PDE-26-7933

Published agenda

Heard once, at the Planning Commission on Aug 6, 2026.

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

Official title

Zoning Amendment (Consent) - CA Properties Inc./US-41 Townhomes MPUD Master Planned Unit Development - A Rezoning Request From an MPUD Master Planned Unit Development District and C-2 General Commercial District to an MPUD Master Planned Unit Development District to Allow for the Development of 171 Townhome Units and Associated Infrastructure - Central Pasco County - Located Approximately 450 feet south-east of the Land O Lakes Boulevard and Wisteria Loop Intersection - Containing Approximately 23.67 Acres

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1Aug 6, 2026
Planning CommissionPC7Public hearingNo disposition in the minutes
Open this item →
29m
Moody
The next item is item PC seven, PD 2693, zone amendment in the name of CA Breeze Inc., US 41 Town Homes, M Pud Master Plan Unit Development. For a rezoning request from an MPUD Master Plan Unit Development and a C2 General Commercial District to an MPUD Master Plan Unit Development District to allow for the development of 171 townhome units and associated infrastructure located in central Pasco County, approximately 450 feet southeast of Land O' Lakes Boulevard and Visteria Loop Intersection, containing approximately 23.67
acres, it'd be presented by staff.
GreyChair
Okay, thank you.
Unidentified speakerVoice A
Good afternoon, Planning Commission members. This is Kurt Siverson of Planning Development Growth. Meta item PDE twenty six seven nine thirty three is the US forty one Town Homes and Beauty.
Proposes a zoning amendment in the name of US 41 Town
Barbara
Home Sympute of rezoning request from an MPUD Master Plan Unit Development District. This is an expired portion of the Caliente Resort Sympute to a standalone MPUD Master Plan Unit Development District for the maximum development of 171 platted townhomes on approximately 23.67 acres. equating to a gross density of approximately seven point two units per gross acre.
It's in the central market area within Commissioner Yeager's district.
This is abutting east of Land Lakes Boulevard, situated approximately 450 feet southeast of the Land Lakes Boulevard and with Stereo Loop intersection.
Here's our zoning map. The access way. This is a flagpole lot, so the access way is on a C2 piece of property, but the actual acreages to house residences comes from an expired portion of the Caliente Resorts MPD.
The subject parcel where residences are proposed retains a res 9 future land use, which enables the proposed density without amendment. And then the flagpole access way has a res 3 future land use designation, but will not house residences.
It's our context map to visually orient the subject property. And here's our MPUD master plan. This illustrates both the front and rear loaded townhome typical products. A 15 foot B buffer is proposed around the periphery of the project, and a pedestrian access way is contemplated on the southwest portion of the parcel for potential future development of the budding properties. And emergency access is proposed onto Asburg.
The main access way for vehicles and pedestrians is, of course, directly onto Land O' Lakes Boulevard.
Sorry, binding concept plan. So, development of the 171 platted townhomes will conform to a blend of front and rear loaded product types. It's as follows: there will be 52 front-loaded townhomes and 119 rear loaded townhome units. The orientation of these townhome units provides access to the centralized recreation and open space for residents. Yeah.
the applicant proposes one variation as part of the Application today. This is against 901 infrastructure standards, specifically 901.6, 0.3, 0.11. It's a continuation of the existing street patterns and street access to adjoining property. This is as to not provide a vehicular connection north, south, or east of the subject property. The northernmost acreage is Has an extensive Cat One
wetland system which prevents vehicular connection. The immediate southern acreages contain existing residences. This is where an emergency access is proposed on Asber.
And lastly, the eastern connection contains existing residences, namely the gated Caliente Resorts neighborhood. So given these site constraints, PDE is amenable to the request as it accomplishes the intent of LDC section 901.6.3.11. With that, PDE recommends approval to the Board of County Commissioners. I'm available if you have any questions.
Connected City
So I have two for you. Yes, sir. Um one's just kind of a clarification for some infances in the end. So the subjects uh they didn't memorize the subject listed as an MPD district and C2, which is what it is. Um the CP sliver, the file, and then the right DMP. Um the project overview paragraphs dates MPD to PUD, if you want to click on the batch. Um But then the P master plan shows it as ninety nine seven six percent NPD and point two four percent IR. It doesn't even mention C two, so I was just wondering.
Barbara
We'll clean up portions of the general and audit for the highway actual zone at orders and sort of post or thing up.
Connected City
Right.
Uh so my second question is from Traffic Hub. So I know there's some issues now with the US forty one character road uh intersection already exceeding. They allow zero means that uh the button back to the park with improvements and the other improvements and timing adjustments and things like that might make this a little better, as it's like four hundred and five foot turn lane. Um so uh are those if we're defined and committed extended the operation before checker uh and has full. those.
Barbara
My opinion is to respect refer to my serial team and our resident expert.
Connected City
Okay.
No one hold no one the following.
Planning and Development staff
The affordable million million uh growth. The uh for the split actually was completed in summer of two thousand five. That is in the transportation program uh per the MPO for twenty twenty five to twenty nine. Okay. The four hundred and five foot line is F dot permitting. Um Party Bayonet or needed, the exact link is gonna be worked out with that dot permitting.
Connected City
Okay. There's plans with the words.
GirardiVice Chair
William, can you forgive me? Can we just go back to the first issue that we've got to do? Home was raised. Is the actual zone from MPD to MPVD or or is there in fact some C two or AR? Sure.
Planning and Development staff
The uh the C two is that little existing flag line of C two. It is B rezoning, so that doesn't be clean. It will be too kind of guessed the underlying zoning doesn't really matter for this action. Um
GirardiVice Chair
Well the reason I'm asking is because the notice the the published notice for this
Just says M Pud to M Pud. It doesn't mention Z two, so
I wanna make sure we don't I wanna make sure we don't have a notice problem here.
GreyChair
So it's
GirardiVice Chair
not already
GreyChair
CTU?
GirardiVice Chair
Well I I don't know. I'm asking is there is there in fact that's a good thing.
Unidentified speakerVoice B
It appears, David, from this map that's in the packet that the C two is the access way into the expired
Connected City
MPUD.
GirardiVice Chair
Uh uh master plate the the AR.hold the surrounding polygons um on accident because that property is only QD and does it. CT? I I can can let let speak to the C two Ps and they're they're wanting to resonate.
Request was
Unidentified speakerVoice B
Sure.
Barbara Wilhite
Basically, for 27 Ramble of our New Port Richey. Our intention is to go from M P D to MPV, because C2 can say the same. I have to say what our survey has, the boundary, I can't comply. Um but our intent is to vote from MPD to D as new noticed.
Unidentified speakerVoice B
But you're not proposing any residences on the part that is currently zone C two, so it's is Nana really a move point because it's only as into the residue area. Correct. Which could be on any zoning district.
GirardiVice Chair
Correct. So you'd be okay that C T B stay in C two.
Barbara Wilhite
And we can work on cleanup with staff and now on the board. You're
GirardiVice Chair
right. If you're okay with C two P saying C two, I don't think we have an issue. That solves the rest of the problem.
Barbara Wilhite
Thank you.
GirardiVice Chair
Then staff needs to fix M MO and not say there's a rezon from T two.
Unidentified speakerVoice B
Okay. Uses your access will expire.
GreyChair
Um
Barbara, I think there's some people that might want to speak one. Do you want to speak first or are you gonna withhold your time?
Barbara Wilhite
Out of respect for your time and the thoroughness that you wrote with staff, I will uh defer and just wait to see what the public comment is and then we'll from there. Thank you.
GreyChair
All right, who's on the list?
Moody
Mr. Chairman the first individual I have signed up to for P Seven is Michaela Cross.
GreyChair
And who's that?
Moody
After that I don't have anybody else signed up for this item.
GreyChair
Okay, I think we have one other to speak, right?
I'll recognize since she speaks. He's already on the list, but Okay, so come forward.
So we'll need your name and address again. Gotta keep track of who you are.
Unidentified speakerVoice C
Mikaela Krauss, [address removed]. I have sworn.
Chris Williams
Thank you.
Unidentified speakerVoice C
Good afternoon, Planning Commissioners. I am a resident here today to strongly urge you to deny this zoning amendment with CA Properties Inc. In the Pasco County Comprehensive Plan Policy, I find that the owner is inconsistent with first under Pasco County Land Development Code, Chapter 300, Section 303, Code 303. 3.1 factor B. One exhibit B of the conditions of approval. Um I as a resident
I just see that it lacks the owner signature on page twelve. Um Just would like clarity on that. Second, the applicants listed species survey. Uh I just I can't see where it would be accurate, both with its direct field observations and habitat mapping. Um this directly violates Pasco County comprehensive plan conservation elements.
Unidentified speakerVoice B
With the listed species survey?
Unidentified speakerVoice C
With Land Development Code, Chapter 300, Section 303, Code 303.1 Factor B
And in the ad Packet they Uploaded. Exhibit B The conditions of approval on page twelve, I didn't see like an owner signature. So I just
GreyChair
But I think it was after that that you said something about
Unidentified speakerVoice C
Yes. Oh yes, yes, yes. Yes, the listed species. So This this land really can Yes, perfect. Um the land it it really concerns me because it's you know over twenty acres and um you know I didn't find any permitting with with flora but I understand you take it as the harvesting, so Uh we can can move past that.
Connected City
Well permits are after the zoning. Permits are issued. We use rezon first, then permits are issued. Yeah, remember we don't do permits. That's why you haven't seen anything about permits yet.
Unidentified speakerVoice C
Yes.
Connected City
But you said
Unidentified speakerVoice B
there was a problem with their listed species survey. Yeah.
Unidentified speakerVoice C
Yeah it um Because this th due to the c collision we had of the baby panther by the outlets a couple years ago in seventy five, this is Panther you know, this is Florida Panther territory. It needs to be known. I'm not an expert on Florida Panthers, I'm just a concerned resident.
Unidentified speakerVoice B
So what's wrong with the listed species, Rebey?
Unidentified speakerVoice C
Where's a Florida Panther? Wanna? No.
Christopher Poole
I don't think it's r
Unidentified speakerVoice C
I just don't think it's
Christopher Poole
accurate. I don't think it's the range of the Florida Panther. I'd have to check.
Unidentified speakerVoice C
I'm trying to be a voice for the voiceless 'cause
Christopher Poole
I think
Unidentified speakerVoice C
you're right. You know, the data on the Florida Panther range it's You know, we had a baby cub killed on seventy five out of the Tampremum Outlets. This is in their path.
Waterways. Um so this directly violates Pasco County comprehensive plan policy Chapter 3, Policy Con 1.1.2, and Policy 1.5.5. As I said, this parcel is a critical range for the Florida Panther, along with other beautiful flora trees, insects, plants, and as well as Chapter 2, Flu 2.1, Policy Flu 2.1.6, section G
Thank you.
GreyChair
Well hold on. Hold on. Wait a minute. We're we we're not finished to ask any questions, so So
Unidentified speakerVoice B
what what about this development doesn't meet those policies?
Unidentified speakerVoice C
Yes, section G um i is there to minimize disturbance to wetlands and other natural features and um I also, you know, think that's inconsistent with Florida Statute Title 28, Chapter 379, Section 379.2291 with the Threatened Species Act. Uh this is the M.
Unidentified speakerVoice B
What's inconsistent with it?
Unidentified speakerVoice C
that the fact that the f it is Florida Panther territory. And yes, I'm aware I'm not an expert and I'm aware the data on this is
Unidentified speakerVoice B
So I'm having I'm I'm I'm I'm having difficulty understanding where there's some You said there was a problem with wetlands?
Unidentified speakerVoice C
Yes, sir. This property has zone A wetlands in both corners, right and left.
Unidentified speakerVoice B
Uh-huh.
Unidentified speakerVoice C
Um yes sir.
Unidentified speakerVoice B
And are you aware that the master plan that they've submitted shows that they're preserving those wetlands and they're providing a twenty-five foot buffer to protect the perimeter of those wetlands?
Unidentified speakerVoice C
I did see that so
Unidentified speakerVoice B
then what's the problem with the wetlands?
Unidentified speakerVoice C
Yes, I'm I'm trying to be a voice for the voiceless and protect it a little stronger because for what I see that's They uploaded this also violates Pasco County Land Development Code, Chapter 800, section 802.1 and 802.4. And then also you can see on page 21 of the developer's timing and phasing analysis.
Unidentified speakerVoice B
What does timing and phasing have to do with wetlands?
Unidentified speakerVoice C
Yes, sir. So on the developer's timing and phasing analysis, page twenty-one, you will see their topiographic map. And you can see as a resident, I'm not an expert, I'm just looking at what they've uploaded, their topographic map.
Unidentified speakerVoice B
Why would I have a topographic map in a timing and phasing analysis? Timing and phasing analysis is a traffic analysis.
Unidentified speakerVoice D
Yes.
Unidentified speakerVoice B
Analyzes how many cars are on the road and whether I not I whether or not transportation improvements are needed. Now what does that have to do with topography?
Unidentified speakerVoice C
Yeah, they have their topography map on page on page twenty one.
I was surprised to find it too, but I found it very insightful one, the beautiful piece of land in our county. Um and it and I notice as a resident that there is some really nice peaks in there and then you have that zone A wetland at you know adjacent on the property and usually that means sinkholes. So it's just kind of
Unidentified speakerVoice B
So again you're a geotechnical engineer?
Unidentified speakerVoice C
No
Unidentified speakerVoice B
geologist. Soil scientist. Just Do you want to talk to a sinkhole expert? 'Cause there's one sitting on this board.
Unidentified speakerVoice C
Yeah.
Christopher Poole
They're they're Not any issues with this site that I'm aware of from a geotechnical perspective. Um I haven't looked at that deep into it, but uh I don't think there's any single potential on on this site at all. And also the pant the Panther, the range of the Panther is is quite a few miles south of tens of miles south of this uh this project. Based on the map I'm looking at.
Unidentified speakerVoice B
Do you live within the range of the Panthers?
Unidentified speakerVoice C
the documented evidence is very it's a lack of we have we have a lack of it right now. And we had a dead A dead baby Florida Panther by the Tampa Premium Outlets. One seventy five. And I don't want that to ever happen again. And they come up through
Unidentified speakerVoice B
Well ma'am, just because this may be the range of one animal or another animal does not mean we shut down all development.
Unidentified speakerVoice C
No, it c
Unidentified speakerVoice B
How many wild animals do you think were killed to build the neighborhood you live in? Do you think any endangered plant species, any soil was disturbed to build your home, or the roads you drive on to get to your house?
Unidentified speakerVoice C
I wish I could have fought for it back then.
Unidentified speakerVoice B
So where would you live then now?
Unidentified speakerVoice C
Wherever the wind takes me.
Um and then also Um I feel that obliterating these natural contours on the land it directly violates comprehensive plan policy con one point five point three and land development code chapter nine hundred section nine oh two threatening surrounding parcels with severe runoff and flood hazards.
Unidentified speakerVoice B
Again, I will ask you, you're a a professional engineer?
Unidentified speakerVoice C
I'm a concerned resident.
Unidentified speakerVoice B
Drainage scientist, hydrologist, soil scientists? So what expertise do you have to come testify here about the potential for flooding?
Unidentified speakerVoice C
The residents.
Unidentified speakerVoice B
You understand this is a quasi judicial hearing? Okay? You have to prov present actual facts. And if you're going to Act as an expert witness, you need to be a qualified expert. So far you haven't demonstrated yourself as a qualified expert.
Unidentified speakerVoice C
Maybe you could give me examples maybe after. I can heat William. Thank you. Um and
Unidentified speakerVoice B
we have lots of people up here, myself included, Mr. Girardi over here, that actually practice this stuff for a living. Yes, sir. And we have um we're we have degrees in this and we have licenses and we have decades of experience doing it.
Unidentified speakerVoice C
Thank you sir.
Christopher Poole
Also just anecdotally, I live in the community immediately to the north of this and we don't have flooding issues in our in this area. So just if that puts your mind at ease from that perspective.
Unidentified speakerVoice C
Um and then lastly, uh I just found under Florida Statute Title 11, Chapter 163, Section 163.3194, all local development orders must conform strictly to the adopted comprehensive plan. Um and I just found with unsigned exhibit B and direct conflict with policy con 1.5.3 item seven fails standard. Please deny zoning amendment item seven. Thank you. Yeah.
GreyChair
Thank you.
Sir, we're gonna need your name and address and
David Sharon
my name is David Sharon and
GreyChair
your
David Sharon
I live at [address removed].
GreyChair
And what have you been sworn? Have you been sworn? I think you came in late. I don't think you were sworn.
David Sharon
Yeah, I I I yeah, I stood up.
GreyChair
Did you? Yeah, okay.
David Sharon
Okay, all right. Just a couple of questions. You know, I I I got fifty years of developing property. I I'm not interested in stopping up. Right. But uh the traffic on that road, I've been here four years, and it and it at two o'clock in the afternoon to three thirty, it's a racetrack, okay? You know, you got uh uh traffic studies and all that. We really need red light around there somewhere, okay? But uh speed them 55 miles an hour, they come through there doing more than that. You can get killed right there, okay? Just consider that, the other side of 41,
uh they built probably 500 houses back in there, and all those people helping out, you know, etc. So make a long story short, just consider that. Uh, you know, the ingress and egress it's uh provided on the draw, we saw it, okay? Uh you know, you said something about an emergency uh entrance or whatever. I I don't where is that at? Is that is that the same road? Uh Ab
Connected City
Abner Ab
Abner Drive. Abner?
GreyChair
Abner.
Connected City
Yeah, I couldn't think of it as begins with an A.
Hampshire Drive.
GreyChair
Can we show you the map please? Put it up on everybody to see.
Connected City
But that's only gonna be it's not a regular vehicular connection, just merge the access only.
David Sharon
Okay. Uh and I understand there's a buffer between where we live, okay, and uh and the subject property, so
GreyChair
So there's the map, is it where's the emergency
David Sharon
access?
GreyChair
All right. So double.
David Sharon
Anyway. Uh we just you know, there's no other coming through our you know uh uh you can't stop uh developing, so we just want to make sure nothing else coming through uh caliente. You know what I'm saying? Is that true? No other ngress, ngress, right?
Unidentified speakerVoice B
All that's shown on this plan is just one main ingress.
David Sharon
I understand
Unidentified speakerVoice B
US forty one.
David Sharon
And and that's fine. So last thing is uh, you know, traffic uh uh study whatever need to study about a uh either a red light or uh you know, a a turning lane or something. I mean it's it's unbelievable. I mean there's been several wrecks right there where we've come out and it's getting worse progressively every year. That's what I wanted to say. Thank you very much.
GreyChair
Okay, thank you. I w I'm sure they'll address the uh questions you have about traffic study too.
Planning and Development staff
William Vermilion Playing Development Economic Growth. So when when Tower punches through there to Caliente, you'd have to speak
GreyChair
to speak up over the thunder.
Planning and Development staff
Ominous precursor.
GreyChair
Thank you.
Planning and Development staff
William Vermilion Planning Development Economic Growth. When uh when we talked about Bud Vexley, which is Tower Road, when it does punch through on that realignment to the intersection with Caliente, that would be adding a a signal for for that gentleman there to slow track.
where he lives that neighborhood uses that Cow Y Boulevard as their primary access to forty one. Did you hear that, sir?
Connected City
It you
Chris Williams
hear that? Okay. Is there any timing for um that road doing that? Do you have is that programmed yet?
Planning and Development staff
Right. That was the the Bud Bexley piece whenever Mr. Pollitz asked me which is in the the work program for twenty twenty five to twenty twenty nine. Okay. Yes, sir. Thank you.
Connected City
And then the signal timing adjustments, because they're looking at doing that at the air and cutoff forty forty one intersection too because that's that intersection is already over allowable thresholds as well. So Um there's signal time they're talking about signal timing and split side street configuration. Do you know what the
Planning and Development staff
I would uh I'd defer to Mr. Henry on the uh his split timing.
Connected City
Okay.
GreyChair
He's
Connected City
passing it off.
But the four hundred and five foot lane would be constructed with this project.
GreyChair
Is that
Connected City
a question? Okay. That was yeah, it
was
a question, but I I got answered it myself.
GreyChair
Okay, any other questions for
Connected City
the
GreyChair
applicant?
Christopher Poole
So you you heard that there's a turn lane that's gonna be constructed. Yes, good? Okay.
GreyChair
Okay. Uh if there's no one else, if the applicant come forward.
Barbara Wilhite
Barberville Height 5327 Grand Boulevard. Sections eight oh two of the land development code that was referenced regarding tree preservation will be complied with the site plan. This as you all know, approving a rezoning or recommending approval rezoning does not authorize any development on this property. Same with section 902 of the st of the Athane Development Code, which is stormwater. Flu policy 2.1.6 is protection of rural areas and specifically conservation subdivisions within rural areas. We
are and this is the northeast policy for northeast Pasco rural area. This property is nowhere near Northeast Pasco rural area.
CON 1.1.2 is impact of lists of species. Comprehensive plan policies are not regulatory. They're implemented in the land development code. I'm a 31-year expert in land development code regulation, writing land development code regulations, and comprehensive plan policies. Most of these policies that are in the conservation element were written by me. And the implementating the implementation of CON Policy 1.1.2 is Land Development Code Section 803, which
has been complied with relative to the rezoning, which required a listed species survey that was submitted and reviewed by natural resources. Listed species will be reviewed again at site development. Land Development Code 1.5.3, protection of wetlands. This is implemented by Land Development Code Section 805. This project will exceed the requirements in 805. As you pointed out, Mr. Moody, we have chosen my client has chosen not to have any impact and preserve a 25-foot
buffer. 1.5.5 con 1.5.5 impact list of species implemented by Section 803 LDC. With that tutorial on actually how the comprehensive plan and land development code work, I will redefer to Steve Henry to ask answer your technical questions about traffic.
GreyChair
Thank you.
Henry
Good afternoon. Steve Henry, Lingston Associates, 5023 West Laurel, Tampa, 33607. Um Mr. Volivian answered the question about the signal. Uh the reality is today, if you look at Tower Road and Character Road, it doesn't meet signal warrants, so we wouldn't be able to put a signal there today anyway, but once that road gets realigned in the traffic on Tower Road, then it would meet signal warrants and that's proposed to be signalized. At that point in time. As far as the turn lane, we have had a pre-application with DOT. They
are in agreement with the access that we're proposing to US 41. We will work with them. We will have to put a right turn lane in there. We'll work with them on the exact length of that because of the driveway to the south. It may have to be a little bit shorter to not impact that driveway, but we're working with them on what that length will be, which will be fairly close to. For but it may be a little bit less than what is what is there. As far as the intersection of 41 and air and cutoff, so when we do these, we're given the signal timings from the county, and that's what we
put into the actual analysis. The reality is these are all the actual timing per cycle changes constantly. These are iterative programs, and so all we're saying is that you may have to adjust that side street volume or that's excuse me the side street green time a little bit or red yellow and that's really just it actually happens in in DOT in the county change them constantly but we're just acknowledging that okay if you we use these specifically what we're given as a set
time. Here's the results. But with a little bit of allocation of green green time, it changes and works at acceptable level circles. And in reality, it happens all the time. If you go out there and measure a signal, you'll never get the same cycle length or the same green time every cycle because it is looking at you know what what the need is for that cycle and what it is for that particular movement.
Connected City
Yeah.
GreyChair
Okay, are there any other questions?
Okay, if not I'll consider a motion.
Christopher Poole
Move to approve PC seven. Second.
GreyChair
We have a motion and a second to approve. We have any objections? I hear none. All in favor? Signify by saying aye. Aye. Opposed, like, sign. Motion carries.