MEMORANDUM. 1. Modification of Map H to combine the 1.8 acre St. Johns County Courthouse Annex site with lands owned by the Tour as part of the DRI.

Transcription

1 MEMORANDUM DATE: JULY 3, 2017 TO: FROM: RE: NORTHEAST FLORIDA REGIONAL COUNCIL EXECUTIVE COMMITTEE BRIAN TEEPLE, CHIEF EXECUTIVE OFFICER CABALLOS DEL MAR DEVELOPMENT OF REGIONAL IMPACT NOTICE OF PROPOSED CHANGE (TOUR) The applicant, PGA Tour Inc., Tournament Players Association, Inc., and Tournament Players Club at Sawgrass, Inc. (collectively the Tour ), proposes to make changes to the Master Development Plan (Map H) for the Players Club Planned Unit Development (PUD) portion of the Caballos del Mar DRI. This PUD was originally approved, along with companion modifications to the DRI, in 1999 and subsequently amended in The proposed changes include the following: 1. Modification of Map H to combine the 1.8 acre St. Johns County Courthouse Annex site with lands owned by the Tour as part of the DRI. 2. Consolidation of Tour owned parcels (Tour and Golf Course Parcels) and the Annex parcel and their approved uses into Map H. The practical effect of this proposal is to: a. Add the Courthouse Annex property into the DRI, pending a proposed land swap with the County. b. Predesignate the Golf Course as Mixed-use with the allowable uses of Golf Course, Multi-Family Residential, and Golf Course Related Commercial and Office. It is the NEFRC s understanding this is being proposed to provide for the development of multi-family dwelling units in unspecified non-golf course portions of this parcel. 3. Addition of a new Land Use Equivalency Table that provides for the exchange of approved multifamily residential units and commercial (office and retail). 4. Extension of the termination, build-out, downzoning protection and construction completion dates for development that is the subject of this NOPC. This extension is proposed to be a period of 25 years upon approval of amended DO for this proposal. Recommendation Staff respectfully recommends the Northeast Florida Regional Council Executive Committee approve this staff report.

2 Northeast Florida Regional Council Review of Caballos del Mar Development of Regional Impact Tour Notice of Proposed Change Background The Caballos del Mar Development of Regional Impact (DRI) (n/k/a Players Club and Marsh Landing) was one of the first DRIs approved in Northeast Florida. It was originally developed by Fletcher Land Corporation and was approved by St. Johns County on July 8, 1975 and has been modified 18 times since. When the DRI was approved in 1975, it included development rights for 8,296 residential dwelling units, acres of commercial uses, acres of recreation, acres of community support, acres of resort villas, and acres of roads, creeks and preserve (Attachment 1). In 1978, the DRI's density and uses were modified to include a total of 8,200 residential dwelling units; acres of commercial uses; 1, acres of active and passive recreational; acres of community support; and acres of miscellaneous uses. In 1993 St. Johns County Amended and Restated the Caballos del Mar Development Order (DO) by approving Resolution No which cites "the presently approved total of 7,576 DU's." The DRI's development entitlements were allocated between two separate Planned Unit Developments (PUDs), Marsh Landing and Players Club. Over time, the development of the PUD lands has yielded a much lower density and intensity than allocated to them in their respective PUD ordinances, as amended. Proposed Change The applicant, PGA Tour Inc., Tournament Players Association, Inc., and Tournament Players Club at Sawgrass, Inc. (collectively the Tour ), proposes to make changes to the Master Development Plan (Map H) for the Players Club PUD portion of the Caballos del Mar DRI. This PUD was originally approved, along with companion modifications to the DRI, in 1999 and subsequently amended in The proposed changes include the following: 1. Modification of Map H to combine the 1.8 acre St. Johns County Courthouse Annex site with lands owned by the Tour as part of the DRI. It was noted during the review that the Owners Authorization Form for St. Johns County was unsigned. 2. Consolidation of Tour owned parcels (Tour and Golf Course Parcels) and the Annex parcel and their approved uses into Map H (Attachment 2). The practical effect of this proposal is to: a. Add the Courthouse Annex property into the DRI, pending a proposed land swap with the County. b. Predesignate the Golf Course as Mixed use with the allowable uses of Golf Course, Multi Family Residential, and Golf Course Related Commercial and Office. It is the NEFRC s understanding

3 this is being proposed to provide for the development of multi family dwelling units in unspecified non golf course portions of this parcel. Again, it was noted that the Owners Authorization Form for the Tournament Players Club at Sawgrass, Inc. was also unsigned. 3. Addition of a new Land Use Equivalency Table (Attachment 3) that provides for the exchange of approved multi family residential units and commercial (office and retail). Land use equivalency tables are frequently found in modern DRIs to allow for some flexibility in land use while making any such exchange external trip neutral. 4. Extension of the termination, build out, downzoning protection and construction completion dates for development that is the subject of this NOPC. This extension is proposed to be a period of 25 years upon approval of amended DO for this proposal. Review There are three review standards that are applicable to proposed changes in DRIs: 1. Consistency with the DRI s Development Order Conditions. 2. Consistency with the numerical thresholds in Subsection (19), Florida Statutes. 3. Impacts to Regional resources and facilities not previously reviewed. Consistency with the DRI s Development Order Conditions The proposed change does not violate any condition in the Caballos del Mar Development Order and therefore additional mitigation is not recommended under this review standard. Consistency with the numerical thresholds in Subsection (19), Florida Statutes This proposed change does not exceed the thresholds established in Subsection (19)(b)8., Florida Statutes. Impacts to Regional resources and facilities not previously reviewed Since the proposed development does not exceed the approved amount of development in the Caballos del Mar DRI there are no impacts to regional resources or facilities that were not previously reviewed. No additional mitigation is recommended under this review standard. Observations/Recommendations As noted above, there are two unsigned Owners Affidavit Forms contained in the NOPC. Additionally, the change in the land use designation for the Golf Course to Mixed use, without any specificity as to location of non golf course uses, make meaningful analysis difficult. St. Johns County should await correction of these two issues prior to consideration of approval.

4 Attachment 1 Caballos del Mar Tour DRI NOPC

5

6 Attachment 2 Caballos del Mar Tour DRI NOPC

7

8 Attachment 3 Caballos del Mar Tour DRI NOPC

9