An Ordinance Amending The Pasco County Comprehensive Plan; Providing For A Small-Scale Comprehensive Plan Amendment To The Future Land Use Maps (Map 2-15 Ad Sheet 20) Changing From RES-3 (RESIDENTIAL-3 DU/GA) To COM (COMMERCIAL) On Approximately 1.67 Acres Of Real Property Located On The Southwest Corner Of State Road 54 And Meadowbrook Drive; Providing For A Repealer, Severability, And An Affective Date.
What the county recorded
Staff recommendation
Approve
DispositionContinued
Approved to continue the item to the April 20, 2021 BCC Meeting in New Port Richey at 1:30 p.m. by a roll call vote.
The source document
The county’s agenda for Board of County Commissioners, Mar 23, 2021
The published PDF, as served by the county. This item is one entry in it.
The county’s minutes for Board of County Commissioners, Mar 23, 2021
The published PDF, as served by the county. This item is one entry in it.
This case, across meetings
PDD-21-0225 in full →PDD-21-0225 was taken up 3 times between Mar 4, 2021 and Apr 20, 2021, continued 1 time — this is appearance 2.
- Mar 4, 2021PlanningP8▶No disposition in the minutes
- Mar 23, 2021BoardP49▶Continuedthis item
- Apr 20, 2021BoardP47▶No disposition in the minutes
No appearance of this case has a final disposition in the minutes. It was continued, or the minutes do not dispose of it in writing — which is true for 24% of items.
What was said
Machine transcription of 2h 25m of recording, with speaker names inferred from voice matching. 85% of 656 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
Item P forty nine was published in the Tampa Bay Times on January twenty-seventh, twenty twenty one.
Sure.
Good afternoon, Amy Heiler with Long Range Planning. Uh the matter that you see before you is PDD twenty one-two two five. It is the adoption hearing for a small scale comprehensive plan amendment in the name of CPASS 2002 Meadowbrook.
Slide. I can do it. Yeah, cool.
Okay, um since this is the adoption hearing, I'll go ahead and read the ordinance into record. An ordinance amending the Pasco County Comprehensive Plan, providing for a small-scale comprehensive plan amendment to the future land use maps, map 2-15 and sheet 20, changing from res 3, residential 3 dwelling units per gross acre to COM commercial on approximately 1.67 acres of real property. Property located on the southwest corner of State Road 54 and Meadowbrook Drive, providing for a repealer
severability and an effective date. So the proposal before you as stated is requesting an amendment from Res 3 to Calm Commercial located at the southwest corner of State Road 54 and Meadowbrook Drive. There is an accompanying rezoning petition that was heard at the LPA and PC that was previous that is continued now to April 1st. So you will hear that shortly.
With the comprehensive plan that's being proposed, we evaluated the policies in our comprehensive plan that allow an amendment to calm and identified these as being consistent. So I'll go into detail with respect to those policies. So location for commercial development allows for an amendment to calm. In our comprehensive Of plan, there are three criteria that are specific to allow for an amendment to commercial. Um, the proposal
must meet all three criteria. In this case, a location for commercial development should not uh prohibit or impact any TC future land use. The only TC future land use that is in the county is on the east side of the county, so it's not going to retract from that. Um, a detract from that. Yeah. Uh town center. Town center future land use. And then the second one is going to be it cannot proliferate strip commercial. I do have a visual visual in here of the zoning district. So where the property
is located is along State Road 54 and Meadowbrook Drive. It is at the southwest corner of that sorry. It's at the southwest corner of that intersection. And so proliferating strip commercial, where the site's located, there's two residential Parcels that are to the west, and then an office parcel, as well as an existing storage facility, and then a Catwan wetland. So it can't proliferate outside of that criteria. Um, and then it's adjacent to uh Meadowbrook, so it can't go past the roadway.
There's also a creek that is to the south, so it's not going to proliferate south from that as well. Um, and then the last criteria is that it needs to be located at an arterial and an uh Our arterial and collector roadway intersection. And so where this is located is at Meadowbrook Drive. The north segment of Meadowbrook Drive is classified as a collector roadway, and State Road 54 is classified as an arterial FDOT roadway. So with the definitions from FdoT, that it meets
the criteria as being defined as quote an intersection. The second is neighborhood commercial. It also meets the criteria for neighborhood commercial, which in essence is the same, but it limits neighborhood commercial to allowing it along an arterial or collector roadway instead of it being at an intersection. And then transitional land use policy flu 143 speaks to allowing or implementing a Proposed amendment within the area and
ensures that those land uses are accurately or transitional between each other. And so the next slide will show you. This is our transitional land use table, and as you can see, commercial land use of proposed land use is adjacent to an existing residential three land use. It's classified as being compatible with the As a transitional land use, however, it does need to have sensitive site design. With that being said, the property owner, the applicant, has agreed to doing a deed restriction
to enhancing buffers against the residential uses. And so here's your location. As you can see, it's in the South Market area and urban service area. It is located at the southwest corner of Meadowbrook Drive and State Road 54.
And this is your existing zoning, as I stated before. Uh the existing zoning is agricultural, and then the two parcels that are to the west are still agricultural as well. You have a PO1, which is an office use, and then your existing storage, uh budding a category one wetland, which as you know cannot be developed in.
And the uh visual for the proposed future land use to calm um from res three.
And so just to give you a little rundown of what happened at the local planning agency back in March 4th, so they found that the proposed comprehensive plan amendment is consistent with the policies set forth in the comprehensive plan. They did recommend staff to continue the rezoning petition because they were going to develop a deed restriction on that. So that was continued from March 4th to April 1st. And with that, we recommend that the board find the Comprehensive Plan amendment consistent with the
Comprehensive Plan and adopt by roll call vote. I'd be happy to answer any questions that you may have.
Any questions? Thank you. Yeah, what do w what do they want to put there?
Uh, we don't have a specific use right now. They're just going to commercial. They're looking to get commercial use. At this point in time we don't regulate the uses at the comp plan level.
Right.
Is it known what they want to put in there?
For us, no. I I do not have that information personally.
Do we have people signed up to speak on this item? Oh yeah. Yes, we
have to do that.
Okay, this is a bit more. Okay, this is the one I think we're gonna hear about what they're looking to put in there.
speaking for some of the uh citizens in that area. I've given uh Todd Pressman twelve minutes to speak. And uh then there's other individuals I think sign up to speak. Gotcha.
Yeah. Yeah, at this time we just review the policies in the comp plan to ensure that it meets those criteria. So
Yeah. Okay. All right. I guess we need to hear from uh The applicant would like to speak or
Mm Commissioner Oakley, 6327 Grand Boulevard, Newport Ridge, Florida, three four six five two. Um what I'd like to do, I think um Amy Hiler's presentation was very thorough, going over the comp plan consistency. Um what I'd like to do is if you may, we could go ahead and listen to public comments and then I can come back and present on rebuttal. If not, I'm just gonna duplicate a lot of what Hiler just said. Um I think that's the best way to present. And I would as as
the discussion we just had. is this is the complan level rezoning we still have to go to back to um Planning commission and get their recommendation and then come back to the board, probably the better time to discuss specifics regarding the zoning at a property would be at that time. Um but of course in rebuttal when I present I'm happy to answer questions as well. Is that an acceptable procedure, Chairman?
Yep, that'll be fine. So
So you have some to be read in.
I have um a couple of individuals on WebEx. I do have uh nine emails to be read in. Um one, two, three, four so four on WebEx. There were s uh five, however the indiv one individual is at the kiosk, my understanding. But there were a couple other people who registered, but they're not on WebEx.
Um Mr. Chairman, I would suggest you take the WebEx and kiosk testimony first. And then do the red and
then do the read
in ad work in case they've decided that they want it appear live rather than cutting the stuff red into the extra. Right. Okay.
Yeah. Okay, so uh WebEx first then? Yes. Okay. Uh the first um registered um citizens we have is Douglas Grant.
Yes, I'm here.
Okay. Name and name and address for the record.
I'm Douglas Grant and I live at [address removed]. I have a presentation and if the can put that up for board please.
Okay.
Thank you for the opportunity to speak about environmental conditions. Next slide. I'm against the proposed comp plan amendment rezoning because it will likely lead to development that can create environmental risks that affect groundwater. This neighborhood relies on groundwater as the only source of drinking water. We have no alternate sources. Next slide. I'm qualified to speak about environmental impacts. I have degrees in environmental science and pollution control and extensive experience. I live in Meadowbrook
estates near the subject parcels. Next slide. I request that the board seek the truth about the pending commercial development. It is vitally important for the neighborhood to know the facts about the development at that location because certain land uses, especially pollution sources, will threaten neighborhood's well-being. The Kitty Campus Representative has not been forthcoming about the development. A reliable source says Kitty Campus has arranged to sell the property to a gas station developer, and Kitty Campus has made misleading statements
suggesting a need for a gas station there. Next slide. There are three gas stations within one mile of subject parcels developed under starkly different circumstances compared with the subject parcels. And all three gas stations have environmental compliance issues, and the two two closest gas stations are relatively new. Next slide. You might know that all fuel stations have chemical releases. You might not know that leaks occur from the very equipment designed
to protect and contain leaks, and many discharges happen during delivery and dispensing. This is important because a moderate sized gas station can receive multiple fuel deliveries a week and 2,000 vehicles daily. Next slide.
This is a conceptual site model showing the media that will be impacted by fuel mixed with stormwater at the subject parcels. As you can see, all surface fuel discharges at the site can affect groundwater. Brownwater is the sole source of drinking water at five adjacent homes and the rest of the neighborhood. Next slide. This is a site model for fuel discharges from underground systems. Again, discharges profoundly affect groundwater. Next slide.
The state of Florida and Pasco County have common sense rules to protect public potable wells, but the rules do not protect the hundreds of private wells of Meadowburger States. We need the county to apply common sense by not allowing development at this location that can lead to contamination. Next. If the county does not act to protect us, then we might seek broad relief from Kitty Campus, the new property owner, the site developer, and the site operator. Next slide. Especially because Kitty Campus
and the future property owner can avail themselves of many types of land uses that do not include pollution sources, we need the county to emplo Those limitations now. Next.
Thank you for your time. Thank you. Next.
The next uh registerant we have is Patricia Ortiz.
Um hi there. My name is Patricia Ortiz and I'm here to speak in opposition of this request on behalf of the Meadowbrook Estates and Sierra Pines neighborhoods. Ms. Ortiz, we need your address for the record, please. Oh, I'm sorry. My address is [address removed]. Thank you, ma'am. Okay. So um and I'll just kind of jump right into this. While lot 58 is on the periphery of the neighborhood fronting State Road 54,
lot 59 is wholly inside the residential neighborhood. And I feel that that is in direct conflict with future land use element Goal One, Foundation for Growth Management, which specifically
I also feel that it's in conflict with Objective 1.4, which seeks to ensure the long-term viability of neighborhoods by regulating future development. Policies 1.4.3 and 1.4.4 address transitional land uses and residential compatibility. And require that the county evaluate comprehensive plan amendments to ensure that the
transitional land uses are provided as a buffer between residential and non-residential uses. Um As staff noted, objective 1.6 speaks to non-residential development and seeks to provide criteria. We feel that this petition does not qualify as commercial infill because one of the two characteristics of commercial infill
requires that the The site does not set a precedent for further strip commercial development because either the site is surrounded by existing built commercial development or geographic features which would prevent the commercial development from encroaching into the neighborhood. In this instance, commercial infill does set a precedent for further strip. commercial development because all abutting uses are residential
and uh there are no geographic features which would prevent the extension of commercial uses into the neighborhood. Um
I'm trying to keep it short here, but in conclusion, I would like to state that the area residents oppose this petition because it seeks to allow unrestricted commercial general uses, which will extend into their established residential neighborhood. Their primary concerns are associated with compatibility. Neither the petitioner nor staff has addressed concerns. categorical or precedent setting. And we feel that approval uh will allow a
a myriad of general commercial uses to be located adjacent to this long established neighborhood without mitigation for use, uh that it will negatively impact residential property values and that's a significant concern because the uh primary Or or maybe the single largest investment of the average person overtime is on a phone. With that, I'll conclude it. I'm happy to answer any questions you may have.
Thank you for your comments.
Thank you. The next citizen is Danielle Walker. Please state your name and address for the record.
Oh she's not on you want it. Okay.
Okay, go to the next person.
Okay. Uh the next uh citizen is Beverly Camp.
Um hi, my name is Beverly Camp. I'm at [address removed]. Um I don't have labor presentation for you. I'm just um voicing my for the neighborhood that I've lived in since nine. Um I believe if the lot at the beginning of the neighborhood is zone commercial, it's going to create detrimental traffic getting in and out of the neighborhood as that's the only entrance and exit that's viable that we have. And I also do have a concern for my children and my pets in the neighborhood
as we have no sidewalks at all in our neighborhood and that's just gonna create traffic and danger for my family. Thank
you.
Well thank you for your comments.
That um is all that has been uh pre-registered for P forty nine. And that are on.
Well I have um
sorry.
Todd Pressman.
Um the he's at the kiosk, is my understanding, is that correct? Right, so we're gonna go to kiosk next. That's all I have for Webb. Thank you.
Mr. Western Georgia, [address removed]. Can you hear sir?
Could he repeat his name? Uh Todd, could you remove your mask because uh it's hard to understand what you're saying. Thank you.
Todd Pressman, [address removed]. Can you hear me okay, sir?
Yes, sir.
We give up top. I do have a PowerPoint for you. Brother comes up, let me tell you that your lobby is basically filled with a bunch of supporters.
Please don't. All your constituents. I'm Mr. Chairman Mariano for the Metal Estates community
and
Sierra Pines community and many other nearby residents. Next slide, please.
What could
you
do?
Two critical points. The applicant at the planning is zoning portrayed the citizens and neighborhoods as not wanting anything but residents. That is not correct. But the applicant or contracted proposed owner, Mr. Jallo, is an avid gas station developer, as we understand it, and C-Store developer. Our opinion, our surmise is that the targeted use under the cloak of a C2 zoning and under ownership of Kitty Campus is a gas station, C-Store, or other more intensive uses. And you should know that the P and Z vote was a mixed vote of four to two. Next slide, please.
The comm future land use you know contains many, many possible uses that are incompatible and inconsistent. Once you vote today, commissioners, you open the barnyard doors. for gas station sea storm, car washing, body paint repair, mechanical garage, and drive-through fast food restaurants. That's your vote today. And the uses that would be permissible. Next slide, please. Some other uses are automobile washing, kennels, poultry and seafood stores, retail sales as well. Next
slide, please. Character of the mediary. Next slide please.
Uh we're at state fifty four in Meadowbrook. Next slide, please.
And next slide, please.
As pointed out, this site is within the subdivision and is surrounded by all residential homes. Next slide, please.
This is the Plat Metter Book of States, as you can see as part of the plat, it also enters and is becomes an integral part of the subdivision. Next next slide, please.
The character of the area is rural suburban, as you can see from these pictures. Next slide please.
And next slide, please.
Commissioner, what's interesting in the middle of this picture is you see part of the style of the home which is abutting this property. is a barnyard architecture. Next slide please.
That should give you a good idea of what this neighborhood and community is like. Again, this style of architecture is abutting the the uh subject property. Next slide, please. So the entire area on the side of the road is res 3. Next slide. The entire area. Next slide. Which your zoning staff says recognizes those areas suitable for single family detached residential development. Next slide, please. And the zoning in the entire area is A R one, which as you know is a very low density. Next
slide please. Past land use activity. Commissioner Oakley this yet. Next slide. In two thousand eleven A request came through which is equivalent to a C1 use and was denied by your P and Z, denied 7-0 for daycare and preschool. Then they came back roughly a year later. Next slide, please. For the same request. It was denied by staff and again denied by the P and Z. Next slide, please. So it's very curious and
it's a very good thing. Quite frankly, we are amazed that your staff and PRZ PNZ denied a C1 use twice, but now they're suggesting an approval for C2, which seems to be out of sync and out of character. Next slide, please. Impacts. Next slide, please.
Um the materials entered into the record by the applicant show one access on State Road fifty four and a full access on Meadow Brook Drive. Next slide please.
And per their numbers, that would be twenty four hundred, almost twenty five hundred daily trips, hundred and sixty-five in the AM peak, and two hundred and eight in the A in the PM peak hour. Next slide, please. And that's the applicant's uh math and their figures.
The
P and Z rationale was very interesting because all the P and Z wanted to do was to add some buffering and consider the natural stream buffer. But there's as you've already asked, Commissioners, you were already at the speed that there's no choice of use or activity here. How do you provide buffering and buffering for use that hasn't been determined and could be any of the CT uses? It's a case of the cart way before the horse, and unfortunately your P and Z did not do well with this vote. Again, was the split vote. Next slide, please. And
this is the famous stream. This is the famous creek. that your staff and the applicant can partially rely on as a buffer. You can hop over it. A lot of the small women and girls could hop over this thing. Furthermore, being an open area with water, it doesn't provide a buffer. If anything, it creates more less of a buffer and less of a noise element between properties. That is the residential home directly behind the subject property. Next slide, please.
This is what the site looks like as compared to the nearby residential. If see, if you allow a complan amendment today, this is one particular use that can go in. Next slide, please.
How do you buffer this? To a rural suburban neighborhood. Our conclusion that you can't. And by the way, Patricia Ortiz who spoke, she is our private planner. We hired her. I'm going to go through some of her points. But the point is, in this community, you can't buffer like your PNZ wants to do for all the uses that that that could occur. Next slide, please. Comprehensive plan policies. Next slide, please.
Patricia Ortiz, who spoke before, is a uh established planner and her resume is in the record. She notes that the zoning and land use established residential neighborhood character make these subdivisions unique. The plants recreated in the early nineteen seventies and most of the surrounding development occurred in the nineteen nineties, two thousands. Next slide, please.
Comp policy 1.6.4, new neighborhood commercial uses shall not be located internally within existing single-family neighborhoods. Says it all because this will be. Next slide, please.
Good at all. Yeah, probably.
Policy one point four point four the county shall protect resident uses from sensory intrusions of adjacent uses. Could you imagine a fast food or restaurant? Belching out hours and hours and hours of dinners and steaks and hamburgers that is gonna destroy this neighborhood, let alone an auto mechanics uh garage that would be handling tigers and major repair and or a drive-thru restaurant with a speaker box or a convenience store that's open twenty-four-seven, the noise, the lights and people hanging out and attraction. Next next slide
please. Policy one point four point three. Ensure transitional uses are provided as a buffer. Commissioner, ensure transitional land uses. As a buffer. Your P and Z only looked at the actual buffer. This comp plan says you have to have land uses that act as a buffer, a nice office, quiet office or other neighborhood potential support uses between residential and non-residential designations. That is not occurring here. Next slide, please.
That is not a role.
Allowing this rezoning will set a precedent for future commercialization within Meadowbrook Estates neighborhood. Our opinion of our a professional planner. Next slide please.
Yeah.
Yeah. And under those categories, particularly 1.6.4 commissioners, all of those standards must be met. Not cherry-picking one or two or three, but all of them must be met. I showed you already, it's our opinion that they aren't met. Next slide, please.
Negative impact on residential property values. Next slide, please. We engage a real estate broker and founder, Mr. Renee Carpina, and he has submitted a letter to you. It's in your record, but I'm gonna ask for it to be handed out again. He knows that the home values will be negatively affected in some cases. Property values will be seriously negatively affected due to incompatibility, impacts, and inconsistency between uses and the loss of residential and critically suburban harmony. Next slide, please.
Private planners collusion or conclusion is that it has potential that the use is and has potential to be inconsistent or incompatible or result in creation of an isolated district. Next slide, please.
Our private planner also notes it's not consistent. It is in conflict with policies to maintain neighborhoods, transition of use, limit strip commercial, prevent commercial development from locating internally, is not consistent nor compatible. Next slide, please.
Neighbors community opposition. We have 144 petition signatures in opposition. There's a bunch of nice people wearing red shirts here today that we're very proud of. Next slide, please.
These are only the closely located neighbors. As you can see from the site. Predominantly they are all opposed unanimously of the closely located neighbors. And that's in your petitions that you have in your record. I'm going to ask them to be handed off to you as well. Next slide, please. Remember the polymac uses that are going to pack this site under commercial. They're very dangerous to the community and will Will be a tremendous detriment. Next slide please.
So in summary The categories surrounding are residential, Repeat that land use applications in the past have been denied. A split planning and zoning vote dependent upon inadequate impossible denote buffering. We expect gasoline. Tremendous negative and damaging impacts, presented many comp plant policies, and there's tremendous neighborhood opposition. Mr. Chairman, I would ask that you would receive and distribute copies of all the petitions in the real estate letter which I have here to hand in to you, if you may please. Thank you.
I I actually object to that. I object to that. I think.
She's allowed to do it.
Okay. Pleasure of the board.
Well Barbara?
Oh go ahead. Go ahead, Barbara.
So the board has very the very the board has very strict procedures in these hybrid um times about submittal of documents for the record. Um all of our documents that we wanted to be received and filed had to be submitted to you by five PM yesterday. staff has provided me with what has been was received by that time. These documents were not received by that time as far as I'm aware. So unless staff can let me know that these documents that we have were properly submitted, because I
was restricted on what I could submit. Unless they were properly submitted pursuant to procedures, I'd ask that you not receive and file them.
Okay.
We sh we we received something th this morning, I don't we so I don't know.
That was a resolution. That was a public hearing. All the petitions have been submitted to staff electronically prior to five PM yesterday. And they were a part of the planning and zoning record.
I think we have it.
If we've already got it then we don't need to receive it again. So
Whatever's your wish, Mr. Chairman, thank you.
All right.
We have um supervising our You are muted
you are muted, sorry.
Mr. Chairman Mariano is the attorney chosen by um to uh work with us and coordinate on the legal side. Thank you. Okay
Members of the commission, my name is Luke Lerot. My address is [address removed]. And I'm here wearing my hat as a land use attorney to talk about the issues that are before you today.
As my colleagues have indicated and I think the planning and zoning report that we gave you and the issues first brought up about the possible environmental impact. Of the conforming use that may or may not be used in this particular area. I think that's the biggest issue. The fact that there's no specific use identified really casts the whole application of a comp plan amendment on its ear. If you don't know what's going to be there, how can you establish whether it's going to be consistent with your view?
And I think the statutory requirement that this county may Sure, that whatever development takes place is consistent with the comp plan. Not knowing what will be put there makes it a complete crapshoot. And there's just no way that you can know that. Now, I know that Mr. Mr. Pressman said that these residents are not opposed to any development. They're opposed to the vast majority of the conforming uses that would be allowed there because those would have such a negative impact on not only on their property. property values but on their quality of life. And I've spoken
to a number of them, and candidly, what they've said was if it's a doctor's office or something else that wouldn't be open deep into the evening with noise and smoke and fumes and things of that nature, if it's a professional type of a development, there's no problem whatsoever. Nobody wants to deny the property owner of the use and benefit of that particular property. What they want to make sure is that under the guise of this very general requirement. request there's not a conforming use established there that would be allowed if you grant this today that would cause
permanent irreparable harm to their continued residency in that area. Now I I looked at a lot of the comp plan issues myself And I think without that specific designation of what kind of use will be there, I don't know how anyone can actually vote on this for the future. The one the ones that stuck in my mind were uh the
And there's no way to establish what mitigation would be necessary because you don't know what will be put there. My consideration and something that I had thought of as an attorney and I did hear it remarked before was that As part of this proposal, the applicant, from my understanding, is willing to place a restrictive covenant on the buffering requirements. It seems certainly within the province of what you can request and what the applicant can offer. Is that if you want to make sure that we don't allow
one of these adverse uses to be developed there, consider a restrictive covenant that will limit the many, many options available to only those options that would not have that negative and adverse impact on these residents. So that's certainly something that. you can s consider and you can ask for it. I think that if that takes place and there's sort of a give and take about what are we really going to be looking at that's going to be developed right up the cusp of our neighborhood. Maybe there would be no opposition. But the way it
stands is nobody knows what's going to be put there. That puts you in an awkward position because you don't know what's going to be put there. So to
Thank you for your comments. Your time stuff.
Uh we have someone else sign up yet.
This may be an opportune time. So Mr. Larot has uh indicated that it would be a Crapshoot. Mm you wouldn't you don't know what the use is. I'll remind you you are in a comprehensive plan hearing today. not a zoning hearing, you never really know what the land use is. You have to you have to see whether that future land use cla category is or is not compatible with what surrounds it. And
do and do an analysis of what could be there. Yeah, what all the category uh all the uses that could be in the comm category and is its placement in that particular area consistent with the neighborhood before you would vote to To approve or Or deny it. It but you never know in a comp plan hearing, you n you're never gonna know what the use is until unless the applicant discloses it to
you and sticks with it. But once you Once you put com on the site, anything that could anything you c that could go in com could be there.
Okay.
Mr. Chairman Mariano. Clarify something with Mr. Steinsteiner then uh or might be planning staff. Um
Tell me about that office use. again, I wanted staff to say it or Mr. Steinsteiner, if it was office, just strictly office, that would be categorized as
you could be you could have a a future land use of of what the O L
Yeah, we can do if you do office use it would be OF flu.
OF Flu,
yeah.
Okay.
So If you do it.
I was gonna say, well yeah, I was gonna say so the office is allowed in comm, but if you restrict certain types of commercial and just go to office, it's OF flu. Okay.
Right. And then I also wanted to point out as well that even though uh an amendment to com, if you do approve that today, it's still gonna be subject to the uses in the zoning. So right now it's still AC zoning. So even if you approve it to COM, it still has to be compatible. compatible with the zoning district as well.
Um Ms. Chairman, are we done with the comments and is Barbara gonna present? I'm not
sure if we're done with them because you need to go back to the kiosk. Because I
have questions for staff, but I was gonna wait till
the presenter presents. Get all the comments first. Okay
emails.
Okay. Is someone else at the uh kiosks to speak?
Yes, we have a lot of people, so I'm gonna send the next person up.
Name and address for the clerk.
My name is Sharon Honeyball Johnson, [address removed]. Commissioners, I have lived in this neighborhood for 30 years. We have where we you know we have a large group of people here. We have been fighting as far as the development of this property. We would not be opposed to something like an office or something in that nation. But I do know firsthand I was called by the person that Barbara I believe uh represents and I was told that this was going to be a gas station slash car wash. Okay. We cannot
have a gas station car wash within our neighborhood. I do know that the three people that are adjacent to this property and two of them are here today, okay, um, never got notices of any sort about this property being uh rezoned and anything of that nature. We have two people here today that currently bought within the last six months, which will not have purchased if they would have known that this could be a gas station coming into our neighborhood. The side street for delivery trucks, gas stations. It's hard enough now when
somebody comes in, a UPS comes into the neighborhood to try to turn around because the streets are so narrow. Can you imagine thousands of cars, as they have already stated, that would be coming. In and out on the side street, that is the only way that we have to get in and out of our neighborhood. So I'm asking for the commissioners to please deny the comp plan at this time. Thank you.
Thank you for your comments.
Mm-hmm. Name and address for the clerk.
My name is Jennifer Robertson. My address is [address removed]. And I'd like you to um look at the intersection using their map that they gave you. And the adjacent across the street. And all of the um The other at Ballantry and Bexley. The um
Is the double right road? They have gas stations there right across the street. There's no reason to have a gas station where we are. The new neighborhood that's being built right next to us is called Cypress Ranch. There is already planned to be commercial at that at that location. There is also a Free standing car wash. There's a gas station going in there. So
we don't need five gas stations within a mile?
Um
Also right at that intersection at the bottom half of that. There is a school bus stop. for elementary school and also high school and middle school. They but children, there are a lot of children in this neighborhood. Um any kind of any commercial. You're gonna have cars that are not only gonna stop in the business, they will go into the neighborhood and explore the neighborhood, which would be
a detriment to any of our kids. In the neighborhood.
I know that Um They want you to believe that our neighborhood that our road is wide enough. And just the same as the entrance to Bexley. It's just the same as the entrance to Ballantry. But I know that some of you commissioners, including uh Commissioner Starkey have been within our neighborhood and they do know that our neighborhood is very
much a rural neighborhood and we would like to keep it that way. Thank you.
Name and address for the clerk.
Jessica Stimpion [address removed]
I um have been a resident of Sierra Pines for over 35 years. I grew up on Woodfield Court, now raising my family on Wildwood Lane. Wildwood Lane is one of the main roads that people use to cut through our neighborhood from Highway 54. Do you And vice versa. I'm opposed to this comp plan amendment mainly because I feel like it's a safety issue for three reasons. One, we have no
sidewalks. Nor do we have room to put sidewalks. A lot of our residents use our roads for walking. Right, Bay. To catch the fight? I believe that Approving the comp plan amendment will increase The trap area. And put our residents at risk. You're not going to be able to do Highway fifty-four is the only access for emergency vehicles. get
to our neighborhood. They cannot access our neighborhood from Lutz Lake Vern, that Hillsboro County. I believe if you increase the traffic in this area, you're going to increase congestion and slow down emergency access to our residents, especially those in Sierra Pines. And three. Visibility is an issue at this intersection. It is way lower than Highway fifty four. In
fact, there was a serious accident at this interception last week. I believe somebody was airlifted, right? Increasing the traffic there is going to increase the potential for accidents. In fact, Commissioner Starkey proposed raising Meadowbrook Drive.
She's
aware of that issue. We are not opposed. Like Mr. Preston said, to commercial development. We are not opposed to private property rights. We are asking commissioners to consider our safety and to deny this comp plan amendment. Thank you.
Thank you for your comments.
Name and address for the clerk.
Hello, this is Mark Aglarte, [address removed]. I'm actually gonna be directly impacted as the site at hand is directly across the street from my house. I'm a father of a nine to seven-year-old, so you can imagine paying north of uh approximately $400,000 for a house to have a gas station or an alternate use put there is unfavorable and of course unsafe. Additionally, it'll set the precedence for the adjacent property. Um To also become a commercial use and of course negatively impact the value and of course the stability of um
what we expected to have. Um I'm very familiar. I came to Pasco approximately six, seven years ago to lead the true simulation efforts. And many of you know me as FITI. So I am very familiar, I've worked with many of you to make true simulation what it is. So I just ask that you know you consider that you know we we moved to Meadow Brook specifically because. of the exclusivity of having a rural, uh very quiet neighborhood, and this would detrimentally um impact you know the the way of life that we are expecting to have there. And again, setting a negative precedence moving forward. So again, I appreciate
you guys' consideration to oppose the the uh c two um consideration too. Thank you.
I do.
Name an address for the clerk.
Judy Floresek [address removed] My husband and I submitted four uh two ourselves and my sister and brother in law submitted two letters. I hope you have them. I won't read them, but they are in depth. about our objection to this proposal. We've recently purchased this our our forever home in retirement. At the corner of Raintree and Rainbow Lane, we our backyard
and back door is in plain view of the parcels. That are being proposed for development. We object to the use of gas station or anything that is Intrusive use of that land. We are certainly not opposed to dental land use as suggested, you know, businesses that would be Okay. or safety concerns. I'm a senior, husband is a senior Yeah.
Well Meadow Brook Drive. I walk it, we bike it, we walk our grandchildren, our pets, there are no sidewalks. More traffic. They brought up at the entrance and on down the way is going to be a serious safety concern for me and I would imagine a lot of other people. We're also concerned about the noise pollution, the twenty four seven lights. The the the dumpsters, the you know the the I'm sorry,
but gas station. Stuff, litter, anything else that happens. You know, that I think that's an extreme intr extremely intrusive use of that land, especially because it is residential. I didn't move into that area to be subject to that kind of commercial activity. So I would respectfully request that you deny this petition. Thank you.
And I'm our husband, Robert Forsick, at the same address, and I respectfully respectfully request you deny this. Thank you. Thank you for
your comments.
Mr. Files don't know if they had letters. Hi, my name is
Patty Kaylor. I reside at [address removed]. I have lived there for almost five years with my two little girls, twelve and ten years old, and it is our Little piece of heaven in a world of chaos. Please don't allow this to happen. We do not want a gas station on the corner. The light was actually put in for safety reasons. It doesn't make it a residential or I'm sorry. It doesn't make it a commercial intersection just because a
safety light was put in. It was mainly because of all the accidents that people have been talking about at that corner. So again, keep it peaceful. keep it quiet in our neighborhood. I have goats across the street. I have chickens in my backyard. And it is our little piece of heaven. So please keep it that way. Thanks so much.
Ma'am I need your name real quick. I just need her name I want to
ma'am
what was her name.
Have her comeback.
Hi my name is
I live
at [address removed]
[address removed]
[address removed].
And again I
also um Can they hear us? The uh the comp
can Can you hear me? you hear me?
Yes.
there before you to come back and give us her name again. Oh
sure. My name is Patricia Kaylor. I reside at [address removed].
All right, thank you. All right.
All right,
thanks.
Thank you, sir.
Now start over again and uh repeat your name and address for the Clark.
Yes, my name is uh Amanda Grayson and I live at [address removed]. Uh so I'm opposed to it. Uh my husband and I bought the house 70 years ago. We thought this was gonna be our dream home. Uh I'm a fourth generation loops. From Lutz, yes. Um I grew up here, I've seen all the changes. And I am just bewildered at everything that is going on and then the fact that our community is right on fifty-four. There is not there is no buffer. We are not a mile off,
we are not half a mile off. We are on fifty-four. And so this is now gonna be an intrusion into our community, let alone everything going on right behind our home with the Cypress Ranch developed.
Okay.
We are concerned about foot traffic. From outside people. There's a bus stop down the road. There's we don't want just you know people walking down the sidewalks that y'all put in and coming in to our community straying through. We don't want to see an increase in crime because of this. But we don't have a ma or like a We don't have a wall between us, we just don't have much of a buffer between us. And let's call it the outside world. We are a little Community. We have chickens. Where else can you find two acres
of residential agricultural residential in loops? You can. It's all gone. It's all parceled up where there's ten homes on one itty bitty little acre. And so we're just asking that you would respect this decision and our little bit of punch hand that we have. And we are also on a shallow well. Our home was built in the nineteen seventies. And anything that's gonna go there is gonna imp impact our well potentially. Either dry it up Or it could be something that's gonna leak in. I am constantly checking it. I have a three and a half year old, a
one and a half year old, and a baby on the way. We all drink well water. And that's one of the questions that they asked for the pediatricians, is are you on well water, potential land contamination or other contaminations? And so thank you for giving me the opportunity to speak.
All right, thank you.
Anyone else?
Name and address for the clerk.
I was doing that if you will give me a moment. My name is Jody Riddle, [address removed]. As stated by Jessica. The a road we have into and out of our subdivision of Meadowbrook. is again our only source for emergency vehicles to come in. On my street alone, I've had the ambulance there twice in two weeks. Our
roads are so small that the ambulance has to go to the end of the street to turn around to go out. They cannot back out. So how is a tanker truck? Supposed to pull out and go across two lanes and try and turn left. to go back out and not go into someone's yard. How are you going to stop? The litter, the contamination. And everything as they said that's associated
with this business. How are you going to do that? Are you looking maybe, everyone on the council, to, you know Build up your coffers, hoping that we all get tired of what you're doing to us and we all get rid of our land and then you can come in and suck it up and put ten houses on an acre. Is that what you want us to do? because we're not going anywhere. You may not like it, but we're not going anywhere. And you need to start respecting
us as human beings and young women that are having babies to keep their wills clean. That's what you have to do. You're a human being. And if it was going into your front yard or your backyard, would you vote for it? No, because your property value would go down, and that's not what you want. And we don't want it either. So don't put these things on us. We don't need another gas station or a car wash or any of that. And
the traffic. People are going to not know how to get out. They're going to turn right, they're going to drive around the neighborhood and get lost because they don't know how to get out. And then again, more traffic and people in our neighborhood we don't need. Thank you.
Thank you for your comments.
Yes, I think
sir. Lowish Schweitzer, I reside at [address removed]. I also work in Lutz. Actually Land De Lakes, but right next to Lutz. I'm a traffic control offer at the school. Now I know the school's not impacted by this, but I come in that development two and three times a day. Do you know how many cars drive around me because the light's too long and shoot in that neighborhood? You're gonna have a lot of traffic coming out
and they're all on their phones and they're all not paying attention. The first thing you know you're gonna have accidents. What happens if one of them accidents contains one of them tags loaded with gasoline. Now we have gasoline in our well water. And then our water is going into our wells. We need to maintain our area the way it is. Them roads are too small, they have no sidewalks, and we don't need any more congestion in that area, or you're gonna have more Helicopters
flying in to take dead people out, and that's what it comes down to. There's been a lot of bad traffic accidents at that intersection. Yes, the light is there. Half the time it's flashing yellow. It doesn't stop anybody from stopping. They cut across in front of everybody. So that's my what I'm saying. Just beware the people living there have been there many years and they don't need this intrusion into their neighborhood. Thank you.
Thank you.
Hello Congressmen and Women. Uh I I'm Brandon Grayson. I reside at At um
And And women's right-of-way.
reside at uh [address removed]. And uh I wanna respect you for your position. Uh I thank you for the decisions that you have to make on a daily basis that require this much thought. And um there were a lot of points today that were brought up that um Our That will take a lot of thought. Um And I I
I caution you because We reside here, I know y'all don't um necessarily, but if you could put yourselves in our shoes um the wells have been brought up a time and again and I wanna second that because as my wife stated we're bringing up a third child now. And not only do our wells We we drink from our wells, but I feed our fruit trees and bushes from our wells and if That those are contaminated. Well
it's gonna be contaminating the fruit. that we are now consuming, so it's double fold. Um We're we're and I know this has nothing to do with this proposed but um the Cypress Ranch there is gonna be commercial buildings one, two, and three right behind our home that um We don't want to see the same. for the entrance of our community. And uh we respect your decisions. Um we're praying that um It
uh it is an office. Or rather than um a C two. And we thank you very much for your decision. Have a blessed day.
All right, thank you.
Hi, my name is Lisa Sloan and I live at [address removed]. And um I just do um concur with the neighbors and citizens that have expressed their concerns and ask you to consider denying for the reasons that have already expressed. There are two points I'd like to reiterate. Um a couple people spoke about access, and uh one of the issues is that when people come into our neighborhood. They don't know how to get find their way out often. And
um I don't live on a cul-de-sac, but I live basically on an elbow into a cul-de-sac. And we've had issues with large trucks being unable to turn around. And we've had to actually get neighbors and help and even a semi-truck that got um literally stuck. They thought that they could get access to MetLord Corlito and their Google Maps was wrong. So this is this is a considerable issue. Um it's it's it's an issue of practicality as well. Um people come in the neighborhood and they can't find their way back out of the neighborhood. So the
traffic concerns are very real. They're ongoing right now, but they'll be amplified tenfold or a hundredfold if a gas station is put in there. You know that people are not going to be able to make a left, and they'll wind up coming into our neighborhood and bringing some of the concerns the neighbors. already expressed. Um so I just wanted to reiterate that. My um son sent me a message and said just be myself. So as being myself, I'm asking you to please consider Please consider this of your fellow citizens and Pasco County residents
and preserve one of the few vibrant places, open spaces that we have left in our county, that hopefully serves as a jewel that you would want to preserve and not throw away. I would also like to say that we do not have the luxury of the newer developments to put in a buffer. You already saw that. I won't re go over those at points again, but the signage, the lack of the buffers creates added confusion for the traffic and identification and preservation of
the neighborhood and the safety of its residents. And on that note I'll also say the well water is important because I want to continue to get three. Make it from the Starfruit Brandon.
Thank you.
My name's Christy Honeywell. I reside at [address removed]. Um, I grew up in this neighborhood for my entire life and one of the points I didn't hear anybody bring up is right there on the corner of Rain Tree and Meadowbrook Drive is a school bus stop that kids get picked on on a daily basis and dropped off there. So I would like to just uh have you guys imagine people flying through that street with no sidewalks with
kids getting on and off the bus on a daily basis. So and I concur with everything everybody else said. Thank you.
Hello, my name is Yolanda Hodges and I'm on [address removed]. I'm actually one of the neighbors. Um the direct impact with this. I the new owner as well. I reside I moved here with my two kids thinking that this is gonna be my forever home and peace for me and my kids and I I don't agree with this. I am Very
Sad that I find I found out about this after I closed my home. I closed my home on January twenty-ninth. Yeah. Two weeks later, I have a neighbor one of my neighbors came to my door and informed me about this, and I thought that I was gonna have peace for me and my children and now uh I'm I'm concerned about my safety and my children's as well. Thank you for your time.
Thank you.
Is there anyone else to speak? Okay.
My name is Linda Shalk. I live at [address removed].
My husband sent a letter in which you probably will be reading into the record at a later point in time. And so I don't have much additional to say other than what the neighbors said, other than Um gas stations or laundry um laundry cleaners are known for um linkage as well as dumping things that they shouldn't dump in the back of their properties. Right
up against this property that they want to have changed is the Sandy Branch tributary. And that takes water eventually from there it goes under State Road 54 and eventually winds up in the Anclo River. Can you imagine a gasoline leak? Other than our wells being contaminated, it's also going to contaminate drinking water for many other people down the line. It also goes into, I believe, the South Branch tributary.
Um and which goes off into Penellas County. But just in our neighborhood alone a gasoline. Link could Just destroy all the homes the wells. the values of the property can make homes um valueless even. So um my husband's letter will explain some other issues that we have. So that's that'll I have. Thank you for your time.
Yeah,
either.
There's no one else at the kiosk.
Okay, thank you.
Right.
Is well right?
I've uh emails to read to you.
Oh wait a minute, got Some emails?
Yes.
Yeah. Or the emails of people that just spoke?
So um nine emails submitted for requesting to be read to um Miss Judy Florsky, I I don't know how to pronounce the last name, and her husband Robert Flores F L O R C Z Y K.
He did not.
So
they didn't and he didn't.
I'm just letting you know.
I would read the husb I would read the husband's Okay. They requested it just because he said he concurred with his wife. I don't think that
Okay.
So I have eight emails then, uh total to how many? Eight.
Eight?
Yes. So the first one is from um Robert. I'm gonna spell the last name F L O R C Z Y K [address removed]. To whom it may concern the current issue to consider high traffic commercial land use at the entrance of Um fifty four and Meadowbrook Estates is disturbing. A heavy traffic business would turn the main street of a quiet residential neighborhood into an unsafe thoroughfare. My wife frequently
walks our small Yorkie and baby carriage down Meadowbrook Drive. She waves to everyone and gets much needed exercise as she travels one mile down the road to visit her sister. If you allow a plan to develop the entrance of our community for any business that causes fast and frequent traffic flow down the primary road of our r our neighborhood, it will, in my opinion, cause regretful loss. Of use for our community. Myself, I am concerned with any business established that maintains outside normal daytime business
hours. I didn't retire to this property to pick up trash and worry about break-ins. I live on the corner of Raintree and Rainbow. One block from the proposed development site, if any commercial businesses causes intrusive use with unsightly dumpsters, heavily light li heavily lighted parking lots, and loud noise of any kind after nine PM and before six AM, I will more than considerably damage I will be more than considerably damaged and inconvenient. I manage I imagine
that many of our I imagine many in the immediate vicinity of the entrance to Meadowbrook Drive will feel the same way. While I am retired and have plenty of time to complain to whomever I need to hear my concerns, that is not the way I wanted a peaceful retirement. I wanted to peacefully retire. My investment in this property, which I just purchased in September 2020, is substantial. I was not aware of the process.
If I had been made aware, I would not have relocated to this address. I am more than upset about potential loss of security, loss of sleep, and a decrease in my property value if any intrusive land use at the entrance of this residential neighborhood is approved. It's isn't there any way anywhere else to locate such high traffic? Long hour businesses at State Road 54 Has anyone considered the hundreds of vehicles emitting carbon my monoxide at the entrance of our residential agriculture neighborhood?
Our beautiful wildlife will have to move on. I would sincerely appreciate your consideration of limiting the commercial land use to Route 54 at Meadowbrook Drive for purposes that are consistent with the current low-key residential uses atmosphere. Thank you.
Next email is from Michael Killian, [address removed], to whom it could make concern. I moved my family to Meadowbrook, Sierra Pines area to enjoy the peaceful country neighborhood. This neighborhood allowed me to have the serenity as well as be near the growing array of businesses being developed in this area of Pasco County. I have pets that can Can roam free in my yard without worry, and I feel very safe. I love my home. I am concerned about the unconditional
land use proposed for parcels at the entrance of our neighborhood because this residential neighborhood is not construct is not structured to accommodate high traffic businesses and other problems that could come from high commercial establishments. I was surprised to hear that this land was being considered for anything other than. than gentle business services. Will the future developers be required to consider a costly negative impact on the residents of this neighborhood if traffic is pu is pushed into the Meadowbrook's Sierra Pines residential community
and becomes a cut through to West Lutzlate Fern Road. Will we be compensated for the serious change in use of our primary road and lifestyle? The traffic could that could potentially route itself through the neighborhood will be hazardous to the residents and could cause security concerns for many. While I don't live at the entrance of Meadow Brook at Route fifty four, I can certainly appreciate the other negative impacts to those who do and myself as I battle my way out to go to work if a high traffic type business is
established on either corner. Your consideration to limit the land use to businesses that would truly add value to the area and not negatively impact an established residential neighborhood would be greatly appreciated. I don't believe we are lacking convenience stores or gas stations. They have already been established elsewhere and are plentiful and easy to access regards.
Next letter is from Joanne Killian, [address removed]. To whom it may concern, approximately two years ago my husband and I left the city of Tampa to escape the many attributes.
We located our new home to Cedar Loop in Lutz because it allowed us to have a much larger property with peaceful atmosphere. We are now faced with the front We are now faced with the front door of our neighborhood potentially lit up with gas station traffic, noise, debris, litter, and loitering. I am voicing my objection of this intersection I am voicing my objection. If this intersection would benefit from a gas station, it might be harder to argue with however There is no shortage
of gas stations in this area. And the entrance to our Metaborks Sierra Pines neighborhood is hardly conducive to this type of business. It is a private residential neighborhood, not a high-volume rental unit community. Many residents in this community have pets that live outside. I'm extremely concerned about their safety for a few reasons: traffic, noise, and potential curiosity to torment. Or feed our animals is a huge concern. My husband and I both work and use Meadowbrook Drive to enter and exit the neighborhood.
It's the only option. Increased traffic caused by any heavy volume business at this inter at that intersection would never negatively impact our daily commute and take away precious time in our schedule. A gas station or any other business that creates high traffic, high noise, and personal safety issues should be disallowed. The land use at the entrance to our residential neighborhood would be better suited for mile traffic to professional services. Thank you for your consideration.
Next email is from James Collins. Address is [address removed]. This is in reference to the proposed Comp Plan amendment being considered by the BCC. I strongly oppose the CPA. which would produce increased traffic congestion, not to mention increased noise and light pollution, like a gas station for instance. I live n right next door to the subject parcel the last twenty years and I've seen firsthand the congestion that builds at the Meadowbrook um SR
intersection. Thus the FLU should not include commercial activities such as gas stations, auto repair, dry cleaners, and those commercial activities that would increase noise and light pollution as well as excessive traffic. Uh James Collins. Okay.
Next email is from Lynn Morrissey. Address is [address removed].
This is in regards to the uh March 23rd meeting to discuss the Comp Plan amendment related to the property at the State Road 54 and Meadowbrook Road. I request that a Pasco County representative read this letter to the BCC during the meeting. Thank you. My name is Lynn Morrissey. I live on [address removed] for the past five years. We have seen tremendous growth in the area in these years. Most being positive improvements. I'm open to growth in this area, but in a well thought out
manner. I believe the amendment to the comp plan to change the parcel at the corner of 54 and Meadowbrook to commercial will have detrimental effect to our neighborhood. I am opposed to the change to the comp plan to commercial and sub and subsequent rezoning to C2 zoning. I believe any change to the comp plan would allow commercial would allow commercial would Sorry. I believe any change to the comp plan to allow commercial would have adverse impacts to the traffic pattern in and out of the neighborhood. Meadowbrook
Road is the only entrance and exit to the neighborhood. With the widening of fifty-four, we have seen a significant increase in traffic and accidents in the area. My fear is that high tr that any high traffic commercial use such as gas stations would completely clog the only ex entrance exit. Mm-hmm. We are an older neighborhood and do not have any space between the subject parcels and our homes, like unlike newer Uh unlike newer neighborhoods in the area. As a result, we will have significant
noise and light pollution from the commercial development. Gas stations operate twenty four hours a day, tw seven days a week, and three hundred sixty five days a year. I don't believe planting trees to offset the noise and lights would be sufficient to offset this impact. In addition, Meadowbrook estates is on well water and I'm fearful that high traffic retail, especially a gas station, will put our water at risk. Again, I am not against progress, but hope the progress can proceed in a well thought out manner. If the committee feels still feels the
need to amend the comp plan allowing commercial use, I would hope the committee would consider only those businesses that conform to the neighborhood appearing residential in nature and the minimal traffic implic implications, i.e. professional offices. Again, please keep in mind the Metal Brook Estates is an older community without the road systems in place to support the high traffic commercial that C2 zoning would bring. We are not a Bexley or Ballantre. Thank you for your time and consideration.
Next email is from Charles Hoffman. Address is [address removed].
I, Charles Hars H Hoffman of [address removed], strongly oppose any such commercial rezoning to the subject parcels for the following reasons. Safety. A. The current intersection is not designed correctly for current use and further commercial activity will increase our residential risk of entering and exiting our community. B In conjunction with the traffic increase, we currently have obstruction of view verify Uh obstruction of view verified by Pasco County
DOT due to Highway fifty four being elevated above Metal Brook. C, the elevation has also made our entrance unusable blocked due to flooding, which the county has been aware of for years and still fails to fails at correcting the poor engineering. D Our current egress model is not adequate and adding more traffic can jeopardize emergency travel. Water, safety, quality. A commercial use in any form that would allow contaminants into the groundwater or
drainage can jeopardize our already fragile aquifer which feeds our wells. B draining the drainage adjacent to the property feeds major tributaries throughout the county. Pithliacucci and Anclo could be affected. Water drainage. A. The drainage adjacent to the subject parcels is is already overwhelmed and not maintained in a timely fashion. Current flow situation is poor and improvements have been on the table for years, but money is never available even though the boom in residential commercial development
should have increased money available from impact fee alone. Established Neighborhood Respect. A. At this time our neighborhood consensus is that Pasco County does not take into account of the effects of the surrounding development. Although we continue to pay our taxes, which continue to increase beyond any added value to us, the County Um allows flooding traffic safety. Traffic safety, traffic planning, quality of community, and our overall safety to be sacrificed. Most of us realize the property will be
developed commercially as it is no longer attractive from a residential standpoint. But we, the community, request that you consider the impact to our established neighborhood and do the right thing and not only make an educated and responsible decision on rezoning, but also move forward with correcting the
With Highway 54 corridor, the infrastructure cannot support the development. I strongly oppose any development at Meadow Brick 54 until the road evaluation, drainage, and intersection engineering is fixed adequately.
And Next letter is from Bill. Шлак. Шок. It says S-C H A L C K. Address is [address removed].
I have been a resident in Meadowbrook Estate subdivision since nineteen eighty. I object to this amendment to the comprehensive plan use plan to change this parcel from Res 3 to commercial for the following reasons. This land use change would allow heavy commercial uses such as gas stations, car washes, vehicle repair. garage, dry cleaners, pawn shops and many other heavy commercial businesses. We now know that the intended use for this parcel is a gas station per a pending contract contingent upon this change. This parcel
is the very first residential lot at the entrance to Meadowbrook's Estate Subdivision. There is n not a long road between State Road 54 and the first house or entrance to the homes. Like Ballantray and Bexley where they have a long road between the commercial corner at fifty four and the entrance to any homes. In this case there is a house directly across the street from this parcel. Safety issues. All homes in Metalbrook estates are on wells. Allowing any commercial use, particularly a gas station or dry cylinders known
for leakage and environmental contamination, can contaminate many, if not all, of the residents drinking water with carcinogens. This could also make their homes worthless. There is a school bus stop just a half block away from this parcel, which would make it very dangerous for children, not knowing who may accidentally or intentionally turn into the neighborhood instead of turning left on State Road fifty four from the proposed entrance exit on Meadowbook Drive. Traffic concerns. There is already a traffic problem
at this intersection with residents of Meadowbrook Estates, 85 plus or minus homes, and Sierra Pine subdivisions at the south of the Which is three hundred and fifty plus or minus homes, plus school buses trying to exit Onto State Road 54. Traffic backs up at the light because Meadowbrook Drive into Meadowbrook Estates is one lane and in and one lane out with a very short left turn lane. Traffic from a commercial business will only make the problem worse. With a gas station on the corner
parcel, it would mean gasoline tankers, trucks, dump trucks. trucks, delivery trucks and all other uh vehic vehicular traffic exiting directly into the neighborhood rather than exiting onto State Road 54. Miscellaneous. Contrary to a statement made by Miss Will Hight, representative of Kitty Campus at the Planning Commission hearing on 31821 there that there was only one gas station on State Road 54 between the Sun Coast Parkway and Collier Parkway, there are actually five gas stations in this area, two of which are within a half mile
of the interstation uh of intersection of Meadowbrook Drive and State Road 54. While it may be inevitable that the lots facing State Road 54 in Metalbrook Estates, including this parcel, could be changed to some type of commercial status in the future. I hope that any change would not allow any heavy commercial businesses. I ask that the com commissioners please vote vote not to approve the request change to the comprehensive plan use plan at this time. Thank you.
And I believe this is the last email. It is um sent in by Daniel Honeywell, no address provided.
To all the to all of the board. I wanted to attend in person, but currently I am on a plane traveling home from Colorado. My name is Daniel Honeywell Junior and here's his address. I own a home at [address removed]. I grew up and have lived in the neighborhood for thirty years since I was six years of age. My family owns several homes in the neighborhood and five years ago I sold my home on [address removed] located Located in Meadowbrook and built my new home next to my mother's
home. I wanted my kids to grow up in the same neighborhood that I did. This neighborhood is all about family. I am pleading with the board to deny the comp plan for this property. We cannot have commercial in our neighborhood where our kids ride their bikes and play. Never mind the delivery trucks, gas trucks, and everything that goes along with gas stations. We are aware that this is what Uh this is what wants to go into the property. It will be literally destroyed in our neighborhood It will they will literally destroy our neighborhood and the values of our home. I'm
concerned with the underground gas tanks directly in the vicinity of our wells where we get our drinking water. Can you imagine the loitering that happens at convenience stores and gas stations? Would you want that within your neighborhood and around your your children? We already have issues with traffic even though we finally got a traffic light. We fought for years to get a light just to get in and out of our neighborhood. It is a small two lane residential road that cannot handle more than any more traffic. So now the county is saying because we put a light
in we can have commercial C2 zoning directly within our neighborhood. Please remember this has a Meadowbrook address, not State Road 54. The exit for this parcel will remain on Metalbrook Drive. I am pleading to please deny the comp plan so the C two cannot go into my neighborhood. I will it will destroy our neighborhood and the value of my home. Please deny PDD zero two two six. Thank you. That's it. For this item.
Okay, first. Made it.
Ms. Railhank? For rebuttal.
Yes. Um does staff have my PowerPoint?
Okay.
Thank you. So I would like um we do have our transportation inter Mike Razor on the line. Mike, are you there?
I'm here, Barbara.
Could you please Um, provide some perspective and responses regarding, you know, what you've done to review the access and the transportation issues.
Sure. Uh and for the record, uh Michael Daniel Razor with Razor Transportation Consulting. Um Today's hearing is regarding the comp plan and land use, so I'll start with that. That requires a transportation needs assessment. Uh that study was prepared by my office dated October twenty-seventh of twenty twenty. It was approved by staff on January 20th of 2021. That evaluated the collector and artery roadways in vicinity of the site, which would be the adjacent segments of State
Road 54 and Meadowbrook Drive to the north, as Meadowbrook Drive to the south is not one of the regulated roadway segments. It was identified through that analysis that either with or without this comprehensive plan land use amendment, those two roads would operate at level of certain Therefore being acceptable. We also prepared a timing and phasing analysis to accompany the Euclidean rezoning application for C2. Given that the rezoning is Euclidean in nature, it does not include a site plan, it does
not include a specific use, and it does not include specific site access. Um, so therefore our study relied upon the Land Development Code's reasonable yield calculation. which resulted in just under thirty thousand square feet of commercial land use. And that reasonable yield calculation does happen to trend worst case as it takes the area of the site, multiplies it by the maximum flowary ratio with a small departure from that. Um the study
assumed a one potential reasonable access scenario which consisted of a write-in from State Road 54. and a full access to Meadowbrook. Um, which happens to provide for a worst case scenario in regard to both Meadowbrook Drive and its intersection with State Road 54. in that all traffic exiting this potentially commercial parcel or parsels Would have been assigned to Meadowbrook Drive again for the purpose of a worst case scenario where
only during site plan permitting would we get to the specifics on l on the actual use, its actual trips, and its actual access configurations. But again. Study we've done thus far relied on the reasonable yield calculation for the LBC as is appropriate for Euclidean zoning. Um The findings indicated that the signalized intersection at 54 will continue to operate acceptably in regard to the the Pasco County's transportation performance standards
as defined in the Land Development Code. Um so therefore that finding states that under today's conditions. That intersection operates acceptably for the county standards and will continue to do so based on the assumption of 30,000 square feet with all of that exiting to Meadowbrook Drive. And I do realize where the the neighborhood folks would say that, well, it's it's it's not adequate, we have long wait times and whatnot, but we have to remember that this is a signalized intersection on State
Road 54. which is one of if not the heavily have most heavily traveled corridors in the county and any traffic signal on State Road 54, the minor street is going to wait to to access that roadway facility. P predetermined based on F D O T setting the priority on throughput on State Road fifty four. Um Meadowbrook Drive south of State Road 54 was reconstructed and improved by FDOT in 2016 as part of the improvement State
Road 54 at that time, including the six-lane widening and the signalization of the intersection at Meadowbrook. Um those limits are from City Route 54 south to the creek. along the project site frontage about 350 feet more or less. Within that segment, the lanes are 12 foot in in in width, therefore they're they meet and exceed the the required standard by the county, which would be 11 feet in this case. So they're 12 foot lanes within a 60 foot right-of-way. While there
is not sidewalks within this right-of-way, there would be if the county chose to do so You know, there there is additional room available within that cross section. Further to the south, there's two-lane section. So there would be 36 feet of additional pavement, 18 feet more or less on either side. And as you approach State Road 54, there would be approximately 12 feet on either side because there are separate left and right turning lanes, increasing that's that cross-section to a three-lane cross-section at 54. Um as part
of our substandard road analysis. It was found that this segment of Meadowbrook Drive, which would potentially be relied upon by this particular project if it was to have a full access connection to Meadowbrook Drive, was found to meet the county's roadway standards in consideration of LDC 901.4. Um Also to note, um, in in in my professional opinion, it is highly unlikely and atypical for non-residents to turn right into the neighborhood onto
Meadowbrook Drive. Um it was stated that Meadowbrook is the sole means of access to uh to Meadowbrook Estates, I believe it was Sierra or Pine Bluff. Um and that's true with regard to State Road 54. However, there was also a comment regarding neighborhood intrusion. due to a cut through route to plenty through the road. So um maybe a bit uh couple different perspectives there, but I will say that Lutz Lake Fern Road is approximately four miles more or less to the south using
seven different streets. So it's a highly circuitous route with most of them most of those roads being front loaded with residential, uh single family residential. Um That would conclude what I had planned on presenting, but of course I will be here for any any questions in regard to traffic.
Thank you, Mike.
Well let me go on with my presentation. Just wanted to summarize some of the planning items. As you know I'm I'm also a landing
I I do have a question for the transportation guy, if you don't mind Okay. Because I I recall this very similar Somewhat similar discussion. When the McDonald's was wanting to come in on State Road fifty four in front of Country Place. and they were gonna share the driveway with the entrance to Country Place. What just happened? how you get in there, you turn left into the entrance
to Country Place, then you turn right into the McDonald's. and the residents of country place were very, very concerned that they would all die in car crashes and not be able to get into their house. And um And so we had a very similar experience like this today. Um And and so I I drive that area frequently. I've never seen a backup. I don't know of any accidents there in front of Country Place. And I and I've never seen people make U-turns
which I think the residents were really afraid they were gonna drive into into their community. Um
People are concerned that if there's C two on that corner that there's gonna be more traffic into the neighborhood. What D is there any science that shows that? Any data that shows that because there's a use out on 54 Their neighborhood becomes commercialized as well.
Uh was that the was that the question uh commissioner
Yeah w will more people
driving to their neighborhood Sure. In in my experience, no, uh, that does not happen. Um it it's more of a perceptive fear at the onset of change, which does not materialize into um an actual neighborhood intrusion. If you can imagine this particular corner, once it is developed, it would be very evident as to where State Road 54 is in regard to this particular site. Anyone that would turn right into the neighborhood, not not every
single vehicle, but the great majority would be residents returning home. It would be like like I said in my initial presentation, based on my experience, it'd be very atypical. For traffic to enter the neighborhood for no for for no purpose. Okay.
Right, thank you. Okay.
All right, Barbie.
Do you like me to proceed? Thank you, Commissioner. Barbara Will Hight. Um I previously gave my address. Uh before I start I would just again like to say this is the the land use amendment. It's a land use amendment to COM C O M as we kind of touched on before, the rezoning still has to go b back before your planning commission to make a recommendation to you. consistently farm could do P O One, P O two, C one, C two. All of those uses
can be done in the common land use. Um And so y those decisions are in front of you and in front of your planning commission. But let me go through for the land use amendment why the land use amendment Andrew Staff has very um thoughtfully put forward why the land use amendment is consistent with your comprehensive plan and actually follows your comprehensive plan pretty clearly. I too am a land use attorney and an expert in planning. We're all my years, including my years writing this comprehensive
plan for you. Um so I bring that forward, that expertise forward and take that obligation very seriously when I look at the comp plan, I don't very pick policies. I don't take a policy excuse me, I don't take a goal and make it a policy. I don't take an objective and make it a policy. Policy policies are implemented by the by the code. And so you have a very a very structured complaint, even though sometimes when people present to you, they they do away with all the structure. So let me go through the actual Why
this project is consistent with the comp plan. and why this is a location for the for the commercial use that's being proposed. Uh the other thing I would say is that you all know that I'm a very transparent person. I don't um I'm always forthcoming. I don't mis mis miss looking my things. And I was asked about the news. At Planning Commission? And because comp planning and zoning isn't person We'll always answer
with You were making a decision on in that case the ac they were considering C two. They they were a step ahead of where this hearing is. But they the the question was asked About A specific use, and I said, and they asked me about gas stations, uh convenience for a gas station, I said that's a likely use in this location. Um it's a C two use, it's a likely use. My my testimony regarding um gas stations in the loc in the area was limited
to south side of fifty four. Mr. Razor can explain that when people access gas stations, they access and turn right in. they don't want to cross over to another side. When they're driving eastbound on State Louis four they want to turn right. And there is no gas station from Suncoast Parkway to Collier to Collier Boulevard. There is no system gas station on the south side. Miles and miles and miles of roadway. So with that kind of a backdrop, uh let
me go into my my presentation and and try to walk you through my thoughts on this. This part was located in your south muscle area, you're over the concentration area. What you will recall about the presentations that you received regarding the neighborhood, you heard about the neighborhood. But what you didn't see really a perspective given at is that this property fronts on 54, which is a six-lane arterial highway. It's located at a signalized intersection approximately three fourths of a quarters of a mile, three-quarters
of a mile east of the Sun Coast Parkway. the second light from the Suncliffe Parkway. There's no other commercial uses at the Signalize Intersection and it's an underutilization of the county's and the F DOT's investment in infrastructure at this location. It's a big deal for the F D O T to do improvements as Mr. Razor um stated in that were done by FOT to signalize and improve this intersection, including Meadowbrook Drive. And if you think about it from a Planning perspective,
if you underutilize your signalized intersections, on along a arterial roadway, a six-plane arterial roadway, you are going to cause demand for more signalized intersections. That's why you have vocational criteria in your comp plant. We're very specific about that. So as I put in that last slide there, you're gonna have pressure to locate these at other non-signalized intersections. If you don't fully utilize your signalized intersection across state route fifty four. Next
slide.
The property is currently zoned AR. But I think it's really important to look at the um AR zone districts. It tells you about how you structure your zoning and your comp planning. So the AR zoning district talks about curbing urban development areas with LAC facilities until such time as those facilities are available. It's very clear that the conditions have changed since this property these properties were zoned
AR one Um In fact many, many, many years ago, all the facilities are at this location. Water, sewer, Signalizable section, six lane arterial roadway. So your own zoning code recognized the limitations of AR and that it doesn't mean it can't change. It's actually understood right in your zoning district that that the area will change until facilities become available. It's only natural that growth follows
your infrastructure and your investments. Next slide.
This is the Compound policy that that Ms. Tyler went over with you, 1.6.2. I noticed very clearly that there was a lack of any presentation by Mr. Pressman or Ms. Ortiz about this policy. Um And and they didn't ha I'd not seen the reflections in this particular policy that they present today. This policy is very unusual to your comp plan construction. This policy specifically directs where you want a specif a particular land use. Y
I can't think of any other situation that's so specific in your comp plan about where Where our land use should be should occur. And so when you look at this policy, we strictly comply with this policy one point six point two point A. This policy is adjacent to an existing selector and a Chair River Roadway intersection. 1.6.2B. As Mikyler said, the only TC designation is over on Metro P property on Curlian Overpass. And one point six point two, see this is not
strip development, this is at a node. and the south boundary is county property and the north and eastern boundaries are roads.
The subject for that policy, the subject property is the location for your policy, your own comp plan, your own directory. The subject property is the location for C two commercial uses. Next slide.
We've also heard about transitional land uses and residential compatibilities. read some experts of language, but if you look at one point four point three and one point six point three in exhibit two point two, com is a compatible trans transitional land use to compliance with your code and also With an addition to your code is we propose that we're working with planning commission audit on a deed restriction for the property.
Comply with 1.4.4. Policies are implemented by your land development code. You as the board take a policy that you put in place and you determine how you're going to implement it in actual regulations. And you have a whole cluster of regulations that will apply this parcel. Buffering, building height, lighting, on-site parking, stacking, loading. Outside refuge doors, sea, landscaping, well health protection requirements, water quality, So all of those things are how you
create compatibility and you tell us how we have to create compatibility by complying with those requirements. Next slide.
Barbara, your time's time's running out.
Chase now? Okay.
I have fifteen minutes. Okay.
That That was fifteen minutes, Barbara. That was
fifteen.
Okay.
Okay. I have well there was but Commissioner Starkey talked to Mr. Razor in between, so Can I just finish my last slide, please?
Finish you may finish it.
It's the last slide.
I think this is a significant slide for you all to read and understand. This is from another broker's opinion But it's very specific as to how he reached his opinion. With regard to the value of adjacent properties, the three properties, adjacent properties are located approximately zero feet, 180 feet, and 370 feet from a six-lane arterial highway, and are next to vacant unmaintained parcels. As such, it is our professional opinion that the development of the subject property for C2 uses
would not result in lower property values. As for non-adjacent properties in the general vicinity, it is common for commercial uses to be located at a signalized inner entrance to a neighborhood, and is our professional opinion that residential and commercial uses can coexist without creating a negative impact on their respective values. which is what Mr. Starkey referenced as the McDonald country place example is a pretty good example of how they are coexisting, despite all the perceptions and fears that you heard about that, those youth who
are coexisting, I've gone to that McDonald, they're able to get in and out quite well. And so with that, I would ask that you recognize that we're talking about land use. We can talk about zoning when it comes to zoning. Let your planning commission hear the zoning case and make a recommendation to you. But we absolutely are following your comp plan, like where you told us to put POM, and we're bringing this application forward. Thank you.
All right, thank you.
Mr.
I have a question. Thank you, sir. Um this is for the team, for staff, if you don't mind.
Why are we um originally we're gonna hear forty nine and fifty. Why are we continuing fifty and not hearing it with forty nine?
Uh forty nine is the adoption hearing for the comprehensive plan amendment.
Yeah, I understand that. But why why is the fifty being continued?
Fifty should be continued. It should say continued on there.
It does. I say w so why is it?
Go.
Uh Nicario Speedos Planning Development. Fifty is the companion rezoning to the C two zoning district, which did not get out of the Planning Commission as it was continued. to uh establish deed restrictions for the property. Okay. So regarding buffering standards.
So forty-nine was the whatever four two or whatever was vote and then P fifty was continued by the Planning Commission. Yes. See I this is just my personal opinion. I I'd I'd prefer I would prefer to hear them both of the same day, I mean 49 and 50. Eight.
You know
it's only choice.
Um If I'm not correct, it's Mr. Larue um that's representative of the neighborhood as well as Mr. Pressman and then Miss Walhite obviously is is representing the um applicant. Um No, since we haven't heard fifty, it's gonna be continued. Any chance you guys, and we've you know we've done this and made these suggestions in the past. Any chance counsel on both sides can maybe get together and put their heads together a little bit, come up with a compromise between the
two and bring this back, and when you bring it back, we'll be hearing forty nine and fifty. As what uh together because it'll get through Planning Commission. Just a thought, a suggestion. I don't know if uh both sides are willing to.
Mr. Chairman Mariano. I don't normally recommend, in fact, I'm sort of surprised that the planning staff would be bringing the two of them together because in an in a Euclidean zoning you have to assume that the Complant Amendment is effective. It won't be effective on the same day. The only time we normally track two together is if it's an MPUD, where you can condition the MPUD on it not taking effect until after
the comp plan okay. So that normally it would be council legal counsel's recommendation that that the the that that they they not be tracked together. And it maybe they were only tracked up to Planning Commission together. That
sometimes.
But
you're right. I I thought it was different.
But at the same time, I'm just wondering, I'm just I'm just throwing this out here. Is there a chance that um I don't know if both sides of council have both of both sides have met and are they willing to get
Have a compromise. I know sometimes we're not they're not all in the audience today and sometimes they'll walk out the side and have conversations and come back to us. Um
That would be nice.
So I don't I don't know if there's a w what I just want to know if there's maybe a willingness there. So I and I guess that's a question to um Mr. LaRue or Mr. Pressman that's uh in in the hallway and Ms. Will Hight that's online right now.
Mr. Chairman Mariano.
I I'll just wait their answer if they're willing to.
Mr. Chairman Mariano. Um some questions because and and also for the folks who came and spoke today, and I appreciate their passion and Um we we know We know the growth in the county is sometimes difficult to see and experience, but nonetheless. We have rules that we follow and Florida is a high growth state and we are a high growth county and State Road fifty four is one of
our most important roads. in the county. But I do think there are some questions that are legitimate that I would want to be addressed um But I'm assuming that those things happen not
a a hearing that would be with P fifty.
I mean, right? lighting, buffering, all those things, that's not what we're considering today. We're considering if it's appropriate for a piece of land on State Road 54 at a signalized intersection. Should be uh a different use than what it is today. Is that what is in front of us today?
That's correct. That's what's in front of us today. It is a change in your future land use classification. Is COM appropriate for this site? Now I will tell you when you get back here In the Because it's a Euclidean zoning None of the stuff that you've just mentioned will be appropriate to to be discussed there either because you can't condition a Euclidean zoning. Well that
makes it tricky because I do think
Yeah, that's why there was a discussion about that they had proposed a deed restriction. Okay. You can't you can't condition This isn't an MPUD. You can't uh if they're if they're seeking C two, anything that is acceptable in C two would be acceptable in this.
So if we waited today we could get some restrictions on buffering. Well, let me ask you this. Does our do our codes already contemplate protections like what the citizens were asking for? For example, lighting. Do we not have a lighting ordinance already that says you cannot you know Well I mean I know that our I cause I helped work on it when I was a citizen activist. Our lighting ordinance for commercial requires
down lighting. You cannot have big lights that interrupt a neighborhood or your your v visions as you're driving down the road. Is that correct?
Right.
Concerns raised by residents have to do with site planning aspects of it, lighting, landscaping, buffering, et cetera. Uh and our land development code does have ordinances and provisions that address a lot of those things specifically because uses can impact neighboring uh properties. In this particular discussion, the comprehensive plan in Exhibit 2-2 does have language in there that mandates specific site considerations between the transition in
the transition between the commercial land use to the Res III land use that's surrounding. So the comprehensive plan is already mandating that activity to occur. That's part of the reason why there was a discussion at the Planning Commission for deed restrictions.
Um So and I think that's important. I mean no one wants to be uh living next door to lights that are intruding into their their own priv private space. That's why I objected to some of these billboards that go up on a neighborhood lot where that's what when you look out your living room window that's all you can see. And we have that all over the county, sadly. Um Okay, so emergency vehicles and I I think it's an i i they raise a point and I will tell you we
got a letter before. about needing to work with Hillsboro County. To get Sierra Pines Boulevard paved. It's not a county road. It's not a Pasco County Road. It's a Hillsboro County Road. But if something were to happen at that intersection of Meadowbrook and fifty four, They would not be able to get out. And uh if that road keeps deteriorating. As badly as it was. As it is. It's really bad. So I do think we need to try and um
have some discussion with Hillsborough about. uh fixing that road so that these people have two safe ways in and out. Sidewalks. Is is Is it common? When development comes in in a situation like this that that they would put in sidewalks or we would put in sidewalks.
It does.
I don't know. I'm asking back whatever's the buff. I mean typically when the county's putting in roads right now, we put in sidewalks. I don't know why that wasn't included when DOT improved this intersection.
A you you're referring to State Road 54?
No, I'm concerning to th there are sidewalks on State Road 54. I looked. There's a trail actually going all along there. Um
What there what I what I don't see are any sidewalks on the improved part of Meadowbrook that goes down to this the creek.
Yeah, so site plans you can re request and in many cases require sidewalks to be built as part of the site development that takes place. But the question becomes does the sidewalk go anywhere? And so if the neighborhood has no sidewalks because the neighborhood never had sidewalks. Would you require them to build a sidewalk that would not connect to anything?
Well if if there was some attractive uh use at that corner. that attracted the kids of that neighborhood to go there and put them in more harm's way because there would be More cars coming out of there and driving on to fifty four. I would want to be sure that there were some sidewalks there so the kids could be be out of the road. I mean we're trying to encourage pedestrian and s cycling activity and if there's more use there, I think they need to be um
protected. Um let's see what else was there? Crime. Well, that's I think that's a fear that
reality a as is the traffic issue that we talked about. And I would think w if We could put um no through trucks. And I don't know what kind of signs we could have so that people Well they can't go through. So that they Well no they can. You can drive to Lutz Lake Fern. There is another exit out of there.
See they keep saying
there's
a one way in, one way.
There's not there's not one way in. There's two. But it's you wind through the neighborhood. And I and frankly those neighborhoods, they're very wide roads in there. Wider than normal.
Oh.
Um, so I'm sure a lot of people are going to work in Hillsborough, go out Lutz Lake Fern and and get on the Sun Coast down there instead of driving down fifty fourth. So I'm just going through the list of things I heard. Light pollution Um I do I do feel the ha for the house that's not right on the corner, but it is I think it was Fitty's dad's house. I'm not sure whose house that was. The gentleman from True. Um Um and so I think that consideration
has to be taken for um Yeah. I don't know what the site plan would look like on the use that comes in, but I think that
He he needs a little consideration of aesthetics and buffering in front of his house, um across the street. I mean like they sh I mean imagine if they put a dumpster across the street from this guy's nice house. I think that would be very inappropriate. So I think the site plan becomes very important. Um And and looking at that map, and actually if you put up Todd's map, but or if you just go to Google Earth. And you look at this lot. It
does. If they preser I don't know what it would look like when they cleared it, but it has a lot of trees that if they could preserve 'em along the buffer would be really good. And we've had that in in other areas where we've done where um commercials come in next to residential. And I think that they would have to have a sixty foot landscape buffer between a C two And Residential.
Uh I don't know the answer to that off
the top of my head. I think it's I I'm pretty sure it's C two. I mean uh sixty feet, but I'm thinking that one of those houses there is already commercial because if you look at it If you zoom in. Two or three parcels to the left of that. Okay, you so you see that now there's our there's the storage facility right there. That that's what that white thing is right there. Smart. Stop storage. And then you look to the right. I want you to look at that lot. And
these are these homes are fronting State Road fifty four. And I you know, I'm sure when they first moved there that was a One lanes or two lanes sleepy road. But can you zoom in more?
Um okay, yeah, and now go now look at that that that's gotta be commercial or what or what's going on there. We need code over there, but something's going on. See where it says two cool designs? What's the clothing store website. But the house to the right
Banato R I don't know what's going on there, but that's not residential.
Oh, right
there. Facing fifty four.
So that site um is P O one, it's zoned P O one office, and then that's abutting the um the storage unit.
So what is all that stuff in the backyard?
That is actually the resident right next to the office. And so that's residential. That's that's residential? Correct. That's a fraction. That's a home. Um so there's three lots between the corner site and the storage unit. Uh two cool designs is currently zoned office. Then you have your two residential sites. Um, the site to the right of the um one with all the stuff in the yard. That's actually the same owner as two cool designs. They own the same piece. That was
previously listed for sale, but it's no longer, it's taken off the market. Yeah.
Okay, so that so But you see what I'm talking about with the trees. Um and it's a heavily canopied piece and it's buffered on the south by the stream. Um and it's buffered to the east, west. Um and my concern is this house over here to the right.
Um and then just to um make sure so that stream platted is measured to forty-five feet per the plat. So the stream to the south is actually platted as being uh forty five feet in width.
Oh it's not. Yeah. Yeah it's not. Jump
across it.
Oh
to accommodate the infrastructure. Even though
the
streams
don't very big it covers forty five feet.
Oh so so I'm inclined to have Some kind of deed restrictions.
And um from my understanding, um this the commercial zoning district uh requires seventy-five foot buffer from
residential. Yeah. So it's seventy-five foot buffer. How would that which is substantial? you
fit that? I unless you're supposed to Patrick's got a question.
you had mentioned McDonald's. At that location? No, not here. I know. I sorry. It's on the other location you were talking about, McDonald's on C Row 54. That was on the east, but on the west of fifty four uh
Okay. We're on State Road fifty four looking north. You have McDonalds and then you have Country place.
Behind is the actual
Yeah, but they share the they share the entrance.
Yes, they show the entrance, but it's buffered. What my concern is is what they're showing you here And what we have here is there's a home directly across the street. There's a home and a home and a home on all sides of the property. So when this person gets up right here on the corner of fifty four in Meadowbrook, they're gonna look directly at Oh,
can you put that back up? Okay,
yeah, can you put that back up? They're gonna look directly at
We're
not allowed to.
We're not allowed to. Okay. So
Regardless. That's why I think the site plan is important. There's no other pla uh uh from what I can know of, what other community has a home and then commercial in within their plates?
Well, I just took I just w did a a a thing around the county on my Google Earth And we have commercial in front of residential neighborhoods all Over the place. In front. All over Little Road, yeah. This is the side. Um all over. It's it's So th this is state road fifty four. Um
Yeah, but usually it's all of the front is retail. This is the I can send you the front is residential. And now you're gonna put retail directly next to the residential.
Well are you saying that should be a house on fifty four at I mean, no one's gonna build a house there. Right. At this point. But you have a house
directly across the street from it.
Well Mr. Moore.
So one point one point four four policy does have that stipulation of it needs to go gradually.
Mr. Moore.
Thank you, Mr. Chairman. Uh question for either staff or Mr. Steinsnyder. Um we s we stated before that what we're going through today is amending the comp planned um to move this to calm. Um Let's just go over again what's allowed and calm.
And then I'll follow up with a c a comment and a question.
Mm-hmm. In terms of the the types of land uses that uh that com permits. So the commercial yeah the There you go. So the commercial land use according to the comprehensive plan. Uh the general range of potential uses are commercial uses, office uses, hotels, motels, compatible Light manufacturing, processing, and assembling of goods, no uses which have a primary purpose of distribution of goods shall be permitted in commercial. Uh
residential uses are only permitted when constructed in combination with commercial uses within a single building of two or more stories. We're in the first floor uses our commercial office andor other non-residential uses. Parking areas do not count as non-residential uses in this context.
Okay. So to continue on, go ahead and explain to um you know the the commission and and and those watching at home or in the audience um what P50 would mean uh uh moving from a change of zoning to AR one to C two.
Explain why We go through P forty nine today and come back and actually do a zoning change to C two.
Uh in order to effect a zoning change to C two, the future land use uh must be in place first so that the zoning is aligned and implementing the vision of the comprehensive plan. Uh so in in the case of C two, C two can go in future land use categories such as com today as well as ROR. and uh occasionally in uh other Future land use classifications
such as a um
Usually they come in P Ds but uh or M P Ds in the P D flu or in the TC flu and in other such flu. Okay.
So today if we allow The um if we pro if we approve the uh amendment And change from res three to com
If we go to P50, what limitations, if any, can be put on this parcel when it comes to
I will just pick a few things out, say restaurants, filling stations, office. multifamily
Yeah, right. Um
What limitations could the board put on when this when P fifty comes back to us?
Um
Yeah.
I mean besides and that's why you have voluntary deed restrictions in some cases is because i i if in fact this is a Euclidean C two district that comes back before you whatever is a permitted use under five twenty five correct is
Maybe it's five twenty six. I got C C one pulled up here. Yeah, five twenty six. Five twenty six. Um I scrolled a little too high. Uh anything that is that is in as a permitted use would be allowed for that applicant to go straight to the planning department with their site plan and and get permitted. Those that are conditional uses in that category, like currently multifamily, would have to come back before you.
Right. So without P without hearing P fifty could anything happen? If if P fifty was denied they could still move forward. Or can they not move forward?
So the the the problem you will have is i if you grant the change to the future land use classification to comm
And then they come back for rezoning to move out of AR one. AR one is really not a consistent future land use classification to come. Right. And so it would have to be
It would have to be another You another zoning district that is permissible in comm for for them to pick and and It may just be the commer the straight commercial categories. it
it
it you might be able to do an office zoning and PO two yeah Um So it become you set you sit you set the trend by approving the small scale amendment. But on the other hand, I'm not i i you mean It does sit right on fifty four. So, yeah. Res three may not be appropriate either. It's that's the balancing act that the board has to do. Right.
And I think, you know, and I hate to get off subject here, but when we matter about when we're re when we're um obviously rewriting the land development code and things, some things need to be, as you would have probably agreed, cleaned up versus having to go through this process twice, essentially, my opinion. Um
You'd still have to go through it t twice regardless of how much cleanup they do. You've still gotta make a s you've still gotta make a change to their zoning. Yeah.
Let's fix it all, Mr. Dynam. Right. So I so I do I do have a Chairman Mariano. I I am Jack Mariano. Oh sorry. Hi Commissioner Weightman, one second.
So just y uh you know, I do have just like the residents and and both Commissioner Starkey and and Commissioner Fitzpatrick did mention this, you know, I when I first heard about this and you and you you say fifty four, you think fifty four, right? Okay, fifty four, easy enough. Um but I do have concerns for the house obviously directly across the street and then the one that essentially will uh you know uh abut this uh it's right next to it. I just I there's I'm
trying to figure out this buffer. I don't know how you're gonna be able to get the the buffer, a 75 foot buffer on to the home to the West. Um
Well that's all gonna change.
Well where where would the buffer where would the buffer actually s start? Would it start at the property line across the road? Or would it be on the west? I don't know which one.
See the home hidden in the woods kind of there? On the west? You see the driveway?
Yeah.
But
does the property line start at their property?
Buffers are typically along the periphery. So it begins at the property lines. And the copyrights of plan already mandates That attention to the buffer in order to transition from commercial To the r from the com to the res three. In exhibit two dash two.
So if there's seventy
Well Commissioner Mariano
was asked.
No, a a after I'm just trying to get in the line. I'm getting in line. Sorry,
Commissioner Mariano. Commissioner Mariano was after me. Yeah. I don't want to forget about him.
All right.
Thank you, Mr. Chairman. Um I'd like to say I I did meet with the applicant on site and uh I think when everyone else looks at f fifty four commercial, you think commercial all the way through. I thought it was just a rezoning when I met with him as well. I didn't know it was gonna be a land use change. And generally speaking, I think we need we need to do a lot of stuff on zoning and the comp plan. But there's one item here that I can't get past that uh Mr. Pressman is also with Ms. O. T.'s brought it up. is uh and I thought staff did a good job presenting. I mean It had been no counterpres
presentation, but this would have been a slam dunk in my mind. But here's what I can't get past. Policy One point six point four Section B uh paren two On the neighborhood commercial. And uh Commissioner Fitzpatrick actually touched on this and I think he's she's on the money with it. It said, New neighborhood commercial uses shall not be located internally within existing simily single family neighborhoods. This is clearly internal, especially
the second parcel we're trying to change. Um it's right across from the again that gentleman from truth. There's a reason you can't buffer it because it's internal, so you're gonna be limited there anyway. But I haven't seen anyone get past that argument there, so I'd like to ask staff to see what they thought of it 'cause I think it's I I think I think you just I think it just kills the whole um Then going forward. So staff if you'd comment on one point six point four B two, I'd appreciate
it. Uh, Chairman Mariano, thank you, Commissioner Oriano, for that question. Um The
The proposed amendment is predicated on uh policy flu one point six point two, which identifies the location of commercial development noting there that Calm shall be limited to areas adjacent to existing collector and artillery roadway intersections in order to maintain roadway capa road capacity and not set a precedent for further strip development. Um 164 is in detailing neighborhood commercial uses. Um
in this particular future land use policy. Uh it's talking about the commercial uses specifically until you get to point B where it does talk about the application of of COM. to permit small scale neighborhood commercial uses. That's occurring in situations where you're not at Uh the intersections of c uh arterials and collectors. So the the the policy flu that that we're focusing on here is on 162,
which is uh The primary policy used to appropriately locate COM within the comprehensive plan on the future land use map.
All right, so I understand what you're focused on, but I think your focus is missed and I think Mr. Pressman especially brought up the pictures. Showing the gas station would be right next to the neighborhood, right next to the guy who's across the street to true. You can't buffer that guy if you allow this to come in. I want you to focus on section number two that says new neighborhood commercial uses shall not be located internally within existing single family neighborhoods. How do you get past that statement?
So the comprehensive plan has a In some of the policies and in some of the definitions, it identifies what constitutes internal within existing single-family neighborhoods. And uh for instance in the in the case of office, um it has to be between two residential uses, not on the periphery of residential uses. And having roads uh or other physical infrastructure that separates you from uh
single family from directly abutting single family and single family on either side. Uh is a consideration when we're talking about whether the use is internal to a neighborhood or not. In this particular case, um and and and this kind of speaks also to the commer the proliferation of strip commercial. The commercial infill definition uh sort of illustrates what I'm talking about here. Um where the infill site does not set a precedent for further strip commercial development
because either the site is surrounded by existing built commercial development And this is the part. Or the geographic features, including physical infrastructure such as roads adjacent to the site, preclude any extension. And so the idea is that these this physical infrastructure, the roads, the the geographic features, other uses pen or limit the land use.
And therefore it's not Interior or internal to a uh a neighborhood.
Um
I think um There was a suggestion about
Mm-hmm.
And in my mind one of the things that could be worked out Is the protection of the gentleman. Okay, we don't know We don't know what's gonna come here. It's been suggested it might be a gas station. We we don't know and I'm not sure how much we can take that into consideration when we do this. However, um uh the parcel that is to the south I there's two parcels, right? There's one on
the front and then there's one to the Adjacent to it. Um
depending on what they put there could be fined for that house across the street. The devil is in the details of of making sure that gentleman is protected. And They can either Be very sensitive, and I don't know how we require that, but that would be my goal is to require them to be super sensitive on the site plan. Sighting. And potentially maybe they provide him a buffer, which would be an opaque fence and landscaping. And so he be has a gated home, which might be very nice when you're
that um a fenced home in the front, right? Which he may like being so close to fifty four and having everyone come in and out right there. Maybe Uh if they if the attorneys talk or people talk, that can be part of the package, is is that that guy gets protected in that way. That would kind of throw in a hint out there.
Yeah.
Yeah, yeah, because that's that's that needs to be considered. That gentleman.
Yeah. Yeah. Mr. Chairman Mariano. I do wanna I do wanna commend both both the applicant and and the counsel, um Mr. LaRue and Mr. Pressman and the residents, except the one lady, she was a little feisty. But uh Everybody else when it came to the residents, very respectable, we appreciate, very knowledgeable on the on the issues. Um I I think if Ms. Wolhe and um Mr. Lerue and Mr. Pressman, you probably see your you probably I I can't really tell which way the sport's
going this right now. I I would probably Take our suggestion and Commissioner Starkey just I think she agreed with that too to just to maybe see if you guys can meet both council um see if you can come to a a reasonable agreement and bring this back to us. If you can't, you can't. It is what it is. But I think allowing us to give you one more shot um to put your heads together and see if you can come up to a conclusion. Commissioner Mary uh Commissioner O Starkey did make a great Point a second ago, yes, we've heard what could
possibly be there, but this board is not allowed to take that into consideration. We're really not supposed to know what's gonna be there.
Right.
Um So with not actually knowing what's supposed to be there, you know, that's we know it's gonna be calm, but we don't know
what the
actual product is.
Yes.
Yeah.
There's no there's no commitment to what's what's there. Correct. What you can c take into consideration is the uses that The fact that you're having all of these discussions about a particular use that is allowable in this, that's something you can consider in whether or not com is appropriate for this area. Right.
But it can't but if it's not com, it it can't be residential. Well office could be part of response. We can't take away the property rights of the person who owns it.
Office can be comm.
Oh office. Oh office can be com.
Yes. Well but office can be a separate designation through your comprehensive plan.
Yeah, but there's there's other things that could be very there's there's many things that can be appropriate there. It just depends on what it looks like, how it's cited.
Yeah where they'll have
to
Are you guys willing to have that conversation? Ms. Woolhigh. Mr. Press, Mr Laroe.
Commissioner Moore, you know I will always have conversations. Yeah,
I know you will have
Happy to have conversations.
Okay.
I um Ms. Kevin
Ariel.
Can you put those pictures up?
Who Who was that?
Mariano? Well, Ms. Wilheit
says she was.
Okay.
We can't.
All right, Jack.
I I just wanna say if uh we can get the two parties to meet and maybe make something work and bring it back to us, I'm comfortable with that too. I think there's two very professional sides that that are there and I think there's a there's a win out there, but it's not a d not's not an easy one. But if they're willing to meet then I think it'd be a a great opportunity. Mr. President's at the time.
And um I have I have all these pictures I want to show you. Uh Uh here's one, just go through them quickly. Here's a gas station with houses next to it. Here uh what ho where was this one? Uh Oh, this is in Longleaf. This is a daycare n right across the street from houses. So I'm just showing you C2s. Um in within neighborhoods. Um keep going. Um this here's one here. I don't know what that is, but there's houses right there,
all around it. All all four sides. Um all three sides. Keep going. Uh here is a um Walgreens across from this house right here. And next to this house right behind it. So um we have here we have boats, boat and RV storage right across the street from all these houses right here. Another one? Um there's our Department of Health right right there. Is
that is that it? Is that my last picture? Anyway, I just did those real quick. Just going around the county. There's a lot of examples where residential is up to it. I'm a fan of mixed use and putting things near where people don't have to go down on the highway to go get stuff. Um and where you can walk to it and So depending on what goes here, you know, it could be it could be beneficial for the
Pressman is at the microphone. Mr.
Pressman. Why don't we see the boxes?
Yeah. Yeah, I don't know what happened to it.
Can you hear me, sir? Yes, sir.
Yes.
Sharon Honeywell's here. She spoke with Mr. Paul Jello, who's we understand as a contract holder. Mr. Jalo told her his point blank and she's right here to confirm this as she's told me we can that the use was But the use was to be a guest in the station convenience store. The C two uses once you approve com today. Will allow C two and industrial uses on this property. Com is not appropriate for this site. It needs to be the question, Commissioner.
I
mean what specific line is not
appropriate.
Wait a minute.
Okay,
the question that was asked to you are is are you willing
on behalf of your clients to talk with Ms. Mill Hype? If the board continues this matter about what we make this appropriate, if the answer is no to this board, that's fine. But you hear the argue your case, but the public comment is closed.
If we're gonna discuss that, we need to know what the use is going to be.
Okay. That's the co that's the Mr. Pressman, that's the conversation we're suggesting you have. With their council. We remember what Mr. What Mr. Stein no, hold on. What Mr. Steinsteiner said. I'm trying to help you guys here. Uh across the board. Mr. Sander just said we are not supposed to know that it can't come into play with our decision making. We cannot use that. That that that cannot be part of the testimony. That's the fact. So And it's up to you on behalf of your clients to have that conversation and see if you can
find out from council and work through this and then come back to us.
And and I wanna say I'm not so hung up on the use as I am the site plan. The buffering. The aesthetics, the lighting
'Cause for me it's I'm okay. I'm actually I mean I'm okay with I well I don't want light and I mean I don't want it to be a little bit more.
But but I want I want it to fit I mean it needs to fit within the context of that neighborhood. And in that vein, we can't put the
cart before the horse. How do you make a site plan or
Mr. Tressman?
Are you willing to meet with Ms. Willheit? She's willing to have this conversation. We could continue this, or we'll come to a decision now. I can't tell you where which way this board's going to move.
We're willing to meet, but you're putting
the meetings with the
owners, not the applicant, of what the use is. They can't have the cake you need it too.
Trying to assist to come to some reasonable conclusion. Are you guys willing to meet or would you like us to move forward with our decision today?
I can't tell you which way this board's going 'cause I'm looking at I'm not seeing anybody shake their head, yes or no.
Take your shot take your shot or or or at meeting with the appearance.
I'd like to go Mr. Pulsman for a second. Okay.
sure. Uh Thank you. Uh Mr. President, I strongly recommend take the opportunity to meet with them. Otherwise, we vote on it now. We don't know where it's going to go yet. If you take the opportunity to meet look at all your concerns, we don't know what's gonna happen. That'll be between you guys. We can't get into that. But I I strongly recommend you take advantage of that. Let us continue it and then we can have another another meeting another day.
We get around one point two. I hear you, Commissioner. And with that, I I don't think we have a choice but to meet and talk. But I'm gonna say again, as you're putting the onus on the applicant for buffering and site plan elements, you need to put the onus
out for use.
Yeah, I disagree.
Well that would come back to us. We're just giving you guys the opportunity. Okay.
Move to continue.
Um should we save times uh to an unknown date or
I would be like thirty days.
Mr. Terry. We're looking for a date right now to continue that matter.
If if I may. Um
Okay.
The P item P fifty, the Kitty Campus University rezoning, That is continued to April twenty.
Well.
So
Table twenty. Or pass
Well he said not to bring him to the vote. This is an odd duck right here. I don't think I've ever had this in eight years as a commissioner. I
just wanted to
let you know
that that the the right-of-way.
Is that what you're saying?
Mr. Steinsteiner, you said we can't have them at the same meeting. I mean I've never s I've never seen anything like this.
Uh what I said was I can't have you take action on a straight zoning cla classification before the comp plan becomes effective. And if so if the comp plan is gonna be heard Okay.
So motion to continue this to April twentieth. And then the continue the continued to the following month.
P fifty is going to have to be continued. Right. All right. So we'll my motion is to move this to April twentieth. And then y'all have to And then when we get to fifty, we'll have to change the continuing date, I think. To May eighteenth. Yeah. Okay. That's my motion. Second. Second.
Okay, I got a motion and a second. My roll call vote.
District two, Commissioner Oakley. District three, Commissioner Starkey.
Aye.
District four, Commissioner Fitzpatrick.
Sorry, my mic was off.
We heard.
All right, District Five, Commissioner Mariano. Aye. District one, Chairman Oakley.
Aye. Motion passed five zero. To continue April twentieth.
So
they
need
So basically they need to meet prior till April twentieth.
Well they they know that.
Well he seemed a little confused.