PDE-26-0007

Published agenda

Heard once, at the Planning Commission on Jul 9, 2026.

No final outcomeThe minutes show no disposition for any appearance of this case. That is a gap in the record, not a decision.

Official title

Comprehensive Plan Amendment (Consent) - CPAS25(06) Gagne MPUD – Providing for a Comprehensive Plan Amendment to the Future Land Use Maps (2-15 and Sheet 23) Changing from RES-9 (Residential-9 du/ga) to RES-24 (Residential-24 du/ga) on Approximately 15.267 Acres of Real Property (a portion of) 18.634 acres Located on the Southeast Corner of the Intersection of U.S. Highway 301 (Gall Boulevard) and Chancey Road.

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TranscriptWhat was said at each appearance is below it. Machine transcription, with speaker names inferred from voice matching. 82% of 171 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.

1Jul 9, 2026
Planning CommissionPC8Public hearingNo disposition in the minutes
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31m
Moody
All right, would you like me to go through item PC eight first and have those individuals that got pulled go up prior to the regular agenda?
GreyChair
Mm-hmm. Yeah, that's fine.
Hayat Mazilli
Good afternoon. Hi I'm Azili Plain, Development and Economic Growth. We're just uh having a couple um technical difficulties, so we will start very soon once, uh Ms. Patty. Is able to pull up the presentation.
I hope everybody enjoy their lunch.
GreyChair
Yes, it was delightful.
Hayat Mazilli
Great.
Do we have coffee? Did we have coffee?
GreyChair
Coffee? No, no. Tell
us
we're gonna need it.
Hayat Mazilli
Yeah. Great. Thank you.
Okay, again my name is Hay Mizali, Planning Development and Economic Growth, and I will be presenting agenda item PC eight, which is a comprehensive plan amendment in the name of CPAS 2507 GAGNE MPUD. We'll start with the project overview. So the applicant is proposing a comprehensive plan amendment to change the future land use. Classification from Res 9 residential 9 dwelling unit per gross acre to Res 24 residential
24 dwelling unit per gross acre to allow for the development of a maximum 300 multifamily dwelling units on approximately 15.267 acres, which is a portion of approximately of an approximately eighteen point.
The subject site is located on the southeast corner of the intersection of U.S. Highway 301 or Gold Boulevard and Chansey Road. There is a companion rezoning application in the name of Ghagney Robert H. Trust, Gagney M P U D, which will be presented to you right after my presentation.
GreyChair
Okay.
Hayat Mazilli
This is a map showing the general location of the subject site. So the subject site is generally located in the east market area.
And this is an aerial showing the exact location of the subject site. On the southeast corner of the intersection of Gall Boulevard and Chansea Road.
This is a context map that um provides the surrounding context of the subject site. As you can see, the surrounding area includes a mix of residential neighborhoods as well as commercial corridors. The city of Zephyrhills lies immediately to the east as highlighted in purple. And um overall the subject site is within an active area of growth, um, with strong connectivity to transportation routes and uh adjacent
residential, commercial and
Okay, it it was jump in. Okay, there you go. As I was saying, the subject site is an active growth area with strong connectivity to transportation routes and adjacent residential and commercial uses.
This slide shows that the subject site is within the airport approach surface area. This Zephyrhills airport.
And this one is showing the airport influence area. The red star is our subject site.
And this map is showing both the Zephyrhills Airport Influence Area and the Airport Approach Surface Area Overlay District. So while the subject site is not directly within the most restrictive runway protection zone, it still remains within the broader airport vicinity, meaning that land use and height restrictions are applicable as.
Mm.
This is a map showing the existing future land use as res nine. And also com. COM is to the north of the subject site.
And the res nine is in the southern portion.
And this is another map showing the proposed future land use, Res24. As you notice on this map, the portion com or commercial is staying or remaining as is. We're not, it's not part of this proposed. Future land use amendment.
These are the policies that the proposed, the comprehensive plan policies that the proposed amendment is consistent with.
And with that, the Planning Development Economic Growth recommends the local planning agency to find the proposed amendment consistent with the comprehensive plan and recommend approval to the Board of County Commissioners. And I'm available to answer any questions you may have.
GreyChair
Okay, any questions?
Apparently not.
Hayat Mazilli
Okay. Thank you.
GreyChair
All right. Is the applicant present?
What
Thank you, Shelley Johnson, [address removed], and I have been sworn. Um, we do have our team here today to answer any questions or concerns that come up. I just wanted to give you a little bit of background on this property, a little history. Um I'm sure the staff will share it with you as well. But this actually was um known as the RUX MPD. I don't know if any of you remember it from 2004. Um uh we did it uh a RUX West MPD and a RUX East M PD. Um in the city of Zephyrhills. So this thing has been around forever. Um it ultimately became the Cobblestone
M Pud and when it was the Cobblestone MPD the Parcel that we're amending right now today or or trying to amend actually had um a commercial uh component to it or entitlement to it, it was called parcel A and it had 170,000 square feet of commercial on it, along with a C2 specific use for a grocery store with a minimum size of 100,000 square feet. So there was a pretty significant amount of commercial development that was supposed to go on this parcel. Ultimately the light that
was supposed to go at the corner of Chansey and Gall Boulevard got moved south by DO F DOT. Um which kind of it changed the uh the dynamics of the situation. So we are here to answer any questions, um, address any concerns. So
GreyChair
Okay, are there any questions uh from up here?
Okay. So um who uh who do we have signed up?
Moody
Mr. Chair, the individual that we had signed up for this item was signed up for both item eight and nine. Would you like to hear the presentation for the MPUD?
GreyChair
Let's just hear the item for eight and nine. Yeah you already did eight, so last year nine.
Barbara
Good afternoon, Planning Commission members. Kurt Siversen of Planning Development and Economic Growth. I hope you enjoyed your coffee. I'm too old to have caffeine afternoon.
GreyChair
And just remember that.
Barbara
This is the Gagnium PewDiePie.
Agenda item PDE twenty six seventy eight thirty two. So this is a rezoning request from an MPUD Master Plan Unit Development District to an MPUD Master Plan Unit Development District. The SAT entitlement is a maximum development of 300 multi-family apartment units and 30,000 square feet of commercial. This is in the East Market area within Commissioner Oakley's District.
Here's the site within the county.
This is a location of the subject site at the southeast corner of Gall Boulevard and Chansey Road.
So I said the current zoning is an expired NPUD zoning district, which necessitates new zoning action.
As heard before, the residential element has a companion comprehensive plan use amendment from RES 9 to REST 24, which would enable the SOT entitlement of 20 units, approximately 20 units per acre, and the commercial uses are utilizing the existing COM flu designation on the corner.
Here's our context map. The site lies approximately 1.5 miles south of the Zephyrhills Municipal Airport. The applicant has met the criteria of Land Development Code Section 605 that requires permissible land uses, a maximum building height, and a hold harmless agreement, all of which have been incorporated within the conditions of. Approval.
Here's our MPUD master plan. The shaded areas are right-of-way conveyance on Gall Boulevard to FDOT and Crystal Springs Road. Development of the Gagney MPUD includes a developer obligation to improve Crystal Springs Road from their southern boundary, continuing where the Cobblestone MPUD has improved Crystal Springs Road to the terminus. Of Chansey Road. The arrows indicate vehicular and pedestrian access points of
the commercial and the residential elements of the project.
Here is our binding concept plan. This illustrates the building orientation of the residential element. Here the multifamily buildings shield the parking from passer-by traffic of Gall Boulevard, Crystal Springs Road, and they frame Stony Woods Drive, which houses existing residences as part of. The cobblestone M P U D. The commercial element is at in the corner there
in red. They propose C1 neighborhood commercial uses. They are requesting one gas station, and in the event a gas station is sought by the developer, we have design standards incorporated within the conditions of approval.
PDE recommends approval to the Board of County Commissioners of the proposed zoning amendment request with conditions. I'm available should you have any questions.
GreyChair
All right. Any questions? Nothing. All right, is the applicant present? Again. Shelley, do you want to say anything?
What
Yeah, thank you. We're just here to answer any questions y'all have.
GreyChair
Okay. Just give your name and address again, Shelley.
What
Uh Shelley Johnson, [address removed], and I have been sworn.
GreyChair
Thank you very much.
Mm. Okay.
Moody
The first individual I have signed up to speak on this item is a Mr. Wayne Shuler.
GreyChair
Okay, Mr. Shuler.
Mr. Shuler, if you just give us your name, address and uh and you've been sworn.
Unidentified speakerVoice A
I've been sworn.
GreyChair
Okay.
Unidentified speakerVoice A
Uh Wayne Schuler, um [address removed].
GreyChair
Okay, thank you.
Unidentified speakerVoice A
Um I'm New at this and I'm this is my first time, but I'm urging a no vote on all these items that I've listed on my request. Uh The humitive the accumulative impact of these proposals Uh Rec and and recently completed developments all along these corridors from 56, Gall Boulevard, Chansey Road. Uh worsen already
significant travel in this area. Sit sit in lights two, three times as they change before you get to the intersection. Traffic's terrible. These proposals will directly also directly affect groundwater, destroy wetlands, tree removal, and add extensive impervious services. The changes will contribute directly to increased flooding. uh north of this area all the way into Zephyrhills by
alert by altering the natural flow of the Hillsborough River. During the hurricane, once in a every hundred years they have one, but for months they brought water from Zephyrhills and dumped it into these parcels where you want to develop them all of a sudden. They dumped thousands and thousands of gallons of water for months. They were hauling 8,000 gallons of water in a truck. Twenty trucks, it was a mess. Uh Any of this land,
Crystal Spring Roads, um all that water was released to go to the river. Uh a lot of areas in Zephyrhills already flooding. Uh we don't need uh them to bring in hundreds of loads of topsoil to get all these places elevated. so they can build on them. Uh It's It's too much right now until Zephyrhills figures out how to get the walk the groundwater. to
the Hillsborough River. You're you're you're getting way ahead of the game here. I you know, I don't wanna bring up the flooding, it's old old news to most people. But um
It's important that once you start raising and building up these pads, that water's got to go someplace. And none of the ditches are prepared. for this water to move. It's i it's terrible to that the Pasco County has given building permits out to everybody. And doesn't have any concern for the small people. I'm in the neighborhood of 30 trailers and we're always flooded now because everybody's raised their land
up around our neighborhood. Uh I know you guys got a lot of other things on your mind, but I've been in Florida for twenty years now. My family's been here since the sixties.
Vote no, please.
GreyChair
Thank you very much. Is there anything last things you wanted to say? Anything else?
You have to speak into the microphone, I'm sorry.
Unidentified speakerVoice A
I've been trying to get my county commissioner to do something and help me out and um I've made a few trips to his office and he's pretty busy, so I I I've gone through the county and now Swift Mud, so I'm I'm just upset that we're gonna try and block the the the ground flow of water going to the Hillsborough River when Zephyrhills can't take care of it now. So please vote no. We until we get some kind of Uh
ability to take care of the water. I mean uh anybody saw that water flooding over on Elon Boulevard should know better than than approve anything until they get some some way to for the groundwater to move.
GreyChair
Thank you very much.
Unidentified speakerVoice A
Thank you for your time.
GreyChair
Okay, there was nobody else on the list.
Moody
Correct, Mr. Chairman
GreyChair
Mariano. Is there anybody that wanted to speak that hasn't spoken on this particular item? Not on the list. Please come forward.
Unidentified speakerVoice B
Good afternoon. Um [address removed]. I have sworn, Michaela Krauss. Um this is in my town and To have speak in with my friends and family that live in the town from Milton that had to get replaced. Mm-hmm. You know, they lost their home to flooding. And it's I don't know where you guys live,
but this place floods really bad and these numbers and these maps, great, but I wanna know how many pounds of you know, dirt they're gonna be bringing in, raising this land up because you should let the low lying neighborhoods that have been there for a long time, hey, you guys might wanna move or evacuate 'cause It's bad. It's it's scary. And I really hope you think about these
poor souls and lives that aren't here today and don't know about this and won't know about it until something catastrophic happens. So I really hope you consider the presidents. Thank you.
GreyChair
Thank you very much. Appreciate that.
Unidentified speakerVoice C
Yes, I'm Cliff Moffat. I live in Crystal Springs. My main concern is the roads. The traffic is horrendous. If you look, this was an accident I witnessed on Chansey Road with a bicyclist.
I I did witness it. I did take a picture of it.
GreyChair
You gotta speak to them.
Unidentified speakerVoice C
Yeah, okay. So I did witness this gentleman get hit on a bicycle because of traffic in the lights. There is no lights, there
is
no stop, everybody's just crazy. And this is gonna force more and more people onto Chance onto uh Crystal Springs Road. You're gonna have to go out onto Chansey Road, which which is the most dangerous road you can try to get out on. There is no turn lanes, there's no lights, there's no nothing. There's not even a round. Yeah.
GreyChair
Okay.
Unidentified speakerVoice C
So my main concern plus they had taken away we had a fire department and they took it away two years ago. They said because there is no growth in Crystal Springs. They says there is no growth going your way so that you don't out rank a fire department. So they moved it. But look it is now. Now Crystal Springs, the whole road's going crazy. And yes, the locals are gonna get flooded out. So that is my main concern is the traffic and the dangerous situation like this young man got hit today on a bicycle.
GreyChair
Okay. Yeah, we're gonna have the applicant back up and they'll see if they can answer some of those questions. I think we all wanna know the answers to those. So Anybody else?
If not, would the applicant like come back up and address some of those concerns?
What
Thank you again, Shelley Johnson, [address removed] and I have been sworn. Um to redret there was a stormwater question. This particular property has been considered part of um the and they we have an agreement that we're working on. It's not gonna get recorded until after We're through this process, but we're gonna have a shared stormwater farm with MI in the cobblestone MPD. It's their Pond four. Um and there's already been calculations and everything to consider this particular development as proposed. Can we put
GreyChair
some pictures up so somebody can see something?
So they can know what we're talking about.
What
I think it's just the stormwater question and that the stormwater is actually going to cobblestone um with another.
You'll see it. It's a pond that's on the south side on the aerial. I think they've already it's already under construction.
GreyChair
Somebody gonna bring up the map?
What
There you go.
If you see there's a stormwater pond. Do you have a pointer? Yeah.
GreyChair
Okay.
What
Is it working?
GreyChair
It's working. I don't know if everybody can see it, but
What
So if you see this, there's a access road, you can see it on the north side of this aerial. It's called Stonywood Uh Road. That is gonna be built by MI. That's gonna be a shared access road for this property and um the the develop part of the cobblestone development to the south. Oh thank you. What were we getting? Oh, I'm sorry. Thank you. Um There you go. This is the pond. It's called Pond Four. Um and so that's gonna be a shared stormwater pond um with
this particular property that we're dealing with to the north. Um again it was part of the cobblestone and the RUX M PUD. It was all kind of putting together long term. So
GreyChair
that big air round area there, it's a wetland area, right?
What
Yeah, yeah.
GreyChair
Okay, and so what you're doing is you're adding extra space for water to drain into.
What
Yes. The design of that stormwater pond is
GreyChair
those are the things we need to explain to people because They got the impression that you're just gonna come in there and build on that thing and water's gonna go everywhere. So I think they need to understand what you're gonna do there.
What
Yeah, definitely. No, we're that's definitely not what's gonna occur. It's gonna obviously comply with all the codes and uh swift mud permitting and everything, but that has been kind of the long term plan is that that's gonna be the stormwater pond for this northern parcel, which was known as parcel A before. Um it was out of the cobblestone MPD. As far as roads, I think roads was the second question that we had gotten. Um and that really well there's a lot of road improvements and pedestrian improvements that are gonna be going on around this property. Um I don't know if can you move this down a little bit or
maybe another area I could show it a little better? Yeah,
GreyChair
if you can pull it down a little
What
bit. Just a little. There you go. So if you look at um the road. So this is Crystal Springs Boulevard. So this development is going to be a pro improving that road from its southern boundary all the way to Chansey Road. Um eighty foot typical um improvement uh uh width improvement. It's gonna actually match what cobblestone is doing to the south of this property.
GreyChair
So how many lanes is that gonna be?
What
Um I think it's two lanes. I I don't know if it includes a multi use path or and a sidewalk. So it should include a multi use path and uh a five foot sidewalk as well. On Chansey Road, what you what they're going to build because F DOT is four-laning this road at some point. There's likewise both pedestrian, you know, multi-use and pedestrian improvements. So they're they're suggesting doing a multi-use on the west side. A sidewalk on the east side. So this improvement here will then that we're
doing on Chansey will then tie into That corner there and those pedestrian improvements. So
GreyChair
would you explain to everybody what a multi-use path is?
What
So a multi-use pass is wider than a sidewalk and it'll allow bikers, you know, other uses along along the way. So you're gonna have a lot of really nice pedestrian improvements around this property. Um, you're gonna have some nice road improvements around this property. Um, you'll have that new road going in on the south side. Um, you have nice buffering. Um, but uh so you know it should be a very nice development. There's gonna be a lot of nice things coming along with it so for that area. So
GreyChair
you have a multi use path on the one side and a sidewalk on the other side.
What
Yeah, so you're gonna have a multi use path and a sidewalk on Crystal Springs Boulevard. You'll have a sidewalk on Chansey, at least for the property boundaries that we're addressing, out to Gall Boulevard and 301. And then F DOT has a planned improvement to four-lane 301. They're gonna do a multi-use path on the west side, and they're gonna do a sidewalk on the east side. So it'll actually be surrounded by Sidewalks and multi use paths so
GreyChair
and when is that gonna happen, do you know?
What
Um I don't know I don't know that it's been funded um or it's scheduled. I just know that it's it's planned that at some point they're gonna forelane that road. Um we're gonna have access out to Crystal Springs Road and then obviously down to the southern road to uh Stonywood Road that uh MI is building, so and then eventually Gold Boulevard one is
GreyChair
So is there anybody here from transportation that can speak to the improvements?
Planning and Development staff
William. Good afternoon, William Vermillion. Planning and development. F D O T is done with the design, but they do not yet have construction funding for three oh one. For three oh one? Yes sir. That's the red road? Yes sir, and a part of the that construction funding. Is also getting right-of-way. So what this project is doing is getting the amount right amount of right-way from center line to match what cobblestone dedicated to the south.
GreyChair
And who's who's
Planning and Development staff
responsible for for Crystal Springs Road? Crystal Springs Road is the project before you today. They'll be matching the typical section that was built further south of the 12-foot pass. On the west side and a five-foot sidewalk on the east side, as well as the responsibility of constructing a 10-foot multi-use path on the south side of Chansey Road.
GirardiVice Chair
So William I don't think you're telling the complete story though. Where is that road on the M PO's Priority list.
Planning and Development staff
The the exact number on the MPO's L R T P I believe it's at the at the top.
Of the of the L R T P. It's just a it's a funding issue with F dot that that they're working through right now.
GreyChair
So you estimate when?
Planning and Development staff
When would you estimate? I I could I couldn't give you a an estimate unfortunately with F.
GirardiVice Chair
D's not.
Planning and Development staff
Okay.
GirardiVice Chair
But usually when a road is at the top of the MPO's priority list.
E tries to get it into the programming as soon as it can.
GreyChair
Okay. Anything else while you want
Planning and Development staff
to add? Uh I w I guess just just for some further color, um as a part of the timing and phasing application, we have the applicant provide their percentage of project trips on the road. And so this project you're looking anywhere between one and three percent of the overall capacity of the area. So they're they're not responsible for any any any existing failures or mitigation that would be required for improvements to three oh one.
GreyChair
Okay.
But anybody on the board here like to speak to the water issue?
Or anybody from the county?
Unidentified speakerVoice D
Check there are more floodplains.
With Mud's map. However, they're not
Unidentified speakerVoice E
extensive and they appear to be shallow And I can tell you from experience. that if they
Unidentified speakerVoice D
attempt to displace this
Unidentified speakerVoice E
Why would mitigate for it literally comes or cups? So Mm-hmm. What I enclosure.
GreyChair
Okay.
Alright.
Does the applicant have anything else to add? Okay.
And everybody's spoken on this one? Yes,
Unidentified speakerVoice F
sir.
GreyChair
All right. So what's the pleasure of the board?
Unidentified speakerVoice D
Recommend approval.
GreyChair
So we have a motion to recommend approval of PC8 and PC9.
Yeah, I have a second.
GirardiVice Chair
I'd rather you take them up individually.
GreyChair
Okay, we'll take 'em individually. We have a motion on PC eight, right, John?
And do we have a second? Second. Any further discussion of that motion? If not, all in favor signify by saying aye. Aye. Aye. Aye. Opposed, like signed. Okay, and do we have anything on PC9?
Unidentified speakerVoice D
PC nine.
GreyChair
Do we have a second on that one?
Christopher Poole
I'll second again.
GreyChair
Okay, any further discussion on PC nine? All in favor signify by saying aye. Aye, aye. Opposed, like, sign. All right. Motion carries on eight and nine. And I hope everybody has a little more information than before.
Moody
The next item on the agenda is item PC eleven. Um actually before we get to item PC eleven, I did want to make a note that item PC ten, there were walk-ons that were submitted to the clerk's office earlier this week. Um item PC eleven had a it's
approved as consent. P C ten was uh approved on consent earlier in the meeting.
Christopher Poole
Yeah.