21-FINAL REPORT FoxworthRd ExistingConditions.pdf

Foxworth Road Site Analysis

Existing Conditions Assessment & Infrastructure Strategy

September 2023

Existing Conditions Assessment & Infrastructure Strategy 2

Contents Introduction

Land Use and Zoning

Existing Land Use and Adjacent Uses

Zoning

Future Land Use

Comprehensive Plan Support for Affordable Housing

Transportation Infrastructure and Access

Trip Generation

Site Access

Off-site Improvements

Site Civil Review

Existing Water and Wastewater Utilities

Stormwater/Floodplain

Easements

Market Assessment Summary

Summary of Next Steps

Table 1: Development Standards for Adjacent Zoning Districts Table 2: Future Land Use Development Potential Table 3: Scenario A – Peak-Hour and Daily Trip Generation Table 4: Scenario B – Peak-Hour and Daily Trip Generation Table 5: Treatment Plant Capacities

Figure 1: Site Location and Adjacent Uses Figure 2: Zoning District Map Figure 3: Future Land Use Map Figure 4: Roadway Maintaining Agency Map Figure 5: Water Infrastructure Map Figure 6: Wastewater Infrastructure Map

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Introduction The Foxworth Road Site Analysis was initiated to identify development opportunities and infrastructure constraints for a potential mixed income project (including affordable housing) on Foxworth Road. The property is owned by Hillsborough County and is approximately 28 acres located along Foxworth Road in south Hillsborough County in Riverview, Florida.

The Foxworth property was acquired with Neighborhood Stabilization Program (NSP) funding received from the U.S. Department of Housing and Urban Development (HUD). The property was acquired in the NSP defined target areas and identified to facilitate redevelopment for affordable housing for the growing housing needs of the County. Each property is maintained by the Affordable Housing Services’ Land Inventory database to be sold or rented to tenants after development to NSP eligible households.

The following report describes the existing conditions and potential constraints to development of the site based on findings of a market assessment, development regulations, and necessary offsite improvements. The analysis and data review are based on readily available information obtained from Hillsborough County and other public sources. The following sections provide information related to the site’s existing land use, zoning, future land use designation, site civil infrastructure, transportation infrastructure, and recommended next steps for development of the site.

Land Use and Zoning Existing Land Use and Adjacent Uses The property is a currently vacant, 28.4 acre parcel owned by Hillsborough County. Access to the property is provided directly via Foxworth Road which connects to Everhart Road and US

301. Foxworth Road also connects with Camden Field Parkway providing access to the west to Falkenburg Road. Adjacent uses to the property consist of primarily residential use on the west and south sides of the property, including single-family residences, townhomes, and mobile homes. Schools, including the Pepin Academy and the Thomas M. Cooley Law School, and offices are located to the north, with additional non-residential uses including a hotel and offices to the east. See Figure 1 for the general location and adjacent uses.

Zoning Currently the property is zoned as Planned Development (PD). Per Article V, Part 5.03.00 of the Hillsborough County Land Development Code, PD districts allow for customized development where standard district regulations are inadequate or design flexibility is desired. PD districts promote development that is compatible with surrounding uses and encourage creative, innovative and/or mixed-use development. This zoning was initially approved by the Hillsborough County Board of County Commissioners in May 1991. Subsequently, the BOCC approved a major modification to the PD on September 11, 2007, allowing three (3) potential development options as follows:

• Option 1: 180 mobile home dwelling units and a recreation building that shall not exceed 5,000 square feet

• Option 2: 330 multi-family attached dwelling units (townhomes)

• Option 3: A maximum of 504 multi-family dwelling units

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The surrounding properties include a mixture of Agricultural, Commercial/Office/Industrial, and Residential zoning districts (see Figure 2). The PD and the surrounding zoning districts’ development standards are provided in Table 1, and the zoning descriptions are provided in Appendix A as well as in Article II of the Hillsborough County Land Development Code.

Figure 1: Site Location and Adjacent Uses https://library.municode.com/fl/hillsborough_county/codes/land_development_code?nodeId=ARTIIZODI_PT2.02.00USALWIZODI_S2.02.01STINTAZODI

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Table 1: Development Standards for Adjacent Zoning Districts

District Lot Area

(sf) Area/du Width Front Side Rear Added

Yard Maximum

F.A.R.

Maximum

Height Building

Coverage Impervious

Surface

RSC-2 21,780 21,780 100′ 25′ 10′ 25′ NA NA 35′ 30 NA

RSC-3 14,520 14,520 75′ 25′ 7.5′ 25′ NA NA 35′ 32 NA

RSC-4 10,000 10,000 75′ 25′ 7.5′ 25′ NA NA 35′ 35 NA

AS-1 43,560 43,560 150′ 50′ 15′ 50′ NA NA 50′ NA NA

MH Overlay As per underlying zoning district

Figure 2: Zoning District Map

Source: Hillsborough County

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Future Land Use Per the Unincorporated Hillsborough County Comprehensive Plan, the subject property is designated as one future land use designation, Urban Mixed Use-20 (UMU-20). The intent of this designation is for the areas to be urban in intensity and density of uses and coincide with supportive transportation and public facility services. The maximum amount of development is summarized in Table 2. The future land use is shown as Figure 3.

Table 2: Future Land Use Development Potential

Future Land Use Density Intensity Urban Mixed Use - 20 (UMU-20) 20 du/ac 1.0 FAR

According to the Future Land Use Element of the County's Comprehensive Plan the following additional development criteria is associated with UMU-20.

Residential Gross Density In the Future Land Use element of the Comprehensive Plan, density bonuses and credits may be considered in the UMU-20 category and are described further in Policy 19.1. The maximum residential density is provided only as a limit for application in situations in which all Goals, Objectives, and Policies and applicable development regulations are being complied with, especially those regarding compatibility of the proposed development with surrounding land uses, existing and/or approved, and with regard to the adequacy and availability of public facilities.

Typical Uses Per the Unincorporated Hillsborough County Comprehensive Plan, typical uses within the UMU- 20 Future Land Use category includes:

• Residential

• Regional scale commercial uses such as a mall

• Office and business park

• Research corporate park

• Light industrial

• Multi-purpose and clustered residential and/or mixed use projects at appropriate locations

According to Policy 19.1 in the Future Land use Element of the Unincorporated Hillsborough County Comprehensive Plan, project that are 20 acres in size or greater must demonstrate a mix of land uses. This acreage threshold will not apply to properties that have adopted plan amendments to a mixed use category after January 1, 2008.

Because mixed use provisions were not included as part of the approved planned development program, it is anticipated that the property will not be required to include a use outside of the primary residential use. If it is determined that the mix of uses is required, the land plan for the property would need to be in accordance with Policy 19.1, as follows:

• Requirements for 2 land uses will apply to properties 10 acres or greater in the UMU-20 future land use category

• At least 10% of the total building square footage in the project shall be used for uses other than the primary use

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• The mix of uses may be horizontally integrated (located in separate building). Horizontal integration may also be achieved by utilizing off-site uses of a different type located within ¼ mile of the project, on the same side of the street of a collector or arterial roadway connected by a continuous pedestrian sidewalk

• The land uses that may be included in a mixed use project include: retail commercial, office, light industrial, residential, residential support uses, and civic uses provided that the use is permitted in the land use category

• These requirements do not apply within ½ of a mile of an identified Community Activity Centers (if other mixed use standards have been adopted for that area or when the project is exclusively industrial)

Maximum Floor Area Ratio or Square Feet An intensity up to 1.0 Floor Area Ratio (FAR) shall be allowed for any single or mixed use.

Allowable density shall be up to twenty (20) dwelling units per acre. All FAR calculations shall be on the basis of gross acreage as calculated in applicable portions of the Future Land Use Element and applicable development regulations.

Special Intent of Category The UMU areas shall be urban in intensity and density of uses, with development occurring as the provision and timing of transportation and public facility services necessary to support these intensities and densities are made available.

Rezonings shall be approved through a planned unit development rezoning process which requires, at a minimum, integrated site plans controlled through performance standards to achieve developments which are compatible with surrounding land use patterns and the Goals, Objectives, and Policies of the Land Use Plan, or through a mixed use standard zoning district.

Exceptions to this requirement may be included within the Land Development Code.

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Figure 3: Future Land Use Map

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Comprehensive Plan Support for Affordable Housing The Plan, specifically the Economically Disadvantaged Groups Element and the Housing Element support affordable housing. Each element is summarized below detailing its connection to affordable housing with the specific Goals, Objectives, and Policies in Appendix B.

Economically Disadvantaged Groups Element The development of affordable housing on the property would create housing opportunities for the economically disadvantaged community and would be located near employment centers and educational facilities. The property is located near major roadways which allow for increased accessibility to employment, recreational, and leisure activities.

By using the site for affordable housing, the Plan would allow for a density bonus which would create more opportunity for affordable housing than what was originally approved. The provision of affordable housing for multiple income levels will help accommodate the growth that the area is experiencing. Through placemaking and ensuring development fits the character surrounding area, economically disadvantaged households could feel more connected to the local community.

Housing Element Based on the proposed development program and the future land use designation of UMU-20, a density bonus can be applied. This would increase the allowable density from 20 du/ac to 35 du/ac.

The property is located in the Urban Service Area and has a mixed use future land use category. To meet this policy for affordable housing, the developer must ensure units remain affordable for a minimum of 30 years, ensure bonuses are documented and adopted properly, and ensure the correct percentage of units are offered to households making specific percentages of average median income (AMI) as detailed in Appendix B.

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Transportation Infrastructure and Access The existing transportation network was evaluated to determine its ability to serve new development on the Foxworth Road site. This section details the trip generation and Hillsborough County standards that will govern the potential site access and offsite improvements and necessary next steps identified in the Pre-Submittal meeting which was held on July 19, 2023. The trip generation and access improvements are outlined for two development scenarios below. The scenarios represent (A) the proposed minimum development option of the Hillsborough County Affordable Housing Services (AHS) and (B) the development option with the greatest density that is currently allowed on the site and would have the greatest potential impact on infrastructure improvements. A transportation impact evaluation and anticipated improvements for both scenarios are detailed in the following sections.

A. 180 multifamily units and 7 single family units (including townhomes) – AHS Development Option

B. 504 multifamily units – Approved Planned Development Option 3

Trip Generation The trip generation for both scenarios was determined based on the Institute of Transportation Engineers (ITE) Trip Generation Manual 11th Edition. Scenario A utilizes ITE land use code (LUC) 220 (multifamily housing low-rise) for 180 dwelling units and LUC 210 (Single Family Detached Housing) for 7 dwelling units. The single family detached housing was evaluated instead of single family attached housing as a conservative (higher) trip generation estimate.

Table 3 details the trip generation for Scenario A during the a.m. and p.m. peak-hour.

Table 3: Scenario A – Peak-Hour and Daily Trip Generation

ITE TRIP GENERATION CHARACTERISTICS DIRECTIONAL

DISTRIBUTION

NET NEW

EXTERNAL TRIPS

Land Use ITE Edition

ITE

Code Scale ITE

Units Time period Percent In Out Total In Out

Multifamily Housing Low-Rise 11 220 180 DU

AM 24% 76% 19 60 79

PM 63% 37% 62 36 98

Daily 50% 50% 615 614 1,229

Single Family Detached Housing 11 210 7 DU

AM 25% 75% 2 5 7

PM 63% 37% 5 3 8

Daily 50% 50% 44 43 87 Total AM 21 65 86 Total PM 67 39 106

Total Daily 659 657 1,316

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Scenario B utilizes ITE LUC 220 (multifamily housing low-rise) for 504 dwelling units. Table 3 details the trip generation for Scenario B during the a.m. and p.m. peak-hour.

Table 4: Scenario B – Peak-Hour and Daily Trip Generation

ITE TRIP GENERATION CHARACTERISTICS DIRECTIONAL

DISTRIBUTION

NET NEW

EXTERNAL TRIPS

Land Use ITE Edition

ITE

Code Scale ITE

Units Time period Percent In Out Total In Out

Multifamily Housing Low-Rise 11 220 504 DU

AM 24% 76% 43 136 179

PM 63% 37% 149 88 237

Daily 50% 50% 1,653 1,653 3,306

Site Access Per the Land Development Code for Unincorporated Hillsborough County, driveway connections are needed from a site to the external roadway network with a maximum peak-hour flow rate of 90 vehicles per driveway connection. Based on Section 6.04.03.I, Scenario A requires two connections and Scenario B requires three connections. Each scenario may require fewer driveway connections if a traffic engineering study demonstrates the proposed driveway connections will provide adequate capacity for the project to operate in a safe and efficient manner without causing delays or backups on the impacted roadways. A dedicated emergency access also needs to be considered to the site.

A right-turn lane will be warranted based on volume thresholds provided in Section 6.04.04.D of the Land Development Code, but a variance can be considered because Foxworth Road is not a through street and will primarily serve the site without conflicting volumes.

Cross-access to the Foxworth site from the western property (Magnolia Park) was reviewed based on a condition in the Major Modification petition for the site. The condition states that cross-access shall be provided to the adjacent western property unless cross-access was not granted during final plat approval. Based on review of available information, cross-access for use other than governmental services (emergency services, waste, mail/package delivery) is not anticipated to be permitted. Additional review and coordination is required to determine if governmental services’ cross-access may be permitted between the Foxworth site and western property.

Off-site Improvements To provide adequate access to the site once developed, connections in the external network were reviewed. The project trips for both development scenarios were assigned to the network based on existing traffic counts, site observations, and the Tampa Bay Regional Planning Model (TBRPM). External network connections and improvements are identified as potential improvements necessary to maintain acceptable roadway and intersection conditions due to traffic generated by the Foxworth site. Following development of a site plan and necessary coordination, required improvements will be determined by FDOT and Hillsborough County.

The following external network connection and improvements are identified to highlight the anticipated impact to the network, potential next steps for coordination, and order of magnitude cost that may be incurred to support the proposed development of the Foxworth site.

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Foxworth Road Improvements Foxworth Road pavement width is currently 21 feet with flush shoulder and no pavement markings. The right-of-way is approximately 70 feet. Based on available GIS roadway information, Foxworth Road is maintained by FDOT and appears to be within the limited access right-of-way. The maintaining agency for the roadway network is shown in Figure 4. For site plan approval, Hillsborough County requires a pre-application meeting with FDOT and documentation of any required access modifications and/or required improvements.

Based on the proposed use of Foxworth Road and anticipated daily trip generation, the cross section to bring the road up to County standard aligns with the 2-Lane Undivided Local roadway. It is anticipated that FDOT may require Foxworth Road to be improved with 5-foot shoulder and standard pavement markings from Everhart Road to the site and along the frontage of the site parcel (approximately 0.5 miles). In addition, comments provided during the pre-submittal meeting review indicated that construction of 5-foot sidewalk would be required at least on the west side of Foxworth Road from the existing sidewalk terminus at Camden Field Parkway and along the frontage of the site parcel (approximately 0.4 miles). The estimated cost to improve Foxworth Road with 5-foot shoulder, standard pavement markings, and sidewalk on one side of the roadway.

Foxworth Road Estimated Construction Cost: $500,000 to $600,000

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Figure 4: Roadway Maintaining Agency Map

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External Network Connections Constraints The existing public roadway access to the site is provided by Foxworth Road and connects to Everhart Road. The connection at Foxworth Road & Everhart Road functions as a right-in/right-out only access connection and is within 50-feet of the signalized intersection of Everhart Road & US 301. Foxworth Road’s proximity to the signalized intersection limits the ability to enter the eastbound left-turn and through lanes if the queue at the intersection exceeds 50 feet. With existing conditions, the eastbound queue is over 400 feet at the intersection of US 301 & Everhart Road, inhibiting access from Foxworth Road. Due to the existing queue at the intersection of Everhart Road & US 301, anticipated access improvements may include restricting access to the left-turn and through lanes.

Based on the existing roadway network and access to public roadways, all project traffic would need to access Foxworth Road at Everhart Road with approximately 415 egress vehicles in the peak hour. As result of the increase in trips related to the Foxworth site and the existing restricted access, there would be an increase in the number of right-turn movements at Everhart Road & US 301, some of which are anticipated to continue north of US 301. Consequently, the increase in the number of right-turn movements at Everhart Road & US 301 could lead to an increase in the number of vehicles potentially making a U-turn at the I-75 northbound ramp on US 301 or using the signalized intersection of US 301 & Progress Village Bloomingdale Road.

Evaluation of the operation impacts at the ramp connection and signalized intersection are to be coordinated with FDOT.

Potential Improvements Based on the observed constraints on the existing roadway network and allowed access locations, potential intersection and roadway improvements and new roadway connections were reviewed for feasibility. The following includes potential improvements, benefits, and considerations for completing the improvements.

• US 301 & Everhart Road is the closest signalized intersection to the site. Based on an evaluation of existing conditions, there is an existing 400 foot queue at the eastbound approach during the p.m. peak-hour which inhibits access from Foxworth Road.

Intersection improvements to prohibit access to the left and through lanes and improve safety at the intersection include a raised island to channelize the right turn movement at Foxworth Road.

US 301 & Everhart Road Estimated Construction Cost: $5,000 to $15,000

• Camden Field Parkway is located approximately 650 feet north of the site and connects from Foxworth Road to Falkenburg Road, but it is not a public roadway. Site observations revealed that Camden Field Parkway is readily accessed as a cut through street between US 301 and Falkenburg Road. Public access on Camden Field Parkway would provide access to the site to and from the west where there is currently not a sustainable option. Considerations to allow access on Camden Field Parkway may include:

o Improvements along 0.6 miles (3,100 feet) of Camden Field Parkway o Roadway adoption onto County roadway network o Design standard for 2-Lane Undivided Urban Collector (TS-4)

Existing Conditions Assessment & Infrastructure Strategy 15 o Allow for advisory speed of 20 mph at the horizontal curves based on required design speed under existing conditions.

Camden Field Parkway Estimated Construction Cost: $250,000 to $350,000

• New roadway connection between Everhart Road and Camden Field Parkway would provide access from Camden Field Parkway and Everhart Road and avoid use of horizontal curve on Camden Field Parkway and right-out only access at Foxworth Road & Everhart Road. Considerations for a new roadway connection between Everhart Road and Camden Field Parkway may include:

o Roadway construction for 0.13 miles (700 feet) o Design standards for 2-Lane Undivided Local Urban Road (TS-3) o Fill of existing dry pond on property south of Everhart Road, and construction of retaining wall adjacent to pond on property north of Camden Field Parkway o Property acquisition and modifications to existing plats between Everhart Road and

Camden Field Parkway. Additional coordination and permitting would be required with SWFWMD, with an estimated cost of $2,000 to $3,000 for permitting fees with

SWFWMD.

o Intersection connection at Camden Field Parkway and connection into existing roundabout on Everhart Road

N/S Road Connection between Everhart Road and Camden Field Parkway Estimated Construction Cost: $1,000,000 to $2,000,000

• New roadway connection extending Everhart Road to South Falkenburg Road would provide improved access to the site from the north and south via Falkenburg Road. This connection would also be supported by the potential north/south between Everhart Road and Camden Field Parkway. Considerations for a new roadway connection extending Everhart Road to South Falkenburg Road may include:

o Roadway construction for 0.36 miles (1,900 feet) o Design standards for 4-Lane Divided Urban Collector Road (TS-6) o Signalized intersection connection on Falkenburg Road at the entrance to Frost

Elementary and Giunta Middle School

E/W Everhart Road Extension to South Falkenburg Road Estimated Construction Cost: $5,000,000 to $6,000,000

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Site Civil Review The site civil review includes identifying the adjacent water and sewer service providers and permitted capacities, stormwater and floodplain issues on site, wetlands on site, and other known utilities or easements located on and adjacent to the site.

The following datasets were used to document the preliminary site features identified on the site:

• Hillsborough County and City of Tampa utility GIS files

• South-Central Advanced Wastewater Treatment Facilities Capacity Analysis Report

(Updated May 2020)

• Florida Department of Environmental Protection (FDEP) permit data including the

Hillsborough County Annual 21-22 Reuse Report

• National Wetlands Inventory (NWI)

• Historic imagery

• Available as-builts

Existing Water and Wastewater Utilities The following section outlines the existing water and wastewater utility system on and adjacent to the site, available and permitted capacity at the treatment plants serving the area, and the anticipated demand due to the site development.

The site is located on the border of the City of Tampa and Hillsborough County Service Area for water and sewer distribution. There are water and sewer mains located on the north end of the property owned and operated by the City of Tampa and on the south end of the property owned and operated by Hillsborough County. The area south of the site is served by Hillsborough County’s South Central potable water system.

Water Infrastructure There are limited transmission lines near the Foxworth Road redevelopment site. The following transmissions were identified within one mile of the site:

• City of Tampa 16” ductile iron main on 78th Street, installed in 2002

• Hillsborough County 12” PVC water main on Progress Boulevard, installed in 1989

The site has several water distribution lines adjacent to its boundaries including the following:

• City of Tampa 8” ductile iron water main on Foxworth Road connecting to the site on the northeast corner, installed in 2005

• Hillsborough County 8” PVC water main stub out on the northwest corner of the property, installed in 2014

Because PVC and ductile iron pipes have a service life expectancy of 50 or more years, the identified infrastructure is anticipated to be fair condition and have adequate remaining useful life.

There is a water main interconnect between Hillsborough County and City of Tampa utilities approximately 5,000 linear feet (LF) north of the site. This interconnect serves as a redundancy and emergency backup water supply for the potable water system in the event of an emergency or when adequate water demand is unable to be met under one utility alone.

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Because of the nearby City of Tampa water main, the site may be an appropriate candidate for an interconnect location between the two utilities. A constraint to creating an interconnect location are the different pipe materials as well as the treatment processes. As a result, sampling points would be needed to monitor water chemistry. Coordination and letter of commitment with City of Tampa would be required if the site is not served by Hillsborough County.

Reference Figure 5 for a map of the existing water infrastructure in this area.

Wastewater Infrastructure The site has several Hillsborough County owned wastewater force mains located nearby including:

• Hillsborough County 20” fusible PVC force main on Falkenburg Road, installed in 2008

• Hillsborough County 6” PVC force main on Chatterton Way, installed in 2017

• Hillsborough County 16” PVC force main on Progress Boulevard, installed in 2012

• City of Tampa 4” PVC force main on Foxworth Road, installed in 2015

PVC pipes have an expected useful life of 100 years and are expected to be in fair condition with adequate remaining useful life.

According to Hillsborough County GIS data, there is a small network of 8” PVC private gravity main, located in the northeast corner of the site. Because the area previously had mobile homes on site, it is understood there the gravity system and above ground effluent ponds served the property for waste stabilization and sewage treatment. It is unclear if the gravity sewer and effluent pond infrastructure was vacated and properly removed. Coordination with FDEP and Hillsborough County Environmental Protection Commission (EPC) and Department of Health (DOH) may be required during initial site mobilization.

On-Site Gravity Sewer System Removal Estimated Cost: $800,000 to $900,000

Reference Figure 6 for a map of the existing wastewater infrastructure in this area.

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Existing Public Water and Wastewater Capacity

Water Treatment Plant Capacity

The nearest Hillsborough County water treatment plant (WTP) servicing the area is the Lithia WTP. Additionally, the Central Hillsborough WTP is also part of the South-Central system that will provide additional flow if needed. The combined potable water system has a permitted capacity of 88.6 MGD. The available Hillsborough County potable water production capacity at the Lithia WTP is 35.1 MGD and 16.7 MGD at Central Hillsborough WTP for new development or redevelopment if needed.

Wastewater Treatment Plant Capacity

The area’s wastewater is treated by the Valrico Advanced Wastewater Treatment Facility (AWWTF) which has a permitted capacity of 12 million gallons per day (MGD), with an annual average flow of 7.43 MGD, as provided by the County. This leaves 4.57 MGD of available wastewater treatment plant capacity (annual average flow) for new development or redevelopment. According to Hillsborough County GIS data, all nearby sanitary force mains of the redevelopment site flow to the Falkenburg AWWTF. However, CIP project #10280000, diverted 2 MGD of flow from the Falkenburg AWWTF to the Valrico AWWTF due to max capacity restraints. It is assumed that the flow from this site will go to the Valrico AWWTF for treatment.

As shown in Table 5, the existing annual average flow and max flow is less than the permit capacity at the WTP and WWTP serving the site. Therefore, there is available capacity at the WTP and WWTP serving the site.

Table 5: Treatment Plant Capacities

Facility

ID

Permit Capacity

(MGD)

Annual Average

Flow (MGD)

Max Flow

(MGD)

Available Annual

Average Flow Capacity (MGD) Name Type

South-Central WTP 6290787-18 88.6 36.8 54.4 51.8

Valrico AWWTF WWTP FL0040938 12.0 7.43 4.57

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Figure 5: Water Infrastructure Map

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Figure 6: Wastewater Infrastructure Map

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Stormwater/Floodplain Redevelopment of the site is expected to trigger both Hillsborough County and the Southwest Florida Water Management District (SWFWMD) stormwater redevelopment requirements. Both agencies will require water quantity and quality compensation.

The property currently lies in FEMA flood zone X with two small pockets of flood zone A. The flood zone A areas appear to be aligned with the above ground effluent ponds that previously served the development. Reference Appendix C for the FEMA Firm Map.

Hillsborough County maintains a regional watershed and floodplain model to determine local sites requiring floodplain compensation. The property has floodplain onsite located in the southwest corner that will require compensation and mitigation during the development process.

Reference Appendix D for the county’s floodplain map. County floodplain mitigation may require a revised existing conditions model, or design exception submitted for review and approval to the County.

The site lies in the Delaney Creek watershed basin. FDEP maintains a list of impaired basins that will require additional water quality treatment volume in the form of net improvement. This project is located in two sub-basins, both of which are deemed impaired for high concentration of Enterococci and Escherichia Coli, requiring stormwater treatment onsite.

Wetlands Per the National Wetlands Mapper maintained by the U.S. Fish and Wildlife service, it appears there are no existing wetlands, reference Appendix E for the Wetlands Map. Further survey information will be required to determine if areas of lowlands or wetlands are present, and formal delineation with SWFWMD and Hillsborough County EPC may be required.

Easements Per as-builts for the neighboring development to the west and confirmed by Sunshine 811 design ticket, there is an existing 30-foot Florida Gas utility easement extending east/west on the northern edge of the property boundary, reference Appendix F for western development utility construction plans showing the easement. Additionally, per Hillsborough County property appraiser and existing deed it appears there was a 30-foot right-of-way running north south bisecting the property, that has since been vacated, this may require further coordination and confirmation. No additional easement information is available currently. ALTA land survey and a Full Title report with schedule B-II items will provide more in-depth information pertaining to easement information.

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Market Assessment Summary Concurrent with the existing conditions assessment, a market assessment was completed to identify economic, demographic, and market factors to determine the potential demand for market-rate housing on the Foxworth Road site. Based on the results of the market assessment, a residual/financial land evaluation was completed to determine the highest and best use for market-rate development. An overview of the assessment and backup data is provided in Appendix G. Key findings from the market assessment include the following:

• Although direct site access to/from US 301 and Everhart Road is limited, it is not all together detrimental to marketability of residential uses.

• Long-term population projections indicate that the area’s average annual population growth rate (1.6 percent) will outpace the County (1.3 percent).

• There has been 3,022 multifamily units added to subject’s multifamily submarket during the past five years. The average complex is 300 units in size.

• Discussions with industry professionals indicate that land pricing for market-rate multifamily (3-4 garden garden-style) is in the $40,000/unit range.

• It is recommended that the County consider allocating up to 50 percent of the property (15 acres) to support market-rate development, allowing an opportunity to build approximately 300 units.

• The residual land evaluation for a 300-unit market-rate multifamily development is in the range of +/-$12 million ($40,000/unit).

• The balance of the land would be utilized for affordable/workforce housing and potentially generate +/-$10,000 per unit in land value, if developed jointly with private developer and utilizing low-income housing tax credit (LIHTC) funding.

• Funds can be used to support costs associated with off-site infrastructure needs.

In addition to the market analysis noted above, a cursory analysis of an alternative housing development options was completed based upon the Affordable Housing Services’ preferred program (Scenario A). The AHS preferred development option includes a significantly reduced density option compared to the allowable density with 180 multifamily units and 7 single family units. The program seeks to provide housing for households less than 120% of AMI, with at least 25% of the units for households below 50% of AMI. For the purposes of this analysis, the following was assumed for the affordability mix for the multifamily units.

50% AMI 80% AMI 120% AMI

Mix 25% 50% 25%

Multifamily Units 45 90 45

Utilizing the same development cost parameters as the market assessment for market-rate housing (120% of AMI) and considering LIHTC funding or other subsidy funding, the land evaluation generates roughly $10,000 per unit; or, $1.8 million for the multifamily units alone.

This is not inclusive of additional capital that can be realized from the single-family housing. If the same mix of affordability was assumed, the valuation of $10,000 per unit could be used to estimate the land value for an increased multifamily unit density on the Foxworth site. Additional information on the alternative development option is included in Appendix G.

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Summary of Next Steps Based on the existing conditions review of land use, transportation, site civil characteristics, and market assessment, the following is a summary of the next steps for development of Foxworth site. Based on the estimated order of magnitude cost difference between the land evaluation and site improvements, the County has an opportunity to fund infrastructure needs to support development the Foxworth site.

• Develop site plan based on the preferred development plan and unit mix. The site plan is recommended to include the required affordability mix under the Neighborhood Stabilization Program and buildout of the maximum allowable density based on the future land use and density bonuses. Based on the land evaluation for 300 market rate units, the land value to support costs associated with infrastructure needs to develop the site is in the range of:

$40,000 per market-rate unit: $12,000,000

• Following preliminary site plan, the property will undergo site plan review and permitting in accordance with Hillsborough County requirements. Preliminary requirements are outlined in the pre-submittal meeting notes in Appendix H.

• Establish necessary off-site improvements based on preferred development plan. Off-site roadway improvements and estimated cost to be evaluated are anticipated to include the following:

Foxworth Road Estimated Construction Cost: $500,000 to $600,000

US 301 & Everhart Road Estimated Construction Cost: $5,000 to $15,000

Camden Field Parkway Estimated Construction Cost: $250,000 to $350,000

N/S Road Connection between Everhart Road and Camden Field Parkway Estimated Construction Cost: $1,000,000 to $2,000,000

E/W Everhart Road Extension to South Falkenburg Road Estimated Construction Cost: $5,000,000 to $6,000,000

Estimated Off-site Roadway Total: $6,800,000 to $9,000,000

• Determination of necessary off-site improvements is anticipated to require the following coordination:

o Pre-application meeting and coordination with FDOT on improvements to Foxworth Road and access improvements at US 301 o Property acquisition and/or easements for roadway connection between Camden Field Parkway and Everhart Road. Roadway connection will also require coordination with SWFWMD due to stormwater pond impacts.

• Coordination and letter of commitment with City of Tampa would be required to connect water and sewer lines to City of Tampa network, if the site is not going to be served by Hillsborough County. On-site utility improvement costs that the County may incur include removal of the gravity sewer system.

On-Site Gravity Sewer System Removal Estimated Cost: $800,000 to $900,000

Estimated On-site Utilities Total: $800,000 to $900,000

APPENDIX A

Zoning District Descriptions

Agricultural District

AS-1 - Agricultural, Single-Family

The purpose of this district is to encourage agricultural and related uses and permit single-family conventional and mobile home development in a rural environment on parcels of at least one (1) acre

Residential Districts

Residential districts provide for the development of a variety of residential housing types in accordance with the Comprehensive Plan. Accessory uses, compatible related support uses, and special uses are also permitted or permissible.

RSC-2 -Residential, Single-Family Conventional

The purpose of this district is to provide the opportunity for one-half acre or larger lot single-family conventional development in conformance with the provisions of the Comprehensive Plan and preserve the suburban density living environment.

RSC-3 - Residential, Single-Family Conventional

The purpose of this district is to provide the opportunity for one-third acre or larger lot single-family conventional development in conformance with the provisions of the Comprehensive Plan and preserve the low-density suburban living environment.

RSC-4 - Residential, Single-Family Conventional

The purpose of this district is to provide the opportunity for one-fourth acre or larger lot single-family conventional development in a suburban living environment in conformance with the provisions of the Comprehensive Plan.

MH - Mobile Home Overlay

The purpose of this overlay district is to provide for the opportunity for the development of mobile homes on lots that are consistent with the underlying zoning in conformance with the provisions of the Comprehensive Plan.

APPENDIX B

Comprehensive Plan Support

Economically Disadvantaged Groups Element GOAL: Hillsborough County will strive to improve the quality of life of its economically disadvantaged population by addressing their special needs and promoting their full participation in the community.

OBJECTIVE 2: The County shall implement a combination of strategies to increase the provision of affordable housing. These strategies shall include, but not be limited to, the following policies:

Policy 2.6 - The County provides incentives for developers, such as density bonuses for affordable housing, which encourages low and moderate income housing proximate and/or accessible to employment centers, cultural, educational, transportation and recreational facilities, such as within the I-75 Corridor and other existing and emerging growth areas.

Housing Element Goal 1: Ensure fair and equal access to housing for all people in Hillsborough County while accounting for population growth, climate change, and affordability.

Objective 1.3: Density bonuses will be utilized as an incentive to encourage the development of more affordable housing.

Policy 1.3.1: The maximum level of residential density and/or the maximum retail commercial Floor Area Ratio (FAR) permitted in each land use category may be increased, with project specific approval by the Board of County Commissioners and without requiring a Comprehensive Plan amendment, when the purpose for the increase is to provide moderate, low, very low, or extremely low-income affordable housing. Such an increase in density and/or Floor Area Ratio shall be part of an official request to rezone the subject parcel.

Table 3: Affordable Housing Density/Intensity Bonus

Future Land Use Category

Base Max. DU/ Acre

Base max.

FAR

Density Bonus Max DU/Acre

FAR Bonus Max Far*

UMU-20 20 1.0 35 2.00

Policy 1.3.2: In order to qualify for use of the Affordable Housing Density Bonus, the project shall meet the following criteria:

a. The site shall be wholly located within the Urban Service Area.

b. The site shall be in one of the residential or commercial Future Land Use categories as indicated in Table 1: Allowable Densities and Intensities for the Provision of Affordable Housing. The density bonus does not change the Future Land Use Map designation.

c. The site shall be serviced by public water and sewer and have access to public streets.

d. The units shall remain affordable for a minimum of 30 years.

e. The bonus shall be memorialized in a Development Order as well as a deed restriction, Land Use Restriction Agreement, or other mechanism as determined by the County Attorney’s Office.

f. For projects that are proposed to be a mix of market rate and affordable units: The affordable units must be developed within the same project site as any market rate units provided; the affordable units shall not be transferred to a different site.

g. Units shall be equitably and evenly distributed by location, type, and construction.

h. A minimum 20% of the total number of units proposed shall be deemed affordable to households making 100% or less Area Median Income. The distribution of affordable units shall be as follows for properties greater than one acre:

i. A minimum fifty percent (50%) of affordable units shall be set aside for incomes at 60% or below Area Median Income.

ii. The remaining affordable units not to exceed fifty percent (50%) shall be set aside for incomes at 100% or below Area Median Income.

j. To encourage residential infill and appropriate scale of transition, properties one acre or less may provide all required affordable units at or below 80% AMI.

APPENDIX C

FEMA Firm Map

National Flood Hazard Layer FIRMette

0 500 1,000 1,500 2,000250 Feet

Ü

SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT

SPECIAL FLOOD

HAZARD AREAS

Without Base Flood Elevation (BFE) Zone A, V, A99

With BFE or DepthZone AE, AO, AH, VE, AR

Regulatory Floodway

0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mileZone X

Future Conditions 1% Annual Chance Flood HazardZone X

Area with Reduced Flood Risk due to Levee. See Notes.Zone X

Area with Flood Risk due to LeveeZone D

NO SCREENArea of Minimal Flood HazardZone X

Area of Undetermined Flood HazardZone D

Channel, Culvert, or Storm Sewer

Levee, Dike, or Floodwall

Cross Sections with 1% Annual Chance

17.5 Water Surface Elevation

Coastal Transect

Coastal Transect Baseline Profile Baseline Hydrographic Feature

Base Flood Elevation Line (BFE)

Effective LOMRs

Limit of Study Jurisdiction Boundary

Digital Data Available

No Digital Data Available

Unmapped

This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below.

The basemap shown complies with FEMA's basemap accuracy standards

The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 4/12/2023 at 8:30 AM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time.

This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for regulatory purposes.

Legend

OTHER AREAS OF

FLOOD HAZARD

OTHER AREAS

GENERAL

STRUCTURES

OTHER

FEATURES

MAP PANELS

B 20.2

The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location.

1:6,000

82°21'21"W 27°54'42"N

82°20'43"W 27°54'10"N

Basemap: USGS National Map: Orthoimagery: Data refreshed October, 2020

SUBJECT PROPERTY

APPENDIX D

Hillsborough County Floodplain Map

APPENDIX E

Wetlands Map

FOXWORTH RD - WETLANDS MAP

U.S. Fish and Wildlife Service, National Standards and Support Team, wetlands_team@fws.gov

Wetlands Estuarine and Marine Deepwater

Estuarine and Marine Wetland

Freshwater Emergent Wetland

Freshwater Forested/Shrub Wetland

Freshwater Pond

Lake

Other

Riverine

April 12, 2023

0 0.25 0.50.125 mi

0 0.4 0.80.2 km

1:15,047

This page was produced by the NWI mapper National Wetlands Inventory (NWI)

This map is for general reference only. The US Fish and Wildlife Service is not responsible for the accuracy or currentness of the base data shown on this map. All wetlands related data should be used in accordance with the layer metadata found on the Wetlands Mapper web site.

APPENDIX F

Adjacent Property Utility Construction Plan

MAGNOLIA PARK

CENTRAL, PHASE "A"

PLAT BOOK 115, PAGES 185-190

INTERCHANGE BUSINESS CENTER

FOLIO NO: 0476280064

PIN NUMBER: U-36-29-19-847-000000-C0000.0

PLAT BOOK 104, PAGES 238-

INTERCHANGE BUSINESS CENTER

FPRO-201 LLC

(UNPLATTED)

FOLIO NO: 0476280054

PIN NUMBER: U-31-29-20-847-000000-00002.0

PARK

SITE

LOT 4

PARK SITE

(OPEN SPACE)

MAGNOLIA PARK

CENTRAL, PHASE "A"

PLAT BOOK 115, PAGES 185-190

INTERCHANGE BUSINESS CENTER

FOLIO NO: 0476280064

PIN NUMBER: U-36-29-19-847-000000-C0000.0

PLAT BOOK 104, PAGES 238-

INTERCHANGE BUSINESS CENTER

FPRO-201 LLC

(UNPLATTED)

FOLIO NO: 0476280054

PIN NUMBER: U-31-29-20-847-000000-00002.0

PARK

SITE

LOT 4

PARK SITE

(OPEN SPACE)

SI

E

N N

A M

O

SS

W A

Y

BANYAN TREE PLACE

C H

A T

T E

R T

O N

W A

Y

ASPEN HOLLOW PLACE

ENGLISH OAKS LANE

P A

P E

R M

U L

B E

R R

Y P

L A

C E

SA

V

A N

N A

H H

O L

L Y

P L

A C

E

B A

N Y

A N

T R

E E

P L

A C

E

ST

A

R M

A G

N O

L

IA

W A

Y

SAPPHIREBERRY LANE

MOUNTAIN CAMELLIA LANE

A L

L E

Y B

ALLEY A

A L

L E

Y C

SW

E

E T

C

IN

N A

M O

N C

O U

R T

WETLAND

AREA "C"

SUNSHINE STATE ONE CALL OF FLORIDA, INC.

811 or 1-800- It's the Law!

CALL 48 HOURS

BEFORE YOU DIG

432-4770

SCALE: 1" = 50'

A2

LEGEND

A HIGH PRESSURE NATURAL GAS LINE

IS CURRENTLY IN SERVICE IN THE VICINITY

OF THIS PROJECT. USE EXREME CAUTION

AT ALL TIMES DURING ALL PHASES OF

CONSTRUCTION.

RECORD DATA PROVIDED BY

GEOPOINT SURVEYING, INC.

RECORD DRAWING LEGEND

APPENDIX G

Market Assessment

M a y 2 0 2 3

Foxworth Road Property Highest & Best Use Analysis/Market Assessment

SUMMARY

Summary Introduction

Hillsborough County currently owns a 30+ acre property (Property) located on Foxworth Road, just west of US 301 and south of

Everhart Road in Hillsborough County, FL (County). The property, which is designated as an Affordable Housing Infill Inventory property, is currently zoned to allow for roughly 500+ residential units. However, while the Property itself is generally suited for this level of new housing development, there are potential roadway accessibility and/or other off-site constraints that challenge County’s ability (from both a physical planning and financial perspective) to effectuate its development objectives.

As part of its broader planning initiatives for the Property, the County engaged Kimley-Horn to provide planning services to County staff to address the transportation and off-site improvements that may be needed to accomplish its goal of building affordable housing on the site. Furthermore, in this effort, Kimley-Horn engaged Lambert Advisory (Lambert), to conduct a Highest & Best Use

Analysis (HBU) of the County’s property to identify alternative development options for the site.