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  • EXECUTIVESUMMARYMeetingDate: December9,2013AgendaItem: HillsboroughCounty:CPA1303FutureLandUseElement TextChangePresenter: MarcieStenmark,ext.364ActionNecessary: YesSUMMARY:ThisisapubliclyinitiatedtextamendmenttotheFutureofHillsboroughComprehensivePlanforUnincorporatedHillsboroughCounty regarding the locationof future residential showbusinessuses.ResidentialshowbusinessuseshavebeenpredominantlyapprovedwithintheGibsontoncommunity. In2011,anapplicationwas filed torequestresidentialshowbusinessusesforoverthirtypropertieswithintheTropicalAcrescommunity,duetocodeenforcementcitations.Thisapplicationdemonstratedaneed forgreaterpolicydirectionregardingthelocationofshowbusinessuses.Therezoningapplicationwaswithdrawn.Overthepastfewyears,communitymeetingswereheldtogainfeedbackregardingthisissue.Severalissueswereidentifiedassummarizedbelow: ManypropertiesinTropicalAcreshavelongstandingresidentialshowbusinessuses Many property owners in Tropical Acres and other communities are concerned

    regardingthepotentialexpansionofshowbusinessusesintheirneighborhood Approvedresidentialshowbusinesszoningandoverlaysarepredominantly located

    inGibsonton Gibsonton has becomemore suburbanized since the introduction of show business

    uses in the 1970s and several residential subdivisions have been approved in thiscommunityinrecentyears.

    Planning Commission and Development Services staff reviewed these issues andpresentedatwopartapproachtothecommunity.ThefirststepwasaLandDevelopmentCodeamendmentthatwasapprovedbytheBoardofCountyCommissionersaspartofthe firstroundof2013. This textamendmentallowed fora limitedduration legalnonconforming review for limited show business uses and clarified locational criteria forfutureshowbusinessuses.ThesecondstepistheproposedplanamendmentdirectfutureresidentialshowbusinessusesinUnincorporatedHillsboroughCountywithintheGibsontoncommunity,asshown

    Hillsborough County City-County Planning Commission 601 E Kennedy Blvd., 18th floor, Tampa, Florida, 33601 813-272-5940theplanningcommission.org

  • ontheproposedmap.Inaddition,theproposedpolicyrecognizesthesuburbanizationofGibsonton and the need for future study to identify potential additional areaswhereshowbusinessusescanbelocated.RECOMMENDATION:StaffrecommendsthatthePlanningCommissionapprovetheattachedresolutionfindingtheamendmentCPA1303CONSISTENTwiththegoals,objectives,andpoliciesoftheFutureofHillsboroughComprehensivePlanandrecommendsAPPROVAL to theBoardofCountyCommissioners.Attachments:ResolutionandAmendmentStaffReport

  • RESOLUTION Item: CPA1303FutureLandUseElementTextChangeResidentialShowBusinessPolicyRevisionstoPolicy17.2relatedtothelocationofresidentialshowbusinessuses.

    AYE NAY ABSENT DATE: December9,2013

    Derek L. Doughty, P.E.

    Chair Mitch Thrower

    Vice-Chair Bowen A. Arnold

    Member-At-Large Derek L. Doughty, P.E., Chair

    Stephanie A. Agliano Stephen L. Benson, AICP

    Theodore Trent Green, R.A. Brian P. Hollands

    Gary Pike Jacqueline S. Wilds

    Ray Young Ramond A. Chiaramonte, AICP, Executive Director

    Ramond A. Chiaramonte, AICP Executive Director

    On motion of _____ __________ Seconded by _ ______________

    The following resolution was adopted:

    WHEREAS, the Hillsborough County CityCounty Planning Commission, hasdevelopeda longrangecomprehensiveplan forunincorporatedHillsboroughCountyentitledtheFutureofHillsborough,pursuanttotheprovisionsofChapter97351,LawsofFlorida;and

    WHEREAS, the Board of County Commissioners of Hillsborough County has

    adopted the Future of Hillsborough as the comprehensive plan for unincorporatedHillsboroughCountybyOrdinance8928,asamended;and

    WHEREAS, theHillsboroughCountyCityCounty PlanningCommission staff has

    initiatedaplanamendmentregardingthelocationofresidentialshowbusinessuses;

    WHEREAS, theHillsboroughCountyCityCountyPlanningCommissionreviewedtheproposedtextamendmentandfoundittobeconsistentwiththefollowingObjectivesandPoliciesoftheFutureofHillsboroughComprehensivePlanasdescribedintheattachedstaffreport:

    Hillsborough County City-County Planning Commission 601 E Kennedy Blvd., 18th floor, Tampa, Florida, 33601 813-272-5940 www.planhillsborough.org

  • RESOLUTION PAGE 2 CPA1303December9,2013FutureLandUseElementPolicy1.4:Compatibility is defined as the characteristics of different uses or activities or designwhichallow them tobe locatednearoradjacent to eachother inharmony.Some elementsaffectingcompatibility include the following: height, scale,mass and bulk of structures, pedestrian orvehiculartraffic,circulation,accessandparkingimpacts,landscaping,lighting,noise,odorandarchitecture.Compatibilitydoesnotmeanthesameas.Rather, itreferstothesensitivityofdevelopmentproposalsinmaintainingthecharacterofexistingdevelopment.

    Neighborhood/CommunityDevelopmentObjective16:NeighborhoodProtectionTheneighborhoodisthefunctionalunitofcommunitydevelopment. There isaneed toprotectexisting,neighborhoodsandcommunitiesand those thatwill emerge in the future. To preserve and protect neighborhoods and communities, all newdevelopmentmustconformtothefollowingpolicies.Policy16.1:Established and planned neighborhoods and communities shall be protected by restrictingincompatiblelandusesthroughmechanismssuchas:

    a) locationalcriteriafortheplacementofnonresidentialusesasidentifiedinthisPlan,b) limitingcommercialdevelopmentinresidentiallandusecategoriestoneighborhoodscale;

    c) requiringbufferareasandscreeningdevicesbetweenunlikelanduses;

    Policy16.2:Gradual transitions of intensities between different land uses shall be provided for as newdevelopmentisproposedandapproved,throughtheuseofprofessionalsiteplanning,bufferingandscreeningtechniquesandcontrolofspecificlanduses.

    Policy16.3:Developmentandredevelopmentshallbeintegratedwiththeadjacentlandusesthrough:a) thecreationoflikeuses;orb) creationofcomplementaryuses;orc) mitigationofadverseimpacts;andd) transportation/pedestrianconnectionse)

  • RESOLUTION PAGE 3 CPA1303December9,2013LivableCommunitiesElementGibsontonCommunityPlanI.IntroductionTheGibsontonCommunityPlanarealiesinthesouthwestportionofunincorporatedHillsboroughCountyandiswithintheSouthShoreAreawideSystemsPlanboundary.TheGibsontonareaisestimated to be approximately 9,154 acres (14.3 sq.mi.), or 1.3% ofHillsboroughCounty.Theestimatedpopulation inFebruary2003was9,675,or less than1%ofHillsboroughCounty. By2025, the population is projected to reach 13,891, a 63% increase from 2000. Socially, it is areadily identifiablecommunity, featuringschools,services,and infrastructure;however, ithasnotowncenter.TheGibsontoncommunityisintransition,arapidlysuburbanizing,nolongerruralcommunity butwith some agricultural landscapes. Residents involved in show business in theform of touring carnivals are a unique segment of Gibsonton. The International IndependentShowmensAssociationheadquartersarelocatedinthearea.

    Goal 4b: Gibsonton and theCountywill take steps to ensure that sustainable agriculture andresidentialshowbusinesszonedareasareprotectedfromincompatibleadjacentdevelopment,andtoallowconversiontootherlandusesonlywhenthelandownerwishestoceasefarm,ranchorRSBoperations.

    NOW, THEREFORE, BE IT RESOLVED, that the Hillsborough County CityCountyPlanningCommissionfindstheproposedamendmentCPA1303CONSISTENTwiththeFuture of Hillsborough Comprehensive Plan and recommends to the Board of CountyCommissionersthattheamendmentbeAPPROVED.

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    PlanningCommissionPublicHearingDecember9,2013

    OctoberCycle2013StaffReport

    CPA1303FutureLandUseElementTextChangeResidentialShowBusinessPolicy Revisions to Policy 17.2 related to the location of residential showbusinessuses.I.PROPOSEDCOMPREHENSIVEPLANAMENDMENTA.DescriptionofRequestFor many years, the Future Land Use Element has included policy 17.2recognizing the special needs of residential show business residents. Showbusinessuses include thestorageandservicingofequipmentaswellasgroupquarters. Comprehensive Plan Amendment 1302 is a publiclyinitiated textamendment to Future Land Use Element (FLUE) Policy 17.2 related to thelocation of theResidential ShowBusinessuses. The adopted policydoes notprovidegeographicguidanceregardingshowbusinessuses.In2011,ashowbusinessoverlayapplicationwasfiledforfortypropertieswithinTropical Acres, due to code enforcement citations. This applicationdemonstratedaneedforgreaterpolicydirectionregardingthelocationofshowbusiness uses. The rezoning applicationwaswithdrawn in lieu of the LandDevelopmentCodeamendmenttoresolvethecodeenforcementissue.

    Over thepast few years,Development Services andPlanningCommission staffheldcommunitymeetingstounderstandtheissue.Severalissueswereidentifiedassummarizedbelow:

    Many properties in the Tropical Acres community have longstandingresidentialshowbusinessuses

    Many property owners in Tropical Acres and other communities areconcernedregardingthepotentialexpansionofshowbusinessuseswithintheirneighborhood

    Approved residential show business zoning and overlays arepredominantlyinGibsonton

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    PlanningCommissionandDevelopmentServicesstaffreviewedtheseissuesandpresented a twostep approach to the community. The first stepwas a LandDevelopment Code amendment that was approved by the Board of CountyCommissionersaspartofthefirstroundof2013.Thistextamendmentallowedforalimiteddurationlegalnonconformingadministrativeapprovalprocessforlimited show business uses and clarified locational criteria for future showbusinessuses.The second step is thisproposedplan amendmentdirecting future residentialshowbusinessuseswithintheGibsontoncommunity,asshownontheproposedmap. The proposed boundary includesmost of the approved show businesszoningandoverlaysinUnincorporatedHillsboroughCounty.OnNovember13,2013,theInternatio