PDD-22-7586

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1. 1Apr 5, 2022
   Board of County CommissionersP58Public hearingApproved

   Approved minutes

   Approved the item per Staff’s recommendation.

   Open this item →▶ Play from 2:21:27
   ▶ 2:21:2723m

   StarkeyChair

   2:21:27Item P fifty eight was published in Tampa Times on February sixteenth, twenty twenty two.

   Unidentified speakerVoice A

   2:21:32Thank you, Commission members. Jessica Coal with the Planning and Development Department. Item P fifty eight. A little bit of housekeeping on this one. There was some ex parte given to me last night. They have been given to the clerks. The chairman has also granted the applicant's request for nine minutes on this item.

   2:21:52Item P58 is PDD 227586 in the name of Jordan Road, LLC, and others for a requested change in zoning from AR Agricultural Residential District to an MPUD Master Plan Unit Development District to allow for 220 multiple family units and 74,813 square feet of commercial office uses on approximately 27.75 acres. The property is located in central Pasco County on the north side of State Road 52, approximately two miles east of Interstate

   2:22:2375. The subject parcels currently reflect their original AR zoning district. The future land use classification is ROR Retail Office Residential. The subject site contains a single family dwelling unit and agricultural pursuits, is within the South Market area and the urban service expansion area, but is outside of the ruras. Section 402.2 C eight of the Land Development Code allows for deviations from the code if approved by the Land Commission and the Board of County Commissioners during

   2:22:53public hearing for any application for an MPUD rezoning. Variations shall be allowed where the BCC specifically finds in the particular case that the proposed variations meet or exceed the intent of the code. The applicant is seeking the following variations. LDC Section 901.6 D11, continuing existing street pattern and street access to adjoining property, requires streets within a proposed development be connected to adjacent areas to provide for profit proper traffic circulation. Purse staff analysis requiring vehicular connection to Hartman Road

   2:23:23would trigger substandard roadway improvements on Hartman, making the project financially infeasible and would not continue the existing street patterns. If the residential area is designed as a private residential community, it would be desired to allow for gated connections to the residential area internal to the subject site. Requiring a vehicular connection to Hartman Road would encourage public access through the residential area to Hartman Road, thus limiting the developer's ability to secure the community with gated access. In accordance with Land

   2:23:53Development Code, section ten oh three point one, gates, fences, and walls Gating, vehicular access connections to and within residential areas can be permitted as a gate if a gate is considered a part of the private residential developments entrance feature. Therefore, this applicant is proposing to provide a vehicular connection to State Road 52, vehicular cross connections to the east and west of the proposed non-residential area, and a 10-foot multi-use path within the residential area to connect to the possible.

   2:24:25The applicant is also requesting the option to gate the internal connections to the proposed residential area. Land Development Code Section 901.7, Bicycle Facilities, and Section 901.8, Pedestrian Facilities requires bicycle and pedestrian facilities to be installed in a manner that will not conflict or are not obstructed by lateral or vertical structures. Per staff analysis, providing a gated access internal to the residential portion of the development allows for the option to provide a secure

   2:24:55community and enhance the bicycle and pedestrian facilities. provided with proposed within the residential area. If the residential area desires a secure community, gating the bicycle and pedestrian connections internal to that area can be accomplished through gates and fences.

   2:25:14This would also include getting the use of the multi-purpose path to the future county trail. This would still meet the intent and purpose of these sections of the Land Development Code that provide for safe and efficient accommodations for bicycles and pedestrians. Land Development Code, Section 905.2 D5, Perimeter Landscape Buffering and Screening, requires perimeter landscaping on all sides of a lot to provide separation of uses and intensities. The land development code requires a 15-foot type B

   2:25:44landscape buffer. When commercial and office uses are adjacent to residential uses, this would total a 30-foot landscape buffer between these proposed uses. Per staff analysis, the separation of intensities can be accomplished within a reduced landscape buffer while accommodating perpendicular interruptions in the proposed buffer for vehicular and pedestrian connectivity from the residential area to the non-residential area. Therefore, the applicant is proposing to provide a 10-foot Type A landscape buffer

   2:26:14on the non-residential portion of the site, except for areas used to provide vehicular and pedestrian access through the project's site, to create an aesthetically pleasing development and encourage non-vehicular traffic. Presented here is the master plan for the MPUD. And here is their connectivity plan.

   2:26:37The proposed condition or the proposed request is consistent with the Pasco County Land Development Code, Section 4022, the MPUD's Master Plan Unit Development District, and the applicable provisions of the Pasco County's comprehensive plan. The PA Planning Commission heard this item on March third and unanimously voted to recommend approval. So this item comes to you with staff and planning commission's recommendation of approval, subject to the conditions contained in your packet. Thank you.

   StarkeyChair

   2:27:06I had a couple questions, but Commissioner Oakley, it's in your district, so do you want to or are we going to let the applicant speak first? Okay, we'll have

   Oakley

   2:27:13the applicants.

   Unidentified speakerVoice B

   2:27:18The applicant is online. Oh, sorry.

   Bruce Landis

   2:27:24on the stand. Um hi for the record, Bruce Landis uh representing the applicant. Um good afternoon uh Madam Chair and uh Commissioners. Mr.

   Unidentified speakerVoice C

   2:27:34Landis, you have been sworn.

   Bruce Landis

   2:27:35Oh yes, thank you. I have been sworn. Thank you. This is a 28-acre mixed-use MPUD and we have two components in it, commercial and residential. Um I'd like to share with you a little bit about um the development. Make sure I push the right button. Um I have with me also today if you have any questions on the multimodal connectivity, uh, Theo Petrich and traffic access um as well as something he can testify

   2:28:06on if you have any questions on that, and then also Dallas Evans uh for planning and environmental. Uh the community that we are planning on this twenty-eight acres is um a live, work, stay-play community. We have seven acres planned for commercial. Along State Road, currently State Road 52, and then 21 acres approximately for residential. We're Have plans for this to be a very connected community internally and also to State

   2:28:36Road 52 and also to the future multi-use pathway that is planned along Hartman Road through there. And as as I'll share with you, we're also committed to the legacy of suburban and rural living. Part of staying connected, this is a zoo, this is a zoom in of the second sheet of the MPUD plan that Ms. Kowal mentioned. We are planning a central access that serves both the commercial and the residential.

   2:29:07We're only allowed one access per F DOT. We've had a pre-app meeting with them. We plan to within the center area have our our clubhouse conference area and then our neighborhood park. Also, through there is planned our connection northward, the bicycle pedestrian pathway to Hartman Road. Hartman Road is a currently unplanned roadway. It's unpaved, excuse me. It's beautiful, beautiful canopied oak

   2:29:37trees, and so our connection we would like is only to be bicycle pedestrian. The surrounding property. On our commercial or residential area, we're planning on bicycle pedestrian connections as well. And then as Ms. Kowell said, and as affirmed by staff, we are provide will be providing motor vehicle connections to the commercial portion to the neighboring properties east and west. A little bit about our community, the live, work, stay play

   2:30:07aspect. is really focused on um on our residents. And I want to share with you a little bit about um our residents um that are served by Quinn residences who was doing the residential component. Approximately 25% of our residents are either retired or semi-retired. Seventy-five percent, the majority, vast majority, um are in part of work uh working force. Um Seventy five seventy five percent of that seventy

   2:30:37five percent of residents thirty-five or about a third of them have children and then two thirds are uh don't have children so they're either dinks or um empty nesters like my wife and I. Um Quinn Residences is very focused on serving that uh workforce that that working uh those working families. Every residence that they build is connected to high-speed internet. Our clubhouse and conference center, which I'll

   2:31:07show you a sketch of in just a minute, is outfitted with high-speed internet and conference rooms and offices, kind of like a small uh WeWork center. And then also I think one of the neatest features is the surrounding outside the conference area, the neighborhood park has opportunities for Yeah. Parents who are having meetings to extend their meetings and allow their children or or pets to play on the outside. This is a

   2:31:37sketch showing that concept design. The orange is the clubhouse conference area, and you can see within the perimeter the pathway and then areas for conferencing. So we also have an on-site community manager for both. the reservations for the conference area and for leasing and for maintenance as well. Um our community is focused on quality living and uh quality um Residences, particularly

   2:32:08the kitchens. Our average age is 40 years old, so we do have some starter families, but also a lot of empty nesters with our community. I wanted to show you just some quick uh floor plans of what uh when residences are planning. This is the Benton and the Jernigan. These are uh three-bedroom, two-bath. Um they're a townhouse appearance. and you can see some of the floor plans there. And then finally, somewhat whimsically but still very seriously,

   2:32:38is that half of our residents have pets and so our homes are oriented towards that with innovative pet nooks and then also pet park, a pet park, and a pet spa as you see here. And then finally, we have a very stable population, stable residents. really focus on Um recruiting uh that uh type of a community. We have multiple discounts for military personnel, both active duty

   2:33:08and and retired and also uh discounts for police and first responders. So commissioners, um uh that is what I have to present to you and I or my um experts can be happy to answer any questions you might have.

   Oakley

   2:33:25Okay. Um I've met with you before and and saw this. It it really is a nice fit, nice uh product to uh deliver there which will in the future be county road. Or State Road fifty two. But uh guess one question I've been asking uh I just thought about about parking. Is there any issues or any special way to park the cars for these residents?

   Bruce Landis

   2:33:51Uh Commissioner, we are going to have plenty of parking for our residents because that's a common uh challenge um you know for build to rent and and and apartments. Um these as the Make sure I have this turned around correctly. Uh we're planning on having garages for uh each of the dwelling units and uh so there's parking for those, and then we'll be providing um at least um uh Pasco County minimum parking

   2:34:22for each space and then also guest um guest parking and also parking along the clubhouse and conference area. area because you know we are designing for uh what we think is is the future which is going to be probably at least a third uh I'm sorry uh twenty percent of the workforce will be continue working from home. So we expect to have you know small conference. We don't not large conference uh gatherings but small. So we we will have plenty of uh guest parking.

   2:34:54All right.

   StarkeyChair

   2:34:56Um okay I have some questions and parking was one of them and that's what he he said to me as well. Just a normal one. Yeah. Yeah. Um So one of my questions was about the access on fifty two and um I wanted to ask staff really, um The applicant mentions that he's dealing with DOT standards, but Isn't this road gonna become a county road when Clinton Avenue Um, will this become old fifty two? And

   2:35:27Plinton I Plant I've got.

   2:35:30So I don't think it will be a D O T maintained road and it doesn't apply to DOT standards. But maybe I'm wrong. No one's told me.

   Unidentified speakerVoice A

   2:35:39Commissioner Starkey, Jessica Cole. Um the Current situation is that DOT has already permitted the plans for any improvements along fifty-two in this area. Staff when projects have been submitted have been coordinating with uh DOT to make sure that the site plans and such are submitted in accordance with the plans for F DOT's um improvements, if any. Um they have not requested um extra right-of-way, of course, because they do intend it to be handed over to the county. I think in this case it might be a timing issue. We

   2:36:10don't know exactly when the construction for this site would, if approved, be permitted. versus those constructions being completed and that being handed over to the county. Um that was at least the perspective when we were going through the review process in in planning and development.

   StarkeyChair

   2:36:24Alright, but at some point we're gonna have to get a little bit of a little bit of a little that trend we have to understand when that transition's gonna occur because what's required and expected is different. Um just so everyone knows that from a a a state road

   Unidentified speakerVoice A

   2:36:37and a county road. If it if it assures you any the uh folks in long range planning, our transportation planners do review these projects and they also assess it with the county standards as well as what the state does. Sometimes we do ask for more right of way. At this time um it's it's not necessary except for what was uh noted in the um conditions as requiring the sixty seven and a half from center line.

   StarkeyChair

   2:36:59Right now the other question I had was um it's all it's one in and out on fifty two Um but I do see it has future connectivity next door, but normally we want um Two. So what's the process there?

   Unidentified speakerVoice A

   2:37:16So with this site and especi especially with the connection to Hart Remon Road being substandard, if you look at a aerial more uh Spanned out. Hartman Road actually goes west and then south, connects back to 52 for quite some feet, would require substantive roadway improvements all the way through there. Um there is a planned emergency access through the non-residential site slightly west of their current noted access point that F D OT has been looking at. Um so they thank you. So they do intend

   2:37:46upon having an emergency access for that point. Um but the

   2:37:52I don't know if you can see the lighting here.

   StarkeyChair

   2:37:54I'm just getting all these things on the record. Just No, gotcha. So there is an emergency

   Unidentified speakerVoice A

   2:38:00access

   StarkeyChair

   2:38:01plan for that instance. Um then I had a question on two more questions I think. A question on the reduction in buffering. So Normally the buffer would be thirty percent between these kind of uses. Thirty feet. I mean thirty feet. Correct. Um we are reducing that buffer. But are we requiring the the commercial is this c is this office? This is gonna be office or do we not control that? It's

   Unidentified speakerVoice A

   2:38:29commercial and they are have the ability to do office uses with the land use exchange matrix.

   StarkeyChair

   2:38:35Okay, so what I'm concerned about is making sure and I that the um The site plan layout. For the pedestrian um uses that So they're they're getting that reduced because they say they wanna encourage that um you know, we're calling this mixed use, but it's really u use on mix of uses um between the residential and the commercial office is an advantage, but where are we requiring the layout of the

   2:39:05commercial to be such that We're not putting the backs of a strip mall on the garbage dumpsters even closer to a residential town home. I mean I think there has to be, if we're giving up ten feet of buffer, we have to be sure that the site plan is reflecting that relationship between

   Unidentified speakerVoice A

   2:39:24the two uses. Understood. The main concept initially when we were discussing it at the pre-application stage was how do we encourage non-vehicular use between these sites? Once we got into the actual design, specifically with the emergency access, we identified those at least the vehicular connections, we would have to have an interruption in the buffer. Um when looking at how people approach How they would use these uses. If I'm a resident and I want to go visit these non-residential uses, we didn't want to discourage it by having lots of tall

   2:39:55features that would, especially with the type B buffer requiring the six-foot screening, that could potentially discourage that walkability. That being said, the reduction in the buffer width would not give us any less plantings except for the fact that if you had two buffers Two rows of 60-foot trees on center would be required rather than the one that would be proposed with this request. There is the actual claim that the Shrubs that are required, the

   2:40:25continuous row of evergreen shrubs, except where interrupted by the pedestrian and the vehicular. Perpendicular interruptions. They that is actually more plantings than what the type B would require. Our type B doesn't require shrubs unless they're used as a visual screen, so it is an option for them. Um in this case I do understand what you're saying about the reduction of width, but typically the width can actually discourage vehic or pedestrian and bicycle use as well. Um this case It was more staff's leaning

   2:40:55to request or to approve this request and recommend approval to you folks. simply because this is a lar or a smaller site. At twenty eight acres having thirty feet between two uses is taking up quite a bit of land unless there's something that would allow for more of a

   StarkeyChair

   2:41:11linear park type use. Well that's what I was just gonna say. I mean this this could really this could really act as a linear park. if we if we let it.

   Unidentified speakerVoice A

   2:41:22Right? Correct. And I do understand that this is the zoning stage. I don't want to the conceptual that was presented to us actually brings a lot of focus to the central part, right where the O and the M are on our comm on this connectivity plan. And it has this nice little feature that brings the residents into it. It does create kind of a park-like feature, but that the the focus was That we wanted the developer wanted the option to provide a secure gated

   2:41:53community. So if that is the case, they wanted to bring those park features to be central to that residential area rather than encouraging those uses as much as would be in, like you're saying, a traditional mixed-use project as rather than the mix of uses.

   StarkeyChair

   2:42:10Okay, well I think that's I think those were my questions. Does anyone else have any? Mm-hmm. Okay. She answered it great, unless you want to add anything, but that that's a Yeah, I know. Um do we have anyone signed up to speak to this issue here?

   StarkeyChair

   2:42:25No one is signed up for this item and no one on WebEx for this item.

   StarkeyChair

   2:42:28Would anyone like to speak to this item? I can't see her. I think she's behind She's behind the community. Um you can come to the podium and give us your name and address. Thank you.

   Unidentified speakerVoice D

   2:42:39Jill Yalverton, [address removed]. I just have a question. Oh I'm sorry. Yes I swore. Thank you. I do. And I probably will again. But um

   2:42:53I just have a question. It sounds really nice. Live, work, play. Has the county ever done any kind of a study on how many people actually live and work in the live work play developments? Because I've never heard of anybody actually living in a live work play development. They all work somewhere else. So I just I wouldn't have to do that. That's an interesting

   StarkeyChair

   2:43:18question. Um I have family members who live work where they live. So um Shoot, my dad did that his whole life. He actually all pretty much worked out of his home, but Uh I know lots of people who live, work and play in the same place. So you guys a development or in just like a

   Unidentified speakerVoice D

   2:43:35regular

   StarkeyChair

   2:43:37Yeah, so

   Unidentified speakerVoice D

   2:43:39Okay.

   StarkeyChair

   2:43:40Thank you. Thanks, Jill. Um, is there anyone else who would like to speak to this?

   Oakley

   2:43:46Okay, it's to the board. Move approval with the conditions. Second.

   StarkeyChair

   2:43:51I'm all in favor? Aye.

   Oakley

   2:43:53Aye.

   StarkeyChair

   2:43:54Opposed? Okay, so now we are on the

   Oakley

   2:43:59Pifty Four.