PDE-26-7904

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TranscriptWhat was said at each appearance is below it. Machine transcription, with speaker names inferred from voice matching. 80% of 250 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong. 1 of the 2 appearances are not in any recording, so what was said at those is not here.

1. 1Apr 15, 2026
   Village of Pasadena Hills Planning and PolicyPC6Public hearingNo disposition in the minutes

   Open this item →No recording
2. 2Jul 14, 2026
   Board of County CommissionersP87Public hearingApproved

   Zoning Amendment (Consent) – … of Prospect Road, Approximately One-half VOPH Addendum Agenda One-Half Mile East of Curly Road. Curley Road

   Approved minutes

   Approved Staff’s recommendation including adding to 33 of the Conditions of the Approval, developer shall be bound by the elevations and Concept Plan that were made part of the record in this hearing.

   Open this item →▶ Play from 1:12:00
   ▶ 1:12:0044m

   Oakley

   1:12:00First one cold is P eighty seven.

   Gavin Covey

   1:12:24Good afternoon. Gavin Kobe playing development and economic growth. I think we're okay.

   1:12:32So it's uh we're gonna start with a zoning amendment rezoning from AC agricultural to MPD master plan unit development. And this is to develop uh forty-five thousand square feet or sixty-four beds of assisted living facility and the option for either five thousand square feet of office or a single single family detached residence. And this is located on the north side of Prosick Road, approximately one half mile east of Curley Road.

   1:12:58So here's our location map within V OPH. You can see it's within Village B located off of Prospect Road.

   1:13:08Here is a site location map.

   1:13:14Here's the current zoning map which is AR.

   1:13:20And then here's where it fits into the overall Village B master plan. You can see it's gonna be this parcel at the very bottom right here.

   1:13:30So this parcel was initially uh contemplated for residential development, uh but VOPH does allow for commercial to be put into uh other areas outside the village center that are more neighborhood scale or uh community centered.

   1:13:45So here's the MPUD master plan. Uh you can see that there's a small designation right here as number two. This is where they can choose to either do that 5,000 square feet of office on the frontage or a single family detached residence. And the developer has to choose either or option prior to the prior to them submitting uh site plans to us. Write verbally which option they're going to choose. Um we also as staff negotiated a quarter acre for park space for the residents. Um

   1:14:15we are regulating this as commercial development and they're not required to provide open space, but since it was an assisted living facility, we wanted to make sure that these residents would have access to green space and park space.

   1:14:31So they are requesting a couple variations. Uh first is from section 905.2 D5, uh site printer landscape buffering. We're gonna have this uh everywhere as a type A. Again, this is uh in a residential area, it's gonna be uh uh residential the designed use the assisted living facility. It's intended to look like single family detached dwellings. Uh we wanted to make sure that it was buffered from the other lower density residential, but we didn't want it to hinder the walkability in between parcels. Um

   1:15:02same thing, section 905.2 D five, uh site printer landscape buffering and screening. This is to remove the internal landscape buffers if they choose to do um the office development with the assisted living facility. Again, this is to promote walkability, make sure that we're not buffering uses that that are compatible with one another. Uh section nine oh one six D six D one, a continuation of existing street pattern and street access to adjoining property. They're not going to be providing a northern access point uh to

   1:15:32the northern parcel uh because there's an existing wetland and lake. And then last, uh section 805.6, restrictions on post-development wetlands and upland buffers within residential lots and non-residential parcels. And this is to not convey common areas to a community development district or property owners group. Uh this is gonna be maintained under common ownership, so they're gonna be the maintenance entity responsible for the wetlands and common areas and maintaining those. This comes with a recommendation of approval from the villages of Pasina Hills Planning Policy Committee and the Planning Development Economic Roth Department.

   MarianoChair

   1:16:02Okay, thank you. Any questions for staff? Commissioner Weightman.

   1:16:08You

   WeightmanVice Chair

   1:16:08a betting man? You can can guess what question I'm about to ask.

   Gavin Covey

   1:16:13Are we following the Village B plan?

   WeightmanVice Chair

   1:16:15Well no, that was close. That was local. So but that was part of it. That was the second one. Uh we have Lib Local Act provisions in there. Correct, that is true. And um So within the structure of village B. So we're on the record. This is in the spirit of fulfilling the structure of Village B, even with village B being wonky'd up the way that it is.

   Gavin Covey

   1:16:38Correct. Yes. So this is an assisted living facility. The village allows for some commercial development to come outside the village center. Uh specifically for a use like this assisted living facility. You don't necessarily want that in a necessarily really intense urban environment. This is more on the periphery so people can walk to and from.

   WeightmanVice Chair

   1:16:57And there's height restrictions on this product.

   Gavin Covey

   1:17:00There is a h maximum height, yes, but I don't think height. Off my head.

   WeightmanVice Chair

   1:17:05You don't know the maximum height?

   1:17:09So is it two stories, three stories?

   1:17:30So make sure we're not contradicting ourselves basically.

   1:17:37So that's the same that beast the height of a townhouse.

   1:17:43So the neighboring properties would be with the feathering out of the map, if you go back to the color coordinated map, that would be the single family it's in the brown. Light brown.

   1:18:00Yellow.

   Gavin Covey

   1:18:04Yeah, so this is where the maximum of ten doubly units per acre is up here. Yeah,

   WeightmanVice Chair

   1:18:08fifty. And then you're

   Gavin Covey

   1:18:09transitioning down here to two Dolly units per acre adjacent to it.

   MarianoChair

   1:18:18Well the buttons of the wet one as well.

   WeightmanVice Chair

   1:18:30So the yellow piece

   1:18:36So that flows into so when it's transitioning down here, what's the next village to the east? You have a map?

   Gavin Covey

   1:18:43So let's see. So the the portion that's in the portion is the same.

   WeightmanVice Chair

   1:18:47Is this the what? This is the transition zone? What's the formal

   Gavin Covey

   1:18:50Yeah? so the lighter yellow is gonna be the two Dillions per acre, and then you can kinda see a little bit better here. This is uh in the darker orangeish color is gonna be um the maximum five billions per acre.

   WeightmanVice Chair

   1:19:03Okay.

   Gavin Covey

   1:19:03So it's a range of zero to five for the orange area and then a a range of zero to two for the yellow area.

   WeightmanVice Chair

   1:19:10Okay.

   MarianoChair

   1:19:12Thank you. Okay. Okay. Have public comment. We have one person.

   Starkey

   1:19:16Michaela Krause.

   Unidentified speakerVoice A

   1:19:22Mikaela Krause, [address removed]. I have sworn. Good afternoon, Commissioners. I am here today to strongly urge this board to pull this item from the consent agenda and deny the rezoning request for the Rivero Ranch MPUD. This applicant is requesting a shift from AR to an intensive MPUD to shoehorn a 45,000 square foot assisted

   1:19:52living facility and a Square feet of office space into a mere 7.66 acres. Along the north side of Prospect Road, this massive institutional and commercial footprint is deeply inconsistent with the core vision of the Pasco County Comprehensive Plan. Firstly, um is intensely fundamentally it just violates Chapter 2 Objective FLU 2.1, which explicitly mandates the preservation of

   1:20:22rural lifestyles and characters. Inserting this into the seven small acre parcel just completely dismantles the progressive low-density transitional buffering that is supposed to protect East Pasco's heritage. Second, dropping a massive institutional structure and its necessary parking infrastructure on this parcel runs entirely Um counter to policy FLU two point one point

   1:20:52five, the protection of existing topiography. This policy strictly dictates that we limit topiographic alterations to maintain and protect the natural rolling vistas and scenic watershed view sheds of our landscape. You cannot control Construct a facility on this scale on 7.66 acres without severely altering the natural contours, grading away

   1:21:22our native elevations, and destroying the viewshed this board legally is bound to protect. Furthermore, the local protection of our scenic vistas is backed by state intent. Under Florida State Statute, Section 335.093 and Florida Administrative Code, Rule 414-15.016, the state explicitly establishes frameworks to

   1:21:53preserve and maintain these natural, beautiful. scenic roadways. Um Commissioners, your highest duty is to protect the integrity of your own master plan. Please deny the Rivillo Ranch MPUD rezoning request. Thank you.

   Oakley

   1:22:14Thank you.

   Unidentified speakerVoice A

   1:22:16No clap.

   MarianoChair

   1:22:17Yes. No, I didn't have the applicant come up. Would the applicant like to address?

   Unidentified speakerVoice B

   1:22:22Make sure there's nobody else. It's just that we may just do that.

   MarianoChair

   1:22:27Is anyone else here from public comment for this item? All right.

   1:22:33Please come forward. And is there any else online?

   Starkey

   1:22:36There is no one signed up.

   MarianoChair

   1:22:37Okay.

   1:22:42Thank you.

   Unidentified speakerVoice C

   1:22:42Eva Larkin, [address removed]. I want to reiterate what actually she just said. We need to make it a priority that just because the uh Pasadena Hills Planning Committee has approved This does not necessarily mean that we need to approve it as county commissioners. Um as we know, a lot of our Pasadena Hills uh Planning Committee is comprised of people that have vested interests in these lands and have also had

   1:23:13vested stakes. And that that being said, um it does not it is not consistent with the uh L U and also with our uh With the um master plan of this area in general. You guys, I just want you to Think about what it is that you are voting on today. This is not just one unit. This is going to lead to creating a place where the the boundary the bounding lands are going to

   1:23:43be able to capitalize off of any kind of changes in the zoning that this one property is going to have. Please keep in mind that every single thing that you vote on today is going to have a um Sorry, it's gonna have an a domino effect uh on any other surrounding properties in the areas in general. So when you open the door to this one, you're opening the door to future zoning uh changes and possibilities for future zoning changes to the

   1:24:13lands that are surrounding it. Um not to mention just the uh the general uh landscape of our community, which we definitely prize. ourselves on having. So always remember we're thinking of our our community first. Our community first.

   1:24:33that's the most important thing we should be thinking about is our community

   Oakley

   1:24:37first.

   Unidentified speakerVoice C

   1:24:38Thank you.

   MarianoChair

   1:24:40Thank you. And we'll close public comment to the applicant. A little bit out of order, sorry about that.

   Starkey

   1:25:00Can you give your name and address for the record?

   Unidentified speakerVoice D

   1:25:02Yes, good afternoon. My name is Margaret Perez with Landis Evanson Partners on behalf of the applicant. My address is thirty eight ten North Dell Boulevard, Tampa, Florida. Thank you. And I haven't sworn.

   Starkey

   1:25:53Can I ask uh our staff a question real quick?

   Oakley

   1:25:55Sure.

   Starkey

   1:25:56So um looking on the map here, I see A parcel to the east of this one. That's a lighter brown. And then there's a school site. Do we know what's going on between here And uh

   1:26:12School? Yeah, that that parcel that's there?

   Gavin Covey

   1:26:22Hate to do this to you, Gina. Can you put can you put the map back up?

   Starkey

   1:26:25Oh uh oh it says Seth Weightman.

   MarianoChair

   1:26:28Let's come back to it.

   Starkey

   1:26:30Don't yeah, don't stop her. I've just took too long to ask a question in a space while they were loading her thing up.

   Unidentified speakerVoice D

   1:26:36This will give Gavin time to look it up. So um I think staff does a great job in their memo addressing the technical details of the MPD. So today I would like to share with you uh the planning considerations that will allow you to better understand who we are and the vision we are seeking to accomplish. Uh those considerations are the nature of Ravilla Ranch, our community character. Community benefits and comprehensive plan consistency.

   1:27:06Ravilla Ranch is located along Prospect Road within Village B of the village of Pasadena Hills. The site sits just east of the connected city area, and as illustrated, almost all of our neighbors within Village B have already received their entitlements.

   1:27:23The applicant operating as Silver Elite intends to create Ravilla Ranch. A community of boutique luxury residential assisted living homes that seamlessly blend into the residential neighborhoods planned for the surrounding area. Silver Lee is a high-quality, family-owned and operated assisted living provider who has reimagined what senior living will look and feel like. There is also an option for inclusion of a single family home or a modest office within Rovilla Ranch.

   1:27:56With only sixteen residents per house, our caregiver resident ratio is unparalleled in the industry at 1 to 5. Rather than a standard of one to twenty. Our philosophy is centered around family and promoting independence with a strong focus on vibrant social events, enriching wellness programs, creative expression, and beautifully designed outdoor spaces to enhance the lifestyle of our residents. Our residents also have a nutritionist and a private chef.

   1:28:27Next, I'd like to share with you the characteristics of our community. First, our homes have been specifically designed by our architects to mimic the modern homes.

   1:28:40Um these are only one story, 35 foot maximum, which is the building height that you'd see in a single family zoning district. Second, every detail has been considered, even down to our backyard patios and eyebrow driveways, which maintain the residential character and foster a neighborhood feel. Third, we ensure our residents will feel like they're on the ranch by designing our communities to optimize open space. Fourth, as a special addition to our community, we have incorporated a garden for our residents, which is the heart of our community. We

   1:29:10have included the garden as a condition of approval. Fifth, our thoughtfully designed walkways promote a walkable lifestyle. Sixth, we have designed our community to optimize scenic views of the neighbouring wetlands, and finally, in keeping with the VOPH policies, we have avoided cul-de-sac design and embraced a grid like layout to provide interconnectivity to our neighbours. You can see our concept plan here on the screen.

   1:29:39Here are some photographs from our partners in Texas. This community opened last year. Shown here is our front door and exterior facades of our homes.

   1:29:51Next, here are some interior photos. Shown here is the living room and dining area.

   1:30:01These photos i uh illustrate our library and kitchen. As you can see, these are high quality homes with extreme attention to detail.

   Starkey

   1:30:11I love it.

   Unidentified speakerVoice D

   1:30:13Recently,

   Starkey

   1:30:14I'd lived there. It just needs trees.

   Unidentified speakerVoice D

   1:30:17Well how

   Starkey

   1:30:18we have to do that.

   Unidentified speakerVoice D

   1:30:20So recently we've been collaborating with our architect to refine the facades and achieve a more modern aesthetic. I've included the renderings here to give you a look at the latest design concepts. This is facade one.

   1:30:33Here is facade two. Nice. Finally the use of the rear courtyard areas.

   1:30:43Next, I will move on to the community benefits and uh I'll briefly touch upon the comprehensive plan consistency.

   MarianoChair

   1:30:49Can I stop you just for a second? Yes. I don't know what the board thinks, but again we got a bit on the agenda. This looks like a very less intensive product that anything I've seen that could actually go in that area. I just spent about ten days in a assisted living f facility with my dad. The quality of what this is here is just like super high level and For intensity, I I think can't think of anything less intensive that would probably be fit in that area. Chairman

   WeightmanVice Chair

   1:31:19I'm torn between on what's supposed to be at this stage in this village and what what this is. Um

   1:31:31Would you bind this plan?

   Unidentified speakerVoice D

   1:31:33We'd be happy to do so.

   WeightmanVice Chair

   1:31:37Uh uh if you look it back to the concepts that Gavin showed on on the design of VOPH.

   1:31:47This is a good one. this doesn't really fit it in my opinion. Alright, so

   MarianoChair

   1:31:51let me let me let you know.

   WeightmanVice Chair

   1:31:52She can finish.

   1:32:00saying is is it the r the right product for this location within within V OPH?

   MarianoChair

   1:32:04That's what I'm getting at. Okay. I j I just didn't know if there was gonna be objection. If it wasn't, I was gonna go on because it was on consent. So go ahead and finish your presentation. Sorry.

   Unidentified speakerVoice D

   1:32:11Because I have a question on that.

   MarianoChair

   1:32:12We'll get to that out, but let her finish, sorry.

   Unidentified speakerVoice D

   1:32:14Thank you. I'll be happy to touch upon your point, Commissioner Weightman.

   1:32:22So Revela Ranch will provide a benefit to the community, and as Pasco County enters the democratic shift often referred to as the Silver Tsunami, it faces a significant shortage of assisted living and memory care options. This gap in available options is projected to grow substantially over the next five years. The figures shown here highlight an urgent need for new developments to keep up with the unmet and growing demand for senior care in the region. There is a 700 bed shortage in Pasco County and a projected 1,800

   1:32:52bed shortage over the next five years. With our community product, Pasco County residents will have to travel, without our community product, Pasco County residents will have to travel greater distances to be with their family members. As this area continues to grow in population, families want to be near their loved ones who are transitioning to assisted in living. Ravilla Ranch will be situated central to connected cities and village of Pasadena Hills, making it easier to keep families together.

   1:33:24Here I have listed the comprehensive plan policies that we're consistent with. Um after I'm finished speaking um if it's okay with the board, I will call uh my expert land planner Bruce Landis uh to detail those for you.

   1:33:39Um so just to summarize, you know, we have recommendation of approval from the VOPH Planning Commission and staff um has found this uh request to be consistent. Um Commissioner Weightman, to your point about the location. Um I just want to go back here for you. Going in the wrong direction.

   1:34:04This product

   1:34:07does not belong at the corner of Curly Road and State Road fifty two. Um the character of our community is residential and neighbor uh in nature and we want to be plugged into the residential neighborhoods. You know, people are driving their golf carts, they're walking in these areas. We want them to be able to walk from their home to go see grandma. It's a high-end product, it just doesn't belong at a commercial intersection. And the policies in VOPH allow for non-residential uses to be outside of the village B centers. So um

   1:34:38if you don't have any questions for me, I could call Bruce Landis up.

   MarianoChair

   1:34:41Uh Commissioner Starkey.

   Starkey

   1:34:42I I am very confused by the map that's in my agenda packet. Maybe I'm just a confused person. And where this is. Because when I'm looking online At the map here. It has a circle on Saint Leo Commons. That's what's under this number. Um so Can we Can we Am I looking at the wrong thing?

   1:35:08And There's the school parcel. I don't know.

   MarianoChair

   1:35:12Are you on Prospect Road on that?

   Starkey

   1:35:14Where

   MarianoChair

   1:35:14this is this is abutts Prospect Road.

   Starkey

   1:35:16Well what is this map?

   MarianoChair

   1:35:17I think you're top left of the the picture that they had on the screen.

   Starkey

   1:35:20Can you put up the map from the packet and just show me where it is on the uh

   Unidentified speakerVoice B

   1:35:26It's down here.

   Starkey

   1:35:27I know so why

   Unidentified speakerVoice B

   1:35:28is this map here in

   Starkey

   1:35:29our package?

   Unidentified speakerVoice B

   1:35:30Scroll up. It's down here.

   Starkey

   1:35:32Keep scrolling. Wait a

   Unidentified speakerVoice B

   1:35:33minute. Yeah.

   Starkey

   1:35:35Yeah, I might have been zoomed in too far from Okay, so at the bottom of village near village F, not near the school district. The school. Okay, on this map, can you show me where that's nowhere near it. I'll think.

   MarianoChair

   1:36:13And look to where Curly Road is.

   Starkey

   1:36:14Okay, so is it to the one which one is it? That that Which parcel is it?

   MarianoChair

   1:36:21Move the arrow to the right.

   Starkey

   1:36:23Where that it says prospect road on the right-of-way.

   MarianoChair

   1:36:25Yeah, just to the right of the prospect road, exactly.

   Starkey

   1:36:27Right

   MarianoChair

   1:36:28here. Yeah. That one.

   Starkey

   1:36:29Okay, right there. And what's coming to the left of that? Do we know yet or not yet?

   Gavin Covey

   1:36:39Yeah. To the left of that is gonna be a single-family detached um community. It's gonna be fifty-foot uh wide lots, and I think there's about two hundred.

   Starkey

   1:36:50And across the street?

   Gavin Covey

   1:36:53Across the street I think is just an existing residence at at this time, but it is within another village.

   Starkey

   1:37:03You know, I love the project, but those people aren't aren't gonna be able to walk to anything.

   1:37:10But someone who lives nearby.

   MarianoChair

   1:37:17But a lot of people they're on a premises.

   Starkey

   1:37:19Is is it assisted living or active living? It's assisted a living. Memory care kind of stuff.

   MarianoChair

   1:37:27I mean some of the people go in they don't come back out.

   WeightmanVice Chair

   1:37:29It's gonna be ambulances, fire trucks.

   Starkey

   1:37:31No, I I have family living in those so

   WeightmanVice Chair

   1:37:33Residential.

   Starkey

   1:37:34But I also have one that's moving into an active living that transitions to assisted in Dunedin and she's picking that Because she can walk to all the shops and restaurants. She doesn't have to drive. um as she gets older so she can walk to places for entertainment.

   WeightmanVice Chair

   1:37:49But this isn't that.

   Starkey

   1:37:51This isn't that. But I love this project.

   WeightmanVice Chair

   1:37:53It's yeah, it's it's not the project, it's the location.

   MarianoChair

   1:37:57You get a lot of these that sometimes they'll have their own bus when they load 'em up and they'll take 'em to the shop and to the activities, to the movie theater, et cetera. But I mean t to me if you wanna get something less intense and you go right to the side of Marathas right there, it's it's pretty crowded and packed. This is less dense than most most things you're gonna be able to put in here.

   WeightmanVice Chair

   1:38:17Well in the V O P H plan Chair Gavin, what's in the V O P H plan this allows for Feathered out single fam or this is what you're saying.

   Gavin Covey

   1:38:28Yeah, so it allows for uh residential development at a maximum of two dwelling units per acre. Um I will say it it is n not that intensive a use. Uh it was found exempt from the timing and phasing 'cause it was so low of a trip generator. Um and if we would have had fifteen single family detached homes here they they would have had a higher trip generation rate.

   MarianoChair

   1:38:49I mean some of the people in there are are are not most of them probably aren't gonna have cars. I mean it's it's not If you if you want to cut down trips, this is the ideal one forward. And the the more trips we can frankly cut down, I think the better.

   Starkey

   1:39:03Yeah.

   MarianoChair

   1:39:05It looks like a nice top quality project. And I I I hope you come to the west side. Love to have you over there. We could we get demand over there too. But that this looks fantastic to me. And it's it and it butts up to the wetland too. And they got a nice they got a big wet area in the back there? Quarteracre Park?

   1:39:25Uh unload the app configure. Finish.

   Unidentified speakerVoice D

   1:39:30Um so with that I'll call up uh Bruce Landis, my expert land planner, to speak to the comprehensive plan consistency and after he's finished, I'll just say a few more words unless you have any additional questions for our team.

   Starkey

   1:39:41Thank you. Well I sure would like to see this kind of project all over the county, personally. We've got to find more places for these.

   Bruce Landis

   1:39:49Commissioner, good afternoon. For the record, my name is Bruce Landis with Landis Evans and Partners, 3810 North Dale Boulevard, Tampa, and I have been sworn. Um I just wanted to briefly highlight the consistency with um at least four of the comprehensive plan Policy amendments 6.1.1, for example, we are consistent with providing a variety of land uses and lifestyles to support residents of diverse ages, incomes, family sizes, including housing.

   1:40:21We are consistent with policy number six point three point two. The county shall require new urban residential and non-residential development within Pasco or Pasadena Hills study area to be developed with connected roadway network and creates a grid. uh of existing and new streets that provide local connectivity and so the site plan that we're um uh will be bound to provides that that connectivity we're

   1:40:51consistent with uh Policy six point five point one Through the adoption of Pasco Pasadena Hills Area Plan has established a policy development policy framework that enhances the livability of the county and preserves its natural, cultural, physical, and other resources by creating planning and development policies and future land categories to address development issues. The new development patterns shall be formed around neighborhoods, which are integrated with. With commercial,

   1:41:22office, and civic uses. And finally, we're consistent with policy 6.5.3 Subsection C Village Center so be designed with sufficient non-residential uses to provide for the daily and weekly new needs of residential residents. Thank you.

   Starkey

   1:41:43Uh. Well I have one question one more question. Um are we preparing for any kind of multi use path in front of 'cause we you know, we messed up on prospect so we have to come back in and put it in.

   Gavin Covey

   1:42:01So Prospect Road is gonna be constructed by uh Mike Galvin and his group. Uh he has obligations through the escrow agreement to construct Prospect from uh connecting Maratha all the way across uh

   1:42:16And uh it will have eight foot multi purpose uh pass on each side.

   Starkey

   1:42:21Well I I think I'm gonna be for the project. I think it's a really nice project.

   MarianoChair

   1:42:25So to be sure, so there will be a path in the front of this project?

   Gavin Covey

   1:42:29That is correct.

   WeightmanVice Chair

   1:42:31I was just just for clarity. Commissioner Weightman. Thank you, Chair. I was apprehensive With villages on the green right around the corner. And it wonkieed up the village and it turned out to be that If we could re if I could redo that vote today, I would. I've admitted that multiple times. And I've got the same suspicion here. And um

   1:42:59I'm not I'm not going to uh feel the same way I did on the vote of the villages of Pasadena or the villages on the green in this village. So

   Starkey

   1:43:09Can you tell me what happened to villages on the green

   WeightmanVice Chair

   1:43:13green, it's right around the corner. It messed up the formula and we and and it was a uh The It was used as an old Orange Grove and the stormwater pond was going to be used as a passive play park and it was we took single fam, which is what this is, where it feathered out When you came south of fifty two and you coming south of Curley on the east side, and we bound that project. That project is seemingly not coming to fruition and it screwed up the whole

   1:43:43dynamic of this village's uh partnered with D O T. and it's stor how it configured its stormwater ponds on the intersection. So the gateway into V O P H was It's had a rough start in my opinion. And With it pushing the density to the further south with villages on the green which we bound and my understanding is it's not gonna come to fruition, where that should have been feathered into starting the less

   1:44:13density portion of the village. And if that continues true based on the formula and the design of the V O P H map coming south and then coming east down currently This project is is is like another unicorn again, just like villages of the villages on the green was, in my opinion, based on the formula in the map of the planning of the last twenty years of VOPH. And so it's not this use in this product

   1:44:43in this type. I think it's great. I'm just not completely sold that it's in this it's in the spirit. I understand the density and the traffic and the uses, all all of that. I'm just not convinced that

   1:44:58You're you're gonna have two dwelling units per acre and then this and then go on to the next It's just kind of random when you look at planning and policies and walkability. I mean, you're gonna have two dwelling newspaper and you're gonna have fire trucks and ambulances coming however many times based on the nature of it in the middle of a residential neighborhood. With people calling to get help. I just am not sold that that's the right location within the concept of

   1:45:28this village based on the level of density and what's supposed to be there. uh for this this this site. So I mean I'm not saying it's bad, I'm just There you go, Gavin. Go ahead, Chair Sorger.

   MarianoChair

   1:45:42No, you were supposed to

   WeightmanVice Chair

   1:45:43be gonna start here. Based on the map.

   MarianoChair

   1:45:49So let me if I could. Yeah. So I and I agree with you on the that that property down there. I didn't like that property from the get-go. Um and then if if that is not coming to fruition, I wish you'd come back and let's go work it work out something better and maybe get DOT to the table, because what they did that to that, I mean they did the same thing at Bellamy too. Destroyed that entryway. That could have been a a good use of something. But I'm happy to bring these guys back for that later. But as far as this goes So in in and

   1:46:19I think it's probably like ten twelve days with my dad in the assistant living facility, I saw one Medfleet truck. move transporting someone. Even when I took my dad to see the doctor three times out of there, I we just took them out and and brought him here to go. So it wasn't a big thing. And the w I didn't see a single siren going while I was there. And seldom have I ever seen one coming out of there. And I drive that road all the time. You can ask David Allen because I call him all the time when I see the V-Pan analogs are right-of-way violators out there all the time.

   1:46:50So I drive that road many, many times. I've yet to see one coming out of there. And I've lived there for twenty years. So I I don't think that's gonna be something that's gonna be looked at. These people they stay in there, some of 'em They get in there and they just don't come out. Others like my dad, they go in there, they get therapy, et cetera, and they come back out. And I can see where they got two buildings set up, which makes a lot of sense to me, because instead of integrating everybody who's in there that's not coming out, you can put the active people near where the clubhouse is and have them more active staying

   1:47:20there because it looks like a right place to be. And that might even tense my my my own dad to not living this far away, but this type of thing would be a product I would be very comfortable seeing from what I see here.

   WeightmanVice Chair

   1:47:33I mean if this so Chairman, so just theoretically when we're talking about V O P H This is on Neighborhood Edge Residential. This product definition seemingly would be uh neighborhood core residential which would fit better in the structure of V OPH where villages on the green is.

   1:47:55Which is closer

   1:47:59to the main thoroughfare and if something were to be needed, EMS or what have you they could get there and get to the hospital or whatever quickly.

   Planning and Development staff

   1:48:08I

   WeightmanVice Chair

   1:48:11You kinda see the direction I'm going and I think I'm gonna follow that direction and and go go with my my gut on this one. I I'm not comfortable with it. Not after what's happened so far with with villages on the green and what's around the corner. So um

   Oakley

   1:48:27Yeah

   WeightmanVice Chair

   1:48:27it's the right use in the right spot within the village is my concern.

   Oakley

   1:48:31You realize uh prospect is four lane right by that property.

   1:48:38Prospects being four lane.

   WeightmanVice Chair

   1:48:40Yes, but that doesn't

   Starkey

   1:48:45Can you have Gavin come back

   WeightmanVice Chair

   1:48:46up?

   1:48:50Don't Yeah.

   1:48:55They just conflicted on on on the use based on the village and the type and what we're what we're doing here because we

   Oakley

   1:49:01I've never been around one of these facilities a lot, but I don't know about sirenes and all that going on at one of these facilities when it's uh Oh my god.

   Starkey

   1:49:11My my father in law and mother in law are in assisted living. My mother in law sits past. I go there all the time. I've never been there when there was an ambulance there ever. Um Duck Slough. Um and it's big. Two big buildings. Well it makes 'em. It's in a resolution. Can you go over the map here so I can understand

   Oakley

   1:49:30what's going on? It's quieter for the for the facility itself being in that neighborhood and that in that area. It's quieter for that those people that are in there. Makes it better for them.

   MarianoChair

   1:49:42And if I could before you go.

   Oakley

   1:49:44Yeah.

   MarianoChair

   1:49:44When you look at Um what's right to the other side of it, the intensity there. I mean It leads all the way down to overpass, connects to the highway, et cetera. But it's this is intense in the area but again, this is as low as it gets. And if it's close to these all these people in this area, it's gonna make it safer for them to go and easier for them to go put their person in the system living facility and make 'em feel comfortable knowing they're so close. I mean it's a great quality of life. And literally I I hope you come to the other side quickly.

   Starkey

   1:50:15Yeah, let's go.

   Planning and Development staff

   1:50:17Good afternoon. William Vermillion Planning Development Economic Growth. I think I'd I'd like to add a little bit of color. To the VOPH plan overall as it as it relates to neighborhood commercial. So in terms of an assisted living facility, it's not something that's categorized as residential in terms of density. So when we talk about density compatibility, it's not really applicable to an assisted living facility. What staff liked about this particular use is that it looks like single-family detached

   1:50:47in its form, but it's actually a commercial use. And in VOPH, commercial uses, specifically neighborhood scale commercial uses, are allowed within certain ranges to be located outside of the village center. So following that vein, staff felt that this specific commercial use needed to be located away from the busy road of State Road 52. This felt like an applicable area for it because the product type one blended into the development pattern that is currently going in because it looks

   1:51:18like single-family detach. But it's not actually regulated by density like residential. It falls under the neighborhood scale commercial. And then number two, just for a point of correction, Prospect Road is a two-lane road, not a four-lane road in the village of Passian Hills Mass Roadway Plan.

   Oakley

   1:51:37Wait a minute. A question on the their design and prospect and handcart cart right now is being designed by Mike Gavin to build four lanes. So a year from now they're gonna start that. I know it's two lane right now. But it's supposed to turn into a four-language.

   MarianoChair

   1:51:58I'll let staff look at that. Commissioner comes

   Starkey

   1:52:00up. So they have an option for an office building. Yes, ma'am. Or office something. It wasn't shown on the drawings. What what kind of office building?

   Planning and Development staff

   1:52:11Sure, the the way that staff regulated it, since we didn't have an end user and it was most likely going to be the assisted living facility, which the applicant showed, what we did was specify the specific uses and then have the the applicant come in for the site plan for that office and uh check the compatibility at that point since the most likely use is gonna be the ALS.

   Starkey

   1:52:32All right, but if it if it is an office, since we're allowing them to have an office, is it also one story like the rest of this facility is? Is it Matching. What the complex looks like.

   Planning and Development staff

   1:52:45I'm gonna let the the applicant just because

   MarianoChair

   1:52:48She's she's coming up now.

   Planning and Development staff

   1:52:49Okay. I can feel her behind

   MarianoChair

   1:52:50me.

   Unidentified speakerVoice D

   1:52:56So to answer your question, yes, um the office is gonna match the architecture and the character of the assisted living facility. It's all gonna be developed by and operated by one person, which is Ryan, who's actually a Pasco County resident and lives nearby the property. But we were playing around with some of the graphics of what the office might look like and we're actually gonna have a garage too. So it Looks just like a home. Um let's see, I have a clicker here.

   1:53:29Uh can we go backwards?

   1:53:33Those are one of the renderings that we're putting together right now for what the office might look like.

   Starkey

   1:53:37Yeah, so there's there's an interesting um office building right in front of Fox Hollow. I was gonna say the same thing. In the middle of uh Trinity. Uh right before the golf course. And um it's actually the international headquarters of a door manufacturer. It's their association headquarters. But it's an office. And it looks great. They built it like a house and it just it looks wonderful. Um All right, well I'm I you know the staff's worked hard on this and they know what we want out of V O P H And

   1:54:08um And so I'm gonna be going with staff's recommendation. I do want to find out more of what's going on on the corner, what you're talking about over there, but that's not what we're talking about here today.

   MarianoChair

   1:54:23So is that a motion you just made? Or no? Well,

   Starkey

   1:54:26I will make that motion.

   MarianoChair

   1:54:27Hang

   1:54:27on,

   1:54:27let me go to Commissioner Weightman first.

   WeightmanVice Chair

   1:54:29So with your motion, so based on what we learned with village. Well I'm gonna ask her to modify her motion to consider.

   MarianoChair

   1:54:37No,

   WeightmanVice Chair

   1:54:38we have

   MarianoChair

   1:54:38a motion to second.

   WeightmanVice Chair

   1:54:39Based upon to we bound, this board bound Because we were suspect of villages on the green. We found it in the architectural design standards in everything that's being shown, just like it's being shown here.

   Planning and Development staff

   1:54:52Yeah.

   WeightmanVice Chair

   1:54:53Great pictures, looking good. And we were unsure about it because it won't eat up the core of that village, so we bound it.

   1:55:01And it has it come to fruition. So if we depending on what you're proving, they could show us all these fancy pictures like folks have done before, and it may not come out this way. So I'm just saying I'm I'm uneasy on this one. Well, clearly.

   Starkey

   1:55:15Are we binding th this architecture here?

   Unidentified speakerVoice D

   1:55:20The applicant is happy to agree to binding the conceptual site plan that was suited with the application and if it um pleases the board will also agree to have, you know, some sort of architectural standards that they'll be residential in character at all the buildings. So what was

   MarianoChair

   1:55:34being shown today?

   Unidentified speakerVoice B

   1:55:35Yes. So Mr. Chairman Mariano

   1:55:39of the conditions of approval Developers shall be bound by the elevations and concept plan that were made part of the record in this hearing.

   Starkey

   1:55:50Yes, I will that's what I'm expecting to do.

   MarianoChair

   1:55:52Okay. Any further discussion? All in favor say aye. Aye.

   Starkey

   1:55:56Aye.

   MarianoChair

   1:55:57Many opposed? I'll say aye,

   1:55:59but I'm prove me wrong.

   Starkey

   1:56:01Because the builder and owner is here.

   WeightmanVice Chair

   1:56:03Okay. Motion passes 5-0.

   Starkey

   1:56:05But I do want to talk to staff about the other issues that he's talked about. And I