Subject:
Title
Case No. FLU-21-06 (Salamander Innisbrook, LLC) (second public hearing)
An Ordinance amending the Future Land Use Map of Pinellas County, Florida, by changing the land use designation of approximately 64.1 acres located at 36750 U.S. Highway 19 North in Palm Harbor; from Recreation/Open Space, Residential Suburban and Residential Low Medium to Residential Low; and from Residential Estate Residential Suburban and Residential Low Medium to Recreation/Open Space. (Companion to Item No. 43)
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Recommended Action:
Recommended Action
Based upon evidence and findings contained in the staff report and attachments, Case No. FLU-21-06 is recommended for:
Adoption of an Ordinance for a Future Land Use Map amendment from Recreation/Open Space (32.625 acres), Residential Suburban (2.054 acres) and Residential Low Medium (8.148 acres) to Residential Low (42.827 acres); and from Residential Estate (4.506 acres), Residential Suburban (1.276 acres) and Residential Low Medium (15.491 acres) to Recreation/Open Space (21.273 acres) on approximately 64.1 acres located at 36750 U.S. Highway 19 North in Palm Harbor.
• This is a request for a large scale (greater than 50 acres) Future Land Use Map (FLUM) amendment, and this is the second of two Board of County Commissioners (BCC) public hearings required to adopt the ordinance.
• The BCC conducted the first of two public hearings on May 24, 2022 and authorized staff to transmit the Ordinance to the Florida Department of Economic Opportunity for statutorily required State agency review.
• Six state agencies commented on the proposed Ordinance, all agencies responded either having no comment or that there were no impacts on resources.
• The applicant is seeking a FLUM amendment on 64.1 acres of property located within the Innisbrook Development Master Plan (DMP) area.
• As part of a separate application to modify the existing DMP, the applicant is proposing to transfer 180 residential units of entitled development per the DMP from certain existing Parcels into a new Parcel L.
• The separate but contingent DMP modification application will be heard by the BCC subsequent to this FLUM amendment request.
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Strategic Plan:
Deliver First Class Service to the Public and our Customers
5.2 Be responsible stewards of the public’s resources
Foster Continual Economic Growth and Vitality
4.6 Support a vibrant community with recreation, arts and culture to attract residents and visitors
Summary:
Summary
The subject property is the Innisbrook Resort master-planned development in Palm Harbor. The Master Plan covers approximately 845.55 acres between US Highway 19 and Alternate US Highway 19, south of Klosterman Road and north of Bee Pond Road. It is approved for 2,305 residential units, of which 1,876 have been built over various areas of the development. The built residential units include a mixture of apartments, condominiums, and single family detached homes. Innisbrook also has four separate 18-hole golf courses, three clubhouses, golf driving ranges and teaching facility, tennis and racquetball facilities, multiple pool facilities, a fitness center, a spa and wellness facility, four restaurants, and convention and event space.
The applicant, Salamander Innisbrook, LLC, wishes to make certain Future Land Use Map amendments to support modifying the Innisbrook Development Master Plan (DMP) to help adapt to changing trends in the sport of golf and to maintain competitiveness with other similar golf resorts located in other parts of the country. Per the applicant, there is a growing demand for golf courses that can be played in a shorter time and appeal to a wider range of players of various ages and skill levels. Therefore, the applicant is proposing to convert a portion of one of the existing golf courses (Osprey North Course) into a newly designed short course and redevelop the remaining portion of the original course into new residential housing. The Osprey North Course is in the northern section of Innisbrook near Klosterman Road. The new residential development would be in newly designated ‘Parcel L’ on the DMP. None of the other three existing golf courses are proposed to change. In addition to a portion of the Osprey North Course, the residential development within Parcel L would also replace other existing improvements, including the 32,000 square foot Inverness Hall convention center, two office buildings that total approximately 11,000 square feet, and associated surface parking.
Parcel L consists of 53.71 acres and is proposed for a maximum development potential of 180 residential units in the form of either single family detached homes or townhouses. The units would be transferred from the remaining pool of 429 units that currently exist within other areas of the DMP. No new density will be created.
Because 32.65 acres within Parcel L is designated Recreation/Open Space on the Pinellas County Future Land Use Map (FLUM), a land use amendment to a residential land use category is required in addition to the modification of the DMP. Also, as part of this FLUM change request, other existing parcels are being changed from their current residential land use designations to the R/OS designation. There is a companion DMP modification (case # DMP-21-02) that will be heard by the Board of County Commissioners (BCC) on this same date. The entire Innisbrook development is zoned RPD, Residential Planned Development, which requires a DMP. No Zoning Atlas changes are needed or being sought as part of the applicant’s overall proposal.
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Background Information:
The Development Review Committee (DRC) reviewed this application on March 14, 2022 and forwarded it to the Local Planning Agency (LPA) who found the application consistent with the Comprehensive Plan and recommended approval by the Board of County Commissioners (BCC) at their April 14, 2022 meeting. Ten persons appeared in person at the LPA hearing: one spoke in favor and nine spoke in opposition. A number of issues raised in opposition pertained to internal grievances with the Innisbrook Resort unrelated to this Case (e.g., tee times, lack of sidewalks, broken fence, crime).
The BCC conducted the first of two (2) public hearings on May 24, 2022 and authorized staff to transmit the Ordinance to the Florida Department of Economic Opportunity (DEO) for statutorily required State agency review. Eight persons appeared in person at the BCC hearing: six spoke in favor and two spoke in opposition. Issued raised at the public hearing were generally similar to those raised at the LPA public hearing in April 2022.
State Agency Review and Comments:
Six agencies commented on the proposed Ordinance, including DEO, Florida Fish and Wildlife Conservation Commission (FWC), Florida Department of Agriculture and Consumer Affairs, Southwest Florida Water Management District (SWFWMD), Florida Department of Environmental Protection (FDEP), and Florida Department of Transportation (FDOT). All agencies responded either having no comment or that there were no impacts on resources.
Fiscal Impact:
N/A
Staff Member Responsible:
Carol Stricklin, Director, Housing and Community Development
Partners:
N/A
Attachments:
Ordinance
LPA Report
Impact Assessment
Case Maps
Case Application
Correspondence
Public Notification Map
Legal Ad
Legal Ad Map
Presentation