EXECUTIVE SUMMARY
Meeting Date: December 9, 2013
Agenda Item: Hillsborough County: CPA 13‐03 Future Land Use Element
Text Change
Presenter: Marcie Stenmark, ext. 364
Action Necessary: Yes
SUMMARY:
This is a publicly initiated text amendment to the Future of Hillsborough Comprehensive Plan
for Unincorporated Hillsborough County regarding the location of future residential show
business uses. Residential show business uses have been predominantly approved within
the Gibsonton community. In 2011, an application was filed to request residential show
business uses for over thirty properties within the Tropical Acres community, due to code
enforcement citations. This application demonstrated a need for greater policy direction
regarding the location of show business uses. The rezoning application was withdrawn.
Over the past few years, community meetings were held to gain feedback regarding this
issue. Several issues were identified as summarized below:
Many properties in Tropical Acres have longstanding residential show business uses
Many property owners in Tropical Acres and other communities are concerned
regarding the potential expansion of show business uses in their neighborhood
Approved residential show business zoning and overlays are predominantly located
in Gibsonton
Gibsonton has become more suburbanized since the introduction of show business
uses in the 1970’s and several residential subdivisions have been approved in this
community in recent years.
Planning Commission and Development Services staff reviewed these issues and
presented a two part approach to the community. The first step was a Land Development
Code amendment that was approved by the Board of County Commissioners as part of
the first round of 2013. This text amendment allowed for a limited duration legal non‐
conforming review for limited show business uses and clarified locational criteria for
future show business uses.
The second step is the proposed plan amendment direct future residential show business
uses in Unincorporated Hillsborough County within the Gibsonton community, as shown
Hillsborough County City-County Planning Commission 601 E Kennedy Blvd., 18th floor, Tampa, Florida, 33601 ·813-272-5940·theplanningcommission.org
on the proposed map. In addition, the proposed policy recognizes the suburbanization of
Gibsonton and the need for future study to identify potential additional areas where
show business uses can be located.
RECOMMENDATION:
Staff recommends that the Planning Commission approve the attached resolution finding
the amendment CPA 13‐03 CONSISTENT with the goals, objectives, and policies of the
Future of Hillsborough Comprehensive Plan and recommends APPROVAL to the Board of
County Commissioners.
Attachments: Resolution and Amendment Staff Report
RESOLUTION Item: CPA 13‐03 Future Land Use Element Text Change –Residential Show Business Policy – Revisions to Policy 17.2 related
to the location of residential show business uses.
AYE NAY ABSENT DATE:
December 9, 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 City‐County Planning Commission, has
developed a long‐range comprehensive plan for unincorporated Hillsborough County
entitled the Future of Hillsborough, pursuant to the provisions of Chapter 97‐351, Laws of
Florida; and
WHEREAS, the Board of County Commissioners of Hillsborough County has
adopted the Future of Hillsborough as the comprehensive plan for unincorporated
Hillsborough County by Ordinance 89‐28, as amended; and
WHEREAS, the Hillsborough County City‐County Planning Commission staff has
initiated a plan amendment regarding the location of residential show business uses;
WHEREAS, the Hillsborough County City‐County Planning Commission reviewed
the proposed text amendment and found it to be consistent with the following Objectives
and Policies of the Future of Hillsborough Comprehensive Plan as described in the attached
staff report:
Hillsborough County City-County Planning Commission 601 E Kennedy Blvd., 18th floor, Tampa, Florida, 33601 ·813-272-5940· www.planhillsborough.org
RESOLUTION PAGE 2 CPA 13‐03
December 9, 2013
Future Land Use Element
Policy 1.4:
Compatibility is defined as the characteristics of different uses or activities or design which
allow them to be located near or adjacent to each other in harmony. Some elements affecting
compatibility include the following: height, scale, mass and bulk of structures, pedestrian or
vehicular traffic, circulation, access and parking impacts, landscaping, lighting, noise, odor and
architecture. Compatibility does not mean “the same as.” Rather, it refers to the sensitivity of
development proposals in maintaining the character of existing development.
Neighborhood/Community Development
Objective 16: Neighborhood Protection The neighborhood is the functional unit of community
development. There is a need to protect existing, neighborhoods and communities and those that
will emerge in the future. To preserve and protect neighborhoods and communities, all new
development must conform to the following policies.
Policy 16.1:
Established and planned neighborhoods and communities shall be protected by restricting
incompatible land uses through mechanisms such as:
a) locational criteria for the placement of non‐residential uses as identified in this Plan, b) limiting commercial development in residential land use categories to neighborhood scale;
c) requiring buffer areas and screening devices between unlike land uses;
Policy 16.2:
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.
Policy 16.3:
Development and redevelopment shall be integrated with the adjacent land uses through:
a) the creation of like uses; or b) creation of complementary uses; or c) mitigation of adverse impacts; and d) transportation/pedestrian connections e)
RESOLUTION PAGE 3 CPA 13‐03
December 9, 2013
Livable Communities Element – Gibsonton Community Plan
I. Introduction
The Gibsonton Community Plan area lies in the southwest portion of unincorporated Hillsborough
County and is within the “SouthShore Areawide Systems Plan” boundary. The Gibsonton area is
estimated to be approximately 9,154 acres (14.3 sq. mi.), or 1.3% of Hillsborough County. The
estimated population in February 2003 was 9,675, or less than 1% of Hillsborough County. By
2025, the population is projected to reach 13,891, a 63% increase from 2000. Socially, it is a
readily identifiable community, featuring schools, services, and infrastructure; however, it has no
town center. The Gibsonton community is in transition, a rapidly suburbanizing, no longer rural
community but with some agricultural landscapes. Residents involved in show business in the
form of touring carnivals are a unique segment of Gibsonton. The International Independent
Showmen’s Association headquarters are located in the area.
Goal 4b: Gibsonton and the County will take steps to ensure that sustainable agriculture and
residential show business‐zoned areas are protected from incompatible adjacent development, and to
allow conversion to other land uses only when the land owner wishes to cease farm, ranch or RSB
operations.
NOW, THEREFORE, BE IT RESOLVED, that the Hillsborough County City‐County
Planning Commission finds the proposed amendment CPA 13‐03 CONSISTENT with the
Future of Hillsborough Comprehensive Plan and recommends to the Board of County
Commissioners that the amendment be APPROVED.
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Planning Commission Public Hearing
December 9, 2013
October Cycle 2013
Staff Report
CPA 13‐03 Future Land Use Element Text Change – Residential Show Business
Policy – Revisions to Policy 17.2 related to the location of residential show
business uses.
I. PROPOSED COMPREHENSIVE PLAN AMENDMENT
A. Description of Request
For many years, the Future Land Use Element has included policy 17.2
recognizing the special needs of residential show business residents. Show
business uses include the storage and servicing of equipment as well as group
quarters. Comprehensive Plan Amendment 13‐02 is a publicly‐initiated text
amendment to Future Land Use Element (FLUE) Policy 17.2 related to the
location of the Residential Show Business uses. The adopted policy does not
provide geographic guidance regarding show business uses.
In 2011, a show business overlay application was filed for forty properties within
Tropical Acres, due to code enforcement citations. This application
demonstrated a need for greater policy direction regarding the location of show
business uses. The rezoning application was withdrawn in lieu of the Land
Development Code amendment to resolve the code enforcement issue.
Over the past few years, Development Services and Planning Commission staff
held community meetings to understand the issue. Several issues were identified
as summarized below:
Many properties in the Tropical Acres community have longstanding
residential show business uses
Many property owners in Tropical Acres and other communities are
concerned regarding the potential expansion of show business uses within
their neighborhood
Approved residential show business zoning and overlays are
predominantly in Gibsonton
2
Planning Commission and Development Services staff reviewed these issues and
presented a two‐step approach to the community. The first step was a Land
Development Code amendment that was approved by the Board of County
Commissioners as part of the first round of 2013. This text amendment allowed
for a limited duration legal non‐conforming administrative approval process for
limited show business uses and clarified locational criteria for future show
business uses.
The second step is this proposed plan amendment directing future residential
show business uses within the Gibsonton community, as shown on the proposed
map. The proposed boundary includes most of the approved show business
zoning and overlays in Unincorporated Hillsborough County.
On November 13, 2013, the International Showmen’s Association invited staff to
a meeting regarding the proposed plan amendment. In this meeting,
representatives of the Showmen’s Association indicated that the Gibsonton area
has become more suburbanized since the introduction of show business uses in
the 1970’s and several residential subdivisions have been approved in this
community in recent years. These changes are limiting the amount of land
available to show business uses. To address these concerns, staff included a draft
policy allowing a future study to determine if the boundary can be expanded or
additional areas could be added.
Proposed Text Amendment
FUTURE LAND USE ELEMENT
Residential Show Business
Policy 17.2:
In order to accommodate the special needs of the seasonal show business
residents, Hillsborough County shall provide for the limited storage and
attendant servicing of show business equipment in some residential zoning
districts. Compatibility with surrounding uses shall be ensured through
adherence to the following locational criteria:
A) The site constitutes infill or a logical extension of an existing show business use; alternatively, it is infill or an extension of an existing
commercial or industrial use which displays characteristics similar to
show business uses, such as outdoor storage, and is thus compatible with
such area.
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B) The Board of County Commissioners has found that the site meets the
intent of the grouping of show business uses.
In order to accommodate the special needs of show business residents
including limited storage, attendant servicing of show business equipment,
and group quarters, show business uses may only be considered within the
Gibsonton community as depicted on the map below within zoning districts
that allow residential uses.
In order to recognize the suburbanization of Gibsonton, and to provide for
the future expansion of show business uses, a future study should be
conducted to determine if the boundary can be expanded or additional areas
could be added.
A. The Land Development Code shall provide locational criteria to ensure
compatibility with surrounding uses.
B. Show business zoning and overlays outside of this boundary remain in
effect and approval of this boundary is not intended to make these
zonings and overlays non‐conforming.
Residential Show Business Use Map – Future RSB uses may be considered
with this boundary
4
B. Review Agency/Department Responses
Copies of agency comments are included as an attachment to this report and
were received by the following Hillsborough County Agencies/Departments:
Hillsborough County Development Services Department
Hillsborough County Public Utilities Department
Hillsborough County School District
Tampa Bay Water
Metropolitan Planning Organization – Transportation Section
Environmental Protection Commission
Hillsborough County Solid Waste
No objections were received.
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C. Conformance with the Future of Hillsborough 2025 Comprehensive Plan
The proposed plan amendment is CONSISTENT with the following objectives
and policies in the Future of Hillsborough Comprehensive Plan.
Future Land Use Element
Policy 1.4:
Compatibility is defined as the characteristics of different uses or activities or design
which allow them to be located near or adjacent to each other in harmony. Some
elements affecting compatibility include the following: height, scale, mass and bulk of
structures, pedestrian or vehicular traffic, circulation, access and parking impacts,
landscaping, lighting, noise, odor and architecture. Compatibility does not mean “the
same as.” Rather, it refers to the sensitivity of development proposals in maintaining
the character of existing development.
Neighborhood/Community Development
Objective 16: Neighborhood Protection The neighborhood is the functional unit of
community development. There is a need to protect existing, neighborhoods and
communities and those that will emerge in the future. To preserve and protect
neighborhoods and communities, all new development must conform to the following
policies.
Policy 16.1:
Established and planned neighborhoods and communities shall be protected by
restricting incompatible land uses through mechanisms such as:
a) locational criteria for the placement of non‐residential uses as identified in this Plan,
b) limiting commercial development in residential land use categories to neighborhood scale;
c) requiring buffer areas and screening devices between unlike land uses;
Policy 16.2:
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.
Policy 16.3:
Development and redevelopment shall be integrated with the adjacent land uses
through:
a) the creation of like uses; or
6
b) creation of complementary uses; or c) mitigation of adverse impacts; and d) transportation/pedestrian connections
Livable Communities Element – Gibsonton Community Plan
I. Introduction
The Gibsonton Community Plan area lies in the southwest portion of unincorporated
Hillsborough County and is within the “SouthShore Areawide Systems Plan” boundary.
The Gibsonton area is estimated to be approximately 9,154 acres (14.3 sq. mi.), or 1.3%
of Hillsborough County. The estimated population in February 2003 was 9,675, or less
than 1% of Hillsborough County. By 2025, the population is projected to reach 13,891, a
63% increase from 2000. Socially, it is a readily identifiable community, featuring
schools, services, and infrastructure; however, it has no town center. The Gibsonton
community is in transition, a rapidly suburbanizing, no longer rural community but
with some agricultural landscapes. Residents involved in show business in the form of
touring carnivals are a unique segment of Gibsonton. The International Independent
Showmen’s Association headquarters are located in the area.
Goal 4b: Gibsonton and the County will take steps to ensure that sustainable agriculture
and residential show business‐zoned areas are protected from incompatible adjacent
development, and to allow conversion to other land uses only when the land owner
wishes to cease farm, ranch or RSB operations.
D. Staff Analysis
The proposed amendment is the second step in a two‐step response to issues
raised by the Tropical Acres neighborhood and the Showmen’s industry. A
Land Development Code amendment was approved by the Board of
Commissioners as part of the first round of 2013 creating a short duration legal
non‐conforming use process for show business uses and adding locational
criteria.
As currently adopted, Future Land Use Element Policy 17.2 allows the
introduction of new show business groupings in areas that do not have approved
show business zoning or overlays. The proposed amendment will protect and
preserve neighborhoods that do not have approved show business uses.
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The Gibsonton Community Plan within the Livable Communities Element
recognizes and supports show business uses. As a result, Gibsonton is a logical
location for future show business uses; however, Gibsonton is transitioning to a
suburban community and more land may be needed in the future to support
show business uses. The proposed policy recognizes the need for future study to
consider potential additional areas for show business uses.
E. Staff Conclusions and Recommendation
In conclusion, staff finds the proposed amendment CPA 13‐03 consistent with
the goals, objectives and policies of the Comprehensive Plan. It is recommended
that the Planning Commission approve the attached resolution finding the
proposed plan amendment CONSISTENT with the Future of Hillsborough
Comprehensive Plan and recommends APPROVAL of this Future Land Use
Element text amendment CPA 13‐03 to the Board of County Commissioners.
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M E M O R A N D U M DATE: October 21, 2013 TO: Hassan Halabi, Senior Planner
The Planning Commission FROM: Eli Alvarado, Project Manager II
Public Utilities Department SUBJECT: Review of Plan Amendments CPAs 13-03 and 13-08 through 13-11 The Public Utilities Department Solid Waste (PUD/SW) staff has reviewed the Comprehensive Plan Amendments cited above, and has the following comments: 1. The adopted level of service for solid waste in Hillsborough County is 2 years of
permitted landfill space, with 10 years of raw land under the control of the County available.
2. The County currently has 15 - 20 years of permitted landfill space and additional area
available to permit. 3. There is no initial capital investment required to maintain an adequate Level of Service
with the projected impacts from the changes in the Land Use classifications. 4. Any annual operating costs resulting from the projected impacts will be recovered
through the rates established for the Solid Waste Management System. 5. The Public Utilities Department has a CIP program, which includes maintaining and
expanding its Solid Waste Management System. Please contact me at (813) 663-3217 should you have any questions.
1
Hassan Halabi
From: Moran, Kevin <[email protected]>Sent: Thursday, October 31, 2013 4:42 PMTo: Hassan HalabiCc: Rawls, ThomasSubject: RE: Review Request for the October 2013 Submittal of Comprehensive Plan
Amendments
Mr. Halabi, Hillsborough County Public Utilities Staff have reviewed the proposed map change and have no objections. The developer of the property will be responsible for all costs to bring potable water and wastewater service to the site. Kevin Moran, P.E. Section Manager ‐ Planning, GIS and Records Public Utilities Department Hillsborough County BOCC p: 813.272.5977 x:43356 | f: 813.272.6224 e: [email protected] w: http://www.hillsboroughcounty.org Please note: All correspondence to or from this office is subject to Florida's Public Records laws.
From: Hassan Halabi [mailto:[email protected]] Sent: Friday, October 18, 2013 9:43 AM To: Richard Garrity ([email protected]); Rogers, Ronald; Linda walker ([email protected]); Bud Whitehead; Mark Thornton ([email protected]); Moreda, Joe; Williams, Michael; Lorraine Duffy-Suarez ([email protected]); Sharon A. Gonzalez (Business Fax); Alvarado, Eli; T. Barton Weiss ([email protected]); Moran, Kevin; Beth Alden; Hiznay, Tom; Dan Santos ([email protected]); Kamermayer, Carolyn; '[email protected]' Subject: Review Request for the October 2013 Submittal of Comprehensive Plan Amendments
The Planning Commission has received a request to amend the Future of Hillsborough Comprehensive Plan
for Unincorporated Hillsborough County. Please review the plan amendment and forward all comments to
the Planning Commission no later than October 31, 2013. Your comments should address the following
information, if applicable:
a) The adopted Level of Service; or Response Time; or Capacity Standards in this area.
b) The current Level of Service; or Response Time; or Capacity Standards in this area.
c) The initial capital investment required maintaining adequate Level of Service; or Response Time; or
Capacity Standards with the projected impacts from the proposed Land Use classification.
2
d) The annual operating cost to maintain adequate Level of Service; or Response Time; or Capacity
Standards with the projected impacts from the change in the Land Use classification.
e) Any planned or programmed improvements for facilities.
f) Any other comments that are relevant to the proposed change.
Please contact, Krista Kelly at (813) 273‐3774, ext. 328 should you have any questions on this matter.
In your response, please clearly reference the plan amendment being reviewed. Thank you in advance for your
cooperation in reviewing this proposed plan amendment. Hassan Halabi | Senior Planner | Hillsborough County City-County Planning Commission (813) 273-3774 ext. 324 | [email protected] | www.theplanningcommission.org We are committed to maintaining the highest level of service and we value your feedback. Please complete our Customer Service Survey by visiting http://www.surveymonkey.com/s/tpcCustomerServiceSurvey As a public agency, all incoming and outgoing messages are subject to public records inspection.
Florida Department of Transportation RICK SCOTT
GOVERNOR 11201 N. McKinley Drive
Tampa, Florida 33612
ANANTH PRASAD, P.E.
SECRETARY
www.dot.state.fl.us
October 30, 2013
Mr. Hassan Halabi, Senior Planner The Planning Commission 601 East Kennedy Boulevard, 18th Floor Tampa, FL 33602
Re: Hillsborough County Proposed Amendment: October 2013 Submittal Cursory Review (CPA 13-03, -08, -09, -10, -11, -12)
Dear Mr. Halabi:
We have reviewed the County initiated Comprehensive Plan (the Plan) Amendment October 2013 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 several modifications, including two land use plan amendments, two map amendments and one text amendment.
CPA 13-03: This is a text amendment that modifies Policy 17.2 of the Future Land Use Element. The change will allow “for the limited storage and attendant servicing of show business equipment in some residential zoning districts” within the 10,950 acre Gibsonton Community. Because this has limited impacts on transportation facilities, the Department has no comments.
CPA 13-08: This proposed amendment deletes the current Potable Water Wellfield Protection Areas Map within the Conservation and Aquifer Recharge Element and replaces it with an updated map.
Comments: Any work performed on wellheads within the right-of-way of any state roadway will require a permit.
Mr. Hassan Halabi October 30, 2013 Page 2
CPA 13-09: This land use plan amendment changes 8.04 acres located at North 60th Street and Columbus Drive from Office Commercial-20 (OC-20) to Light Industrial-Planned (LI-P).
Comments: Because there is a change in use, either show that there will be a reduction in trip generation (using the existing uses’ highest and best potential vs. the highest and best under the Light Industrial-Planned) or provide a transportation analysis to show the possible impacts on state facilities such as I-4, SR 60 and US 301.
CPA 13-10: This land used plan amendment will modify 23 acres from Residential-1 (RES-1) to Suburban Mixed Use-6 (SMU-6) on property located at North Dale Mabry and Van Dyke Road.
Comments: An increase in density will lead to an increase in trip generation. Please carry out a transportation impact study to determine the effects of the land use change on Dale Mabry, Veterans Expressway and US 41. Veterans Expressway and Dale Mabry north of Veterans Expressway are both part of the Strategic Intermodal System (SIS).
CPA 13-11: This proposal would extend the Urban Service Area to include those three parcels on North Dale Mabry and Van Dyke Road that are the subject of CPA 13-10. Without this USA expansion, the proposed density requested in CPA 13-10 would not be allowed.
Comments: Any utility construction will need to be located on the outside perimeter of the Dale Mabry frontage road right-of-way. For permitting information, please contact Bob Valdez at (813) 612-3224.
Thank you for the opportunity to provide an initial review of this amendment. 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 7
MEMORANDUM
DATE: October 31st, 2013 TO: Hassan Halabi, Senior Planner FROM: Bud Whitehead, MPO/Transportation Section RE: CPA 13-03 – Future Land Use Element Text Change – Residential Show
Business Policy – Revisions to Policy 17.2 related to the location of Residential Show Business Uses.
Staff has reviewed the proposed text amendments to the Future Land Use Element, Policy 17.2, related to the location of Residential Show Business uses. The proposed text amendments, in and of themselves, will not have transportation impacts. If approved and applied to specific parcels of land in the future, the specific transportation impacts of those proposals and the surrounding transportation system will be evaluated.
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