount ingested. Consideration may be given to removal of the product from the stomach, taking care to avoid perforation of esophagus or stomach. An ounce of 1% sodium thiosulfate or milk of magnesia is helpful. SECTION 6 TOXICOLOGICAL DATA ANIMAL DATA: Inhale LC50 – no data; Acute Dermal LD50 - 10,000 mg/kg in rabbits; Acute Oral LD50 - 8200 mg/kg in rats SUMMARY: The concentrated solution is corrosive to skin, and a 5% solution is a severe eye irritant. Solutions containing more than 5% available chlorine is classified by DOT corrosive (please see section 10 of this MSDS). Carefully controlled sensitization studies on animals have not resulted in any reproductive positive findings. Standard sensitization patch tests in healthy human volunteers show no potential to induce contact sensitization. In tests using rats and mice, there was no evidence of carcinogenicity. CARCINOGENICITY: None of the components present in this material at concentrations equal to or greater than 0.1% are listed by IARC, NTP, OSHA or ACGIH as carcinogen or potential carcinogen. 2 MUTAGENICITY: Sodium Hypochlorite has tested positive in in-vitro test systems and negative in in-vivo test systems. These results are consistent with other germicides. SECTION 777 ECOLOGICAL INFORMATION The toxicity and corrosivity of this product is a function of concentration and the concentration’s pH. Freshwater Fish Toxicity: LC50 clupea harengus 0.033 - 0.097 mg//l/96 hr, flow through bioassay (pH: 8) LC50 cymatogaster aggregata 0.045 - 0.098 mg/l/96 hr, flow through bioassay (pH: 8) LC50 gasterosteus aculeatus 0.141 - 0.193 mg/l/96 hr, flow through bioassay (pH: 8) LC50 oncorhynchus gorbuscha 0.023 - 0.052 mg/l/96 hr, flow through bioassay (pH: 8) LC50 oncorhynchus kisutch 0.026 - 0.038 mg/l/96 hr, flow through bioassay (pH: 8) LC50 parophrys vetulus 0.044 - 0.144 mg/l/96 hr, flow through bioassay (pH: 8) LC50 pimephales promelas 0.22 - 0.62 mg/l/96 hr, flow through bioassay (pH: 7) Invertebrate Toxicity: EC50 ceriodaphnia sp. 0.006 mg/l/24 hr EC50 daphnia magna 0.07 - 0.7 mg/l/24 hr EC50 daphnia magna 2.1mg/l/96 hr EC50 gammarus fasciatus 4 mg/l/96 hr EC50 nitocra spinipes 40 mg/l/96 hr EC50 palaemonetes pugio 52 mg/l/96 hr Other Toxicity: Algae: ErC50 dunaliella sp. 0.6 mg/l/24 hr ErC50 dunaliella tertiolecta 0.11 mg/l/24 hr ErC50 skeletonema costatum 0.095 mg/l/24 hr FATE AND TRANSPORT: Biodegradation: this material is inorganic and not subject to biodegradation. Persistence: this material is believed not to persist in the environment. Bioconcentration: this material is not expected to bioconcentrate in organisms. ENVIRONMENTAL EFFECTS: Do not contaminate domestic or irrigation water supplies, lakes, streams, ponds, or rivers. May be an aesthetic nuisance due to color. Mammals and birds, exposed wildlife would be subject to skin irritation and burns due to the corrosive nature of this material. SECTION 8 FIRE AND EXPLOSION HAZARD DATA Flash Point: This product does not flash Flammable Limits (Lower): Not Applicable Flammable Limits (Upper): Not Applicable Auto Ignition Temperature: Not Applicable Decomposition Temperature: Not Applicable Rate of Burning: Not Available Explosive Power: Not Available Sensitivity to Mechanical Impact: Not Sensitivity to Static Discharge: expected to be sensitive to mechanical Not expected to be sensitive to impact static discharge Fire and Explosion Hazards: This material is non- Extinguishing Media: Use agents appropriate for flammable but is decomposed by heat and light, causing a surrounding fire. Foam, dry chemical, carbon dioxide, water pressure build-up which could result in an explosion. fog or spray. If leak or spill has not ignited, use water spray When heated, it may release chlorine gas or hydrochloric to disperse the vapors and to protect persons attempting to acid. Vigorous reaction with oxidizable or organic stop the leak. materials may result in fire. Fire Fighting Procedures: Water spray should be used Fire Fighting Protective Equipment: Full protective to cool containers and may be used to knock down clothing, including a NIOSH approved self-contained escaping vapor. Remove storage vessels from the fire breathing apparatus, must be worn in a fire involving this zone. material. Toxic gas vapors are produced upon decomposition. SECTION 9 DISPOSAL CONSIDERATIONS Treatment, storage, transportation, and disposal must be in accordance with applicable Federal, State, and Local regulations. Do not burn. Do not flush to surface water or sanitary sewer system. If pH of material is equal to or greater than a 12.5, the material becomes a waste, it will meet the RCRA hazardous waste definition, classified D002, corrosive. SECTION 10 TRANSPORT INFORMATION U.S. DOT Shipping Name: Hypochlorite Solutions (Sodium Hypochlorite) U.S. DOT UN Number: UN1791 U.S. DOT Hazard Class: 8 U.S. DOT Packing Group: III U.S. DOT Marine Pollutant: No U.S. DOT Hazardous Substance: Yes, RQ 100 pounds (Sodium Hypochlorite) U.S. DOT Required Label: Corrosive (see column 6, 49 CFR §172.101) U.S. DOT Packaging Exception: Yes, if package meets the criteria of a limited quantity or consumer commodity as defined by 49 CFR §171.8, §173.144 and .154, and §172.312 and .316 N. AMERICAN EMERGENCY GUIDE PAGE NUMBER: 154 3 SECTION 11 PRECAUTIONS FOR SAFE HANDLING AND STORAGE PRECAUTIONS TO BE TAKEN IN HANDLING AND STORING: Take all precautions to avoid personal contact. Keep container closed except when transferring material. Locate safety shower and eyewash station close to chemical handling area. Use normal good industrial hygiene and housekeeping practices, wash thoroughly after handling. Store in a cool, dry, well-ventilated area, away from incompatibles (minimum distance of 20-25 feet per NFPA Code 1) and direct sunlight. Keep container properly labeled at all times. Vented containers must be used and must be kept closed when not being used. Long-term storage is impossible without decomposition. Only use containers made from tinted glass, polyethylene & FRP. PROCESS HAZARDS: Not Available STORAGE TEMPERATURE: Store containers below 29°C and above freezing point. Do not expose sealed containers above 40°C. Try to store in the dark at the lowest possible temperature, but keep from freezing, to slow-down decomposition. SECTION 12 EXPOSURE CONTROLS/PERSONAL PROTECTION ENGINEERING CONTROLS: Full handling precautions should be taken at all times. Provide good room ventilation plus local exhaust at points of emission and low level floor exhaust in immediate handling area. Where engineering controls are not feasible, use adequate local exhaust ventilation wherever mist, spray or vapor may be generated. PERSONAL PROTECTIVE EQUIPMENT: Eye: Use chemical safety goggles when there is potential for contact (splashing), faceshield recommended – ANSI Z87.1 Skin: Gloves and protective clothing (apron, boots, and bodysuits) made from butyl-rubber, vinyl, neoprene, Viton, Saranex or PVC. Standard work clothing closed at the neck and wrist while wearing impervious equipment. Respiratory (Specify Type): A NIOSH/MSHA approved air purifying respirator with an acid gas cartridge or canister may be permissible under circumstances where airborne concentrations are expected to exceed exposure limits. Protection provided by air purifying respirators is limited. Use a positive pressure air supplied respirator if there is potential for uncontrolled releases, exposure levels are not known or other circumstances where air purifying respirators may not provide adequate protection. Other: Eyewash, shower station (ANSI Z358.1) must be provided within the immediate (less than 100 feet) work area. SECTION 13 ACCIDENACCIDENTALTAL RELEASE MEASURES Restrict access to affected area and try to prevent the material from entering drains or water courses. Prevent further leakage or spillage if safe to do so. Ventilate enclosed area. Collect product for recovery or disposal. For release to land, contain discharge by constructing dikes or applying inert absorbent; for release to water, utilize damming and/or water diversion to reduce the spread of contamination; and, for release to air, vapors may be suppressed by the use of a water fog. Collect contaminated soil and water, and absorbent for disposal. Notify applicable government authority if release is reportable or could adversely affect the environment. Please follow all Local, State and Federal Laws for clean-up and disposal of all contaminated material. Deactivating Chemicals: Sodium Sulfite, Sodium Thiosulfate and Sodium Bisulfite. SECTION 14 REGULATORY INFORMATION OSHA CLASSIFICATION, 29 CFR §1900-1910: Physical Hazards: Reactivity Health Hazards: Acute Health Hazard, Corrosive CERCLA AND SARA REGULATIONS, 40 CFR §300-373: Reportable Quantity = 100 lb. CERCLA Hazardous Material: Yes SARA Extremely Hazardous Substance: No SARA Toxic Chemical: No CA Prop 65: Not Listed TSCA Inventory Status: All components are listed or exempt TSCA 12(b): This product is not subject to export notification FDA 21 CFR 178.1010: Yes, Approved as Sanitizer NSF Whitebook (former USDA Approval) Listing: Aqua Guard Chlorinating Sanitizer 10.5% - 3D, B1, B2, D1, D2, G4, G7, GX, Q4, Aqua Guard Bleach 12.5% - 3D, B1, B2, D1, D2, G4, GX, Q4 EPA “CLEAN AIR ACT”: This product does not contain nor is it manufactured with ozone depleting substances. It is not defined as a Hazardous Air Pollutant per 40 CFR 112. EPA Pesticide: The 10.5% &12.5% Aqua Guard Chlorinating Sanitizer and Aqua Guard Bleach products are registered with the U.S. EPA as a pesticide, as required under the Federal Insecticide, Fungicide and Rodenticide Act (FIFRA). NPCA-HMIS RATING: HEALTH: 3 FLAMMABILITY: 0 REACTIVITY: 1 NFPA 704 RATING: HEALTH: 2 FLAMMABILITY: 0 REACTIVITY: 1 SPECIAL HAZARD: COR SECTION 15 REFERENCES Suppliers’ Material Safety Data Sheets, EPA Labeling Requirements, Olin and OxyChem Sodium Hypochlorite Handbook, and Chlorine Institute Sodium Hypochlorite Pamphlet #96 This information contained herein, while not guaranteed, is offered only as a guide to the handling of this specific material and has been prepared in good faith by product knowledgeable personnel. This information is not intended to be all-inclusive as to the manner and conditions of use, handling and storage. Other factors may involve other or additional safety or performance considerations. Though Allied Universal Corporation is happy to respond to questions regarding safe handling of Allied’s products, safe handling and use remains the responsibility of the product’s consumers and/or customers. No warranty of merchantability or fitness for purpose, or any other kind, express or implied, is made regarding performance, stability or otherwise. Allied Universal Corp. will not be liable for any damages, losses, injuries or consequential damages that may result from the use of or reliance on any information contained herein. No suggestions for use are intended as, and nothing herein shall be construed as a recommendation to infringe any existing patents or violate any federal, state or local laws, rules, regulations or ordinances.

4 CITY OF TAMPA WASTEWATER DEPARTMENT

MEMORANDUM

MEMORANDUM

Date: April 28, 2016

To: LaChone Dock, Urban Planner I, Planning and Development Department

Through: Brian D. Pickard, P.E., Chief Planning Engineer, Water Department

From: Brett E. Warner, E.I., Planning Engineer II, Water Department

Subject: CPA 16-02 Water Department Response

The City of Tampa Water Department (TWD) has reviewed the subject Comprehensive Plan Amendment request.

The associated properties are within the TWD service area and can be supplied with potable water from TWD’s permitted source and / or Tampa Bay Water.

Should the property owner require new water service or a revision to existing water service the owner will be responsible for all applicable costs and fees for such service including but not limited to installing new infrastructure and / or upsizing existing infrastructure as necessary to comply with TWD standards. Additionally the owner may be required to provide easements and / or grassed areas (free of structures, overhangs, walls, fencing, foundations, paving, above and / or below ground utilities, dumpsters, retention ponds, trees, excessive vegetation, hardscaping, etc.) for water utility infrastructure. The specific footprint needs, fees and / or costs are determined upon the owner applying for water service and depend on the owner’s specific needs identified in the application. Please encourage property owners to contact TWD’s planning section as early as possible during site plan preparation to ensure sufficient footprint is allocated for these needs. Fire hydrant flow data is available by contacting Fran D’Antoni at fran.d’[email protected].

The properties are currently fronted by a 12” Ductile Iron potable water main and 8” Cast Iron water main. The owner may be required to pay for the upgrade of these potable water mains to meet anticipated demands.

Downtown and South Tampa CIAC fees will apply to the subject property.

Please do not hesitate to contact me at [email protected] should you have any questions or concerns.

MEMORANDUM

To: Tony LaColla, AICP

From: Amber K. Wheeler, AICP Department Manager, Planning & Siting

Date: March 8, 2016

Re: City of Tampa TPA/CPA 16-02: Rattlesnake Point Text Amendment

x The District has no comment

The District has no objections.

The District has no objections, subject to listed or attached conditions

The District objects, based on the listed or attached issues.

The proposed amendment does not appear to have any additional impact on potential school enrollment.

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: Mr. Tony LaColla, AICP Principal Planner Hillsborough County City-County Planning Commission

FROM: Linda Walker, Planner II Hillsborough Area Regional Transit Authority (HART)

DATE: March 28, 2016

RE: TA/CPA 16-02 Text Amendment Pertaining to Land Use Policies for Rattlesnake Point Future Redevelopment

HART has reviewed the proposed text amendment to the City of Tampa Comprehensive Plan pertaining to the objectives and policies for the redevelopment of the Rattlesnake Point. HART is submitting comments on the proposed Policy 20.8.4 that makes a provision for the City to review timing of the development’s mitigation of transportation impact and Policy 20.8.6-contribution to mass transit and other multi-modal solutions.

Existing Service HART provides local service to this area on Route 19 (Port Tampa) and Hurricane Emergency Evacuation Route “E”. The bus stops are located along Westshore Boulevard. The transit stops for Route “E” are registered in the State of Florida emergency database. Route 19 travels to Marion Transit Center, Tampa General Hospital, and the Britton Plaza Transfer Center providing connection to 27 routes including routes travelling to Pinellas County and Pasco County.

The Pinellas Suncoast Transit Authority (PSTA) operates Route 100X (St. Petersburg Gateway Mall to Downtown Tampa Marion Transit Center via Britton Plaza Transfer Center), with transit stops along Gandy Boulevard. Route 100X connects to 28 HART routes. Passengers can utilize the “Passport” (Inter- county HART and PSTA pass). The “Passport” provides unlimited travel on PSTA and HART routes.

Recommended Capital Investment for Enhanced Transit Connection HART concurs with the proposed Policy 20.8.4 to review the timing of the development’s mitigation of transportation impact. The future land uses that are proposed may create the need to provide safe, alternative pedestrian connections on Tyson Avenue that will not conflict with vehicle travel. The pedestrian path will provide future residents with an enhanced connection to HART bus stops and Hillsborough County Schools’ bus stops that are located on Westshore Boulevard. Other transportation mitigation for residential uses might include bus turnaround on Tyson Avenue to allow school buses to travel on Tyson Avenue to pick-up students.

HART concurs with 20.8.6 on the efforts to provide contributions for mass transit. However, HART’s Transit Development Plan only identifies the need for improving the frequency on Route 19. There is no funding available for rapid transit, a ferry or commuter rail.

Attachment B

EXISTING ADOPTED COMPREHENSIVE PLAN LANGUAGE

Tampa: CPA 16-02 Text Amendment Pertaining to Rattlesnake Point Page 17 of 28 Planning Commission Staff Report

CITY OF TAMPA

2016 RATTLESNAKE POINT TEXT AMENDMENT

CURRENTLY ADOPTED COMPREHENSIVE PLAN POLICIES CHAPTER 3

Policy 20.5.3: Develop regulations to encourage public access corridors to the water’s edge where the street grid does not provide public access within rea- sonable intervals; people-oriented uses at the ground level; and aes- thetic treatment of rooftops and terraces.

Waterfront Districts

Objective 20.6: The redevelopment of established waterfront districts shall be encour- aged through the use of such things as, but not limited to strategic planning and implementation studies, incentives, regulatory tech- niques and overlay districts.

Policy 20.6.1: Non-industrial uses within the waterfront land use areas adjacent to Tampa Bay will be encouraged to have water orientation that is ac- cessible to the public and interconnected with adjacent non-industrial land uses where feasible.

Objective 20.7: Promote the redevelopment of the and the Ybor Channel area.

Policy 20.7.1: Encourage transit oriented development on properties adjacent to the TECOLine Streetcar System and located within the Streetcar System’s Special Assessment District.

Rattlesnake Point

Objective 20.8: Encourage the transition of the Rattlesnake Point aterfrontW Area from its current heavy industrial and light industrial use to a residential/ commercial mixed-use waterfront community in a safe and fair man- ner. The Rattlesnake Point Waterfront Area is that area located west of Westshore Boulevard on Tyson Avenue, as shown here.

Policy 20.8.1: Protect any future residential and commercial users from the hazard- ous or toxic heavy industrial uses along Tyson Avenue, the only exit from the peninsula comprising the Rattlesnake Point Waterfront Area, by not allowing any residential uses until the hazardous or toxic heavy industrial uses are permanently relocated (except for Federal govern- ment uses) from the Rattlesnake Point Waterfront Area.

Policy 20.8.2: The City of Tampa will complete an area-wide transition plan (“Transi- tion Plan”) for the Rattlesnake Point Waterfront Area. The Transition

LIVABILITY. PROSPERITY. RESPECT. RESILIENCE. 121 CHAPTER 3 Plan will identify a vision, strategy, appropriate land mix, densities/ intensities, parks and open space opportunities, requirements for wa- terfront access and any other measures to facilitate the orderly transi- tion of the area to a mixed-use residential/commercial waterfront de- velopment community. The City will provide an opportunity for all property owners within the Rat- tlesnake Point Waterfront Area to participate in the development of the Transition Plan.

Policy 20.8.3: Permit existing industrial uses on lands designated CMU - 35 suffi- cient time and opportunity to relocate by allowing those industrial uses to be deemed legally conforming.

Policy 20.8.4: Notwithstanding policy 6 of this section, no new heavy industrial uses or expansions of currently existing heavy industrial uses shall be per- mitted on property designated CMU – 35 within the Rattlesnake Point Waterfront Area unless allowed pursuant to land development regula- tions enacted pursuant to policy 6 or approval of an enforceable devel- opment agreement pursuant to policy 7 of this section. This policy shall not apply to existing lawful uses on property within the Rattlesnake Point Waterfront Area which is designated Industrial General (IG) or Industrial Heavy (IH) zoning. Policy 20.8.5: For property within the Rattlesnake Point Waterfront Area which is des- ignated CMU-35, allow uses permitted in the Industrial General (IG) zoning district on property that is currently industrial zoned until such time as the parcel is rezoned for residential use. This policy shall not affect the existing lawful uses of other property within the Rattlesnake Point Waterfront Area which is designated Industrial General (IG) or Industrial Heavy (IH) zoning.

Policy 20.8.6: Amend land development regulations to include criteria for reviewing/ approving requests for rezonings that propose collocation of light in- dustrial and residential/commercial uses once all heavy industrial uses have been permanently relocated from the Rattlesnake Point Waterfront Area. Such criteria shall include requirements for a site plan rezoning and shall require a development agreement that addresses the timing of development to meet the requirements of policy 1 of this section, mitigation of transportation impacts, and other issues deemed neces-

LIVABILITY. PROSPERITY. RESPECT. RESILIENCE. 122 CHAPTER 3

sary or appropriate by the City. Co-location of industrial uses and resi- dential/commercial is allowed only during the transition period that is established pursuant to a site plan rezoning and attendant development agreement. Otherwise, upon site plan rezoning a parcel to a residential use, industrial uses shall not be allowed as permitted uses or special uses on that parcel.

Policy 20.8.7: Until such time as the City adopts regulations as provided in policy 6 of this section, no rezoning application on property designated CMU- 35 will be approved unless the property owner and the City enter into a development agreement that: (a) provides for timing of development that accomplishes the objectives of policy 1 above; (b) provides for the mitigation of related impacts consistent with applicable law; and (c) provides for the consideration of reasonable public access to the water- front. If the rezoning is to a district which would allow residential or commercial uses, the site plan and/or development agreement shall re- quire that heavy industrial uses no longer exist in the Rattlesnake Point Waterfront Area (except for Federal government uses) prior to issuance of a building permit. If a specific and detailed enforceable transition plan is adequately provided for in a development agreement sufficient to assure permanent elimination of the risk of heavy industrial hazard- ous uses prior to occupancy then such permanent relocation may be required prior to the issuance of a certificate of occupancy rather than a building permit.

Policy 20.8.8: Notwithstanding if Rattlesnake Point Waterfront Area is located in a Transportation Concurrency Exception Area, any and all rezonings and/ or development agreements shall also address the mitigation of trans- portation impacts in a manner consistent with the comprehensive plan and all applicable land development regulations. Such mitigation will be separate from the payment of transportation impact fees, but shall be eligible for impact fee credit as and if provided for in City of Tampa Code of Ordinances. The City may allow transportation impacts to be mitigated by way of contribution to mass transit or other multimodal solutions, if permitted by applicable law.

Policy 20.8.9: Residential development within the Rattlesnake Point Waterfront Area shall be required to mitigate its impact on hurricane shelter space.

Policy 20.8.10: Except as otherwise permitted by land development regulations enact- ed pursuant to policy 6 of this section or an enforceable development

LIVABILITY. PROSPERITY. RESPECT. RESILIENCE. 123 CHAPTER 3 agreement approved pursuant to policy 7, no building permits shall be issued for residential uses on property designated CMU-35 in the Rattlesnake Point Waterfront Area until heavy industrial uses (except for Federal government uses) permanently cease operations within the Rattlesnake Point Waterfront Area, as provided in policy 1 above.

Public Land

Goal 21: The Public Realm: A Celebration of Our Identity As An Inter-connected, Engaging and Safe Public Environment.

Objective 21.1: Provide governmental services, institutional, educational, cultural, and social, facilities that are located and designed to complement Tampa’s neighborhoods, centers, and corridors.

Policy 21.1.1: The City shall create vibrant public places in Tampa’s neighborhoods, business centers, urban villages, transit stations and mixed use corri- dors that serve as gathering places.

Policy 21.1.2: The City shall seek to ensure that schools, government administrative and operational facilities, fire stations and police facilities, schools, cul- tural facilities, museums, hospitals are located throughout the City to provide places that serve the varied needs of the community, provide for community meeting places, and provide community and neighbor- hood landmark buildings and places.

Policy 21.1.3: The City shall lead by example, demonstrating design excellence in City projects, including buildings, parks, public rights-of-way, and City-sub- sidized redevelopment projects.

Policy 21.1.4: The City shall ensure that the City-owned public buildings, sites, and infrastructure are designed to be compatible in scale, mass, character, and architecture with the district or neighborhood in which they are located. Policy 21.1.5: The City shall promote the incorpora- tion of public art in the design of the public realm to: ƒƒ Add visual variety and richness; ƒƒ Delight, surprise, amuse, and inspire; ƒƒ Educate and inform;

LIVABILITY. PROSPERITY. RESPECT. RESILIENCE. 124

Attachment C

PROPOSED COMPREHENSIVE PLAN LANGUAGE

Tampa: CPA 16-02 Text Amendment Pertaining to Rattlesnake Point Page 23 of 28 Planning Commission Staff Report