Subject:
Title
Case No. DMP-21-02 (Salamander Innisbrook, LLC)
A request for a Development Master Plan modification on a Residential Planned Development zoned property to transfer existing unused residential entitlements from various areas of the 844.55-acre Development Master Plan to newly designated 53.71-acre Parcel L to allow for the development of 180 residential units consisting of single family detached homes and townhouses, for the property located at 36750 U.S. Highway 19 North in Palm Harbor. (Quasi-Judicial Hearing) (Companion to Item No. 42)
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Recommended Action:
Recommended Action
Based upon evidence and findings contained in the staff report and attachments, Case No. DMP-21-02 is recommended for approval:
A Resolution approving the application of Salamander Innisbrook, LLC for a Development Master Plan (DMP) modification on a Residential Planned Development (RPD) zoned property to transfer existing unused residential entitlements from various areas of the 844.55-acre DMP to newly designated 53.71-acre Parcel L to allow for the development of 180 residential units consisting of single family detached homes and townhouses, for the property located at 36750 U.S. Highway 19 North in Palm Harbor.
• The applicant is seeking a DMP modification to transfer existing residential entitlements within the DMP to allow for the construction of up to 180 dwelling units on newly designated Parcel L.
• A mix of single family detached homes and townhouses are proposed.
• The DMP sets development parameters for the proposed residential units within Parcel L, such as minimum lot dimensions, minimum setbacks, and maximum building height.
• The DMP also includes enhanced buffering, habitat improvements, and flood risk reduction measures.
• Approval of the companion land use amendment request (case # FLU-21-06) is required to facilitate the proposed DMP modification.
• The Local Planning Agency (LPA) unanimously recommended approval of the request; vote 4-0, based on their agreement with the evidence and findings presented by staff. 10 persons appeared at the LPA hearing: one spoke in favor and nine spoke in opposition.
This is a companion case to FLU 21-06 which was heard by the Board of County Commissioners on May 24th. The second public hearing for FLU 21-06 is also on the October 25, 2022 agenda (Case Number 22-1577A).
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Strategic Plan:
Foster Continual Economic Growth and Vitality
4.3 Catalyze redevelopment through planning and regulatory programs
Deliver First Class Services to the Public and our Customers
5.2 Be responsible stewards of the public’s resources
Summary:
Summary
The subject property is the 845-acre Innisbrook Resort master-planned development in Palm Harbor. Innisbrook was created in the late 1960s as a golf resort and residential community. 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 and other recreational facilities and related amenities.
The applicant is proposing to convert a portion of one of the existing golf courses into a newly designed short course and redevelop the remaining portion of the original course into new residential housing. The proposed residential development would be in newly designated ‘Parcel L’ on the Development Master Plan (DMP). The new development within Parcel L would also replace other existing improvements, including the Inverness Hall convention center and two office buildings.
Parcel L consists of 53.71 acres and is proposed for a maximum development potential of 180 residential units. 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 much of the area covered by Parcel L is designated R/OS on the Pinellas County FLUM, a land use amendment to a residential land use category is required in addition to the DMP modification (case # FLU-21-06). Innisbrook is zoned RPD, Residential Planned Development. No zoning changes are being sought as part of this proposal.
This DMP modification has two primary components. The first is to transfer the 180 residential units and the second is to establish the permitted uses and development parameters for the new Parcel L. The proposed units are a combination of single family detached homes and townhouses. Although the specific numbers of each are not defined, the proposal describes three typical lot layouts. The maximum building height for all residential units is set at 35 feet and setbacks are similar to those applied to other RPD-zoned properties. The final lot size mix and lot location will be determined during the final construction plan and subdivision platting review.
Traffic
The applicant submitted a traffic study that indicates minimal impact on the surrounding public transportation network. Parcel L will be accessed from internal private roadways. The nearest external entrance into Innisbrook is off Klosterman Road, which is a staffed gate. Various enhancements are proposed at this entrance.
Surrounding Area
Except to the north, the land surrounding Parcel L is within the Innisbrook development. Buffering is proposed along the north property line abutting the external Klosterman Oaks subdivision, an adjacent church property, and most of the Klosterman Road frontage. In addition, the applicant is committing to enhance vegetated areas.
Flood Risk
Parts of the west portion of Parcel L are within the Coastal High Hazard Area (CHHA). Most of this area is planned to remain open space or utilized for stormwater retention and/or buffering, but a small portion is within a residential designation. Also, one of the proposed internal access roads crosses a strip of land within the CHHA. The applicant is addressing potential CHHA impacts through appropriate building and road design. Emergency Management staff has indicated no objection to the overall proposal.
Conclusion
Staff is of the opinion that the proposed DMP modification is appropriate, pending approval of the companion land use case. The planned transfer and development of 180 residential units on Parcel L is consistent with the proposed RL land use category and is allowable within the RPD zoning district. The proposed lots sizes, building height, and setbacks are also in keeping with other RPD developments within Pinellas County, including other areas within Innisbrook. In addition, the applicant is committing to various mitigation measures, including enhanced buffering, vegetative/habitat enhancement, and flood risk reduction for access roads and residences. In general, the proposal is compatible with the surrounding uses and is consistent with the Pinellas County Comprehensive Plan.
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Background Information:
The LPA recommended approval of the request during its April 14, 2022, public hearing (vote 4-0).
Surrounding property owners were notified by mail and signs were posted per Land Development Code requirements.
Fiscal Impact:
N/A
Staff Member Responsible:
Carol Stricklin, Director, Housing and Community Development
Partners:
N/A
Attachments:
LPA Report
Case Maps
Resolution
Case Application
Correspondence
Public Notification Map
Legal Ad
Legal Ad Map
PowerPoint Presentation