PDE-26-0135

Every appearance1 of 3 are in a recording

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TranscriptWhat was said at each appearance is below it. Machine transcription, with speaker names inferred from voice matching. 68% of 271 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong. 2 of the 3 appearances are not in any recording, so what was said at those is not here.

1. 1Nov 6, 2025
   Planning CommissionPC2Public hearingNo disposition in the minutes

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2. 2Dec 11, 2025
   Planning CommissionPC2Public hearingNo disposition in the minutes

   Comprehensive Plan Amendment (Continuance) (Consent) – CPAS24(15) Adrian Phillip … Map 2-9 (60) Adrian Phillip; And Providing for Additional Text Amendments as Necessary for Internal Consistency; Providing for a Repealer, Severability, and an Effective Date Phillip.

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3. 3Jan 6, 2026
   Board of County CommissionersP62Public hearingAdopted

   An Ordinance Amending the Pasco County Comprehensive Plan Amendment (Continuance) – CPAS24(15) Adrian Phillip – Plan; Providing for a Comprehensive … Map 2-9 (60) Adrian Phillip; And Providing for Additional Text Amendments as Necessary for Internal Consistency; Providing for a Repealer, Severability, and an Effective Date Phillip.

   Approved minutes

   Approved to adopt by roll call vote with Commissioner Weightman and Chairman Mariano voting nay.

   Open this item →▶ Play from 1:15:36
   ▶ 1:15:361h 6m

   Starkey

   1:15:36Item P sixty two. P sixty-two, we have proof of publication in the December seventeenth, twenty twenty-five edition of the Tampa Bay Times, supplemented by an affidavit of certified mailings and site postings.

   Amy Heiler

   1:15:52All right. Item P62, PDE 26-0135, is an ordinance amending the Pasco County Comprehensive Plan, providing for a comprehensive plan amendment to the future land use map 2-15 and sheet 14, changing from Calm commercial to PD plan development on approximately 32.51 acres of real property. Located at the northeast corner of the intersection of Old Pasco Road and Overpass Road, and a

   1:16:22text amendment to Sub-area Policy Flu 7.1.60 Adrian Phillip, and an amendment to the Future Land Use Map 2-9, amending Sub-area Map 2-960 Adrian Phillip, providing for additional text amendments as necessary for internal consistency. providing for repealer severability and an effective date. This item comes before you as the adoption hearing for this comprehensive plan amendment and PDE comes forward with a recommendation

   1:16:53to adopt the proposed amendment by roll call vote. This also has a companion uh to companion zoning item P67.

   MarianoChair

   1:17:04Okay, any questions for staff? I'm gonna fire a few questions. Um

   1:17:14The way we had built this uh interchange, we spent sixty five million dollars and we were pushing hard to have jobs created. Was the way this set up we didn't have any residential in the zone?

   Amy Heiler

   1:17:28That is correct. It was actually in the comprehensive plan. So this is a similar sele scenario that was just approved. It was calm flu with a sub-area policy that restricted it um to only commercial restricted uh residential, so no residential, and it also had provisions to align with the northeast.

   1:17:48transition area, I believe, but that was removed uh earlier this year. So we removed those as well.

   MarianoChair

   1:17:55Okay. So again f to trying to create jobs and you've heard me say matter of fact we just had a gentleman in here who just gave a big economic development to Elaine Mendelssohn. And Lane had a place on Old Pasco Road by the fire station. Uh it was a giant size place when COVID hit. Right. People didn't want to work from or didn't want to come back to work. He sold the place, bought a place all the way down to State Road 56. Because he couldn't find anything he could buy and own. Now I will tell you that he's down there now, talk to him today about it. And uh he's trying to

   1:18:25expand his business from there. In the whole complex he's in. He can't buy a place, he can't rent a place. Now you've heard me talk to this item before as it's come before And I've always said that there's a market out there For office that's unmet. And hasn't been that. And and talking to Mr. Hobby who we're here from. Many times I've said there is a market there. I had him contact with Lane directly. And I will tell you I

   1:18:55went a little bit further today and I drove down when I drove in today, I drove down Overpass Road, went down across, uh down Old Pas Old Pasco Road, down Overpass Road, up 75, and actually videoed it. Matter of fact, if you would, maybe you can even share the pictures. Uh while I'm talking. Um To get a a g good firm handle of sort of what I see when I go down there. So as I look at it, um, you've got prime space at an intersection that we spent a lot of money on and I don't think we did it to just create more apartments.

   1:19:27I know right down below we took that spray field area, made the industrial park there. We thought it was like 24 acres. I I did it initially at 24 acres. We got a 9 99 acre industrial park. We now have uh John Hopkins Hospital going across the street. Yeah. Now I think everywhere you look at every single hospital coming in What happens? Doctors offices are everywhere.

   Oakley

   1:19:50Oh right around

   MarianoChair

   1:19:51So we are creating demand what we have across the street to have all these doctors offices, other things coming in that are gonna be high income jobs that we wanted to see when we spent all this money into change, not to just get more residential, which is frankly clogging up our streets and is gonna be worse when all these other old Pasco apartments go online. But to go put more apartments out here, I think it just goes completely against what was planned for the intersection. All the way through. Um And they even talked to uh another gentleman

   1:20:21today who wasn't really looking in this particular area, but he's been looking for space. Office space. He can't find any because he wants to buy it on it as well. Can't find anything. Um So with that said I know this development's first gonna live local, which Drew a lot of attention for a lot of things, but we've been pushed back and pushed back real hard on this and our staff has been pushed harder too. to drive this thing through, but I'm just telling you, this is such a prime piece of property. That again we set it up to be commercial

   1:20:51for a reason.

   Oakley

   1:20:53There's a need

   MarianoChair

   1:20:54there for it.

   1:20:58All right, any other questions left the staff? Okay. All right, to the applicant.

   Unidentified speakerVoice A

   1:21:07Only the one.

   Unidentified speakerVoice B

   1:21:09Uh Mr. Chairman Clark Hobby Hobby and Hobby PA 109 North Brussel Street uh haven't been sworn yet. I was hoping that we could hear from staff since this has a proposed binding concept plan that goes with the companion rezoning. I think it would be in the board's interest and the public's interest to hear what the actual proposal is because the sub areas are only telling you a very small part of this story. And I think the board needs to hear that. and the public does as well before a decision is made.

   MarianoChair

   1:21:36So you want to hear from the you want to hear the zoning presentation?

   Unidentified speakerVoice B

   1:21:38I was hoping to take the zoning with this so staff is would make that presentation, then I would make my press joint presentation after that.

   MarianoChair

   1:21:46But I've heard we weren't going to hear the zoning until a following meeting. Has that changed?

   Unidentified speakerVoice B

   1:21:50No, that's on today as well. Yes back in the easy. Oh no

   Unidentified speakerVoice A

   1:21:54but it's it's a transmittal.

   Unidentified speakerVoice B

   1:21:57No, this this is a small scale. I don't want to staff this vote.

   Amy Heiler

   1:22:00Amy Tull, uh you're confusing North Pasco. It's also on this agenda. Okay. So Adrian Phillips is a small scale, there's a companion M PUD zoning. North Pasco is gonna request the continuous.

   MarianoChair

   1:22:11Then gosh, so you want to staff the presentation on that?

   Unidentified speakerVoice B

   1:22:13So I was hoping we could do the staff presentation on the M P U D that goes with this today.

   MarianoChair

   1:22:17Okay, is the board okay with that? We have squirm, man.

   1:22:21Uh

   Unidentified speakerVoice B

   1:22:21we

   MarianoChair

   1:22:21would.

   Unidentified speakerVoice A

   1:22:24You want me to do rezoning? There are two resounding agendas, regular and consent. Staff will present each application to the Board of County Commissioners. If staff or planning commission has recommended approval and there is no opposition, the application will be considered by the Board without further presentation. If staff or planning commission has recommended denial or if there is opposition to the application, The applicant will be given five minutes for presentation. The opposition will be given three minutes for each individual. four or five minutes

   1:22:54for group representative and the applicant will be given three minutes for rebuttal. Any individual disagreeing with staff or planning commission recommendation or anyone wishing to object to any condition of the rezoning may at this time request the petition be pulled from the consent agenda, in which case that application will be heard under regular agenda later on during the meeting. Otherwise, all rezoning applications on the consent agenda will be approved by a single motion and vote. If you wish to speak to any petition, please Please give your name and address and whether or not you've

   1:23:24been sworn for the record. These are quasi judicial public hearing. The law in Florida is that mere public support or opposition of an application is insufficient for this board to Take action. Please limit your comments to those criteria found within the board's land development code. Mr. Clerk, would you swear the public in for the rezoning agendas?

   Starkey

   1:23:46Yes, sir. Uh anyone uh intending to speak on any of the rezoning items to come up on the agenda, if you would please rise. Again, if you have any intent of speaking to a rezoning item, you please stand and please raise your right hand. Do each of you swear or affirm the testimony you will give in these matters is the truth, so have you? Yeah. Uh at the time you come forward to the podium please announce that you were sworn, so

   1:24:17that will be a break. Thank you.

   1:24:20As it relates to uh I'm assuming this is P sixty seven yes. Okay, so we have proof of publication in the dec uh December 17th, 2025 edition of the Tampa Bay Times, supplemented by affidavit of certified mailings and site postings.

   Planning and Development staff

   1:24:41Good afternoon, William Vermillion Playing Development Economic Growth. Before I get started today, we did have some ex parte submitted to the clerk's office for the right.

   1:24:51This is PDE 267837, the companion rezoning to the comprehensive plan amendment.

   1:25:01This is to allow the maximum development of 73,500 square feet of commercial retail, 74,000 square feet of office, 275 hotel rooms, 125 platted downhome units, and 325 multifamily apartments. or the original three hundred and fifteen thousand square feet of commercial and associated infrastructure on approximately thirty two point five acres. And the reason that I say or in some later slides I'll get into a couple of wrinkles with this one as it pertains to the

   1:25:31land entitlements and uh the amount of months in which Certain entitlements are valid versus the original $315,000. This is located at the northeast corner of Overpass Road and Old Pasco Road. in the central market area. Here's the location map showing the aerial just to the south Overpass Road as well as Old Pasco Road as you move to the west. The existing zoning.

   1:26:01the existing future land use reflecting comm commercial

   1:26:06Here is a context map showing the area in general with the subject site Overpass Road and Old Pasco Road. It is worth noting that the completion of the old Pasco widening uh on the C I P is due to be done in November of 2026 this year. To the northwest, you have the Cypress Creek School Campus. To the north, the existing Grantham MPD, which is single-family detached housing. As you move across 75, moving

   1:26:37east, you have the Wildcat Bales Connected City MPD, which is the site of the Johns Hopkins Children's Hospital. And then as you move to the south of the Johns Hopkins Children's Hospital across Overpass Road, you have the Wesley Chapel District Park. And then as you move. further back to the east, south of Overpass Road, or to the west. You have Life Church M PewDie, which is single family detached, and further south from that is the Overpass Business Park in PewDiePie.

   1:27:09This is the master plan, which doesn't show you too much, but we do have a binding concept plan which can shout a little bit more detail. So here in the in the mixed use proposal and before I get started on explaining what what's happening in this binding concept plan, this binding concept plan is valid with those entitlements that I previously mentioned, the commercial, the hotel, the office, the multifamily, and the platted townhomes, for a period

   1:27:39of twenty-four months in which the applicant has time to submit Building permits. If those building permits are not submitted within 24 months, the application for such building permits, this property for the remaining four years of the MPD's expiration date of the six years would revert back to that 315,000 square feet of commercial retail. So it really is an option in which we we give this mixed-use product a time to develop, and if they don't. We're still left with the original entitlement here that uh

   1:28:09a lot of the board seems to like at this location. However,

   1:28:15it does give this mixed-use development a chance to uh to come to fruition. So explaining this binding concept plan here. The entrance off of Old Pasco Road to the south where that four laning has occurred, there is a main uh boulevard in effect that's being created in between the mixed-use uh commercial buildings there as you move into the property, buildings D and B, which are commercial non-residential buildings which have on-street parking alongside them and pulled up to the roads,

   1:28:45as well as having proper pedestrian infrastructure. there as indicated by the yellow dashed line and the blue dashed line. That yellow dashed line is indicating that it's a it's a 10-foot path in which these buildings would be fronted on with uh with that on-street parking. As you move across the roundabout, you get to your first uh vertically integrated mixed-use building, which is building MF1, there which is also lining the street with angled parking. To the south of that, another non-residential building, and then that building HA is for the hotel. You

   1:29:17can see the platted town homes. are uh at the eastern extent of the property there that has a trail that both uh meanders the stormwater facility as well as bifurcates the townhomes to allow the residents of the townhomes to both activate the mixed use portions of the property as well as the central park amenity which is central to this mixed use development. The MF2 building that you can see along the Central Park is also vertically integrated as well with

   1:29:47some office space. And the buildings MF6, MF5, MF4, and MF3, those are single-use residential buildings, all of which oriented along a pedestrian network, a centralized park amenity. That allows residents to be able to access the mixed-use portions of this project. It is worth noting that in between buildings MF6 and MF2, the applicant and staff work to create a park feature that breaks up the otherwise what would have been a large parking field in between building MF6

   1:30:18and MF2. So there is a nice secondary park feature that breaks up what could be a monotonous sea of parking. Yes, Mr. Starkey.

   Starkey

   1:30:27I understand what makes MF1 a vertical mixed-use building. I think there's a commercial piece there up on the corner. What makes MF2 a vertical mixed use building?

   Planning and Development staff

   1:30:43Sure. So right now contemplated, of course, it's all rough. They there's not exactly end users in for each one of these buildings. But right now it is slated to have some office in that southern quadrant of MF2. In the conditions of approval, we do have a minimum amount of square footage that does have to be vertically integrated within both of these buildings.

   Starkey

   1:31:01Okay, so it could be like a we work kind of Okay.

   Planning and Development staff

   1:31:06Absolutely. You do also see uh as you move south, uh this project provides two pedestrian connections to the pedestrian facilities on the north side of Overpass Road. which can allow pedestrians to uh access as you move towards Johns Hopkins Children's Hospital and a hotel that can allow people to stay at um for tournaments and sports that happen at Wesley Chapel District Park. as well as three pedestrian connections to the Overpass Road pedestrian facilities, which will allow um students that would be able to walk to school if I went back

   1:31:36to that contacts map to that Cypress Creek school campus. And uh Through the previous projects I know that We've worked with through the board, we've done a good job of getting the pedestrian facilities along this road up to the schools and then all the way up north to 52.

   1:31:52And so w as I as I previously mentioned There's twenty-four months to submit a building permit application for this mixed-use project. And after that time, this would revert back to the original 315 square feet of commercial retail. But the the nuance to the to the commercial retail is we actually did add new design guidelines to the original 315,000 square feet of commercial retail to the extent that the original proposal of the original approval actually came to fruition

   1:32:22after the two year period. It is more um planning forward and planning sound than the original approval in 2020. Um by way of limiting um some of the uh the sizes of some uses that we know the commissioners aren't necessarily fans of, as well as creating some building orientation of those non-residential uses along an internal drive aisle.

   1:32:44There are a couple of variations uh with this project here.

   1:32:50The first from nine oh one sixty D eleven, the street access to adjoining property. The applicant prov requested not provide an interconnection to the north or to the east due to existing site constraints. Um if I was to take you back.

   1:33:04Uh to the north is the um platted Grantham MPV, but in between there's actually a stormwater drainage easement there that serves as drainage retention for the widening of Old Pasco Road. And then of course as you move um Towards I seventy five there's a category one wetland there.

   1:33:24The other variation request from 8056, restrictions on post-development wetlands and upland buffers. This is for the um for the maintenance of common areas, for the applicant and the master developer to be able to retain those common areas and their maintenance. From 9052, from ins internal landscaping and buffering. This is to reduce the buffering in-between uses within this mixed-use project in order to promote walkability. And then from 907.1G Parking

   1:33:54requirements.

   1:33:57Uh right now uh What are the partial primary changes? Yes, sir. So the the applicant is proposing one point six spaces per dwelling unit instead of the requirement of it's usually two plus the additional point two five for visitor parking. which it t comes to a total of 2.25. The applicants requesting 1.6. This is uh this is well above the Institute of Transportation's engineers 85th percentile of parking calculations required for development such as this, especially when you talk about the

   1:34:27mixed-use component and shared parking that can occur um legally through the crowd at by right anyhow with the the spaces that are going to be allowed um by the non residential development.

   MarianoChair

   1:34:38Yeah, I'm a little confused why would we be allowing that change when with all the apartments we've got, which were oversupplied on, I think the Schinberg report clearly shows that to keep us out of live local, but one of the things we said we're gonna do is to keep make sure our park work farms were gonna keep it at two point two five. So that was something that we talked about but I don't know why you give the

   Planning and Development staff

   1:35:00variance for that. Sure, it uh from from a planning perspective it it allows for more compact development that's not um overrun by seas of parking and allows pedestrians to more easily access the non-residential mixed use development that's occurring to the south. Especially when it's um The Institute of Transportation Engineers says that this is above the eighty-fifth percentile of required parking. I've got the same engineers that tell me State Road fifty four is not crowded.

   Unidentified speakerVoice C

   1:35:28Yeah.

   Planning and Development staff

   1:35:34This does uh come to you guys with a rec no, not to you guys. To the commissioners with uh with a recommendation of approval of the proposed substantial amendment with the attached conditions of approval. Uh I can't say that. I'm here for any more questions. I I did catch myself that

   WeightmanVice Chair

   1:35:48time. I wonder what they really call us.

   MarianoChair

   1:35:52All right, so before you go, um I asked when I had a meeting with my and my ex parte, um I had my assistant Sonia pull up a presentation from uh January says January 2nd, 2025. Um and on it it actually shows There were five to six. There actually shows five multifamily buildings. And now you've gone to six, though you have some mixed use down below. But

   1:36:22you've increased the number of buildings for that. For the hotels, there were two hotel sites, and now you've gone down to one hotel site. So I don't see where we've made improvements on this project other than for you to have a little bit more. Maybe that's just because of uh some design with your use but uh I don't know. I think it's actually gotten worse from what was actually back in January.

   Planning and Development staff

   1:36:48Sure, sure. Um

   1:36:51Jin, are you pulling up? I don't I don't recall that. We we to full transparency we've worked on this plan for about three years, so I've seen uh fourteen or fifteen iterations of this one. I know at one point in time we did have multiple hotels, but as the design con uh discussion uh was modified throughout the course of the years, um some of those uses did change slightly for our internal um our internal design. So Um to the extent that the commissioners are seeking an additional hotel,

   1:37:22I'm sure the applicant would be more than willing to address if they could or could not add that hotel in.

   MarianoChair

   1:37:29Okay.

   1:37:32Um, so let me just talk one more thing. With the Schimberg report, it shows that we do have an oversupply of market rate apartments, correct?

   Planning and Development staff

   1:37:43Yes, sir. I believe the the number at 120 percent specifically for Pasco County's in the study that was done was ten thousand dwelling units of multifamily, 120 percent AMI, and then at 140 percent AMI, they didn't have a study for Pasco County, but they did study the Tampa St. Pete Clearwater MSA.

   MarianoChair

   1:38:02I'm just confused why staff would approve commercial and we had set aside at an interchange. to allow more residential when we said we didn't want residential. And then to give the parking break and then even allow more buildings for multi-family, less hotel. It just doesn't seem to go along with what we've talked about in the past.

   Planning and Development staff

   1:38:21Sure.

   1:38:23I can't speak to the to the surplus housing study. I wasn't a part of that. Um You're not aware of it? I am aware of it. I'm just saying I wasn't a part of the of the study in which it came to fruition, so I w I'm not gonna speak to the to the study, but I can speak to the

   1:38:38mm.

   1:38:38Isn't that relevant information as a planner to kinda go through and kinda study what's around you? I mean, Oh absolutely it is relevant. And I would say that housing in this area area is still needed even though there's a surplus for the entire county. I don't think it speaks to a surplus in this particular area. I don't think it breaks it down into that level of granular detail and I think with the employment coming online coupled with Double Branch and Johns Hopkins. as well as to the south at the uh the business park, I think that making the leap that uh residential

   1:39:08is something that would be um

   1:39:13necessary here is is not one that is is a far leap to make. Well let's let's take a look. You got John Hopkins

   MarianoChair

   1:39:19right beside

   Planning and Development staff

   1:39:20it.

   MarianoChair

   1:39:20Um big doctor's hospital, a lot of doctors gonna be looking for office space around. There's a shortage of office space around where doctors can actually own their own building and go forward, knowing that the doctor's gonna want to be nearby, this seems to me would be actually a great spot for office space compared to

   1:39:39So I'm not sure I'm not sure why as much as you can industrial jobs for distribution centers, again, it's not job creators like this one could be. And again, for us to look at calm and to go in a lot more multifamily wouldn't be pushing harder for the commercial development of office space. It just it's it strikes me why we w wouldn't look. Um if you could do oh you know what?

   1:40:04Um pictures to Gina Jeffers. My videos you oh well this year. All right. Can you can you show my videos as so I just can review this a little bit so everyone can see it? No I got the view view on overpass. Didn't they come through yet? All right.

   1:40:21What's the video

   1:40:22of? It just shows you coming down um from overpass going across I seventy five. I I did send 'em

   Planning and Development staff

   1:40:29I sent 'em earlier today, so I do think it's uh worth it is worth pointing out that this mixed use development with its entitlements does generate more an additional operating revenue for the county in terms of ad valorem taxes as a proportion of the BCC operating costs. The original $315,000 would roughly generate half a million dollars uh per year in ad valorem to the operating budget. The mixed use development would generate about a million per year.

   Jasmine Forkin

   1:40:59Okay.

   Starkey

   1:41:02Can you go back to the the site plan?

   Planning and Development staff

   1:41:05Certainly.

   Starkey

   1:41:07Uh so in the A Commercial, non residential, restaurant retail office. So they can't have office in there. And A, B, C and D. I mean I I hear what you're saying, but th they there is a possibility for office there. It makes me think of um North Point where there's restaurants below and offices above. And certainly that's a great opportunity here.

   Planning and Development staff

   1:41:36Absolutely.

   MarianoChair

   1:41:37What's the parking ratio at uh North Point?

   Planning and Development staff

   1:41:40I don't know the parking ratio off the top of my head, but I can have that pulled up.

   Starkey

   1:41:45You can't park in the front rail, but you can park in the back of one point

   MarianoChair

   1:41:49six.

   Starkey

   1:41:50You just don't think about going in the back.

   MarianoChair

   1:41:52Terrible parking. But I'm sure they have good logic while they did.

   Starkey

   1:41:58It's like my daughter in law's favorite place to go 'cause it's nice, it's pretty. I mean it's it's a very nice North Point. It's it's a lovely development.

   MarianoChair

   1:42:09Any other questions?

   1:42:11Yeah.

   Starkey

   1:42:12How uh how many apartment units are in there?

   Planning and Development staff

   1:42:16Yes, ma'am, it'll be three hundred and twenty five is the maximum.

   Starkey

   1:42:19That is a lot.

   Unidentified speakerVoice B

   1:42:28Commissioner's Clark Hobby Hobby and Hobby PA if I could have uh my time for both of these items and if I can get my PowerPoint pulled up, that would be great. I'll run you guys through this shortly and then I want to focus on some higher level things. But let me start off by saying this. This is how I look at this project. The project uh is located at Overpass and Old Pasco. When the county acquired the right-of-way to build the interchange at Overpass, it also acquired

   1:42:58the rights that go with creating access to Overpass Road. For that reason, the existing owner tried to market the property and met with very little success. No one was interested except like a gas station guy and a one-off, you know, like Taco Bell kind of use because they don't have the access that the larger users want to have. And so a series of things started to happen and this Live Local

   1:43:29project idea came up at you know, during that time and I was called by our client who's the Ryan Companies that I'm going to uh speak to in a minute. And I said, and the Ryan Companies folks said, we will absolutely not invoke and not be involved in a project that invoke invokes live local and tries to take commercial property. Take the tax benefits out of the county and convert it without any zoning

   1:43:59rights of the county commission to an affordable housing project. So we wouldn't be involved. and I've spent the last two plus years working with your staff To create what I believe this board really wants. And we hear this all the time. I'm gonna hammer on a couple of things, and y'all hear this all the time. Where's my place to go? I'm so tired of drive-ins. I'm so tired of going to places that only have quick serve

   1:44:29restaurants. There's no place for my family to go. I was promised all this stuff in East Pasco, and there's nothing for us to do, and everything's based on convenience trips in a car, and everybody's got a drive-thru. There are no sit-down restaurants, there are no quality office places right now. Uh there's a few smaller office places, but there's no sense of place. There the the a place like I'm gonna show you does not exist in our county right now. And what we're talking

   1:45:00about doing is building a town center type development where people will pull in there and they're gonna park in their angled parking and get out and walk over to this central park And they're going to go in the restaurants and they're going to take their kids around in this open, oversized central park that's heavily amenitized with gigantic sidewalks with a lot of the mindset that is going into the development that we all saw at Wiregrass and that the board heavily supported there. That's

   1:45:30what we're trying to do here. And what happened was we got the Ryan companies, and I'm gonna start going through our presentation now. The Ryan Companies is one of the largest mixed use developers in North America. They know what they're doing and they're very, very few of these folks that actually build the buildings, know how to build mixed use product. It's not just, hey, I'm gonna sell off a pod for this and a pod for that and I hope somebody builds nice

   1:46:00stuff. absent what Poulty's gonna build on the townhouse portion of this project and we're very happy to have them and they build much nicer than entry level townhouses. Ryan is not only developing it, they're building the buildings and it's high-end stuff. large company with a national presence, They've made large investments in other PASCO projects over many years that you see here, including the first Amazon facility that got built near 54. They've got

   1:46:30medical office stuff that they built. This is one example of what these guys have built and are building, this mixed use project called Highland Bridge. It is a massive town center that is a huge economic benefit for the area in which it's built. I believe it's in Minnesota. Yeah, it's in St. Paul, Minnesota. But people love going there, they love living there, they love working there, and that's what this project's gonna do. You know where the site is, I don't need to bore you on that and the background.

   Starkey

   1:47:00Park can I ask you a question?

   Unidentified speakerVoice B

   1:47:01Mm-hmm.

   Starkey

   1:47:02And maybe it's gonna be our on our B, D and C two story to three story.

   Unidentified speakerVoice B

   1:47:07There they they they can be, but they're not required to be. Let me give you an example. So there's a chance that what D is maybe a hotel and we specifically called out the right to have it be multi-story for that purpose. Our current design has it as retail. Um, but the the main thing you all gotta understand about this design and the layout is if you look along the frontage of the site, the one thing that's conspicuously missing that

   1:47:37we see on every other commercial site is where are my outparcels? That's what normally finances. commercial only projects. And I and I I've got clients I spend a lot of my time building those around the southeast and we do very well doing it. There are not this is my only client that I have, other than the Wiregrass guys, that can build a true town center setup like this. They are not out there, they're just not. The reason why there aren't is

   1:48:07it's hard as hell to do and it's very expensive to do. And the only way you're able to build these vertically mixed-use buildings like this has, which includes it's gonna have a 12 to 15,000 two-story wheat work facility that will cost four to five million dollars. Okay, we don't have anything like that in Pasco County. And we don't have anything that's pedestrian oriented so that local restaurants will go in there. The national chains are not going to go in this site.

   1:48:37The only site that even allows a drive-thru is the small partial A, and we're hoping that that may be, without throwing a name out there, a national coffee use that a lot of people drink. The rest of them we're talking. to a series of local restaurants, we're talking to some steak chains, we're talking to some locally based steak chains. That's what our community needs. Um This whole thing is driven by this binding

   1:49:08concept plan and I've never worked on a project that has this level of specificity and requirements. And I want to echo one thing that staff said before that I think is critical. The multifamily in this project cannot receive any COs until they build at least 15,000 square feet of vertically mixed-use stuff in buildings MF1 or two, and they build all

   1:49:38of the pad ready stuff for the balance of the site. So it's not ever gonna happen that this site is just a multifamily only. This all works together, but it's the townhouses and the multifamily that are subsidizing the retail. Again, you all are no dummies. You don't the reason we don't see anybody building anything like this because they can't afford it. You need a critical site like this to do it on. And and and and and that's why

   1:50:08that's why my client Johns Hopkins is so uh adamant in supporting this project. When we approved got the uh Johns Hopkins MPUD approved uh W with Wildcat It included 725 potential multi-family units. The pad area grew so big for the hospital and their internal medical office building. It's important you all know. the Johns Hopkins project is going to have three to four hundred thousand square feet

   1:50:38of its own medical office building, Commissioner. That's where it's going, where it should go on their site. But they want this project because they want the people who are in uh families who have people in the hospital, children in the hospital, and their employees to have a place to live, work, and play. And this project's in the South Market area, and you all moved it into the uh urban service area within the last year. But the I that I assume that's my first five minutes. Yeah. The

   1:51:09the reason why it's located in those two things and why we're doing what we're doing today is because the South Market area specifically says that you're supposed to create vertically mixed use residential. You're supposed to bring more density and intensity, and you're supposed to promote higher density compact development. uh that creates mixed use communities that are live work. That's what the comp plan says is supposed to go

   1:51:39here. It's it's I mean, you know, I know we built a lot of other stuff in the South Market area, in the in the urban service area, but this is what we've been supposed to be doing all along. This is the right use. And and and I would say it was pointed out by one commissioner The project does include uh the build ability to build a minimum of 74,000 office. So Commissioner, it does include that. It's got the retail, it's got the office, it's got the

   1:52:09hotel, it's got the townhouses, and it's got the multifamily. Those are the complementary uses that you need to put in very close proximity with pedestrian connectivity to create a town center. And that's what we're doing here. That's what the area needs. It makes more money for the county than the existing zoning. It doesn't and one more thing just to further clarify what staff said about the existing zoning. You know, the board has gotten very picky

   1:52:39about which C2 and C1 uses are allowed in our commercial areas. The existing MPUD has almost none of that regulation. We can go out and build a bunch of gas stations, self-storage, you know, mini storage and crap like that that we already have too much of in the county. This fixes that. And even if this project didn't uh build out that way, we added new design uh guidelines if there are no residential in here at all to prevent

   1:53:09some of those uses happening. So it's a win-win for the county, I believe. Um couple just last things I would say. The area around the site is being four laned, as we talk about. It goes past the school and Barbara Wilhide's client is building a little further than that. So by the time this project gets built, it'll be a four-lane road past the school, including a brand new multi-use path. So our students on this site are gonna walk

   1:53:39out there to the multi use site, uh multi use path, walk up the road and go to the elementary hunting. Or or get on their bike or scooter or whatever. And then the employees are gonna walk down to Overpass and walk over to the hospital. right across the road. And we upscale all of the walkways on the site. We are putting in more landscaping than I've seen in any other project to create a great town center feel. We move the buildings up to the

   1:54:10right of way. all great and important urban design things. But again, We could leave things the way they are today. There's no question we could. And what's gonna happen is the board is going to be leaving in place a commercial development form that people only drive around in cars and go to uses like gas stations and quick serve restaurants that they can do anywhere else. And if the board wants that,

   1:54:40you can do that. But is extremely short sighted in my opinion and we need to give this quality mixed use developer the opportunity to build the kind of sense of place that we hear every day ought to be built. And I'll say one other thing and I'll try not to get emotional because it's important to me. My dad grew up in a rental house. Two blocks that way. And the re and he lived there until he was age thirteen. And the reason

   1:55:10why his family lived there is because they walked to work right in these buildings over here.

   1:55:17And they shot downtown. You have to have these uses together. There's nothing wrong with rental properties when they're located in the right areas. This isn't the gated community that you see with every other apartment community. This is an actual community where people will live, work, and play. This is what we should be doing. And that's what made my family grow out of that little ward house over there, and made my dad the man that he ended up becoming.

   MarianoChair

   1:55:49Thank you. Gina, would you um try the those

   1:55:55So this just takes you from uh overpa over pass road, going across. To where the site is.

   1:56:05And to me visibility is a big thing. There's a great opportunity to have a office where people can actually Be seen from the highway. This is this is the this is the middle one, but

   1:56:19Yeah, I got the first or

   Unidentified speakerVoice D

   1:56:20third video.

   MarianoChair

   1:56:22The worst one of them all. Alright, anyway.

   1:56:27Technology. Alright, so anyway, the exposure from I-75 is huge. Um Now Clark, you and I had talked many times about uh other opportunities that are out there as far as to get jobs. Um And I know you're told by these people, but I know you've talked to Lane himself. And and literally where Lane is at, he told you he looked all around. He couldn't find any office space that he could own and buy. Nothing. He goes to the new place and now he's growing so fast he can't get out of

   1:56:57that place or he can't buy another he can't buy another place in there uh even to rent right now because there's no office space available. Commissioner Oakley. Yes sir. Okay. I thought you were coming. Not yet. I'm commenting. Yes sir. So I know we've talked about this for over a year plus. Right. And I I said there's a market out there. And you told me that there's nothing else that you can find. I will tell you the people that developed this park that Lane is at right now. They have done

   1:57:27this continually successfully and I asked them if they're in the market to do more and they said absolutely we'd love to see it. Love to go do it. Yes, sir. So for you to tell me or the board that there's not that opportunity out there I don't think you guys have looked at it or I think you've been told from Ryan the wrong thing. Now When we looked at things from many, many years ago, when we set up our comprehensive plan, we put all our employment centers together, this overpass road wasn't in there because it wasn't An overpass yet. Right. Since it became

   1:57:58that we wanted to create jobs out of there. Now With all the things going on. Part of the reason I want to show the video is from the highway, just like down below with the other project, which you were great at doing with Rooker, right. Down below bringing those big industrial jobs in. Right. This is a different product. Um I think there's an opportunity to do elevated uh office

   Unidentified speakerVoice B

   1:58:20buildings going all the way up. Complete and Commissioner, I think you're spot on. There might be a slight misunderstanding of what this project can and does allow. I if I might, and I'm not trying to cut you off. The the the point of these non residential buildings is that they can have retail or office or both. They can be single or double story, okay? And if Lane or anyone else wants to come in and build more

   1:58:50of those buildings, other than what we're going to build, like I said, we are building office. That's what WeWork is. We're building a very large, it's the most expensive WeWork building that has been built in the county. But if Mr. Mendelssohn, our friend, wants to come in and occupy and take some of this. Down, we have both the entitlements and we have the buildings to do it. There's nothing to stop it. It's either it can only be one of three things. Office, retail, or mixed

   1:59:21use. That's all those buildings can be. So it's it's doing what you want, and I believe it's gonna, I believe what's you're gonna find, Commissioner, it's going to provide the opportunity to build nicer office than we even have because of the amenities there. And that's what when we look at places like Midtown, Midtown has a lot of office space in it in Tampa, and granted it's at Dale Mabrie in 75, but what the young people, the young workers are looking for is highly amenitized

   1:59:51developments that they can walk to on site with their office that have retail and other services. And that's why Midtown got TICOs moving in there and I think a 500,000 square foot building. This is what I think the employees are gonna want.

   MarianoChair

   2:00:07So I think that again, before you had five multifamily buildings, now you got six. Now you get a couple of stories or a couple of floors of the we work. I'm talking about office doctor spaces. And multi monto level. I don't know how tall these buildings are gonna be.

   Unidentified speakerVoice B

   2:00:22All of them are allowed to the any of the ones in blue can be multi story. And they're I can't remember what the height is, but it's m very high, you know, because we're in the urban service area and we more or less got rid of the height requirements and most n most of them. Do I think it's gonna be a ten story building? Very unlikely. But if the demand is there, r this is Ryan companies. It's a multi-billion dollar company that's built office space all over North America. If the demand is there, they're gonna try to meet it. That's their job. I'm gonna I'm gonna disagree with you

   MarianoChair

   2:00:52because if you're gonna talk about doing multi-story, where you should be putting the multi-story is out to where that lake is where it can be seen from I seventy five. And you're only gonna see it from elevated things from three stories up that you're gonna go to. So by putting the town homes out there, you're taking away the best property. That could be out there for your office space that could go vertical and create that demand. You're actually minimizing it by putting the office there. That's the worst place you can put the townhomes in that spot there, if you're gonna get if you're gonna really create office. So with the demand that's out there, as I say, he

   2:01:22can't find any. The developer says he would build some. But you are taking it away by setting up that design the way you've got set. You cannot go vertical with the townhomes there. not going to see it from the highway, you don't get the benefit. All the big buildings you see on all the major roadways. That's where the visibility is. You're blocking it by the town holes being out there to the front.

   Unidentified speakerVoice B

   2:01:41I would disagree for one reason.

   MarianoChair

   2:01:42Good.

   Unidentified speakerVoice B

   2:01:43Johns Hopkins had this site under contract before they went across the road and do you know why they l didn't go on this site? If you look to the east of that pond, there's a gigantic cypress uh dome in there. And the trees are about 60 or 70 feet high. You can't see it from the highway. It completely blocks it. That's why Hopkins went across to the other side at Wildcat, because I was I was there. If you come from

   MarianoChair

   2:02:08the south, you can see it from across. If you're coming down the highway, and you're up six, seven, eight.

   2:02:16It's above that. And you can have a lot of people.

   Unidentified speakerVoice B

   2:02:19I'm only telling you what what the the actual hospital decision was that was the biggest reason why Johns Hopkins didn't go on the site because it does not have the visibility because of the wetland system. I mean I'm only telling you, that's a fact. And again I I was trying to get the videos up to to show you actually. It's a fact. I mean that that's why they went across there. I was on the phone call with them.

   MarianoChair

   2:02:40Yeah. So with your visibility you can't get to seventy five and you can see it from coming through with the interchange coming up and down through. I

   Starkey

   2:02:47have to leave at five o'clock today.

   MarianoChair

   2:02:50Okay, I appreciate that. Thank you. Um and again back back to your but back back to the apartments. Go up and down and yeah, from here to the school, it'll get four lane by the time this comes out of the ground. What am I gonna do with everything? I got apartments up in fifty-two on this side of the road on Old Pasco, still two lane. I don't have that funded.

   2:03:09We're

   2:03:09not generating any more traffic commissioners. Let me finish my statement first. Yes, sir. Okay. I can go back down to the south all the way to O fifty four. I got all these new apartments coming in here. I got jam traffic up and down fifty-four. And I know I can see all the traffic studies in the world to tell me we're not failing. But we're crowded. And that people are tired of getting crowded. To bring more apartments in when it could be focused on just jobs would be a much better way to go.

   Unidentified speakerVoice B

   2:03:34If I might say about the traffic, a fundamental assumption of this project is that it's designed specifically not to add any more traffic. It's trip neutral to trip negative. It doesn't generate any more trips, Commissioner. That's a fact. I mean it's staff can can tell you from the transportation study. We didn't do a new traffic study and the reason why is we set the entitlements up specifically not to generate any more trips. So that's that's a red herring.

   MarianoChair

   2:04:04Well if you're gonna bring trips, you're gonna tell me you're not gonna generate more trips, but you're gonna tell me all the people from the area are gonna go to these all these nice places that are inside here that's gonna generate trips. And if these people

   Unidentified speakerVoice B

   2:04:13have three hundred and fifteen thousand square feet of commercial only on there now. When you have a mixture of uses, it uh the trips stay on site. It's called trip capture. It's not gonna have more trips, Commissioner. I I understand you're you're opposed to the project. I do. I understand you're you're you're you're making your points and I and I appreciate it.

   MarianoChair

   2:04:32You made the statement the all these nurses and doctors are gonna walk over across Overpass? You really think it's gonna happen?

   Unidentified speakerVoice B

   2:04:38They can. When it

   2:04:39rains you think

   2:04:39it's

   MarianoChair

   2:04:40gonna

   Unidentified speakerVoice B

   2:04:40happen? They they can, Commissioner. That's why why I mean why why did we spend the money on the multi use pass if we don't want people to work walk it? I mean that's what we did.

   MarianoChair

   2:04:48That work, play, etcetera. But I'm telling you as far as when it gets ready, et cetera, you think it'll walk back and forth?

   Unidentified speakerVoice B

   2:04:53Well it's not raining. I mean I understand Commissioner Yeah. I'm just

   MarianoChair

   2:04:56saying I wouldn't

   Unidentified speakerVoice B

   2:04:56if it's

   MarianoChair

   2:04:57raining

   Unidentified speakerVoice B

   2:04:57I'm not gonna

   MarianoChair

   2:04:57What it's ninety degrees, are they gonna walk all the way across that? It's about a mile.

   Unidentified speakerVoice A

   2:05:03Okay. Mr. Chairman Mariano you still have public comment. I suggest you go to that and then you can have debate during the

   Starkey

   2:05:10problem. We have no one signed up for this item. Yeah.

   WeightmanVice Chair

   2:05:15The board. I had some questions. I don't know.

   2:05:21Just staff or the Mr. Hobby. So you mentioned in the Wildcat site there's seven hundred and twenty five multifamily units that were associated with it. Are you saying those are not going to be built? Is that what you're doing?

   Unidentified speakerVoice B

   2:05:43And it's very important. I understand. Let me let me be very clear on it. That project, just on the Wildcat portion, not including the Bayles portion, but just on the Wildcat portion that Johns Hopkins owns, has 725 multifamily units approved for it. When we got it approved, there was a portion of the development on the east side of McKendry Road of the extension the way it was done that we anticipated would be a standalone

   2:06:13apartment site. And there was a lot of discussion internally about maybe needing to sell that site to get some money to help build the apartment and to subsidize the hospital. But what happened was the road had to curve in such a way, and so much right away was needed for McKendry that all we're left with after the ponds are in for McKendry is six acres. Almost every multifamily project that's built now that has 300 units is on about 12 to 15 acres. And so what I

   2:06:44can tell you, and this was reconfirmed this morning from my contacts at Johns Hopkins, they do not believe that in the short or intermediate term there's going to be any multifamily on their site at all. They don't anticipate that. Could there be? In 25, 30 years, potentially. But right now there's not enough land to do a multifamily project.

   Unidentified speakerVoice E

   2:07:05That could become office potential.

   Unidentified speakerVoice B

   2:07:07Could be. They have additional sufficient office entitlements over there, but they're not even investigating using any of their site for multifamily anymore because they just don't have the land. So they're they're trying to do hospital and medical office building on there.

   WeightmanVice Chair

   2:07:23So

   2:07:26Because the correlation between the two sites are are so close.

   2:07:31I guess to our staff how can we confirm that because that point that he's making is gonna be a piece of the the decision I wanna make and I'm not prepared to make a decision until we know what the bookend is doing.

   Unidentified speakerVoice B

   2:07:48Well Commissioner, it's a matter of a seller records. The only site that's not already approved that the main pad site already has its approval down by Overpass and McKendry on the Wildcat portion. The only site, if you look at the the site plans for the road that you all have approved, there's only a six acre site left. That's it. I mean that's that's simply not anywhere big enough to build uh uh apartments and a

   WeightmanVice Chair

   2:08:18you confirming on the private sector side, but I I really want confirmation from professional staff. Okay, understood. Predominantly because I'm still not over and this is simply principle.

   Unidentified speakerVoice B

   2:08:34Right.

   WeightmanVice Chair

   2:08:36how this has come to fruition because of the state's Live Local Act. The only reason we're here talking about this is because the Live Local gun was pointed to our head and I am still haven't let that go from my crawl. I

   Unidentified speakerVoice B

   2:08:50I understand

   WeightmanVice Chair

   2:08:51try and But it it still is not sitting well. And so I want to look at the overall big picture of this area, if our staff members are also listening, because there's a plethora of housing that's been approved in Connecticut. Right. Connected City's also supposed to have some level of downtown that's not so far away. Right. And if that's Yeah, if you I don't want this to be the reason that they don't build theirs. Or vice versa, you know, I love to have competing places to go. But

   2:09:22in the overall schematics of the big picture of this area and everything that's that's happening, we've literally got one opportunity to get it right. And the only reason we're talking about the residential component, there there are pieces of this plan I like a lot. There are pieces of this plan I don't like at all.

   Unidentified speakerVoice B

   2:09:42Right.

   WeightmanVice Chair

   2:09:43So we're kinda stuck. But if I can get some help understanding the overall housing mix of what's to come and what's not to come, was what's happening with the building of the hospital and, you know, real life scenario, that's gonna be a factor in my decision on this. Project. So if that answer can't become today, then maybe we baptize Sarah to to to continue it, I guess maybe, but I gotta hear

   2:10:13from all the US seven coordinators over there.

   David Engel

   2:10:19David Engel, Planning and Economic Development Director. Uh Commissioner Weightman, you asked that the staff was listening. I'm taking copious notes, got hand cramped. I will check in with the John Hopkins folks to confirm if or not they're gonna put in a garden apartments on their project.

   WeightmanVice Chair

   2:10:33Thank you.

   MarianoChair

   2:10:34Thank you. And David, I'm going to go to Commissioner Oakley a second, but if you would have the staff check and see how many parking spots are allowed at the North Point Plaza?

   David Engel

   2:10:42Uh at North Point. Yeah. That's where the E C is? Uh where the E C is, yeah. All right. There's no residential in there, there's just commercial office. Yeah. No not not not not in the downtown area.

   Unidentified speakerVoice B

   2:10:55No, no, not in the downtown boat.

   2:11:01Across the trade.

   Oakley

   2:11:02Commissioner Oakley. Well I just want to make a statement on when John Hopkins came to buy that property and they were they were happy with the property, but I think after they'd got into it and bought it I was going to bring the hospital there. They found out that they wish they had about a much bigger property because I think they were gonna make the hospital even bigger than it than it can be on this site. But that's probably what's affected the fight that you can only have that one six acre piece there. So

   Unidentified speakerVoice B

   2:11:32they've used it up in other offices, doctors offices and things like that. Because I've heard they like the s they really like the site. They wish he even had more land.

   2:11:41Oh yeah, the the site they have uh now where they're building the hospital, they love that site 'cause it got better visibility. Right. They have more land. They wish they did have more land, but that the requirement was when they they had to get a super pad site for the hospital and their medical office building south of the road that had to be I think the initial requirement was between twenty five and thirty acres. Right. And once we put the right-of-way and all the ponds in there, that pretty much ate up almost all the usable sites. That affected our site. Yeah.

   2:12:13Happy to answer any other questions.

   Starkey

   2:12:20Mr. Starkey. Thank you.

   2:12:24the developer developers over and over again to get to get to where we are today.

   2:12:33You can't have that vertical mixed use without some density around it. They don't that's what that's what feeds the machine. Um I my angst has always been that those townhomes are not rear loaded. That's that's my thing. Um but Other than that, I think this is a good addition to the to the community. They w as far as the um multifamily there they won't get financing for it until there's until there's a a demand. I mean that's what's going

   2:13:04on right now, right? The funding's not quite there yet, so you won't you won't see those come up yet. You might see the town homes. Um I don't remember what the rules rules were there but I think so close to the intersection of Overpass and 75 is the right place for density. I always say the uh when you're near a big uh infrastructure investment like that, that's where you put the density and you leave it unlike

   2:13:34out here in East Pasco where you don't have all that infrastructure investment, you leave it. less dead. So I'm I'm okay with this. I I think um I hope I can go have a wonderful meal everyone.

   Oakley

   2:13:48I will do. Uh another thing about this product that this is gonna bring more adroll and taxes what I understand than than other projects on the same site. This one's gonna bring much more to the county.

   MarianoChair

   2:14:02Well keep in mind we we talk about apartments and you hear the Sheriff say more demand for services, we're gonna add more deputies every every year we're gonna add ten more because of the increased apartments we have out there. Twenty. So they may be bringing twenty. So they may bring more money in, but you're gonna spend more money too. It's not a it's not a winner as far as that goes. As far as like all this Uh again, more apartments up and down. I mean we you've got so many that are still coming online up and down the street. Some of you know like a little you know Rent signs because they have to get to get a So much trap, so much So

   2:14:33many buildings out there right now. Yeah. I mean just to add that much more traffic at this point in time, especially while the other traffic's still going out there, I mean You see it everywhere. I mean I don't know I hear about it. I I I my people are telling me no more, no more, no more. And then again we're to take a commercial site that we wanted to create jobs on. It just at at a prime intersection. So go bring townhomes and Pulti's fantastic, right? Great product. Get nothing but great thing to say about Bulti. But as far as to bring in more multifamily when you could have more office

   2:15:03in there, when this clearly demand. I mean Lane He will live right down the street. He would love to have been there.

   Oakley

   2:15:09Right.

   MarianoChair

   2:15:09Still could even expand because he's got to expand out. He can't expand where he's at. We even had lunch today, David and I with another group. Guy's trying to move his corporate headquarters from Palm Beach from Tennessee to Texas, bring everything down to Pasco. You know what? He can't find a place to go back.

   Unidentified speakerVoice B

   2:15:31Put 'em in contact with me and Ryan Company will bring them to Pasco County. That's what they do. It I mean I Lane is a friend and I he's doing great things for the county. These guys do large scale employment all over the U.S. We'd love to have 'em. Bring 'em on. I don't know why they're not bringing more. I mean, literally Clark. It's uh no no

   MarianoChair

   2:15:49listen. Yes

   Unidentified speakerVoice B

   2:15:50sir.

   MarianoChair

   2:15:50The I told you about Wayne. You met with Lane because Even the management company, the places at, if you talk to those people

   Unidentified speakerVoice B

   2:15:57They would say they they would love to develop here. I would be happy to talk with Mr. Mendelssohn. I think he's doing a great job and he can take down some of our stuff.

   MarianoChair

   2:16:07It's not even no, he's not a builder. I'm talking about the builder that's got the property, got it filled out. They do dental, they do medical, they do office. No, I understand, but we c but how how do we not know these people to bring 'em into the market and you tell me we don't have anybody out

   Unidentified speakerVoice B

   2:16:19there. That's where I get to struggle with this thing. all I was saying was Commissioner, I think we misunderstood each other. I was talking about Spec building. uh like three four story office buildings in a suburban market by itself. That that has been shown right now it's been very weak for several years. It may be much stronger here because of the various elements and amenities of this site. That's why I'm saying we may be wildly successful with Office with this because the young people

   2:16:49want to work in places that have the restaurants and the walkability and the park in it. That's what they're looking for. And I believe we will be successful. I think you're gonna be pleasantly surprised, and I will work with Mr. Mendelssohn to try to help him. It's not Mr. Mendelssohn, but it's the people that run the park. You keep saying Mr. Mendelssohn. I'm talking about people that build these things. Okay, and you the end users. Okay. Okay. I misunderstood that. Anyway, thank you very much. I I believe the board will be very proud of this in years to come. I honestly

   2:17:20believe that, and I honestly believe this is the highest and best use of this project for the county.

   MarianoChair

   2:17:25Alright, so I'm gonna I'm gonna ask staff after I but if you would uh Clark

   Unidentified speakerVoice B

   2:17:29stick around at me.

   MarianoChair

   2:17:30Uh but the the parking number to go down to two point two five from two point five to one point six seven five, I don't want to see what we got at North Point where you can't find a place to park.

   Starkey

   2:17:39No, you just can't park in the front. You have to go around the building.

   Unidentified speakerVoice B

   2:17:46Oh, that's safe. But I mean let's let's look if if it's if it's not enough parking, there's not

   MarianoChair

   2:17:51enough

   Unidentified speakerVoice B

   2:17:51parking. Commissioner, I can bring our client, I'll bring up Mr. Lyndon from Ryan Companies and he can explain their intent. But I believe what the the the whole intent with this having all three elements in one site as opposed to Northport when they're broken broken up is it's much easier with a combination of uses to have Shared parking. That that's what the ITE code that staff was talking about. Because when people leave certain retail uses at one time of the day,

   2:18:21people come in and need overnight parking. And that's how shared parking works in a true mixed-use development like that. But I'm gonna I'm gonna let uh Nat, if you'll come up and just speak to what your intent is, because they're trying to create an area that isn't a sea of parking. That that's the main issue. And I

   Starkey

   2:18:37don't want that.

   Unidentified speakerVoice B

   2:18:38Right. I don't

   MarianoChair

   2:18:39want people to have enough a place quite a place to park.

   Starkey

   2:18:41I'm about to make most of food. Well after he speaks I'm not sure.

   Unidentified speakerVoice F

   2:18:45Hi, afternoon. Uh I've been sworn in, Nathaniel Linden, Ronnie Companies, two oh one North Franklin Street, suite thirty-five hundred, Tampa, Florida, three three six O two. Um the intent with the parking is that we are only providing what is needed. We've developed apartments throughout the country. We see that parking ratio is often in the ones, low ones, in dense urban areas, and it gets bigger as you get further out in a mixed-use setting. We think 1.6 is absolutely viable and we don't want to provide any more parking than is needed.

   Starkey

   2:19:16Okay, with that I make a motion to approve.

   2:19:22I'm not ready to vote back until we vote it. Okay. You got a motion and a second.

   MarianoChair

   2:19:26Motion and a second. Further discussion, Mr. Whitman.

   WeightmanVice Chair

   2:19:28Yeah, I I'm not prepared to make a decision on this until we know the bigger picture of play here with what's going on at the Wildcat site. I want to know if they're gonna have 725 units that they were preparing to build, but they're not able to build it now. Because if they're not going to be able to do that. This is a si significantly less number and it's a mix of mix of uses. So I think it's a fair question when you look at the overall picture and the schematics of this area. Johns Hopkins being thrown and injected right

   2:19:59in the middle of this project as a basis to approve. I want to know what's going on on their site here.

   Starkey

   2:20:08Let's

   Starkey

   2:20:08call the question.

   Starkey

   2:20:09All right, so roll call. District one, Commissioner Oakley. Aye. District two, Commissioner Weightman.

   Starkey

   2:20:24Soles. You vote yang your name. You can't abstain.

   Starkey

   2:20:30Nay. District three, Commissioner Starkey. Aye. District four, Commissioner Yeager. Aye. District five, Chairman Mariano.

   MarianoChair

   2:20:38Nay. That's just three two.

   Unidentified speakerVoice A

   2:20:42Second motion would be for sixty seven, which was the which was the companion zoning. Yeah.

   Unidentified speakerVoice E

   2:20:56Would you make a motion? Move approved. Second.

   Starkey

   2:21:00Does not require rolling.

   MarianoChair

   2:21:01Okay. Any further discussion? I'll just say that that public that parking thing is just a b to me gonna be a big issue just like it is down the street and much as nice and fancier the walkway and the roundabout just like they have at North Point we're gonna have the same thing. All in favor say aye. Aye. All opposed say nay. Nay.

   Unidentified speakerVoice G

   2:21:23Four one.

   MarianoChair

   2:21:23Four to one.