Pasco County Unincorporated
City Zoning Code
City Zoning Code
CHAPTER 600
OVERLAY AND SPECIAL DISTRICT AREAS
EXHIBIT 602-A - VOPH TAX PARCEL IDs
Parcel Data; PAO; January 13, 2020
1.
01-26-20-0000-00100-0000
2.
01-26-20-0000-00100-0010
3.
01-26-20-0000-00200-0000
4.
02-26-20-0000-00100-0000
5.
02-26-20-0000-00100-0010
6.
02-26-20-0000-00100-0020
7.
03-26-20-0000-00300-0000
8.
03-26-20-0000-00300-0010
9.
03-26-20-0000-00300-0011
10.
03-26-20-0000-00300-0020
11.
03-26-20-0000-00400-0000
12.
03-26-20-0000-00400-0010
13.
03-26-20-0000-00400-0030
14.
03-26-20-0000-49900-0010
15.
03-26-20-0000-49900-0040
16.
03-26-20-0000-49900-0060
17.
03-26-20-0000-49900-1050
18.
03-26-21-0000-00A00-0000
19.
03-26-21-0000-49900-0180
20.
03-26-21-0000-49900-1080
21.
03-26-21-0000-49900-1090
22.
03-26-21-0000-49900-1100
23.
03-26-21-0010-00100-0012
24.
03-26-21-0010-00100-0020
25.
03-26-21-0010-00200-0010
26.
03-26-21-0010-00200-0020
27.
03-26-21-0010-00200-0030
28.
03-26-21-0010-00200-0035
29.
03-26-21-0010-00200-0040
30.
03-26-21-0010-00200-0050
31.
03-26-21-0010-00200-0060
32.
03-26-21-0010-00200-0070
33.
03-26-21-0010-00200-0080
34.
03-26-21-0010-00200-0090
35.
03-26-21-0010-00200-0100
36.
03-26-21-0010-00200-0R10
37.
03-26-21-0010-00200-0R20
38.
03-26-21-0010-00300-0010
39.
03-26-21-0010-00300-0020
40.
03-26-21-0010-00300-0030
41.
03-26-21-0010-00300-0031
42.
03-26-21-0010-00600-0010
43.
03-26-21-0010-01100-0010
44.
03-26-21-0010-01300-0011
45.
03-26-21-0010-01300-0012
46.
03-26-21-0010-01300-0013
47.
03-26-21-0010-01400-0010
48.
03-26-21-0010-02200-0010
49.
03-26-21-0010-02200-0020
50.
03-26-21-0010-02200-0030
51.
03-26-21-0010-02200-0040
52.
03-26-21-0010-02200-0050
53.
03-26-21-0010-02700-0010
54.
03-26-21-0010-02700-0020
55.
03-26-21-0010-02700-0030
56.
03-26-21-0010-03400-0000
57.
03-26-21-0010-03400-0010
58.
03-26-21-0010-03800-0010
59.
03-26-21-0010-03800-0011
60.
03-26-21-0010-03800-0012
61.
03-26-21-0010-03800-0013
62.
03-26-21-0010-03900-0000
63.
03-26-21-0010-04300-0000
64.
03-26-21-0010-04300-0010
65.
03-26-21-0010-04300-0030
66.
03-26-21-0010-04300-0040
67.
03-26-21-0010-04400-0000
68.
03-26-21-0010-04400-0010
69.
03-26-21-0010-04400-0020
70.
03-26-21-0010-04400-0040
71.
03-26-21-0010-04700-0000
72.
03-26-21-0010-04900-0020
73.
03-26-21-0010-05100-0000
74.
03-26-21-0010-05400-0000
75.
03-26-21-0010-05400-0010
76.
03-26-21-0010-05400-0020
77.
03-26-21-0010-05400-0040
78.
03-26-21-0010-05900-0000
79.
03-26-21-0010-05900-0010
80.
03-26-21-0010-05900-0030
81.
03-26-21-0010-05900-0040
82.
03-26-21-0010-06100-0000
83.
03-26-21-0010-49900-0020
84.
03-26-21-0010-49900-0030
85.
03-26-21-0090-00000-0010
86.
03-26-21-0090-00000-0020
87.
03-26-21-0090-00000-0030
88.
03-26-21-0090-00000-0040
89.
03-26-21-0090-00000-0050
90.
03-26-21-0090-00000-0060
91.
03-26-21-0090-00000-0070
92.
03-26-21-0090-00000-0080
93.
03-26-21-0090-00000-0090
94.
03-26-21-0090-00000-0100
95.
03-26-21-0090-00000-0110
96.
03-26-21-0090-00000-0120
97.
03-26-21-0090-00000-0130
98.
03-26-21-0090-00000-014A
99.
03-26-21-0090-00000-0150
100.
03-26-21-0090-00000-0160
101.
03-26-21-0090-00000-0170
102.
03-26-21-0090-00000-0180
103.
03-26-21-0090-00000-0190
104.
03-26-21-0090-00000-0200
105.
03-26-21-0090-00000-0210
106.
03-26-21-0090-00000-0220
107.
03-26-21-0090-00000-0230
108.
03-26-21-0090-00000-0240
109.
03-26-21-0090-00000-0250
110.
03-26-21-0090-00000-0260
111.
03-26-21-0090-00000-0270
112.
03-26-21-0090-00000-0280
113.
03-26-21-0090-00000-0290
114.
03-26-21-0090-00000-0300
115.
03-26-21-0090-00000-0310
116.
03-26-21-0090-00000-0320
117.
03-26-21-0090-00000-0330
118.
03-26-21-0090-00000-0340
119.
03-26-21-0090-00000-0350
120.
03-26-21-0090-00000-0360
121.
03-26-21-0090-00000-0370
122.
03-26-21-0090-00000-0380
123.
03-26-21-0090-00000-0390
124.
03-26-21-0090-00000-0400
125.
03-26-21-0090-00000-0410
126.
03-26-21-0090-00000-0420
127.
03-26-21-0090-00000-0430
128.
03-26-21-0090-00000-0440
129.
03-26-21-0090-00000-0450
130.
03-26-21-0090-00000-0460
131.
03-26-21-0090-00000-0470
132.
03-26-21-0090-00000-0480
133.
03-26-21-0090-00000-0490
134.
03-26-21-0090-00000-0500
135.
03-26-21-0090-00000-0510
136.
03-26-21-0090-00000-0520
137.
03-26-21-0090-00000-0530
138.
03-26-21-0090-00000-0540
139.
03-26-21-0090-00000-0550
140.
03-26-21-0090-00000-0560
141.
03-26-21-0090-00000-0570
142.
03-26-21-0090-00000-0580
143.
03-26-21-0090-00000-0590
144.
03-26-21-0090-00000-0600
145.
03-26-21-0090-00000-0610
146.
03-26-21-0090-00000-0620
147.
03-26-21-0090-49900-0000
148.
03-26-21-0160-00000-00S1
149.
03-26-21-0170-00000-0020
150.
03-26-21-0170-00000-0030
151.
03-26-21-0170-00000-0040
152.
03-26-21-0170-00000-0050
153.
03-26-21-0170-00000-0060
154.
03-26-21-0170-00000-0070
155.
03-26-21-0170-00000-0080
156.
03-26-21-0170-00000-0090
157.
03-26-21-0170-00000-00P0
158.
03-26-21-0170-00000-00P1
159.
03-26-21-0170-00000-00S0
160.
03-26-21-0170-00000-0100
161.
03-26-21-0170-00000-0110
162.
03-26-21-0170-00000-0120
163.
03-26-21-0170-00000-0130
164.
03-26-21-0170-00000-0140
165.
03-26-21-0170-00000-0150
166.
03-26-21-0170-00000-0160
167.
03-26-21-0170-00000-0170
168.
03-26-21-0170-00000-0180
169.
03-26-21-0170-00000-0190
170.
03-26-21-0170-00000-0200
171.
03-26-21-0170-00000-0210
172.
03-26-21-0170-00000-0220
173.
03-26-21-0170-00000-0230
174.
03-26-21-0170-00000-0240
175.
03-26-21-0170-00000-0250
176.
03-26-21-0170-00000-0260
177.
03-26-21-0170-00000-0270
178.
03-26-21-0170-00000-0280
179.
03-26-21-0170-00000-0290
180.
03-26-21-0170-00000-0300
181.
03-26-21-0170-00000-0310
182.
03-26-21-0170-00000-0320
183.
03-26-21-0170-00000-0330
184.
03-26-21-0170-00000-0340
185.
03-26-21-0170-00000-0350
186.
03-26-21-0170-00000-0360
187.
03-26-21-0170-00000-0370
188.
03-26-21-0170-00000-0380
189.
03-26-21-0170-00000-0390
190.
03-26-21-0170-00000-0400
191.
03-26-21-0170-00000-0410
192.
03-26-21-0170-00000-0420
193.
03-26-21-0170-00000-0430
194.
03-26-21-0170-00000-0440
195.
03-26-21-0170-00000-0450
196.
03-26-21-0170-00000-0460
197.
03-26-21-0170-00000-0470
198.
03-26-21-0170-00000-0480
199.
03-26-21-0170-00000-0490
200.
03-26-21-0170-00000-0500
201.
03-26-21-0170-00000-0510
202.
03-26-21-0170-00000-0520
203.
03-26-21-0170-00000-0530
204.
03-26-21-0170-00000-0540
205.
03-26-21-0170-00000-0550
206.
03-26-21-0170-00000-0560
207.
03-26-21-0170-00000-0570
208.
03-26-21-0170-00000-0580
209.
03-26-21-0170-00000-0590
210.
03-26-21-0170-00000-0600
211.
03-26-21-0170-00000-0610
212.
03-26-21-0170-00000-0620
213.
03-26-21-0170-00000-0630
214.
03-26-21-0170-00000-0640
215.
03-26-21-0170-00000-0650
216.
03-26-21-0170-00000-0660
217.
03-26-21-0170-00000-0670
218.
03-26-21-0170-00000-0680
219.
03-26-21-0170-00000-0690
220.
03-26-21-0170-00000-0700
221.
03-26-21-0170-00000-0710
222.
03-26-21-0170-00000-0720
223.
03-26-21-0170-00000-0730
224.
03-26-21-0170-00000-0740
225.
03-26-21-0170-00000-0750
226.
03-26-21-0170-00000-0760
227.
03-26-21-0170-00000-0770
228.
03-26-21-0170-00000-0780
229.
03-26-21-0170-00000-0790
230.
03-26-21-0170-00000-0800
231.
03-26-21-0170-00000-0820
232.
03-26-21-0170-00000-0830
233.
03-26-21-0170-00000-0840
234.
03-26-21-0170-00000-0850
235.
03-26-21-0170-00000-0860
236.
03-26-21-0170-00000-0870
237.
03-26-21-0170-00000-0880
238.
03-26-21-0170-00000-0890
239.
03-26-21-0170-00000-0900
240.
03-26-21-0170-00000-0910
241.
03-26-21-0170-00000-0920
242.
03-26-21-0170-00000-0930
243.
03-26-21-0170-00000-0940
244.
03-26-21-0170-00000-0950
245.
03-26-21-0170-00000-0960
246.
03-26-21-0170-00000-0970
247.
03-26-21-0170-00000-0980
248.
03-26-21-0170-00000-0990
249.
03-26-21-0170-00000-0GA0
250.
03-26-21-0170-00000-0GA1
251.
03-26-21-0170-00000-0GP0
252.
03-26-21-0170-00000-0GP1
253.
03-26-21-0170-00000-0OA0
254.
03-26-21-0170-00000-0RA0
255.
03-26-21-0170-00000-0RP0
256.
03-26-21-0170-00000-0RP1
257.
03-26-21-0170-00000-0RV0
258.
03-26-21-0170-00000-0SA0
259.
03-26-21-0170-00000-1000
260.
03-26-21-0170-00000-1010
261.
03-26-21-0170-00000-1020
262.
03-26-21-0170-00000-1030
263.
03-26-21-0170-00000-1040
264.
03-26-21-0170-00000-1050
265.
03-26-21-0170-00000-1060
266.
03-26-21-0170-00000-1070
267.
03-26-21-0170-00000-1080
268.
03-26-21-0170-00000-1090
269.
03-26-21-0170-00000-1100
270.
03-26-21-0170-00000-1110
271.
03-26-21-0170-00000-1120
272.
03-26-21-0170-00000-1130
273.
03-26-21-0170-00000-1140
274.
03-26-21-0170-00000-1150
275.
03-26-21-0170-00000-1160
276.
03-26-21-0170-00000-1170
277.
03-26-21-0170-00000-1180
278.
03-26-21-0170-00000-1190
279.
03-26-21-0170-00000-1200
280.
03-26-21-0170-00000-1210
281.
03-26-21-0170-00000-1220
282.
03-26-21-0170-00000-1240
283.
03-26-21-0170-00000-1250
284.
03-26-21-0170-00000-1260
285.
03-26-21-0170-00000-1270
286.
03-26-21-0170-00000-1280
287.
03-26-21-0170-00000-1290
288.
03-26-21-0170-00000-1300
289.
03-26-21-0170-00000-1310
290.
03-26-21-0170-00000-1320
291.
03-26-21-0170-00000-1330
292.
03-26-21-0170-00000-1340
293.
03-26-21-0170-00000-1350
294.
03-26-21-0170-00000-1360
295.
03-26-21-0170-00000-1370
296.
03-26-21-0170-00000-1380
297.
03-26-21-0170-00000-1390
298.
03-26-21-0170-00000-1400
299.
03-26-21-0170-00000-1410
300.
03-26-21-0170-00000-1420
301.
03-26-21-0170-00000-1430
302.
03-26-21-0170-00000-1440
303.
03-26-21-0170-00000-1450
304.
03-26-21-0170-00000-1460
305.
03-26-21-0170-00000-1470
306.
03-26-21-0170-00000-1480
307.
03-26-21-0170-00000-1490
308.
03-26-21-0170-00000-1500
309.
03-26-21-0170-00000-1510
310.
03-26-21-0170-00000-1520
311.
03-26-21-0170-00000-1530
312.
03-26-21-0170-00000-1540
313.
03-26-21-0170-00000-1550
314.
03-26-21-0170-00000-1560
315.
03-26-21-0170-00000-1570
316.
03-26-21-0170-00000-1580
317.
03-26-21-0170-00000-1590
318.
03-26-21-0170-00000-1600
319.
03-26-21-0170-00000-1610
320.
03-26-21-0170-00000-1620
321.
03-26-21-0170-00000-1630
322.
03-26-21-0170-00000-1640
323.
03-26-21-0170-00000-1650
324.
03-26-21-0170-00000-1660
325.
03-26-21-0170-00000-1670
326.
03-26-21-0170-00000-1680
327.
03-26-21-0170-00000-1690
328.
03-26-21-0170-00000-1700
329.
03-26-21-0170-00000-1710
330.
03-26-21-0170-00000-171A
331.
03-26-21-0170-00000-1720
332.
03-26-21-0170-00000-172A
333.
03-26-21-0170-00000-1730
334.
03-26-21-0170-00000-1740
335.
03-26-21-0170-00000-175P
336.
03-26-21-0170-00000-1760
337.
03-26-21-0170-00000-1770
338.
03-26-21-0170-00000-1780
339.
03-26-21-0170-00000-1790
340.
03-26-21-0170-00000-1800
341.
03-26-21-0170-00000-1810
342.
03-26-21-0170-00000-1820
343.
03-26-21-0170-00000-1830
344.
03-26-21-0170-00000-1840
345.
03-26-21-0170-00000-1850
346.
03-26-21-0170-00000-1860
347.
03-26-21-0170-00000-1870
348.
03-26-21-0170-00000-1880
349.
03-26-21-0170-00000-1890
350.
03-26-21-0170-00000-1910
351.
03-26-21-0170-00000-1920
352.
03-26-21-0170-00000-1930
353.
03-26-21-0170-00000-1940
354.
03-26-21-0170-00000-1950
355.
03-26-21-0170-00000-1960
356.
03-26-21-0170-00000-1970
357.
03-26-21-0170-00000-1980
358.
03-26-21-0170-00000-1990
359.
03-26-21-0170-00000-2000
360.
03-26-21-0180-00000-00S1
361.
04-26-20-0000-01500-0000
362.
04-26-20-0000-01600-0000
363.
04-26-20-0000-49900-0020
364.
04-26-20-0000-49900-0060
365.
04-26-21-0000-00200-0000
366.
04-26-21-0000-00200-0010
367.
04-26-21-0000-00200-0011
368.
04-26-21-0000-00200-0012
369.
04-26-21-0000-00200-0013
370.
04-26-21-0000-00200-0014
371.
04-26-21-0000-00200-0020
372.
04-26-21-0000-00400-0000
373.
04-26-21-0000-00400-0010
374.
04-26-21-0000-00400-0020
375.
04-26-21-0000-00400-0030
376.
04-26-21-0000-00400-0040
377.
04-26-21-0000-00400-0050
378.
04-26-21-0000-00400-0051
379.
04-26-21-0000-00400-0052
380.
04-26-21-0000-00400-0053
381.
04-26-21-0000-00400-0060
382.
04-26-21-0000-00500-0000
383.
04-26-21-0000-00600-0000
384.
04-26-21-0000-39900-0000
385.
04-26-21-0000-49900-0090
386.
04-26-21-0000-49900-0100
387.
04-26-21-0000-49900-0110
388.
04-26-21-0010-08900-0000
389.
04-26-21-0010-09900-0010
390.
04-26-21-0010-09900-0020
391.
04-26-21-0010-09900-0030
392.
04-26-21-0010-09900-0040
393.
04-26-21-0010-09900-0060
394.
04-26-21-0010-09900-0070
395.
04-26-21-0010-09900-0080
396.
04-26-21-0010-09900-0090
397.
04-26-21-0010-09900-0091
398.
04-26-21-0010-09900-0101
399.
04-26-21-0010-10000-0010
400.
04-26-21-0010-10000-0020
401.
04-26-21-0010-10000-0030
402.
04-26-21-0010-10800-0010
403.
04-26-21-0010-10900-0010
404.
04-26-21-0010-10900-0020
405.
04-26-21-0010-11000-0011
406.
04-26-21-0010-11000-0020
407.
04-26-21-0010-11000-0030
408.
04-26-21-0010-11000-0040
409.
04-26-21-0010-11500-0011
410.
04-26-21-0010-11500-0012
411.
04-26-21-0010-11500-0014
412.
04-26-21-0010-11500-0015
413.
04-26-21-0010-11500-0030
414.
04-26-21-0010-11500-0040
415.
04-26-21-0010-11500-0041
416.
04-26-21-0010-11500-0070
417.
04-26-21-0010-11500-0080
418.
04-26-21-0010-11500-0090
419.
04-26-21-0010-11500-0100
420.
04-26-21-0010-11500-0120
421.
04-26-21-0010-11600-0020
422.
04-26-21-0010-11700-0000
423.
04-26-21-0010-12100-0000
424.
04-26-21-0010-12200-0000
425.
04-26-21-0010-12400-0000
426.
04-26-21-0010-12400-0010
427.
04-26-21-0010-12500-0000
428.
04-26-21-0010-12600-0010
429.
04-26-21-0010-12600-0020
430.
04-26-21-0010-12600-0021
431.
04-26-21-0010-12600-0022
432.
04-26-21-0010-12600-0040
433.
04-26-21-0010-12600-0042
434.
04-26-21-0010-12600-0044
435.
04-26-21-0010-12600-0046
436.
04-26-21-0010-12600-0050
437.
04-26-21-0010-12600-0051
438.
04-26-21-0010-12600-0052
439.
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36-25-20-0100-01100-0180
7636.
36-25-20-0100-01100-0190
7637.
36-25-20-0100-01100-0200
7638.
36-25-20-0100-01100-0210
7639.
36-25-20-0100-01100-0220
7640.
36-25-20-0100-01100-0230
7641.
36-25-20-0100-01100-0240
7642.
36-25-20-0100-01100-0250
7643.
36-25-20-0100-01100-0260
7644.
36-25-20-0100-01100-0270
7645.
36-25-20-0100-01100-0280
7646.
36-25-20-0100-01100-0290
7647.
36-25-20-0100-01100-0300
7648.
36-25-20-0100-01100-0310
7649.
36-25-20-0100-01100-0320
7650.
36-25-20-0100-01100-0330
7651.
36-25-20-0100-01100-0340
7652.
36-25-20-0100-01100-0350
7653.
36-25-20-0100-01100-0360
7654.
36-25-20-0100-01100-0370
7655.
36-25-20-0100-01100-0380
7656.
36-25-20-0100-01100-0390
7657.
36-25-20-0100-01100-0400
7658.
36-25-20-0100-01100-0410
7659.
36-25-20-0100-01100-0420
7660.
36-25-20-0100-01100-0430
7661.
36-25-20-0100-01100-0440
7662.
36-25-20-0100-01100-0450
7663.
36-25-20-0100-01100-0460
7664.
36-25-20-0100-01100-0470
7665.
36-25-20-0100-01100-0480
7666.
36-25-20-0100-01100-0490
7667.
36-25-20-0100-01100-0500
7668.
36-25-20-0100-01100-0510
7669.
36-25-20-0100-01100-0520
7670.
36-25-20-0100-01100-0530
7671.
36-25-20-0100-01100-0540
7672.
36-25-20-0100-01100-0550
7673.
36-25-20-0100-01100-0560
7674.
36-25-20-0100-0A100-0000
7675.
36-25-20-0100-0A200-0000
7676.
36-25-20-0100-0B100-0000
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 24-07, § 5(Exh. A), 1-23-24)
EXHIBIT 602-B - PASADENA HILLS BOUNDARY MAP
(Ord. No. 24-07, § 5(Exh. B), 1-23-24)
EXHIBIT 602-C - VOPH TRANSPORTATION DEVELOPMENT FEE SCHEDULES 2022-2025 BY DEVELOPMENT TYPE)
Exhibit 602-C (Revised 02/04/2022) Conventional Development Fees (District B)
Fee Schedule for 05/01/2022 thru 12/31/2022
VOPH Conventional Development Fees
Exhibit 602-C (Revised 02/04/2022) MUTRM Development Fees (District B)
Fee Schedule for 05/01/2022 thru 12/31/2022
VOPH Mixed-Use Trip Reducing Measures Fees
Exhibit 602-C (Revised 02/04/2022) TND Development Fees (District B)
Fee Schedule for 05/01/2022 thru 12/31/2022
VOPH Traditional Neighborhood Development Fees
Exhibit 602-C (Revised 02/04/2022) TOD Development Fees (District B)
Fee Schedule for 05/01/2022 thru 12/31/2022
VOPH Transit-Oriented Development Fees
Exhibit 602-C (Revised 02/04/2022) Conventional Development Fees (District B)
Fee Schedule 2023
VOPH Coventional Development Fees
Exhibit 602-C (Revised 02/04/2022) MUTRM Development Fees (District B)
Fee Schedule 2023
VOPH Mixed-Use Trip Reducing Measures Fees
Exhibit 602-C (Revised 02/04/2022) TND Development Fees (District B)
Fee Schedule 2023
VOPH Traditional Neighborhood Development Fees
Exhibit 602-C (Revised 02/04/2022) TOD Development Fees (District B)
Fee Schedule 2023
VOPH Transit-Oriented Development Fees
Exhibit 602-C (Revised 02/04/2022) Conventional Development Fees (District B)
Fee Schedule 2024
VOPH Conventional Development Fees
Exhibit 602-C (Revised 02/04/2022) MUTRM Development Fees (District B)
Fee Schedule 2024
VOPH Mixed-Use Trip Reducing Measures Fees
Exhibit 602-C (Revised 02/04/2022) TND Development Fees (District B)
Fee Schedule 2024
VOPH Traditional Neighborhood Development Fees
Exhibit 602-C (Revised 02/04/2022) TOD Development Fees (District B)
Fee Schedule 2024
VOPH Transit-Oriented Development Fees
Exhibit 602-C (Revised 02/04/2022) Conventional Development Fees (District B)
Fee Schedule 2025
VOPH Conventional Development Fees
Exhibit 602-C (Revised 02/04/2022) MUTRM Development Fees (District B)
Fee Schedule 2025
VOPH Mixed-Use Trip Reducing Measures Fees
Exhibit 602-C (Revised 02/04/2022) TND Development Fees (District B)
Fee Schedule 2025
VOPH Traditional Neighborhood Development Fees
Exhibit 602-C (Revised 02/04/2022) TOD Development Fees (District B)
Fee Schedule 2025
VOPH Transit-Oriented Development Fees
(Ord. No. 21-02, § 5(Exh. A), 1-26-21; Ord. No. 22-12, § 5(Exh. B), 3-22-22)
EXHIBIT 602-C - WASTEWATER DEVELOPMENT FEES
VOPH Wastewater Development Fee Schedule
Exhibit 602-C
Note (1): Fee as of 2020.
Note (2): The current Wastewater Impact Fees reflected herein were estimated average impact fees for non-residential applications.
Note (3): The Wastewater surcharge percentage is expressed as a ratio of the Wastewater Surcharge divided by the Wastewater Impact Fee.
Note (4): If the County's base fee changes, this amount will be adjusted and recalculated (using the identified percentage) at the time building permits are issued for the specific use.
(Ord. No. 21-02, § 5(Exh. A), 1-26-21)
EXHIBIT 602-C - WATER DEVELOPMENT FEES
VOPH Water and Reclaimed Water Development Fee Schedule
Exhibit 602-C
Note (1): Fee as of 2020.
Note (2): The current Water Impact Fees reflected herein were estimated average impact fees for non-residential applications.
Note (3): The Water and Reclaimed Water surcharge percentage is expressed as a ratio of the Water Surcharge divided by the Water Impact Fee.
Note (4): If the County's base fee changes, this amount will be adjusted and recalculated (using the identified percentage) at the time building permits are issued for the specific use.
(Ord. No. 21-02, § 5(Exh. A), 1-26-21)
EXHIBIT 602-D - SCHEDULE OF VOPH PROPERTY OWNERS GROUPS CREDITS
Exhibit "D"
Schedule of VOPH Property Owner Groups Credits Against Future Administrative Fees
* This Exhibit shall be administratively amended whenever there is a change in the amount of Administrative Fee Credits registered to the entities above or when a new entity registers credits.
(Ord. No. 21-02, § 5(Exh. A), 1-26-21; Ord. No. 24-07, § 5(Exh. C), 1-23-24)
EXHIBIT 602-E - PASADENA HILLS MASTER ROADWAY PLAN
(Ord. No. 24-07, § 5(Exh. D), 1-23-24)
(Ord. No. 24-07, § 5(Exh. D), 1-23-24)
(Ord. No. 24-07, § 5(Exh. D), 1-23-24)
(Ord. No. 24-07, § 5(Exh. D), 1-23-24)
(Ord. No. 21-21, § 5(Exh. A), 9-28-21; Ord. No. 24-07, § 5(Exh. D), 1-23-24)
(Ord. No. 24-07, § 5(Exh. D), 1-23-24)
MASTER ROADWAY PLAN EXHIBIT C
MASTER ROADWAY PLAN EXHIBIT D
(Ord. No. 24-07, § 5(Exh. D), 1-23-24)
(Ord. No. 24-07, § 5(Exh. D), 1-23-24)
(Ord. No. 24-07, § 5(Exh. D), 1-23-24)
INTERSECTION DETAILS FOR 2065 BUILD-OUT CONDITION
APPENDIX A - TYPICAL ROADWAY SECTIONS & COSTS
Exhibit A - PASADENA HILLS
Opinion of Probable Construction Cost
Preliminary opinion of probable construction costs is based on a conceptual layout and roadway sections. Items and quantities are estimated based on hand sketches. No engineering design has been performed.
Unit prices are based on Pasco County Engineering Services Department Procedural Guide for the Preparation of Assurances of Completion and Maintenance of Improvements and information from similar projects, whichever is greater. Heidt Design has no control over the cost or availability of labor, equipment or materials, or other market conditions or the Contractor's method of pricing. Heidt Design makes no warranty, expressed or implied, that the prices will not vary from the consultant's opinion of probable construction cost.
56AA
56' ROW 2 LANE UNDIVIDED W/ON-STREET PARKING
Assumptions:
56' ROW 38' Pavement 2-Lane Undivided Roadway with On-Street Parking.
(2) 12'-4" Concrete Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 200' both sides of road.
68' Clearing and Fill area to accommodate 6' Utility Easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
TYPICAL ROADWAY SECTIONS
56AA
56' ROW 2 LANE UNDIVIDED W/ON-STREET PARKING
70AA
70' ROW 2 LANE UNDIVIDED W/MULTIPURPOSE LANES
Assumptions:
70' ROW 34' Pavement 2-Lane Univided Roadway (11' Each) with 2-6' Multipurpose Lane.
(2) 5' Concrete Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
90' Clearing and Fill area to accommodate 10' Utility Easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
70AA
70' ROW 2 LANE UNDIVIDED W/MULTIPURPOSE LANES
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
82AA
82' ROW 2 LANE UNDIVIDED W/TURN LANE, MULTIPURPOSE LANES & PARKING
Assumptions:
82' ROW 64' Pavement 2-Lane Undivided Roadway w/Turn Lane.
Multipurpose Lane & On-Street Parking.
(2) 16'-4" Concrete Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 200' both sides of road.
102' Clearing and Fill area to accommodate 10' Utility Easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
82AA
82' ROW 2 LANE UNDIVIDED W/TURN LANE, MULTIPURPOSE LANES & PARKING
114AA
114' ROW 2 LANE DIVIDED W/MULTIPURPOSE LANES & PARKING
Assumptions:
114' ROW 50' Pavement 2-Lane Divided Roadway (11' Each) with 6' Multipurpose Lane & On-Street Parking.
(2) 5' Concrete Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 200' both sides of road.
134' Clearing and Fill area to accommodate 10' Utility Easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
114AA
114' ROW 2 LANE DIVIDED W/MULTIPURPOSE LANES & PARKING
114BB
114' ROW 4 LANE DIVIDED W/MULTIPURPOSE LANES & PARKING
Assumptions:
114' ROW 72' Pavement 4-Lane Divided Roadway (11' Each) with Multipurpose Lane & On-Street Parking.
(2) 16' Concrete Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 200' both sides of road.
134' Clearing and Fill area to accommodate 10' Utility Easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
114BB
114' ROW 4 LANE DIVIDED W/MULTIPURPOSE LANES & PARKING
120AA
120' ROW 2 LANE DIVIDED W/MULTIPURPOSE LANES
Assumptions:
120' ROW 34' Pavement 2-Lane Divided Roadway (11' Each).
(2) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
160' Clearing and Fill area to accommodate 20' buffer on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
120AA
120' ROW 2 LANE DIVIDED W/MULTIPURPOSE LANES
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
120BB-1
120' ROW 4 LANE DIVIDED W/(1) MULTIPURPOSE PATH
Assumptions:
120' ROW 44' Pavement 4-Lane Divided Roadway (11' Each).
(1) 12' Concrete Multipurpose Path & (1) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
160' Clearing and Fill area to accommodate 20' buffer on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
120BB-1
120' ROW 4 LANE DIVIDED W/(1) MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
120BB-2
120' ROW 4 LANE DIVIDED W/(2) MULTIPURPOSE PATHS
Assumptions:
120' ROW 44' Pavement 4-Lane Divided Roadway (11' Each).
(1) 12' Concrete Multipurpose Path & (1) 18' Concrete Multipurpose Path.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
160' Clearing and Fill area to accommodate 20' buffer on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
120BB-2
120' ROW 4 LANE DIVIDED W/(2) MULTIPURPOSE PATHS
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
128AA
128' ROW 2 LANE DIVIDED W/(1) MULTIPURPOSE PATH
Assumptions:
128' ROW 30' Pavement 2-Lane Divided Roadway (11' Each) and 4' Bike Lane.
(1) 12' Concrete Multipurpose Path & (1) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
148' Clearing and Fill area to accommodate 10' utility easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
128AA
128' ROW 2 LANE DIVIDED W/(1) MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
128BB
128' ROW 4 LANE DIVIDED W/(1) MULTIPURPOSE PATH
Assumptions:
128' ROW 52' Pavement 4-Lane Divided Roadway (11' Each) and 4' Bike Lane.
(1) 12' Concrete Multipurpose Path & (1) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
148' Clearing and Fill area to accommodate 10' utility easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
128BB
128' ROW 4 LANE DIVIDED W/(1) MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
128CC
128' ROW 6 LANE DIVIDED W/(1) MULTIPURPOSE PATH
Assumptions:
128' ROW 78' Pavement 6-Lane Divided Roadway (11' Each) and 4' Bike Lane.
(1) 12' Concrete Multipurpose Path & (1) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
148' Clearing and Fill area to accommodate 10' utility easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
128CC
128' ROW 6 LANE DIVIDED W/(1) MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
136AA
136' ROW 2 LANE DIVIDED W/ON-STREET PARKING & MULTIPURPOSE LANES
Assumptions:
136' ROW 50' Pavement 2-Lane Divided Roadway (11' Each) with Mulitpurpose Lane & On-Street Parking.
(2) 6' Concrete Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 200' both sides of road.
156' Clearing and Fill area to accommodate 10' Utility Easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* This section may be applied on Overpass Road within Village Centers.
136AA
136' ROW 2 LANE DIVIDED W/ON-STREET PARKING & MULTIPURPOSE LANES
* This section may be applied on Overpass Road within Village Centers.
136BB
136' ROW 4 LANE DIVIDED W/ON-STREET PARKING & MULTIPURPOSE LANES
Assumptions:
136' ROW 72' Pavement 4-Lane Divided Roadway (11' Each) with Multipurpose Lane & On-Street Parking.
(2) 16' Concrete Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 200' both sides of road.
156' Clearing and Fill area to accommodate 10' Utility Easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* This section may be applied on Overpass Road within Village Centers.
136BB
136' ROW 4 LANE DIVIDED W/ON-STREET PARKING & MULTIPURPOSE LANES
* This section may be applied on Overpass Road within Village Centers.
136CC
136' ROW 6 LANE DIVIDED W/ON-STREET PARKING & MULTIPURPOSE LANES
Assumptions:
136' ROW 94' Pavement 6-Lane Divided Roadway (11' Each) with Multipurpose Lane & On-Street Parking.
(2) 16' Concrete Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 200' both sides of road.
156' Clearing and Fill area to accommodate 10' Utility Easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* This section may be applied on Overpass Road within Village Centers.
136CC
136' ROW 6 LANE DIVIDED W/ON-STREET PARKING & MULTIPURPOSE LANES
* This section may be applied on Overpass Road within Village Centers.
142AA
142' ROW 2 LANE DIVIDED W/MULTIPURPOSE LANES
Assumptions:
142' ROW 34' Pavement 2-Lane Divided Roadway (11' Each).
(2) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
182' Clearing and Fill area to accommodate 20' buffer on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
142AA
142' ROW 2 LANE DIVIDED W/MULTIPURPOSE LANES
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
142BB-1
142' ROW 4 LANE DIVIDED W/(1) MULTIPURPOSE PATH
Assumptions:
142' ROW 44' Pavement 4-Lane Divided Roadway (11' Each).
(1) 12' Concrete Multipurpose Path & (1) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
182' Clearing and Fill area to accommodate 20' buffer on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
142BB-1
142' ROW 4 LANE DIVIDED W/(1) MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
142BB-2
142' ROW 4 LANE DIVIDED W/(2) MULTIPURPOSE PATHS
Assumptions:
142' ROW 44' Pavement 4-Lane Divided Roadway (11' Each).
(1) 12' Concrete Multipurpose Path & (1) 18' Concrete Multipurpose Path.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
182' Clearing and Fill area to accommodate 20' buffer on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
142BB-2
142' ROW 4 LANE DIVIDED W/(2) MULTIPURPOSE PATHS
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
1522BB-1
152' ROW 4 LANE DIVIDED W/(1) MULTIPURPOSE PATH
Assumptions:
152' ROW 60' Pavement 4-Lane Divided Roadway (12' Each), 2' shoulder & 4' Bike Lane.
(1) 12' Concrete Multipurpose Path & (1) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
172' Clearing and Fill area to accommodate 10' utility easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
152BB-1
152' ROW 4 LANE DIVIDED W/(1) MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
152BB-2
152' ROW 4 LANE DIVIDED W/(2) MULTIPURPOSE PATHS
Assumptions:
152' ROW 60' Pavement 4-Lane Divided Roadway (12' Each), 2' shoulder & 4' Bike Lane.
(2) 12' Concrete Multipurpose Path.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
172' Clearing and Fill area to accommodate 10' utility easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
152BB-2
152' ROW 4 LANE DIVIDED W/(2) MULTIPURPOSE PATHS
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
152CC-1
152' ROW 6 LANE DIVIDED W/(1) MULTIPURPOSE PATH
Assumptions:
152' ROW 80' Pavement 6-Lane Divided Roadway (12' Each) and 4' Bike Lane.
(1) 12' Concrete Multipurpose Path & (1) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
172' Clearing and Fill area to accommodate 10' utility easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
152CC-1
152' ROW 6 LANE DIVIDED W/(1) MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
152CC-2
152' ROW 6 LANE DIVIDED W/(2) MULTIPURPOSE PATHS
Assumptions:
152' ROW 80' Pavement 6-Lane Divided Roadway (12' Each) and 4' Bike Lane.
(2) 12' Concrete Multipurpose Path.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
172' Clearing and Fill area to accommodate 10' utility easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
152CC-2
152' ROW 6 LANE DIVIDED W/(2) MULTIPURPOSE PATHS
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
166AA
166' ROW 2 LANE DIVIDED W/MULTIPURPOSE PATH
Assumptions:
166' ROW 36' Pavement 2-Lane Divided Roadway (12' Each), 2' shoulder, and 4' Bike Lane.
(1) 12' Concrete Multipurpose Path & (1) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
186' Clearing and Fill area to accommodate 10' utility easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
166AA
166' ROW 2 LANE DIVIDED W/MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
166BB
166' ROW 4 LANE DIVIDED W/MULTIPURPOSE PATH
Assumptions:
166' ROW 60' Pavement 4-Lane Divided Roadway (12' Each), 2' shoulder, and 4' Bike Lane.
(1) 12' Concrete Multipurpose Path & (1) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
186' Clearing and Fill area to accommodate 10' utility easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
166BB
166' ROW 4 LANE DIVIDED W/MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
166CC
166' ROW 6 LANE DIVIDED W/MULTIPURPOSE PATH
Assumptions:
166' ROW 80' Pavement 6-Lane Divided Roadway (12' Each) and 4' Bike Lane.
(1) 12' Concrete Multipurpose Path & (1) 5' Sidewalk.
Based on 1000 LF of Roadway.
Water/Reclaimed/Sewer not included in LF price.
4' of Fill Required - Assumes all material from on-site ponds.
Curb Inlets spaced every 400' both sides of road.
186' Clearing and Fill area to accommodate 10' utility easement on each side.
36" RCP for entire length of Roadway/(2) 100' runs to Pond/1 100' run from Control Structure.
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
166CC
166' ROW 6 LANE DIVIDED W/MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
APPENDIX B - ADDITIONAL TYPICAL ROADWAY SECTIONS
114ROW
114' ROW 2 LANE UNDIVIDED IN RURAL AREA
* This section applies to Fort King Road as depicted in the 2019 update to the Pasco County Corridor Preservation detail.
142AA-1
142' ROW 2 LANE DIVIDED W/MULTIPURPOSE PATH
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
175BB
175' ROW 4 LANE DIVIDED
* Typical section for Clinton Ave. extension must conform with FDOT.
175CC
175' ROW 6 LANE DIVIDED
* Typical section for Clinton Ave. extension must conform with FDOT.
176DD
176' ROW 6 LANE DIVIDED
* Typical section for Overpass Road extension must conform with FDOT.
197DD
197' ROW 6 LANE DIVIDED
* Typical section for Clinton Ave. extension must conform with FDOT.
APPENDIX C - LOCAL ROADS TYPICAL ROADWAY SECTIONS
38AA
38' ROW 2 LANE UNDIVIDED
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** Applies to local streets within non-residential or mixed use areas.
50AA
50' ROW 2 LANE UNDIVIDED
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
50AA-MC
50' ROW 2 LANE UNDIVIDED
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
52AA
52' ROW 2 LANE UNDIVIDED W/TURN LANE
59AA
59' ROW 2 LANE UNDIVIDED W/PARKING
84AA
84' ROW 2 LANE UNDIVIDED W/TURN LANE & W/MULTIPURPOSE LANES
* Street trees within landscape areas of less than 10' in width, shall include sidewalk root preventative measures, as permitted by Pasco County.
** All sidewalks and multipurpose paths shall meander within the landscape area and utility easement as shown on the typical sections. The locations where sidewalks and multipurpose paths meander outside the dedicated right-of-way must be covered by a sidewalk maintenace easement.
30 ALLEY
30' ROW ALLEY
APPENDIX D - TYPICAL MULTIPURPOSE SECTIONS
12AA-1
12' MULTIPURPOSE TRAIL
12AA-2
12' MULTIPURPOSE TRAIL W/PEDESTRIAN TRAIL
18AA
18' MULTIPURPOSE TRAIL
MULTIPURPOSE PATH MEANDER DETAIL
MAPS 605-1 THROUGH 605-8[1]
Map 605-1: Hidden Lake Airport
Map 605-2: Tampa North Aero Park
Map 605-3: Pilot Country Airport
Map 605-4: Zephyrhills Municipal Airport
Map 605-5: Brooksville-Tampa Bay Regional Airport Part 77 Surfaces
Map 605-6 Hidden Lake Airport 65 DNL Noise Contour Map
Map 605-7: Tampa North Aero Park 65 DNL Noise Contour Map
Map 605-8: Pilot Country Airport 65 DNL Noise Contour Map
Editor's note—Ord. No. 23-28, § 5(Att. A), adopted August 8, 2023, amended ch. 600 by the addition of § 605, including Maps 605-1—605-8, as herein set out.
APPENDIX A - DEFINITIONS
Airports. For the purposes this Code, Section 605 Airport Overlay Protection Districts, the following words shall be defined as follows:
1.
Aeronautical Study. A Federal Aviation Administration study, conducted in accordance with the standards of 14 C.F.R. part 77, subpart C, and Federal Aviation Administration policy and guidance, on the effect of proposed construction or alteration upon the operation of air navigation facilities and the safe and efficient use of navigable airspace.
2.
Airport. Any area of land or water designed and set aside for the landing and taking off of aircraft and used or to be used in the interest of the public for such purpose.
3.
Airport Elevation. The highest point of an airport's usable landing area measured in feet above Mean Sea Level.
4.
Airport Hazard. An obstruction to air navigation which affects the safe and efficient use of navigable airspace or the operation of planned or existing air navigation and communication facilities.
5.
Airport Hazard Area. Any area of land or water upon which an airport hazard might be established, if not prevented, pursuant to Chapter 333, Florida Statutes.
6.
Airport Protection Zoning Regulations. Airport zoning regulations governing airport hazards.
7.
Avigation Easement. An agreement that compels property owners to surrender their property's air rights to the government.
8.
Bird Balls. A floating bird and wildlife deterrent that rest on the surface of the water.
9.
CFR. Code of Federal Regulations.
10.
Decision Height. The height at which a decision must be made during all ILS instrument approach to either continue the approach or to execute a missed approach.
11.
Educational Facility. Any structure, land, or use that includes a public or private kindergarten through 12th grade school, charter school, magnet school, college campus, or university campus. The term does not include space used for educational purposes within a multi-tenant building.
12.
FAR. Federal Aviation Regulations, Title 14, Code of Federal Regulations. FAR Part 77 is entitled "Safe, Efficient Use, and Preservation of the Navigable Airspace".
13.
Minimum Descent Altitude. The lowest altitude, expressed in feet above Mean Sea Level, to which descent is authorized on final approach or during circling-to-land maneuvering in execution of a standard instrument approach where no electronic glide slope is provided.
14.
NAVAID. Navigational Aids (NAVAIDs) are physical devices on the ground that aircraft can detect and fly to.
15.
Object of Natural Growth. Any organism of the plant kingdom, including a tree.
16.
Non-Precision Instrument Runway. A runway having an existing instrument approach procedure utilizing air navigation facilities with only horizontal guidance, or area type navigation equipment, for which a straight-in non-precision instrument approach procedure has been approved, or planned, and for which no precision approach facilities are planned, or indicated on an FAA planning document or military service military airport planning document.
17.
Obstruction. Any existing or proposed object, terrain, or structure construction or alteration that exceeds the federal obstruction standards contained in 14 C.F.R. part 77, subpart C that obstructs the airspace required for flight of aircraft in landing and takeoff at an airport or is otherwise hazardous to such landing or takeoff of aircraft. The term includes: Any object of natural growth or terrain; Permanent or temporary construction or alteration, including equipment or materials used and any permanent or temporary apparatus; or Alteration of any permanent or temporary existing structure by a change in the structure's height, including appurtenances, lateral dimensions, and equipment or materials used in the structure.
18.
Precision Instrument Runway. A runway having an instrument approach procedure utilizing an instrument landing system (ILS) or a precision approach radar (PAR). It also means a runway for which a precision approach system is planned and is so indicated on an FAA-approved airport layout plan; a military service's approved military airport layout plan; any other FAA planning document, or military service's military airport planning document.
19.
Runway. A defined area on an airport prepared for landing and takeoff of aircraft along its length. Those existing or planned portions of each airport prepared for the landing and takeoff of aircraft, as shown on the approved airport layout plan of each publicly-owned airport, or those portions of each privately-owned airport prepared for the landing and takeoff of aircraft and identified as such by the Florida Department of Transportation.
20.
Utility Runway. A runway that is constructed for and intended to be used by propeller-driven aircraft of 12,500 pounds maximum gross weight and less.
21.
Visual runway. A runway intended solely for the operation of aircraft using visual approach procedures with no straight-in instrument approach procedures and no instrument designation indicated on an FAA approved airport layout plan, a military services approved military layout plan, or by any planning document submitted to the FAA by competent authority.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
601.1. - Intent and Purpose
The intent and purpose of the Traditional Neighborhood Development (TND) Standards is to provide design criteria and standards which implement the County's Comprehensive Plan in creating livable areas and communities through traditional design standards as described in Section 601.2.
601.2. - TND Principles
TNDs require efficient urban-growth patterns and ensure that each TND exhibits the following characteristics and conforms to the following design principles:
A.
Village or Town Centers with Mixed Uses. A mixture of nonresidential and residential uses of various densities, intensities, and types designed to promote walking between uses and a variety of transportation modes, such as bicycles, transit, and automobiles.
B.
Functional Neighborhoods. Residential areas are located and designed as neighborhoods, which embrace a full range of urban facilities, including neighborhood retail centers; a variety of housing types; public/civic space; and a variety of open-space amenities, schools, central water and sewer, and fire/safety accessibility.
C.
Walkable Streets. Integrated neighborhoods and a compact TND that design a community based on reasonable walking distances; the location of parking; and the design of streetlights, signs, and sidewalks.
D.
Interconnected Circulation Network. An interconnected street system that prioritizes pedestrians and bicycle features and links neighborhoods to shopping areas, civic uses, parks, and other recreational features.
E.
Respect for Natural Features. Development activity recognizes the natural and environmental features of the area and incorporates the protection, preservation, and enhancement of these features as a resource amenity to the development.
601.3. - Applicability
Town Center designated developments and zoning districts, where development is traditional neighborhood design or transit-oriented design (TOD), shall adhere to the TND standards section of this Code. Where the provisions of this Code, except the Life Safety Code, conflict with the TND requirements of this section, the TND requirements shall prevail. Provided; however, except where this section contains a specific standard or requirement that differs from, or conflicts with, a specific standard or requirement governing the same aspect of development that is located elsewhere in this Code (as determined by the subsection headings in this TND section), this section, and Section 601.4, shall not relieve a TND from compliance with the requirements of this Code or the requirement to seek variances or alternative standards from this Code where applicable.
For purposes of jurisdictional and geographic applicability, this section shall apply to all development on land within the jurisdiction of unincorporated Pasco County that is a Town Center designated development, traditional neighborhood design, or TOD designated development. This section shall apply in a municipality within the County, only upon the County and the municipality entering into an Interlocal Agreement providing for the application of this section, or portions thereof, within the municipality. For purposes of timing applicability, this section shall apply to development approvals containing Town Center designated development, traditional neighborhood design, TOD designated development, or a substantial modification thereof, for which a complete application has been filed or for which the approval has expired or been denied after December 6, 2005, unless the County and the applicant agree to an earlier application date. In addition, the County may apply this section to other development approvals containing a Town Center designated development, traditional neighborhood design, TOD designated development, or substantial modification thereof, for which a complete application has been filed or for which the development approval has expired or been denied after December 6, 2005, unless the County and applicant agree to an earlier application date. For development approvals containing Town Center designated development, traditional neighborhood design, or TOD designated development, this section shall govern in the event of a conflict between this section and prior development approvals.
601.4. - Alternate Design Standards
Any and all deviations to the TND standards, as required, shall be reviewed in accordance with Chapter 400, Section 407.5, Alternative Standards, of this Code.
Section 601.2, TND Principles, shall be used as the foundation for evaluating the alternate design standards. Deviations to the design standards must describe how the alternate design standards meet all principles in Section 601.2, TND Principles. The proposed alternate design standards should provide alternative design solutions that do not reduce the standards or level of design included in this section.
601.5. - Application Submittal and Processing Requirements
A TND shall undergo a two step land use plan submittal process. The following tables list the required information by stage for approval of a TND.
A.
Stage One, Zoning Review. This stage is during the rezoning review or rezoning amendment.
1.
Master Land Use Plan.
a.
Nonbinding graphic showing the detail of neighborhoods and the town center (where applicable).
b.
Parks and recreation plan.
c.
Zoning classification.
d.
Residential/nonresidential mix by neighborhood center and town center (where applicable). Indicate uses within 500 feet of a town center.
e.
Public facilities plans (this is not a technical submittal; it is for the applicant to address how utilities will be provided):
(1)
Water.
(2)
Wastewater.
(3)
Stormwater.
(4)
Emergency Services.
(5)
Solid Waste.
B.
Stage Two, Development Plan Review. This stage is at the preliminary plan review.
1.
Design Component Plan.
a.
Circulation. Location of major roads external to the site.
b.
Street Design.
(1)
Cross sections.
(2)
Traffic calming; describe the types being utilized, if any.
c.
Network Pattern.
(1)
A and B streets identified.
(2)
Block layout and dimensions.
(3)
Bike/pedestrian network.
(4)
Identify public-edge conditions.
(5)
Identify network connections (internal and external).
d.
Site Design and Lot Layout.
(1)
Identify block types.
(2)
Show joint access if applicable.
(3)
Identify the types of open space within neighborhoods and centers.
e.
Building Types.
(1)
Identify each block type that will be permitted by neighborhood, neighborhood center, and town center (where applicable).
(2)
Housing-type mix; i.e., multiple family, attached, detached housing, etc.
(3)
General description of the types of architectural style that will be included in neighborhoods, town centers, and neighborhood centers. It can be a list of types and not specificity to neighborhoods or centers.
f.
Create a signage plan for the town center and neighborhood center, which consists of the type, location, and materials that will be used for each center and any theming, wayfinding, and directional signage needed for the center.
601.6. - Site Design and Lot Layout
The following applies to all town centers, neighborhoods, and neighborhood centers within a TND:
A.
Form Requirements.
1.
Town Centers.
a.
Town Center Size. A town center shall be a minimum of 40 acres in size.
b.
Intent. A town center shall provide a mix of medium-density residential, employment, commercial uses, and civic uses.
(1)
Retail. A minimum of 25 percent of the total, buildable land area shall be developed as nonresidential uses. Vertically mixed-use buildings that provide retail uses on the ground floor shall count toward meeting this requirement. Additionally, a minimum of 30 percent and a maximum of 75 percent of the total nonresidential, including retail and office, floor space shall be constructed for retail uses.
(2)
Residential. A minimum of 25 percent of the total, buildable land area shall be developed as residential use.
(3)
Community Common Areas. A minimum of 15 percent of each town center shall be usable community common areas and open space accessible to the public. Two types of community common areas, as described below, are required. All community common areas shall be owned and maintained by the property owner, property owner associations, homeowners' associations, or similar entities.
(a)
A minimum of five percent of the total land area shall be provided in the form of greens, squares, and plazas.
(b)
A community park, a minimum of one contiguous acre in size, shall be provided within the land-use designation. Community parks shall include, at minimum, one shelter and walking paths/trails. Parks may also include open-play areas and ball fields.
2.
Neighborhood. TNDs shall be developed as a collection of neighborhoods that have been designed so that a majority of the housing units are within a walking distance or one-fourth mile radius of a neighborhood center.
a.
Neighborhood Size. A neighborhood shall be sized such that the majority of housing is within a walking distance or one-fourth mile radius of a neighborhood center.
(1)
Minimum Size: 40 acres.
(2)
Maximum Size: 160 acres.
The minimum and maximum size may include existing or approved neighborhoods that are connected to the TND and considered an integral part of the TND.
b.
Neighborhood Interconnection. Neighborhoods shall be connected by a system of interconnected streets that provide local public-road connections between all adjacent parcels and that is designed to discourage, and provide alternatives to, the use of the arterial roadway system.
c.
No Restricted Access to Neighborhoods. Access into and through the village neighborhoods shall not be restricted by gates or other security measures that would inhibit vehicular or pedestrian connectivity and accessibility. This regulation does not prohibit entry features for neighborhoods, provided that they do not restrict vehicular access to any person.
d.
Neighborhood Center.
(1)
Neighborhood Center Locational Requirements. Neighborhood centers shall be located within a one-fourth mile radius or walking distance for the majority of the residences within the neighborhood.
(2)
Co-Location of Neighborhood Centers. No more than two neighborhood centers may be located adjacent to one another.
(3)
Neighborhood Center Mix of Uses. Neighborhood centers shall have a core, which shall be a combination of at least two of the following uses: recreational space; public/civic use; or small-scale, neighborhood-oriented commercial uses. The size of each neighborhood center shall be determined during the master land use plan process and shall be based upon the size of the neighborhood and adequately sized to provide a public/civic focal point for the neighborhood.
(4)
Maximum Size of an Individual Retail Use. The maximum size of an individual retail use within a neighborhood center is 10,000 square feet. The maximum size of an individual retail use within neighborhood centers that have been co-located is 20,000 square feet.
B.
Development Block Structure. The following shall apply to a town center, all neighborhoods, and neighborhood centers located within a TND:
In order to create a system of land subdivision and development which links one neighborhood to another and to provide interconnected streets that are designed to balance the needs of all users, new development within the neighborhood centers and a town center, where applicable, shall be organized by development blocks to the maximum extent feasible given the topography and physical characteristics of each individual site. Flexibility to design each site to preserve on-site environmental resources and preservation areas is permitted through the development approval processes and the design criteria provided herein.
Development activity shall be modeled after the town center prototype (Figure 601.B), the traditional neighborhood prototype (Figure 601.C), and shall conform in all material respects to the principles illustrated in one or more of the following development block types:
1.
Mixed-Use Development Block with Surface Parking (Figure 601.D) and Mixed-Use Development Block with Structured Parking (Figure 601.E). The mixed-use development block accommodates a range of multiple family; retail; and mixed-use building types within the town center, including "anchor" retail, "out-parcel" or "liner" retail, and "main street" retail buildings.
2.
Retail Development Block (Figure 601.F). The retail development block accommodates a range of multiple-family residential, retail, and mixed-use buildings.
3.
Multiple-Family Development Block (Figure 601.G). The multiple family development block accommodates a range of multiple family building types, including multiplex, apartments, community residential homes, housing for older persons, and nursing and extended-care facilities.
4.
Attached, Detached, and Accessory-Unit Development Block (Figures 601.H, 601.I, 601.J, and 601.K). The attached, detached, and accessory residential development block accommodates a range of residential building types, including single-family detached and attached two-family, townhouses, and multiplex units that are four units or less per structure as well as accessory residential units.
C.
Use of Prototypes. Prototypes are described within a single-use prototype for illustrative purposes. Development applications for specific sites are required to assemble structures into mixed-use blocks or half blocks, as appropriate, for the site. Each site plan shall be required to identify how the proposed development, including buildings and structures, are assembled within a context that conforms in all material respects to the design standards for the block or half block within which the building occurs. Specific development block standards are located in Section 601.9.C.
D.
General Development Block Standards. The method of internal connection and linkages for neighborhood centers and a town center shall be based upon a prototypical block which represents an ideal development form. Blocks shall be designed to conform to a street pattern that is connected and may be in a gridiron, curvilinear, organic, radial, or any other style that provides internal connections and external linkages (See Illustration 601.D.1).
E.
Height.
1.
Mixed-Use Development Blocks and Retail Development Block. Building height shall range from a minimum of 24 feet, including parapet walls, for single-story buildings to a maximum height of 51 feet. The building height may be increased to a maximum of 70 feet within a town center when vehicular parking is provided within the building or as structured parking. The maximum height of a building is measured to include parking within the structure.
2.
Multiple-Family Development Block. Building height for a multiple family, single-use structure shall range from a minimum of 24 feet to a maximum height of 45 feet. The building height may be increased to a maximum of 65 feet when vehicular parking is provided within the building. The maximum height of a building is measured to include parking within the structure.
3.
Attached, Detached, and Accessory Block (Detached Units). Building height for detached units shall range from a minimum of 18 feet (one-story) to a maximum of 35 feet. Building height shall be further limited by the compatibility requirements of each individual site.
4.
Attached, Detached, and Accessory Block (Attached Units). Building height for attached units shall range from a minimum of 24 feet (two stories) to a maximum of 35 feet. Building height shall be further limited by the compatibility requirements of each individual site.
5.
Exceptions. The Planning Commission (PC) may grant an exception to the maximum height on a case-by-case basis during the master land use plan review process based upon the following findings:
a.
The increased height would not be incompatible with adjacent uses.
b.
The applicant has demonstrated that the granting of the exception(s) does not adversely affect the ability of the TND as a whole to meet the intent of the TND principles.
F.
Setbacks.
1.
External Compatibility Setbacks.
a.
When a nonresidential or multiple-family (apartment) use within a TND is abutting any residential property that is adjacent or external to a TND, there shall be an additional setback required for any yard of that use which is contiguous to the residential property as follows. When any side of a structure equal to or less than 35 feet in height abuts a residentially zoned property, that portion of the structure(s) shall be set back at a minimum of 20 feet.
b.
The specific minimum setbacks and other compatibility requirements for structures greater than 35 feet in height shall be determined during the rezoning process and shall become a condition of the zoning amendment. At a minimum, structures that are greater than 35 feet in height shall comply with the following building-height, transition-zone requirements:
Any structure greater than 55 feet is required to transition from the edge of the town center with buildings of shorter height located between the residential areas and the edge of the town center. If the edge of a town center is located on a major arterial or collector street, the shorter height adjacent to this roadway is not required; however, the requirement for the adjacent residential areas will remain. The intent is to provide an opportunity for this additional height to occur internal to the town center only and not along the perimeter boundary of the town center. There shall be at least one transition structure between the residential area and any building greater than 55 feet in height with a minimum height of 35 feet within the town center.
c.
Building Design. The side of the building that is facing or backing up to any residential development must be treated with the same architectural design standards as the front of the building.
2.
Mixed-Use Development Block and Retail Development Block. Building setbacks along "A" street frontages shall be a minimum of zero feet to a maximum of 15 feet. On arterial roadways, building setbacks along "A" street frontages shall be a maximum of 25 feet.
a.
A nonresidential or mixed-use structure is required to be located on a corner parcel at the intersection of two "A" streets and shall be set back a minimum of zero feet and a maximum of 15 feet for both the front and side yards.
(1)
Structures that are located on a corner parcel at the intersection of two "A" streets shall be set back a minimum of zero feet and a maximum of 15 feet for both the front and side yards. Side-yard setbacks apply to both primary structures and accessory structures.
(2)
Measured from the primary facade of the residential structure.
(3)
Garages served by a shared driveway that is located along the center line on the common-side lot line may encroach into the setback.
(4)
Front porches may encroach in the front-yard setback by five feet.
(5)
The finished floor of all detached residential units with a front setback ranging from ten to 15 feet must be elevated a minimum of three feet above finished grade. The finished floor of all attached residential units with a front setback ranging from five- to ten-foot standards must be elevated a minimum of three feet measured from the sidewalk.
(6)
The development must comply with those standards set forth in Section 902.2.
b.
An increase in the maximum setback may be approved by the PC for individual buildings that require additional setback from the property for pedestrian-oriented uses, such as outdoor dining and active-merchandise display and sales as permitted to promote pedestrian activity.
3.
Multiple-Family Development Block. Building setbacks along "A" street frontages shall be a minimum of zero feet to a maximum of 15 feet.
FIGURE 601.A
TRADITIONAL TOWN CENTER
FIGURE 601.B
TOWN CENTER PROTOTYPE
FIGURE 601.C
TRADITIONAL NEIGHBORHOOD PROTOTYPE
FIGURE 601.D
MIXED-USE COMMERCIAL (WITH RETAIL ANCHOR)
FIGURE 601.E
MIXED-USE DEVELOPMENT BLOCK (WITH STRUCTURED PARKING OPTION)
FIGURE 601.F
RETAIL DEVELOPMENT BLOCK
FIGURE 601.G
MULTIPLE-FAMILY DEVELOPMENT BLOCK
FIGURE 601.H
DETACHED RESIDENTIAL: FRONT-LOADED RESIDENTIAL DEVELOPMENT
FIGURE 601.I
DETACHED RESIDENTIAL: REAR-LOADED RESIDENTIAL DEVELOPMENT
FIGURE 601.J
ATTACHED RESIDENTIAL: DUPLEX AND QUAD-RESIDENTIAL DEVELOPMENT
FIGURE 601.K
ATTACHED, DETACHED, AND ACCESSORY RESIDENTIAL DEVELOPMENT
G.
General Site-Design Standards: Town Centers.
1.
Building Frontage. Building frontages shall occupy no less than 75 percent of a block's "A" street frontage. On arterial roadways, building frontages shall occupy no less than 66 percent of a block's street frontage.
2.
Adjacent Building Types. Urban Form. Similar building types shall generally face across streets; e.g., detached residential shall face detached residential and attached residential shall face attached residential. Dissimilar building types, when adjacent; e.g., attached residential adjacent to multistory structure, shall abut at rear lot lines separated by a shared alley, service drive, or common wall. Each of the following shall be considered dissimilar building types: detached residential, detached nonresidential, attached residential, and any multistory structure greater than two stories regardless of use.
3.
Screening. Trash, recycling receptacles, loading docks, service areas, and other similar areas must be located in parking areas or in a location that is not visible from "A" street frontages, and must be screened to minimize sound to and visibility from residences and to preclude visibility from adjacent streets. Service areas shall be screened by a masonry wall and landscape buffer. The wall shall be a minimum of one foot higher than that which is being screened not-to-exceed ten feet in height using architectural design, materials, and colors that are consistent with those of the primary surrounding structure. The landscape buffer shall be a minimum of five feet in width and a minimum of three feet in height.
4.
Equipment Screening. Mechanical equipment at ground level shall be placed on the parking lot side of the building away from view from adjacent "A" street frontage and shall be screened from view of any street by fencing, vegetation, or by being incorporated into a building. All loading, service, and trash collection shall be accessed from "B" streets or alleys.
5.
Rooftop Equipment. All rooftop mechanical equipment shall be integrated into the overall mass of a building by screening it behind parapets or by recessing it into the roof structure.
6.
Utilities. All internal subdivision utilities shall be located underground.
7.
Parking. Parking lots shall be located at the rear and side of primary buildings. Building frontage requirements enforce this requirement.
H.
General Site-Design Standards: Residential.
1.
Residential Development. The location of residential development lots shall be configured to meet the following standards in all material respects:
Residential lots shall be arranged in a contiguous pattern and shall be clustered in such a way as to preserve the function, purpose, and integrity of the on-site natural resource and environmental systems to the maximum extent practicable. The location of residential development lots shall minimize disturbance to woodlands, wetlands, and other natural features.
2.
Utilities. All internal subdivision utilities shall be located underground.
3.
Location of Highest Density. Within each neighborhood, higher-density, residential-housing types shall be located closer to the neighborhood center and town center (where applicable).
I.
Special Site-Design Considerations/Block Configuration.
1.
Schools/Parks (Figure 601.L). Developments that incorporate or are adjacent to a school or a park site, including any stormwater facilities that are included with or adjacent to the school or park, that is larger than one-half acre in size, shall configure the development blocks in such a manner as to create a "public-edge condition" between the school or park site and the development block(s). A "public-edge condition" requires that the development blocks that are adjacent to the school or park site shall be designed such that a public street which forms the edge of the block shall be located between the school or park site and the lot(s) or building site(s) within the development block. The orientation of all of the primary structures on such lot(s) or site(s) shall be toward the street.
FIGURE 601.L
SCHOOL/CIVIC DEVELOPMENT BLOCK
2.
Golf Courses (Figure 601.M). Golf courses using best management practices may be designed to be located adjacent to a neighborhood within the open-space areas in which case they shall be treated as a "private-edge condition" or they may be integrated into the neighborhood in which case they shall be treated as a "public-edge condition" for a minimum of 50 percent of the perimeter of the fairway/course. The public-edge requirement shall be measured based upon the total perimeter of the areas within the neighborhood that are regulated under this standard and not each feature individually.
a.
Private-Edge Condition. Development blocks that are adjacent to a golf course in a "private-edge condition" are permitted to have a single row of lots or building sites adjacent to the golf course.
b.
Public-Edge Condition. Development blocks that are adjacent to a golf course that require a "public-edge condition" shall be designed such that a public street or multiuse trail, which forms the edge of the block, shall be located between the golf course and the lot(s) or building site(s).
FIGURE 601.M
NEIGHBORHOOD WITH GOLF RESIDENTIAL
3.
Environmental Protection Area/On-Site Water Bodies. Developments that incorporate, or are adjacent to, an area that is to be preserved as an environmental protection area or lake amenity shall be required to configure the development blocks in such a manner as to create a "public-edge condition" for a minimum of 50 percent of the perimeter of either the environmental protection area(s) or the lake(s)/pond(s). This requirement shall be measured based upon the total perimeter of the areas within the TND that meet this criteria and not each feature individually.
601.7. - Traffic Circulation
A.
Access and Circulation. Access and circulation requirements and design shall be as required by this Code, Section 901.3, Access Management, except as modified herein for the TND.
B.
Mobility Standards.
1.
A highly interconnected street and pedestrian network is central to creating walkable communities.
2.
The streets within the TNDs shall provide accessibility and mobility for those living and working in the area, those visiting the area, and those passing through the area.
3.
Streets shall be considered public outdoor rooms with structures on either side representing the walls; paving surface and landscaping representing the floor; tree canopy representing the ceiling; and lighting, signage, and benches representing the furniture. Like public spaces, streets shall be designed to create rooms for public movement and gathering.
4.
The County hereby finds and determines that the following standards for street-network connectivity, street widths and design, intersection design, and traffic-calming measures will enhance the safety and efficiency of access to adjacent areas, while promoting pedestrian activity and transit utilization.
5.
Except as otherwise provided by this section, all transportation and mobility standards shall be in accordance with this Code.
C.
Street Design Standards. In order to create a system of land subdivision and development which links one neighborhood to another and to provide interconnected streets that are designed to balance the needs of all users, new development within the neighborhood centers and a town center (where applicable) shall be organized by development blocks to the maximum extent feasible given the topography and physical characteristics of each individual site. Flexibility to design each site to preserve on-site environmental resources and preservation areas is permitted through the development approval processes and the design criteria provided herein.
1.
Support of Adjacent Land Uses. The choice of street cross-sectional elements and minimum street-design specifications shall provide safe and efficient access for vehicles, including transit, bicyclists, and pedestrians. First and foremost, street design shall be connected to and shall support the land uses that the street will serve. For example, narrower streets are appropriate for medium- to low-density residential areas, while wider streets with on-street parking or medians are appropriate for high-density residential, commercial, industrial, and mixed-use areas.
2.
Minimum Street Design Specifications. All streets shall be designed in accordance with the following minimum specifications as depicted in Table 601.A and Figures 601.N through 601.S. These street standards are hereby called the TND street standards, and lane widths and required rights-of-way are established herein. The figures and illustrations are intended to give clear direction as to the intent of the street cross-section requirements. The figures and illustrations are intended to supplement and clarify the written text. In the event a figure or illustration conflicts with written text, the written text shall prevail.
3.
Alternative Street Designs. Alternative street designs may be approved by the PC where the design is found to be consistent with the intent of the zoning district and is found to further the design standards included herein. Standards may include modifications to street types, consideration for one-way streets, and arterial streets where such roadways are able to reinforce the design principles of a TND. One-way streets must have at least one public-facing edge that may be a park, open space, or environmental area. Arterial streets and major collectors should be designed with context-sensitive principles, which may include decreasing right-of-way and cross-section widths, lowering design speeds, and incorporating traffic-calming designs. In addition, the County may adopt, by resolution, alternative typical sections for arterial and major collector roadways with context-sensitive design standards.
FIGURE 601.N
AVENUE
FIGURE 601.O
MAIN STREET
FIGURE 601.P
ROAD
FIGURE 601.Q
LANE
FIGURE 601.R
ALLEYS
FIGURE 601.S
MULTIUSE TRAIL
TABLE 601.A
CHARACTERISTICS OF STREET TYPES
a.
Under circumstances of extreme constraint, including constraints of environmentally sensitive areas, the minimum pavement width for a multiuse trail of 12 feet may be reduced to ten feet if approved by the PC as an alternate standard.
b.
Textured pavers, mortared boulders, and rumble strips that include a mountable curb of at least four inches may be permitted to meet the turning radius of the road. Only one vehicle must be accommodated within the regular pavement.
c.
Parking is measured to the face of the curb.
4.
Design and Construction of the Street Network. Design and construction of the street network and the streets is limited by the following standards:
a.
Eighty-five percent of the detached residential units within a neighborhood shall be served by a lane.
b.
Turning radii shall reflect the minimum required for 90 degree turns for WB40' design vehicles, assuming encroachment into the full, next, adjacent vehicular lane. Other standards, such as angles and lengths of tapers and stacking-area length for left-turn lanes, are dependent on the expected mix and level of traffic and turning volumes.
c.
On streets with on-street parking (avenue, main street, lane with parking), within every 125 linear feet of on-street parking, on-street parking shall cease and the curb shall extend to the travelway for a length of 25 feet, including tapers. The resulting bulb-out shall be landscaped with a street tree.
d.
On all "A" street block faces, there shall be a maximum of two access drives/curb cuts.
e.
Regarding street-design elements not specified in the TND street standards, final street design for all streets shall encourage pedestrian and bicycle safety and comfort through the application of minimum standards for vehicles.
f.
The TND street standards are typical, thus shall be modified to accommodate special circumstances. Such modifications shall be reviewed by all pertinent County departments and shall be approved by the PC.
5.
Sidewalks and Other Pedestrian Walkways. Sidewalks and other pedestrian walkways shall meet the following, minimum design standards:
a.
Sidewalk design shall comply with the TND street standards and shall be a minimum of five feet wide when not located on street curbs and six feet wide when located on street curbs. Within 1,320 feet of a school site or planned future school site, sidewalks that lead to the school shall be seven feet in width and not located on street curbs. The Sidewalk design shall comply with the Americans with Disabilities Act (ADA) and Florida Accessibility Code standards. When multiuse trails are utilized to achieve pedestrian network standards, they shall comply with the ADA and Florida Accessibility Code standards.
b.
As required in the TND street standards, sidewalks are required on both sides of every street. The 14-foot sidewalk section provided is required for all zero foot front-setback buildings and available to all nonresidential parcels and residential parcels that are 60 feet wide or less. The entire 14-foot sidewalk area, except tree-planting areas, shall be finished with an appropriate sidewalk pavement.
c.
Sidewalks shall be well lit with pedestrian lighting that is decorative and complements the architecture within the TND and has a minimum height of 12 feet. The light omitted from pedestrian lighting shall not shine into adjacent residential homes.
d.
When pedestrian crossings are provided at midblock locations, raised crosswalks (or other traffic-calming measure(s) identified in this section) shall be located at all points where the pedestrian crossing traverses the lane of vehicle travel. When pedestrian crossings are provided at intersection locations, the requirements in intersection design and traffic calming shall be followed.
e.
In special areas designed as permanent or occasional plaza areas, curbs between on-street parking and sidewalk are optional. Curbs are optional only in limited special areas as permanent or occasional plaza areas; on only the main street, road, and lane-street types; and shall have design speeds of 25 mph or less.
f.
The sidewalk and pedestrian walkway standards are typical, thus shall be modified to accommodate special circumstances. Such modifications shall be reviewed by all pertinent County departments (Planning and Growth Management, Development Services Branch [Public Works Department and Engineering Services Department], Emergency Services Department, Sheriff's Office, and Solid Waste and Resource Recovery Section) and shall be approved by the PC.
6.
Right-of-Way Landscaping.
a.
The TND street standards denote appropriate locations for street trees and other landscaping. Parcels that front streets shall be built to street cross-section standards. Within the TND street buffer tree zones and landscaping areas, trees shall have a minimum two-inch caliper trunk and be of Florida No. One grade per "Grades and Standards for Nursery Plants," Florida Department of Agriculture and Consumer Services (FDACS). All landscaping shall meet FDOT visibility standards and not obstruct the view of any traffic-control devices.
b.
Tree Spacing. For "A" streets, one street tree shall be planted approximately 30 to 40 linear feet, frontage, or fraction thereof, taking into consideration the type of plant species. For "B" streets and residential streets, one street tree shall be planted 40 to 60 feet on center, taking into consideration the type of plant species. Street trees shall be planted a minimum of ten feet from any above-ground utility, such as transformer pads and fire hydrants.
c.
Street trees shall be installed in tree pits with irrigation and subdrainage as applicable.
d.
Traffic-calming measures that create landscaping opportunities (midblock bulb-outs, gateways, chicanes, and midblock yield points) shall be landscaped. All landscaping design shall be in accordance with appropriate regulations of this Code. Modifications of these standards shall be reviewed by all pertinent County departments and shall be approved by the PC. All landscaping shall meet FDOT visibility standards and not obstruct the view of any traffic-control devices.
e.
All streets shall be lit through decorative street lamps that are appropriate for surrounding architecture and conform to County standards. Streetlights shall be between 15 feet and 24 feet in height. Silver, cobra-headed and shoebox-type fixtures shall be prohibited.
7.
Continuation of Street Pattern Between Phases. The street layout of subsequent phases shall be connected with the street system of previous phases.
8.
Intersection Design. The design of intersections shall balance the needs of all street users, including pedestrians and bicyclists. Safe pedestrian crossings shall be included on every arterial and collector.
a.
Dedicated Turning Lanes.
(1)
To promote mobility and accessibility, dedicated left-turn lanes shall be provided at all intersections on "A" streets where turn-lane warrants are expected to be met or are required by the County Engineer. No left-turn lanes are permitted on the lane street type.
(2)
On street types with medians (avenue), the median shall be narrowed to allow the left-turn lane without disrupting on-street parking and bulb-outs.
(3)
On street types without medians and with on-street parking (main street, lane with parking), on-street parking shall cease a safe distance from the intersection and travel lanes shall shift to allow for a dedicated left-turn lane. See Illustration A.
(4)
Double left-turn lanes and dedicated right-turn lanes shall be prohibited, except in extraordinary circumstances and with the permission of the County Engineer.
b.
Bulb-Outs. Bulb-outs are curb extensions at intersections that reduce roadway width curb-to-curb, depicted in Illustration B. Bulb-outs are encouraged where possible. At a safe distance from the intersection, on-street parking shall cease and the curb shall be extended to the travel lane.
(1)
Medians. On street types with medians, TND street standards allow for a ten-foot median at intersections after a left-turn lane has been provided. Construction and landscaping of these medians shall provide a midintersection pedestrian refuge.
(2)
Roundabouts. A roundabout is a raised circular structure constructed at a three-way or four-way intersection, depicted in Illustration C. Urban, single-lane roundabouts may be installed in all areas; mini-roundabouts may be constructed at intersections of lane with parking and lanes only. Roundabout design shall comply with all applicable County, State, and Federal design guidelines such as the Federal Highway Administration's Roundabouts: An Informational Guide. Urban, single-lane roundabouts shall be designed to minimum WB40' standards.
(3)
Raised intersections. As described in traffic calming, each intersection of two "A" streets within the town center shall be designed and constructed as a raised intersection with textured pavement, regardless of traffic conditions. Other intersections within the town center may also be designed as raised intersections.
c.
The intersection design standards are typical, thus shall be modified to accommodate special circumstances. Such modifications shall be reviewed by all pertinent County departments and shall be approved by the PC.
9.
Alleys. Alleys shall be required for residential housing that has a lot width of 50 feet or less. When provided, alleys shall be in accordance with the alley street standard as provided in the TND standards. The minimum right-of-way width for an alley includes an additional ten feet, which may comprise of any of the following: stamped, decorative, or scored concrete paving and/or sod. The ten feet of sodded area within the right-of-way must be held in common form of ownership for maintenance.
ILLUSTRATION A
ON-STREET PARKING CESSATION
ILLUSTRATION B
BULB-OUTS
ILLUSTRATION C
ROUNDABOUT
10.
Street Standards for Promotion of Transit. Development within the TND shall allow and promote efficient transit-service opportunities.
a.
Required Transit Facilities.
(1)
Town Center. A town center shall be considered a major stop on the existing or future local-transit network. Transit-stop facilities shall be integrated into the design of a town center, centrally located and easily accessible for pedestrians walking to or from the surrounding neighborhoods.
(2)
Neighborhood Centers. Each neighborhood center shall have at least one transit-accessory pad designed as a primary local stop, which shall include shelter, transit-route information, seating, trash receptacle, bicycle rack, and adequate lighting. The developer and representatives of Pasco County Public Transportation shall choose the design of the transit shelter. If determined by the PC that the public-transit facilities are not needed for a neighborhood center, the County Administrator or designee may waive the primary local-stop requirement.
b.
The design of transit stops, connections, and infrastructure shall be consistent with the pedestrian accessibility provisions contained in the Florida Accessibility Code, ADA requirements, and the County's adopted transit infrastructure guidelines.
c.
Transit stops shall be located on the street and should be located near pedestrian, bicycle, and multiuse trail connections.
d.
Connections between transit stops and sidewalks shall be paved. Connections between transit stops and main entry points for nearby nonresidential buildings and recreational areas shall be clearly marked.
e.
Corner Radii. Turning radii shall reflect the minimum required for 90 degree turns for WB40' design vehicles, assuming encroachment into the full, next, adjacent vehicular lane.
11.
Traffic Calming. All streets within the TND shall be constructed and designed to encourage appropriate vehicle speeds and other driver behavior that promote the safety of pedestrians and bicyclists.
a.
Traffic-calming measures described in Table 601.C may be used to modify vehicle speeds and other driver behavior. A "Y" means that the device is permitted, while an "N" means that the device is not permitted.
b.
Traffic-calming measures may be incorporated into the street standards design, with the selection of appropriate measures matched to permissible street standards. Traffic calming shall be installed on streets with unsafe conditions for pedestrians, including street crossings longer than 40 feet without a pedestrian refuge, sidewalks that are narrower than five feet or absent, sidewalks directly adjacent to traffic with average speeds higher than the posted speed limit, any street with average traffic speeds higher than 125 percent of the posted speed limit, and other conditions deemed unsafe by the County Engineer or designee.
c.
The choice, design, and installation of traffic-calming measures on any collector or arterial road shall be balanced with its regional vehicle, traffic-carrying role.
d.
The planning and installation of traffic-calming measures shall respect the presence of driveways, drainage structures, and intersections.
e.
When textured pavements and or raised intersections are used, provisions shall be made in the design to provide for any and all required pavement markings in accordance with the Federal Manual on Uniform Traffic Control Devices.
TABLE 601.C
TRAFFIC CALMING MEASURES
D.
Network Pattern Standards.
1.
General Purposes.
a.
A highly interconnected street and pedestrian network is central to creating a walkable community and to help minimize automobile trip lengths.
b.
The streets within the town center and neighborhood center shall provide accessibility and mobility for those living and working in the area, those visiting the area, and those passing through the area.
c.
Streets shall be considered public outdoor rooms with structures on either side representing the walls; the paving surface and landscaping representing the floor; tree canopy representing the ceiling; and lighting, signage, and benches representing the furniture. Like public spaces, streets shall be designed to create rooms for public movement and gathering.
d.
The following standards for street network connectivity, street widths and design, intersection design, and traffic-calming measures will enhance the safety and efficiency of access to adjacent areas, while promoting pedestrian activity and transit utilization.
e.
The following standards for street network connectivity, street widths and design, intersection design, and traffic-calming measures will enhance the safety and efficiency of access to adjacent areas, while promoting pedestrian activity and transit utilization.
2.
Block Size. The size, location, and placement of blocks shall respect natural features by recognizing the natural and environmental features of the area and incorporating the protection and preservation of these features as an amenity to the development, where such protection is required by applicable environmental regulations. The relative size and functional value of each feature shall be assessed as a part of the site-design process to determine the protection measures required. Within town centers and neighborhood centers, the following block-size limitations shall apply:
a.
For commercial, apartments, and mixed-use development, the range of the block length which is preferred shall be from 500 to 700 feet, including alleys that may bisect the block, and the preferred half-block width shall range from 250 to 350 feet.
b.
For attached and detached residential uses, the range of the block length shall be from 400 to 600 feet, including alleys that may bisect the block, and the preferred half-block width shall range from 200 to 300 feet.
For neighborhoods, a maximum block perimeter shall be no more than 2,100 feet. Pedestrian breaks and pedestrian access must follow the ranges provided in Subsections 60.1.7.D.2.a and 607.1.D.2.b.
3.
Designation of "A" Streets and "B" Streets within Town Centers.
a.
All streets within a town center, excluding alleys, shall be designated as an "A" street or a "B" street on the master land use plan.
b.
"A" streets are intended to be the primary pedestrian-oriented streets that provide a mix of uses promoting pedestrian activity, cycling, and transit. These streets have building-frontage requirements that place buildings close to the street and restrict parking and service uses along them.
c.
"B" streets are intended to provide vehicular and service access to development blocks. These streets have no building-frontage requirements. While "B" streets are not intended to be primary pedestrian streets, at a minimum they must include sidewalks and street trees in accordance with specified street-design standards.
d.
In order to maximize the pedestrian-friendly character of new development, the lineal footage of "B" streets shall not exceed 35 percent of the total linear length of all new streets.
e.
"B" streets may be designated by individual block faces; however, no block face shall be split by "A" street and "B" street designations.
4.
Street Network Connectivity.
a.
External Connections. Internal streets shall be designed to provide vehicular connections from the town center to adjacent collector and arterial roadways, these connections shall number at least two. For the extent of all external connection streets, a sidewalk shall be included in the external connection street cross-section or a multiuse trail shall run roughly parallel and within one-fourth mile of the external connection streets.
b.
Street Network Standards.
(1)
The street network shall provide direct vehicular pathways between the town center and all neighborhood centers within a TND.
(2)
Within neighborhood centers and town centers, the street network shall be in a block pattern. The block length shall range from 500 to 700 feet, including alleys that may bisect the block, and the half-block width shall range from 250 to 350 feet. The ideal street pattern is internally connected and may be in a gridiron, curvilinear, organic, radial, or any other style that provides for internal connections and external linkages. Street network pattern types are illustrated in Illustration 601.D.1.
(3)
Within neighborhoods the following standards shall apply:
(a)
The ideal street pattern is internally connected and may be in a gridiron, curvilinear, organic, radial, or any other style that provides for internal connections and external linkages. Street network pattern types are illustrated in Illustration 601.D.1.
(b)
The street network shall respect topography and physical characteristics, thus the street network pattern may be modified due to topography, physical characteristics, or to protect designated environmental resources.
(c)
Dead-end streets shall be prohibited, except when necessary next to geographical features. An individual neighborhood shall not be designed to include more than two dead-end streets or cul-de-sacs. At the neighborhood plan stage, exceptions to the number of cul-de-sacs may be considered if geographical features, such as existing lakes and wetlands, dictate that the use of cul-de-sacs cause the least impact on the land and internal street connectivity. A dead-end street or cul-de-sac shall not exceed 1,000 feet in length. Turning radii of a cul-de-sac shall reflect the minimum required for 90-degree turns for emergency vehicles.
(d)
An intersection shall occur on every street within the neighborhood at least every 1,000 feet.
(e)
The neighborhood center should be located at the intersection of at least two streets. None of the streets shall terminate in a cul-de-sac within one block of the neighborhood center.
ILLUSTRATION 601.D.1
STREET NETWORK DESIGN PATTERNS
c.
Pedestrian Network Standards.
(1)
The following standards shall apply:
(a)
The pedestrian network shall provide direct pedestrian and bicycle pathways between and among the town center, all neighborhood centers, public and private schools, and recreational spaces greater than or equal to five acres in size within a TND.
(b)
The pedestrian network shall be in a connected block pattern throughout the developed area. Intersections of pedestrian facilities shall occur on every pedestrian facility every 500 feet at a minimum.
(c)
The following elements qualify as a pedestrian facility and may form a side of a block: (1) continuous sidewalks along roadways, (2) alleys less than or equal to 500 feet in length, (3) pass-throughs located at midblock locations or at cul-de-sac heads, (4) board-walks, and (5) multiuse trails.
(d)
The following elements do not qualify as pedestrian facilities and may not form a side of a block: (1) recreational or open space without a designated pedestrian or multiuse path; (2) alleys greater than 500 feet in length; and (3) trails, sidewalks, and boardwalks that dead-end.
(e)
Pedestrian network standards may be modified under the following circumstances: (1) board-walks crossing environmental areas are physically impractical due to required length or (2) boardwalks crossing environmental areas are prohibited due to avoidable impacts to wetlands or native habitat.
E.
Parking. Parking and loading requirements and design are required per this Code, Section 907.1, Off-Street Parking, Loading and Unloading Regulations, as modified by the following for development within the TND.
1.
Alleys. The function of alleys shall not be obstructed for service-area use and vehicular access; therefore, vehicular parking shall be prohibited on any alley.
2.
Off-Street Parking Ratios. The parking ratio requirements contained in this Code, Section 907.1, shall not apply in the neighborhood center and town center. In lieu of said requirements, the following shall apply:
a.
Single, Two-Family, and Multiple-Family Dwellings. A minimum of one off-street parking space for each dwelling unit. Tandem parking of two vehicles associated with an individual dwelling unit may be permitted.
b.
All other permitted or permissible uses:
(1)
There shall be no off-street parking requirement for those uses that occupy a structure of less than 5,000 square feet in floor area.
(2)
For all other uses, the total quantity of required parking, as set forth in this Code, Section 907.1, Off-Street Parking, Loading and Unloading Regulations, shall be reduced by up to 50 percent.
3.
Vehicular Parking Requirement Reduction Methods. The oversupply of vehicular surface-parking area detracts from the pedestrian orientation of the town center. Vehicular parking requirements shall be reduced through the following methods, as applicable:
a.
On-Street Parking Credit. After calculating the required, minimum number of off-street vehicle parking spaces on a one for one basis, credit for off-street parking spaces shall be given for each adjacent on-street parking space. When an extended parcel line splits an on-street parking space, that space shall be deducted from the parking requirements of the parcel that fronts the majority of the on-street parking space. On street types with parking on only one side, on-street parking spaces shall be evenly distributed among parcels on both sides of the street.
b.
Shared Parking. The County Administrator or designee may approve shared parking facilities for developments or uses with different operating hours or different peak-business periods if the shared parking complies with the all of the following standards:
(1)
Ineligible Activities. Shared parking may not be used to satisfy the off-street parking standards for upper-story residential uses. Required parking spaces reserved for persons with disabilities may not be located off site. There shall be no off-street parking requirement for those uses that occupy a structure of less than 5,000 square feet in floor area.
(2)
Location. Shared parking spaces must be located within 600 feet of the primary entrance of all uses served. Required parking spaces reserved for persons with disabilities shall meet all requirements of the Florida Accessibility Code.
(3)
Zoning Classification. Shared parking areas for uses located in a nonresidential district shall not be located in any residential district.
(4)
Shared Parking Study. Those wishing to use shared parking as a means of satisfying off-street parking requirements must submit a shared parking analysis to the County Administrator or designee that clearly demonstrates the feasibility of shared parking. The study must be provided in a form established by the County Administrator or designee and made available to the public. It must address, at a minimum, the size and type of the proposed development, the composition of tenants, the anticipated rate of parking turnover, and the anticipated peak parking and traffic loads for all uses that will be sharing off-street parking spaces.
(5)
Agreement for Shared Parking. A shared parking plan shall be enforced through a written agreement among all owners of the property to be served by the shared parking area. The owner(s) of the shared parking area shall enter into a written agreement acceptable to the County Attorney's Office and the County with enforcement running to the County and providing that (1) the land comprising the parking area shall never be disposed of, except in conjunction with the sale of the building which the parking area serves so long as the facilities are required; (2) that the owner agrees to bear the expense of recording the agreement; and (3) that such agreement shall bind his or her heirs, successors, and assigns. A recorded copy of an attested copy of the agreement between the owners of record shall be submitted to the County Administrator or designee. Recordation of the agreement must take place before issuance of a Building Permit for any use to be served by the shared parking area. A shared parking agreement may be revoked only if all required off-street parking spaces will be provided on site in accordance with the off-street parking schedules in this section. The written agreement shall be voided by the County if other off-street facilities are provided in accordance with these regulations.
(6)
Change in Use. Where the uses subject to a shared parking agreement change, the County Administrator or designee shall have the authority to require a revised shared parking study and a new shared parking agreement when the revised shared parking study indicates additional parking is required.
4.
Vehicular Parking Requirement Expansion Methods. Within a town center, the County Administrator or designee may approve installation of more than the minimum required number of vehicular parking spaces in surface lots, up to 120 percent of the minimum required number of vehicular spaces as required in Section 907.1, if the property owner provides the site-design amenities as described below. Since additional parking spaces in surface lots detract from the pedestrian and bicycle orientation of the town center, the additional site-design amenities seek to re-establish the balance. For the County Administrator or designee to approve up to 120 percent of the minimum number of required vehicular parking spaces, 100 percent of the landscaping required by this Code, Section 905.2 shall qualify as Florida Fancy grade per "Grades and Standards for Nursery Plants," FDACS. In addition, where a landscaped area median between abutting tiers of parking is provided, one canopy tree shall be provided for each 30 lineal feet of such landscaped area. Required parking landscape areas may be relocated to other portions of the site, provided that the tree canopy at five years is greater than or equal to the tree canopy resulting under this Code, Section 905.2.
601.8. - Landscaping and Open Space.
A.
Special Landscape Requirements.
1.
Landscape Requirements for Neighborhood Center and Town Center. The following landscaping requirements shall apply within the neighborhood center, town center, and shall modify applicable requirements of this Code, Section 905.2:
a.
No street buffer and project-boundary buffer landscaping shall be required for commercial, office, industrial, and multiple-family uses that are built on a block that conforms to the preferred block length and width. These areas shall follow the street planting guidelines as detailed in Table 601.A.
b.
Where a building is located within five feet or less of a sidewalk or right-of-way line, no street buffer landscaping is required; however, this area shall be filled in with a decorative, hard surface. Where a building is located more than five feet from a sidewalk or right-of-way, the street landscaping shall be provided by at least one of the following:
(1)
Planters may be located within the front setback, one planter per 20 linear feet of storefront. The planters shall be filled with flowers, ground cover, and similar landscaping. All planters shall be irrigated with an automatic-drip irrigation system.
(2)
When buildings are being brought up to the street and utilizing a build-to-line, an urban buffer should be considered as an alternative to the required front-buffer standards. The required front buffer for an urban-type development shall be allowed to provide potted plants that total, at a minimum, a 45-inch pot per 20 linear feet. If a mix or combinations of potted plants are being used to meet this standard, varying heights and sizes with a minimum size of a 15-inch planter and a minimum plant material of one gallon or four-inch annuals should be utilized. All planter pots should be irrigated with an automatic-drip irrigation system.
Any pavement materials used shall comply with the pedestrian accessibility provisions contained in the Florida Accessibility Code and ADA requirements.
2.
Native Landscaping Requirements. Within the TND, the use of native, drought-resistant vegetation shall be utilized. A list of native plants is specified by the Florida Native Plant Society's "Native Plants for Landscaping Florida" or the Southwest Florida Water Management District.
3.
Water-Efficient Landscaping Regulations. It is the intent of this section to require resourceful landscape planning, installation of water-efficient irrigation, and to encourage appropriate maintenance measures to promote conservation of water resources.
B.
Public-Space Standards.
1.
A minimum of five percent of the total land area of each town center shall be public spaces, which shall be provided in addition to Section 601.8.C, Park Space Standards. Public spaces shall take one or more of the following forms and shall be located within a block:
a.
Green. A public space available for unstructured recreation, bounded on at least two sides by streets with facing buildings on all sides. A green is landscaped with lawns and trees, including existing or natural vegetation, paths, and trails. The minimum size shall be one acre.
b.
Square. A public space located at the intersection of streets and bounded on at least two sides by streets with facing buildings on all sides. A square includes paved walks; lawns; trees; and ornamental structures, such as fountains and gazebos. The minimum size shall be one-half acre and the maximum size shall be five acres.
c.
Plaza. A public space at the intersection of streets devoted to civic purposes and temporary commercial activities, such as craft shows, farmers markets, etc. A plaza is surrounded by streets with facing buildings or may abut a civic structure with streets on the remaining sides and includes lawns; trees; walks; ornamental structures, such as fountains and gazebos; buildings; and durable pavement for parking. The minimum size shall be one-half acre and the maximum size shall be two acres.
C.
Park Space Standards. The following park space standards shall replace Section 905.1, Neighborhood Parks, to provide for a variety of parks that will complement a TND:
1.
Residential Level of Service Requirements.
a.
Residential development shall provide a minimum of five percent of a neighborhoods gross acreage toward on-site parks.
b.
Locational Criteria. All residential units shall be located no more than one-eighth mile walking distance from a park.
TABLE 601.D
PARKS CLASSIFICATION TABLE FOR RESIDENTIAL DEVELOPMENT
c.
Trails. Multipurpose trails are encouraged throughout a TND; however, they may not count towards the required parks percentage per development.
d.
Maintenance. A community development district or other funding mechanism approved by the County shall maintain all parks.
e.
Stormwater Facilities. Any stormwater facility that is included within a park must be designed as an amenity without a fence and must be landscaped. Stormwater facilities underground pipes are not to be calculated into determining the size of the facility.
f.
Golf courses and associated clubhouses shall not qualify as recreational space.
601.9. - Building Design Standards
A.
Architectural and Design Standards for Nonresidential and Multiple-Family Development. All new nonresidential, mixed-use, and apartment-building development within the TND shall comply with the following standards:
1.
Public Entrance. Buildings that are open to the public shall have an entrance for pedestrians from the street to the building interior. This entrance shall be designed to be attractive, functionally be a distinctive and prominent element of the architectural design, and shall be open to the public during business hours. Buildings shall incorporate lighting and changes in mass, surface, or finish to give emphasis to the entrances.
2.
Primary Entrance. Triplexes, quadplexes, and apartments may have their primary entry facing a central, landscaped courtyard. Ancillary dwelling units may face an internal walkway, driveway, or alley.
3.
Building Facade. Blank walls shall not occupy more than 50 percent of a street-facing frontage and shall not exceed 20 linear feet without being interrupted by a window or entry. No more than 20 feet of horizontal distance of wall shall be provided without architectural relief for building walls and frontage walls facing the street. Buildings shall provide a foundation or base that extends from the ground to the bottom of the lower windowsills that is distinguished from the building face by a change in volume or material. A clear, visual division shall be maintained between the ground-level floor and upper floors, which may include changes in volume; materials; or other architectural detailing, such as a belt course or cornice. The top of any building shall contain a distinctive finish consisting of cornice or other architectural termination.
4.
Corner Parcels. Ground-floor retail uses that are located in nonresidential or mixed-use structures, that are located on a corner parcel, and have two "A" street frontages, shall provide either:
a.
Ground-floor, storefront display windows that shall cover a minimum of 40 percent and a maximum 80 percent of a storefront's linear frontage. Blank walls shall not occupy over 50 percent of a street-facing frontage and shall not exceed 20 linear feet without being interrupted by a window or entry; or
b.
"Liner" Retail Uses. Liner retail buildings shall not be relieved of building-facade requirements.
5.
Form. Buildings shall form a consistent, distinct edge, spatially delineating the public street and the private-block interior.
6.
Building Orientation. A building's primary orientation shall be toward the street rather than the parking areas. The principal entrance must be readily apparent from the street. Building massing, such as tower elements, shall be used to call out the location of building entries.
7.
Large-Scale Commercial-Retail Design Standards. This Code, Section 1102, provides standards for commercial buildings equal to or exceeding 25,000 square feet. All standards in Section 1102 shall be maintained within the TND as written, with the exception of G.1., Parking Lot Design; H.1., Building Perimeter (Landscape); H.1.a., Facade with Customer Entrance; and H.1.b., Other Facades, Except Facade with the Service Area. A large-scale commercial building may not exceed a block length of 500 feet × 500 feet.
8.
Alternative Design Standards. A TND may request to use alternative design standards and architectural themes that meet and/or exceed the design standards provided in the TND ordinance during the zoning amendment process. Deviation from the architectural and design standards provided herein shall be specifically delineated by the applicant and submitted to the Board of County Commissioners (BCC) for review and action. Upon approval by the BCC, any such alternative design standards shall be incorporated as a binding condition of the zoning amendment development order.
B.
Architectural and Design Standards for Single-Family Residential. All new attached and detached single-family residential development within the TND shall comply with the following standards. Such development is encouraged to construct homes that have a distinct and defined architectural style, such as Craftsman, Colonial, Spanish Eclectic, etc., and any other well-known architectural style.
1.
Orientation. Primary facades shall contain the primary entry, be street facing, and be parallel or nearly parallel to the streets they face. Where public parks are located across a street, the primary facade should face the public park.
2.
Primary Entrances. With the exception of quadplexes, apartments, and ancillary dwelling units, every home shall have its primary entry (front door) facing a public street.
C.
Specific Development Block Standards.
1.
Mixed-Use Development Block and Retail Development Block.
a.
"Main-Street" Retail. The main-street, retail-building type permits multistory, mixed-use buildings with retail uses on the ground floor.
b.
"Out-Parcel" or "Liner" Retail. The out-parcel or liner-retail building type permits single-story retail uses along street frontages.
c.
"Anchor" Retail. The anchor-retail building type permits grocery stores and larger-format retail within the mixed-use commercial development block. At least one building entrance shall face a public street and shall be articulated with additional height and massing.
d.
Transparency. All street-facing, park-facing, and plaza-facing structures shall have windows covering a minimum of 40 percent and a maximum of 80 percent of the ground floor of each storefront's linear frontage. Blank walls shall not occupy over 50 percent of a street-facing frontage and shall not exceed 20 linear feet without being interrupted by a window or entry. Mirrored glass, obscured glass, and glass block cannot be used in meeting this requirement. Display windows may be used to meet this requirement, but must be transparent and shall not be painted or obscured by opaque panels or signage.
e.
Shelter. Buildings shall incorporate arcades, roofs, alcoves, porticos, or awnings that protect pedestrians from the rain and sun.
f.
Setback Encroachment. Special architectural features, such as balconies, bay windows, arcades, awnings, etc., may project into front setbacks and public right-of-ways on "A" or "B" streets, provided they are eight feet above the sidewalk and leave a minimum five-foot wide unobstructed sidewalk. Support structures for these features shall be located such that they do not affect the clear recovery zone for travel lanes or the on-street parking.
g.
Drive-Through Services. Drive-through customer services shall be located at the rear or the side of the building or on a side facing a "B" street. Driveways shall not be permitted along "A" streets. Landscaping of drive-through windows and drive-through lanes shall have a five-foot wide buffer located between the lane and the perimeter of the property that is visible from the street. The length shall be determined by the length of the window and lane. The buffer shall be planted with shrubs a minimum of 20 inches in height at the time of planting and be capable of attaining a height of two feet within one year and three feet within two years. Automatic teller machines shall be visible from the street.
2.
Multiple-Family Development Block.
a.
Garages. Street-facing ground-floor parking, including individual unit garages, is not permitted on the first floor of a multiple-family structure on an "A" street. Parking shall occur within parking garages or within surface lots that do not front on an "A" street. Driveways shall not have direct access onto an "A" or "B" street and shall only be accessed from an alley or interior-parking courts.
b.
Habitable Street Frontage. The first 20 feet of depth of the first floor of any structure facing an "A" street shall be constructed as habitable space.
3.
Attached, Detached, and Accessory Residential Development Block.
a.
Housing Types. Each development of 100 or more homes shall have at least four models with three elevations and material treatments each. No street block should have more than two consecutive single-family homes with the same house model.
b.
Access. All residential development on lots that have a lot width less than 50 feet shall be served by rear alleys. Alleys and other streets shall be interconnected.
c.
Garage. If located facing a street, garages shall be setback a minimum of five feet from the primary structure.
d.
Porches. Porches may extend six feet into the setback. Front porches must have a minimum depth of six feet clear and comprise a minimum of 30 percent of the width of a building's primary front facade (not including the garage) or ten feet clear, whichever is larger.
e.
Bay Windows. Bay windows and balconies may extend up to three feet into required front setbacks, but not for a width of more than eight feet. Bay windows and balconies must be separated by at least 12 feet from one another.
D.
Prototypes. The town center and neighborhood prototypes are development models that illustrate a typical assemblage of permitted structure types within permitted block types and details the specific design standards for each structure type within the context of a block. The "prototypical" block is not intended to be used to regulate development and therefore does not address specific or individual conditions of each site.
601.10. - Signs
A.
Location Restrictions. Signs shall not be erected, constructed, or maintained so as to obstruct any fire escape, window, door, or opening used as a means of egress or so as to prevent free passage from one part of a roof to any other part thereof. A sign shall not be attached in any form, shape, or manner to a fire escape, nor be placed in such manner as to interfere with any opening required for ventilation.
B.
Conflict with Other Regulations. Where the provisions of this Code, Section 406.1, Signs, conflict with the TND signage requirements, the TND signage requirements shall prevail. Signs standards not addressed in these subsequent sections shall defer to any applicable standards.
C.
Measurement of Building Frontage. For purposes of sign-area computation, the building frontage shall be that part of the building where lines perpendicular to a straight line connecting the corners of the building site intersect the building.
D.
Maximum-Allowable Copy Area. Within the town center or neighborhood center, a total sign area of one square foot shall be allowed for each linear foot of building frontage along the primary business site building frontage.
Primary frontage shall be the narrow dimension of the primary business site building facing a street, park, plaza, or parking lot. If the building has frontage on more than one street, additional sign area shall be allowed based on one-half square foot of sign area for each linear foot of building frontage along the secondary street(s) frontage of the building site.
Sign types excluded from this calculation are:
1.
Accessory Service Use Signs. One nonilluminated sign shall be limited to a maximum of three square feet in area and be located at the business entrance.
2.
One Nonilluminated Wall Sign not to exceed two square feet. The minimum size of each letter shall be a minimum of one inch and a maximum of six inches.
3.
One sign may be located in a permanently mounted display box on the surface of the building within eight feet to the entry of a restaurant. The allowable area for said sign shall be a maximum of four square feet.
4.
Temporary Signs.
E.
Sign Shape and Area Computation. In computing sign area in square feet, standard mathematical forms for common shapes will be used. Common shapes shall include squares, rectangles, trapezoids, and triangles. The total sign area will be the area of the smallest common shape that encompasses the several components of the sign. All components of a sign or shall be included as one sign. Individual components may be considered separate signs only if they are separated from other components.
When signs are enclosed in a border or highlighted by background graphics, the perimeter of such border or background will be used to compute area.
F.
Number of Signs Permitted. Each business within the town center and neighborhood center may have up to three signs. The total copy area permitted is for all of the signs combined and not for each individual sign. Signs that are not included in copy-area calculations shall be exempt from the total number of signs permitted.
G.
Multifaced Signs. On any sign with more than one face, the maximum number of advertising surfaces visible from any location will be counted, provided; however, that all advertising surfaces of a multi-faced sign shall be equal in size and height and contained within a common perimeter.
H.
Illumination of Signs. Back-lit, halo-lit illumination, or reverse-channel letters with halo illumination are the only type of illumination permitted within a TND. White light and neon are the only colors permitted as illumination within the TND.
I.
Building-Type Signage. The following building-type signs are permitted as detailed herein.
1.
Wall Sign. No wall sign or supporting structure shall project more than 12 inches from the wall of a building. No wall sign shall extend more than 30 feet above ground level to the top of the sign, nor above the roof line.
2.
Window Signs, Attached. Signs which are physically attached or painted to any surface of a window are permitted and the area of any such sign shall count in the maximum-allowable sign area.
3.
Window Signs, Unattached and Temporary. Signs located on the interior of a structure, but visible from the exterior of the building, are permitted and are not charged against the maximum-allowable signage area if such signs are not physically attached or painted to the window and do not obscure more than ten percent of ground-floor, street-side building transparency. The ten percent is not-to-exceed total glass area calculated for both unattached and temporary window signs.
Temporary signs can take the form of banners, window graphics, or as cards integrated with a window display. Temporary signs are permitted on the interior of the business establishment only and shall be no more than five square feet of text; shall not exceed ten square feet in size; and no more than ten percent of ground-floor, street-side building transparency.
4.
Projecting and Hanging Signs. No projecting sign or supporting structure shall extend above the roof line, nor shall any such sign extend into any street centerline setback or more than 30 feet above ground level to the top of the sign and shall provide a vertical clearance of nine feet along pedestrian areas.
5.
Awning Signs. An awning sign where allowed by the County and built in accordance with the Florida Building Code shall be permitted, but shall count in allowable signage for the building.
6.
Signs Proximate to Entries. One sign, not exceeding three square feet in area, may be permitted at each access drive.
7.
Sandwich-Style Sign. One sandwich-style sign per business establishment having a Certificate of Occupancy, when the sign is placed on the sidewalk no further than five feet from the main entrance door of the establishment and with a maximum height of 3½ feet and maximum sign structure width of two feet. The sign shall not be placed so as to obstruct pedestrian traffic along the sidewalk.
8.
Monument Signs. Multioccupancy parcels shall be allowed one monument sign within the town center and may not exceed 34 square feet of copy area per side and not exceed six (6) feet in height. The illumination of this monument sign shall not be internally lit and may have external lighting that is concealed to the sign. An increase of ten percent copy area shall be permitted if an architectural base is as described below in Subsection i. The monument sign support base shall be encased or provide external support and meet the following standards:
a.
Signs shall be in an enclosed base possessing a minimum width of two-thirds the width of the sign.
b.
If any support, upright, bracing, or framework is utilized or proposed to support a ground sign, said support, upright, bracing, or framework shall be:
(1)
Architectural Feature. Encased in an ornamental shell of stone, brick, ornamental metal, or similar and/or compatible materials with the architecture of the building or other site features;
(2)
The maximum size of the background structure of a sign shall not exceed 110 percent of the total square footage of copy area. For example, 50 square feet of copy area can have 55 square feet of background-structure area. If the sign is encased in an architectural feature which is the base of the sign, the maximum background structure may be up to 150 percent of the total square footage of copy area and increase maximum copy area by an additional 25 percent per total copy area; and
(3)
The base shall not be intended or designed to include messages and shall not include colors, trademarks, or any other decorative design features that are primarily intended to attract attention, rather than be unobtrusive or compatible with the architecture of the building or other site features.
c.
A minimum width of 36 inches of landscaping shall be incorporated around the base to include low-growing shrubs and ground cover and/or flowering annual to promote color and must have an automatic-drip irrigation system.
d.
Monument signs are permitted within the town center if the building is setback more than 15 feet from the right-of-way. The maximum height shall be six feet.
9.
Home-Based Business Sign. One home-based business sign is permitted. A business may have one square foot of signage per four lineal feet of building frontage not-to-exceed 16 square feet. A home-based building sign shall not be illuminated.
(Ord. No. 22-35, § 4(Att. A), 6-21-22)
601.11. - Definitions
The following words, terms and phrases, and their derivations shall have the meaning ascribed to them in this section, except where the context clearly indicates a different meaning. Words not defined in this section shall have the meaning as defined within this Code. Words not defined in this section or this Code shall have the meaning as defined within the Comprehensive Plan. When not inconsistent with the context, words in the present tense include the future. The word "shall" is always mandatory and not merely directory.
A.
"A" Street. The primary, pedestrian-oriented streets within a neighborhood center and a town center that provide a mix of uses promoting pedestrian activity, cycling, and transit. These streets have building-frontage requirements that place buildings close to the street and restrict off-street parking and service uses along them.
B.
Accessory Service-Use Area. A service area that is used for loading, unloading, and a staff entrance which is not used as a public entrance, but has access to the building.
C.
Anchor. Large national or regional retailer that serves as primary draw for a shopping center. At regional malls, anchor tenants are typically department stores and at community and power centers, they are food/drug stores, discount department stores, etc.
D.
Architectural Relief. Decorative finish that will provide a visual break in building facade.
E.
Awning. Temporary shelter supported entirely from the exterior wall of a building and composed of nonrigid materials, except for the supporting framework.
F.
"B" Street. The secondary streets within a neighborhood center and a town center that provide vehicular and service access to development blocks. These streets have no building-frontage requirements. While "B" streets are not intended to be primary pedestrian streets, at a minimum they must include sidewalks and street trees in accordance with specified street-design standards.
G.
Bicycle Lane. A portion of a roadway that has been designated by striping, signage, and pavement marking for the preferential or exclusive use of bicyclists.
H.
Block Faces. The building facades on one side of a block's street frontage.
I.
Buffer. An area reserved or designed to separate potentially incompatible land uses.
J.
Buildable Area (Also, Buildable Land Area). The area within the boundary of a development or parcel, excluding areas devoted to right-of-way, transmission power-line easements, lakes, wetlands, or areas within the 100-year floodplain.
K.
Building Facade. An exterior wall of a building that is set along a frontage line.
L.
Building Frontage. The linear length of a building facing a public street right-of-way, exclusive of alleys.
M.
Building Massing. The three dimensional bulk of a structure: height, width, and depth.
N.
Building Orientation. The position in which the primary facade of a building is located on a block.
O.
Caliper. The measure of the trunk diameter of a tree at six inches above the soil line.
P.
Community Common Areas. Includes a park; green and/or plaza; centralized recycling areas; mailbox kiosks; informal open space, both active and passive; fountains; monuments that serve as a community identity; and other, additional meeting areas within the town center which precludes streets, parking lots, and sidewalks. Sidewalks that are located internal to a common area are permitted to count towards this requirement, but not sidewalks that are provided throughout the development.
Q.
Cul-de-Sac. A turnaround at the end of a dead-end street.
R.
Development Blocks or Blocks. A unit of development that is surrounded on all sides by "A" streets. Example dimensions: 500 feet to 700 feet in length by 500 feet to 700 feet in width.
S.
Encroachment. Entering into adjacent area.
T.
Finish. The final, exterior material or treatment applied to a building, such as brick or stucco.
U.
Half-Blocks. A subunit of a development block that is surrounded on three sides by "A" streets and on one side by "B" streets. Example dimensions: 500 feet to 700 feet in length by 250 feet to 350 feet in width.
V.
Hanging Signs. Hanging signs are similar to projecting signs, except that they are suspended under a canopy or attached to a ceiling. Hanging signs are generally smaller than projecting signs due to their lower mounting height.
W.
Linear Facilities. The legal definition of linear facilities is set forth in Section 704.06(11), Florida Statutes, and includes electric, telecommunication, other transmission and distribution lines and facilities, and public or private transportation corridors and related appurtenances. Linear facilities also include water distribution and sewer-collection systems.
X.
Liner Retail. Liner retail is defined as a building type designed to mask surface parking lots or anchor retail uses in order to provide building frontage along "A" streets, typically single story.
Y.
Live Work Unit. An apartment unit that is integral with a commercial building. Only the owner, operator, or an employee of the principal permitted use and the immediate family may occupy such units.
Z.
Main Street (within a Town Center). An "A" street that serves as the primary, nonresidential corridor for a town center.
AA.
Mass. See "Building Massing."
BB.
Mixed-Use Building. The combination of either commercial or office and residential uses within a single building of two or more stories, wherein at least 50 percent of the floor area contains residential-dwelling unit(s).
CC.
Multi-Modal Transportation System. A network of transportation infrastructure that supports multiple modes of travel, including vehicles, transit, walking, and biking.
DD.
Neighborhood. Neighborhoods are characterized by a mix of residential housing and neighborhood services that may include schools, parks, neighborhood shopping, and houses of worship.
EE.
Neighborhood Center. The public core of a neighborhood, which may be a combination of parks; schools; public-type facilities, such as churches or community centers, and may include small-scale, neighborhood-oriented commercial uses.
FF.
Neighborhood-Oriented Commercial Uses. Retail or office land uses that serve most of the daily needs of residents of the neighborhood in which it is located.
GG.
Nonresidential Use. Office, business, commercial, including retail uses, or light-industrial uses.
HH.
Open Space. Undeveloped land or water body which is free of structures and equipment, except those incidental to the land's open-space uses. Open space may include the following: flood protection, creating a sense of spatial separation for incompatible land uses, areas for agricultural operations, passive recreation, active recreation, conservation uses, or historical site preservation.
II.
Parking, Diagonal. Parking spaces within the right-of-way that is adjacent to and at an angle between 45 and 90 degrees. Diagonal parking may be back-in parking only.
JJ.
Parking, Off-Street. Parking spaces that are located outside of any street right-of-way or easement and designed to accommodate the parking of domestic vehicles. Parking spaces are allowed within the travel lanes of some streets as illustrated in the street sections.
KK.
Parking, On-Street. Space located inside of any street right-of-way or easement and designed to accommodate the parking of domestic vehicles.
LL.
Parking, Parallel. Parking spaces within the right-of-way that is adjacent to and parallel to travel lanes.
MM.
Plaza. A public space at the intersection of streets devoted to civic purposes and temporary commercial activities, such as craft shows, farmers markets, etc. A plaza is surrounded by streets with facing buildings and includes lawns, trees, walks, ornamental structures, buildings, and durable pavement for parking.
NN.
Principal Entrance. Entrance of a structure in which a primary access point is provided.
OO.
Private-Edge Condition. A development block that is permitted to create a single row of lots or building sites as an edge or boundary.
PP.
Primary Local Stop. A bus stop that is located within a neighborhood which includes shelter, transit-route information, seating, trash receptacle, bicycle rack, and adequate lighting.
QQ.
Prototype. A generalized development diagram that illustrates the basic design principles to be applied to actual development conditions.
RR.
Public-Edge Condition. A requirement for development blocks to share a public street as a common edge or boundary.
SS.
Public Entrance. Entrance that is available for access by the general public during operating hours of business.
TT.
Public Space. Any publicly accessible square, plaza, or green that is available for passive or active recreation.
UU.
Public/Civic. A class of land uses that includes the following public and civic-use categories as defined within the County zoning ordinance: community service; education facilities; government facilities (limited to city, county, State or Federal government offices; emergency services; fire; sheriff; medical station; or post office); and places of worship.
VV.
Recreational Space. Passive or active recreational areas.
WW.
Residential Use. The use of land, buildings, or structures for uses which include, but are not limited to, community residential facilities, dwelling units, fraternity and sorority houses, life-care treatment facilities, private-pleasure craft used as a residence, professional-residential facilities, and temporary living facilities.
XX.
Service-Function Area: An Equipment Area. Loading area or dock; trash-collection area; trash-compaction area; truck-parking area; recycling area; or other, similar service-function area.
YY.
Shade/Street Tree. A self-supporting woody plant, typically having a minimum height at maturity of at least 20 feet, planted primarily for its high crown of foliage.
ZZ.
Surface. See "Finish."
AAA.
Town Center. A concentration of development within a neighborhood that includes identified residential, retail, office, public spaces, and public/civic uses.
BBB.
TND. A collection of neighborhoods around a town center.
CCC.
Urban Development Form. A development pattern that is designed on a grid using a system of blocks that are limited in width and length; that are framed by a street system that prioritizes pedestrian activity; and that has buildings and structures that form a consistent, distinct edge spatially delineating the public street and the private block interior.
DDD.
Walking Distance. The distance a resident of average health and age may be expected to walk for the purposes served by the neighborhood center considering the available sidewalks, streets, and paths; conditions which enhance the walking experience, such as tree canopies, shade and visual interest; or which detract from it, provided that in no event shall "walking distance" exceed one-half mile of pedestrian travel.
EEE.
Window Signs, Attached. Signs that are painted, posted, displayed, or etched on an interior translucent or transparent surface, including windows or doors.
FFF.
Window Signs, Unattached. Signs located on the interior of a structure, but visible from the exterior of the building, not physically attached or painted to the window..
(Ord. No. 22-35, § 4(Att. A), 6-21-22)
602.1. - Intent and Purpose
A.
Pasco County has adopted the Pasadena Hills Area Plan as part of its Comprehensive Plan and in recognition of the unique and special characteristics of the area, the lands covered by this plan contain many opportunities for thoughtful, comprehensive, environmentally responsible, and consistent development and growth over a long period.
B.
There is a particular need to use a specialized and limited single-purpose, dependent, special district unit of local government for the district lands located within the County and covered by this Code to (a) prevent urban sprawl by providing sustainable and freestanding infrastructure and by preventing needless and counterproductive community development when the existing urban area is not yet developed; and (b) prevent the needless duplication, fragmentation, and proliferation of local government services in a proposed land use area.
C.
The establishment of such a limited, specialized, single-purpose local government for the district lands will serve a necessary and useful public purpose by providing an efficient and effective method of ensuring the long-term stewardship of environmental and conservation resources within the district through the comprehensive management of the district's ecosystem including, but not limited to, the implementation and administration of habitat protection and management plans approved by regulatory agencies having jurisdiction and Pasco County.
D.
The creation and establishment of the dependent district will constitute a timely, efficient, effective, responsive, and economical method to assist the County in the delivery of capital infrastructure, facilities, and services to accommodate the growth projected under the County's Comprehensive Plan for the extensive lands comprising the district by providing legitimate alternative methods for owning, operating, constructing, and financing such infrastructure, facilities, and services which will not overburden local, general-purpose governments and their taxpayers.
E.
There is a need to coincide the use and special attributes of various public and private alternatives for the provision of infrastructure to such a community development, including the limited, flexible, focused, and locally accountable management and related financing capabilities of a dependent, special-purpose, local government.
F.
The existence and use of such a limited, specialized, single-purpose, dependent district for the district lands, subject to the County's Comprehensive Plan, will result in a high propensity to provide for orderly development and prevent urban sprawl; protect and preserve environmental, conservation, and agricultural uses and assets; enhance the market value for both present and future landowners of the property consistent with the need to protect private property; enhance the net economic benefit to the Pasco County area, including an enhanced and well-maintained tax base to the benefit of all present and future taxpayers in the County; and result in the sharing of costs of providing certain systems, facilities, and services in an innovative, sequential, and flexible manner within the developing area to be serviced by the district.
G.
The creation and establishment of the district will encourage local government financial self-sufficiency in providing public facilities and in identifying and implementing fiscally sound, innovative, and cost-effective techniques to provide and finance public facilities while encouraging development, use, and coordination of capital improvement plans by all levels of government.
H.
The creation and establishment of the district will encourage and enhance cooperation among communities that have unique assets, irrespective of political boundaries, to bring the private and public sectors together for establishing an orderly and environmentally and economically sound plan for current and future needs and growth.
I.
In order to be responsive to the critical timing required through the exercise of its special management functions, a dependent district requires financing of those functions, including bendable, lienable, and nonlienable revenue, with full and continuing public disclosure and accountability funded by landowners, both present and future, and funded also by users of the systems, facilities, and services provided to the land area by the district without unduly burdening the taxpayers and citizens of the State, the County, or any municipality therein.
J.
The district created and established by this Code shall not have or exercise any independent comprehensive planning, zoning, or development permitting power; the establishment of the district shall not be considered a development order (DO) within the meaning of Chapter 380, Florida Statutes; and all applicable planning and permitting laws, rules, regulations, and policies of the County control the development of the land to be serviced by the district, except as specifically set forth herein.
K.
The creation by this Code of the J. "Ben" Harrill Villages of Pasadena Hills Stewardship District (District) is consistent with the County Comprehensive Plan and the requirement of the Pasadena Hills Financial Plan as approved by the Board of County Commissioners (BCC).
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 21-02, § 5(Exh. A), 1-26-21)
602.2. - Definitions
A.
Ad Valorem Bonds. Bonds which are payable from the proceeds of ad valorem taxes levied on real and tangible personal property and which are generally referred to as general obligation bonds.
B.
Alternative Transportation Facilities. Multipurpose lanes, multipurpose paths, and sidewalks to accommodate the appropriate use of bicycles, micromobility devices, motorized scooters, mopeds, electric personal assistance devices.
C.
Assessable Improvements. Without limitation, any and all public improvements and community facilities that the District is empowered to provide, in accordance with this Code, that provide a special benefit to property within the District.
D.
Assessment Bonds. Special obligations of the District which are payable solely from proceeds of the special assessments or benefit special assessments levied for assessable improvements provided that, in lieu of issuing assessment bonds to fund the costs of assessable improvements, the District may issue revenue bonds for such purposes payable from special assessments.
E.
Assessments. Those nonmillage District assessments which include special assessments, benefit special assessments, and maintenance special assessments and a nonmillage, non-ad valorem maintenance tax if authorized by general law.
F.
Benefit Special Assessments. District assessments imposed, levied, and collected pursuant to the provisions of Section 602.8.J.2.
G.
Board of Supervisors or Supervisors. The governing board of the District, the BCC.
H.
Bonds. Includes certificates and the provisions that are applicable to bonds are equally applicable to certificates. The term "bond" includes any general obligation bond, assessment bond, refunding bond, revenue bond, and other such obligation in the nature of the bond as provided for in this Code.
I.
Committee. Shall mean the Pasadena Hills Planning and Policy Committee as established in Section 602.7.
J.
Cost or Costs. When used with reference to any project includes, but is not limited to:
1.
The expenses of determining the feasibility or practicability of acquisition, construction, or reconstruction.
2.
The cost of surveys, estimates, plans, maps, permitting, studies, specifications, bidding process, and bidding or contract document preparation.
3.
The cost of improvements.
4.
Planning, engineering, designing, surveying, fiscal, appraisal, legal, and other professional and consultant expenses and charges.
5.
The cost of all labor, materials, machinery, and equipment.
6.
The cost of all lands, properties, rights, easements, demolition, business interruption or other business damages, relocation costs, and franchises acquired, including attorneys fees, appraisal fees, and related costs.
7.
Financing charges.
8.
The creation of initial reserve and debt service funds.
9.
Working capital.
10.
Interest charges incurred or estimated to be incurred on money borrowed, prior to and during construction and acquisition and for such reasonable period of time after completion of construction or acquisition as the BCC may determine.
11.
The cost of issuance of bonds pursuant to this Code, including advertisements and printing.
12.
The cost of any bond or tax referendum held pursuant to this Code and all other expenses of issuance of bonds.
13.
The discount, if any, on the sale or exchange of bonds.
14.
Administrative expenses.
15.
Such other expenses as may be necessary or incidental to the acquisition, disposition, transfer, construction or reconstruction of any project, to the financing thereof, or to the development of any lands within the District.
16.
Payments, contributions, dedications, and any other exactions required as a condition of receiving any governmental approval or permit necessary to accomplish any District purpose.
K.
District. The J. "Ben" Harrill Villages of Pasadena Hills Stewardship District.
L.
District Manager. The manager of the District.
M.
District Roads. Highways, streets, roads, alleys, transit facilities, sidewalks, multipurpose lanes, multipurpose paths, landscaping, storm drains, bridges, and thoroughfares of all kinds, including water management and control facilities, wetland or floodplain mitigation areas, and other roadway, Alternative Transportation Facilities, or transit-related facilities associated with District roads.
N.
Entitled Property or Entitled Properties.
1.
Those properties in the District that are included within the boundaries of a rezoning that relies, in whole or in part, upon the entitlements within Villages as defined within the Pasadena Hills Area Plan;
2.
Properties in the District that seek and obtain a concurrency management or other mitigation impact exemption or other relief based on the VOPH Financial Plan; or
3.
Properties in the District located outside of the Villages as defined within the Pasadena Hills Area Plan that after the effective date of the 2020 amendment to this Code, seek and obtain a modification of their existing zoning that results in a density or intensity increase greater than 100 daily trips per Pasco County Land Development Code Section 901.4 Exhibit A.
4.
By way of clarification, those approved MPUD Projects which pre-dated the District formation and/or which are specifically entitled as "Excluded Projects" in Section 602.2.W below, are not deemed Entitled Properties.
O.
Pasadena Hills Financial Plan or Financial Plan. The Villages of Pasadena Hills (VOPH) Financial Plan originally adopted by the BCC on February 10, 2009, and readopted as amended, on June 5, 2012, and May 5, 2020, and again concurrent herewith the effective date of this current Amendment to this Code as may be further amended from time to time by resolution of the Board of Supervisors.
P.
General Obligation Bonds. Bonds which are secured by, or provide for their payment by, the pledge of the full faith and credit and taxing power of the District, in addition to those special taxes levied for their discharge and such other sources as may be provided for their payment or pledged as security under the resolution authorizing their issuance and for payment of which recourse may be had against the general fund of the District.
Q.
Supervisor. A member of the BCC sitting as a member of the Board of Supervisors of the District.
R.
Land Development Codes. Those codes of the County adopted under the Community Planning Act, Part II, Chapter 163, Florida Statutes, as applied by the County to the District. Land development codes shall not mean specific management, engineering, planning, operating, and other criteria and standards needed in the daily management, implementation, and provision by the District of systems, facilities, services, works, improvements, projects, or infrastructure, including design criteria and standards, so long as they remain subject to, and are not inconsistent with, the applicable land development codes.
S.
Landowner. The owner of a freehold estate as it appears on the deed record, including a trustee, a private corporation, and an owner of a condominium unit. Landowner does not include the holder of a remainder or reversionary interest, mortgagee, or any governmental entity who shall not be counted and need not be notified of proceedings under this Code. Landowner also means the owner of a ground lease from a governmental entity which leasehold interest has a remaining term, excluding all renewal options, in excess of 50 years.
T.
General Purpose Local Government. A County, municipality, or consolidated City-County government.
U.
Maintenance Special Assessments. Assessments imposed, levied, and collected pursuant to the provisions of Section 602.8.J.4.
V.
Non-Ad Valorem Assessment. Only those assessments which are not based upon millage and which can become a lien against a homestead as permitted in Section 4., Art. X, of the State Constitution.
W.
Excluded Projects. The following MPUD Projects, which are physically located within the District that were rezoned MPUD prior to January 8, 2008, are deemed "Excluded Projects": Chapel Creek, Chapel Hill, Farmington Hills, Oak Creek, and Watergrass. These Excluded Projects may develop pursuant to their prior approvals, may amend or extend their prior approvals and/or seek new approvals, including comprehensive plan amendments that increase non-residential intensity, in accordance with typical County rules, regulations and policies, including any County-required mitigation for such amendments, and without application of the VOPH overlay requirements or payment of VOPH Development Fee surcharges, so as long as they do not invoke or rely upon the terms and provisions of the VOPH overlay to achieve such density/intensity, buildout date, or other VOPH benefits. Excluded Projects that seek and obtain comprehensive plan amendments that increase residential density are not exempt from VOPH overlay requirements and payment of VOPH Development Fee surcharges. Notwithstanding the foregoing, the tax increment and segregation of base impact fee requirements in Sections 602.8.L and 602.8.M shall continue to apply to the Excluded Projects. In addition, Excluded Projects shall continue to be subject to LDC Section 901.1 Highway Vision Plan requirements. Pursuant to LDC Section 602.9.A, the VOPH Master Roadway Plan has the same regulatory effect as the County's Map 7-36 Highway Vision Plan and Functional Classification Map.
X.
Powers. Powers used and exercised by the BCC to accomplish the single, limited, and special purpose of the District, including:
1.
General powers shall mean those organizational and administrative powers of the District as provided in this section in order to carry out its single special purpose as a local government, public, corporate body politic.
2.
Special powers shall mean those powers enumerated by the District charter to implement its specialized systems, facilities, services, projects, improvements, and infrastructure and related functions in order to carry out its single specialized purpose.
3.
Any other powers, authority, or functions set forth in this Code or in Chapter 189, Florida Statutes.
Y.
Project. Any development, improvement, property, power, utility, facility, enterprise, service, system, works, or infrastructure now existing or hereafter undertaken or established under the provisions of this section.
Z.
Qualified Elector. Any person at least 18 years of age who is a citizen of the United States, a legal resident of the State and of the District, and who registers to vote with the Supervisor of Elections of Pasco County.
AA.
Refunding Bonds. Bonds issued to refinance outstanding bonds of any type and the interest and redemption premium thereon. Refunding bonds shall be issuable and may be payable in substantially the same manner as refinanced bonds, except that no approval by the electorate shall be required unless required by the State Constitution or general law.
BB.
Revenue Bonds. Obligations of the District that are payable from revenues including, but not limited to, special assessments, benefit special assessments, service charges and fees, mobility/impact fees and surcharges, or other revenues derived from sources other than ad valorem taxes on real or tangible personal property and that do not pledge the property, credit, or general tax revenue of the District.
CC.
Utility Transmission Line(s). The master transmission lines intended to provide potable water, reclaimed water, and/or wastewater service within the District, as conceptually identified on the Master Utility Plan (defined herein) for the District, as amended from time to time, including all appurtenances thereto, but excluding County treatment plant facilities or other countywide utility system improvements which in whole or in part, provide the treatment and service capacity for such utilities.
DD.
Special Assessments. Assessments as imposed, levied, and collected by the District for the costs of assessable improvements pursuant to the provisions of this Code; Chapter 125, Florida Statutes, and the additional authority under Chapters 189 and 197, Florida Statutes; or other provisions of general law, special law, or applicable County home rule ordinance, now or hereinafter enacted, which provide or authorize a supplemental means to impose, levy, or collect special assessments.
EE.
State Constitution. The Constitution of the State of Florida, as amended from time to time in accordance with the laws of the State of Florida.
FF.
Taxes or Tax. Those levies and impositions of the BCC that support and pay for government and the administration of law and that may be:
1.
Ad valorem or property tax based upon both the appraised value of property and millage at a rate uniform within the jurisdiction; or
2.
If and when authorized by general law, non-ad valorem maintenance taxes not based on millage that are used to administer or maintain District systems, facilities, and services.
GG.
Tax Increment Revenue. Shall mean the VOPH Tax Increment Revenues calculated pursuant to the County's Multi-Modal Tax Increment Ordinance (Ordinance No. 11-09), as it may be amended from time to time.
HH.
J. "Ben" Harrill Villages of Pasadena Hills Stewardship District or Stewardship District or Pasadena Hills or District. The unit of special and single purpose local government created and chartered by this Code, including the creation of this section and limited to the performance in implementing its single purpose of those general and special powers authorized by its charter under this Code, the boundaries of which are set forth by this Code, the governing head of which is created and authorized to operate with legal existence by this Code, and the purpose of which is as set forth in this Code.
II.
Utility Impact Fees. The Utility Impact fees refer to the Water Impact Fees and the Wastewater Impact Fees defined in the LDC Section 1302.8 within the VOPH Special Planning Area.
JJ.
VOPH Transportation Analysis. The VOPH-TA is a specific analysis to identify potential transportation needs and timing for those roadways shown on the VOPH Master Roadway Plan, which serve the subject parcel, and are consistent with the VOPH Comprehensive Plan Policies. The VOPH-TA will be used to determine the necessary conditions of approval for a MPUD zoning application within the PHSA to ensure consistency with the VOPH-CPA, COPH-MRP, VOPH-FP. See Section 602.10.
KK.
Water Management and Control Facilities. Any lakes, canals, ditches, reservoirs, dams, impoundments, levees, sluiceways, floodways, pumping stations, or any other works, structures, or facilities for the conservation, control, development, utilization, and disposal of non-potable water and any purposes appurtenant, necessary, or incidental thereto. The term "water management and control facilities" includes all real and personal property and any interest therein, rights, easements, and franchises of any nature relating to any such water management and control facilities or necessary or convenient for the acquisition, construction, reconstruction, operation or maintenance thereof.
LL.
Wastewater Impact Fee & Surcharges. The Wastewater Impact Fee defined in the LDC Section 1302.8 shall be imposed by Pasco County Utilities for its countywide utility system for wastewater facilities and is not restricted to VOPH. The VOPH utility fee surcharge created below in Section 602.8.M.2 shall be restricted and dedicated to the funding of the Utility Transmission Lines (piping, mains and valves) identified in the VOPH Master Utilities Plan. The amount of the wastewater utility fee surcharge will be established from time to time in the adopted VOPH Financial Plan.
MM.
Water Impact Fee & Surcharges. The Water Impact Fee defined in the LDC Section 1302.8 shall be imposed by Pasco County Utilities for its countywide utility system for water treatment plants and reclaimed water storage facilities and is not restricted to VOPH. The VOPH utility fee surcharge created below in Section 602.8.M.2 shall be restricted and dedicated to the funding of the Utility Transmission Lines (piping, mains and valves) identified in the VOPH Master Utilities Plan. The amount of the water utility fee surcharge will be established from time to time in the adopted VOPH Financial Plan.
NN.
Water System. Any plant, system, facility, or property and any addition, extension, or improvement thereto at any future time constructed or acquired as part thereof, useful, necessary, or having the present capacity for future use in connection with the development of sources, treatment, purification, or distribution of water. "Water system" also includes dams, reservoirs, storage tanks, mains, lines, valves, pumping stations, laterals, and pipes for the purpose of carrying water to the premises connected with such system and all rights, easements, and franchises of any nature relating to any such system and necessary or convenient for the operation thereof.
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 21-02, § 5(Exh. A), 1-26-21)
602.3. - Policy
Based upon its findings, ascertainments, determinations, intent, purpose, and definitions, the BCC states its express policy as follows:
A.
The District and District charter, with its general and special powers as created in this Code, are essential and are the best alternative for the residential, commercial, and other community uses, projects, or functions within the Pasadena Hills Study Area, consistent with the County's effective Comprehensive Plan and are designed to serve a lawful public purpose.
B.
The District, which is a local government and political subdivision, is limited to its special purpose as expressed in this Code, with the power to provide, plan, implement, construct, operate, maintain, repair, improve, replace, manage, and finance as a local government management entity its systems, facilities, services, improvements, infrastructure, and projects and possessing financing powers to fund the District over the long-term with sustained levels of high quality.
C.
The creation of the District by and pursuant to this Code, and its exercise of its management and related financing powers to implement its special purpose, is not a DO and does not trigger or invoke any provision within the meaning of Chapter 380, Florida Statues, and all applicable governmental planning, environmental, and land development laws, regulations, rules, policies, and ordinances apply to all development of the land within the jurisdiction of the District as created by this Code. Moreover, it is not the intent of this Code to cause a reclassification for assessment purposes of any agricultural lands within the District, nor prohibit or preclude the use of any land within the District for agricultural purposes or for any use related thereto.
D.
The District shall operate and function subject to, and not inconsistent with, the Comprehensive Plan of the County and any DOs, zoning regulations, and other land development codes as applicable to the Pasadena Hills Study Area.
E.
The special purpose District shall not have the power of a general purpose local government to adopt a comprehensive plan or related land development codes as those terms are defined in the Community Planning Act; provided, however, that the BCC may, from time to time, create and adopt specific land development codes designed to implement the specific planning concepts within the Pasadena Hills Study Area, which differ from the general land development codes applicable to other portions of the County.
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 21-02, § 5(Exh. A), 1-26-21)
602.4. - Creation, Establishment, Jurisdiction, and Construction
A.
The J. "Ben" Harrill Villages of Pasadena Hills Stewardship District, which also may be referred to as the "Stewardship District," "Pasadena Hills," or "District," is created and incorporated as a public body corporate and politic, dependent, limited, special-purpose local government, a dependent special district, under Chapters 125 and 189, Florida Statutes, and as defined in this Code.
B.
The territorial boundary of the District shall include all of that certain real property as legally described and identified in Section 602.5 below.
C.
This special purpose District is created as a public body corporate and politic and local government authority and power is limited by this Code and subject to the provisions of other general laws, including Chapter 189, Florida Statutes, and the District has jurisdiction to perform such acts and exercise such authorities, functions, and powers as shall be necessary, convenient, incidental, proper, or reasonable for the implementation of its limited, special purpose regarding the sound planning, provision, acquisition, development, operation, maintenance, and related financing of those public systems, facilities, services, improvements, projects, and infrastructure works as authorized herein, including those necessary and incidental thereto.
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 21-02, § 5(Exh. A), 1-26-21)
602.5. - Legal Identification of Real Estate Parcels Within the District
The legal identification of all real estate parcels that constitute the District (which parcels are identified by their respective tax parcel identification numbers on the tax assessment roll of Pasco County, Florida) is attached hereto as Exhibit 602-A and the District boundaries also are graphically depicted on Exhibit 602-B. All tax parcels identified or depicted thereon shall be henceforth deemed a part of the District and thereby subject to the provisions of this section.
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 21-02, § 5(Exh. A), 1-26-21)
602.6. - Board of Supervisors
A.
Members. The BCC shall serve as the Board of Supervisors of the District. Membership of the Board of Supervisors shall be identical to the membership of the BCC and governed by the BCC's terms of service and commission districts pursuant to Article VIII, Section (1)(e), Florida Constitution, and Chapter 124, Florida Statutes. The Board of Supervisors shall exercise the powers granted to the District pursuant to this section.
B.
Quorum and Voting. A majority of the members of the Board of Supervisors constitute a quorum for the purposes of conducting its business and exercising its powers and for all other purposes. Action taken by the District shall be upon a vote of a majority of the members present unless general law or a rule of the District requires a greater number.
C.
Officers. The Chair of the BCC shall serve as the Chair of the Board of Supervisors and the Vice-Chair of the BCC shall serve as the Vice-Chair of the Board of Supervisors.
D.
Records. The Board of Supervisors shall keep a permanent record book entitled "Record of Proceedings of the J. 'Ben' Harrill Pasadena Hills Stewardship District" in which shall be recorded minutes of all meetings, resolutions proceedings, certificates, bonds given by all employees, and any and all corporate acts. The record book and all other District records shall, at reasonable times, be opened to inspection in the same manner as State, County, and municipal records pursuant to Chapter 119, Florida Statutes. The record book shall be kept at the office or other regular place of business maintained by the Board of Supervisors in a designated location in the County.
E.
Meetings. All meetings of the Board of Supervisors shall be open to the public and governed by the provisions of Chapter 286, Florida Statutes. Meetings shall be held in a public building, in a Pasco County courthouse, or in a building in the County accessible to the public.
F.
Meeting Schedule. In accordance with Section 189.417, Florida Statutes, the Board of Supervisors shall file annually a schedule of its regular meetings with the BCC. The schedule shall include the date, time, and location of each scheduled meeting and shall be published annually in a newspaper of general paid circulation in the manner required by Section 189.417, Florida Statutes.
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 21-02, § 5(Exh. A), 1-26-21)
602.7. - Pasadena Hills Planning and Policy Committee
A.
Establishment. There is hereby established an advisory planning and policy committee which shall be known as the Pasadena Hills Planning and Policy Committee or as the Committee.
B.
General Role of the Committee. The Committee shall advise the Board of Supervisors on District matters relating to the District Manager selection and performance; District revenues and expenses; District infrastructure funding and financing; District fees and assessments, including the VOPH development review fees; District land use; District community planning; District services; District community design features; District Comprehensive Plan amendments; development regulations that only apply in the District; District property management and operation; and such other matters as the Supervisors deem appropriate.
C.
Committee Duties. In addition to the general duties set forth above, the Committee shall have the following specific responsibilities with respect to District operations:
1.
The Committee shall review the proposed annual budget of the District, as required in Section 602.8.B.2 below, and make recommendations on the same to the Supervisors; provided, however, that the Committee's recommendations shall be provided to the Supervisors prior to June 30 of each calendar year for the next budget year. After June 30 of each year, the Committee's comments, if any, shall be made at the scheduled public hearings of the BCC regarding adoption of the County's next annual budget.
2.
The Committee shall act in lieu of the County Planning Commission (PC) (but not the Local Planning Agency [LPA]) as to all properties within the District and shall make advisory recommendations to the BCC on all such matters within the District that otherwise would be reviewed by the PC and also shall review and provide recommendations on any other matter respecting land use, project design, landscaping, community planning, and similar matters when requested by the Board of Supervisors.
3.
The Committee shall review and make recommendations to the Board of Supervisors on the following items which shall be presented to the Committee by the County's Planning and Development Department:
a.
Any proposed Comprehensive Plan amendment which includes lands within the District, even if such lands are not Entitled Properties. Such recommendation shall occur prior to the recommendation of the LPA.
b.
Any proposed change to the Pasadena Hills Area Plan or the Pasadena Hills Financial Plan, this Pasadena Hills Stewardship District Ordinance or the Pasadena Hills Master Roadway Plan.
c.
Any proposed zoning or substantial amendments thereto which specifically include lands within the District, even if such lands are not Entitled Properties.
d.
Any proposed change to the District governance documents.
4.
The Committee shall also review and make recommendations to the Board of Supervisors on the following financial matters which shall be presented by the District Manager or appropriate County staff members:
a.
Any proposed Development Agreement (DA) or agreement with the County, District, or District School Board of Pasco County (School Board) that relies on or pledges the impact fee surcharges, Tax Increment Revenue, or other District revenue sources identified in this Code, including any amendments to such agreements. Such recommendation shall occur prior to the recommendation of the LPA for matters required to be heard by the LPA.
b.
The imposition of any new, or change to any existing, assessment, development fee surcharge, or service charge which may be levied by or within the District.
c.
Any proposed bond financing for District infrastructure, District land acquisition, or improvement of District services.
d.
Any proposed Community Development District, or amendments thereto, for Entitled Properties within the District.
The Committee's review and advisory input on the foregoing matters shall be scheduled to occur in advance of the formal public hearings that are required by law for such matters. If the County fails to seek the Committee's input on any of the foregoing matters due to: (1) a mistake or oversight, (2) an opinion of the County Attorney's Office that the matter is not subject to the Committee's review, or (3) inability to timely obtain a quorum of the Committee, then the failure to seek the Committee's input shall not affect the validity of the Board of Supervisors' final approval of the matter, unless the Committee Chair or Vice-Chair notifies the County Administrator or designee in writing of the Committee's desire and entitlement to hear the matter prior to the Board of Supervisors' final approval of the matter.
D.
Committee Membership. The membership of the Committee shall be composed of seven members appointed by the Board of Supervisors.
E.
Appointments. Each Supervisor shall appoint one member to the Committee and the remaining two Committee members shall be appointed by majority vote of a quorum of the Board of Supervisors based upon recommendations of the respective Supervisor(s) whose commission district(s) includes lands which are part of the District.
F.
Terms. The five members appointed by an individual Supervisor shall serve terms coextensive with the term of the Supervisor making the appointment. The remaining two members of the Committee who are appointed by a quorum of the Board of Supervisors shall serve four-year terms. Any vacancy shall be filled in the same manner as the original appointment was made but the successor Committee member shall only serve for the balance of the unexpired term, unless reappointed to the Committee as provided herein.
G.
Qualifications. Each member of the Committee shall either reside within the District or own property within the District. A designated representative from a partnership, trust, limited liability company, corporation, or other business entity owning real property within the District shall be entitled to serve as a Committee member, even if such business-entity designee is not a resident or property owner within the District. During the first 25 years of the Committee's existence, at least four of the serving Committee members shall be representatives from the Pasadena Hills Property Ownership Group which has participated with the County in the financing and development of the Pasadena Hills Area Plan and Pasadena Hills Financial Plan and its periodic updates. The Board of Supervisors may waive this requirement for a specific appointment if, at the time of an appointment, less than four members of the Property Ownership Group wish to serve as members of the Committee. The remaining three members of the Committee shall reside within the District; however, the Board of Supervisors may waive this requirement for a specific appointment if, at the time of appointment, less than three qualified residents of the District wish to serve as members of the Committee based on responses to advertisements for members on the County's website.
H.
Quorum. A majority of the members of the Committee constitute a quorum for the purposes of conducting its business, exercising its powers, and for all other purposes. Action taken by the Committee shall be upon a vote of a majority of the members present unless general law or a rule of the District requires a greater number.
I.
Officers. At its initial organizational meeting and annually thereafter, the Committee shall organize by electing one of its members as Chair and electing a Vice-Chair and such other officers as the Committee may deem necessary. If there is no elected Chair or Vice-Chair, or the Chair and Vice-Chair are not present at a meeting, the meeting shall be conducted by the longest tenured member of the Committee who is present at the meeting.
J.
Meetings. All meetings of the Committee shall be open to the public and governed by the provisions of Chapter 286, Florida Statutes. Meetings shall be held in a public building, in a County courthouse, or in a building in the County accessible to the public.
K.
Meeting Schedule. The Committee may file a schedule of its regular meetings with the BCC. The schedule shall include the date, time, and location of each scheduled meeting and may be published in a newspaper of general paid circulation.
L.
Other Committees. The Supervisors reserve the right to establish other advisory committees to address matters not within the express purview of the Planning and Policy Committee.
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 21-02, § 5(Exh. A), 1-26-21)
602.8. - Board of Supervisors, General Duties, and District Funding
A.
District Manager and Employees. The Board of Supervisors may employ and fix the compensation of a District Manager who shall have charge and supervision of the works of the District, shall be responsible for preserving and maintaining any improvement or facility constructed or erected pursuant to the provisions of this Code, for maintaining and operating the equipment owned by the District, and for performing such other duties as may be prescribed by the Board of Supervisors. The District Manager may hire or otherwise employ and terminate the employment of such other persons including, without limitation, professional, supervisory, and clerical employees as may be necessary and authorized by the Board of Supervisors. The compensation and other conditions of employment of the officers and employees of the District shall be as provided by the Board of Supervisors. In the absence of a District Manager, the County Administrator or designee shall fulfill the duties of the District Manager.
B.
Budget, Reports, and Reviews.
1.
The District shall provide financial reports in such form and such manner as prescribed pursuant to this Code and Chapters 189 and 218, Florida Statutes, as amended from time to time.
2.
On or before July 15 of each year, the County Administrator or designee or District Manager, if directed by the Board of Supervisors, shall prepare a proposed budget for the ensuing fiscal year to be submitted to the Supervisors for approval. The proposed budget shall include, at the direction of the Supervisors, an estimate of all necessary expenditures of the District for the ensuing fiscal year and an estimate of income to the District from the taxes, assessments, and fees provided in this Code. The Supervisors shall consider the proposed budget item by item, determine its compliance with the Pasadena Hills Financial Plan, and may either approve the budget as proposed by the District Manager or modify the same in part or in whole. The Board of Supervisors shall indicate its approval of the budget by resolution, which resolution shall provide for a hearing on the budget as approved. Notice of the hearing on the budget shall be published in accordance with the requirement for the County's other budget funds. The notice shall further contain a designation of the day, time, and place of the public hearing. At the time and place designated in the notice, the Board of Supervisors shall hear all objections to the budget as proposed and may make such changes as the Board of Supervisors deems necessary. At the conclusion of the budget hearing, the Board of Supervisors shall, by resolution, adopt the budget as finally approved by the Supervisors. The budget shall be adopted prior to October 1 of each year. The budget, and any budget amendments, shall comply with the requirements of Section 189.418, Florida Statutes.
C.
Disclosure of Public Financing. The District shall take affirmative steps to provide for the full disclosure of information relating to the public financing and maintenance of improvements to real property undertaken by the District. Such information shall be made available to all existing residents and all prospective residents of the District. The District shall furnish each developer of a residential development within the District with sufficient copies of that information to provide each prospective initial purchaser of property in that development with a copy if the developer requests that the District provide such information and pays the District any applicable copying fees. Any developer of a residential development within the District, when required by law to provide a public offering statement, shall include a copy of such information relating to the public financing and maintenance of improvements in the public offering statement.
D.
General Powers. The District shall have, and the Board of Supervisors may exercise, the following general powers, together with all other general powers authorized under Chapter 189, Florida Statutes:
1.
To sue and be sued in the name of the District; to adopt and use a seal and authorize the use of a facsimile thereof; to acquire, by purchase, gift, devise, or otherwise, and to own and dispose of, real and personal property, or any estate therein; and to make and execute contracts and other instruments necessary or convenient to the exercise of its powers.
2.
To apply for coverage of its employees under the Florida Retirement System (FRS) in the same manner as if such employees were State employees, subject to necessary action by the District to pay employer contributions into the FRS Trust Fund.
3.
To contract for the services of consultants to perform District management, planning, engineering, financial, appraisal, legal, or other appropriate services of a professional nature. Such contracts shall be subject to public bidding or competitive negotiation requirements as set forth in general law and County ordinance.
4.
To borrow money and accept gifts; to apply for and use grants or loans of money or other property from the United States, the State, a unit of local government, or any person for any District purposes and enter into agreements required in connection therewith; and to hold, use, and dispose of such moneys or property for any District purposes in accordance with the terms of the gift, grant, loan, or agreement relating thereto.
5.
To adopt and enforce rules and orders prescribing powers, duties, and functions of the officers of the District; the conduct of the business of the District; the maintenance of records; and the form of certificates evidencing tax liens and all other documents and records of the District. The Supervisors may also adopt and enforce administrative rules with respect to any of the projects of the District and define the area to be included therein. The Supervisors may also adopt resolutions which may be necessary for the conduct of District business.
6.
To maintain an office at such place or places as the Board of Supervisors designates in the County, and within the District when facilities are available, and to designate either the Pasco County Attorney, or the District Manager, as the registered agent for the District for service of process or other legal notifications to the District and to change such designation from time to time in accordance with applicable law.
7.
To hold, control, and acquire by donation, purchase or condemnation, or dispose of, any public lands, public easements, dedications to public use, platted reservations for public purposes, or any reservations for those purposes authorized by this Code and to make use of such easements, dedications, or reservations for the purposes authorized by this Code.
8.
To lease, as lessor or lessee, to or from any person, corporation, or other business entity, association, or body, public or private, any projects of the type that the District is authorized to undertake and facilities or property of any nature for the use of the District to carry out the purposes authorized by this section.
9.
To borrow money and issue bonds, certificates, warrants, notes, or other evidence of indebtedness as hereinafter provided; to levy such taxes and assessments as may be authorized herein; and to charge, collect, and enforce fees and other user charges.
10.
To raise, by user charges or fees authorized by resolution of the Board of Supervisors, amounts of money which are necessary for the conduct of District activities and services and the maintenance of District facilities and to enforce their receipt and collection in the manner prescribed by resolution not inconsistent with law.
11.
To exercise the right and power of eminent domain, pursuant to the provision of Chapters 73 and 74, Florida Statutes, over any property within the State for the uses and purpose of the District relating to park land, school land, public utilities, District roads, water management and control, and other public facilities contemplated by the Pasadena Hills Financial Plan or otherwise necessary to implement the Pasadena Hills Area Plan.
12.
To cooperate with, or contract with, other governmental agencies as may be necessary, convenient, incidental, or proper in connection with any of the powers, duties, or purposes authorized by this section.
13.
If and when authorized by general law, to determine, order, levy, impose, collect, and enforce maintenance taxes on Entitled Property.
14.
To determine, order, levy, impose, collect, and enforce assessments pursuant to any applicable special act, or Chapter 125, Florida Statutes, as amended from time to time, pursuant to authority granted in Section 197.3631, Florida Statutes, or pursuant to other provisions of general or special law or applicable County home rule ordinance, now or hereinafter enacted, which provide for or authorize a supplemental means to order, levy, impose, or collect special assessments. Such special assessments, in the discretion of the District, may be collected and enforced pursuant to the provisions of Sections 197.3632 and 197.3635, Florida Statutes, as they may be amended from time to time, or as provided by this Code or by other means authorized by general law now or hereinafter enacted. Notwithstanding any contrary provision of this Code, assessments imposed by the District shall only be imposed on Entitled Properties.
15.
To exercise such special powers and other express powers as may be authorized and granted by this section, including powers as provided in any interlocal agreement entered into pursuant to Chapter 163, Florida Statutes, or which shall be required or permitted to be undertaken by the District pursuant to any Development Order (DO), including any interlocal service agreement with the County for proportionate, fair-share, or pipelining capital construction funding for any capital facilities or systems required of a developer pursuant to any applicable DO or agreement.
16.
To exercise all of the powers necessary, convenient, incidental, or proper in connection with any other powers or duties or the special purpose of the District authorized by this section, except as specifically limited herein.
17.
To collect and utilize any mobility/impact fees as may be authorized for collection and use in the District by the BCC in accordance with the District Financial Plan, this Code, and the County's generally applicable mobility/impact fee ordinances/regulations.
18.
To collect and utilize any Tax Increment Revenue as may be authorized for collection and use in the District by the BCC in accordance with this Code, the MultiModal Tax Increment Ordinance, and the District Financial Plan.
E.
Special Powers. The District shall have, and the Board of Supervisors may exercise, the following special powers to implement its lawful and special purpose and to provide, pursuant to that purpose, systems, facilities, services, improvements, projects, works, and infrastructure, each of which constitutes a lawful public purpose when exercised pursuant to this section, subject to, and not inconsistent with, the regulatory jurisdiction and permitting authority of all other applicable governmental bodies, agencies, and any special district having authority with respect to any area included therein and to plan, establish, acquire, construct or reconstruct, enlarge or extend, equip, operate, finance, fund, and maintain improvements, systems, facilities, services, works, projects, and infrastructure. Any or all of the following special powers are granted by this section in order to implement the special purpose of the District:
1.
To provide water management and control for the lands within the District and to connect some or any of such facilities with roads and bridges and to construct, acquire, and operate any dam, work, appurtenant work, impoundment, or reservoir and any connecting, intercepting, or outlet mains and pipes in, along, or under any street, alley, highway, or other public place or ways including, but not limited to, acquiring, operating, maintaining, repairing, and improving water management and control facilities necessary for the collection, storage control, development, utilization, and distribution of non-potable waters for irrigation purposes.
2.
To provide bridges or culverts that may be needed across any drain, ditch, canal, floodway, holding basin, excavation, public highway, tract grade, fill, or cut and roadways over levees and embankments and to construct any and all such works and improvements across, through, or over any public right-of-way, highway, grade fill, or cut.
3.
To provide public roads and related improvements, including Alternative Transportation Facilities, equal to or exceeding the specifications of the County and the Pasadena Hills Master Roadway Plan including, but not limited to, transportation improvements necessary to comply with conditions of development approval applicable to lands within the District. This special power includes, but is not limited to, roads; parkways; interchanges; bridges; transit facilities; landscaping; hardscaping; irrigation; multipurpose lanes; sidewalks; multipurpose paths; street lighting; traffic signals; regulatory or informational signage road striping; underground conduit; underground bale, fiber, or wire installation pursuant to an agreement with or tariff of a retail provider of services; and all other related improvements and the elements of a functioning, modern road system in general or as related to the conditions of development approval for the lands within the District, together with transportation improvements and facilities that are freestanding or that may be related to any innovative, strategic intermodal system of transportation pursuant to applicable Federal, State, and local law and ordinance.
4.
To provide buses, trolleys, trains, transit shelters, ridesharing facilities and services, parking improvements, and related signage.
5.
To provide investigation and remediation costs associated with the cleanup of actual or perceived environmental contamination within the District under the supervision or direction of a competent governmental authority unless the covered costs benefit any person who is a landowner within the District and who caused or contributed to the contamination.
6.
To protect core reserve and other conservation areas, mitigation areas, wilderness areas, and wildlife habitat, including the maintenance of any plant or animal species, and any related interest in real or personal property, and to evaluate, acquire, enhance, manage, monitor, and maintain conservation, mitigation, and preservation lands and wildlife habitat.
7.
Using its general and special powers as set forth in this section, to provide any other project within or outside the boundaries of the District when the project is the subject of an agreement between the District and the BCC or with any other applicable public or private entity if approved or required by a DO pursuant to Section 380.06 or 380.0612, Florida Statutes, if such project is not inconsistent with the effective local Comprehensive Plan.
8.
To provide parks and recreation facilities for indoor and outdoor recreational, cultural, and educational uses, including both active and passive recreational uses.
9.
To provide fire prevention and control, including fire stations, water mains and plugs, fire trucks, and other vehicles and equipment.
10.
To provide school buildings, athletic and recreation facilities, and related structures, which may be leased, sold, or donated to the school district for use in the educational system when authorized by the School Board.
11.
To provide security; however, the District may not exercise any powers of a law enforcement agency but may contract with the appropriate, local, general-purpose government agencies for an increased level of such services within the District boundaries.
12.
To provide control and elimination of mosquitoes and other arthropods of public health importance.
13.
To provide waste collection.
14.
To enter into impact fee, mobility fee, development fee, and other mitigation credit agreements pursuant to the Pasadena Hills Financial Plan and consistent with County policy.
15.
To provide buildings and structures for District offices, maintenance facilities, meeting facilities, community centers, or any other project authorized or granted by this section.
16.
To establish and create, at noticed meetings, such governmental departments of the Board of Supervisors of the District, as well as committees, task forces, boards, commissions, or other agencies under the supervision and control of the District, as from time to time the Board of Supervisors may deem necessary or desirable in the performance of the acts or other things necessary to exercise the Board of Supervisors' general or special powers to implement an innovative project and to carry out the special purpose of the District as provided in this Code, and to delegate the exercise of its powers to such departments, boards, task forces, committees, or other agencies and such administrative duties and other powers as the Board of Supervisors may deem necessary or desirable, but only if there is a set of expressed limitations for accountability, notice, and periodic written reporting to the Board of Supervisors that shall retain the powers of the Board of Supervisors.
Except for the specific requirements set forth herein limiting mobility/impact fee surcharges, assessments, taxes and development review fees to Entitled Properties, the enumeration of special powers herein shall not be deemed exclusive or restrictive but shall be deemed to incorporate powers, express or implied, necessary or incident to carrying out such enumerated special powers, including also the general powers provided by this Code to the District to implement its single purpose. Further, the provisions of this subsection shall be construed liberally in order to carry out effectively the special purpose of this District under this Code. The District may exercise its powers to provide facilities for Utility Transmission Lines, fire protection, mosquito control, and waste collection only if such facilities are to be dedicated to and operated by the County, the County's contractors or licensees, or the County Mosquito Control District, as applicable, or if such entities decline or are unable to provide the service at the time the service becomes necessary. Nothing herein:
a.
Shall prevent the District from dedicating transportation or other capital facilities to the County if accepted by the County for operation and maintenance;
b.
Is intended to limit the power of the County to provide such facilities and to require landowners to utilize such facilities as a condition to development of lands within the District;
c.
Is intended to prohibit the District from providing additional services beyond those offered by the County; or
d.
Is intended to limit the power of the County to assess or tax land within the District in accordance with law.
F.
Issuance of Bond Anticipation Notes. In addition to the other powers provided for in this section, and not in limitation thereof, the District shall have the power, at any time and from time to time after the issuance of any bonds of the District have been authorized, to borrow money for the purposes for which such bonds are to be issued in anticipation of the receipt of the proceeds of the sale of such bonds and to issue bond anticipation notes in a principal sum not in excess of the authorized maximum amount of such bond issue. Such notes shall be in such denomination or denominations, bear interest at such rate as the Board of Supervisors may determine not to exceed the maximum rate allowed by general law, mature at such time or times not later than five (5) years from their applicable date or dates of issuance, and in such form and executed in such manner as the Board of Supervisors shall prescribe. Such notes may be sold at either public or private sale or, if such notes shall be renewal notes, may be exchanged for notes then outstanding on such terms as the Board of Supervisors shall determine. Such notes shall be paid from the proceeds of such bonds when issued. The Board of Supervisors may, in its discretion, in lieu of retiring the notes by means of bonds, retire them by means of current revenues or from any taxes or assessments levied for the payment of such bonds, but, in such event, a like amount of the bonds authorized shall not be issued.
G.
Borrowing. The District, at any time, may obtain loans in such amount and on such terms and conditions as the Supervisors may approve for the purpose of paying any of the expenses of the District or any costs incurred or that may be incurred in connection with any of the projects of the District, which loans shall bear interest as the Board of Supervisors determines, not to exceed the maximum rate allowed by general law, and may be payable from and secured by a pledge of such funds, revenues, development fees, taxes, tax increment payments, and assessments as the Supervisors may determine, subject, however, to the provisions contained in any proceeding under which any bonds or notes were theretofore issued and are then outstanding. For the purpose of defraying such costs and expenses, the District may issue negotiable notes or other evidences of debt to be payable at such times and to bear such interest as the Board of Supervisors may determine, not to exceed the maximum rate allowed by general law, and to be sold or discounted at such price or prices and on such terms as the Supervisors may deem advisable. Such borrowings may be made by the District from the BCC for the County, subject to terms and conditions mutually approved by the Supervisors and the BCC. The Supervisors shall have the right to provide for the payment thereof by pledging the whole or any part of the funds, revenues, development fees, taxes, and assessments of the District. The approval of the electors residing in the District shall not be necessary except when required by the State Constitution.
H.
Bonds.
1.
Sale of Bonds. Bonds may be sold in blocks or installments at different times or an entire issue or series may be sold at one time. Bonds may be sold at public or private sale after such advertisement, if any, as the Supervisors may deem advisable. Bonds may be sold or exchanged for refunding bonds. Special assessment and revenue bonds may be delivered by the District as payment of the purchase price of any project or part thereof, or a combination of projects or parts thereof, or as the purchase price or exchange for any property, real, personal, or mixed, including franchises or services rendered by any contractor, engineer, or other person, all at one time or in blocks from time to time, in such manner and upon such terms as the Board of Supervisors in its discretion shall determine.
2.
Authorization and Form of Bonds. Any general obligation bonds, special assessment bonds, or revenue bonds may be authorized by resolution or resolutions of the Board of Supervisors which shall be read by title only and adopted by a majority of all the members thereof then in office. Such resolution or resolutions may be adopted at the same meeting at which they are introduced and need not be published or posted. The Supervisors may, by resolution, authorize the issuance of bonds and fix the aggregate amount of bonds to be issued; the purpose or purposes for which the moneys derived therefrom shall be expended including, but not limited to, payment of costs as defined in Section 602.2.1; the rate or rates of interest, not to exceed the maximum rate allowed by general law; the denomination of the bonds; whether or not the bonds are to be issued in one or more series; the date or dates of maturity, which shall not exceed 40 years from their respective dates of issuance; the medium of payment; the place or places within or outside the State at which payment shall be made; registration privileges; redemption terms and privileges, whether with or without premium; the manner of execution; the form of the bonds, including any interest coupons; and any and all other terms, covenants, and conditions thereof and the establishment of revenue or other funds. Such authorizing resolution or resolutions may further provide for the contracts authorized by Sections 159.825(1)(f) and (g), Florida Statutes, regardless of the tax treatment of such bonds being authorized, subject to the recommendation of the financial advisors to the District and the finding by the Supervisors of a financial advantage to the District resulting by reason thereof. The seal of the District may be affixed, lithographed, engraved, or otherwise reproduced in facsimile on such bonds. In case any officer whose signature shall appear on any bonds or coupons shall cease to be such officer before the delivery of such bonds, such signature or facsimile shall nevertheless be valid and sufficient for all purposes the same as if he or she had remained in office until such delivery. Electronic signatures may be utilized if allowed by State law.
3.
Interim Certificates and Replacement Certificates. Pending the preparation of definitive bonds, the Board of Supervisors may issue interim certificates or receipts or temporary bonds, in such form and with such provisions as the Board of Supervisors may determine, exchangeable for definitive bonds when such bonds have been executed and are available for delivery. The Supervisors may also provide for the replacement of any bonds which become mutilated, lost, or destroyed.
4.
Negotiability of Bonds. Any bond issued under this Code or any temporary bond, in the absence of an express recital on the face thereof that it is nonnegotiable, shall be fully negotiable and shall be and constitute a negotiable instrument within the meaning and for all purpose of the law merchant and the laws of the State.
5.
Defeasance. The Board of Supervisors may make such provision with respect to the defeasance of the right, title, and interest of the holders of any of the bonds and obligations of the District in any revenues, funds, or other properties by which such bonds are secured as the Board of Supervisors deems appropriate. Without limiting the foregoing, the Board of Supervisors may provide that when such bonds or obligations become due and payable or shall have been called for redemption, provision shall be made for paying all sums payable in connection with such bonds or other obligations and then in such event the right, title, and interest of the holders of the bonds in any revenues, funds, or other properties by which such bonds are secured shall thereupon cease, terminate, and become void and the Board of Supervisors may apply any surplus in any sinking fund established in connection with such bonds or obligations and all balances remaining in all other funds or accounts (other than moneys held for the redemption or payment of the bonds or other obligations) to any lawful purpose of the District as the Board of Supervisors shall determine.
6.
Issuance of Completion Bonds. If the proceeds of any bonds are less than the cost of completing the project in connection with which such bonds were issued, the Board of Supervisors may authorize the issuance of additional completion bonds, upon such terms and conditions as the Supervisors may provide in the resolution authorizing the issuance thereof, but only in compliance with the resolution or other proceedings authorizing the issuance of the original bonds.
7.
Refunding Bonds. The District shall have the power to issue bonds to provide for the retirement or refunding of any bonds or obligations of the District for the purposes of debt service savings, release of covenants, or other governmental purpose. No approval of the qualified electors residing in the District shall be required for the issuance of refunding bonds except where required by the State Constitution.
8.
Revenue Bonds. The District shall have the power to issue revenue bonds from time to time, without limitation as to amount, for any projects. Such revenue bonds may be secured by, or payable from, the gross or net pledge of the revenues to be derived from any project or combination of projects; from the rates, fees, tax increment, or other charges to be collected from the users of any project or projects; from any revenue-producing undertaking or activity of the District; from special assessments; from benefit special assessments; or from any other source. Such bonds shall not constitute an indebtedness of the District and the approval of the qualified electors shall not be required unless the State Constitution requires a referendum.
9.
General Obligation Bonds.
a.
Subject to the limitations of this section, the District or County shall have the power from time to time to issue general obligation bonds, as may be authorized by State law, to finance or refinance capital projects or to refund outstanding bonds in an aggregate principal amount of bonds outstanding at any one time. Except for refunding bonds issued at a lower net average interest cost rate, no General Obligation Bonds shall be issued unless the bonds are issued to finance or refinance a capital project and the issuance has been approved at an election held in accordance with the requirements for such election as prescribed by the State Constitution. Such elections shall be called to be held in the District by the BCC of the County upon the request of the Supervisors. The expenses of calling and holding an election shall be at the expense of the District and the District shall reimburse the County for any expenses incurred in calling or holding such election.
b.
The District may pledge its full faith and credit for the payment of the principal and interest on such General Obligations Bonds and for any reserve funds provided therefore, or pledge certain ad valorem taxes for the payment thereof, and may unconditionally and irrevocably pledge itself to levy ad valorem taxes on all taxable property in the District, to the extent necessary for the payment thereof, without limitation as to rate or amount.
c.
If the Board of Supervisors determines to issue General Obligation Bonds for more than one capital project, the approval of the issuance of the bonds for each and all such projects may be submitted to the electors on one and the same ballot. The failure of the electors to approve the issuance of bonds for one or more capital projects shall not defeat the approval of any bonds for any capital project which has been approved by the electors. The estimated cost of any project approved may vary up to ten percent from the initial amount in the referendum resolution and those costs may be reallocated to other approved projects so long as the total cost of all approved projects remains the same. Such provision shall be included in the referendum resolution if desired by the District.
d.
In arriving at the amount of General Obligation Bonds permitted to be outstanding at any one time pursuant to Subparagraph 602.8.H.9.b, there shall not be included any General Obligation Bonds which are additionally secured by the pledge of:
(1)
Any assessments levied in an amount sufficient to pay the principal and interest on the General Obligation Bonds so additionally secured, which assessments have been equalized and confirmed by resolution of the Board of Supervisors pursuant to this Code, the Pasco County Code of Ordinances, or Section 170.08, Florida Statutes.
(2)
Water revenues, sewer revenues, or water and sewer revenues of the District to be derived from user fees in an amount sufficient to pay the principal and interest on the General Obligation Bonds so additionally secured.
(3)
Any combination of assessments and revenues described in Subparagraphs 602.8.H.9.a. and b.
10.
Bonds as Legal Investment or Security.
a.
All bonds issued under the provisions of this Code shall constitute legal investments for savings banks, banks, trust companies, insurance companies, executors, administrators, trustees, guardians, and other fiduciaries and for any board, body, agency, instrumentality, County, municipality, or other political subdivision of the State and shall be and constitute security which may be deposited by banks or trust companies as security for deposits of State, County, municipal, or other public funds or by insurance companies as required or voluntary statutory deposits.
b.
Any bonds issued by the District shall be incontestable in the hands of bona fide purchasers or holders for value and shall not be invalid because of any irregularity or defect in the proceedings for the issue and sale thereof.
11.
Covenants. Any resolution authorizing the issuance of bonds may contain such covenants as the Board of Supervisors may deem advisable and all such covenants shall constitute valid, legally binding, and enforceable contracts between the District and the bondholders, regardless of the time of issuance thereof. Such covenants may include, without limitation, covenants concerning the disposition of the bond proceeds; the use and disposition of project revenues; the pledging of revenues, taxes, and assessments; the obligations of the District with respect to the operation of the project and the maintenance of adequate project revenues; the issuance of additional bonds; the appointment, powers, and duties of trustees and receivers; the acquisition of outstanding bonds and obligations; restrictions on the establishment of competing projects or facilities; restrictions on the sale or disposal of the assets and property of the District; the priority of assessment liens; the priority of claims by bondholders on the taxing power of the District; the maintenance of deposits to ensure the payment of revenues by users of District facilities and services; the discontinuance of District services by reason of delinquent payments; acceleration upon default (excluding bonds for self-liquidating projects secured by project revenues); the execution of necessary instruments; the procedure for amending or abrogating covenants with the bondholders; and such other covenants as may be deemed necessary or desirable for the security of the bondholders.
12.
Tax Exemption. To the extent allowed by general law, all bonds issued hereunder and interest paid thereon and all fees, charges, and other revenues derived by the District from the projects provided by this Code shall be exempt from all taxes by the State or by any political subdivision, agency, or instrumentality thereof; however, any interest, income, or profits on debt obligations issued hereunder shall not be exempt from the tax imposed by Chapter 220, Florida Statutes.
13.
Application of Section 189.4085, Florida Statutes. Bonds issued by the District shall meet the criteria set forth in Section 189.4085, Florida Statutes.
14.
This Code Furnishes Full Authority for Issuance of the Bonds. This Code constitutes full and complete authority for the issuance of bonds and the exercise of the powers of the District provided herein. No procedures or proceedings, publications, notices, consents, approvals, orders, acts, or things by the Board of Supervisors, or any other board, officer, commission, department, agency, or instrumentality of the District, other than those required by this Code, shall be required to perform anything under this Code, except that the issuance or sale of bonds pursuant to the provisions of this Code shall comply with the general law requirements applicable to the issuance or sale of bonds by the District. Nothing in this Code shall be construed to authorize the District to utilize bond proceeds to fund the ongoing operations of the District.
15.
Pledge by the County to the Bondholders of the District. The County pledges to the holders of any bonds issued under this Code that it will not limit or alter the rights of the District to own, acquire, construct, reconstruct, improve, maintain, operate, or furnish the projects; or to levy and collect the taxes, assessments, rentals, rates, fees, and other charges provided for herein, to the extent such limits or alterations impair the security of the bondholders; to fulfill the terms of any agreement made with the holders of such bonds or other obligations; and that it will not, in any way, impair the rights or remedies of such holders.
16.
Default. A default on the bonds or obligations of a District shall not constitute a debt or obligation of the State or the County.
I.
Trust Agreements. Any issue of bonds may be secured by a trust agreement by and between the District and a corporate trustee or trustees, which may be any trust company or bank having the powers of a trust company within or without the State. The resolution authorizing the issuance of the bonds or such trust agreement may pledge the revenues to be received from any projects of the District and may contain such provisions for protecting and enforcing the rights and remedies of the bondholders as the Board of Supervisors may approve including, without limitation, those covenants set forth in Section 602.8.H.11 above. It shall be lawful for any bank or trust company within or without the State, which may act as a depository of the proceeds of bonds or of revenues, to furnish such indemnifying bonds or to pledge such securities as may be required by the District. Such resolution or trust agreement may set forth the rights and remedies of the bondholders and of the trustee, if any, and may restrict the individual right of action by bondholders. The Supervisors may provide for the payment of proceeds of the sale of the bonds and the revenues of any project to such officer, board, or depository as it may designate for the custody thereof and may provide for the method of disbursement thereof with such safeguards and restrictions as it may determine, all in a manner consistent with general law. All expenses incurred in carrying out the provisions of such resolution or trust agreement may be treated as part of the cost of operation of the project to which such trust agreement pertains.
J.
Ad Valorem Taxes; Benefit Special Assessments. Maintenance Special Assessments, and Special Assessments, and Maintenance Taxes
1.
Ad Valorem Taxes. The Board of Supervisors shall have the power to levy and assess an ad valorem tax on all the taxable Entitled Property in the District to construct, operate, and maintain assessable improvements; to pay the principal of, and interest on, any General Obligation Bonds of the District; and to provide for any sinking or other funds established in connection with any such bonds. An ad valorem tax levied by the Board of Supervisors for operating purposes, exclusive of debt serve on bonds, shall not exceed $1,000,000.00. The ad valorem tax provided for herein shall be in addition to County and all other ad valorem taxes provided for by law. Such tax shall be assessed, levied, and collected in the same manner and at the same time as County taxes.
2.
Benefit Special Assessments. Subject to the limitations set forth in Section 602.8.D.14, the Board of Supervisors annually shall determine, order, and levy the annual installment of the total benefit special assessments for bonds or notes issued and related expenses to finance assessable improvements. These assessments may be due and collected during each year that County taxes are due and collected, in which case such annual installment and levy shall be evidenced to and certified to the Property Appraiser by the Board of Supervisors not later than August 31 of each year. Such assessment shall be entered by the Property Appraiser on the County tax rolls and shall be collected and enforced by the Tax Collector in the same manner and at the same time as County taxes and the proceeds thereof shall be paid to the District. However, this subsection shall not prohibit the District in its discretion from using the method prescribed in Section 197.3632, Florida Statutes, as may be amended from time to time, for collecting and enforcing these assessments. Each annual installment of benefit special assessments shall be a lien on the Entitled Property against which assessed until paid and shall be enforceable in like manner as County taxes. Subject to the limitations set forth in Section 602.8.D.14, the amount of the assessment for the exercise of the District's powers shall be determined by the Supervisors based upon a report of the District's engineer and assessed by the Supervisors upon Entitled Properties, which may be part or all of the Entitled Properties in the District, apportioned between the Entitled properties in proportion to the benefits received by each entitled Property. The Supervisors may, if they determine it is in the best interest of the District, set forth in the proceedings initially levying such benefit special assessments or in subsequent proceedings a formula for the determination of an amount, which when paid by a taxpayer with respect to any tax parcel shall constitute a prepayment of all future annual installments of such benefit special assessments and that the payment of which amount with respect such tax parcel shall relieve and discharge such tax parcel of the lien of such benefit special assessments and any subsequent annual installment thereof. The Supervisors may provide further that upon delinquency in the payment of any annual installment of benefit special assessments, the prepayment amount of all future annual installments of benefit special assessments, as determined in the preceding sentence, shall become immediately due and payable together with such delinquent annual installment. Notwithstanding any contrary provision of this Code, assessments shall only be imposed on Entitled Properties. The Board of Supervisors shall grant development fees or other applicable credits to such owners of Entitled Properties to the extent such assessments may represent a prepayment of applicable Development Fees under the Pasadena Hills Financial Plan.
3.
Non-Ad Valorem Maintenance Tax. If and when authorized by general law, to maintain and preserve the physical facilities and services constituting the works, improvements, or infrastructure provided by the District pursuant to this section; to repair and restore any one or more of them, when needed; and to defray the current expenses of the District, including any sum which may be required to pay State and County ad valorem taxes on any taxable lands which may have been purchased and which are held by the District under the provision of this Code, the Board of Supervisors may, upon the completion of said systems, facilities, services, works, improvements, or infrastructure, in whole or in part, as may be certified to the Supervisors by the District engineer, levy annually a non-ad valorem and nonmillage tax upon each Entitled Property within the District, to be known as a "maintenance tax." This non-ad valorem maintenance tax shall be apportioned upon the basis of the net assessments of benefits assessed as accruing from the original construction and shall be evidenced to and certified by the Board of Supervisors of the District, not later than June 1 of each year to the Property Appraiser of the County and shall be extended by the Property Appraiser on the tax roll of the Property Appraiser, as certified by the Property Appraiser to the Tax Collector, and collected by the Tax Collector on the merged collection roll of the Tax Collector in the same manner and at the same time as County ad valorem taxes and the proceeds therefrom shall be paid to the District. This non-ad valorem maintenance tax shall be a lien until paid on the Entitled Property against which assessed and enforceable in like manner and of the same dignity as County ad valorem taxes.
4.
Maintenance Special Assessments. To maintain and preserve the facilities and projects of the District, the Board of Supervisors may levy a maintenance special assessment on Entitled Properties. This assessment may be evidenced to and certified to the Property Appraiser by the Board of Supervisors not later than August 31 of each year and shall be entered by the Property Appraiser on the County tax rolls and shall be collected and enforced by the Tax Collector in the same manner and at the same time as County taxes and the proceeds therefrom shall be paid to the District. However, this subsection shall not prohibit the District in its discretion from using the method prescribed in Section 197.363, Section 197.3631, or Section 197.3632, Florida Statutes, for collecting and enforcing these assessments. These maintenance special assessments shall be a lien on the Entitled Property against which assessed until paid and shall be enforceable in like manner as County taxes. The amount of the maintenance special assessment for the exercise of the District's powers under this section shall be determined by the Supervisors based upon a report of the District's engineer and assessed by the Supervisors upon such Entitled Properties, which may be part or all of the Entitled Properties within the District benefited by the maintenance thereof, apportioned between the properties in proportion to the benefit received by each Entitled Property.
5.
Special Assessments. Subject to the limitations set forth in Section 602.D.14, to levy and impose any special assessments pursuant to this subsection.
6.
Enforcement of Taxes. The collection and enforcement of all taxes levied by the District shall be at the same time and in like manner as County taxes and the provision of the laws of Florida relating to the sale of lands for unpaid and delinquent County taxes; the issuance, sale, and delivery of tax certificates for such unpaid and delinquent County taxes; the redemption thereof; the issuance to individuals of tax deeds based thereon; and all other procedures in connection therewith shall be applicable to the District to the same extent as if such statutory provision were expressly set forth herein. All taxes shall be subject to the same discounts as County taxes.
7.
When Unpaid Tax is Delinquent and Penalty. All taxes provided for in this Code shall become delinquent and bear penalties on the amount of such taxes in the same manner as County taxes.
8.
Status of Assessments. Benefit special assessments, maintenance special assessments, and special assessments are hereby found and determined to be non-ad valorem assessments as defined by Section 197.3632, Florida Statutes. Maintenance taxes are non-ad valorem taxes and are not special assessments.
9.
Assessments Constitute Liens and Collection. Any and all assessments, including special assessments, benefit special assessments, and maintenance special assessments authorized by this section, and including special assessments as defined by Section 602.2 and granted and authorized by this subsection, and including maintenance taxes if authorized by general law, shall constitute a lien on the Entitled Property against which assessed from the date of levy and imposition thereof until paid, coequal with the lien of State, County, municipal, and School Board taxes. These assessments may be collected, at the District's discretion, under authority of Section 197.3631, Florida Statutes, as amended from time to time, by the Tax Collector pursuant to the provisions of Sections 197.3632 and 197.3635, Florida Statutes, as amended from time to time, or in accordance with other collection measures provided by law. In addition to, and not in limitation of, any powers otherwise set forth herein or in general law, these assessments may also be enforced pursuant to the provisions of Chapter 173, Florida Statutes, as amended from time to time.
10.
Land Owned by Governmental Entity. Except as otherwise provided by law, no levy of ad valorem taxes or non-ad valorem assessments under this Code; Chapter 125, Chapter 170, or Chapter 197, Florida Statutes, as each may be amended from time to time; or otherwise by a board of a district, on property of a governmental entity that is subject to a ground lease as described in Section 190.003(13), Florida Statutes, shall constitute a lien or encumbrance on the underlying fee interest of such governmental entity.
K.
Special Assessments.
1.
As an alternative method to the levy and imposition of special assessments pursuant to Chapter 170, Florida Statutes, pursuant to the authority of Section 197.3631, Florida Statutes, or pursuant to other provision of general law, now or hereafter enacted, or applicable County home rule ordinance, which provide a supplemental means or authority to impose, levy, and collect special assessments as otherwise authorized under this Code, the Board of Supervisors may, subject to the limitations in Section 602.8.D.14, levy and impose special assessments to finance and exercise any of its powers permitted under this Code using the following uniform procedures:
a.
At a noticed meeting, the Board of Supervisors of the District may consider and review an engineer's report on the costs of the systems, facilities, and services to be provided; a preliminary assessment methodology; and a preliminary roll based on acreage or platted lands, depending upon whether platting has occurred.
(1)
Subject to the limitations set forth in Section 602.8.D.14, the assessment methodology shall address and discuss, and the Supervisors shall consider, whether the systems, facilities, and services being contemplated will result in special benefits peculiar to the property, different in kind and degree than general benefits, as a logical connection between the systems, facilities, and services themselves and the property and whether the duty to pay the assessments by the property owners is apportioned in a manner that is fair and equitable and not in excess of the special benefit received. The assessment methodology shall recognize the special benefit to Entitled Properties associated with the Pasadena Hills Financial Plan infrastructure and apportion the acquisition costs or other costs of such infrastructure in a fair and equitable manner only among the Entitled Properties. It shall be fair and equitable to designate a fixed proportion of the annual debt service, together with interest thereon, on the aggregate principal amount of notes or bonds issued to finance such systems, facilities, and services which give rise to unique, special, and peculiar benefits to property of the same or similar characteristics under the assessment methodology so long as such fixed proportion does not exceed the unique, special, and peculiar benefits enjoyed by such property from such systems, facilities, and services. The assessment methodology also shall take into consideration, where applicable, whether development fees or other credits are required for the Entitled Properties, under the adopted Pasadena Hills Financial Plan.
(2)
The engineer's cost report shall identify the nature of the proposed systems, facilities, and services; their location; a cost breakdown plus a total estimated cost, including cost of construction or reconstruction, labor, and materials, lands, property, rights, easements, franchises, or systems, facilities, and services to be acquired; cost of plans and specifications; surveys of estimates of costs and revenues; costs of engineering, legal, and other professional consultation services; and other expenses or costs necessary or incident to determining the feasibility or practicability of such construction, reconstruction, acquisition, administrative expenses, relationship to the authority and power of the District in its charter, and such other expenses or costs as may be necessary or incident to the financing to be authorized by the Board of Supervisors.
(3)
The preliminary assessment roll to be prepared will be in accordance with the method of assessment provided for in the assessment methodology and as may be adopted by the Board of Supervisors; shall be completed as promptly as possible and shall show the acreage, lots, lands, or plats assessed and the amount of the fairly and reasonably apportioned assessment based on special and peculiar benefit to the property, lot, parcel, or acreage of land; and, if the assessment against each such lot, parcel, acreage, or portion of land is to be paid in installments, the number of annual installments in which the assessment is divided shall be entered into and shown upon the assessment roll.
b.
Subject to the limitations set forth in Section 602.8.D.14, the Board of Supervisors of the District may determine and declare by an initial assessment resolution to levy and assess the assessments with respect to assessable improvements stating the nature of the systems, facilities, and services; improvements; projects or infrastructure constituting such assessable improvements; the information in the engineer's cost report; the information in the assessment methodology as determined by the Board of Supervisors at the noticed meeting and referencing and incorporating as part of the resolution the engineer's cost report; the preliminary assessment methodology; and the preliminary assessment roll. If the Board of Supervisors determines to declare and levy the special assessments by the initial assessment resolution, the Supervisors shall also adopt and declare a notice resolution which shall provide and cause the initial assessment resolution to be published once a week for a period of two weeks in newspapers of general circulation published in the County and the Board of Supervisors shall, by the same resolution, fix a time and place at which the owner or owners of the property to be assessed or any other persons interested therein may appear before said Board of Supervisors and be heard as to the propriety and advisability of making such improvements, as to the costs thereof, as to the manner of payment therefore, and as to the amount thereof to be assessed against each property so improved. Thirty days' notice in writing of such time and place shall be given to such property owners. The notice shall include the amount of the assessment and shall be served by mailing a copy to each assessed property owner at his or her last known address, the names and addresses of such property owners being obtained from the records of the Pasco County Property Appraiser or from such other sources as the District Manager or engineer deems reliable. The proof of such mailing shall be made by affidavit of the Manager of the District or by the engineer and said proof is to be filed with the District Manager provided that failure to mail said notice or notices shall not invalidate any of the proceedings hereunder. It is provided further that the last publication shall be at least one week prior to the date of the hearing on the final assessment resolution. Said notice shall describe the general areas to be improved and advise all interested persons that the description of each property to be assessed, and the amount to be assessed to each piece, parcel, lot, or acre of property, may be ascertained at the office of the Manager of the District. Such service by publication shall be verified by the affidavit of the publisher and filed with the Manager of the District. Moreover, the initial assessment resolution with its attached, referenced, and incorporated engineer's cost, report, preliminary assessment methodology, and preliminary assessment roll, along with the notice resolution, shall be available for public inspection at the office of the District Manager and the office of the engineer, or any other office designated by the Board of Supervisors in the notice resolution. Notwithstanding the foregoing, the landowners of all of the property which is proposed to be assessed may give the District written notice of waiver of any notice and publication provided for in this subparagraph and such notice and publication shall not be required; provided, however, that any meeting of the Board of Supervisors to consider such resolution shall be a publicly noticed meeting.
c.
At the time and place named in the noticed resolution as provided for in Section 602.8.K.1.b, the Board of Supervisors of the District shall meet and hear testimony from affected property owners as to the propriety and advisability of making the systems, facilities, services, projects, works, improvements, or infrastructure and funding them with assessments referenced in the initial assessment resolution on the property. Following the testimony and questions from the Supervisors or any professional advisors to the District or the preparers of the engineer's cost report, the assessment methodology, and the assessment roll, the Board of Supervisors shall make a final decision on whether to levy and assess the particular assessments. Thereafter, the Board of Supervisors shall meet as an equalizing board to hear and to consider any and all complaints as to the particular assessments and shall adjust and equalize the assessments on the basis of justice and right.
d.
When so equalized and approved by resolution or ordinance by the Board of Supervisors, a final assessment roll shall be filed with the Clerk of the Board of Supervisors and such assessment shall stand confirmed and remain legal, valid, and binding first liens on the property against which such assessments are made until paid, equal in dignity to the first liens of ad valorem taxation of County and municipal governments and school boards. However, upon completion of the systems, facilities, service, project, improvement, works, or infrastructure, the District shall credit to each of the assessments the difference in the assessment as originally made, approved, levied, assessed, and confirmed and the proportionate part of the actual cost of the improvement to be paid by the particular special assessment as finally determined upon the completion of the improvement, but in no event shall the final assessment exceed the amount of the special and peculiar benefits as apportioned fairly and reasonably to the property from the system, facility, or service being provided as originally assessed. Promptly after such confirmation, the assessments shall be recorded by the Clerk of the District in the minutes of the proceedings of the District and the record of the lien in the minutes shall constitute prima facie evidence of its validity. The Board of Supervisors, in its sole discretion, may by resolution grant a discount equal to all or a part of the payee's proportionate share of the cost of the project consisting of note or bond financing costs, such as capitalized interest, funded reserves, and note or bond discounts included in the estimated cost of the project, upon payment in full of any assessments prior to the time such financing costs are incurred and as may be specified by the Board of Supervisors in such resolution.
e.
District assessments may be made payable in installments over no more than 30 years from the date of the payment of the first installment thereof and may bear interest at fixed or variable rates.
2.
Notwithstanding any provision of this section or Chapter 170, Florida Statutes, that portion of Section 170.09, Florida Statutes, that provides that assessments may be paid without interest at any time within 30 days after the improvement is completed and a resolution accepting the same has been adopted by the governing authority shall not be applicable to any District assessments, whether imposed, levied, and collected pursuant to the provisions of this Code or other provision of general law including, but not limited to, Chapter 170, Florida Statutes.
3.
Prior to the first record plat approval for any Entitled Property, or construction plan approval where no plat is required, the Entitled Property owner shall record a "Consent to Development Fee Surcharges and Special Assessments" in a form acceptable to the Pasco County Attorney's Office. In addition to the requirements of Subsection 602.8.M.4, the Consent to Development Fee Surcharges and Special Assessments shall:
a.
Consent to and acknowledge the special benefit to the Entitled Property associated with the Pasadena Hills Financial Plan infrastructure, the Pasadena Hills Area Plan entitlements and zoning approvals, including the duration of such approvals, and/or the concurrency management exemption for Pasadena Hills; and
b.
Waive any right to challenge the assessments of the District based on a lack of special benefit to the Entitled Property, or based on the District's failure to assess Non-Entitled Properties in the District or outside the District, for the costs of infrastructure identified in the Pasadena Hills Financial Plan, or for other operation and maintenance expenses.
4.
If the District imposes special assessments on Entitled Properties for the costs of infrastructure identified in the Pasadena Hills Financial Plan, each Entitled Property required to pay such assessments shall be entitled to a credit against the applicable impact fees and/or mobility fees and the applicable development fee surcharges identified in Section 602.8.M, but only to the extent the special assessments are for the same infrastructure costs that were utilized to calculate the impact fees and/or mobility fees and applicable development fee surcharges in the Pasadena Hills Financial Plan.
5.
Nothing in this Section 602.8.K, nor elsewhere in this section, shall preclude the imposition and collection of standard impact fees, mobility fees, or proportionate share revenue for new development or building construction upon Non-Entitled Properties within the District. Except for (i) the transit portion of the mobility fee, (ii) impact or mobility fee administration fees, and (iii) the Pasco County Utilities standard impact fee, all standard impact fees, mobility fees, and proportionate share revenue related to school land, park land, transportation/mobility impacts, and the Utility Transmission Line surcharges generated from new development or building construction on Non-Entitled Properties within the District, shall be utilized by the County and School Board only:
a.
Within the District; or
b.
For the designated District external mitigation project pursuant to the Financial Plan to mitigate impacts upon, or use of, District infrastructure and public facilities, as applicable.
The foregoing requirements shall apply notwithstanding any contrary provisions in this Code, Section 1301 or 1302; however, the School Board shall not be bound by the foregoing requirements until such time that the applicable interlocal agreement(s) between the County and School Board are amended to reflect the additional restrictions required by this Code. The foregoing requirements shall not apply to impact or mobility fee credits or refunds awarded to Non-Entitled Properties prior to the effective date of this Code.
L.
Tax Increment.
1.
In the MultiModal Tax Increment Ordinance (Ordinance No. 11-09, as amended), the County required a separate calculation of the Tax Increment Revenue that is generated from the real property in the District. This Tax Increment Revenue (defined as the VOPH Tax Increment Revenues) is required by the MultiModal Tax Increment Ordinance to be utilized exclusively for Transportation Capital Improvements that benefit the District, as determined by the Financial Plan (VOPH Transportation Capital Improvements). Specifically, the BCC and affected property owners in the District have determined in the Financial Plan that the planned future 1-75/0verpass Interchange is a Transportation Capital Improvement that benefits the District. If any portion of the VOPH Tax Increment Revenues are utilized for a Mobility Fee Subsidy or Mobility Fee Subsidy Deficiency transfer (as defined in the MultiModal Tax Increment Ordinance), such revenues are required to be transferred to a fund earmarked for the "VOPH Fund," and such VOPH Fund must be utilized solely for VOPH Transportation Capital Improvements or for the reduction of any indebtedness for such improvements.
2.
At such time as VOPH Tax Increment Revenues are generated, the priority of expenditures for such revenues shall be:
a.
Repayment of any outstanding bonds for VOPH Transportation Capital Improvements;
b.
Transfer of the Mobility Fee Subsidy and any Mobility Fee Subsidy Deficiency to the VOPH Fund, if required, which shall then be used for VOPH Transportation Capital Improvements; and
c.
Other VOPH Transportation Capital Improvements or operation and maintenance expenses associated with such improvements. Expenditures for other purposes shall be governed by the MultiModal Tax Increment Ordinance, as it may be amended from time to time.
3.
Nothing herein shall preclude the County from adopting, by separate ordinance, additional tax increment allocations or revenue within the District.
M.
Impact Fees, Mobility Fees, and Development Fee Surcharges.
1.
Upon the effective date of this section, all impact fees, mobility fees, and surcharge amounts collected by the County on all properties within the District for transportation/mobility, parks and recreation (land only), schools (land only), and potable water, reclaimed water, and/or wastewater utilities (but excluding the Pasco County Utilities standard impact fees), shall be maintained in a separate fund, account, or subaccount for the District; provided, however, that the surcharges required herein shall be collected only on the Entitled Properties within the District. With the exception of the External Improvement Fee (as identified in the Pasadena Hills Financial Plan), the transit and Strategic Intermodal System (SIS) component of the mobility fee, any impact or mobility fee administration fees, and the standard utility impact fee, such funds, once collected, may only be expended in accordance with the requirements of law and the respective impact fee and/or mobility fee ordinances within the boundaries of the District and only in accordance with the approved Pasadena Hills Financial Plan. The foregoing requirements shall apply notwithstanding any contrary provisions in this Code, Sections 1301 or 1302; however, the School Board shall not be bound by the foregoing requirements until such time that the applicable interlocal agreement(s) between the County and School Board are amended to reflect the additional restrictions required by this Code. The foregoing requirements shall not apply to impact or mobility fee credits or refunds awarded to Non-Entitled Properties prior to the effective date of this section.
2.
In accordance with the findings set forth in the Pasadena Hills Financial Plan, as amended concurrent herewith, there are hereby established the surcharges set forth in Exhibit 602-C, attached hereto, which shall be calculated by multiplying the County's generally applicable parks and recreation impact fees (land only), school impact fees (land only), the County's standard potable water/reclaimed water (combined) impact fees and the County's standard wastewater impact fees times the applicable percentage identified in Exhibit 602-C (surcharges). With respect to the surcharges applicable to mobility fees, the applicable surcharge percentage identified in Exhibit 602-C (surcharges) for any specific land use shall be multiplied times the amount allocated for incentives, if any, for such land use (rather than multiplied times the mobility fee). If the County's generally applicable mobility fees, parks and recreation impact fees, school impact fees, or applicable standard utility impact fees change, the surcharges shall be automatically adjusted and recalculated (using the identified percentage) at the time Building Permits are issued for a specific use. In an effort to generate commerce and stimulate economic growth, diversity, and the County's tax base, and in recognition of the elasticity and economic impact of impact fees for nonresidential uses, the mobility fee surcharges have only been imposed on residential uses. In addition, the mobility fee surcharges for residential uses in preferred forms of development, including but not limited to Transit Oriented Development (TOD), Traditional Neighborhood Development (TND), and Mixed-Use Trip Reduction Measures (MUTRM) Development have been reduced relative to the surcharges for conventional residential development. Such reduction is consistent with the intent, purpose, and findings of the County's mobility fee regulations and Mobility Fee Study, which specifically encourage and subsidize the preferred forms of development based on the demonstrated reduction in vehicle miles traveled from such developments (as more fully set forth in the Mobility Fee Study), to help compensate for the additional infrastructure and development costs associated with such development. While the BCC supports the foregoing strategies for the mobility fee surcharges, the County shall have no obligation to subsidize or buy-down the mobility fee surcharges, except to the extent that the County is already subsidizing the mobility fees.
3.
In accordance with the findings of the Pasadena Hills Financial Plan, an amount equivalent to twenty (20%) percent of the total roadway and bicycle/pedestrian portions of the mobility fee plus twenty (20%) percent of mobility surcharges collected on the Entitled Properties within the District after the effective date of this Code, designated in the Financial Plan as the "External Improvement Fee," shall be used by the County for improvements to the County and/or State roads located outside the geographic boundaries of the District but which are impacted by traffic generated from within the District or for other improvements inside or outside the District that provide a benefit to the District and the SIS. These funds shall be budgeted and allocated consistent with the County's mobility fee regulations and the findings of the Pasadena Hills Financial Plan and should, unless funded from other sources, be earmarked for the proposed I-75/Overpass Road interchange, which has been determined by the BCC and Florida Department of Transportation to provide a benefit to the District and the SIS. The County may budget and expend the entire transit portion of the mobility fee outside the geographic boundaries of the District.
The calculation of the twenty (20%) percent External Improvement Fee shall be rounded to the nearest whole dollar amount and shall be exclusive of the transit portion of the mobility fee and any mobility fee administration fees. The SIS portion of the mobility fee shall be a subset of, and not in addition to, the twenty (20%) percent of the mobility fee allocated to the External Improvement Fee; accordingly, an amount equivalent to the SIS portion of the mobility fee shall be deposited into the SIS mobility fee account of the VOPH Fund, as established pursuant to the County's mobility fee regulations, and the balance of the twenty (20%) percent of the mobility fee, along with the entire twenty (20%) percent of the mobility Surcharge, shall be deposited in a separate "VOPH Fund External Roads " account.
Except for the transit portion of the mobility fee, any mobility fees and mobility surcharges remaining after the allocation of the twenty (20%) percent to the aforementioned accounts shall be deposited into VOPH Fund accounts in the following proportions: Internal Roadway account (88%), Alternate Modes account (12%).
The following example for a Suburban Standard, single-family detached dwelling, using September 2020 fees, is intended to illustrate the account allocations discussed above:
In the foregoing example, the amount allocated to the SIS mobility fee account in the VOPH Fund plus the amount allocated to the External Roads account in the VOPH Fund is equal to [((c+d+f+i) x 20%) = $1, 733] and shall constitute the External Improvement Fee. Except for the amount allocated to the External Transit account [(l) = $150], all other amounts allocated above [(o) = $6,931] are reserved for the internal road and alternative mode improvements identified in the Financial Plan.
4.
Prior to the first record plat approval for any Entitled Property, or construction plan approval where no plat is required, the Entitled Property owner shall record a "Consent to Development Fee Surcharges and Special Assessments" in a form acceptable to the Pasco County Attorney's Office. In addition to the requirements of Section 602.8.K.3, the Consent to Development Fee Surcharges and Special Assessments shall:
a.
Consent to the mobility fee and impact fee surcharges required by this section;
b.
Acknowledge the basis for the surcharges in the Financial Plan and this section;
c.
Waive any right to challenge the surcharges based on any potential noncompliance with Florida law including, but not limited to, the dual rational nexus test for impact or mobility fees or equal protection; and
d.
Consent to the imposition of special assessments on the property in the event that the surcharges and other revenue sources identified in the Financial Plan are insufficient or unavailable to fund the costs of infrastructure identified in the Financial Plan.
If an Entitled Property is required to pay the surcharges in this section, or County-approved land donations/acquisition, design, permitting, or construction in lieu of such surcharges, and has executed and recorded the Consent to Development Fee Surcharges and special assessments required by this section and Section 602.8.M, the Entitled Property shall be entitled to the concurrency management exemptions and impact/mobility fee credits set forth in the Financial Plan and this Code, as amended. Specifically, such Entitled Properties are entitled to an exemption from the County's generally applicable parks and recreation and utility concurrency management requirements. Such Entitled Properties shall also receive a credit against the County's generally applicable school concurrency requirements for any school impact fee payments, surcharges, or school land donations required by this Code or the applicable development approval for the Entitled Property. The foregoing exemptions and credits do not apply to the County's generally applicable access management, substandard road, transportation corridor, VOPH Transportation Analysis, or transit infrastructure requirements or to any concurrency public facility not specifically exempted or credited by this Code or included within the Financial Plan. All Entitled Properties within the District also shall be required to comply with and to utilize the VOPH Fee Credit Registry pursuant to Resolution No. ___ adopted concurrent with this Stewardship District Ordinance Amendment, which is intended to encourage and facilitate the private funding and early construction of infrastructure pipelines by private developers within the District.
5.
As of the adoption date of this section, the following Excluded Projects within the District are not Entitled Properties: Chapel Creek MPUD, Chapel Hill MPUD, Farmington Hills (AKA Lange Equestrian Village), Oak Creek MPUD, and Watergrass MPUD. Unless and until such projects become Entitled Properties, such projects shall continue to pay impact fees or mobility fees, as applicable, in accordance with this Code, as amended. The conversion of any of the foregoing projects, or any other Non-Entitled Property in the District, from a Non-Entitled Property to an Entitled Property shall not require an amendment to this Code and may be accomplished through:
a.
A written request by the property owner to become an Entitled Property;
b.
The property owner's written acceptance of a Concurrency Management Exemption Certificate for the property based on the Financial Plan and this Code, as amended; or
c.
The Board of Supervisors' approval of an MPUD rezoning or zoning amendment that increases the density/intensity or extends the duration of the MPUD based upon the invocation of the VOPH overlay benefits to achieve such density/intensity increases or extensions. Any such designation by the County as an Entitled Property may be subject to existing DA(s).
However, no property in the District can be converted from a Non-Entitled Property to an Entitled Property after a Final Concurrency Certificate of Capacity has been issued for the property.
6.
All Entitled Properties shall receive the applicable mobility fee credits (including for Alternative Transportation Facilities), park (land) impact fee credits, school (land) impact fee credits, and potable water/reclaimed water (combined) and wastewater impact fee surcharge credits for Utility Transmission Lines, only, as provided for compliance and as specified in the Pasadena Hills Financial Plan, as amended from time to time, for the designated land and infrastructure items and to the full extent specified therein. To encourage the Entitled Properties to front-end the required Pasadena Hills Financial Plan improvements applicable to their respective Entitled Properties and thereby to encourage development in accordance with the VOPH Area Plan, the District by Resolution has delegated to the County Administrator or his/her designee, the establishment and management of a VOPH impact/mobility fee credit registry (the "VOPH Fee Credit Registry") whereby the Entitled Properties may, at their election, register their respective VOPH fee credit amounts as verified and approved by the County pursuant to the Pasadena Hills Financial Plan from time to time. The VOPH Fee Credit Registry Resolution requires all developers/builders of Entitled Properties within the District first to purchase any available fee credits available in the VOPH Fee Credit Registry, at par value with the then-existing Development Fee rates within VOPH, prior to direct payment of such Development Fees to the County. However, the VOPH Fee Credit Registry shall not prohibit or restrict any Entitled Property from the direct-assignment of its VOPH fee credits to any third party without utilization of the VOPH Fee Credit Registry, for use of such credits on any project within the District.
7.
Except as specifically set forth in this Code, or in a specific development approval or DA for an Entitled Property, the calculation, collection, administration, and expenditure of mobility/impact fees required by this Code shall be governed by this Code, Section 1302.
N.
Issuance of Certificates of Indebtedness Based on Assessments for Assessable Improvements and Assessment Bonds.
1.
The Board of Supervisors may, after any special assessments or benefit special assessment for assessable improvements are made, determined, and confirmed as provided in this Code, issue Certificates of Indebtedness or Bonds (herein the Certificates) for the amount so assessed against the Entitled Property, as the case may be, and separate Certificates shall be issued against each part or parcel of land or property assessed, which Certificates shall state the general nature of the improvement for which the assessment is made. The Certificates shall be payable in annual installments in accordance with the installments of the special assessment for which they are issued. The Board of Supervisors may determine the interest to be borne by such Certificates, not to exceed the maximum rate allowed by general law, and may sell such Certificates at either private or public sale and determine the form, manner of execution, and other details of such Certificates. The Certificates shall recite that they are payable from the special assessment levied and collected from the part of parcel of land or property against which they are issued. The proceeds of such Certificates may be pledged for the payment of principal of, and interest on, any revenue bonds or General Obligation Bonds issued to finance in whole or in part such assessable improvement or, if not so pledged, may be used to pay the cost or part of the cost of such assessable improvements.
2.
The District may assign, for the benefit of the holders of such assessment bonds or other obligations or to a trustee of such bondholders, the assessment liens provided for in this Code. The proceeds of such assessment liens shall be used only for the payment of the assessment bonds or other obligations issued as provided in this section. The District is authorized to covenant with the holders of such assessment bonds, revenue bonds, or other obligations that it will diligently and faithfully enforce and collect all the special assessments, interest, and penalties thereon; foreclose such assessment liens after they have become delinquent; and deposit the proceeds derived from such foreclosure, including interest and penalties, in a special fund and make any other covenants deemed necessary or advisable in order to properly secure the holders of such assessments bonds or other obligations.
3.
The assessment bonds, revenue bonds, or other obligations issued pursuant to this section shall have such dates of issue and maturity as shall be deemed advisable by the Board of Supervisors; however, the maturities of such assessment bonds or other obligations shall not be more than two years after the due date of the last installment which will be payable on any of the special assessments.
4.
Such assessment bonds, revenue bonds, or other obligations issued under this section shall bear such interest as the Board of Supervisors may determine, not to exceed the maximum rate allowed by general law; shall be executed; shall have such provision for redemption prior to maturity; shall be sold in the manner; and shall be subject to all of the applicable provisions contained in this Code for revenue bonds, except as the same may be inconsistent with the provisions of this section.
5.
All assessment bonds, revenue bonds, or other obligations issued under the provisions of this section shall be, shall constitute, and shall have all the qualities and incidents of negotiable instruments under the law merchant and the law of the State.
O.
Tax Liens. All taxes of the District provided for in this section, together with all penalties for default in the payment of the same and all costs in collecting the same, including reasonable attorney's fees and costs, from January 1 for each year the Entitled Property is liable to assessment and until paid, shall constitute a lien of equal dignity with the liens for State and County taxes and other taxes of equal dignity with State and County taxes, upon all the lands against which such taxes shall be levied. A sale of any of the Entitled Property within the District for State and County or other taxes shall not operate to relieve or release the Entitled Property so sold from the lien for subsequent District taxes or installments of District taxes, which lien may be enforced against such property as though no such sale thereof had been made. In addition to, and not in limitation of, the preceding sentence, for purposes of Section 197.552, Florida Statutes, the lien of all special assessment levied by the District shall constitute a lien of record held by a County governmental unit or special district. The provision of Chapter 197, Florida Statutes, shall be applicable to District taxes with the same force and effect as if such provisions were expressly set forth in this Code.
P.
Payment of Taxes and Redemption of Tax Liens by the District and Sharing in Proceeds of Tax Sales.
1.
The District shall have the power and right to:
a.
Pay any delinquent State, County, district, municipal, or other tax or assessment upon lands located wholly or partially within the boundaries of the District; and
b.
Redeem or purchase any tax sales certificates issued or sold on account of any State, County, district, municipal, or other taxes or assessments upon lands located wholly or partially within the boundaries of the District.
2.
Delinquent taxes paid, or tax sales certificates redeemed or purchased by the District, together with all penalties for the default in payment of the same and all costs in collecting the same, including reasonable attorney's fees and costs, shall constitute a lien in favor of the District of equal dignity with the liens of State and County taxes and other taxes of equal dignity with State and County taxes upon all the real property against which the taxes were levied. The lien of the District may be foreclosed in the manner provided in this Code.
3.
In any sale of land pursuant to Section 197.542, Florida Statutes, the District may certify to the Clerk of the Circuit Court the amount of taxes due to the District upon the lands sought to be sold and the District shall share in the disbursement of the sales proceeds in accordance with the provisions of this Code and under the laws of the State.
Q.
Foreclosure of Liens. Any lien in favor of the District arising under this Code may be foreclosed by the District by foreclosure proceedings in the name of the District in a court of competent jurisdiction as provided by general law. Other legal remedies shall all remain available to the District.
R.
Competitive Procurement, Bids, Negotiations, and Related Provisions Required.
1.
All contracts let by the Board of Supervisors for any goods, supplies, or materials to be purchased shall be made in accordance with the requirements of the Pasco County Purchasing Ordinance. The Board of Supervisors may require the bidders to furnish bonds with a responsible surety to be approved by the Board of Supervisors. Nothing in this section shall prevent the Board of Supervisors from undertaking and performing the construction, operation, and maintenance of any project or facility authorized by this Code by the employment of labor, material, and machinery.
2.
The provisions of the Consultants' Competitive Negotiation Act, Section 287.055, Florida Statutes, shall only apply to contracts for engineering, architecture, landscape architecture, or registered surveying and mapping services let by the Board of Supervisors.
3.
Contracts for maintenance services for any District facility or project shall be subject to competitive bidding requirements in accordance with the Pasco County Purchasing Ordinance.
S.
Fees, Rentals, and Charges: Procedure for Adoption and Modification; and Minimum Revenue Requirements.
1.
The District is authorized to prescribe, fix, establish, and collect rates, fees, rentals, or other charges, hereinafter sometimes referred to as "revenues," and to revise the same from time to time for the systems, facilities, and services furnished by the District within the limits of the district including, but not limited to, recreational facilities, water management and control facilities, transit facilities, transportation facilities, public safety facilities, library facilities and services, and water and sewer systems; to recover the costs of making connection with any District service, facility, or system; and to provide for reasonable penalties against any user or property for any such rates, fees, rentals, or other charges that are delinquent.
2.
No such rates, fees, rentals, or other charges for any of the facilities or services of the District shall be fixed until after a public hearing at which all the users of the proposed facility or services, or owners, tenants, or occupants served or to be served thereby, and all other interested persons shall have an opportunity to be heard concerning the proposed rates, fees, rentals, or other charges. Rates, fees, rentals, and other charges shall be adopted under the administrative authority of the District, but shall not apply to District leases. Notice of such public hearing setting forth the proposed schedule or schedules of rates, fees, rentals, and other charges shall have been published in a newspaper of general circulation in the County at least once and at least ten days prior to such public hearing. After such hearing, such schedule or schedules, either as initially proposed or as modified or amended, may be finally adopted. A copy of the schedule or schedules of such rates, fees, rentals, or charges as finally adopted shall be kept on file in an office designated by the Board of Supervisors and shall be open at all reasonable times to public inspection. The rates, fees, rentals, or charges so fixed for any class of users or property served shall be extended to cover any additional users or properties thereafter served which shall fall in the same class, without the necessity of any notice or hearing.
3.
Such rates, fees, rentals, and charges shall be just and equitable and uniform for users of the same class and, when appropriate, may be based or computed either upon the amount of service furnished, upon the average number of persons residing or working in or otherwise occupying the premises served, or upon any other factor affecting the use of the facilities furnished, or upon any combination of the foregoing factors, as may be determined by the Board of Supervisors on an equitable basis.
4.
The rates, fees, rentals, or other charges prescribed shall be such as will produce revenues, together with any other assessments, taxes, revenues, or funds available or pledged for such purpose, at least sufficient to provide for the items hereinafter listed, but not necessarily in the order stated:
a.
To provide for all expenses of operation and maintenance of such facility or service.
b.
To pay when due all bonds and interest thereon for the payment of which such revenues are, or shall have been, pledged or encumbered, including reserves for such purpose.
c.
To provide for any other funds which may be required under the resolution or resolutions authorizing the issuance of bonds pursuant to this Code.
5.
The Board of Supervisors shall have the power to enter into contracts for the use of the projects of the District and with respect to the services, systems, and facilities furnished or to be furnished by the District.
T.
Development Review and Administration Fees. In recognition of the additional governmental review and oversight required for the proper administration of the District, the limited amount of development entitlements available within the District, and the need for future long-term planning and administration of such entitlements, a "Pasadena Hills Development Review and Administration Fee," is hereby established for Entitled Properties in an amount of $400.00 per residential unit or $50.00 per 1,000 square feet of building area for nonresidential uses. Funds received from the VOPH Development Review and Administration Fee will be directly distributed as follows:
• $200.00 per residential unit to reimburse and redeem Planning Fee Credits owned by the Property Owners Group (listed on Exhibit 602-D of the VOPH Stewardship Ordinance) as a result of their funding the long term planning of the District; Once the POG credits are fully paid off, the remaining $200.00 per residential unit will be allocated to cover the additional costs of Planning and Development Department review and administrative support for the District.
• $125.00 per residential unit to cover the annual costs of operating and managing the VOPH Fee Credit Registry.
• $75.00 per residential unit to initially cover the additional costs of Planning and Development Department review and administrative support for the District until the credits for long term planning by the Property Owners Group are fully paid off. Once the POG credits are fully paid off, the remaining $200.00 per residential unit will be added to the initial $75.00 for a total of $275.00 per residential unit to cover the additional costs of Planning and Development Department review and administrative support for the District.
• $50.00 per 1,000 square feet of building area for nonresidential uses to cover additional Planning and Development review costs.
The foregoing amounts may be modified by resolution of the BCC, but shall not exceed the actual cost of administering, implementing, and planning for the District which may include costs that were incurred prior to the date of collection. For Entitled Properties, this fee shall be in addition to all other applicable County Review fees, including impact fee or mobility fee administration fees and rezoning and site plan review fees, and payable at the time of application for Preliminary Development Plan (PDP) approval, based upon the approved entitlements requested in the application, and shall be deposited in a separate account for the use and benefit of the District for the purpose of providing supplemental revenues in the planning and administration of the District. These revenues may be allocated or transferred to other County departments or funds based on the amount of time that each County department or fund contributes to the planning, administration, and implementation of the District.
Those members of the Pasadena Hills Property Group who have helped finance the development of the original and updated Pasadena Hills Area Plans, the Pasadena Hills Financial Plan and the Pasadena Hills governance documents shall receive a credit against 50 percent of the residential Development Review and Administration Fee up to the amount of their financial contribution as specifically identified and set forth in Exhibit 602-D, and any person who purchases such credits from the Pasadena Hills Property Group, through the Fee Credit Registry or other purchase, shall be entitled to the same 50 percent credit. The Pasadena Hills Property Group, and any person who purchases credits from the Pasadena Hills Property Group through the Fee Credit Registry or other purchase, shall not be entitled to any credit against the $50.00 per 1,000 square feet of building area Development Review and Administration Fee for nonresidential uses.
The foregoing development review fee credits are personal property of the individuals/entities listed on Exhibit 602-D, who paid said expenses, and do not automatically run with the land owned or controlled by such individuals/entities. To transfer the foregoing credits to another individual/entity for use within the District, the owner of the credits must submit to the County Administrator or designee a letter, signed and notarized by the owner of the credits listed on Exhibit 602-D, which specifies the name of the person/entity receiving the transfer of credits and the amount of the credit being transferred. Applicants for PDP approval that own development review fee credits shall present proof of ownership if not listed on Exhibit 602-D hereto, including the required transfer letter, where applicable, with the application for PDP approval. Payment of the applicable development review fees shall be deemed a waiver of any right to utilize credits for the particular PDP approval under review and development review fees shall be nonrefundable, once paid.
U.
Recovery of Delinquent Charges. In the event that any rates, fees, rentals, charges, or delinquent penalties shall not be paid as and when due and shall be in default for six days or more, the unpaid balance thereof and all interest accrued thereon, together with reasonable attorney's fees and costs, may be recovered by the District in a civil action.
V.
Enforcement and Penalties. The Board of Supervisors or any aggrieved person may have recourse to such remedies in law and at equity as may be necessary to ensure compliance with the provisions of this section, including injunctive relief to enjoin or restrain any person violating the provisions of this Code or any bylaws, resolutions, regulations, rules, codes, or orders adopted under this Code. In case any building or structure is erected, constructed, reconstructed, altered, repaired, converted, or maintained or any building, structure, land, or water is used in violation of this Code or of any code, order, resolution, or other regulation made under authority conferred by this Code or under law, the Board of Supervisors may institute any appropriate action or proceeding to prevent such unlawful erection, construction, reconstruction, alteration, repair, conversion, maintenance, or use to restrain, correct, or avoid such violation; to prevent the occupancy of such building, structure, land, or water; and to prevent any illegal act, conduct, business, or use in or about such premises, land or water.
W.
Termination, Contraction, or Expansion of the District.
1.
Based on a request from the Pasadena Hills Planning and Policy Committee or based on the Board of Supervisor's own initiative, the BCC may amend this Code to contract, to expand, or to contract and expand the boundaries of the District.
2.
The District shall remain in existence until the District is terminated and dissolved pursuant to amendment to this Code by the BCC, after retirement of any bonds, or other obligations of the District.
X.
Inclusion of Territory. Unless this Code is amended pursuant to Section 602.8.W, the inclusion of any or all territory of the District within a municipality does not change, alter, or affect the boundary, territory, existence, or jurisdiction of the District.
Y.
Notice of Creation and Establishment. Within 30 days after the effective date of the 2020 amendment to this Code the County shall cause to be recorded in the grantor-grantee index of the official records a "Notice of Creation and Establishment of the J. 'Ben' Harrill Villages of Pasadena Hills Stewardship District." The notice shall, at a minimum, include the legal identification of the property pursuant to Section 602.5 of this Code.
Z.
District Property Public and Fees. Any system, facility, service, works, project, or other infrastructure owned by the District, or funded by Federal tax exempt bonding issued by the District, is public; and the District, by rule, may regulate and may impose reasonable charges or fees for the use thereof, but not to the extent that such regulation or imposition of such charges or fees constitutes denial of reasonable access.
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 21-02, § 5(Exh. A), 1-26-21; Ord. No. 21-21, § 5(Exh. A), 9-28-21; Ord. No. 22-12, § 5(Exh. A), 3-22-22)
602.9. - Detailing of Master Roadway Plan
A.
Status of Plan. Recognizing that the VOPH Overlay Plan has been crafted to provide the roadway network necessary to meet the mobility needs of the District, while maintaining community character, the VOPH Master Roadway Plan has been detailed in the graphics attached hereto as Exhibit 602-E. and shall have the same regulatory effect as the County's Map 7-36 Highway Vision Plan and Functional Class Map (see Section 901.1). The VOPH Master Roadway Plan shows the precise locations of the anticipated roadways throughout the District and shall supersede the County's Map 7-36 Highway Vision Plan and Functional Class Map, the County's Map 7-35 Transportation Corridor Preservation Map and standards and the County's arterial and major collector spacing standards for the District.
B.
Modification of VOPH Master Roadway Plan. For parcels greater than 20 acres, refinements to the VOPH Master Roadway Plan may be made with the approval of the County Engineer to permit relocation within the interior of the project, while maintaining the entry and exit locations detailed on the VOPH Master Roadway Plan.
On all parcels less than 20 acres and in all cases where the entry and exit locations are proposed to change, the request to deviate from the VOPH Master Roadway Plan shall be made presented to the Planning and Policy Committee for a recommendation and decided by the Board of Supervisors at notice public hearings.
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 21-02, § 5(Exh. A), 1-26-21)
602.10. - VOPH-Transportation Analysis
A.
Intent and Purpose. The intent and purpose of this section is to identify potential transportation needs and timing for those roadways shown on the VOPH-MRP, which serve the subject parcel, and are consistent with the Villages of Pasadena Hills Comprehensive Plan. The VOPH-TA will be used to determine the necessary conditions of approval for a MPUD zoning application to ensure consistency with the VOPH-CPA the VOPH-MRP, and the VOPH-FP.
B.
Applicability. VOPH-TA shall be required for all Entitled Properties seeking a new or amended rezoning, or Entitled Properties proposing to eliminate or delay the timing of their existing road construction obligations.
C.
Exemptions.
1.
Applications for amendments to Entitled Property zoning, where an increase in gross trips is less than 50 peak hour trips, a.m. or p.m., whichever is higher.
2.
Government buildings as defined in this Code, under the Mobility Fee definitions Appendix A.
D.
Methodology.
1.
Prior to conducting any study, determine whether the County or applicant will conduct the study.
2.
Set up a methodology meeting with the applicant or applicant's representative.
The date of the methodology meeting will be determined within one week of distribution of the application of County staff. If the County is performing the analysis, the County will prepare and submit a methodology statement for the applicant's review no later than two weeks after the methodology meeting. The purpose of the methodology statement is to establish agreed upon methodologies and assumptions prior to the start of the study and, if appropriate, to provide substantiation that the development's impacts are exempt (no net peak hour traffic impact) and further traffic study and review is not required. If the applicant chooses to perform the study, a County approved methodology statement shall be required prior to submission of any transportation analysis. At a minimum, the following elements of the methodology, as listed below, will be specifically addressed:
a.
Exemption assertions.
b.
Collection of traffic counts.
c.
Description of land uses, site location, build-out schedule, and phasing, including any interim uses generating traffic Study area.
d.
Study area.
e.
Access locations.
f.
Trip generation.
g.
Internal capture/passerby.
h.
Background growth procedure.
i.
Distribution and assignment.
If the County conducts the study, unless otherwise agreed to be the County, the applicant shall be required to obtain the traffic count data. If the County agrees to obtain the traffic counts, the time to complete these counts may delay the commencement of development review time frames in this Code, Table 303-1 Timelines for Zoning Actions. In addition, if the County acquires the traffic counts, the applicant remains responsible for paying for the associated costs. Consistent with the standards set forth in this Code, Section 901.12.E.4. Trip Counts, the County may use currently available counts. If new counts are needed, the County may choose to perform the counts in-house or through a third-party consultant.
To maintain the review schedule, if the County is performing the study, they will be required to respond to the draft methodology statement within four business days. The applicant may request additional time for review, which will trigger an automatic extension of the review schedule. If the County is performing the study, the timeframe the County estimates to complete the analysis will be provided to the applicant in the methodology statement. Furthermore, if the applicant chooses not to have the County complete the analysis, the hearing timeframes provided in this Code, Section 303 Common Procedures shall be extended to permit completion of the analysis and review and comment by the County.
E.
Standards for VOPH Transportation Analysis.
1.
Trip Generation.
a.
Institute of Transportation Engineers (ITE) Trip Generation Manual (ITE Manual). The latest version of the ITE Manual will be used to estimate project traffic and exempted trips traveling to and from the site and trips associated with existing entitlements. Other rates may be used by the County or may be used if requested by the applicant and approved by the County. Unless the applicant has requested a conditional approval identifying use density/intensity, rates associated with the highest trip generating use permitted by the existing/proposed zoning will be applied.
b.
Interim uses. Separate trip generation estimates for interim traffic-generating uses shall also be considered.
c.
Reasonable yield. Unless the applicant has requested a conditional approval identifying use density/intensity, a 25 percent reduction factor will be applied to the maximum allowable density/intensity to determine a reasonable assumption of trip yield from the site for both existing and proposed density/intensity. For example, a site with a proposed RES-6 (Residential - 6 du/ga) FLU Classification will be evaluated presuming a yield of four and one-half dwelling units per acre.
d.
Heavy vehicles. If heavy vehicles are ten percent or more of the trips generated by the proposed land use, the total estimated trips for heavy vehicles shall be multiplied by two unless ITE heavy vehicle data or other County-approved heavy vehicle trip generation data for the land use supports a different multiplier. In no event shall the multiplier be less than one. The multiplier will not be used in additional to the heavy vehicle adjustment factor used in the analysis software to determine the LOS.
2.
Internal Capture. Internal capture estimates shall be based on ITE acceptable methodologies, and where the ITE data is not applicable, professional judgement. However, in no case will an overall internal capture of more than 20 percent be used unless a higher internal capture percentage based on verifiable documentation; e.g., field studies of comparable sites, is available. Internal capture shall include the trips associated with existing entitlements. Exempted uses are allowed in calculation of internal trip capture.
3.
Passerby Capture. The total gross external trips of the project traffic may be reduced by a passerby factor to account for the project traffic that is already traveling on the adjacent roadway. Passerby capture will not exceed 20 percent of the site generated traffic, unless data supporting higher rates are included in the current version of the ITE Manual reference, latest mobility fee study, or are otherwise approved by the County. In no event shall the total passerby trips entering and exiting a site exceed ten percent of the total background (existing plus future) traffic on the adjacent roadway.
In cases where median controls limit left-in/left-out access to the site, traffic on the far side of the road can be considered in assessing the upper limit on captured trips; however, the effects of that traffic in the associated necessary U-turn and added flow at the study area/impacted transportation system, the upstream and downstream median openings or intersections, should be identified as development traffic at those locations.
The passerby capture percentage shall be computed as the number of trips entering, plus exiting the site land uses claimed as captured, divided by the number of background trips passing by the site on Major County Roads directly abutting or passing through the site. An example of this computation is provided on Figure 601.10-1.
Figure 601.10-1
The passerby trips shall include trips associated with the existing entitlements.
4.
Trip Counts.
(a)
General. All counts shall be conducted based on acceptable engineering standards. Raw turning movement counts shall be conducted during the a.m. and/or p.m. hours, consistent with the analysis parameters. If daily tube counts are required, they shall be conducted for a minimum of 48 hours at all intersections and road segments that are being analyzed in accordance with these provisions, unless other monitoring measures are in place. The raw counts shall be converted to the 100th highest hour of the year based on the Florida Department of Transportation's (FDOT) peak season adjustment factors. Other peak-season adjustment factors or adjustment methodologies that may result in different peak-season adjustment factors may be used at the discretion of the County.
(b)
Saturated intersections. To estimate turning movement counts for saturated intersections, the FDOT's methodology shall be followed by multiplying the average annual daily traffic tube count at appropriate locations by the directional factor and minimum K100 factors and by applying the percentage of turns obtained from the field-turning movement counts. The field-turning movement percentages may also be adjusted based on anticipated future development patterns in the area.
(c)
Tube counts at approximate locations should be provided for segment analysis using the FDOT procedure. The segment tube counts at mid-block locations should be checked against turning movements at nearby intersections. In general, the mid-block counts and turning-movement counts should not be significantly different, unless the difference can be logically explained.
(d)
Age of counts. Approved FDOT or County-maintained counts may be used if they are less than one year old. However, new counts shall be performed if there are recent improvements to the transportation system causing significant changes in traffic patterns. Counts more than one year old shall not be used unless the latest counts are representative of present conditions where little or no growth has occurred.
5.
Background Traffic Growth/Future Traffic. The existing traffic counts shall be increased by a growth factor to the project's build-out date, which shall be reasonably determined.
Background traffic growth rates and background traffic volume estimates shall be based on a combination of the following techniques:
(a)
Historical growth rates (minimum of the past three years) shall be used in areas where the expected growth is representative of the past growth.
(b)
Consideration of traffic from other developments shall be used in areas where the historical trend is judged by the County to be inappropriate. This may be accomplished through application of the latest adopted Tampa Bay Regional Planning Model (TBRPM), the Metropolitan Planning Organization's (MPO) Urban Area Transportation System Planning Model, or by estimating the anticipated trips using the latest edition of the ITE Manual.
(c)
The growth/future traffic on roads that do not currently exist shall be based on the TBRPM, the latest adopted model, or other acceptable planning/engineering techniques or tools.
(d)
If the TBRPM is used, the background traffic growth for existing roads shall be determined as follows:
(1)
Identify the validated year model volume and build-out year (future) model volume.
(2)
Identify the growth rate between the validated year model volume and the build-out year (future) model volume.
(3)
Apply this growth rate to the existing conditions traffic counts.
The build-out year (future) model volume is determined by applying the project's build-out year socioeconomic data to the committed and/or improved network. The build-out year socioeconomic data may be obtained by interpolating between MPO's or the County's adopted validated year and the adopted interim or future year, socioeconomic data, then adjusting to reflect the pending and approved developments.
The socioeconomic data of the model should reasonably represent, if appropriate, other developments in the vicinity of the development under review.
Minimum annual growth rates in all cases shall be two percent, unless other reasonable rates are deemed to be more appropriate by the County.
The connections of surrounding traffic analysis zones in the model shall be reviewed to reflect other approved and pending developments and to ensure appropriate network loading.
6.
Level-of-Service (LOS) Standards. The following LOS standards shall be used:
(a)
The LOS standards for through movements on all major County road segments (facilities) shall be consistent with the standards in the Villages of Pasadena Hills Comprehensive Plan.
(b)
The volume over capacity (v/c) ratio of turning movements on Major County Roads and/or Primary and Intermediate Roadways within the VOPH-MRP cannot exceed 1.2, with a maximum delay of 120 seconds. Delays of up to 150 seconds area acceptable for turning movements with a v/c ratio less than 0.8.
(c)
For all access driveways and local street connections to Major County Roads and/or Primate and Intermediate Roadways within the VOPH-MRP, approach delays of up to 150 seconds will be acceptable.
7.
Study Area/Impacted Transportation System. The following roadway segments and intersections will be assumed to be within the study area and will be analyzed.
(a)
As a general rule, the study area will consist of those portions of the Primary and Intermediate Roadways (and associated intersections) that are needed to provide access to the roadways bordering the Villages of Pasadena Hills.
(b)
Roadway segments beyond those bordering the VOPH boundary will not be included in the analysis.
F.
General Analysis Requirements and Software.
1.
The main focus of transportation analysis is to identify the roadways needed to serve the project, and the timing of the improvements.
2.
All analysis shall be undertaken for conditions during the 100th highest hour of the year. Other analysis periods, including the a.m. peak hour, may also be conducted, if appropriate.
3.
For uninterrupted road facilities (intersection spacing of more than two miles), the capacity of upstream and downstream intersections may be analyzed, which may restrict the amount of traffic that can be allowed on the uninterrupted portion of the facility.
4.
For purposes of analysis in ArtPlan, at major T-intersection, the dominant-turning movement will be assumed to be the through movement. At the County's option, FDOT Generalized Service Volumes Tables may be used for Segment Analysis.
5.
Use of analysis software will be in accordance with the following:
(a)
For unsignalized intersection, the latest version of Highway Capacity Software (HSC) is the preferred software.
(b)
For signalized intersections, the latest version of Synchro is the preferred software.
(c)
For interrupted road segments ArtPlan is the preferred software.
(d)
For uninterrupted flow roads (those with more than two mile signal spacing), the latest version of the FDOT's Highplan is the preferred software.
(e)
Other analysis software acceptable to the County may be used to address situations not addressed by the above provisions.
(f)
Existing signal timing will be obtained from the County Traffic Operations Division. The existing signal timing, including minimum and maximum settings, will be used for the initial analysis of future conditions. Timing changes outside of the existing minimum and maximum settings may be used or timing splits may be modified, but the existing cycle length will generally remain the same.
(g)
Proposed or anticipated traffic signals may be considered in the future year condition, such as signals at development entrances.
(h)
Other parameters that govern the roadway/intersection capacity analysis should be based on the parameters described in the latest version of the HCM.
G.
Analysis Scenarios. The following standards will be used in analysis:
1.
The analysis scenarios listed below shall be applied in the following order, as necessary:
(a)
The future scenario which includes the analysis of existing traffic, plus reasonable background traffic and project traffic at build-out on the Committed Network. If no failure occurs, the analysis stops.
(b)
In circumstances where there is a failure, the applicant will work with the County to determine the improvements required to serve the project, in accordance with the VOPH-MRP.
2.
For all locations which are estimated to fail, the analysis shall identify when each failure is expected as a fraction of development trips associated with on-site land quantities and the estimated year of the failure.
H.
Analysis Timelines and Recommendations.
1.
Time to Complete Study. The estimated time to complete a study, including the methodology statement, is generally between one to four months, depending on the size of the project, associated complexities, and promptness in the applicant's responses to questions from the County.
If the County performs the analysis, applicants will have four business days to comment on the methodology statement and seven business days to comment on the draft analysis report. The applicant may request additional time for review which will trigger an automatic extension of the review schedule.
The County will address the applicant's comments and concerns in an efficient manner in order to complete the study within the one- to four-month period. If the applicant elects to conduct the study, the County will have 30 days from each submittal to review and respond with comments.
If there are any remaining unresolved issues with the methodology or analysis after the final study is forwarded to the applicant and the applicant chooses not to request a continuance to resolve the issues, the applicant will need to address the unresolved issues directly to the Planning and Policy Committee, Planning Commission (PC), and/or the Board of County Commissioner (BCC) at the appropriate public hearing.
(a)
When the County is conducting the analysis, the draft analysis report will be forwarded to the applicant no less than four weeks prior total first public hearing and the final study will be forwarded to the applicant two weeks prior to the first public hearing.
(b)
The review time/analysis period of 120 days for Entitled Property rezonings may be extended up to an additional 60 days for those projects that have outstanding issues as a result of the timing and phasing analysis.
2.
Euclidean Rezoning. To maintain the review times provided in this Code, Section 202, the VOPH-TA shall be completed prior to submitting a Euclidean rezoning application.
3.
Results and Recommendations. The results of the analysis will be used to provide a recommendation to the Planning and Policy Committee, PC and/or BCC. The report presented from the analysis will identify when failures are estimated to occur and to what degree the failure is as a result of the request for Entitled Property rezoning.
In circumstances where a failure is identified, recommendations shall be presented to the Planning and Policy Committee, PC and/or BCC, as appropriate. The recommendations shall be based on an evaluation of the proposed project and the total impact on the transportation network. The recommendation may be to:
(a)
Approve the project.
(b)
Approve the project with limitations on the phasing of the project.
(c)
Approve the project subject to the timing of improvements.
(d)
Approve the project subject to advance payment of Development Fees.
(e)
Approve the project with other mitigation requirements including but not limited to transit; golf carts, electric personal assistance mobility devices, mopeds, motorized scooters, micromobility devices, bicycle and pedestrian connectivity; changing the land use mix or incorporating MUTRM (Mixed Use Trip Reduction Measures), TND or TOD.
(f)
Deny the project.
4.
Deficiencies and/or Backlogs. Mitigation assessed pursuant to this section shall not assess for the additional cost of reducing or eliminating existing deficiencies or backlogs.
I.
Waiver of the Requirements of this Section. The County Administrator or designee may waive any of the requirements of this section if it is determined that the requirement is not necessary to:
1.
Ensure consistency with the Comprehensive Plan LOS Standards.
2.
Ensure compliance with VOPH-MRP.
3.
Ensure the safety of the traveling public.
J.
Access Management. Access management analysis, in accordance with this Code, Section 901.3, is required for all sites that successfully become Entitled Properties.
(Ord. No. 20-13, § 5(Exh. A), 5-5-20; Ord. No. 21-02, § 5(Exh. A), 1-26-21)
603.1. - Intent and Purpose.
A.
The State of Florida legislature has designated Pasco County for implementation of an advanced technology development corridor as a pilot community pursuant to the local government comprehensive planning certification program.
B.
In a public-private partnership with stakeholders, the County has undertaken a Special Planning Area process to identify an appropriate advanced technology development corridor to fulfill the intent of the legislation to establish a "Connected City" in which access to advanced technology is the catalyst for economic development and entrepreneurship.
C.
There is a particular need to use a specialized and limited single-purpose, dependent, special district unit of local government for the district lands located within the County and covered by this Code to expedite the regulatory process as required to facilitate pad-ready building sites and occupant-ready structures to attract advanced technology employers, start-up companies, and other business entrepreneurs.
D.
The establishment of such a limited, specialized, single-purpose local government for the district lands will serve a necessary and useful public purpose by providing an efficient and effective method of ensuring the long-term stewardship of the advanced technology infrastructure that will be provided for the Connected City by the private partners, and for administration of the specialized rules and regulations for expedited development within the Connected City.
E.
The creation and establishment of the dependent district will provide a more practical and efficient method to assist the County in the delivery of capital infrastructure, facilities, and services to accommodate the growth projected within the Connected City, by providing alternative means for funding and/or financing such infrastructure, facilities, and services which will not overburden the County's general fund or taxpayers outside the Connected City.
F.
The specialized needs and capabilities of the Connected City can be administered best by the focused and locally accountable management structure of a dependent, special-purpose entity.
G.
The specialized, single-purpose, dependent district will better accommodate the more flexible land use and zoning process for lands within the Connected City, which is necessary to: (i) encourage advanced technology applications which are necessary to attract such employment and business growth; (ii) to implement the unique blend of alternative transportation modes and related development of varied housing forms and types in close proximity to the technology and employment centers, for creation of an inter-generational community; (iv) to support the application of advanced technology to educational, health care, public safety, recreational, and other public facilities within the Connected City; and (v) to ensure the sustainability of the community and its infrastructure over the life of the Connected City Special Planning Area.
H.
The creation and establishment of the district will promote local financial self-sufficiency for the Connected City by identifying and implementing fiscally sound, innovative, and cost-effective techniques to provide and finance public facilities while encouraging development, use, and coordination of capital improvement plans by all levels of government.
I.
The creation and establishment of the district will encourage and enhance cooperation among communities that have unique assets, irrespective of political boundaries, to bring the private and public sectors together for establishing an orderly and environmentally and economically sound plan for current and future needs and growth.
J.
In order to be responsive to the critical timing required through the exercise of its special management functions, a dependent district requires financing of those functions, including bondable, lienable, and non-lienable revenue, with full and continuing public disclosure and accountability funded by landowners, both present and future, and funded also by users of the systems, facilities, and services provided to the land area by the district without unduly burdening the taxpayers and citizens of the State, the County, or any municipality therein.
K.
The creation by this Code of the Connected City Stewardship District (District) is consistent with the County Comprehensive Plan and the legislative intent of the Connected City pilot program pursuant to Chapter 163, F.S. The establishment of the District shall not be considered a development order (DO) within the meaning of Chapter 380, Florida Statutes. Except for the authority granted to the District herein and the provisions contained within the related Comprehensive Plan Amendment, Land Development Code Amendment, Financial Plan, Master Roadway Plan, and Conceptual Utility Plan for the District (the "Related Connected City Enabling Documents"), the applicable planning and permitting laws, rules and regulations of the County shall apply to the lands within the District.
603.2. - Definitions.
A.
Ad Valorem Bonds. Bonds which are payable from the proceeds of ad valorem taxes levied on real and tangible personal property and which are generally referred to as general obligation bonds.
B.
Assessable Improvements. Without limitation, any and all public improvements and community facilities that the District is empowered to provide, in accordance with this Code, that provide a special benefit to property within the District.
C.
Assessment Bonds. Special obligations of the District which are payable solely from proceeds of the special assessments or benefit special assessments levied for assessable improvements provided that, in lieu of issuing assessment bonds to fund the costs of assessable improvements, the District may issue revenue bonds for such purposes payable from special assessments.
D.
Assessments. Those non-millage District assessments which include special assessments benefit special assessments, and maintenance special assessments and a non-millage, non-ad valorem maintenance tax if authorized by general law.
E.
Benefit Special Assessments. District assessments imposed, levied, and collected pursuant to the provisions of Section 603.8.J.2.
F.
Board of Supervisors or Supervisors. The governing board of the District, the BCC.
G.
Bonds. Includes certificates and the provisions that are applicable to bonds are equally applicable to certificates. The term bond includes any general obligation bond, assessment bond, refunding bond, revenue bond, and other such obligation in the nature of the bond as provided for in this Code.
H.
Committee or PC. Shall mean the County's Planning Commission, or such replacement, modified or substitute body, entity or person as designated by the BCC from time to time to perform such regulatory and/or advisory functions.
I.
Cost or Costs. When used with reference to any project includes, but is not limited to:
1.
The expenses of determining the feasibility or practicability of acquisition, construction, or reconstruction.
2.
The cost of surveys, estimates, plans, maps, permitting, studies, specifications, bidding process, and bidding or contract document preparation.
3.
The cost of improvements.
4.
Planning, engineering, designing, surveying, fiscal, appraisal, legal, and other professional and consultant expenses and charges.
5.
The cost of all labor, materials, machinery, and equipment.
6.
The cost of all lands, properties, rights, easements, demolition, business interruption or other business damages, relocation costs, and franchises acquired, including attorneys' fees, appraisal fees, and related costs.
7.
Financing charges.
8.
The creation of initial reserve and debt service funds.
9.
Working capital.
10.
Interest charges incurred or estimated to be incurred on money borrowed, prior to and during construction and acquisition and for such reasonable period of time after completion of construction or acquisition as the BCC may determine.
11.
The cost of issuance of bonds pursuant to this Code, including advertisements and printing.
12.
The cost of any bond or tax referendum held pursuant to this Code and all other expenses of issuance of bonds.
13.
The discount, if any, on the sale or exchange of bonds.
14.
Administrative expenses.
15.
Such other expenses as may be necessary or incidental to the acquisition, disposition, transfer, construction or reconstruction of any project, to the financing thereof, or to the development of any lands within the District.
16.
Payments, contributions, dedications, and any other exactions required as a condition of receiving any governmental approval or permit necessary to accomplish any District purpose, including without limitation permitting fees, impact or mobility fees, development fee surcharges, and capacity reservation or connection fees.
J.
District. The Connected City Stewardship District as identified in Section 603.2.FF, below.
K.
District Manager. The manager of the District.
L.
District Roads. Highways, streets, roads, alleys, transit facilities, sidewalks, bicycle lanes, multi-purpose paths, multi-purpose lanes, and multi-purpose trails, landscaping, storm drains, bridges, and thoroughfares of all kinds, including water management and control facilities, wetland or floodplain mitigation areas, and other roadway, alternative transportation or transit-related facilities associated with District roads or means of vehicular, pedestrian or alternative transportation modes.
M.
CC-Entitled Property or CC-Entitled Properties.
1.
Those properties within the boundaries of the District which, by their own initiative, apply for and are included within the boundaries of a "Connected City MPUD (CC-MPUD)" rezoning that relies, in whole or in part, upon the entitlements of the Connected City Special Planning Area. CC-Entitled Properties shall not include those properties which rely upon Pre-existing Entitlements (as defined below), or that rely upon Future Excluded Entitlements (as defined below), unless such properties are a "CC-Entitled Property" pursuant to M.2. or M.3. below.
2.
Properties in the District that, by their own initiative, seek and obtain any transportation analysis exemption for the property based on the Connected City Financial Plan; or
3.
Properties in the District that, by their own initiative, seek and obtain an extension of the duration of their Pre-existing Entitlements (as defined below) or Future Excluded Entitlements (as defined below) based on the Connected City Special Planning Area or Financial Plan.
Any property that is not a CC-Entitled Property, as defined by M.1., M.2., or M.3., above, shall be known as a "Non-CC-Entitled Property" for all purposes in the Related Connected City Enabling Documents, and such Non-CC-Entitled Properties shall not be subject to the terms of this Section 603.
N.
Connected City Financial Plan or Financial Plan. The Connected City Financial Plan (CC-FP) originally adopted by resolution of the BCC on February 7, 2017, and as may be further amended from time to time as recommended by the PC and approved by the Board of County Commissioners acting as the Board of Supervisors.
O.
General Obligation Bonds. Bonds which are secured by, or provide for their payment by, the pledge of the full faith and credit and taxing power of the District, in addition to those special taxes levied for their discharge and such other sources as may be provided for their payment or pledged as security under the resolution authorizing their issuance and for payment of which recourse may be had against the general fund of the District.
P.
Supervisor. A member of the BCC sitting as a member of the Board of Supervisors of the District.
Q.
Land Development Codes. Those codes of the County adopted under the Community Planning Act, Part II, Chapter 163, Florida Statutes, to the extent they are applied by the County to the District. Land development codes shall not mean specific management, engineering, planning, operating, and other criteria and standards needed in the daily management, implementation, and provision by the District of systems, facilities, services, works, improvements, projects, or infrastructure, including design criteria and standards.
R.
Landowner. The owner of a freehold estate as it appears on the deed record, including but not limited to a trustee, a private corporation, and an owner of a condominium unit. Landowner does not include the holder of a remainder or reversionary interest, mortgagee, or any governmental entity who shall not be counted and need not be notified of proceedings under this Code. Landowner also means the owner of a ground lease from a governmental entity which leasehold interest has a remaining term, excluding all renewal options, in excess of 50 years.
S.
General Purpose Local Government. A County, municipality, or consolidated City-County government.
T.
Maintenance Special Assessments. Assessments imposed, levied, and collected pursuant to the provisions of Section 603.8.J.4.
U.
Non-Ad Valorem Assessment. Only those assessments which are not based upon millage and which can become a lien against a homestead as permitted in s.4., Art. X, of the State Constitution.
V.
Powers. Powers used and exercised by the BCC to accomplish the single, limited, and special purpose of the District, including:
1.
General powers shall mean those organizational and administrative powers of the District as provided in this section in order to carry out its single special purpose as a local government, public, corporate body politic.
2.
Special powers shall mean those powers enumerated by the District charter to implement its specialized systems, facilities, services, projects, improvements, and infrastructure and related functions in order to carry out its single specialized purpose.
3.
Any other powers, authority, or functions set forth in this Code or in Chapter 189, Florida Statutes.
W.
Project. Any development, improvement, property, power, utility, facility, enterprise, service, system, works, or infrastructure now existing or hereafter undertaken or established under the provisions of this section.
X.
Qualified Elector. Any person at least 18 years of age who is a citizen of the United States and a legal resident of the State of Florida; such Qualified Elector need not reside in Pasco County, Florida, or within the District.
Y.
Refunding Bonds. Bonds issued to refinance outstanding bonds of any type and the interest and redemption premium thereon. Refunding bonds shall be issuable and may be payable in substantially the same manner as refinanced bonds, except that no approval by the electorate shall be required unless required by the State Constitution or general law.
Z.
Revenue Bonds. Obligations of the District that are payable from revenues including, but not limited to, special assessments, benefit special assessments, service charges and fees, impact fees and surcharges, or other revenues derived from sources other than ad valorem taxes on real or tangible personal property and that do not pledge the property, credit, or general tax revenue of the District.
AA.
Sewer Systems. Any plant, system, facility, or property and additions, extensions, and improvements thereto, at any future time constructed or acquired as part thereof, useful or necessary or having the present capacity for future use in connection with the collection, treatment, purification, or disposal of sewage including, but not limited to, industrial wastes resulting from any process of industry, manufacture, trade, or business or from the development of any natural resource. Sewer system also includes treatment plants, pumping stations, lift stations, valves, force mains, intercepting sewers, laterals, pressure lines, mains, and all necessary appurtenances and equipment; all sewer main laterals and other devices for the reception and collection of sewage from premises connected therewith; and all real and personal property and any interest therein; and rights, easements, and franchises of any nature relating to any such system and necessary or convenient for operation thereof.
BB.
Special Assessments. Assessments as imposed, levied, and collected by the District for the costs of assessable improvements pursuant to the provisions of this Code; Chapter 125, Florida Statutes, and the additional authority under Chapters 189 and 197, Florida Statutes; or other provisions of general law, special law, or applicable County home rule ordinance, now or hereinafter enacted, which provide or authorize a supplemental means to impose, levy, or collect special assessments.
CC.
State Constitution. The Constitution of the State of Florida, as amended from time to time in accordance with the laws of the State of Florida.
DD.
Taxes or Tax. Those levies and impositions of the BCC that support and pay for government and the administration of law and that may be:
1.
Ad valorem or property tax based upon both the appraised value of property and millage at a rate uniform within the jurisdiction; or
2.
If and when authorized by general law, non-ad valorem maintenance taxes not based on millage that are used to administer or maintain District systems, facilities, and services.
EE.
Tax Increment Revenue. Shall mean the Tax Increment Revenues, from all properties lying within the District boundaries, calculated pursuant to Chapter 2, Article VI, Division 3 of the Pasco County Code of Ordinances (the Pasco County Multi-Modal Transportation Fund), as it may be amended from time to time; provided, however, that nothing in this Ordinance shall be construed so as to (i) require the County to amend the Code of Ordinances or to separately calculate, budget, or expend tax increment revenues for the District, if such amendment, calculation, budgeting, or expenditure would violate any rate, loan or other bond covenants related to any Multi-Modal Transportation Fund Revenues which are pledged to repayment of any County obligation which pre-dates the adoption of this Ordinance, or (ii) require the County to earmark the Tax Increment Revenues within the District for any District improvements or the District's identified external improvements, unless the Board of County Commissioners elects to do so by subsequent action of the Board.
FF.
Connected City Stewardship District or Stewardship District or Connected City or District. The unit of special and single purpose local government created and chartered by this Code, including the creation of this section and limited to the performance in implementing its single purpose of those general and special powers authorized by its charter under this Code, the boundaries of which are set forth by this Code, the governing head of which is created and authorized to operate with legal existence by this Code, and the purpose of which is as set forth in this Code.
GG.
Water Management and Control Facilities. Any lakes, canals, ditches, reservoirs, dams, impoundments, levees, sluiceways, floodways, pumping stations, or any other works, structures, or facilities for the conservation, control, development, utilization, and disposal of non-potable water and any purposes appurtenant, necessary, or incidental thereto. The term water management and control facilities includes all real and personal property and any interest therein, rights, easements, and franchises of any nature relating to any such water management and control facilities or necessary or convenient for the acquisition, construction, reconstruction, operation or maintenance thereof.
HH.
Water System. Any plant, system, facility, or property and any addition, extension, or improvement thereto at any future time constructed or acquired as part thereof, useful, necessary, or having the present capacity for future use in connection with the development of sources, treatment, purification, or distribution of water. Water system also includes dams, reservoirs, storage tanks, mains, lines, valves, pumping stations, laterals, and pipes for the purpose of carrying water to the premises connected with such system and all rights, easements, and franchises of any nature relating to any such system and necessary or convenient for the operation thereof.
II.
Pre-existing Entitlements. Unexpired Pasco County rezoning, special exception, conditional use, variance, or other site development permits granted by final approval of the applicable County department or agency having jurisdiction thereof (i.e. BCC, Planning Commission, Development Services) prior to the effective date of this Stewardship Ordinance.
JJ.
Future Excluded Entitlements. Unexpired Pasco County rezoning, special exception, conditional use, variance, or other site development permits granted by final approval of the applicable County department or agency having jurisdiction thereof (i.e. BCC, Planning Commission, Development Services) after the effective date of this Stewardship Ordinance which are Non-CC-Entitled-Properties.
KK.
Connected City MPUD. A property within the District that is granted a final zoning approval by the Board of County Commissioners to the zoning category defined in the Land Development Code Section 522.9 as a "Connected City Master Planned Unit Development."
LL.
Connected City Study Area or Connected City Overlay District or Connected City Special Planning Area. The geographic area authorized by Senate Bill 1216 and certified by the State of Florida Department of Economic Opportunity for the Connected City Pilot Program pursuant to Chapter 163, F.S., as may be amended from time to time.
603.3. - Policy
Based upon its findings, ascertainments, determinations, intent, purpose, and definitions, the BCC states its express policy as follows:
A.
The District and District charter, with its general and special powers as created in this Code, are essential and are the best alternative for the employment, residential, commercial, and other community uses, projects, or functions within the Connected City Study Area, consistent with the County's effective Comprehensive Plan and the intent of the State Legislature's Connected City Pilot Program, and are designed to serve a lawful public purpose.
B.
The District, which is a local government and political subdivision, is limited to its special purpose as expressed in this Code, with the power to provide, plan, implement, construct, operate, maintain, repair, improve, replace, manage, and finance as a local government management entity its systems, facilities, services, improvements, infrastructure, and projects and possessing financing powers to fund the District over the long-term with sustained levels of high quality.
C.
Where any conflict arises, the authority granted to the District by and pursuant to this Code or otherwise as established by the BCC pursuant to Section 603.3.E., below, and the delegation by the BCC of certain powers to the PC and/or the County Administrator or designee, as applicable herein, shall supersede any contrary regulations, rules, policies, and ordinances applicable to the land within the jurisdiction of the District as created by this Code, as it is the express intent of the BCC to implement the expedited procedures contemplated by the Legislature's Pilot Program designation.
D.
It is not the intent of this Code to cause a reclassification for assessment purposes of any agricultural lands within the District, nor prohibit or preclude the use of any land within the District for agricultural purposes or for any use related thereto.
E.
CC-Entitled Properties in the District shall operate and function subject to, and not inconsistent with, the Comprehensive Plan of the County, as amended by the Connected City Overlay District approved by the BCC, and subject to the expedited procedures applicable to CC-Entitled Properties in the District pursuant to the related Land Development Code amendments for CC-Entitled Properties in the District.
F.
The special purpose District shall not have the power of a general purpose local government to adopt a comprehensive plan or related land development codes as those terms are defined in the Community Planning Act; provided, however, that the BCC may, from time to time, create and adopt specific land development codes designed to implement the specific planning concepts within the Connected City Study Area, including expedited entitlement and permitting processes for CC-Entitled Properties, which differ from the general land development codes applicable to other portions of the County or to properties in the District that are not CC-Entitled Properties.
603.4. - Creation, Establishment, Jurisdiction, Authority and Legal Construction
A.
The Connected City Stewardship District, which also may be referred to as the Stewardship District, Connected City, or District, is created and incorporated as a public body corporate and politic, dependent, limited, special-purpose local government, a dependent special district, under Chapters 125 and 189, Florida Statutes, and as defined in this Code.
B.
The territorial boundary of the District shall include all of that certain real property as legally described and identified in Section 603.5 below.
C.
This special purpose District is created as a public body corporate and politic and local government authority and power is limited by this Code and subject to the provisions of other general laws, including Chapter 189, Florida Statutes, and the District has jurisdiction to perform such acts and exercise such authorities, functions, and powers as shall be necessary, convenient, incidental, proper, or reasonable for the implementation of its limited, special purpose regarding the sound planning, provision, acquisition, development, operation, maintenance, and related financing of those public systems, facilities, services, improvements, projects, and infrastructure works as authorized herein, including those necessary and incidental thereto.
D.
As a dependent unit of government, the District is authorized by the County to place appropriate signage as determined by the County within County rights-of-way on Overpass Road, S.R. 52/Clinton Avenue, Curley Road and other suitable locations to identify the District's geographic area or locational name(s) associated with the District, subject to BCC approval for such use. The District also may enter into signage easements with private landowners where appropriate to place such geographic identification signage for the District.
603.5. - Legal Identification of Real Estate Parcels Within the District
The legal identification of all real estate parcels that constitute the District (which parcels are identified by their respective tax parcel identification numbers on the tax assessment roll of Pasco County, Florida) is attached hereto as Exhibit 603-A and the District boundaries also are graphically depicted on Exhibit 603-B. All tax parcels identified or depicted thereon shall be henceforth deemed a part of the District and thereby subject to the provisions of this section.
603.6. - Board of Supervisors
A.
Members. The BCC shall serve as the Board of Supervisors of the District. Membership of the Board of Supervisors shall be identical to the membership of the BCC and governed by the BCC's terms of service and commission districts pursuant to Article VIII, Section (1)(e), Florida Constitution, and Chapter 124, Florida Statutes. The Board of Supervisors shall exercise the powers granted to the District pursuant to this section, except for those powers expressly delegated to the PC herein.
B.
Quorum and Voting. A majority of the members of the Board of Supervisors shall constitute a quorum for the purposes of conducting its business and exercising its powers and for all other purposes. Action taken by the District shall be upon a vote of a majority of the members present unless general law or a rule of the District requires a greater number.
C.
Officers. The Chair of the BCC shall serve as the Chair of the Board of Supervisors and the Vice Chair of the BCC shall serve as the Vice Chair of the Board of Supervisors.
D.
Records. The Board of Supervisors shall keep a permanent record book entitled Record of Proceedings of Connected City Stewardship District in which shall be recorded minutes of all meetings, resolutions proceedings, certificates, bonds given by all employees, and any and all corporate acts. The record book and all other District records shall, at reasonable times, be opened to inspection in the same manner as State, County, and municipal records pursuant to Chapter 119, Florida Statutes. The record book shall be kept at the office or other regular place of business maintained by the Board of Supervisors in a designated location in the County.
E.
Meetings. All meetings of the Board of Supervisors and the PC shall be open to the public and governed by the provisions of Chapter 286, Florida Statutes. Meetings shall be held in a public building, in a Pasco County courthouse, or in a building in the County accessible to the public.
F.
Meeting Schedule. In accordance with Section 189.015, Florida Statutes, the Board of Supervisors shall file annually a schedule of its regular meetings with the BCC. The schedule shall include the date, time, and location of each scheduled meeting and shall be published annually in a newspaper of general paid circulation in the manner required by Section 189.015, Florida Statutes. Nothing herein shall preclude the regular BCC meeting schedule which is established annually to satisfy this requirement if the Board of Supervisors' meeting takes place during a regularly scheduled BCC meeting.
603.7. - PC and Administrative Review Process
A.
General Applicability and Expedited Review. The County's existing Planning Commission (PC) authority shall apply to all CC-Entitled Properties, as supplemented or modified by the provisions of this Section 603.7. The Committee shall, to the extent practicable, expedite its scheduling and review of its matters pertaining to CC-Entitled Properties within the Connected City. Except only for matters designated for PC authority hereunder, the Administrator or his/her designee(s) shall administer all other planning, permitting and management functions for the District on an expedited basis, in order to fulfill the intent of the Legislature's Pilot Program and this Stewardship Ordinance.
B.
General Delegation to and Role of the Administrator for CC-Entitled Properties. The Administrator and his/her designee is hereby expressly delegated the powers specified in this Section 603.7 by the BCC and shall manage the District and report thereon to the Board of Supervisors on District matters, it being the intent of the BCC to delegate to the Administrator and his/her designee all of those matters pertaining to the District which are not reserved for the BCC and/or PC, as specified herein. All Comprehensive Plan amendments, all rezoning approvals (CC-MPUD's for CC-Entitled Properties, and other MPUD's and any Euclidean rezoning for Non-CC-Entitled Properties), and all matters of taxation, assessments, mobility fees/development fees, development agreements, financial plan approvals, and other matters of fiscal responsibility for the District, shall be retained by and shall reside in the BCC, with the PC providing recommendations when applicable to such matters. However, all day-to-day District management, site planning and development permitting (to the extent not further delegated to the Development Services Department by this Code), and other operational matters pertaining to implementation of the Related Connected City Enabling Documents for CC-Entitled Properties, as adopted from time to time by the BCC, are hereby delegated to the Administrator or his/her designee. Without limiting the foregoing, the Administrator or his/her designee shall have authority and responsibility relating to the District Manager selection and performance, subject to any financial limitations in the budgets for the District; administration of District revenues and expenses as approved by the BCC in its approved Financial Plan or other budgets for the District; implementation of District infrastructure funding and financing as approved by the BCC in its approved Financial Plan or other budgets for the District; implementation of District community planning, site plan approval and the permitting process as approved by the BCC for CC-Entitled Properties in the Related Connected City Enabling Documents from time to time; all District services; District community design features pursuant to the BCC's Related Connected City Enabling Documents; District property management and operation; administration of the Smart Gigabit Community Infrastructure Development Fee program set forth in Section 603.8.M.4, below; administration of the Innovation Enterprise Fund Development Fee program set forth in Section 603.8.M.5, below; and such other matters as the Supervisors deem appropriate to delegate to the Administrator from time to time; provided, however, that such management and implementation shall be consistent with the Related Connected City Enabling Documents applicable to the District, all as approved by the BCC from time to time. The Administrator's decisions on the foregoing matters shall constitute final approval thereof, subject only to the appeal to the BCC pursuant to the procedures set forth in Section 407.1 of the Land Development Code. By way of clarification, the foregoing delegation of authority shall not apply to any Non-CC-Entitled Property, which properties shall remain subject to the customary County entitlement and/or development approval process.
C.
Comprehensive Plan and Rezoning Process Reserved to BCC. Notwithstanding the general and specific delegation of the designated powers to the Committee and the Administrator in Sections 603.7.A. and 603.7.B. above, exclusive jurisdiction over the following matters shall be expressly reserved to the BCC: (i) all proposed Comprehensive Plan amendments for any property lying wholly or partially within the District (as to both CC-Entitled Properties and Non-CC-Entitled Properties); and (ii) all proposed rezonings for any property lying wholly or partially within the District (as to both CC-Entitled Properties and Non-CC-Entitled Properties). All Comprehensive Plan amendment(s) or proposed rezoning(s) within the District, whether for a proposed CC-Entitled Property or a Non-CC-Entitled Property, shall follow the customary entitlement hearing process by the County (with the Planning Commission, as applicable, serving as the recommending bodies). By way of clarification, pursuant to the related Comprehensive Plan Amendment for the lands within the District, the CC-MPUD zoning category shall be the primary regulatory zoning mechanism to govern those properties which desire to become CC-Entitled Properties within the District. The BCC shall reserve its inherent jurisdiction to grant or deny other zoning entitlements to properties which do not elect to become a CC-Entitled Property within the District; provided, however, that: (i) the rights and benefits of CC-Entitled Properties shall not apply to any such property that is not a CC-Entitled Property; and (ii) the BCC shall not be obligated to approve such alternative zoning category (other than CC-MPUD) within the District.
D.
Committee Duties. In addition its customary authority under the Land Development Code, the Committee shall have the following specific responsibilities with respect to District operations:
1.
The Committee shall review the proposed annual budget of the District, as required in Section 603.8.B.2., below, and make recommendations on the same to the Supervisors; provided, however, that the Committee's recommendations shall be provided to the Supervisors prior to June 1 of each calendar year for the next budget year. After June 1 of each year, the Committee's comments, if any, shall be made at the scheduled public hearings of the BCC regarding adoption of the County's next annual budget.
2.
The Committee shall expedite to the extent practicable all development permitting matters related to CC-Entitled Properties that fall within its authority (and which are not further delegated under the Land Development Code). All development permitting matters related to Non-CC-Entitled Properties within the District shall remain subject to the applicable countywide process; furthermore, such Non-CC-Entitled Properties shall not be entitled to the rights and benefits of the Related Connected City Enabling Documents, including the expedited procedures thereunder.
3.
The Committee shall review and make recommendations to the Board of County Commissioners on the following items:
a.
Any proposed change to the Connected City Special Planning Area boundaries, the Connected City Master Roadway Plan, the Connected City Financial Plan, the Connected City Conceptual Utility Plan, the Comprehensive Plan text applicable to the entire Connected City Special Planning Area, or any Land Development Code provisions that are applicable specifically to CC-Entitled Properties in the District.
b.
Any substantial modification to a CC-MPUD that previously was approved by the BCC.
c.
Any proposed Development Agreement (DA) or other agreement with the County, District, or District School Board of Pasco County (School Board) for any CC-Entitled Property that relies upon, pledges, or provides credits for the development fee or mobility fee surcharges, or other District revenue sources identified in this Code, including any amendments to such agreements.
603.8. - District's General Duties and District Funding
A.
District Manager and Employees. Subject to the approved District budget, the Administrator may employ and fix the compensation of a District Manager who shall have charge and supervision of the works of the District, shall be responsible for preserving and maintaining any improvement or facility constructed or erected pursuant to the provisions of this Code, for maintaining and operating the equipment owned by the District, and for performing such other duties as may be prescribed by the Committee. The District Manager may hire or otherwise employ and terminate the employment of such other persons including, without limitation, professional, supervisory, and clerical employees as may be necessary and authorized by the Administrator. The compensation and other conditions of employment of the officers and employees of the District shall be as provided in the approved District budget. In the absence of a District Manager, the County Administrator or designee shall fulfill the duties of the District Manager.
B.
Budget, Reports, and Reviews.
1.
The District shall provide financial reports in such form and such manner as prescribed pursuant to this Code and Chapters 189 and 218, Florida Statutes, as amended from time to time.
2.
The County Administrator or designee or District Manager, if applicable, shall prepare a proposed budget for the ensuing fiscal year to be submitted to the Supervisors for approval concurrently with the County's proposed budget process pursuant to the timelines required by state law and such budget may be a part of and included within the County's budget for other funds. The proposed budget shall include, at the direction of the Supervisors, an estimate of all necessary expenditures of the District for the ensuing fiscal year and an estimate of income to the District from the taxes, assessments, and fees provided in this Code. The Supervisors shall consider the proposed budget item by item, ensure its compliance with the Connected City Financial Plan, and may either approve the budget as proposed by the County Administrator or designee or District Manager, or modify the same in part or in whole. The Board of Supervisors shall indicate its approval of the budget by resolution, which resolution shall provide for a hearing on the budget as approved. Notice of the hearing on the budget shall be published in accordance with the requirement for the County's other budget funds. The notice shall further contain a designation of the day, time, and place of the public hearing. At the time and place designated in the notice, the Board of Supervisors shall hear all objections to the budget as proposed and may make such changes as the Board of Supervisors deems necessary. At the conclusion of the budget hearing, the Board of Supervisors shall, by resolution, adopt the budget as finally approved by the Supervisors. The budget shall be adopted in accordance with the timelines required by state law. The budget, and any budget amendments, shall comply with the requirements of Section 189.016, Florida Statutes. Any budget amendments shall be submitted to the Office of Management and Budget, and such amendments shall be processed in accordance with the budget amendment policies and procedures of the County Office of Management and Budget.
C.
Disclosure of Public Financing. The District shall take affirmative steps to provide for the full disclosure of information relating to the public financing and maintenance of improvements to real property undertaken by the District. Such information shall be made available to all existing residents and all prospective residents of the District. The District shall furnish each developer of a residential development within the District with sufficient copies of that information to provide each prospective initial purchaser of property in that development with a copy if the developer requests that the District provide such information and pays the District any applicable processing and copying fees. Any developer of a residential development within the District, when required by law to provide a public offering statement, shall include a copy of such information relating to the public financing and maintenance of improvements in the public offering statement.
D.
General Powers. The District shall have the following general powers, together with all other general powers authorized under Chapter 189, Florida Statutes:
1.
To sue and be sued in the name of the District; to adopt and use a seal and authorize the use of a facsimile thereof; to acquire, by purchase, gift, devise, or otherwise, and to own and dispose of, real and personal property, or any estate therein; and to make and execute contracts and other instruments necessary or convenient to the exercise of its powers.
2.
To apply for coverage of its employees under the Florida Retirement System (FRS) in the same manner as if such employees were State employees, subject to necessary action by the District to pay employer contributions into the FRS Trust Fund.
3.
To contract for the services of consultants to perform District management, planning, engineering, financial, appraisal, legal, or other appropriate services of a professional nature. Such contracts shall be subject to public bidding or competitive negotiation requirements as set forth in general law and County ordinance.
4.
To borrow money and accept gifts; to apply for and use grants or loans of money or other property from the United States, the State, a unit of local government, or any person for any District purposes and enter into agreements required in connection therewith; and to hold, use, and dispose of such moneys or property for any District purposes in accordance with the terms of the gift, grant, loan, or agreement relating thereto.
a.
To adopt and enforce rules and orders prescribing powers, duties, and functions of the officers of the District; the conduct of the business of the District; the maintenance of records; and the form of certificates evidencing tax liens and all other documents and records of the District. The Supervisors may also adopt and enforce administrative rules with respect to any of the projects of the District and define the area to be included therein. The Supervisors may also adopt resolutions which may be necessary for the conduct of District business.
b.
To maintain an office at such place or places as the Board of Supervisors designates in the County, and within the District when facilities are available, and to designate either the Pasco County Attorney, or the District Manager, as the registered agent for the District for service of process or other legal notifications to the District and to change such designation from time to time in accordance with applicable law.
c.
To hold, control, and acquire by donation, purchase or condemnation, or dispose of, any public lands, public easements, dedications to public use, platted reservations for public purposes, or any reservations for those purposes authorized by this Code and to make use of such easements, dedications, or reservations for the purposes authorized by this Code.
d.
To lease, as lessor or lessee, to or from any person, corporation, or other business entity, association, or body, public or private, any projects of the type that the District is authorized to undertake and facilities or property of any nature for the use of the District to carry out the purposes authorized by this section.
e.
To borrow money and issue bonds, certificates, warrants, notes, or other evidence of indebtedness as hereinafter provided; to levy such taxes and assessments as may be authorized herein; and to charge, collect, and enforce fees and other user charges.
f.
To raise, by user charges, fees or other means authorized by the Connected City Financial Plan, amounts of money which are necessary for the conduct of District activities and services and the maintenance of District facilities and to enforce their receipt and collection in the manner prescribed by resolution not inconsistent with law.
g.
To exercise the right and power of eminent domain, pursuant to the provision of Chapters 73 and 74, Florida Statutes, over any property within the State for the uses and purpose of the District relating to park land, school land, public utilities, District roads, water management and control, and other public facilities contemplated by the Connected City Financial Plan or otherwise necessary to implement the Connected City Special Planning Area.
h.
To cooperate with, or contract with, other governmental agencies as may be necessary, convenient, incidental, or proper in connection with any of the powers, duties, or purposes authorized by this section.
i.
If and when authorized by general law, to determine, order, levy, impose, collect, and enforce maintenance taxes on CC-Entitled Property.
j.
To determine, order, levy, impose, collect, and enforce assessments pursuant any applicable special act, or Chapter 125, Florida Statutes, as amended from time to time, pursuant to authority granted in Section 197.3631, Florida Statutes, or pursuant to other provisions of general or special law or applicable County home rule ordinance, now or hereinafter enacted, which provide for or authorize a supplemental means to order, levy, impose, or collect special assessments. Such special assessments, in the discretion of the District, may be collected and enforced pursuant to the provisions of Sections 197.3632 and 197.3635, Florida Statutes, as they may be amended from time to time, or as provided by this Code or by other means authorized by general law now or hereinafter enacted. Notwithstanding any contrary provision of this Code, assessments imposed by the District shall only be imposed on CC-Entitled Properties.
k.
To exercise such special powers and other express powers as may be authorized and granted by this section, including powers as provided in any interlocal agreement entered into pursuant to Chapter 163, Florida Statutes, or which shall be required or permitted to be undertaken by the District pursuant to any development approval or development agreement, including any interlocal service agreement with the County for capital construction funding for any capital facilities or systems required of a developer pursuant to any applicable development approval or development agreement.
l.
To exercise all of the powers necessary, convenient, incidental, or proper in connection with any other powers or duties or the special purpose of the District authorized by this section, except as specifically limited herein.
m.
To collect and utilize any impact fees, mobility fees, and/or development fees as may be authorized for collection and use in the District by the BCC in accordance with the Connected City Financial Plan, this Code, and the County's generally applicable impact fee ordinances/regulations.
n.
To collect and utilize the Tax Increment Revenue derived from District lands, but only if such Tax Increment Revenue subsequently is earmarked for use by the BCC pursuant to separate action, in its sole discretion, and subject to any pre-existing loan, rate or other bond covenants of the County related to such Tax Increment Revenue.
E.
Special Powers. The District shall have the following special powers to implement its lawful and special purpose and to provide, pursuant to that purpose, systems, facilities, services, improvements, projects, works, and infrastructure, each of which constitutes a lawful public purpose when exercised pursuant to this section, subject to, and not inconsistent with, the regulatory jurisdiction and permitting authority of all other applicable governmental bodies, agencies, and any special district having authority with respect to any area included therein and to plan, establish, acquire, construct or reconstruct, enlarge or extend, equip, operate, finance, fund, and maintain improvements, systems, facilities, services, works, projects, and infrastructure. Any or all of the following special powers are granted by this section in order to implement the special purpose of the District:
1.
To provide water management and control for the lands within the District and to connect some or any of such facilities with roads and bridges and to construct, acquire, and operate any dam, work, appurtenant work, impoundment, or reservoir and any connecting, intercepting, or outlet mains and pipes in, along, or under any street, alley, highway, or other public place or ways including, but not limited to, acquiring, operating, maintaining, repairing, and improving water management and control facilities necessary for the collection, storage control, development, utilization, and distribution of non-potable waters for irrigation purposes.
2.
To provide bridges or culverts that may be needed across any drain, ditch, canal, floodway, holding basin, excavation, public highway, tract grade, fill, or cut and roadways over levees and embankments and to construct any and all such works and improvements across, through, or over any public right-of-way, highway, grade fill, or cut.
3.
To provide public roads, alternative transportation infrastructure, pedestrian infrastructure, technology infrastructure and related improvements including, but not limited to, transportation and other capital improvements necessary to comply with conditions of development approval applicable to lands within the District. This special power includes, but is not limited to, roads; parkways; interchanges; bridges; transit facilities; landscaping; hardscaping; irrigation; bicycle lanes; sidewalks; multi-purpose trails; multi-purpose paths; multi-purpose lanes and crossings, street lighting; traffic signals; regulatory or informational signage road striping; underground conduit; underground bale, fiber, or wire installation pursuant to an agreement with or tariff of a retail provider of services; intelligent transportation systems and related technology; and all other related improvements and the elements of a functioning, modern road system in general or as related to the conditions of development approval for the lands within the District, together with transportation improvements and facilities that are freestanding or that may be related to any innovative, strategic intermodal system of transportation pursuant to applicable Federal, State, and local law and ordinance.
4.
To provide buses, trolleys, trains, transit shelters, ridesharing facilities and services, parking improvements, and related signage.
5.
To provide, support, or otherwise facilitate smart metering, public wifi, smart irrigation, and other current or future technology infrastructure within the District.
6.
To provide investigation and remediation costs associated with the cleanup of actual or perceived environmental contamination within the District under the supervision or direction of a competent governmental authority unless the covered costs benefit any person who is a landowner within the District and who caused or contributed to the contamination.
7.
To protect conservation areas, mitigation areas, and wildlife habitat, including the maintenance of any plant or animal species, and any related interest in real or personal property, and to evaluate, acquire, enhance, manage, monitor, and maintain conservation, mitigation, and preservation lands and wildlife habitat.
8.
Using its general and special powers as set forth in this section, to provide any other project within or without the boundaries of the District when the project is the subject of an agreement between the District and the BCC or with any other applicable public or private entity, if such project is not inconsistent with the effective local Comprehensive Plan.
9.
To provide parks and recreation facilities for indoor and outdoor recreational, cultural, and educational uses, including both active and passive recreational uses.
10.
To provide fire prevention and control, including fire stations, water mains and plugs, fire trucks, and other vehicles and equipment.
11.
To provide school buildings, athletic and recreation facilities, and related structures, which may be leased, sold, or donated to the school district for use in the educational system when authorized by the School Board.
12.
To provide security; however, the District may not exercise any powers of a law enforcement agency but may contract with the appropriate, local, general-purpose government agencies for an increased level of such services within the District boundaries.
13.
To provide control and elimination of mosquitoes and other arthropods of public health importance.
14.
To provide waste collection and disposal.
15.
To enter into impact fee, mobility fee, development fee, and other mitigation credit agreements pursuant to the Connected City Financial Plan and consistent with County policy.
16.
To provide buildings and structures for District offices, maintenance facilities, meeting facilities, community centers, or any other project authorized or granted by this section.
17.
To establish and create, at noticed meetings, such task force(s) or special committee(s) under the direction of the District, as deemed appropriate to expedite or implement any innovative project and to carry out the special purpose of the District as provided in this Code.
18.
Except for the specific requirements set forth herein limiting impact fee or mobility fee surcharges or assessments to CC-Entitled Properties, the enumeration of special powers herein shall not be deemed exclusive or restrictive but shall be deemed to incorporate powers, express or implied, necessary or incident to carrying out such enumerated special powers, including also the general powers provided by this Code to the District to implement its single purpose. Further, the provisions of this subsection shall be construed liberally in order to carry out effectively the special purpose of this District under this Code.
19.
The District may exercise its powers to provide facilities for potable water, sewer, fire protection, mosquito control, waste collection, and waste disposal services only if such facilities are to be dedicated to and operated by the County, the County's contractors or licensees, or the County Mosquito Control District, as applicable, or if such entities decline or are unable to provide the service at the time the service becomes necessary. Nothing herein: (i) shall prevent the District from dedicating transportation or other capital facilities to the County if accepted by the County for operation and maintenance; (ii) is intended to limit the power of the County to provide such facilities and to require landowners to utilize such facilities as a condition to development of lands within the District; (iii) is intended to prohibit the District from providing additional services beyond those offered by the County; or (iv) is intended to limit the power of the County to assess or tax land within the District in accordance with law.
F.
Issuance of Bond Anticipation Notes. In addition to the other powers provided for in this section, and not in limitation thereof, the District shall have the power, at any time and from time to time after the issuance of any bonds of the District have been authorized, to borrow money for the purposes for which such bonds are to be issued in anticipation of the receipt of the proceeds of the sale of such bonds and to issue bond anticipation notes in a principal sum not in excess of the authorized maximum amount of such bond issue. Such notes shall be in such denomination or denominations, bear interest at such rate as the Board of Supervisors may determine not to exceed the maximum rate allowed by general law, mature at such time or times not later than five years from their applicable date or dates of issuance, and in such form and executed in such manner as the Board of Supervisors shall prescribe. Such notes may be sold at either public or private sale or, if such notes shall be renewal notes, may be exchanged for notes then outstanding on such terms as the Board of Supervisors shall determine. Such notes shall be paid from the proceeds of such bonds when issued. The Board of Supervisors may, in its discretion, in lieu of retiring the notes by means of bonds, retire them by means of current revenues or from any taxes or assessments levied for the payment of such bonds, but, in such event, a like amount of the bonds authorized shall not be issued.
G.
Borrowing. The District, at any time, may obtain loans in such amount and on such terms and conditions as the Supervisors may approve for the purpose of paying any of the expenses of the District or any costs incurred or that may be incurred in connection with any of the projects of the District, which loans shall bear interest as the Board of Supervisors determines, not to exceed the maximum rate allowed by general law, and may be payable from and secured by a pledge of such funds, revenues, development fees, taxes, tax increment payments, and assessments as the Supervisors may determine, subject, however, to the provisions contained in any proceeding under which any bonds or notes were theretofore issued and are then outstanding. For the purpose of defraying such costs and expenses, the District may issue negotiable notes or other evidences of debt to be payable at such times and to bear such interest as the Board of Supervisors may determine, not to exceed the maximum rate allowed by general law, and to be sold or discounted at such price or prices and on such terms as the Supervisors may deem advisable. Such borrowings may be made by the District from the BCC for the County, subject to terms and conditions mutually approved by the Supervisors and the BCC. The Supervisors shall have the right to provide for the payment thereof by pledging the whole or any part of the funds, revenues, development fees, taxes, and assessments of the District. The approval of the electors residing in the District shall not be necessary except when required by the State Constitution.
H.
Bonds.
1.
Sale of Bonds. Bonds may be sold in blocks or installments at different times or an entire issue or series may be sold at one time. Bonds may be sold at public or private sale after such advertisement, if any, as the Supervisors may deem advisable. Bonds may be sold or exchanged for refunding bonds. Special assessment and revenue bonds may be delivered by the District as payment of the purchase price of any project or part thereof, or a combination of projects or parts thereof, or as the purchase price or exchange for any property, real, personal, or mixed, including franchises or services rendered by any contractor, engineer, or other person, all at one time or in blocks from time to time, in such manner and upon such terms as the Board of Supervisors in its discretion shall determine.
2.
Authorization and Form of Bonds. Any general obligation bonds, special assessment bonds, or revenue bonds may be authorized by resolution or resolutions of the Board of Supervisors which shall be read by title only and adopted by a majority of all the members thereof then in office. Such resolution or resolutions may be adopted at the same meeting at which they are introduced and need not be published or posted. The Supervisors may, by resolution, authorize the issuance of bonds and fix the aggregate amount of bonds to be issued; the purpose or purposes for which the moneys derived therefrom shall be expended including, but not limited to, payment of costs as defined in Section 603.2.I; the rate or rates of interest, not to exceed the maximum rate allowed by general law; the denomination of the bonds; whether or not the bonds are to be issued in one or more series; the date or dates of maturity, which shall not exceed 40 years from their respective dates of issuance; the medium of payment; the place or places within or without the State at which payment shall be made; registration privileges; redemption terms and privileges, whether with or without premium; the manner of execution; the form of the bonds, including any interest coupons; and any and all other terms, covenants, and conditions thereof and the establishment of revenue or other funds. Such authorizing resolution or resolutions may further provide for the contracts authorized by Sections 159.825(1)(f) and (g), Florida Statutes, regardless of the tax treatment of such bonds being authorized, subject to the recommendation of the financial advisors to the District and the finding by the Supervisors of a financial advantage to the District resulting by reason thereof. The seal of the District may be affixed, lithographed, engraved, or otherwise reproduced in facsimile on such bonds. In case any officer whose signature shall appear on any bonds or coupons shall cease to be such officer before the delivery of such bonds, such signature or facsimile shall nevertheless be valid and sufficient for all purposes the same as if he or she had remained in office until such delivery. Electronic signatures may be utilized if allowed by State law.
3.
Interim Certificates and Replacement Certificates. Pending the preparation of definitive bonds, the Board of Supervisors may issue interim certificates or receipts or temporary bonds, in such form and with such provisions as the Board of Supervisors may determine, exchangeable for definitive bonds when such bonds have been executed and are available for delivery. The Supervisors may also provide for the replacement of any bonds which become mutilated, lost, or destroyed.
4.
Negotiability of Bonds. Any bond issued under this Code or any temporary bond, in the absence of an express recital on the face thereof that it is nonnegotiable, shall be fully negotiable and shall be and constitute a negotiable instrument within the meaning and for all purpose of the law merchant and the laws of the State.
5.
Defeasance. The Board of Supervisors may make such provision with respect to the defeasance of the right, title, and interest of the holders of any of the bonds and obligations of the District in any revenues, funds, or other properties by which such bonds are secured as the Board of Supervisors deems appropriate. Without limiting the foregoing, the Board of Supervisors may provide that when such bonds or obligations become due and payable or shall have been called for redemption, provision shall be made for paying all sums payable in connection with such bonds or other obligations and then in such event the right, title, and interest of the holders of the bonds in any revenues, funds, or other properties by which such bonds are secured shall thereupon cease, terminate, and become void and the Board of Supervisors may apply any surplus in any sinking fund established in connection with such bonds or obligations and all balances remaining in all other funds or accounts (other than moneys held for the redemption or payment of the bonds or other obligations) to any lawful purpose of the District as the Board of Supervisors shall determine.
6.
Issuance of Completion Bonds. If the proceeds of any bonds are less than the cost of completing the project in connection with which such bonds were issued, the Board of Supervisors may authorize the issuance of additional completion bonds, upon such terms and conditions as the Supervisors may provide in the resolution authorizing the issuance thereof, but only in compliance with the resolution or other proceedings authorizing the issuance of the original bonds.
7.
Refunding Bonds. The District shall have the power to issue bonds to provide for the retirement or refunding of any bonds or obligations of the District for the purposes of debt service savings, release of covenants, or other governmental purpose. No approval of the qualified electors residing in the District shall be required for the issuance of refunding bonds except where required by the State Constitution.
8.
Revenue Bonds. The District shall have the power to issue revenue bonds from time to time, without limitation as to amount, for any projects. Such revenue bonds may be secured by, or payable from, the gross or net pledge of the revenues to be derived from any project or combination of projects; from the rates, fees, tax increment, or other charges to be collected from the users of any project or projects; from any revenue-producing undertaking or activity of the District; from special assessments; from benefit special assessments; or from any other source. Such bonds shall not constitute an indebtedness of the District and the approval of the qualified electors shall not be required unless the State Constitution requires a referendum.
9.
General Obligation Bonds.
a.
Subject to the limitations of this section, the District or County shall have the power from time to time to issue general obligation bonds, as may be authorized by State law, to finance or refinance capital projects or to refund outstanding bonds in an aggregate principal amount of bonds outstanding at any one time. Except for refunding bonds issued at a lower net average interest cost rate, no General Obligation Bonds shall be issued unless the bonds are issued to finance or refinance a capital project and the issuance has been approved at an election held in accordance with the requirements for such election as prescribed by the State Constitution. Such elections shall be called to be held in the District by the BCC of the County upon the request of the Supervisors. The expenses of calling and holding an election shall be at the expense of the District and the District shall reimburse the County for any expenses incurred in calling or holding such election.
b.
The District may pledge its full faith and credit for the payment of the principal and interest on such General Obligations Bonds and for any reserve funds provided therefore, or pledge certain ad valorem taxes for the payment thereof, and may unconditionally and irrevocably pledge itself to levy ad valorem taxes on all taxable property in the District, to the extent necessary for the payment thereof, without limitation as to rate or amount.
c.
If the Board of Supervisors determines to issue General Obligation Bonds for more than one capital project, the approval of the issuance of the bonds for each and all such projects may be submitted to the electors on one and the same ballot. The failure of the electors to approve the issuance of bonds for one or more capital projects shall not defeat the approval of any bonds for any capital project which has been approved by the electors. The estimated cost of any project approved may vary up to ten percent from the initial amount in the referendum resolution and those costs may be reallocated to other approved projects so long as the total cost of all approved projects remains the same. Such provision shall be included in the referendum resolution if desired by the District.
d.
In arriving at the amount of General Obligation Bonds permitted to be outstanding at any one time pursuant to Subparagraph 603.8.H.9.b, there shall not be included any General Obligation Bonds which are additionally secured by the pledge of:
(1)
Any assessments levied in an amount sufficient to pay the principal and interest on the General Obligation Bonds so additionally secured, which assessments have been equalized and confirmed by resolution of the Board of Supervisors pursuant to this Code, the Pasco County Code of Ordinances, or Section 170.08, Florida Statutes.
(2)
Water revenues, sewer revenues, or water and sewer revenues of the District to be derived from user fees in an amount sufficient to pay the principal and interest on the General Obligation Bonds so additionally secured.
(3)
Any combination of assessments and revenues described in Subparagraphs 603.8.H.9.a. and b.
10.
Bonds as Legal Investment or Security.
a.
All bonds issued under the provisions of this Code shall constitute legal investments for savings banks, banks, trust companies, insurance companies, executors, administrators, trustees, guardians, and other fiduciaries and for any board, body, agency, instrumentality, County, municipality, or other political subdivision of the State and shall be and constitute security which may be deposited by banks or trust companies as security for deposits of State, County, municipal, or other public funds or by insurance companies as required or voluntary statutory deposits.
b.
Any bonds issued by the District shall be incontestable in the hands of bona fide purchasers or holders for value and shall not be invalid because of any irregularity or defect in the proceedings for the issue and sale thereof.
11.
Covenants. Any resolution authorizing the issuance of bonds may contain such covenants as the Board of Supervisors may deem advisable and all such covenants shall constitute valid, legally binding, and enforceable contracts between the District and the bondholders, regardless of the time of issuance thereof. Such covenants may include, without limitation, covenants concerning the disposition of the bond proceeds; the use and disposition of project revenues; the pledging of revenues, taxes, and assessments; the obligations of the District with respect to the operation of the project and the maintenance of adequate project revenues; the issuance of additional bonds; the appointment, powers, and duties of trustees and receivers; the acquisition of outstanding bonds and obligations; restrictions on the establishment of competing projects or facilities; restrictions on the sale or disposal of the assets and property of the District; the priority of assessment liens; the priority of claims by bondholders on the taxing power of the District; the maintenance of deposits to ensure the payment of revenues by users of District facilities and services; the discontinuance of District services by reason of delinquent payments; acceleration upon default (excluding bonds for self-liquidating projects secured by project revenues); the execution of necessary instruments; the procedure for amending or abrogating covenants with the bondholders; and such other covenants as may be deemed necessary or desirable for the security of the bondholders.
12.
Tax Exemption. To the extent allowed by general law, all bonds issued hereunder and interest paid thereon and all fees, charges, and other revenues derived by the District from the projects provided by this Code shall be exempt from all taxes by the State or by any political subdivision, agency, or instrumentality thereof; however, any interest, income, or profits on debt obligations issued hereunder shall not be exempt from the tax imposed by Chapter 220, Florida Statutes.
13.
Application of Section 189.051, Florida Statutes. Bonds issued by the District shall meet the criteria set forth in Section 189.051, Florida Statutes.
14.
This Code Furnishes Full Authority for Issuance of the Bonds. This Code constitutes full and complete authority for the issuance of bonds and the exercise of the powers of the District provided herein. No procedures or proceedings, publications, notices, consents, approvals, orders, acts, or things by the Board of Supervisors, or any other board, officer, commission, department, agency, or instrumentality of the District, other than those required by this Code, shall be required to perform anything under this Code, except that the issuance or sale of bonds pursuant to the provisions of this Code shall comply with the general law requirements applicable to the issuance or sale of bonds by the District. Nothing in this Code shall be construed to authorize the District to utilize bond proceeds to fund the ongoing operations of the District.
15.
Pledge by the County to the Bondholders of the District. The County pledges to the holders of any bonds issued under this Code that it will not limit or alter the rights of the District to own, acquire, construct, reconstruct, improve, maintain, operate, or furnish the projects; or to levy and collect the taxes, assessments, rentals, rates, fees, and other charges provided for herein, to the extent such limits or alterations impair the security of the bondholders; to fulfill the terms of any agreement made with the holders of such bonds or other obligations; and that it will not, in any way, impair the rights or remedies of such holders.
16.
Default. A default on the bonds or obligations of a District shall not constitute a debt or obligation of the State or the County.
I.
Trust Agreements. Any issue of bonds may be secured by a trust agreement by and between the District and a corporate trustee or trustees, which may be any trust company or bank having the powers of a trust company within or without the State. The resolution authorizing the issuance of the bonds or such trust agreement may pledge the revenues to be received from any projects of the District and may contain such provisions for protecting and enforcing the rights and remedies of the bondholders as the Board of Supervisors may approve including, without limitation, those covenants set forth in Section 603.8.H.11 above. It shall be lawful for any bank or trust company within or without the State, which may act as a depository of the proceeds of bonds or of revenues, to furnish such indemnifying bonds or to pledge such securities as may be required by the District. Such resolution or trust agreement may set forth the rights and remedies of the bondholders and of the trustee, if any, and may restrict the individual right of action by bondholders. The Supervisors may provide for the payment of proceeds of the sale of the bonds and the revenues of any project to such officer, board, or depository as it may designate for the custody thereof and may provide for the method of disbursement thereof with such safeguards and restrictions as it may determine, all in a manner consistent with general law. All expenses incurred in carrying out the provisions of such resolution or trust agreement may be treated as part of the cost of operation of the project to which such trust agreement pertains.
J.
Ad Valorem Taxes; Benefit Special Assessments, Maintenance Special Assessments, and Special Assessments; and Maintenance Taxes.
1.
Ad Valorem Taxes. The Board of Supervisors shall have the power to levy and assess an ad valorem tax on all the taxable CC-Entitled Property in the District to construct, operate, and maintain assessable improvements; to pay the principal of, and interest on, any General Obligation Bonds of the District; and to provide for any sinking or other funds established in connection with any such bonds. The ad valorem tax provided for herein shall be in addition to County and all other ad valorem taxes provided for by law. Such tax shall be assessed, levied, and collected in the same manner and at the same time as County taxes.
2.
Benefit Special Assessments. Subject to the limitations set forth in Section 603.8.D.14, the Board of Supervisors annually shall determine, order, and levy the annual installment of the total benefit special assessments for bonds or notes issued and related expenses to finance assessable improvements. These assessments may be due and collected during each year that County taxes are due and collected, in which case such annual installment and levy shall be evidenced to and certified to the Property Appraiser by the Board of Supervisors not later than August 31 of each year. Such assessment shall be entered by the Property Appraiser on the County tax rolls and shall be collected and enforced by the Tax Collector in the same manner and at the same time as County taxes and the proceeds thereof shall be paid to the District. However, this subsection shall not prohibit the District in its discretion from using the method prescribed in Section 197.3632, Florida Statutes, as may be amended from time to time, for collecting and enforcing these assessments. Each annual installment of benefit special assessments shall be a lien on the CC-Entitled Property against which assessed until paid and shall be enforceable in like manner as County taxes. Subject to the limitations set forth in Section 603.8.D.14, the amount of the assessment for the exercise of the District's powers shall be determined by the Supervisors based upon a report of the District's engineer and assessed by the Supervisors upon CC-Entitled Properties, which may be part or all of the CC-Entitled Properties in the District, apportioned between the CC-Entitled properties in proportion to the benefits received by each CC-Entitled Property. The Supervisors may, if they determine it is in the best interest of the District, set forth in the proceedings initially levying such benefit special assessments or in subsequent proceedings a formula for the determination of an amount, which when paid by a taxpayer with respect to any tax parcel shall constitute a prepayment of all future annual installments of such benefit special assessments and that the payment of which amount with respect such tax parcel shall relieve and discharge such tax parcel of the lien of such benefit special assessments and any subsequent annual installment thereof. The Supervisors may provide further that upon delinquency in the payment of any annual installment of benefit special assessments, the prepayment amount of all future annual installments of benefit special assessments, as determined in the preceding sentence, shall become immediately due and payable together with such delinquent annual installment. Notwithstanding any contrary provision of this Code, assessments shall only be imposed on CC-Entitled Properties. The Board of Supervisors shall grant development fees or other applicable credits to such owners of CC-Entitled Properties to the extent such assessments may represent a prepayment of applicable Development Fees under the Connected City Financial Plan.
3.
Non-Ad Valorem Maintenance Tax. If and when authorized by general law, to maintain and preserve the physical facilities and services constituting the works, improvements, or infrastructure provided by the District pursuant to this section; to repair and restore any one or more of them, when needed; and to defray the current expenses of the District, including any sum which may be required to pay State and County ad valorem taxes on any taxable lands which may have been purchased and which are held by the District under the provision of this Code, the Board of Supervisors may, upon the completion of said systems, facilities, services, works, improvements, or infrastructure, in whole or in part, as may be certified to the Supervisors by the District engineer, levy annually a non-ad valorem and non-millage tax upon each CC-Entitled Property within the District, to be known as a maintenance tax. This non-ad valorem maintenance tax shall be apportioned upon the basis of the net assessments of benefits assessed as accruing from the original construction and shall be evidenced to and certified by the Board of Supervisors of the District, not later than June 1 of each year to the Property Appraiser of the County and shall be extended by the Property Appraiser on the tax roll of the Property Appraiser, as certified by the Property Appraiser to the Tax Collector, and collected by the Tax Collector on the merged collection roll of the Tax Collector in the same manner and at the same time as County ad valorem taxes and the proceeds therefrom shall be paid to the District. This non-ad valorem maintenance tax shall be a lien until paid on the CC-Entitled Property against which assessed and enforceable in like manner and of the same dignity as County ad valorem taxes.
4.
Maintenance Special Assessments. To maintain and preserve the facilities and projects of the District, the Board of Supervisors may levy a maintenance special assessment on CC-Entitled Properties. This assessment may be evidenced to and certified to the Property Appraiser by the Board of Supervisors not later than August 31 of each year and shall be entered by the Property Appraiser on the County tax rolls and shall be collected and enforced by the Tax Collector in the same manner and at the same time as County taxes and the proceeds therefrom shall be paid to the District. However, this subsection shall not prohibit the District in its discretion from using the method prescribed in Section 197.363, Section 197.3631, or Section 197.3632, Florida Statutes, for collecting and enforcing these assessments. These maintenance special assessments shall be a lien on the CC-Entitled Property against which assessed until paid and shall be enforceable in like manner as County taxes. The amount of the maintenance special assessment for the exercise of the District's powers under this section shall be determined by the Supervisors based upon a report of the District's engineer and assessed by the Supervisors upon such CC-Entitled Properties, which may be part or all of the CC-Entitled Properties within the District benefited by the maintenance thereof, apportioned between the properties in proportion to the benefit received by each CC-Entitled Property.
5.
Special Assessments. Subject to the limitations set forth in Section 603.D.14, to levy and impose any special assessments pursuant to this subsection.
6.
Enforcement of Taxes. The collection and enforcement of all taxes levied by the District shall be at the same time and in like manner as County taxes and the provision of the laws of Florida relating to the sale of lands for unpaid and delinquent County taxes; the issuance, sale, and delivery of tax certificates for such unpaid and delinquent County taxes; the redemption thereof; the issuance to individuals of tax deeds based thereon; and all other procedures in connection therewith shall be applicable to the District to the same extent as if such statutory provision were expressly set forth herein. All taxes shall be subject to the same discounts as County taxes.
7.
When Unpaid Tax is Delinquent and Penalty. All taxes provided for in this Code shall become delinquent and bear penalties on the amount of such taxes in the same manner as County taxes.
8.
Status of Assessments. Benefit special assessments, maintenance special assessments, and special assessments are hereby found and determined to be non-ad valorem assessments as defined by Section 197.3632, Florida Statutes. Maintenance taxes are non-ad valorem taxes and are not special assessments.
9.
Assessments Constitute Liens and Collection. Any and all assessments, including special assessments, benefit special assessments, and maintenance special assessments authorized by this section, and including special assessments as defined by Section 603.2 and granted and authorized by this subsection, and including maintenance taxes if authorized by general law, shall constitute a lien on the CC-Entitled Property against which assessed from the date of levy and imposition thereof until paid, coequal with the lien of State, County, municipal, and School Board taxes. These assessments may be collected, at the District's discretion, under authority of Section 197.3631, Florida Statutes, as amended from time to time, by the Tax Collector pursuant to the provisions of Sections 197.3632 and 197.3635, Florida Statutes, as amended from time to time, or in accordance with other collection measures provided by law. In addition to, and not in limitation of, any powers otherwise set forth herein or in general law, these assessments may also be enforced pursuant to the provisions of Chapter 173, Florida Statutes, as amended from time to time.
10.
Land Owned by Governmental Entity. Except as otherwise provided by law, no levy of ad valorem taxes or non-ad valorem assessments under this Code; Chapter 125, Chapter 170, or Chapter 197, Florida Statutes, as each may be amended from time to time; or otherwise by a board of a district, on property of a governmental entity that is subject to a ground lease as described in Section 190.003(14), Florida Statutes, shall constitute a lien or encumbrance on the underlying fee interest of such governmental entity.
K.
Special Assessments.
1.
As an alternative method to the levy and imposition of special assessments pursuant to Chapter 170, Florida Statutes, pursuant to the authority of Section 197.3631, Florida Statutes, or pursuant to other provision of general law, now or hereafter enacted, or applicable County home rule ordinance, which provide a supplemental means or authority to impose, levy, and collect special assessments as otherwise authorized under this Code, the Board of Supervisors may, subject to the limitations in Section 603.8.D.14, levy and impose special assessments to finance and exercise any of its powers permitted under this Code using the following uniform procedures:
a.
At a noticed meeting, the Board of Supervisors of the District may consider and review an engineer's report on the costs of the systems, facilities, and services to be provided; a preliminary assessment methodology; and a preliminary roll based on acreage or platted lands, depending upon whether platting has occurred.
(1)
Subject to the limitations set forth in Section 603.8.D.14, the assessment methodology shall address and discuss, and the Supervisors shall consider, whether the systems, facilities, and services being contemplated will result in special benefits peculiar to the property, different in kind and degree than general benefits, as a logical connection between the systems, facilities, and services themselves and the property and whether the duty to pay the assessments by the property owners is apportioned in a manner that is fair and equitable and not in excess of the special benefit received. The assessment methodology shall recognize the special benefit to CC-Entitled Properties associated with the Connected City Financial Plan infrastructure and apportion the acquisition costs or other costs of such infrastructure in a fair and equitable manner only among the CC-Entitled Properties. It shall be fair and equitable to designate a fixed proportion of the annual debt service, together with interest thereon, on the aggregate principal amount of notes or bonds issued to finance such systems, facilities, and services which give rise to unique, special, and peculiar benefits to property of the same or similar characteristics under the assessment methodology so long as such fixed proportion does not exceed the unique, special, and peculiar benefits enjoyed by such property from such systems, facilities, and services. The assessment methodology also shall take into consideration, where applicable, whether development fees or other credits are required for the CC-Entitled Properties, under the adopted Connected City Financial Plan.
(2)
The engineer's cost report shall identify the nature of the proposed systems, facilities, and services; their location; a cost breakdown plus a total estimated cost, including cost of construction or reconstruction, labor, and materials, lands, property, rights, easements, franchises, or systems, facilities, and services to be acquired; cost of plans and specifications; surveys of estimates of costs and revenues; costs of engineering, legal, and other professional consultation services; and other expenses or costs necessary or incident to determining the feasibility or practicability of such construction, reconstruction, acquisition, administrative expenses, relationship to the authority and power of the District in its charter, and such other expenses or costs as may be necessary or incident to the financing to be authorized by the Board of Supervisors.
(3)
The preliminary assessment roll to be prepared will be in accordance with the method of assessment provided for in the assessment methodology and as may be adopted by the Board of Supervisors; shall be completed as promptly as possible and shall show the acreage, lots, lands, or plats assessed and the amount of the fairly and reasonably apportioned assessment based on special and peculiar benefit to the property, lot, parcel, or acreage of land; and, if the assessment against each such lot, parcel, acreage, or portion of land is to be paid in installments, the number of annual installments in which the assessment is divided shall be entered into and shown upon the assessment roll.
b.
Subject to the limitations set forth in Section 603.8.D.14, the Board of Supervisors of the District may determine and declare by an initial assessment resolution to levy and assess the assessments with respect to assessable improvements stating the nature of the systems, facilities, and services; improvements; projects or infrastructure constituting such assessable improvements; the information in the engineer's cost report; the information in the assessment methodology as determined by the Board of Supervisors at the noticed meeting and referencing and incorporating as part of the resolution the engineer's cost report; the preliminary assessment methodology; and the preliminary assessment roll. If the Board of Supervisors determines to declare and levy the special assessments by the initial assessment resolution, the Supervisors shall also adopt and declare a notice resolution which shall provide and cause the initial assessment resolution to be published once a week for a period of two weeks in newspapers of general circulation published in the County and the Board of Supervisors shall, by the same resolution, fix a time and place at which the owner or owners of the property to be assessed or any other persons interested therein may appear before said Board of Supervisors and be heard as to the propriety and advisability of making such improvements, as to the costs thereof, as to the manner of payment therefore, and as to the amount thereof to be assessed against each property so improved. Thirty days' notice in writing of such time and place shall be given to such property owners. The notice shall include the amount of the assessment and shall be served by mailing a copy to each assessed property owner at his or her last known address, the names and addresses of such property owners being obtained from the records of the Pasco County Property Appraiser or from such other sources as the District Manager or engineer deems reliable. The proof of such mailing shall be made by affidavit of the Manager of the District or by the engineer and said proof is to be filed with the District Manager provided that failure to mail said notice or notices shall not invalidate any of the proceedings hereunder. It is provided further that the last publication shall be at least one week prior to the date of the hearing on the final assessment resolution. Said notice shall describe the general areas to be improved and advise all interested persons that the description of each property to be assessed, and the amount to be assessed to each piece, parcel, lot, or acre of property, may be ascertained at the office of the Manager of the District. Such service by publication shall be verified by the affidavit of the publisher and filed with the Manager of the District. Moreover, the initial assessment resolution with its attached, referenced, and incorporated engineer's cost, report, preliminary assessment methodology, and preliminary assessment roll, along with the notice resolution, shall be available for public inspection at the office of the District Manager and the office of the engineer, or any other office designated by the Board of Supervisors in the notice resolution. Notwithstanding the foregoing, the landowners of all of the property which is proposed to be assessed may give the District written notice of waiver of any notice and publication provided for in this subparagraph and such notice and publication shall not be required; provided, however, that any meeting of the Board of Supervisors to consider such resolution shall be a publicly noticed meeting.
c.
At the time and place named in the noticed resolution as provided for in Section 603.8.K.1.b, the Board of Supervisors of the District shall meet and hear testimony from affected property owners as to the propriety and advisability of making the systems, facilities, services, projects, works, improvements, or infrastructure and funding them with assessments referenced in the initial assessment resolution on the property. Following the testimony and questions from the Supervisors or any professional advisors to the District or the preparers of the engineer's cost report, the assessment methodology, and the assessment roll, the Board of Supervisors shall make a final decision on whether to levy and assess the particular assessments. Thereafter, the Board of Supervisors shall meet as an equalizing board to hear and to consider any and all complaints as to the particular assessments and shall adjust and equalize the assessments on the basis of justice and right.
d.
When so equalized and approved by resolution or ordinance by the Board of Supervisors, a final assessment roll shall be filed with the Clerk of the Board of Supervisors and such assessment shall stand confirmed and remain legal, valid, and binding first liens on the property against which such assessments are made until paid, equal in dignity to the first liens of ad valorem taxation of County and municipal governments and school boards. However, upon completion of the systems, facilities, service, project, improvement, works, or infrastructure, the District shall credit to each of the assessments the difference in the assessment as originally made, approved, levied, assessed, and confirmed and the proportionate part of the actual cost of the improvement to be paid by the particular special assessment as finally determined upon the completion of the improvement, but in no event shall the final assessment exceed the amount of the special and peculiar benefits as apportioned fairly and reasonably to the property from the system, facility, or service being provided as originally assessed. Promptly after such confirmation, the assessments shall be recorded by the Clerk of the District in the minutes of the proceedings of the District and the record of the lien in the minutes shall constitute prima facie evidence of its validity. The Board of Supervisors, in its sole discretion, may by resolution grant a discount equal to all or a part of the payee's proportionate share of the cost of the project consisting of note or bond financing costs, such as capitalized interest, funded reserves, and note or bond discounts included in the estimated cost of the project, upon payment in full of any assessments prior to the time such financing costs are incurred and as may be specified by the Board of Supervisors in such resolution.
e.
District assessments may be made payable in installments over no more than 40 years from the date of the payment of the first installment thereof and may bear interest at fixed or variable rates.
2.
Notwithstanding any provision of this section or Chapter 170, Florida Statutes, that portion of Section 170.09, Florida Statutes, that provides that assessments may be paid without interest at any time within 30 days after the improvement is completed and a resolution accepting the same has been adopted by the governing authority shall not be applicable to any District assessments, whether imposed, levied, and collected pursuant to the provisions of this Code or other provision of general law including, but not limited to, Chapter 170, Florida Statutes.
3.
Prior to the first record plat approval for any CC-Entitled Property, or construction plan approval where no plat is required, the CC-Entitled Property owner shall record a Consent to Development Fees, Surcharges, and Special Assessments in a form acceptable to the Pasco County Attorney's Office. In addition to the requirements of Subsection 603.8.M.4, the Consent to Development Fees, Surcharges, and Special Assessments shall:
a.
Consent to and acknowledge the special benefit to the CC-Entitled Property associated with the Connected City Financial Plan infrastructure and credits, the Connected City Special Planning Area entitlements and zoning approvals, including the duration of such approvals, the Related Connected City Enabling Documents, and/or the transportation analysis exemption for Connected City; and
b.
Waive any right to challenge the assessments of the District based on a lack of special benefit to the CC-Entitled Property, or based on the District's failure to assess Non-CC-Entitled Properties in the District or outside the District, for the costs of infrastructure identified in the Connected City Financial Plan, or for other operation and maintenance expenses.
4.
If the District imposes special assessments on CC-Entitled Properties for the costs of infrastructure identified in the Connected City Financial Plan, each CC-Entitled Property required to pay such assessments shall be entitled to a credit against the applicable impact fees and/or mobility fees and the applicable development fees and surcharges identified in Section 603.8.M, but only to the extent the special assessments are for the same infrastructure costs that were utilized to calculate the impact fees and/or mobility fees and applicable development fees and surcharges in the Connected City Financial Plan. If in the event the County constructs the subject infrastructure prior to collection of such assessments, the County shall retain such funds as reimbursement for the cost of advancing such funds and no credits shall be issued.
5.
Any mitigation payments or infrastructure improvements that were made by the owner or predecessor-in-interest for CC-Entitled Properties prior to adoption of this Ordinance and the Related Connected City Enabling Documents, whether pursuant to a previous DO, DA, MPUD, or other mitigation requirement, shall be creditable to the owner of the CC-Entitled Properties against its applicable mobility fees, impact fees, or development fees, notwithstanding that such prior construction or payment for the mitigation item pre-dated this Ordinance; provided, however, that such item is included as a creditable item in the Connected City Financial Plan cost budget which provided the basis for the District's development fees, and provided that the specific terms of such credits are set forth in a separate development agreement or development approval approved by the BCC.
6.
Nothing in this Section 603.8.K, or elsewhere in this section, shall preclude the imposition and collection of standard impact fees or mobility fees for new development or building construction upon Non-CC-Entitled Properties within the District; however, the Development Fee surcharges set forth in the CC-FP shall apply only to CC-Entitled Properties. Except for the transit portion of the mobility fee, the base school impact fees, and impact or mobility fee administration fees, all mobility fees and surcharges related to school land or facilities or transportation/mobility impacts, and generated from new development or building construction on any lands within the District boundary (i.e., for both CC-Entitled Properties and Non-CC-Entitled Properties) shall be utilized by the County and School Board only:
a.
Within the District; or
b.
For any designated District external mitigation project pursuant to the Financial Plan to mitigate impacts upon, or use of, District infrastructure and public facilities, as applicable.
The foregoing requirements shall apply notwithstanding any contrary provisions in this Code, Section 1301 or 1302; however, by way of clarification, the voluntary school surcharge fees imposed upon the CC-Entitled Properties shall be earmarked and used only for school facilities within or serving the District, whereas the base school impact fees shall not be restricted to the District and may be utilized pursuant to normal School Board policy. The foregoing requirements shall not apply to impact or mobility fee credits or refunds awarded to Non-CC-Entitled Properties prior to the effective date of this Code.
To the extent the owner or master developer for any CC-Entitled Property within the District has unused fee credits of any type for any impact, mobility, or other development fees, the owner of such credits may sell or assign such credits to any other CC-Entitled or Non-CC-Entitled Property in the District. To transfer the foregoing credits to another individual/entity for use within the District, the owner of the credits must submit to the County Administrator or designee a letter, signed and notarized by the owner of the credits, which specifies the name of the person/entity receiving the transfer of credits and the amount of the credit being transferred.
L.
Tax Increment. The County presently has elected not to earmark or otherwise require a separate calculation of the Tax Increment Revenue that is generated from all of the real property in the District, nor has it committed any portion of such future Tax Increment Revenue to the District improvements or District external improvements; however, the BCC reserves its inherent power to do so in the future, in its sole discretion. Notwithstanding the foregoing, in such event the County shall not be required to amend the Code of Ordinances if such amendment would violate any rate, loan or other bond covenants related to any Multi-Modal Transportation Fund Revenues which are pledged to repayment of any County obligation which pre-dates the adoption of this Ordinance.
M.
Impact Fees, Mobility Fees, Development Fees, Surcharges, and Traffic Monitoring Requirements.
1.
Segregated Accounts. No later than January 1, 2018, all impact fees (other than the county-wide base school impact fees), mobility fees, development fees, and surcharge amounts collected by the County on all properties within the District for transportation/mobility, schools, parks and recreation, smart gigabit community infrastructure, and innovation enterprise shall be maintained in a separate fund, account, or subaccount for the benefit of the District; provided, however, that the development fee surcharges required herein shall be collected only on the CC-Entitled Properties within the District, and provided further that (i) the innovation enterprise fund may be administered by an independent agency or non-profit organization, in the BCC's discretion, and (ii) the school capital facilities surcharge fees may be administered by a separate entity by mutual agreement of the BCC and the School Board, if legally required. With the exception of the transit and Strategic Intermodal System (SIS) component of the mobility fee, any impact or mobility fee administration fees, parks and recreation fees, and the county-wide base school impact fees, such funds, once collected, may only be expended in accordance with the requirements of law and the respective impact fee and/or mobility fee ordinances and in accordance with the approved Connected City Financial Plan. The BCC has determined that the Villages of Pasadena Hills (VOPH) Super Park will provide significant benefits to the District and is necessary to accommodate the anticipated parks and recreation needs of future residents that will reside in the District. Accordingly, all parks and recreation impact fees collected within the District shall be earmarked and expended only for the land acquisition costs and facility development costs associated with the VOPH Super Park until such time that the BCC has determined that the land acquisition costs and facility development costs associated with VOPH Super Park has been fully funded. The foregoing requirements shall apply notwithstanding any contrary provisions in this Code, Section 1301 or 1302. The foregoing requirements shall not apply to impact or mobility fee credits or refunds awarded to Non-CC-Entitled Properties prior to the effective date of this section. The Connected City Financial Plan includes an External Transportation Improvement Fee (as defined therein and which includes the SIS component of the mobility fee) which represents approximately 20 percent of the total Primary Roadways and Intermediate Roadways within the District (as set forth in the Financial Plan), as mitigation for external transportation impacts from future development within the District. To ensure that funds are available for the external transportation improvements identified in the Financial Plan, CC-Entitled Properties in the District shall not be entitled to use any of their transportation development fee credits to pay the External Transportation Improvement Fee portion of the District's transportation development fees, which External Transportation Improvement Fee portion shall be paid in cash (unless a specific credit against the External Transportation Improvement Fee has been established for external transportation improvements, or cash contributions in lieu of external transportation improvements).
2.
Mobility Fee Surcharges. In accordance with the findings set forth in the Connected City Financial Plan, there are hereby established upon all CC-Entitled Properties the mobility fee surcharges set forth in Exhibit 603-C, attached hereto, which shall be calculated by multiplying the County's generally applicable mobility fees times the applicable percentage identified in Exhibit 603-C (surcharges). If the County's generally applicable mobility fees change, the surcharges shall be automatically adjusted and recalculated (using the identified percentage) at the time Building Permits are issued for a specific use. Because surcharges have not been calculated or adopted for the County's previously adopted transportation impact fees, CC-Entitled Properties cannot utilize the opt-out procedure in the County's mobility fee regulations. The County shall have no obligation to subsidize or buy-down the mobility fee surcharges, except to the extent that the County is already subsidizing the base mobility fees.
3.
School Capital Facilities Surcharge. The school capital facilities surcharge upon CC-Entitled Properties set forth in Exhibit 603-D (surcharges) shall be a fixed surcharge amount per residential dwelling unit added to the County's generally applicable school impact fees (i.e., not a percentage surcharge to fluctuate with changes in base school impact fees). Such surcharge shall be segregated in a sub-account when remitted by the County to the School District, and shall be governed by the following provisions:
a.
The surcharge fees may be utilized by the School District for land, facilities, or equipment within the District, in its discretion;
b.
Emphasis shall be placed upon the early provision of educational technology facilities in schools which serve the District, and which will promote the intent of the District's pilot program;
c.
The District and the School District shall act in good faith and utilize best efforts to enter into an interlocal agreement no later than the issuance of the certificate of occupancy for the two hundredth (200th) residential dwelling unit within the CC-Entitled Properties, setting forth a plan for implementation of the technology-related educational facilities, which may include a public-private partnership with one or more CC-MPUD developers within the District;
d.
Any portion of the surcharge that is applied by the School District to land acquisition shall be credited to the school land impact fee; however, any portion of the surcharge used for non-land facilities shall not be subject to any school impact fee credits;
e.
The continuation of the surcharge by the District after the 200th residential dwelling unit shall be subject to the approval of such interlocal agreement and the good faith use of the surcharge to assist in providing such technology and other capital facilities in the schools serving the District; and
f.
If required by applicable law, the school surcharge fees may be remitted to and administered by a separate entity, upon mutual agreement of the BCC and the School Board.
4.
Smart Gigabit Community Infrastructure Development Fee. The Connected City Financial Plan establishes a "Smart Gigabit Community Infrastructure Development Fee" for all CC-Entitled Properties within the District, to help fund technology improvements within the District and to encourage developers and builders within the District to implement smart gigabit technology applications. The BCC hereby adopts and implements the Smart Gigabit Community Infrastructure Development Fee for CC-Entitled Properties as set forth in Exhibit 603-E, including the credit options provided for in the Connected City Financial Plan for a CC-Entitled Property developer or builder to provide in-kind technology contributions, in lieu of payment of said fee(s), as such credit options may be refined and amended by the Administrator or his/her designee from time to time. The administration of the Smart Gigabit Community Infrastructure Development Fee and related program is hereby delegated to the Administrator and his/her designee. All disputes relating to the Administrator's decision(s) regarding administration of such fees, credit options, or award of credits against the Smart Gigabit Community Infrastructure Development Fee shall be referred to the PC for a final determination. All Smart Gigabit Community Infrastructure Development Fees collected by the County shall be utilized exclusively for such technology improvements within the District, in the discretion of the Administrator or his/her designee.
5.
Innovation Enterprise Fund Development Fee. The Connected City Financial Plan establishes an "Innovation Enterprise Fund Development Fee" for all CC-Entitled Properties within the District, to be used exclusively to provide financial assistance or incubator space (through loans, grants, or other funding programs) for start-up technology enterprises, technology research programs or other technology-oriented private ventures, and/or public or private educational, cultural or other programs deemed important to the innovation and technology goals and policies for the District. The BCC hereby adopts and implements the Innovation Enterprise Fund Development Fee for Entitled Properties as set forth in Exhibit 603-F. A CC-Entitled Property developer or builder may provide in-kind contributions or other pre-payment(s) in exchange for credits against said Development Fee, as may be approved by the Administrator or his/her designee, or a delegated Oversight Entity (defined below) for such Innovation Enterprise Fund. All disputes regarding the Administrator's or Oversight Entity's decisions relating to credits against the Innovation Enterprise Development Fund shall be referred to the PC for a final determination. All Innovation Enterprise Fund Development Fees collected by the County shall be utilized exclusively for such innovation and technology programs within the District, as determined by the Administrator or his/her designee, or an Oversight Entity (defined below). With the prior approval of the BCC, the oversight of the Innovation Enterprise Fund may be delegated by the Administrator to another governmental or quasi-governmental board or agency, or to an appropriate non-profit innovation or technology organization ("Oversight Entity") for the selection of recipients and awards of such financial assistance. Unless the Oversight Entity or the Administrator requests an earlier distribution, the County shall transfer on a yearly basis, all Innovation Enterprise Fund Development Fees received by the County to the designated Oversight Entity once the Administrator delegates authority to an Oversight Entity, and subject to the prior approval by the BCC for such delegation, as set forth above.
6.
Consent to Development Fees, Surcharges, and Special Assessments. Prior to the first record plat approval for any CC-Entitled Property, or construction plan approval where no plat is required, the CC-Entitled Property owner shall record a Consent to Development Fees, Surcharges, and Special Assessments in a form acceptable to the Pasco County Attorney's Office. In addition to the requirements of Section 603.8.K.3, the Consent to Development Fees, Surcharges, and Special Assessments shall:
a.
Consent to the development fees and mobility fee and impact fee surcharges required by this section;
b.
Acknowledge the basis for the development fees and surcharges in the Financial Plan and this section;
c.
Waive any right to challenge the development fees and surcharges based on any potential noncompliance with Florida law including, but not limited to, the dual rational nexus test for impact or mobility fees or equal protection; and
d.
Consent to the imposition of special assessments on the property in the event that the development fees, surcharges and other revenue sources identified in the Financial Plan are insufficient or unavailable to fund the costs of infrastructure identified in the Financial Plan.
7.
Fee Credits For CC-Entitled Properties. If a CC-Entitled Property (i) is required to pay the development fees and surcharges set forth in this section, or County-approved land donations/acquisition, design, permitting, or construction in lieu of such development fees and surcharges, and (ii) has executed and recorded the Consent to Development Fees, Surcharges, and Special Assessments required by this section and Section 603.8.M, the CC-Entitled Property shall be entitled to the transportation analysis exemption and to the specific fee credits as set forth in the Financial Plan and this Code, as amended. In addition, any CC-Entitled Property which prior to adoption of this Ordinance paid any cash or in-kind mitigation to the County pursuant to a previous DO, DA, or MPUD approval, shall be provided fee credits for such prior mitigation payments and/or in-kind mitigation contributions against the applicable mobility/impact fees and surcharges payable by such CC-Entitled Properties hereunder or pursuant to the Financial Plan, to the extent such prior payment or in-kind mitigation was for a creditable budget item included in the Connected City Financial Plan or otherwise mitigated potential impacts to be caused by future development within the District, and to the extent that the specific terms of such credits are set forth in a separate development approval or development agreement approved by the BCC. In addition, such CC-Entitled Properties are entitled to an exemption from the County's generally applicable transportation analysis requirements pursuant to Section 901.12 of this Code. Such CC-Entitled Properties shall also receive a credit against the County's generally applicable school concurrency requirements for any school impact fee payments, surcharges, or school land donations required by this Code or the applicable development approval for the CC-Entitled Property. The foregoing exemptions and credits do not apply to the County's applicable access management, substandard road, transportation corridor, or transit infrastructure requirements, or to any concurrency public facility not specifically exempted or credited by this Code or included within the Financial Plan.
The process for establishment of mobility fee, impact fee, or development fee (mobility fee or impact fee plus surcharge) credits for CC-Entitled Properties within the District shall be governed by standard County policies and procedures for verification and establishment of fee credit amounts; provided, however, that the County Administrator or his/her designee may adopt specific bid, contract process, and documentation requirements applicable to District and/or CC-MPUD developer pipeline projects, by written policy memoranda.
8.
Connected City Traffic Monitoring Requirement. In exchange for the foregoing transportation analysis exemptions and special fee credit provisions provided for the CC-Entitled Properties in the Connected City Financial Plan, the District shall perform the following transportation monitoring program required by the Connected City Comprehensive Plan and Land Development Code:
a.
The monitoring program shall include all Primary Roadways and Intermediate Roadways identified in the Connected City Financial Plan, as well as the following roadways adjacent to the Connected City Special Planning Area: (i) Clinton Avenue from Mirada Boulevard to Curley Road; and (ii) Curley Road from S.R. 52 to Overpass Road.
b.
The monitoring program shall be instituted not later than 18 months following construction plan approval for vertical construction of 50 percent of the aggregate entitlements assumed in the Connected City transportation analysis within any Connected City Special Planning Area Zone, as identified in the Connected City Comprehensive Plan Amendment.
c.
Once commenced, the monitoring program shall continue on a biennial basis, through buildout of the Connected City SPA. The monitoring report shall be submitted by the District to the County's Planning and Development Department (or its successor department), not later than every two years, and each monitoring event shall be conducted within a 120-day period from the due date of the report, to ensure that traffic counts are current, and shall be performed when Pasco County schools are in session.
d.
The traffic monitoring report shall include weekday, a.m. and p.m. peak-hour directional counts from 7:00 a.m. to 9:00 a.m., and from 4:00 p.m. to 6:00 p.m., with sub-totals at 15 minute increments.
e.
The traffic counts shall be compared to the generalized capacities for the subject roadway to determine the then-current volume-to-capacity (V/C) ratio.
f.
The County also shall establish a procedure to track preliminary site plan approvals for Non-CC Entitled Properties within the District boundary, and shall provide such data for input by the District into the traffic monitoring report for potential future roadway impacts.
g.
In the event the traffic monitoring report indicates the V/C ratio for a roadway segment exceeds 1.1 (based upon subsection e, above), the report also shall provide a more detailed monitoring analysis that takes into account the relevant non-counted trips expected from any development(s) having an approved preliminary site plan, in order to confirm that the V/C ratio is not anticipated to exceed 1.2 prior to the next biennial monitoring report period. If the monitoring report indicates that the V/C ratio is expected to exceed 1.2 prior to the next biennial reporting period, then the report also shall provide specific recommendations for the District to reduce the V/C ratio below 1.2, including but not limited to more detailed analysis, addition of lanes, addition of signalization, construction of parallel roadways, etc.
h.
Each construction plan submitted for development approval within CC-Entitled Properties shall include a cumulative report of the aggregate density/intensity approved for development within said project, including all prior construction plan approvals, as compared to the CC-MPUD entitlements for said project. The County shall establish the same cumulative reporting procedure for Non-CC Entitled Properties within the District boundary.
If the results of the foregoing monitoring program demonstrate a V/C ratio worse than (above) 1.2 at any intersection or roadway impacted by the CC-Entitled Properties, the County may either (a) withhold further development approvals within the CC-Entitled Properties until such deficiency is corrected, or legally committed to be corrected, and/or (b) initiate adjustments to the mobility fee surcharges or External Transportation Improvement Fee (as applicable) to provide additional funding for the impacted intersection or roadway. In addition, in connection with the review of a specific Connected City MPUD, the applicant shall analyze which portions of the Financial Plan transportation infrastructure are required to support the requested entitlements in the specific Connected City MPUD under review. If the Connected City MPUD will be constructed in phases, the applicant shall also analyze which portions of the Financial Plan transportation infrastructure are required to support the entitlements in each phase.
9.
Non-CC-Entitled Properties. Any property within the District which is not a CC-Entitled Property shall continue to pay impact fees or mobility fees, as applicable, in accordance with this Code, as amended, and shall not enjoy any of the rights or benefits available to CC-Entitled Properties under this Ordinance or the Related Connected City Enabling Documents. The conversion of any Non-CC-Entitled Property in the District, from a Non-CC-Entitled Property to a CC-Entitled Property, shall not require an amendment to this Code and may be accomplished through:
a.
A written request by the property owner to become a CC-Entitled Property, including acceptance by such owner of all obligations under the Related Connected City Enabling Documents; or
b.
The property owner's written acceptance of a transportation analysis exemption for the property based on the Connected City Financial Plan and this Code, as amended; or
c.
The BCC's approval, at the property owner's request, of a new CC-MPUD zoning for the property or an existing MPUD zoning amendment that extends the duration of the existing MPUD based on the Connected City transportation analysis or Financial Plan. Any such designation by the County as an CC-Entitled Property may be subject to existing DA(s) for such property.
The BCC reserves its inherent authority to condition any new zoning, amended zoning, or other development approval for any Non-CC-Entitled Property, upon such mitigation requirements as may apply based upon applicable Comprehensive Plan or Land Development Code provisions, as applicable to such development request.
10.
Application of Surcharges to CC-Entitled Properties. Except as specifically set forth in this Code, or in a specific development approval or DA for a CC-Entitled Property, the calculation, collection, administration, and expenditure of the surcharges required by this Code shall be governed by this Code, Section 1302.
N.
Issuance of Certificates of Indebtedness Based on Assessments for Assessable Improvements and Assessment Bonds.
1.
The Board of Supervisors may, after any special assessments or benefit special assessment for assessable improvements are made, determined, and confirmed as provided in this Code, issue Certificates of Indebtedness or Bonds (herein the Certificates) for the amount so assessed against the CC-Entitled Property, as the case may be, and separate Certificates shall be issued against each part or parcel of land or property assessed, which Certificates shall state the general nature of the improvement for which the assessment is made. The Certificates shall be payable in annual installments in accordance with the installments of the special assessment for which they are issued. The Board of Supervisors may determine the interest to be borne by such Certificates, not to exceed the maximum rate allowed by general law, and may sell such Certificates at either private or public sale and determine the form, manner of execution, and other details of such Certificates. The Certificates shall recite that they are payable from the special assessment levied and collected from the part of parcel of land or property against which they are issued. The proceeds of such Certificates may be pledged for the payment of principal of, and interest on, any revenue bonds or General Obligation Bonds issued to finance in whole or in part such assessable improvement or, if not so pledged, may be used to pay the cost or part of the cost of such assessable improvements.
2.
The District may assign, for the benefit of the holders of such assessment bonds or other obligations or to a trustee of such bondholders, the assessment liens provided for in this Code. The proceeds of such assessment liens shall be used only for the payment of the assessment bonds or other obligations issued as provided in this section. The District is authorized to covenant with the holders of such assessment bonds, revenue bonds, or other obligations that it will diligently and faithfully enforce and collect all the special assessments, interest, and penalties thereon; foreclose such assessment liens after they have become delinquent; and deposit the proceeds derived from such foreclosure, including interest and penalties, in a special fund and make any other covenants deemed necessary or advisable in order to properly secure the holders of such assessments bonds or other obligations.
3.
The assessment bonds, revenue bonds, or other obligations issued pursuant to this section shall have such dates of issue and maturity as shall be deemed advisable by the Board of Supervisors; however, the maturities of such assessment bonds or other obligations shall not be more than two years after the due date of the last installment which will be payable on any of the special assessments.
4.
Such assessment bonds, revenue bonds, or other obligations issued under this section shall bear such interest as the Board of Supervisors may determine, not to exceed the maximum rate allowed by general law; shall be executed; shall have such provision for redemption prior to maturity; shall be sold in the manner; and shall be subject to all of the applicable provisions contained in this Code for revenue bonds, except as the same may be inconsistent with the provisions of this section.
5.
All assessment bonds, revenue bonds, or other obligations issued under the provisions of this section shall be, shall constitute, and shall have all the qualities and incidents of negotiable instruments under the law merchant and the law of the State.
O.
Tax Liens. All taxes of the District provided for in this section, together with all penalties for default in the payment of the same and all costs in collecting the same, including reasonable attorney's fees and costs, from January 1 for each year the CC-Entitled Property is liable to assessment and until paid, shall constitute a lien of equal dignity with the liens for State and County taxes and other taxes of equal dignity with State and County taxes, upon all the lands against which such taxes shall be levied. A sale of any of the CC-Entitled Property within the District for State and County or other taxes shall not operate to relieve or release the CC-Entitled Property so sold from the lien for subsequent District taxes or installments of District taxes, which lien may be enforced against such property as though no such sale thereof had been made. In addition to, and not in limitation of, the preceding sentence, for purposes of Section 197.552, Florida Statutes, the lien of all special assessment levied by the District shall constitute a lien of record held by a County governmental unit or special district. The provision of Chapter 197, Florida Statutes, shall be applicable to District taxes with the same force and effect as if such provisions were expressly set forth in this Code.
P.
Payment of Taxes and Redemption of Tax Liens by the District and Sharing in Proceeds of Tax Sales.
1.
The District shall have the power and right to:
a.
Pay any delinquent State, County, district, municipal, or other tax or assessment upon lands located wholly or partially within the boundaries of the District; and
b.
Redeem or purchase any tax sales certificates issued or sold on account of any State, County, district, municipal, or other taxes or assessments upon lands located wholly or partially within the boundaries of the District.
2.
Delinquent taxes paid, or tax sales certificates redeemed or purchased by the District, together with all penalties for the default in payment of the same and all costs in collecting the same, including reasonable attorney's fees and costs, shall constitute a lien in favor of the District of equal dignity with the liens of State and County taxes and other taxes of equal dignity with State and County taxes upon all the real property against which the taxes were levied. The lien of the District may be foreclosed in the manner provided in this Code.
3.
In any sale of land pursuant to Section 197.542, Florida Statutes, the District may certify to the Clerk of the Circuit Court the amount of taxes due to the District upon the lands sought to be sold and the District shall share in the disbursement of the sales proceeds in accordance with the provisions of this Code and under the laws of the State.
Q.
Foreclosure of Liens. Any lien in favor of the District arising under this Code may be foreclosed by the District by foreclosure proceedings in the name of the District in a court of competent jurisdiction as provided by general law. Other legal remedies shall all remain available to the District.
R.
Competitive Procurement, Bids, Negotiations, and Related Provisions Required.
1.
Notwithstanding any other provision in this Code or the Code of Ordinances, the District shall have the flexibility to enter into contracts for any goods, supplies, materials, or construction services or work subject only to applicable limits under state law governing any competitive bidding requirements for the specified contract item. The District may require the bidders to furnish bonds with a responsible surety to be approved by the County Administrator or his/her designee. Nothing in this section shall prevent the District from undertaking and performing the construction, operation, and maintenance of any project or facility authorized by this Code by the employment of labor, material, and machinery.
2.
Notwithstanding any other provision in this Code or the Code of Ordinances, the District shall have the flexibility to enter into contracts for engineering, architecture, landscape architecture, or registered surveying and mapping services subject only to any applicable provisions of state law.
3.
Notwithstanding any other provision in this Code or the Code of Ordinances, the District shall have the flexibility to enter into contracts for maintenance services for any District facility or project subject only to any applicable provisions of state law.
S.
Fees, Rentals, and Charges; Procedure for Adoption and Modifications; and Minimum Revenue Requirements.
1.
The District is authorized to prescribe, fix, establish, and collect rates, fees, rentals, or other charges, hereinafter sometimes referred to as revenues, and to revise the same from time to time for the systems, facilities, and services furnished by the District within the limits of the district including, but not limited to, recreational facilities, water management and control facilities, transit facilities, transportation facilities, alternative transportation facilities, public safety facilities, library facilities and services, and water and sewer systems; to recover the costs of making connection with any District service, facility, or system; and to provide for reasonable penalties against any user or property for any such rates, fees, rentals, or other charges that are delinquent.
2.
No such rates, fees, rentals, or other charges for any of the facilities or services of the District shall be fixed until after a public hearing at which all the users of the proposed facility or services, or owners, tenants, or occupants served or to be served thereby, and all other interested persons shall have an opportunity to be heard concerning the proposed rates, fees, rentals, or other charges. Rates, fees, rentals, and other charges shall be adopted under the administrative authority of the District, but shall not apply to District leases. Notice of such public hearing setting forth the proposed schedule or schedules of rates, fees, rentals, and other charges shall have been published in a newspaper of general circulation in the County at least once and at least ten days prior to such public hearing. After such hearing, such schedule or schedules, either as initially proposed or as modified or amended, may be finally adopted. A copy of the schedule or schedules of such rates, fees, rentals, or charges as finally adopted shall be kept on file in an office designated by the Board of Supervisors and shall be open at all reasonable times to public inspection. The rates, fees, rentals, or charges so fixed for any class of users or property served shall be extended to cover any additional users or properties thereafter served which shall fall in the same class, without the necessity of any notice or hearing.
3.
Such rates, fees, rentals, and charges shall be just and equitable and uniform for users of the same class and, when appropriate, may be based or computed either upon the amount of service furnished, upon the average number of persons residing or working in or otherwise occupying the premises served, or upon any other factor affecting the use of the facilities furnished, or upon any combination of the foregoing factors, as may be determined by the Board of Supervisors on an equitable basis.
4.
The rates, fees, rentals, or other charges prescribed shall be such as will produce revenues, together with any other assessments, taxes, revenues, or funds available or pledged for such purpose, at least sufficient to provide for the items hereinafter listed, but not necessarily in the order stated:
a.
To provide for all expenses of operation and maintenance of such facility or service.
b.
To pay when due all bonds and interest thereon for the payment of which such revenues are, or shall have been, pledged or encumbered, including reserves for such purpose.
c.
To provide for any other funds which may be required under the resolution or resolutions authorizing the issuance of bonds pursuant to this Code.
5.
The Board of Supervisors shall have the power to enter into contracts for the use of the projects of the District and with respect to the services, systems, and facilities furnished or to be furnished by the District.
T.
Connected City Development Review Fee. In recognition of the additional governmental review and oversight required for the proper administration of the District, the limited amount of development entitlements available within the District, and the need for future long-term planning and administration of such entitlements, a Connected City Development Review Fee is hereby established for CC-Entitled Properties in an amount of $200.00 per residential unit or $50.00 per 1,000 square feet of building area for non-residential uses. The foregoing amounts may be modified by resolution of the BCC, but shall not exceed the actual cost of administering, implementing, and planning for the District. For CC-Entitled Properties this fee shall be in addition to all other applicable County review fees, including impact fee or mobility fee administration fees and rezoning and site plan review fees, and payable at the time of application for Preliminary Development Plan (PDP) approval, based upon the approved entitlements requested in the application, and shall be deposited in a separate account for the use and benefit of the District for the purpose of providing supplemental revenues in the planning and administration of the District (including, without limitation, traffic monitoring expenses, past and present long term planning efforts to establish the Special Planning Area).
U.
Planning Fee Credits for Connected City Property Ownership Group. CR Pasco Development Co., LLC, Epperson Ranch, LLC, and Meadow Ridge Owner, LLC, which are the members of the Connected City Property Ownership Group (the "CC POG") that has funded the long term planning of the original Connected City Special Planning Area, the Connected City Financial Plan, and the Related Connected City Enabling Documents, shall receive a credit against certain future application and/or development review fees, as set forth and limited herein (the "Planning Fee Credits"). The following provisions shall apply to documentation, establishment and use of such Planning Fee Credits:
1.
The Planning Fee Credits shall be provided for the documented, eligible costs (to include planning, engineering, transportation and legal) actually incurred by the CC POG in connection with the long-term planning and documentation for the creation and adoption of the CC Comprehensive Plan Amendment/Overlay, the CC Stewardship District, the CC Financial Plan, the CC Master Roadway Plan, the CC Conceptual Utility Plan, the CC Land Development Code amendments, and the generic CC-MPUD zoning category; provided, however, that no credits shall be provided for any costs incurred for the specific CC-MPUD zoning process related to application of the CC-MPUD category to the individual properties owned by the CC POG members, nor any Development Agreement(s) related to such individual CC-MPUD's.
2.
Once verified and established by the County, the Planning Fee Credits may be used by the CC POG (and their assigns) against the following application and/or review fees customarily required by the County incident to any CC development review fee, any Comprehensive Plan application or amendment, any zoning application or amendment, any transportation analysis review, any site plan application, amendment, or review, any preliminary development plan application, amendment or review, or any site development construction plan application, amendment or review, or any other application, amendment or review fee related to the "horizontal" entitlement or site development review process; provided, however, that the Planning Fee Credits shall not be used for any "vertical" building permit application or review fees, nor any mobility fees, impact fees, or mobility fee system administrative fees.
3.
The process for verification and establishment of the Planning Fee Credits shall be consistent with the County's standard policies for establishment of mobility or impact fee credits, as of the effective date of this Ordinance, or otherwise as required by the Administrator or his/her designee.
4.
Unless otherwise approved by the County Administrator or designee, the CC POG members shall not utilize more than $150,000.00 in Planning Fee Credits, collectively, in any calendar year.
5.
The CC POG members may assign all or any portion of their respective credits to any other landowner or developer within the District, by written assignment delivered to the County.
6.
The County shall review and establish the Planning Fee Credits within 90 days after submittal by the CC POG members of the required documentation for review and approval thereof.
V.
Recovery of Delinquent Charges. In the event that any rates, fees, rentals, charges, or delinquent penalties shall not be paid as and when due and shall be in default for six days or more, the unpaid balance thereof and all interest accrued thereon, together with reasonable attorney's fees and costs, may be recovered by the District in a civil action.
W.
Enforcement and Penalties. The Board of Supervisors or any aggrieved person within the District may have recourse to such remedies in law and at equity as may be necessary to ensure compliance with the provisions of this section, including injunctive relief to enjoin or restrain any person violating the provisions of this Code or any bylaws, resolutions, regulations, rules, codes, or orders adopted under this Code. In case any building or structure is erected, constructed, reconstructed, altered, repaired, converted, or maintained or any building, structure, land, or water is used in violation of this Code or of any code, order, resolution, or other regulation made under authority conferred by this Code or under law, the Board of Supervisors may institute any appropriate action or proceeding to prevent such unlawful erection, construction, reconstruction, alteration, repair, conversion, maintenance, or use to restrain, correct, or avoid such violation; to prevent the occupancy of such building, structure, land, or water; and to prevent any illegal act, conduct, business, or use in or about such premises, land or water.
X.
Termination of the District. The District shall remain in existence for a minimum of 15 years; thereafter the District may be terminated and dissolved pursuant to amendment to this Code by the BCC, after retirement of any bonds, or other obligations of the District.
Y.
Inclusion of Territory. The inclusion of any or all territory of the District within a municipality does not change, alter, or affect the boundary, territory, existence, or jurisdiction of the District.
Z.
Notice of Creation and Establishment. Within 30 days after the effective date of this Code creating this District, the County shall cause to be recorded in the grantor-grantee index of the official records a Notice of Creation and Establishment of Connected City Stewardship District. The notice shall, at a minimum, include the legal identification of the property pursuant to Section 603.5 of this Code.
AA.
District Property Public and Fees. Any system, facility, service, works, project, or other infrastructure owned by the District, or funded by Federal tax exempt bonding issued by the District, is public; and the District, by rule, may regulate and may impose reasonable charges or fees for the use thereof, but not to the extent that such regulation or imposition of such charges or fees constitutes denial of reasonable access.
603.9. - Detailing of Connected City Master Roadway Plan
A.
Status of Plan. Recognizing that the Connected City Special Planning Area has been crafted to provide the roadway network necessary to meet the mobility needs of the District, while maintaining community character, the Connected City Master Roadway Plan has been detailed in the aerials attached hereto as Exhibit 603-G. and shall have the same regulatory effect as the County's Highway Vision Map (see Section 901.1). The Connected City Master Roadway Plan shows the conceptual locations of the anticipated roadways throughout the District and shall supersede the County's Highway Vision Map and the County's arterial and major collector spacing standards for the District.
B.
Modification of Connected City Master Roadway Plan. For parcels greater than 20 acres, refinements to the Connected City Master Roadway Plan may be made with the approval of the County Engineer to permit relocation within the interior of the project, while maintaining the entry and exit locations detailed on the Connected City Master Roadway Plan.
On all parcels less than 20 acres and in all cases where the entry and exit locations are proposed to change, the request to deviate from the Connected City Master Roadway Plan shall be made pursuant to the procedures in this Code, Sections 901.1.I and 407.5, except that the recommending board to the BCC shall be the PC. The PC shall first review and make a recommendation as to any requested deviation from the foregoing requirements, which deviation approval shall be reserved to the BCC, in its discretion.
604.1. - Intent and Purpose
The intent and purpose of the Northeast Pasco Rural Protection Overlay District is to implement the provisions of the Pasco County Comprehensive Plan (Goal FLU: 2 "PROTECTION OF RURAL AREAS" with specific focus on Policy FLU: 2.1.1 "RECOGNITION OF THE NORTHEAST PASCO RURAL AREA"). The provisions of this section are intended to assist in preserving and protecting Northeast Pasco County's existing rural and agricultural character for existing residents while providing for the area's orderly and appropriate growth to allow future residents the opportunity to enjoy its rural lifestyle. The boundary of the Northeast Pasco Rural Protection Overlay district is illustrated in Figure 604-1, "Northeast Pasco Rural Protection Overlay District Boundary."
This District's intent is to protect the character of the rural landscape, preserve scenic views and vistas, and ensure that on-site development is compatible with the character of the surrounding area.
The 2006 Northeast Pasco County Special Area Plan adopted as a Technical Support Document of the Comprehensive Plan contains a "photo safari" exercise of the Northeast Pasco Rural Area to help characterize this area.
Objective FLU 2.1 (Policy FLUs 2.1.1—2.1.18) establishes the intent and provides guidance concerning the creation of the Northeast Pasco Rural Area and the Comprehensive Plan Policies.
In addition to other sections of the LDC, Section 604 and the sections cited in the following table implement the following provisions of the Pasco County Comprehensive Plan:
Table 604-1
LDC Sections Implementing NE Rural Comprehensive Plan Policies
Nothing set forth in this Section 604 shall prohibit a request for Alternative Standards in accordance with Section 407.5.
(Ord. No. 20-06, § 4, 3-10-20; Ord. No. 23-40, § 4(Exh. A), 10-10-23; Ord. No. 24-53, § 4(Exh. A), 12-10-24)
604.2. - Applicability
A.
Section 604.4 "Scenic Roadway Corridor Preservation and Enhancement" and Section 604.5 "Rural Residential Development" shall apply to all development or redevelopment, for three or more residential units.
B.
Should a CS-MPUD be located adjacent to a designated Scenic Roadway Corridor, such development shall consider the Scenic Roadway Corridor Preservation and Enhancement Planning and Design Standards, as per Section 604.4.
C.
Minor Rural Subdivisions (MRS) and Limited Family Lot Divisions (LFLD) may be used to subdivide property within the Northeast Rural Area. Minor Rural Subdivisions (MRS) are subject to this Code, Section 604, and are not precluded from their current standards as outlined in the LDC, Section 700.2.A. Limited Family Lot Divisions (LFLD) are exempt from this Code, Section 604.
(Ord. No. 20-06, § 4, 3-10-20; Ord. No. 23-40, § 4(Exh. A), 10-10-23; Ord. No. 24-53, § 4(Exh. A), 12-10-24)
604.3. - Exemptions
Prior Development Approvals: Projects that have received content approval or received MPUD, preliminary site plan/preliminary development plan, construction plan or building permit approval before the effective date of this Section are exempt from this section, subject to the provisions of Sections 402.2.M and 403.3.F.
604.4. - Scenic Roadway Corridor Preservation and Enhancement
A.
Intent. The intent of planning and design standards within this section is to preserve and/or enhance scenic views from designated roadway corridors that traverse Rural Northeast Pasco County.
B.
Designation of Rural Scenic Roadway Corridors. Pursuant to Policy FLU 2.1.10, "Corridor Overlay District for Rural Scenic Roadways in the Northeast Pasco County Rural Area" roadways classified as either "rural scenic road" or "rural-residential road" shall be critical to sustaining and maintaining the rural character of this area.
1.
The following roadway segments are designated as "Rural Scenic Roadways" (see Figure 604-2, "Northeast Pasco Rural Scenic Roadways"): (a) "Rural Scenic Roads" S.R. 52, from Scharber Road extended east to the Dade City limits; St. Joe Road; Blanton Road; Bellamy Brothers Road; and Trilby Road to the extent that they are located in the Northeast Pasco County Rural Area; and (b) "Rural-Residential Roads" include Lake Iola Road, Happy Hill Road, Frazee Hill Road, Jessamine Road, Johnston Road, and Scharber Road.
2.
Subject to the provisions of Policy FLU 2.1.12 and TRA 2.3.5, the number of necessary travel lanes for the Rural Scenic Roadways is limited to two, unless otherwise required and consistent with Chapter 7, Transportation Element Table 7-4A, Pasco County Corridor Preservation Table.
3.
Subject to the provisions of Policy FLU 2.1.12 and TRA 2.3.5, the Rural Scenic Roadways shall be designed to the rural typical cross section as depicted in Figure 604-3, as adopted.
C.
Corridor and Building Buffer and Screening Standards. Subject to the applicability provisions of Section 604.2 above, all new development abutting a designated Scenic Roadway Corridor shall comply with the corridor and building buffer requirements as further detailed in this Section in lieu of the landscaping and buffering requirements in Section 905.2. In no case shall a development be deemed to abut a Scenic Roadway Corridor if the parcels included within the proposed development (excluding connecting roads and/or streets that provide access to a public right-of-way from the development) are more than 1,000 feet from of the Scenic Roadway Corridor.
One of the following options shall be used to meet the Corridor Buffer and Screening Requirements: 1) Corridor Buffer (Section 604.4.C.1); 2) Building Buffer (Section 604.4.C.2); or 3) Combination of Corridor and Building Buffer (Section 604.4.C.3.). The land owner/applicant shall choose the option that best complies with the intent of maintaining and preserving viewsheds to protect scenic vistas to the greatest extent possible. Option 1 may be waived altogether in the event the preservation of a view shed and associated scenic vista(s) is being proposed by the landowner/applicant and is approved by the County Administrator or designee.
1.
Corridor Buffer.
a.
Corridor Tree Preservation. Unless otherwise approved by the County pursuant to an approved landscaping plan, existing trees, (8") DBH or larger, located within the required tree buffer, shall be preserved; provided, however, (i) underbrush or understory vegetation may be cleared from buffer areas and (ii) invasive species within a project or phase area shall be removed, in accordance with LDC Section 905.2.C.2.b.(2). Routine tree maintenance and tree replacement or addition of trees may occur as appropriate.
b.
Corridor Tree Buffer. Subject to the applicability provision set forth in this Section 604, all new development abutting a designated Scenic Roadway Corridor shall establish a tree buffer area meeting or exceeding the following standards:
(1)
Tree quantity required shall be four qualifying trees (see Section 604.2.C.1.b.3. below) per 100 linear feet of Scenic Roadway Corridor frontage.
(2)
Trees shall be planted in clusters of like tree species and irregularly spaced along and within the 25-foot wide tree buffer area, with gaps allowed up to 100 feet. Shade trees shall have a minimum spacing of 20 feet. Where a scenic view-shed or vista exists, gaps larger than 100 feet in the buffer will be allowed, subject to the review and approval of the Planning and Development Department, consistent with Sections 802.3.F.8, 905.2.C.2, and 905.2.C.3, so as not to interfere with utility easements.
(3)
"Qualifying trees" shall consist of one or more of the following species and shall meet or exceed the following size and quality specifications:
(a)
Acceptable Species:
i.
Slash Pine (Pinus elliottii).
ii.
Longleaf Pine (Pinus palustris).
iii.
Shortleaf Pine (Pinus echinata).
iv.
Loblolly Pine (Pinus taeda).
v.
Dade County Pine (pinus elliottii var. densa).
vi.
Live Oak (Quercus virginiana).
vii.
Laurel Oak (Quercus laurifolia).
viii.
Florida Juniper (Juniperus solicicola).
ix.
Sabal Palm (Sabal palmetto).
x.
Other species planted pursuant to a bonafide agricultural use or such other species as may be approved by the County Administrator or designee.
xi.
Palms shall be planted in accordance with LDC Section 905.2.C.2.e.
(b)
Size at Time-of-Planting Specifications:
i.
Minimum caliper of three inches measured at six inches above the ground.
ii.
Minimum height of eight inches.
(c)
Alternative Plant Materials.
Additional trees may be used as qualifying trees, and other forms of landscaping (such as shrubs and hedges) may be used in combination with, trees subject to review and approval at the time of Preliminary Development Plan/Preliminary Site Plan approval.
(4)
Where new development or redevelopment is proposed, existing trees (equal to or greater than eight inches DBH) within the buffer shall be given full credit toward meeting the tree buffer planting requirements and comply with LDC Section 905.2. or other trees not listed, subject to review and approval by the Planning and Development Department.
2.
Building Buffer. In order to assist in the mitigation of the visual impacts of residential construction within the existing rural landscape, building buffers shall meet the following requirements through the provision of a Type 'A' or a Type 'B' buffer:
a.
Type "A" Buffers are intended to screen new development from off-site public roadways. Type 'A' buffers shall contain a minimum of four qualifying trees per 100 linear feet of buffer length. The buffer shall begin not less than 30 feet, or greater than 100 feet from the residence building to be screened and extend for a width of 20 feet in the direction of the abutting existing public roadway.
b.
Type "B" buffers are intended to provide a screened view between new development and adjacent properties or non-adjacent properties that have significant views of the developed property. Type "B" buffers shall contain a minimum of four qualifying trees per 100 linear feet of buffer length. The buffer shall begin not less than 30 feet, or greater than 100 feet from the structure(s) to be screened and extend for a width of 20 feet. Type 'B' buffers may be located either within subdivided parcels or within open space areas, provided adequate screening of new structures is accomplished.
c.
Trees within each buffer shall be planted in clusters of like tree species and irregularly spaced along and within the full width of the buffer area; however, shade trees shall have a minimum spacing of 20 feet, but no continuous gap without a tree shall be permitted in excess of 50 feet.
d.
Qualifying trees shall consist of one or more species and shall meet or exceed the size and quality specifications as described in Section 604.4.C.1.b.(3), above.
e.
Where existing trees are located within the required buffer zone, those trees equal to or greater than six inches in diameter (DBH) shall be credited toward the tree buffer requirements.
3.
Combination of Corridor Buffer and Building Buffer. The minimum requirements associated with Option 1 and Option 2 may be modified if a combination of both Corridor Buffering and Residential Screening techniques are applied and the intent of this section is met. This Option shall be reviewed and approved by the Planning and Development Department.
(Ord. No. 20-06, § 4, 3-10-20; Ord. No. 23-40, § 4(Exh. A), 10-10-23; Ord. No. 24-53, § 4(Exh. A), 12-10-24)
604.5. - Rural Residential Development
The following standards are intended to preserve and/or enhance open space, significant topography and scenic views.
A Preliminary Development Plan shall be submitted in accordance with this Code, Section 403.1, "Preliminary Development Plans-Residential (PDP-R)" for all proposed residential development and redevelopment activities for three or more residential units. The Preliminary Development Plan shall additionally illustrate compliance with the following design standards:
A.
Building Setbacks from Adjacent to Scenic Roadway Corridors. All principal structures located on parcels of ten acres or more shall be setback a minimum of 100 feet from the right-of-way of a designated Scenic Roadway Corridor. The required tree buffers may be installed within the setback.
B.
Protection of Existing Topography. In order to meet the intent of Policy FLU 2.1.5, which limits topographic alterations that would remove the unique vistas of the area's naturally occurring berms or hillsides:
1.
Grading within a slope of ten percent or greater (See Figure 604-4) within residential development shall be limited to the development pad area, including the building envelope, infrastructure (including, but not limited to, roads, ponds and utilities) and any on-site parks and amenities, and any necessary rebalancing of the site in accordance with generally acceptable engineering principles. Nothing herein is intended to prohibit or discourage (as set forth herein) development on slopes of ten percent or greater within the Northeast Pasco County Rural Area.
2.
Mining, as defined in Section 404.3 of the Code, of areas of within a slope of six percent or greater (See Figure 604-4) shall be conditioned to protect viewsheds in the Northeast Pasco County Rural Area; provided, however, that nothing herein shall prohibit the issuance of Mass Grading Permits in accordance with Section 403.7, Land Excavation Operating Permits in accordance with Section 404.2 and conditional use permits in accordance with the Code for the off-site hauling of fill in excess of 30,000 cubic yards created by a permitted bona fide residential development. The intent of these limitations is to prohibit the outright removal of the area's naturally occurring berms or hillsides that provide unique vistas of the area.
C.
Street Standards. Street design within new residential developments shall support the rural character of Northeast Pasco County by complying with the following street design specifications:
1.
All streets shall be designed in accordance with the minimum design specifications in this Code, Section 901.6. Other street types/materials maybe approved by an alternative standard in keeping with rural character and shall be maintained by a responsible entity other than Pasco County. All fire department access roads shall comply with the latest adopted edition of the Florida Fire Prevention Code.
2.
Sidewalks shall not be required within Rural Residential areas; however, the incorporation of trails and pathways connecting separated residential clusters and connecting residential clusters to open space amenities is encouraged.
D.
Rural Residential Building Character. In order to further reinforce the rural character of Northeast Pasco County new home construction in keeping rural character style and surrounding natural environment is encouraged but not required. The Northeast Pasco County Special Area Plan adopted in 2006 into the Technical Support Document of the Comprehensive Plan contains a photo safari exercise of the Northeast Pasco Rural Area to convey a sense of the subject area.
E.
Fencing and Walls. The construction of fences, gates, and walls shall meet the requirements of Section 1003 of this Code, except that:
1.
Chain-link fences are prohibited in the front yard.
2.
Opaque walls are prohibited in the front yard and along the scenic corridor, except for entry features.
3.
Walls required for slope stabilization constructed of stone or masonry materials may be located both within Scenic Roadway Corridor buffer areas and front building setbacks, as defined above.
F.
Street Lighting for Subdivisions. In order to maintain the rural character of the area, "Dark Sky" provides adequate outdoor lighting to see and feel secure while avoiding sky glow, glare, and light trespass. Cutoff luminaires shall be designed to comply with the appropriate lighting standards set forth by the Illumination Engineering Society of North America (IES) to ensure minimum sky glow, lighting trespass, and glare.
(Ord. No. 24-04, § 5(Att. A), 1-9-24)
604.6. - Agricultural Operations
In accordance with the Florida Right to Farm Act, Section 823.14, Florida Statutes, nothing set forth in this Section 604 or the Northeast Pasco Rural Protection Overlay District shall prohibit, restrict, regulate, or otherwise limit an activity of a bona fide farm operation on land classified as agricultural land pursuant to Section 193.461, Fla. Stat., where such activity is regulated through implemented best management practices or interim measures developed by the Department of Environmental Protection, the Department of Agriculture and Consumer Services, or water management districts and adopted under Chapter 120, Fla. Stat., as part of a statewide or regional program. Without limiting the foregoing, this Section 604 shall specifically not prohibit tree removal on lands classified as bona fide agricultural land for ad valorem taxation purposes pursuant to Section 193.461 Fla. Stat.
605.1. - Intent and Purpose
The intent and purpose of this Section is to establish reasonable airport protection zoning regulations to implement the requirements of federal law related to the height of structures; to implement the requirements of state law relating to airports; to implement local authority for land use restrictions around airports; to implement the Airport Zoning and Land Use Compatibility goals, objectives, and policies of the Pasco County Comprehensive Plan; to implement requirements of the Interlocal Agreement Between Pasco County, Florida and the City of Zephyrhills, Florida Regarding Airport Hazard and Incompatible Land Use Zoning Pursuant to Chapter 333, Florida Statutes ("Interlocal Agreement"); to provide for airspace protection and land use compatibility with airport operations; to facilitate proper land use planning and to prohibit the location of incompatible land uses and structures in areas surrounding existing or future airports; to protect the public health, safety and welfare in the vicinity of an airport by minimizing the exposure to hazards and noise levels generated by aircraft operations; to provide a process to issue or deny permits and enforcement thereof for airport obstructions; to provide for coordination and notification of airport protection permitting between municipalities and the county; and to provide for coordination of permit applications between the County and State.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
605.2. - Applicability
The regulations on land use set forth in this Section are applicable to all lands within the delineated Overlay Districts around the airport communities of Hidden Lake Airport, Tampa North Aero Park, Pilot Country Airport, and the Zephyrhills Municipal Airport. Land within the Zephyrhills Overlay District shown in Map 605-4 is also subject to the requirements of Zephyrhills Ordinance No. 1358-18, as applicable and consistent with said Interlocal Agreement. The height restrictions set forth herein are applicable to that portion of the Conical Surface of the Brooksville-Tampa Bay Regional Airport extending into Pasco County.
The regulations set forth in this Section are not applicable, except for Section 605.4 New or Expanded Airports, to the Zephyrhills Municipal Airport, the Private Airports, the land owned or under the control of the Private Airports and those lands located within the boundaries of the Airport communities of Hidden Lake, Pilot Country, and Tampa North Aero Park, as may be expanded in the future. The boundaries of these Private Airport communities shall be the areas within the Airport communities of Hidden Lake, Pilot Country, and Tampa North Aero Park with internal streets and/or driveways connecting to the Private Airport runways. The Airports shall comply with all FDOT Aviation Office regulations and all FAA regulations. Development within the Tampa North Aero Park shall comply with Section 605.6.A.5.
The regulations set forth in this Section are not applicable to the properties subject to the Conner Crossings Plat recorded at PB 88, PG 48; Rezoning Petition No. 7568, Ridge Road MPUD, approved by the Board of County Commissioners on December 7, 2021; or Rezoning Petition No. 7608, Longleaf Grove MPUD, approved by the Board of County Commissioners on October 25, 2022 ("Exempt Properties").
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
605.3. - Conflicting Regulations and Exemptions
In the event of conflict between any regulations in this Section and any other regulations applicable to the same property (including Zephyrhills Ordinance No. 1358-18 and the Interlocal Agreement), the more stringent limitation or regulation shall govern.
Pursuant to the potential to create wildlife hazard attractants, the airport communities of Hidden Lake Airport, Tampa North Aero Park, and Pilot Country Airport are not subject to the provisions of the following Sections of this Code: Section 802, 804, 905.2, 905.4, and 1003.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
605.4. - New or Expanded Airports
Development or expansion of any airport after the effective date of this Section, requires an amendment of this Section to create or expand overlay districts. New airports or runways shall be located in designated districts as provided in Chapter 500 Zoning.
The City of Zephyrhills has indicated that it intends to expand the Zephyrhills Municipal Airport and is actively studying and planning for such expansion, more specifically to expand Runway 1-19. The City of Zephyrhills is also in the process of adopting the Zephyrhills Industrial Corridor Master Plan which may affect permitted uses in the future.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
605.5. - Zones and Surfaces within Airport Overlay Districts
The following terms describe special zones or surfaces within, adjacent to or near an airport. These special zones or surfaces are used to protect specific airspace areas or specific ground areas within the airport vicinity. All imaginary surfaces shall be consistent with the most recent applicable definitions set forth in Federal Aviation Regulations (FAR) Part 77 (Obstructions to Navigable Airspace) and their associated airspace height restrictions consistent with 14 CFR Part 77, Subpart C (77.19) and are incorporated herein by reference.
A.
Primary Surface. A rectangular area located at each end of a runway, longitudinally centered on the runway. For hard surface runways, the Primary Surface extends 200 feet beyond each end. For runways without a hard surface, the Primary Surface ends at each runway end. The width depends on the existing or planned approach and runway type, as follows:
1.
Precision Instrument Runways: 1,000 feet.
2.
Non-Precision Instrument Runways: 500 feet.
3.
Utility Visual Runways: 250 feet.
No structure or obstruction that is not part of the landing and takeoff area and is of a greater height than the nearest point on the runway centerline will be permitted within the Primary Surface.
B.
Runway Protection Zone (RPZ). A trapezoidal area at ground level beginning 200 feet beyond the end of a runway and centered about the extended runway centerline, with the shortest side of the trapezoid closest to the runway. The Runway Protection Zone enhances the protection of people and property on the ground. The Runway Protection Zone dimension for a particular runway end is a function of the type of aircraft and approach visibility minimum associated with that runway end. Its width corresponds to that approach zone. Its length varies as follows:
1.
Precision Instrument Runways: 2,500 feet
2.
Non-precision Instrument Runways: 1,000 - 1,700 feet
3.
Utility Visual Runways: 1,000 feet
Very limited uses are permitted within the Runway Protection Zone (RPZ) due to the inherent hazards to pilots and people on the ground.
C.
Horizontal Surface. An area around each airport with an outer boundary, the perimeter of which is constructed by swinging arcs or specified radii from the center of each end of the Primary Surface of the airport's runways and connecting the adjacent arcs by lines tangent to those arcs. The radius for each arc for the Horizontal Surface is 5,000 feet for visual approach runways, and 10,000 feet for all other approach types. The Horizontal Surface extends outward from the Transitional Surface to the edge of the Conical Surface.
No structure or obstruction can extend 150 feet above the established Airport Elevation.
D.
Conical Surface. The area extending outward from the periphery of the Horizontal Surface for a distance of 4,000 feet. Height limitations on structures or obstructions begin at 150 feet above the established Airport Elevation at the inner edge, with permitted height increasing one foot vertically for every 20 feet of horizontal distance.
E.
Approach Surface. An area longitudinally centered on the extended runway centerline and extending outward and upward from the end of the runway's Primary Surface. The Approach Surface begins at the end of the Primary Surface. An Approach Surface is designated for each runway based upon the type of approach available or planned for that runway end. Permitted height limitation within the Approach Surface is the same as the runway end height at the inner edge and increases with horizontal distance outward from the inner edge as follows:
1.
Precision Instrument Runway: Permitted height increases one foot vertically for every 50 feet horizontal distance for the first 10,000 feet and then increases vertically for every 40 feet horizontal distance for an additional 40,000 feet.
2.
Non-precision instrument runways: Permitted height increases one foot vertically for every 34 feet horizontal distance for a total distance of 10,000 feet.
3.
Visual runways: Permitted height increases one foot vertically for every 20 feet horizontal distance for a total distance of 5,000 feet.
F.
Approach Surface Floor (ASF). The ground or water surface beneath the Approach Surface. Any portion of the Approach Surface Floor extending beyond the outer end of the Approach Surface will have the same width as the greatest width of the Approach Surface.
G.
Transitional Surface. The area extending outward and upward at a 7:1 slope from the sides of the Primary Surface and Approach Surface connecting them to the Horizontal Surface. Height limits within the Transitional Surface are the same as the Primary Surface or Approach Surface at the boundary line where it adjoins and increases at a rate of one foot vertically for every seven feet horizontally, extending out at right angles to the runway center line and extended center line for a distance of 5,000 feet. The Transitional Surfaces extend to where they intercept the Horizontal Surface at a height of 150 feet above the runway elevation.
H.
Airport Zone (AZ). A portion of an Overlay District that addresses land use compatibility with airport operations and structure height within the immediate airport vicinity most affected by take-off and landing patterns and airport ground activities. It covers an area extending one-half (1/2) mile from the runway. The Airport Zone includes any portion of imaginary surfaces defined by FAR Part 77 that lie within its half (1/2) mile perimeter. Serving primarily to protect the airport from the encroachment of incompatible development, the Airport Zone also serves to the protect the health, safety, and quality of life of people living, working, or visiting the area most affected by airport activities.
I.
Airport Influence Area (AIA). The area extending a distance of two (2) miles from the runway centerline and contains all those areas defined by FAR Part 77 as imaginary surfaces. It serves principally to address land uses and structures heights that may create potential threat to flight safety and operation for aircraft approaching or departing an airport.
See Maps 605-1 through 605-4 for the areas covering the Runway Protection Zone (RPZ), Approach Surface Floor (ASF), Airport Zone (AZ), and Airport Influence Area (AIA) for the Hidden Lake Airport, Tampa North Aero Park, Pilot Country Airport, and Zephyrhills Municipal Airport.
See Map 605-5 for the Brooksville-Tampa Bay Regional Airport Part 77 Surfaces.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
Editor's note— Maps 605-1 through 605-8 are found in this Code, following § 605.12.
605.6. - Regulation of Airport Hazards and Incompatible Uses.
Pursuant to Section 333.02 Florida Statutes, as amended, certain activities and uses of land in the Airport Overlay Districts are not compatible with normal airport operations and/or aviation activities, and may, if not regulated, also endanger the lives of residents and/or adversely affect their health.
A.
Airport Overlay Districts and Zones Restrictions. Airport Overlay Districts established in this Code contain several different zones: Runway Protection Zone (RPZ), Approach Surface Floor (ASF), Airport Zone (AZ), and the Airport Influence Area (AIA) which have restrictions specific to that zone. Table 605-1 Airport Overlay Districts Land Use Compatibility Chart provides for uses that are incompatible with airport operations or contribute to potential threat to flight safety; compatible with airport operations and aircraft flight safety; or require additional review as they are incompatible with and prohibited within an Airport Overlay District except when development complies with conditions or specific development standards that create compatibility.
Notwithstanding any provision of Chapter 500 Zoning, the permitted uses for any property within an Airport Overlay District shall be as provided in Table 605-1 Airport Overlay Districts Land Use Compatibility Chart.
1.
Any area of land located in more than one of the Zones and Surfaces described in Section 605.5 shall be considered only in the Zone or Surface with the more restrictive or limited use. Land within the Zephyrhills Overlay District is also subject to the requirements of Zephyrhills Ordinance No. 1358-18, as applicable and consistent with said Interlocal Agreement.
2.
Incompatible Uses or Activities. Uses or activities determined to be incompatible with airport operations, or contribute to potential threat to flight safety, are prohibited within the designated surface. An "N" appearing under a surface category in Table 605-1 means that the use or activity is incompatible and not allowed.
3.
Compatible Uses or Activities. Table 605-1 provides a more detailed description of uses and activities that are determined to be compatible with airport operations and aircraft flight safety for airports. A land use is a permitted use within a Zone if such use is allowed within the underlying zoning designation and if denoted as a compatible use with Table 605-1. A use or activity is compatible in a Zone if denoted by a "Y" in Table 605-1.
4.
Uses and Activities Requiring Additional Review. Certain uses and activities are incompatible with and prohibited within a Zone except when a development complies with conditions or specific development standards that create compatibility. Land uses identified as additional review "AR" shall be evaluated as to potential impacts on the airport regarding noise, concentration of people, height, visual restrictions, wildlife attractions, flammable substances and electrical, navigational or radio interference. Land Uses denoted with a "AR" in Table 605-1 are not allowed unless determined to be compliant with additional review criteria set forth in Section 605.7.
5.
Uses identified in the column labeled AIA are not necessarily compatible in the RPZ, ASF, and AZ.
6.
Specific to the Tampa North Aero Park, pursuant to Rezoning Petition No. 4920 there is a mandatory 135 foot buffer zone from the centerline of the runway for all structures.
7.
Whenever there is any uncertainty as to the classification of a use, the County Administrator or designee shall determine the classification according to its similar characteristics.
Table 605-1 Airport Overlay Districts Land Use Compatibility Chart
1
Except Tree Farm/Tree Nursery
2
Solar facilities shall adequately mitigate any identified glare to an acceptable level
per FAA standards.
3
No chapels.
4
Dry stormwater ponds are preferred.
5
Provided the bottom is not lower than the seasonal high water elevation.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
605.7. - Additional Review Criteria
This Section is used in conjunction with Table 605-1 for the purposes of placing regulatory conditions on proposed development or uses to establish land use compatibility with airport operations. These criteria are to be applied to those land uses denoted under an Airport Overlay District as an Additional Review (AR).
A.
The site size, dimensions, location, topography and access are adequate for the needs of the proposed use, considering the proposed building mass, parking, and traffic as well as noise, vibration, odor or dust generated by airport activities.
B.
Visibility/Glare. The negative impacts of the proposed use on aircraft flight safety and on the use of airport facilities can be mitigated through application of other Code standards, or other reasonable conditions of approval. A property owner demonstrates that exhaust, emissions, light, glare, or dust will not reduce the effective use of the airport or increase risk for hazards or accidents within the Airport Influence Area (AIA). No operations from any type shall produce smoke, glare or other visual hazards that endanger or interfere with the landing, takeoff, or maneuvering of aircraft intending to use the airport. Digital billboards shall require additional review and structure lighting use controls/standards, such as light blocking technology, to protect against direct, intense light near airport approaches.
C.
Lighting. All lights or illumination used in conjunction with street, parking, signs or use of land and structures shall be arranged and operated in such a manner that it is not misleading or dangerous to aircraft operating from an airport, such as directed toward the runway environment, or in the vicinity thereof, by shielding, directing downwards, or other means as necessary.
D.
Electronic Interference. Interference can be direct interference (i.e., transmitting locally on a frequency that is close to the NAVAID frequency or a harmonic of that frequency) or indirect interference (through adverse reflections, blocking of the signal by structures, or some interfering activity at a location). No operations of any type shall produce electronic interference with navigation signals or radio communications between the airport, air traffic controller and the aircraft.
E.
Wildlife Hazard Attractants. Land uses that create wildlife hazard attractants shall be prohibited unless the potential to create a hazard is mitigated. Common attractants include certain agricultural and aquacultural activities, architectural features, landscaping, surface mining related ponds, wastewater treatment facilities, and wetlands. The Airport Cooperative Research Program Report 32 Guidebook for Addressing Aircraft/Wildlife Hazards at General Aviation Airports should be consulted for techniques and strategies for avoidances and management practices. The applicant shall identify actions to be taken to avoid attracting birds which could be a hazard to aircraft.
F.
Where stormwater management facilities are unavoidable, best management practices shall be used to decrease the potential to attract birds and wildlife, such as steep slopes, rip-rap lined detention areas, vegetation managements, bird balls, and use of dry detention areas, subject to review and approval.
G.
Hold Harmless Agreements. For site plans, special exceptions, conditional uses, and rezoning applications for development within the Approach Surface Floor (ASF), a condition of approval shall be included that the property owner is required to propose to the applicable airport owner to enter into a hold harmless agreement acknowledging the potential for airport-related effects on the property and agree not to sue the Airport for lawful airport operations. The following language at a minimum shall be included in the agreement and shall be binding on successors and assigns:
"___________ (name of property owner) by reason of their ownership or occupation of the following described real property, ___________ shall not protest or bring suit or action against ___________(name of airport) for aviation related noise, property damage, or personal injuries resulting from activities at or connected with said Airport when such activities conform to the then existing rules and regulations of said Airport, the applicable federal regulations, Florida law, and local rules and regulations, and no negligence on the part of said Airport is involved."
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
605.8. - Height Limitations within Airport Protection Overlay Districts
In addition to all other requirements of this Section height limitations shall be reviewed. A building, structure, use, or object of natural growth or terrain that penetrates any of the Federal Aviation Administration's designated imaginary surfaces or zones, established by this Code, constitutes an obstruction, as defined by Federal Aviation Regulations (FAR), Part 77. Height of buildings, structures, or objects of natural growth or terrain within surfaces surrounding an airport shall not create an unreasonable threat to aircraft operations and safety.
A.
Any area located in more than one of the Zones or Surfaces described in this Section shall be considered to be only in the Zone or Surface with the more restrictive height limitation. Land within the Zephyrhills Overlay District is also subject to the requirements of Zephyrhills Ordinance No. 1358-18, as applicable and consistent with said Interlocal Agreement.
B.
Except as otherwise provided, no structure shall be constructed or maintained, or object of natural growth or terrain permitted to grow within any zone or surface created herein in excess of the height limitations established herein. In addition, no structure or obstruction will be permitted within the County that could potentially change minimum obstruction clearance altitude, minimum descent altitude or a decision height.
C.
A structure or object of natural growth or terrain shall not penetrate the approach, transitional, horizontal, or conical surface zones of the airport for any existing or planned approaches as defined by FAR, Part 77. Objects of natural growth, i.e., trees, shall be maintained by the property owner so as not to penetrate these surfaces as defined by FAR, Part 77. The height of new structures and objects of natural growth or terrain within an Airport Protection Overlay District shall comply with restrictions set forth in Table 605-2.
Table 605-2 Height Restrictions for Certain Airport Overlay Districts
1
Height restricted by applicable zoning designation (up to a maximum of 60 feet) unless
otherwise restricted by this Section. If within ASF or AZ and located in an Urban
Service Area, additional height above maximum building height for zoning designation
shall not apply.
2
Utility or electric distribution or transmission lines in place prior to the effective
date of this Section that are non-conforming with regard to height may be replaced
so long as the non-conformity is not increased.
3
Shall not penetrate the approach, transitional, horizontal, or conical surface zones
of the airport for any existing or planned approaches as defined by FAR, Part 77
D.
The review of height is subject to state and federal standards. The County will defer to the Federal Aviation Administration (FAA) for height review. The owner of any structure shall require the owner of an obstruction to install, operate and maintain lighting at his or her expense in accordance with Federal Aviation Administration Advisory Circular 70-7460-1M, Obstruction Marking and Lighting, and amendments thereto, on such structure.
1.
Permit Required. Any person proposing to construct, alter, or allow an obstruction in an airport hazard area, as determined by the Federal Aviation Administration (FAA), must apply for a building or development permit, as applicable. Such permit shall not be issued if it would allow the establishment or creation of an airport hazard as defined in this Code or if it would authorize a nonconforming obstruction to become a greater hazard to air navigation.
2.
Permit Application. In addition to the standard submittal documents associated with a building or development permit applications, permit applications under this Section shall include documentation showing compliance with the federal requirement for notification of proposed construction or alteration of structures and a valid aeronautical study.
3.
Hazard Marking and Lighting. Where the FAA has reviewed a proposed development and determined it would not affect the safe and efficient use of navigable airspace and the operation of planned or existing air navigation and communication facilities, the County Administrator or designee may grant an Airport Obstruction Permit for a proposed development, provided that conditions are attached to said permit to ensure the installation, operation, and maintenance of appropriate obstruction marking, lighting, and/or flagging, if such obstruction marking, lighting, and/or flagging is required in its written Determination.
E.
Within in the Part 77 Conical Surface of the Brooksville-Tampa Bay Regional Airport (See Map 605-5) the height of proposed uses shall be reviewed pursuant to Table 605-2.
F.
The County Administrator or designee shall provide a copy of the application to the Florida Department of Transportation Aviation and Spaceports Office by certified mail, return receipt requested or by email to DOTAirportZoning@dot.state.fl.us. In accordance with subsection 333.025(4), Florida Statutes, the Department has a fifteen-day (15) review period following receipt of the application, which runs concurrently with the county's permitting process.
G.
FAA Coordination. All applicable FAA forms shall be completed, and a determination letter shall be filed with the application for a permit. Refer to the FAA Notice Criteria Tool located on the FAA website at https://oeaaa.faa.gov/oeaaa/extenal/portal.jsp to determine whether an aeronautical study is required for the proposed development.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
605.9. - Airport Noise Contours.
A.
No new noise-sensitive land uses shall be established within the limits of the 65 DNL noise exposure contour as delineated in The Airport Noise Contour Reports conducted in accordance with 14 CFR Part 150 Airport Noise Compatibility and adopted by the Board of County Commissioners through Resolution No. 23-035. See Maps 605-6 through 605-8 for 65 DNL Noise Exposure Contour for Hidden Lake Airport, Pilot Country Airport, and Tampa North Aero Park. Noise-sensitive land uses include, but are not limited to: single family residential, multi-family residential, mobile homes, places of religious worship, schools (with the exception of aviation schools), Residential Treatment and Care Facilities, Group Living Arrangements (GLA), hospitals, day care centers and museums. Pursuant to Chapter 66, Article IV, Division 2, Section 66-95(3) of the Pasco County Code of Ordinances, aircraft are exempt from noise regulations.
B.
Covenants and Deed Restrictions. For new and existing land uses outside the 65 DNL noise contour and within the Airport Zone (AZ); covenants and deed restrictions shall disclose the proximity of property to the airports and the potential airport-related effects on the property, and obligate owners to disclose this information to prospective buyers and lessees.
1.
For existing leased premises all new leases after the effective date of this Section shall contain the following language:
"Tenant acknowledges that (insert name of project) is located in close proximity to an active airstrip, which is used for airplane and helicopter takeoffs and landings, among other things. As a result, Tenant may experience intermittent disruptions of varying intensity, including but not limited to noise, vibration, and light within the unit at any time of the day or night.
By executing this Lease, Tenant acknowledges that it is knowingly, willingly, and voluntarily agreeing to occupy the unit despite the potential for such disruptions. The presence or occurrence of such disruptions shall not constitute a public or private nuisance, a violation of Tenant's right to quiet enjoyment, or a breach of any warranties under this Lease or the law of the State of Florida which (insert name of project) is located. Tenant waives any and all claims arising under this Lease or pursuant to the law of the State of Florida which (insert name of project) is located, which are based on activities occurring at the nearby airstrip."
2.
For site plans, special exceptions, conditional uses, rezoning, and building permit applications that include leased Residential Uses outside the 65 DNL noise contour and within the Airport Zone (AZ), a condition of approval shall be required or a restrictive covenant shall be recorded that states that each proposed lease shall contain the follow provision:
"Tenant acknowledges that (insert name of project) is located in close proximity to an active airstrip, which is used for airplane and helicopter takeoffs and landings, among other things. As a result, Tenant may experience intermittent disruptions of varying intensity, including but not limited to noise, vibration, and light within the unit at any time of the day or night.
By executing this Lease, Tenant acknowledges that it is knowingly, willingly, and voluntarily agreeing to occupy the unit despite the potential for such disruptions. The presence or occurrence of such disruptions shall not constitute a public or private nuisance, a violation of Tenant's right to quiet enjoyment, or a breach of any warranties under this Lease or the law of the State of Florida which (insert name of project) is located. Tenant waives any and all claims arising under this Lease or pursuant to the law of the State of Florida which (insert name of project) is located, which are based on activities occurring at the nearby airstrip."
3.
For site plans, special exceptions, conditional uses, rezoning, and building permit applications that include Residential Uses outside of the 65 DNL noise contour and within the Airport Zone (AZ) to be conveyed fee simple, a condition of approval shall be required or a restrictive covenant shall be recorded that states that the developer shall cause to be recorded community covenants, including but not limited to and as applicable, restrictive covenants, declaration of condominium, declaration of covenants, cooperative documents, prospectus or offering circulars that contains the following before the approval is effective:
"Declarant shall include a provision in all sales contracts, which shall be initialed by the purchaser, disclosing that the home is located in close proximity to an active airstrip, which is used for airplane and helicopter takeoffs and landings, among other things. As a result, the property owner may experience intermittent disruptions of varying intensity, including but not limited to noise, vibration, and light within the home at any time of the day or night."
Additionally, or where community covenants are not proposed, individual deeds shall contain the following language:
"By accepting this Deed, Grantee acknowledges that the land is located in close proximity to an active airstrip, which is used for airplane and helicopter takeoffs and landings, among other things. The presence or occurrence of such disruptions shall not constitute a public or private nuisance, a violation of Grantee's right to quiet enjoyment, or a breach of any warranties under this Deed or the law of the State of Florida. Grantee waives any and all claims arising under this Deed or pursuant to the law of the State of Florida which are based on activities occurring at the nearby airstrip."
4.
For site plans, special exceptions, conditional uses, rezoning, and building permit applications that include Residential Treatment and Care Facilities and Group Living Arrangement (GLA) outside the 65 DNL noise contour and within the Airport Zone (AZ), a disclosure to resident occupants stating the following shall be provided:
"Resident acknowledges that (insert name of facility) is located in close proximity to an active airstrip, which is used for airplane and helicopter takeoffs and landings, among other things. As a result, Resident may experience intermittent disruptions of varying intensity, including but not limited to noise, vibration, and light within the unit at any time of the day or night."
If such Residential Treatment and Care Facility or Group Living Arrangement (GLA) require occupancy agreements or leases, the following additional language shall be included in that document:
"Resident acknowledges that (insert name of facility) is located in close proximity to an active airstrip, which is used for airplane and helicopter takeoffs and landings, among other things. As a result, Resident may experience intermittent disruptions of varying intensity, including but not limited to noise, vibration, and light within the unit at any time of the day or night. By executing this Lease or Agreement, Resident acknowledges that it is knowingly, willingly, and voluntarily agreeing to occupy the unit despite the potential for such disruptions. The presence or occurrence of such disruptions shall not constitute a public or private nuisance, a violation of Resident's right to quiet enjoyment, or a breach of any warranties under this Lease or the law of the State of Florida which (insert name of project) is located. Resident waives any and all claims arising under this Lease or pursuant to the law of the State of Florida which (insert name of project) is located, which are based on activities occurring at the nearby airstrip."
C.
New or Expanded Airports. If an FAA noise study has not been conducted by an airport, residential construction and any educational facility, with the exception of aviation school facilities, shall be prohibited within an area contiguous to the airport measuring one-half the length of the longest runway on either side of and at the end of each runway centerline.
D.
This Section shall not be construed to require the removal, alteration, sound conditioning, or other change, or to interfere with the continued use or adjacent expansion of any educational facility or site in existence as of July 1, 1993.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
605.10. - Procedures for Permits within Airport Overlay Districts
In addition to submittal procedures in Chapter 300 of this Code and the permits required pursuant to Chapter 400 of this Code, additional procedures for approval of development within the Airport Overlay Districts shall apply.
A.
Exemptions. Notwithstanding any other provisions herein, the following activities and structures shall be exempt from the permitting requirements of this Section:
1.
Existing structures that received construction permits from the Federal Communications Commission (FCC) that exceed federal obstruction standards before May 20, 1975. A permit is not required for any necessary replacement or repairs to such existing structures if the height and location are unchanged.
2.
Cranes, construction equipment, and other temporary structures in use or in place for a period not to exceed 18 consecutive months.
B.
For site plans, special exceptions, conditional uses, rezonings and comprehensive plan amendments, proof presented at the preapplication meeting of the transmission by electronic means to the applicable Airport all of the following: a concept plan, a project narrative, the applicants' contact information, and the response, if any from the Airport. Preapplication meetings cannot be waived in the RPZ, ASF, or AZ. Applications within the RPZ, ASF, or AZ do not qualify for the Quick Start Review process. For site plans approved prior to the effective date of this Section, building permit applications for structures other than single-family dwellings shall be forwarded by the County to the applicable Airport for review and comment prior to approval. The Airport has a fifteen-day (15) review period following receipt of the application, which runs concurrently with the County's permitting process. Contacts for the airports:
Hidden Lake: bunnj@hiddenlakeairport.com
Pilot Country: spencerbrass53@gmail.com
Tampa North Aero Park: angelalbrammer@gmail.com
Zephyrhills Municipal Airport: ncoleman@ci.zephyrhills.fl.us; tvandeberg@ci.zephyrhills.fl.us
C.
Within the RPZ, uses are strictly limited to those allowed within Table 605-1. The requirements of Section 605.9.B. shall be met. The proposed use shall also be reviewed by the appropriate Airport. The Airport has a fifteen-day (15) review period following receipt of the application, which runs concurrently with the county's permitting process. Review shall include the applicable review criteria found in Section 333.07(2), Florida Statutes, as amended.
D.
Within in the ASF, proposed uses shall be reviewed pursuant to Table 605-1 and additional review criteria and conditions may be applied to the project. The height of proposed uses shall be reviewed pursuant to Table 605-2. The requirements of Section 605.9.B. shall be met. The proposed use shall also be reviewed by the appropriate Airport. The Airport has a fifteen-day (15) review period following receipt of the application, which runs concurrently with the county's permitting process. Review shall include the applicable review criteria found in Section 333.07(2), Florida Statutes, as amended.
E.
Within the AZ, proposed uses are reviewed pursuant to Table 605-1 and additional review criteria and conditions may be applied to the project. The height of proposed uses shall be reviewed pursuant to Table 605-2. The requirements of Section 605.9.B. shall be met. The proposed use shall also be reviewed by the appropriate Airport. The Airport has a fifteen-day (15) review period following receipt of the application, which runs concurrently with the county's permitting process. Review shall include the applicable review criteria found in Section 333.07(2), Florida Statutes, as amended.
F.
Within the AIA, proposed uses are reviewed pursuant to Table 605-1 and additional review criteria and conditions may be applied to the project. The height of proposed uses shall be reviewed pursuant to Table 605-2.
G.
The County shall consider all comments received from the FAA, FDOT, the airports, and all other reviewing agencies and entities. The County Administrator or designee shall approve the permit if after evaluation, the proposed project meets the requirements of this Code. Should the proposed project not meet the requirements of this Code, the County Administrator or designee shall deny the permit. Should the permit be denied, the applicant shall have the right to appeal as prescribed in this Code.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
605.11. - Existing Nonconforming Uses
It is the declared intent of the Board of County Commissioners that all Airports within Pasco County are not nonconforming uses. Buildings and structures within the boundaries of the Airport communities of Hidden Lake, Pilot Country, and Tampa North Aero Park are not nonconforming uses. The boundaries of these Airport communities shall be the areas within the Airport communities with internal streets and/or driveways connecting to the Airport runways. Further, all existing buildings within the 65 DNL noise contours are not nonconforming uses.
It is the declared intent of the Board of County Commissioners that the Exempt Properties and any development of or buildings or structures thereon are not and will not be nonconforming uses as a result of the regulations set forth in this Section 605, Airport Overlay Districts.
Existing structures and uses in the unincorporated area within the Runway Protection Zone (RPZ), Approach Surface Floor (ASF), Airport Zone (AZ), and Airport Influence Area (AIA) shall not be made nonconforming by the adoption of this Section.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
605.12. - Appeals
Appeals pursuant to this Section shall be to the Planning Commission and in accordance with Section 407.1 Appeals.
An appeal shall stay all proceedings in furtherance of the action appealed from unless the agency from which the appeal is taken certifies to the County after notice of appeal has been filed with it, that by reason of the facts stated in the certificate a stay would, in its opinion, cause imminent peril of life or property. In such cases, proceedings shall not be stayed otherwise than by an order of the County on notice to the agency from which the appeal is taken and on due cause shown.
(Ord. No. 23-28, § 5(Att. A), 8-8-23)
