State Review Comments

File: \\D5.Dot.State.Fl.Us\D5dfs\Deland\Development\PLEMO\Planning\Growth Management\CPA\CPA Project Files\Ocala_Marion\Review\2019\19-01ESR\Proposed\Ocala Proposed 19-01ESR - Cover Letter.Docx

www.fdot.gov

Florida Department of TransportationRON DESANTIS

GOVERNOR 719 S. Woodland Boulevard

DeLand, Florida 32720

KEVIN J. THIBAULT, P.E. SECRETARY

June 3, 2019

Tye Chighizola Director City of Ocala 301 North Tubb Street, Suite 114 Oakland, FL 34760

SUBJECT: PROPOSED COMPREHENSIVE PLAN AMENDMENT

LOCAL GOVERNMENT: CITY OF OCALA

DEO #: 19-01ESR

Dear Mr. Chighizola,

The Department of Transportation has completed its review of the above Comprehensive Plan Amendment as requested in your transmittal letter dated May 17, 2019.

Because the trip generation potential of the subject property is proposed to increase, the amendment may result in significant adverse impacts to the State Highway System (SHS) and Strategic Intermodal System (SIS). The Department is providing a technical assistance comment in the attached review.

If you have any questions, you may contact Tina Williamson at 386-943-5150 or by e-mail at [email protected].

Sincerely,

Jean Parlow Growth Management Coordinator

C: Christopher Rison, Marion County Samuel Martsolf, Marion County Fred Milch, ECFRPC

Kellie Smith, FDOT

Jennifer Carver, FDOT D. Ray Eubanks, FDEO Sherry Spiers, FDEO

Florida Department of Transportation Planning and Environmental Management Office

Growth Management Unit

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PROPOSED COMPREHENSIVE PLAN AMENDMENT REVIEW

Local Government: City of Ocala

DEO Amendment #: 19-1ESR

Date Amendment Received FDOT: 05/16/2019

Review Comments Deadline: 06/15/2019

Today’s Date: 06/03/2019

FDOT Contact: Tina Williamson Reviewed by: Chelsea Williams, EI In-house Consultant FDOT District 5 HDR, Inc.

Telephone: 386-943-5150 407-420-4200 Fax: 386-943-5713 407-420-4242 E-mail: [email protected] [email protected]: \\d5.dot.state.fl.us\d5dfs\Deland\Development\PLEMO\Planning\Growth Management\CPA\CPA Project Files\Ocala_Marion\Review\2019\19-

01ESR\Proposed\CityofOcala_Proposed_19-1ESR_FDOT_v2.docx

GENERAL BACKGROUND INFORMATION

The City of Ocala has submitted the proposed City of Ocala 19-1 ESR Large-Scale Comprehensive Plan Amendment pertaining to ~217.54 acres of land located south of NW 35th Street, east of NW 27th Avenue, north of NW 21st Street, and west of the railroad (Parcel IDs 21382-001-00, 21385-000-00, 21385-001-00, 21418-000-00, 21387-000-00, & 21387-001-00). The proposed amendment changes the Future Land Use Map (FLUM) designations of the subject area from Public to Medium Intensity/Special District.

The pertinent FLUM designation and description for the Future Land Use (FLU) amendment include the following:

CITY OF OCALA – PUBLIC The Public category shall be used for those parcels of land which are publicly owned and intended for the use of the general public. These include publicly-owned parks, active or passive recreational sites, educational facilities, conservation areas or other open space. Permitted primary uses include recreation, civic, and educational facilities. Secondary uses include commercial or other uses and activities consistent with the Recreation and Parks Element and the 2010 Recreation and Parks Master Plan.

There is no minimum density or intensity. The maximum intensity before any incentives is 0.15 FAR. The location and application of incentives shall be set forth in the Land Development Code.

CITY OF OCALA – MEDIUM INTENSITY/SPECIAL DISTRICT The intent of this category is to identify neighborhood and community-serving activity centers, generally represented as “Medium Low” or “Medium High” on the Ocala 2035 Vision. The Medium Intensity/Special District category facilitates developments with two (2) or more uses. Permitted uses include residential, office, commercial, public, recreation, educational facilities and institutional. Light industrial shall only be allowable in designated locations as specified in the Land Development Code and must meet the intent of the Medium Intensity/Special District category, including form and design guidelines as applicable. This mix is intended to promote a walkable urban form. The minimum density and intensity before any incentives in this future land use category is 5 dwelling units per gross acre or 0.15 FAR. The maximum density and intensity before any incentives is 30 dwelling units per acre or 4.0 FAR. The location and application of incentives shall be set forth in the Land Development Code.

Density: 5 to 30 units / acre Intensity: 0.14 to 4.0 FAR



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FUTURE LAND USE MAP AMENDMENT

Elements: Future Land Use Element (Future Land Use Map)

Rule Reference: Chapter 163, Florida Statutes

Background:

The City of Ocala has submitted the proposed City of Ocala 19-1 ESR Large-Scale Comprehensive Plan Amendment pertaining to ~217.54 acres of land located south of NW 35th Street, east of NW 27th Avenue, north of NW 21st Street, and west of the railroad (Parcel IDs 21382-001-00, 21385-000-00, 21385-001-00, 21418-000-00, 21387-000-00, & 21387-001-00). The proposed amendment changes the Future Land Use Map (FLUM) designations of the subject area from Public to Medium Intensity/Special District.

Today, the subject property exists as the Pine Oaks Golf Course and is proposed to be developed as a mixed-income residential subdivision with a variety of recreational amenities and some neighborhood-serving commercial uses. According to a recent appraisal, the golf course needs a major renovation at an estimated cost of at least $2 million. Only 12% of the people estimated to move into new homes on or near the golf course property play golf.

The proposed land use change will increase the number of dwelling units that can be built on the property from 0 to 30 per acre, or from a maximum of 0 dwelling units to 6,526 dwelling units. The maximum floor to area ratio (FAR) for nonresidential development would increase from 0.15 to 4.0, or from a maximum of 1,421,406 square feet of building space to a maximum of 37,904,169 square feet of building space.

A map of the subject area is provided in Figure 1.



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Figure 1: Location Map



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Technical Assistance: A trip generation analysis was conducted by the reviewer to determine the maximum potential trips generated by the subject property under the proposed FLU change. The ITE Trip Generation Manual 10th

edition provides various categories such as industrial, residential, lodging and recreational. Given that the City of Ocala FLU designations are not identical to the ITE Trip Generation Manual 10th Edition land use categories, closely associated and reasonable land use categories were assumed for the proposed analysis and are displayed below. For consistency, the reviewer used the trip generation results based on the fitted curve.

Table 1 replicates the adopted land use designation of the subject property as its existing use as a Golf Course of approximately 218 acres.

Table 1: Adopted Land Use Trip Generation Potential

Scenario Land Use ITE Land Use Code

Existing Development Daily Trips PM Peak

Hour Trips

Adopted Golf Course 430 218 acres 814 85 Source: ITE Trip Generation Manual 10th Edition

Tables 2 and 3 show the result of the trip generation analysis assuming maximum residential potential of the subject property and maximum commercial potential of the subject property.

Table 2: Maximum Residential Potential


Max Residential Development

Daily Trips PM Peak

Hour Trips

Proposed Multifamily Housing

(Mid Rise) 221 6,526 d.u. 35,565 2,446

Source: ITE Trip Generation Manual 10th Edition; d.u. = dwelling units

Table 3: Maximum Commercial Potential


Max Commercial Development

Daily Trips PM Peak

Hour Trips

Proposed Shopping

Center 820 37,904 k.s.f. 340,821 43,988

Source: ITE Trip Generation Manual 10th Edition; k.s.f. = 1,000 square feet

The Medium Intensity/Special District Land Use Designation states that the category facilitates developments with two or more uses. The probability of a maximum residential scenario or a maximum



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commercial scenario is unlikely. The Applicant provides a conceptual redevelopment plan for the property. The redevelopment plan includes single-family detached housing units, multifamily residential units, non-specified commercial uses, and neighborhood recreational uses including a club house, pool, and dog park. Some of the recreational uses are neighborhood uses for residents only, and are therefore assumed to not attract additional trip generation. The Application also directly states “Realistically, the development will be limited by market demand and through a PD plan and associated traffic impact analysis.” Table 4 below shows the trip generation potential of the conceptual redevelopment plan provided by the Applicant.

Table 4: Conceptual Redevelopment provided by the Applicant Trip Generation Analysis

Scenario Land Use ITE Land Use

CodeDevelopment

IntensityDaily Trips

PM Peak Hour Trips

Proposed Single Family Detached Housing

210 367 d.u. 3,439 354

Proposed Multifamily High Rise 222 216 d.u. 1,063 82

Proposed Multifamily Mid Rise 221 517 d.u. 2,816 214

Proposed Variety Store 814 261 k.s.f. 16,566 1,785

Total 23,884 2,435 Source: ITE Trip Generation Manual 10th Edition; d.u. = dwelling units; k.s.f. = 1,000 square feet

Table 5 below shows the comparison of the trip generation of the adopted land use to the trip generation potential of the proposed conceptual redevelopment under the land use change.

Table 5: Comparison of Adopted Land Use verse Proposed Land Use Scenario Daily Trips PM Peak Hour TripsAdopted 814 85

Proposed 23,884 2,435 Change in Trips +23,070 +2,350

Source: ITE Trip Generation Manual 10th Edition

The trip generation analysis using the 10th edition of the ITE Trip Generation Manual based on adopted FLU designations would result in an increase of the trip generation potential of the subject property by 23,070 daily trips and 2,350 P.M. peak-hour trips.

The FDOT LOS Table (2015) was used to capture the LOS Standard of the state roadways, the service volume at the LOS Standard, and the projected AADT for years 2018, 2028 and 2040.



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Telephone: 386-943-5150 407-420-4200 Fax: 386-943-5713 407-420-4242 E-mail: [email protected] [email protected]: \\d5.dot.state.fl.us\d5dfs\Deland\Development\PLEMO\Planning\Growth Management\CPA\CPA Project Files\Ocala_Marion\Review\2019\19-01ESR\Proposed\CityofOcala_Proposed_19-1ESR_FDOT_v2.docx

Table 6: State Roads Existing Conditions near Subject Property

Roadway(s) Segment(s) SHS/SIS?

LOS Standard

2018 2028 2040

Service Volume at LOS

Standard

AADT Acceptable?

Service

Volume at LOS

Standard

AADT Acceptab

le?

Service Volume at LOS

Standard

AADT Acceptable?

SR 500/US 27

SR 93/I-75 to SR 25/US 441

Y D 41,790 25,000 Y 41,79

0 29,900 Y 41,790 36,800 Y

SR 93/I-75 SR 500/US 27 to SR 326

Y D 111,800 66,900 Y 111,8

00 86,500 Y 111,800 115,100 N

SR 25/US 441

SR 500/US 27 to CR 200A/NW 20th Street

Y D 41,790 29,000 Y 41,79

0 35,000 Y 41,790 43,300 N

SR 25/US 441

CR 200A/NW 20th Street to CR 25A

Y D 41,790 23,500 Y 41,79

0 30,100 Y 41,790 39,800 Y

Source: FDOT LOS Spreadsheet, 2015



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According to the analysis in Table 6, it is projected that I-75 from SR 500 to SR 326 and SR 25 from SR 500 to CR 200A will experience an AADT above the LOS Standard service volume in 2040. The conceptual redevelopment of the subject property proposes access points at NW 35th Street, NW 27th Avenue and NW 21st Street. New local roads are proposed within the subject property boundaries with access points to the existing roadway network.

Because the trip generation potential of the subject property is proposed to increase, the amendment may result in significant adverse impacts to the State Highway System (SHS) and Strategic Intermodal System (SIS). The Department is providing the following technical assistance comment:

1. The City of Ocala should continue to monitor impacts to State Facilities through traffic impact analyses as development progresses past the amendment stage, and should coordinate with the Department in order to identify appropriate mitigation strategies to address potential impacts to State Facilities

The Department respectfully requests a copy of the adopted plan. Please provide the adopted plan within 10 working days of adoption, in order to assist in facilitating review within the required 30-day time frame from adoption, as required by Statutes (Expedited State Review Amendment Process Section 163.3184(3) and (5), Florida Statutes).

We are providing a technical assistance comment consistent with Section 163.3168(3), Florida Statutes. The technical assistance comment will not form the basis of a challenge. The technical assistance comment can strengthen the local government’s comprehensive plan in order to foster a vibrant, healthy community or is technical in nature and designed to ensure consistency with the Community Planning Act in Chapter 163, Part II, F.S.

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