PDD-22-7579
Published agenda2 appearances between Jan 6, 2022 and Feb 8, 2022, at 2 boards.
Approved Staff’s recommendation.
Official title
Zoning Amendment (Consent) – Distinct Development Dade City/Happy Hill Rd. – Change in Zoning from a A-R Agricultural-Residential District and a R-1 Rural Density Residential District to a R-4 High Density Residential District – East Central Pasco County – On the Northwest Corner of the Intersection of Happy Hill Road and Sarah Lynn Drive – Containing Approximately 18.78 Acres
On a calendar
Jan 6, 2022 → Feb 8, 2022 · click a mark to jump to that appearance
Every appearance2 of 2 are in a recording
Each appearance carries the official title above. Where the county’s wording changed, the change is marked: added and removed. Steps with no marks were worded identically.
TranscriptWhat was said at each appearance is below it. Machine transcription, with speaker names inferred from voice matching. 63% of 89 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
- 11m1/2Denise
Good afternoon, Mr. Chairman Planning Commission Members. Denise Hernandez, Planning and Development. We're going to start on item PC five, which is PDD 227579. It's a zoning amendment in the name of Distinct Development, Dade City, Happy Hill Road. It's for a change in zoning from an AR agricultural residential district and an R1 rural density residential district to an R4 high density residential district. comes to you with a recommendation of approval.
Charles GreyChairOkay, this is five.
DeniseE C five.
Charles GreyChairOkay. All right.
11m2/2DeniseAnd if it's okay with you, can we do PC five now? Thank you.
Liam DevineHappy New Year. Liam Devine, Planning and Development. Item PDD twenty-two-seven five seven nine in the name of Distinct Development Date City. Thank you. Happy Hill Road. It is a zoning amendment from AR Agriculture Residential District. And R one Rural Density Residential District to an R for high density residential district. The subject site is located on the northwest corner of the intersection of Happy Hill Road and Sarah Lynn
Drive.
This is a look at the aerial view.
The surrounding future land use is Res 6 and Res 3 to the north. To the east and south is Res 6, and to the west is Res 6 and Res 1.
The surrounding zoning to the north is R1, AR, and AC. To the east Is A R and MF1 to the south is R1 and MF1, and to the west is R1 and AR.
The subject site is currently undeveloped, consisting of a hay field on approximately 18.78 acres. The applicant proposes to develop the property with approximately 75 single-family detached dwelling units in conformance with the R4 high-density residential district standards.
The surrounding area is characterized by residential and agricultural development. The subject area has a future land use classification of Res 6, and access to the property is from Happy Hill Road, a county-maintained collector road. And this is coming with a recommendation for approval.
Charles GreyChairOkay. Thank you very much, Liam.
Unidentified speakerVoice AMr. Chairman, Clark Hobby, Hobby and Hobby, PA 109 North Brussel Street, Tampa, Florida have been sworn. Uh the subject site is very small one. It's excuse me, wait a minute. Thank you. Yeah, I think I don't think anybody's I thought I swore myself back there. You swore yourself You swore at yourself. Yeah. Well I probably did that. And I deserved it too.
Charles GreyChairAll right, so let's let's do it all at once. Anybody who's planning to give testimony today, please r stand and raise your right hand.
Unidentified speakerVoice BI'll tell you.
Unidentified speakerVoice AYeah. Thank you. So I'd like to now admit that I just lied on the record before. I had not been sworn, but now I'm telling the truth. Where's the bank? At the bank. So the subject site uh that we're dealing with is off a Happy Hill Road. It's under 20 acres. Uh it's immediately adjacent to the Sweetwater apartment complex to the south. Two of the sites adjacent to the site are zoned MF1, so they allow multifamily at considerably
higher density, including the apartment complex that we have here. We provided a timing and phasing analysis to show that there's uh sufficient capacity on Happy Hill Road after. The uh project occurs, we'll still be at level of service A and B, depending on whether you're north or south of the site. So there's a lot of capacity there. And uh just for your benefit, I think you all know you drive uh you know, regularly fifty two and you see the intersection at Happy Hill. There's a lot
going on in that area and there's really two big influences in the area that's from the crest of the hill down to 52 on Happy Hill. And one is The roads, including the Clinton extension, which you can see from these sites looking down. So you have 52 and the Clinton extension, which are gonna be major, major game changers in this area. And then the second thing is the city of Dade City now is annexed to considerable number of parcels, not very far north of this site, and now have approved
basically a thousand units with lots that are smaller. Than this site. So we feel like we're, you know, being responsible. I didn't seek an MPUD with 40 or 50 foot lots. I stuck with R4, which has 60s. I think that's fair with the neighbors and is a responsible way of doing it. So I'm happy to answer any questions. I know we have one objector here and I look forward to chatting with her after today's hearing. Happy to answer any questions.
Charles GreyChairThank you. Thank you. Any questions?
Unidentified speakerVoice AI guess
Charles GreyChairwe're good. All right. Come on up if you want to speak. Please come up and give us your name and address.
HenryYou start. Oh I'm sure you can speak.
Charles GreyChairIf you want to, no.
Unidentified speakerVoice CAlisa Weaver, [address removed].
Charles GreyChairThank you.
Unidentified speakerVoice CUm I first want to say that I am not at all. And sworn,
Charles GreyChairright?
Unidentified speakerVoice CI I couldn't see you back there. I actually better raise my hand. Yes, thank you. But I would like it to this proposal to be denied. I live directly across the street. Um And I guess my question is is how does the zoning change positively affect the health, safety, welfare, and morals of the surrounding community, and how does this change benefit the surrounding homeowners? Um that's a lot of houses and a small
area. And I don't feel there's any any of the resident homeowners are being are benefiting from this other than the developer that owns the property. Um, and I'm not sure if any additional traffic studies have been done on Happy Hill Road. It's Uh since they've approved the Dade City has annexed the property and they've approved the uh new homes. that's gonna put a lot of additional traffic
on Happy Hill Road. And right now it's it's always been a two-lane rural road, an enormous amount of traffic. anymore. And where our properties are, the distinct development properties in mind, it's this it's a straightaway. And it's speed limits 45, 35 in front of the school and church that's next door to me. Nobody goes 45. I've been right off the road. I've got my blinker on turning left. They
go around you. I've even had county vehicles just about run you off the road. So I don't know how much. What the plans are for that road. But I don't ever see the the county monitor, patrol the road for speed, for any traffic violations, but it is very hazardous. And so now we're looking at additional homes on top of what's all already going to go in down the road that the city is annexed.
So uh and I guess my question is, what is the county going to do to protect me? and my visitors and my property, what keeps gonna keep us safe. And I feel now's the time to support your current homeowner residence before allowing additional high density development. And I ask you to deny this proposal on Happy Hill Road and if you have any questions.
Charles GreyChairAll right, thank you. Do you anybody have any questions?
Thank you very much for coming.
Unidentified speakerVoice AMr. Chairman, this is Clark Hobby. Again, I'll be brief. Um, as to the status of the road, I already testified, and in your agenda packet is the timing and phasing analysis from Mike Razor. that shows that there's sufficient capacity on the roadway. We will do an access management analysis at the time of the site plan approval, which will address the more specific access movements to ensure that there's safety with our neighbors across Happy Hill Road. So I think that addresses her concern
there. Uh, you know, there is, as you all are well aware, there's intense housing demand in our area. And I think rather than us seeking an MPUD. where we could have sought approximately 120 units. going to a R4 development that our concept plan shows only 51 is a responsible thing to do and in keeping with the blending of our what our neighbors already have to what the market really wants, which is even smaller lots. So I'd be happy to meet with our neighbor,
as I said, and we'll go over this more detail afterwards, but happy to answer any additional questions you have.
Charles GreyChairOkay, any questions?
Chris WilliamsWhat's I have just two questions.
Unidentified speakerVoice AYes, sir.
Chris WilliamsI noticed that the school uh elementary level has fourteen, I believe, vacancies, so I don't see any problems with the school's elementary. uh middle school or high school. What I was a little confused when you first approached the board regarding the frontage of those homes. Did you say sixty foot or forty foot?
Unidentified speakerVoice ASixty. That's what that's what R for the smallest we could do is sixty foot lots. Okay. Thank you. Thank you,
Charles GreyChairuh
Unidentified speakerVoice AMr.
Charles GreyChairHobby. All right. So uh if you if there are no further questions, I'll listen to a motion.
Donald E. AndersonI'll
Charles GreyChairmake a motion to approve
Donald E. AndersonPC
Charles GreyChairfive.
Donald E. AndersonAwesome.
Charles GreyChairAll right, we have a motion. We have a second. Any further discussion of the motion? Signify by saying I
Unidentified speakerVoice DAye.
Charles GreyChairAye. Opposed. Mike Sign. Motion carries.
Mr. Hobby, you're gonna get with uh the lady there to go over the any questions or details.
Okay, so that puts us
Say, Rise,
DeniseRenate. Should be PC nine, Mr. Chair.
Charles GreyChairOkay.
- 2
Zoning Amendment
(Consent)(Regular) – Distinct Development Dade … Containing Approximately 18.78 AcresApproved minutes
Approved Staff’s recommendation.
8mKathryn StarkeyChairWe have proof of publication in the December twenty-second, twenty-one uh edition of the Tampa Bay Times.
Liam DevineGood afternoon. Leam Divine Planning and Development. Item P forty one, PDD. 22-7579 in the name of Distinct Development Dade City slash Happy Hill Road. It is a zoning amendment from AR Agricultural Residential District to R1 Rural Density Residential District to a R4 high density residential district. The subject site is currently located on the northwest corner. of the intersection of Happy Hill Road and Sarah Lynn Drive. This
is a look at the aerial view. To the south and east of the subject site is the Sweet Water Apartment Complex and to the north is mobile slash manufactured homes and single-family dwellings. The surrounding future land use to the north is res III and Res six, to the south and east is Res six, and to the west is Res One and Res six. The surrounding zoning to the north is R1, AR, and AC. To the east is AR and MF1. To the south
is R1 and MF1. And to the west is R1 and AR. The subject site is currently undeveloped, consisting of hay fields on approximately 18.78 acres. The applicant proposes to develop the property with approximately 75 single-family detached dwelling units in conformance with the R4 high-density residential district standards. The surrounding area is characterized by residential development and agricultural pursuits. The subject area has the future land use classification of res 6
under the comprehensive plan and sorry, access to the property is from Happy Hill Road, a county-maintained collector road with approximately 66 feet of right-of-way. And this is coming with a recommendation for approval from Plan from Planning Commission and PDD staff.
Kathryn StarkeyChairThank you. And here we have the applicant.
Unidentified speakerVoice ABoard members Clark Hobby Hobby and Hobby PA, I think we only have one objector on this matter is one neighbor. Uh again, just would point out on this site, it's very small site. Um even though the R4 zoning that's at issue could yield about 75 units. In reality, it'll only be either 51 or 52. Which is basically under the res 3 future land use density. And this site has res six. The site was never in the Northeast Pasco rural
area. There's been uh multifamily to the immediate south of the site for over 20 years. So we feel by going to uh Euclidean district and not seeking 40 or even 50-foot lots, what we're doing. is in keeping with the area. And we don't believe we'll have an inordinate burden on Happy Hill Road. And our transportation or timing and phasing analysis shows that there's adequate capacity there. Just a reminder for those of you all who live on West Pasco, the city of Dade
City has annexed several projects within about a mile or so of the site. There'll be about a thousand or two thousand units that are being built. primarily by D R Horton up there. So this project will have a de minimis impact compared to that. Jeff, thank you. I'm happy to answer any questions.
Kathryn StarkeyChairOkay, do we have an anyone signed up to speak to this item?
Kathryn StarkeyChairElisa Weaver.
Ms. Weaver, if you would, just to acknowledge that you were sworn and you have your name and address for the record.
Unidentified speakerVoice CYes, I was sworn. Elisa Weaver, [address removed], W-E-A-V-E-R. Uh thank you for letting me address my concerns about rezoning the property on Happy Hill Road. I guess my question is, how did the zoning change on Happy Hill Road positively affect the health, safety, welfare of our surrounding community? The rezoning of this parcel to I4
hard density is not really consistent with much of the area. The majority of the properties in the surrounding area are a minimum of one acre and quite a few larger parcels of ten or more acres. Changing one parcel to R four Із водія демент то the surrounding residents. We live a rural lifestyle and not looking for close neighbors. The additional lights, noise, traffic will have a negative impact on the rural lifestyle that I love.
And w would like to keep. The traffic is is a major concern. The Happy Hill Road's been a scenic two-lane rural road. With the current conditions, it is a steady st stream of traffic, with many going well over the forty five and thirty-five mile per hour. uh speed limits that's posted. visibility is consider I would consider is low being the speed that people travel on the road. I've been run off the road, there's
accidents, vehicles going through my fences on a regular occurrence. It's been stated that a traffic study has been completed and that Happy Hill Road showed sufficient capacity for this and additional developments further to the north. That's truly difficult to believe if you travel Happy Hill Road.
Has the county completed a traffic study or only the engineers hired by the developer? I think it's time for Pasco County to get smart with their progressive development and not just say yes to additional development. Now is the time to support your current and long-term Pasco County homeowners and residents before allowing more high density development. I ask you to deny this proposal for the parcel on Happy Hill Road. Thank you.
Thank you.
Kathryn StarkeyChairIs there uh anyone else wishing to speak to this? Is there anyone else online that would wants to speak to this?
Kathryn StarkeyChairWe have no one online.
Kathryn StarkeyChairOkay, then um does the applicant want to respond to the mm-hmm.
Unidentified speakerVoice AYeah Madam Chair, if I might just and I won't belabor it, but You could argue that the proposal before you is not uh compatible with the area because we don't have an high enough density. There's an apartment complex right next to us. So we're going way down from the apartment complex from what is effectively something that's at 15, 18 units per acre to under three. uh with regard to the level of service and the transportation. We have to follow the code and
the methodology that the county requires our transportation engineer engineer to follow. And the study that was done, the timing and phasing analysis that the county staff reviewed and approved showed that the adopted level of service. for this uh area is clearly met and that the level of service with our project on there is only B as in boy. There aren't a lot of county roads with that low of a level of service anymore in the county. So uh I feel what we're doing is wholly consistent with the area. I'm proud of it.
We didn't ask for super small lots and I think it'll be a credit to the community. So thank you.
Kathryn StarkeyChairThank you. Um Commissioner Oakley, it's your district.
Ron OakleyIt fits in the property fairly well when you you're right next to an apartments like that, like Mr. Hobby Spoke and uh not asking for they're not asking for forty foot lights and things of that nature which would be very dense and very crowded. So uh that and the fact that the traffic study shows that there's availability on Happy O Road. So with that I'll move for approval. Thank you.
Kathryn StarkeyChairAny other discussion?
Ron OakleyAll in favor?
Kathryn StarkeyChairAye. Opposed? It is approved and now we are on to 42.