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.

1:02:44Okay. Yes sir. We'll move on to P forty seven.

1:02:48Item P forty seven was published in the Tampa Bay Times on January twenty-seventh, twenty twenty-one.

1:03:09Okay.

1:03:17Good afternoon, Commissioner. Amy Heiler with Long Range Planning. Uh item P uh or item 47 is gonna be uh PDD 21-0225. This is the adoption hearing for a small scale comprehensive plan amendment in the name of CPAS 2002 Meadowbrook. And I'll read the ordinance into record. So an ordinance amending the Pasco County Comprehensive Plan, providing for a small-scale comprehensive plan amendment to the future land use maps,

1:03:47map 2-15 and sheet 20, changing from res 3 residential 3 dwelling units per gross acre to Calm 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 effective date.

1:04:08So this item was previously heard at the March 23rd meeting and continued to this public hearing. So we'll go through the PowerPoint again as previously done. So the proposal is to amend the future land use map as previously stated on maps 2-15 and sheet 20 from res 3 to Calm. It is located at the southwest corner of State Road 54 and Meadowbrook Drive. And maps 2-15 and 20 are the maps that are going to be amended. There is a companion rezoning petition to C2

1:04:39commercial as well.

1:04:43So to go into detail, the proposed amendment is consistent with the following uh subair or with the following policies in our comprehensive plan. As you see up there, it's the location for commercial development, transitional land use, and residential buffering. So Just to give you an understanding of what the comprehensive plan is saying. So policy flu 1.6.2, location of commercial development, states that any plan amendment to COM future land use designation shall only be allowed under the following

1:05:13conditions. There are three conditions that allow an amendment to COM commercial. In this case, the three conditions are as follows. Possible locations for calm future land use shall be limited to areas adjacent to existing collector and arterial roadway intersections. So this subject property is located at the intersection of Meadowbrook Drive, which is a county collector, or portions of it is a county collector, as well as State Road 54, which is an FDOT arterial

1:05:43roadway. An intersection, you know. We ended up uh reviewing it with F DOT, getting the definition so we understood intersection. And there are three intersections that follow. Um, at an at-grade connection or crossing of a local road or hate or state highway, um, a conventional at-grade intersection, including three legs, or an area that includes not only physical area where the roadways cross each other. Also, an area upstream or downstream of physical intersection.

1:06:14So in this case, it does meet that qualification as being located at an intersection of an arterial collector roadway. The next uh provision is commercial uses shall not be located in a manner or type that will detract from or limit uh the development of designated TC flu or town. Center flu. The only town center flu located in the county is out by Curly Road to the east of the county. So this does not deter from the existing

1:06:44or any existing town center future land uses. And the proposed development or proposed commercial shall not designate strip commercial. And if you guys recall, the location of this proposed amendment is located at the intersection of Meadowbrook and State Road 54. Along the frontage of State Road 54, there are only a couple parcels that would be inter that would be impacted, two of which are currently residential, one is um uh office and then the other is an existing

1:07:14storage unit. Anything outside of that it will not um be impacted because of an existing uh wetland that can't be developed on. And then transitional land uses. So transitional land uses, we have a table that is set in place that allows us to navigate our future land uses and proposed amendments and ensure that they are transitional or compatible adjacent to each other. If you go to the next slide, please. This is the table exhibit 2-2 transitional land uses. As you can

1:07:44see, the proposed land use being commercial is considered a compatible transitional land use adjacent to residential or existing residentials three future land uses with sensitive site design. And as previously noted, in our meetings before, the applicant has agreed to a deed restriction to uh impose buffering and other other development standards. So this is your locator map that shows that the property is located in the South Market Area Urban

1:08:15Service Area.

1:08:18Uh this is your aerial where it shows the um location being at the southwest corner of Meadowbrook Drive and State Road 54. Here is going to be your existing zoning. As you see, the site is currently zoned AR, one agricultural residential. It is being proposed with a companion C2 zoning district.

1:08:40And the future land use current or the current future land use is REST III, as you see. The proposed future land use would be to calm commercial. And it is, it does meet the locational criteria set forth in policy flu 162. So this is just to give you a little rundown again or a refresher as to what had occurred previously. So at the March 4th public hearing, the local planning agency did find the comprehensive plan consistent or the proposed comprehensive plan amendment consistent

1:09:10with the comprehensive plan. They did also recommend staff to continue the proposed rezoning, which you will hear in a couple days. as well as directed the applicant to draft a deed restriction.

1:09:24And then the BCC action, which was previously made on March or on 323, I'm sorry, that's a typo, or but it should be March 23rd. Staff, they directed staff to continue the item, which is why we're here today. And then on April 1st, we did confirm that the applicant and the development's representation did meet. So I'll let Barbara Will hide.

1:09:49Mm-hmm. And with that, we do recommend that the board find this consistent with a comprehensive plan and uh adopt by roll call vote. I'm happy to answer any questions.

1:10:01Thank you.

1:10:03Yeah, sure. Can you go back to the map that shows the parcels?

1:10:09Or do you want the zoning map or future?

1:10:16That was fun.

1:10:17Mm-hmm.

1:10:18So When we were discussing I was I was concerned about the intrusion of residential I mean commercial into a residential neighborhood. Right. And what I was most concerned with say on the two parcels that are highlighted in color to the right side. The one parcel on 54, I mean that should be commercial all day long. No one's going to build build a residence there. Uh I did meet with the applicant in the uh applicant's attorney uh and they informed me that on the parcel that's right below the

1:10:49one at Butting 54, that's actually a commercial use. It's not the gentleman we thought from true simulation, but it's a parcel that's right there. Um Hearing that, that that dramatically changes my interpretation because I thought if he was right across he was residential. it was a different scenario. knowing that that has been given some type of commercial designation because the person is operating a business out of their home. Uh that to me that changes quite a bit. So um Terry was unaware of it,

1:11:19but him and I had talked about extensively because I really wanted to really delve into that one point that I thought they had made that was super strong. I'm still concerned about the environmental stuff, but looking at that point there, that does uh effect to meet that intrusion argument that we had before.

1:11:36Agree. So just to confirm coming on now, Southeast Interstate. Are we gonna do comments now or are we

1:11:43gonna have

1:11:43Barbara

1:11:44speak? Barbara let's hear from the applicant.

1:11:49Hi, this is Barbara Bell Heights, 6327, Grand Boulevard, New Port Richey Florida. um for the applicant. So In the effort to not be repetitive, because my presentation is a lot like Ms. Heiler's presentation, what we did before was we have a lot of public comments, a lot of receiving files, a lot of read things into the record, a lot of people I think are on WebEx, you have people at kiosk. So I think the most efficient way not to be to repetitive for the staff presentation you just had was to go ahead and let's hear from the public and then we'll um

1:12:19do rebuttal with our presentation.

1:12:22Okay. Mr. Chairman M that's fine if that's what Ms. Will Hyde wants to do, but they're they were directed to I mean it was continued for a reason and we probably should address that reason before the before public comment.

1:12:37Ms. Wellhock we had asked you and the the folks in in that neighborhood to meet and see if y'all could come to agreement. And get back to us. That was the main reason for continuing it. Um It doesn't seem like that's happened. So

1:12:55So we well we have a minor reaching agreement. We did um Mr. Um Pressman put together the folks that were gonna attend from the neighborhood and we did have a WebEx. Um we were not able to reach an agreement. Um ultimately the residents were looking for no commercial uses. Um they were w wanted to wanted office uses and then to discuss what office uses would be um allowed and so we weren't able to reach an agreement. But

1:13:27we have in pursuant to what Commissioner Starkey found very important, which is the actual neighbors, um the neighboring properties, we've been working on it's not really a comp plan issue, so it's not really in our presentation for today, it's in our presentation for Planning Commission on Thursday. But we have been working on bu buffering plans. um to go into deed restrictions. So that's where we're at. We will present that to Planning Commission. Remember this is just the comp plan for you to decide Is this appropriate the

1:13:57current land use in it is uh on the property is residential? Is it appropriate to go to non-residential? If so, you would support the the comm designation that we've applied for. And the rezoning issues are to come back to later and the and Planning Commission is going to be talking about the rezoning on Thursday.

1:14:16And um if you if I may, uh just kind of piggybacking on what Commissioner Mariano just said and w one of the reasons why I wanted them to go back's was because I was concerned about the impact on that lot. to the east of this one, but learning that that um is a business and probably will come in for commercial zoning maybe as well. Um and that Fitti's house or his father's house, I don't recall whose,

1:14:46is is not the one that's across from this that That um puts me uh much more at ease and um although there's the uh still discussion about buffering that property um because the other house Just south of it, uh on the other side of the the canal or the ditch or whatever stream, whatever you wanna call it. Um they have a a a fence already. Um

1:15:17But it made me much more comfortable. and um, you know, all those parcels along fifty-four. Uh of those parcels along fifty four. Barbara, between the storage unit And this corner.

1:15:34Take either off businesses or going to be commercial or businesses, correct? That we know of.

1:15:43That's correct. Two of the three parcels along fifty four are owned by uh a doctor. Um one of them already has PO zoning. Our the property adjacent to the west is owned by a doctor. Um it's a vacant, he's it's not being used for residential. And then there's a parcel in between the doctor's parcels that still be used for residential. And and the one that is

1:16:08apparently still residential um I don't know what's going on there, but if you look at it on Google Earth it looks to me like it's I I don't know, an auto repair uh building or company or uh Something something's going on there that I don't I personally don't think it's zoned for and Maybe we need to look at that. Um it looks like it's already in a some kind of commercial use.

1:16:32All right. Let's hear from the other public. Uh is anybody on WebEx to speak to this item?

1:16:37Yes, Mr Chair, we have um eight people had pre-registered but only four are are logged in. We can take the first one if you would like. I have uh Douglas uh Grant. Mr. Grant, if you could

1:16:55Is your own?

1:16:59Okay.

1:17:01Mr. Grant, can you hear us?

1:17:10I can hear you. Can you hear me now? Great.

1:17:14Um if

1:17:14you could state your name and

1:17:15address for the record and then you may proceed.

1:17:18Yes, and there's a presentation, please. Thank you. Uh that's not it.

1:17:27Uh I have a different presentation, please. Is that top first one?

1:17:34No. Uh Douglas Grant.

1:17:40Thank you. I'm Douglas Grant at [address removed]. Spoke before. Uh, Kitty Campus Company signed a contract to sell two lots to a fuel station developer. A fuel station is one of several C2 land uses that cause groundwater pollution. Consequently, the required Complant Amendment will lead to a groundwater pollution source with the subject partials which are in a community that uses groundwater to drink, wash, and irrigate. Next slide, please.

1:18:11I previously told you why I'm qualified to address this matter, but this time I'll show you what the EPA and DEP say. Next slide.

1:18:21The greatest hazard from a leaking underground storage tank is groundwater contamination. Next slide.

1:18:28There are more than ten thousand petroleum tanks subject to an assessment or remediation in Florida. Next slide.

1:18:37Here's the DEP's map of the sites in Central Florida. It's not whether contamination will happen, but when. Next slide.

1:18:48Here's a map of the hundreds of petroleum restoration sites just in Pasco County. Next slide.

1:18:55There are already three fuel stations within a mile of the Kitty Campus Company lots, with a fourth fuel station under construction at the New Cypress Ranch development one quarter mile to the east. Now the board is contemplating allowing a fifth station in this area and this one will be inside our neighborhood. Next slide.

1:19:16It's important to understand that at the Kitty Campus parcels The fuel tanks will be submerged in groundwater, which is only approximately five feet below land surface. The fuel will impact the adjoining creek and groundwater and the impact of groundwater flows to our wells. There are six wells adjoining the Kitty Campus Company lots. There are nineteen wells within five hundred feet, with many more wells nearby. Next slide.

1:19:44Here's a summary of the county inspection results for the five fuel stations closest to the Kinicampus Company parcels. All have issues that relate to contamination. The shell didn't test overfill protection devices. didn't perform the required integrity testing. The nearby racetrack is only two years old. It has inoperable components that have or can cause a release. No response to a leak alarm. Next slide.

1:20:14The Circle K is only four and a half years old and it has compliance issues related to contamination, including fuel release detection not conducted. Next slide.

1:20:26The seven eleven and the racetrack, the same pollution related issues at every gas station. This station will be no exception. Next slide.

1:20:37The Florida Legislature has already established that the protection of groundwater resources is vital and the protection outweighs any economic burdens. Next slide.

1:20:50The board would not allow the construction of a fuel station at the South Pesco well field. But if the county allows the Complant Amendment and rezoning, then you're allowing the construction of a pollution source right within the Meadowbrook Community Wall Field. When our groundwater is contaminated Ask yourself, how will you explain placing the financial interest of Pitty Campus Company above that?

1:21:14Mr. Ranch, your time's up.

1:21:18The um next um person signed up is Todd Pressman. He was approved for five minutes. Mr. Pressman, if you could state your name and address for the record and then you may proceed.

1:21:31My name is Todd Pressman, tourist of 2nd Avenue South in uh 2nd Avenue, number 451, St. Petersburg, Florida. Before I begin a presentation. Mr. Chairman, it's very difficult to follow some of the comments. So I need to ask, if I may please, a clarification from Mr. Mariano. uh on exactly what he was referring to in terms of other parcels and having business activity, if I may, please. It was very difficult to follow.

1:22:00Okay. Restate that.

1:22:02Okay. On the parcel directly across the lowest parcel that we're looking at. That parcel that we thought was residential. Um it's It's residential but there's a commercial business being run there that has a special uh classification that was done to it where they can do bona fide commercial work there. Um So whereas we th where I thought that was residential before and a the person actually from true simulation we thought was living across uh that I thought was living

1:22:32across the way was not the case. He's actually the partial down on the other side of the canal. In light of that, to me the commercial intrusions already happened beside it. And if that's been approved, it's hard not to approve the one right across the street from it.

1:22:47Okay, sir. And just to further clarify, is that the park what we're referring to across Meadowbrook?

1:22:52Across from Meadowbrook, yes.

1:22:55Okay, I understand. And if I may respond to that, this is new information for us, but I was sent information uh from a resident there that and I'm just being referring what I'm being told that that was a special exception for a real estate office. And that was rescinded when the property was sold. I haven't confirmed that, but that's what I've been told. I don't know the credibility of that, but I think that's important, first of all, because it's a lesser commercial use, it's an office use, which that type of use is acceptable to the residents. And I have an understanding it's been rescinded.

1:23:25So with that, if I may move forward with a presentation, sir. Yes.

1:23:29Go ahead.

1:23:30Okay. Commissioner Starkey brought up a really, really interesting point, and it's it's also tangent to what Commissioner Mariano brought up, which is how the site that's proposed is situated in regard to the neighborhood's residential. And she referred to specific site of McDonald's, a country place. So we started to research this. If we go to the next slide, please. And what you'll see is the McDonalds are country place, and you'll see that it is a single parcel. It is not a parcel that

1:24:00intrudes into the residential. It's built with the commercial along 54 and no intrusion or lots into the subdivision. Next slide please. Again, no interior lot is a part of that McDonald's. Next slide please. If it was, this is what it would look at. This is what it would look like. Next slide please. Now here's today's site. This is the plat. As you can see it involves a site on 54, which is much more commercial oriented, but also involves a a

1:24:30lot that is completely interior to the residential subdivision. Next slide, please.

1:24:37And this is a slide so you can see uh that the intrusion of a heavy commercial, and let's talk about this for a second. The applicant was supposed to come forward for your motion and give you specific uses. That's what staff told me this motion was. The only use specific use we heard from Ms. Wilhite was a gas and convenience store. She referred to taking CT uses and excluding them. We have not seen that. I didn't hear her say that. So the only use that we specifically heard from her as required by your prior motion is what the use would be, and

1:25:07that is gas and convenience. Next slide, please. If that's incorrect, I would ask Barbara to direct that. So I look further to the east at Crestwood, I look for any other type of similar scenario. Of residential close to commercial on 54. And I follow one further down by Crosswave. And same thing, commissioners. The commercial lot is equidistant with all the other commercial lots. There's no lot intruded into the plat or the subdivision, as you can see here. Next slide, please. The

1:25:38next one I found was a carpenter's run to the west. Same thing. The commercial uses all contained along 54. There's no intrusion to the rear neighborhood residential. Next slide, please. Then I found one further to the east of Madison and Rochester. Same thing. You'll see the commercials line up. There's no further use for the residential to the rear. Next slide, please.

1:26:02Seven Springs intersection to the east. Same thing. You'll see the residential is a little bit better buffered, but no commercial lot intrusion. Next slide, please. And our planner told you. That this residential subdivision, next slide please, was was planted in the seventies. So this very brings us a very unique and singular site. That the Platte and residential community have been there a long time before this applicant came forward to try and

1:26:33Present this lot for commercial development. And Comp Policy 1.6.4 is very clear. New neighborhood commercial usage shall not be located internally within existing single-family neighborhoods. As you can clearly see, there's a tremendous distinction between this site and the many others that I found, along fifty-four that are similarly located. Next slide, please.

1:26:57The county shall protect resident uses from the sensory intrusions of adjacent uses. Uh we don't believe it is any way possible that you can buffer or protect this residential new neighborhood when you're intruding into it directly from an intensive one of the most intensive uses you can have, which is a twenty-four hour gas station and convenience store. We believe that's impossible and no form of buffering will be able to do it at this particular location. That's why we didn't agree with the applicant. The applicant is supposed to go forward

1:27:27with the specific uses and I have not heard those. Next slide please.

1:27:32Remember the uses are very intensive that are under the com. Next slide please.

1:27:38And ensure transitional uses. Next slide, please.

1:27:42Next slide please.

1:27:45So we reject the applicant's claim that both parcels, particularly internal, are due for the infrastructure improvements that have been provided on fifty four, they should not be utilized there in the front lot, perhaps yes. But along fifty four or behind it Because this site's singular and as pointed out would be terribly negative negatively affected with lower property values. that it is different than what you see around fifty-four and it should not be approved. Thank you.

1:28:15Okay.

1:28:18Uh you got

1:28:18another.

1:28:19We have uh two more on WebEx. We have Luke L uh Laroe. Larau, thank you.

1:28:30Mr. Leraux, if you could state your name and address for the record.

1:28:36Yes, it's Luke Larode, 2240 Bel Air Road, Clearwater, Florida, 33764. And I also addressed you at the left hearing. I I just want to express my appreciation. Ms. Wilhite was kind enough to meet with a number of the residents of the area and Mr. Prestman and I. And it was at that point that rather than the general descrip the description of a commercial use, it was revealed that this would be a gas station and a convenience store, which was a suspicion that my client certainly had

1:29:06from the get-go. One of the reasons that I have a concern with this, and certainly what's been elicited by the folks that live in that neighborhood is that there were two prior efforts to try to get this property zoned in a more commercial fashion for a significantly less intensive use. Both of which were unsuccessful. And I think that the whole concept of what you're doing here, as far as the fact that the comprehensive plan is supposed to be designed to preserve and enhance the public health and

1:29:36obviously to work with the neighbors, this is a small-scale amendment. So I would respectfully suggest that there has to be some sensitivity to the small-scale impact that this use would have. Yeah. I have to agree with Mr. Pressman. I don't know what buffering would be able to protect those residences in that area that would have to bear the actual impact of a business that would operate either 24 hours or as many convenience stores are open

1:30:07to eleven. It's a real difference than any kind of a real estate office or whatever the other so-called commercial intrusion was. And quite honestly, I I don't know that that there'll be any success either in the comp plan considerations that you have. Or any way to buffer this because when you we frame something in the context of commercial, we all know that that covers a vast expanse of different types of uses that vary greatly in the impact that they have on the properties near them. These

1:30:37residents are terrified that this is going to have a dramatic negative impact on their property values. And it's not so much the NIMBY thing that we all know. Know about this is a very clear and unequivocal impact, especially when it comes to the hours of operation of a place that's going to be noisy. And you can't get away from that. I mean, obviously a gas station, a convenience store is a lot different than a dentist's office, which closes at five or six or whenever. So I think that to just simply say that this is consistent with the plan certainly

1:31:07overlooks those components of those.

1:31:13The transitional aspect of this, this isn't more of a hit in the head than a transition. And I would urge you to reconsider this and either deny it now or when it comes to the planning consideration, demand buffering components of a restrictive covenant that protects these residents from the adverse impact of such a use. Thank you.

1:31:34Thank you.

1:31:37Mr. Chairman's Wanda Neal.

1:31:43Uh good afternoon. Actually uh we had signed up uh my myself and my mother Lily and Oldakowski and my daughter Alexandria Neil um who is eighteen. Um we are all here. We just signed up on one camera. Do we need to sign in? I we had all registered, we were just using the same camera. Do we all need to log in separately?

1:32:02Well. If you're basically gonna say the same thing, it would be better if one of you spoke for the three minutes. Well

1:32:10we actually have a presentation. There's a slide. Thank you. We have a we

1:32:14have

1:32:14a slide presentation. Thank you, sir. Um and I was going to start it, my daughter was going to continue and my mom will finish up if that's okay. Um and it's just the first couple of pages are just showing the um Introduction. My name is Wanda. There is a there's a very loud background noise. Are you guys hearing that as well? Because it's very distracting. Is there a

1:32:37little bit more?

1:32:38Okay. And ma'am,

1:32:39just when everyone when each individual comes up to speak if they could state their name and address for the record and then they can begin. Thank you.

1:32:47Okay, my name is Juan Daniel, [address removed]. If you could fast forward to slide number three. We would like to cover time permitting, a description and comparison of our 50-year-old non-HOA subdivision to others within the area, including traffic environmental issues and a specific issues with specific commercial entities as well as alternative uses slide. Casco County has rapidly gone from a rural to a heavily commercial area. Slide please. Our the county's motto is open spaces vibrant places. A commercial

1:33:17property in front of an agricultural residential neighborhood is not fitting with that motto. We are the only subdivision in this area without space between the main road and homes, as we'll show, and we'll there are no parks or community areas within our borders as other have others have. As you'll see, we are overwatered and underserved. Slide. Um we do have some suggestions on a future use, one or future planning for the area. One for us would be a nice place to for our community to meet, like a park area. Slide. Many

1:33:48of our residents have been here for decades before with rapid expansion. Our subdivisions enjoy spaces between our homes. We're not looking into each other's windows, and we have space for our farm animals and pets as well as enjoying wildlife regularly slide. The next several slides will compare the entrances into Sierra Pines, Meadowbrook, and other neighborhoods. This is the entrance into Sierra Pines. There is a narrow two-lane road. There's a turning lane recently added in the last couple of years with the new traffic light. The remaining roads through Sierra Pines are narrow two-lane roads. Meadowbrook

1:34:19Drive at this point measures 30 to 24 feet, with the additional turning lane makes it 33 to 34 feet for the Pasco. Planner, on in comparison, an average semi is 72 feet, and I do not see how a semi could turn into this and come out on Meadowbrook to be able to make that right hand or left hand turn onto 54. Um And in addition, because the roads are small and curvy, there's no place within Sierra Pines to for a 72-foot truck to turn around. There's winding streets, dead ends, sharp curves, and narrow passages.

1:34:49Slide. The next several slides show the differences. This one is a balantray. It's 124 feet wide. The entrance crosses a three-lane with a median and signage slide. Oakstead is two-sided, two ways and sixty feet slide. And Suncoast is two-sided medium with sign and landscaping. It is a two-way road as well. It's 121 feet. At the last meeting, Ms. Starkey showed pictures of properties with commercial and residential nearby. However, all of those properties had multiple roads, entryways in and out. They were

1:35:19not in residential agricultural subdivisions. They were not in a wetland with flooding issues and were not dependent on well water. While the combination of commercial and residential is appropriate in some areas, it is not appropriate.

1:35:31And Metaplooks, excuse me. Realtors compare properties for appropriate pricing models. We are completely different from the rest of the models. We do not have parked areas, public ponds, walkways, sideways, public streetlights, or bike paths. Sly. Bexley's entrance is similar, as you can see, to the other subdivisions. I don't have the exact width, but I do believe it's the widest in the area slide. Uh there is a comparison sheet that is included, slide. And next several slides, you

1:36:02can go through that. The next several slides starting on page thirteen. Okay, next next speaker.

1:36:09Yeah, next speaker. Okay.

1:36:13Mr Mr. Chairman Mariano. This is Commissioner Oakley before we start the clock. Yeah. The last speaker um mentioned that there's it's hard to hear and there's a lot of rustling. That's almost all I hear is somebody rustling papers. So I highly suggest that if somebody could mute their microphones, whoever's playing Orgami or whatever they're doing because it's really, really left.

1:36:41Okay. We don't hear that at all here.

1:36:45But everybody so I can hear is that means everybody else can hear it. That means they're hearing it at home, that means they're hearing it on WebEx, that means all the all everybody's hearing. Instead of a microphone with somebody speaking, it's rustling a paper.

1:36:56Okay.

1:37:00All right.

1:37:02Next speaker.

1:37:04You

1:37:04know there?

1:37:08Um hi, my name is Alexandria Neal. I'm at um [address removed]. I'm continuing my mother's presentation. Um can we start on slide thirteen, please?

1:37:21Keep going. Next slide. There you go.

1:37:24Okay. So the next two pages still maps with gas stations nearby. A lack of gas stations on the south side of um SR fifty four was mentioned at a previous meeting. Like gas station. A gas station is planned at Ballantrain SR on the south side of the road, 0.4 miles away from the subject property, therefore there will be a gas station on the south side of the road. That will make five gas stations within four miles and three within a half mile. A gas station is not a necessity. Slide.

1:37:50Our racetrack convenience store and gas station is half a mile away. Slide. This is just examples of everything. X seven eleven just opened it, Oakstead. Slide. You go. Okay. And in addition, rain is a huge problem on Meadowbrook Drive as well as many other places throughout the subdivision.

1:38:09That's actually gone. This is the five foot

1:38:11stream. So this is the five foot stream that happens like during flooding season.

1:38:17Which is directly adjacent to the subject property. I can send it back slide, sorry. Um concerned with that would be Um sorry. Yeah, I know, but Seth. Points to consider how will large truck or other vehicles turn in this without ending up in the stream? How will cars navigate? When water is contaminated, where will it go? Because it's just neighborhood. Um the residents directly adjacent or near the property, how will they be protected? Slide.

1:38:48And there's another flood uh or there's another road flooded in Sierra Pines, it goes all around. One slide. And then there's more flooding and debris. The roadway in the top picture is completely overrun and it is also adjoining another waterway. In addition, there are two ponds, including one on our property behind the house where the water overflows. Slide.

1:39:10Can you imagine multiple lost vehicles trying to navigate through this? Slide. Um there are multiple environmental concerns previously shown. Researchers at Johns Hopkins University found that a typical gas station, gas droplets add up to an estimated fifteen hundred liters of gas spilled over a ten-year period, including seven or eight liters of benzene, a carcinogenic component of gasoline. Additionally, there are concerns of toxics in the air for nearby residents and as they're As there is no barrier or space between the property and several residences. Earlier studies have found gas additives in the groundwater

1:39:40in urban areas without a plausible explanation of where it came from. This new research wanna explain it slide. The residents in both in um Sierra Pines and Meadowbrook and nearby communities would prefer that there was nothing to d to see here. And next door next door online poll, they voted overwhelming to leave the sites in their natural states. However, if they had to choose, they'd rather see a garden or a park. There were two hundred and fifty-seven participants in the survey and about three hundred and fifty participants between the survey and um comments, slide.

1:40:11What if what if we could raise public interest and purchase this property, then make it into a community garden or park, teach sustainability, science and hydropolics to children and save property from commercial development? Next business. What if the owner don't

1:40:26Next speaker.

1:40:32We can tell again up the show.

1:40:36That's that's that's the problem with muting the room, is it's Go ahead.

1:40:41Um your time's up on the second speaker, so it's time for your third speaker.

1:40:49That's the that's the problem.

1:40:59Name and address, please.

1:41:02Yes, my name is Livian L. Oldakowski and I live on [address removed].

1:41:15Okay.

1:41:17Uh slide. My mother is hard of hearing, so if you hear me in the background, it's just because she is a little um hard of hearing. You need to get to slide, she's gonna start on slide 24.

1:41:32There you go.

1:41:33So Meadowbrook and Sierra Pines and nearby communities have expressed their concerns regularly to next door traffic and environment. are top concerns safety is another concern. In Meadowbrook a Sierra Pines especially as there is no alternative access to Route fifty four. And the legal drive throughout this division

1:42:04takes about fifteen minutes from uh uh s Route fifty-four Lutz Lake to to Lutz Lake uh Fern Yeah. Uh Sierra Sierra Pines Boulevard. Recently an alligator was spotted in Meadowbrook and Riddlepath Court. And uh for a short time there was a concern of passing through while uh animal control attempted to

1:42:35retrieve the uh uh gauger and uh uh take it to a different spot. Yeah. Property values. The continual growth on the heavily increased traffic on Route fifty four are also valid concerns of all who live in this area. Right.

1:43:02We two residents here choose our home because of the rural feeling and the different with other properties in area. It is unfair to change the rules of the game after the Keep on whistle. Whistle. has blown to start again. This time it's a little bit more than a little bit Jane.

1:43:29This

1:43:29committee.

1:43:32This um this committee is charged with doing what is right for the

1:43:40Communities as a whole. It is clear that uh Only entry to entity. The only entity, I'm sorry. would b benefit from this change is the in the zoning and and this property is the owner of this property and the one benefit would be financial gain for the owner of the property and Probab perhaps does?

1:44:11they support while the residents suffer both uh financially and Hmm.

1:44:19Well how press

1:44:20it. Um sorry, I'm hearing honey.

1:44:28Yeah.

1:44:32Mr. Chairman

1:44:32Okay. Okay. Are the mics on?

1:44:38No, they've been cut off because

1:44:39that's time. All right. Uh Mr. Chair

1:44:41time's up. All right, thank you.

1:44:44There's no one else on WebEx for um this item.

1:44:48Okay.

1:44:48And I do have um emails that were submitted for item P forty seven and I believe they are individuals at the kiosk.

1:44:56Let's go to the kiosks at this time.

1:45:11Please state your name and address for the record.

1:45:15Okay, my name is Sharon Honeywell Johnson, [address removed]. Uh Want to talk about the special exception that the commissioner, the chairman brought up that was adjacent across the street from this property. It was rescinded in 2009. I did send a copy of that to Amy that is with Pasco County last night. It was for the use of be able to use it for a real estate office. No signs were permitted. It was not zone commercial. It was a special exception that

1:45:45has been gone now for 13 years. meters. So there is no business across the street from this property. Also, this pro this property does have two separate parcels. Okay, so you have 0.6 acres that is abutted up to j uh State Route 54. The parcel behind it, it's two separate parcel IDs, two separate taxes that they pay. And then the second parcel is 100% within our neighborhood. It does not abut up to State Route 54. Just because one person owns it.

1:46:15It's till two separate parcels. This p gas station and we know it's gonna be a gas station and you see the floods that the prior uh slides were showing you, those that water is right there. And that will whatever contamination is gonna go into our well. The road there, I would love for the county commissioners to come out there and see really how wide this road is. That this is going to be an exit for this service station as well as an entrance, because they're only allowed one on State Road

1:46:4654. There is accidents at this intersection almost. Every day, multiple times a week, and then we're gonna allow all this activity to go in. Can you imagine being directly across the street from this parcel, not more than 20 feet away and having your children? Because Mark that spoke previously has two kids that you're talking twenty feet away from the front of your property, you're gonna have these big lights and everything that is in there. You're not gonna be able to buffer that when it's 20 feet from your property. This

1:47:16is a residential neighborhood. This does not go in line to what Commissioner Starkey said as far as, you know, like McDonald's and so forth that they everybody else has presented before. Um The adjacent property behind there as well. I mean, you're gonna be able to see all of this. So I am begging the county commission to deny the compliant. We did have conversations with Barbara if they wanted to bring like an office in there and so forth, but not the highest

1:47:46zoning and allow a gas station to come in here when you have another one being built, not even a quarter of a mile. Mile from here, just on the other side of our neighborhood, that's directly across from the Circle K at Ballantray, they're putting in another Circle K gas station. How many gas stations do we need within this area? So I beg the County Commission to please deny the motion, the the Comp plan adoption. Thank you.

1:48:12Thank you for your comments. Next individual.

1:48:17Uh yes, my name's Christy Honeywell. I reside at [address removed]. Um, I just want to address the fact that when um The must not be. the people that were um presenting their case in favor of this gas station seem to have a lot more attention from the commission than our arguments do with you guys. So just wanted to point that out.

1:48:44Thank you. Next individual.

1:48:50My name's Jennifer Robertson. I reside at [address removed]. And I wanted to point out first of all it can see that Meadowbrook is not at grade. allowing that flooding to go across the road. That can get as deep as eighteen inches on the road. So you do have to have a tall vehicle. to be on that road during flooding season. The

1:49:20other thing is the residence that is across the road. It was her residence. When it was a real estate. allowed exception, she saw maybe two or three Um people in a month. Possibly. That also expired in two thousand and nine. that was um not allowed to have any signage, not allowed to have anything like that. Um

1:49:50she was partially retired. Um Also write on behind the where the gas station is, where the uh the next residence is, where the white fence is on some of the pictures. There is a school bus stop there. It has elementary, middle, and high school bus children there. Um There's there's the road is

1:50:20not what I would consider a collector road. I consider a collector road is being collecting different pieces of a neighborhood into one road. to uh like Bexley or like Ballantry. We are one straight residential road. Every single

1:50:47residence after that that entrance is all residential. I I can understand the half an acre being You know, the front half an acre being commercial. The other three that have an address on met on fifty four, uh I can understand those being commercial. And the most logical thing to collect all of those frontage commercials would be an office. If you allow a gas station

1:51:17there, you will mess up your future um commercial options for those other three. So I I disagree with allowing this comp plan to go through. Thank you.

1:51:34Thank you.

1:51:37Yeah.

1:51:38Next individual.

1:51:40Or a continuation. Hi, my name is Amanda Grayson. I live at [address removed]. Um we've been in Meadowbrook Estates for seven years now. Um it's already been pointed out. Well first I want to say that my husband and I are both opposed to this. Uh you'd probably remember my husband, he's the one that addressed y'all as congressmen and congresswoman last time. But he is off working, so he is doing his best to provide for our little family that is growing. We have a third on the way. It's already been pointed out that our community is right off of

1:52:1054, with the first home being less than 100 feet from 54. Ballantray is 0.4 miles to the first home, Bexley is 1.1 miles, Concord Station is half a mile. This is from 54 to the first home in the subdivision. Long Lake Ranch is 0.4 miles and like I said, Meadowbrook Estates is a hundred and a hundred feet from the uh fifty-four to the first home. I would like to point out that last time it was considered the little piece of property that's the drainage ditch was called a canal last time.

1:52:40And it was told that it was 45 feet by Ms. Starkey. Well, according to the Pasco County website, on the property appraisers, it's only 35 feet, which is 10 feet less. And the drainage ditch itself is 18 feet. My husband and I measured it today with a hundred foot measuring tape. So to say that this is a canal is not accurate at all. And you can see that when there's a lot of rain, it does turn into a canal because it goes over our street and it floods everything. Uh you can also,

1:53:10as someone had already mentioned earlier, we don't have any street lights. It is beautiful in our community at night. There's no street lights. We get in our backyard lightning bugs, which my husband and my kids think are the greatest things. And more street lights, this takes it away. That's what's going in next door. at a Cyprus ranch. Um did you also know that there are nine lots on fifty-four within Meadowbrook Estates? So your vote today sets the stage for what's going forward. Let's say that you approve it today. That gives all of the other

1:53:40landowners on 54 within Meadowbrook the opportunity to come to you and ask for a change. We are the second lot off 54 on Riverstone Drive. There's a lot just north of us that's vacant. This will give the opportunity for that person to come in and say, I want to change mine to commercial. And they are right next to uh The Cypress Ranch. And lastly, I'd wanna say that uh it was pointed out last time that You know, it's great to have something like a gas station or convenience store

1:54:11there. Because like your children will be able to stroll up to it. Well, my children are not strolling up there. Miss Starkey, I just wanted to let you know. No, that's not the way that our family works. There's too many, there was a child abduction in Newport Ritchie last week. There's too many hit um hit and runs. There's auto accidents. It is just not appropriate to assume that my family is going to do something like that to pursue your agenda. So I hope that you would just see that all of us are here. There's one person there from the other side. We have had people speak for us. We

1:54:41had a huge group last time. We have positions. We care about our little community and we wish that y'all would Appreciate that.

1:54:52Thank you for your comments. Is there anyone else at the um kiosks?

1:54:59The um last speaker um declined to speak and there is nobody left here at the kiosk for this item. All

1:55:05right, thank you. We have some emails to be read into

1:55:11Yes, Mr. Chairman Mariano. We do. Right. All right, so the first email is from Angela Miller. Uh address is [address removed].

1:55:29Over Our over 50 plus year Meadowbrook subdivision cannot support the type of intrusive commercial development that this proposal would allow. We would agree to a less invasive comp plan instead. New subdivisions along 54 are double lanes, having several entrances and exits. Our neighborhood has only one maintained by the county. It is impossible to add lanes to accommodate the extra traffic flow. And if this business brought considerable traffic and two lanes existing Meadowbrook would have

1:55:59to be changed to only right turn lanes. Emergency vehicles will have restricted access to Meadowbrook to people in emergency situations since passenger vehicles at the light will not be able to get out of the way, putting lives in jeopardy. Also the nearest ER in hospital are to the left, making it a liability for the county if there are only right turn lanes. In Comp Plan amendment. This comp plan amendment allows for the most intrusive types of businesses such as a gas station. Therefore a gas

1:56:29station will be used as my example since the land could easily be sold to one. This land will never be a kitty campus daycare since it is on a major highway and there are already two within blocks and one in the development. There are five gas stations within four miles of our homes. None of these gas stations are just are just feet away from a waterway eventually f um funneling into the Anquote River. Any pollution would cause a natural disaster, polluting every waterway

1:57:00connected. This will be a huge problem to the NMFS, the National Marine Fisheries Service, a federal agency. None of the gas stations along 54 are this close to a subdivision. Fact in quotes: Due to the high crime statistics involving gas stations, Florida has a statute, the Florida Convenience Store Statute, caught a as section eight one two point one seven one which requires convenient store owners and gas station operating between the hours of eleven and six to prevent

1:57:30foreseeable crimes. There is no way to prevent foreseeable crimes. What if this was your home? When there is a vehicle or pedestrian accident or fatality, our Hundred and Fifty Plus Member Coalition will show the grieving family the Commission knew full well This interaction or this intersection would have never been allowed to become even worse via this comp plan amendment and the great increase in traffic it would it will cause. In response to your denial vote, We voters will s

1:58:00will help support you with a less intrusive type of comp plan. If you want the vote for our relatives, friends and coworkers, you will not approve this comp plan.

1:58:13Mm. Next email is from Kevin Miller.

1:58:18Address is [address removed]. I'm not opposed to commercial development. As long as the area can support the traffic it brings, entering and exiting this parcel solely from Meadowbook Drive would bring an enormous amount of traffic. to a roadway that just isn't designed to support that kind of traffic. The intersection would need to be widened, especially on the Meadowbrook side, to accommodate the increased traffic. The only way to accommodate for the traffic that this type of plan would allow without traffic congestion is to remove the

1:58:48left turn lane and make two right turn only lanes existing from Meadowbrook Drive. This would not only be an inconvenience for drivers headed west, but will also put lives in danger as our closest ER in hospitals are. are to the left. When emergencies happen, time is of the essence and with an underdeveloped intersection with increased traffic, this will put lives in jeopardy. Based on the location of the parcel existing into Meadowbrook will only be possible near the traffic light. Just a few cars lined up at the traffic

1:59:19light will prevent cars from exiting the parcel, therefore blocking cars entering Meadowbrook from 54. The data that Beacon Civil Engineer provided to you regarding traffic volumes was during COVID when many people were working from home, is of dubious accuracy and does not account for the dozens of homes, apartments being moved into daily along fifty four, or the snowbirds coming in droves. The annual growth rate of two percent is underestimated. The Comp plan would have to take away Our left turn lane because of the eval

1:59:49the Elevation was performed based on the turn lane warrant criteria indicating that the impact would be so much traffic that they will have to remove our left turn lane, making two right turn lanes. Engineers stated it will operate acceptably. Waiting behind eight cars is considered acceptable. What four way intersection on a state road has a street that only turn that only right turn lanes? All of the gas stations along fifty four have double

2:00:20lanes to enter and exit. Many of my neighbors and myself would support turning this land into a business that would have less traffic, such as an office complex. Please do not approve this comprehensive plan since it would allow for the most intrusive and busy business such as a gas station. The voters living in Meadowbrook Sierra Pines would support Our commissioners with this process if you could support us right now in voting against this comprehensive plan amendment.

2:00:50Next email is from Teresa Muzio. Address is [address removed].

2:01:07Okay.

2:01:11Um regarding the proposed commercial development of the two parcels at the north entrance of Meadowbrook Estates, I'm opposed to this development in addition to the negative impacts this development will have on the community with increased traffic. Loud noise, contamination of groundwater because of spilled gas. Everyone in the community relies on wells for our water pollution. intersection flooding, etc. It will also cause safety rule safety issues for all of the for all of the community. Meadowbrook Estates only has one main road on and off Highway 54, which is

2:01:41Meadowbrook Drive. In the event of a medical emergency, medical personnel as well as individuals in the community need to be able to enter and exit the community quickly and easily, having a direct path to the closest hospital emergency, which is to the left. Allowing more traffic. To enter and exit on Meadowbrook Drive intersection will cause a backup of traffic and make it impossible to quickly enter or exit onto Highway 54. I live in Meadowbrook Estates with my handicapped husband and elderly mother. This safety issue is a risk I

2:02:11do not want to experience. I am sure other citizens in Meadowbrook estates have the same concern. If Pasco County approves this development, how is this safety how is this safety issue going to be addressed? The community must be protected. Safety can only be cannot be overlooked. Please. Make sure this issue is documented and addressed to the com community's satisfaction.

2:02:35Uh the next email is from Terry Grant.

2:02:40Address is [address removed].

2:02:48I believe that misinformation has been used to support Kitty Campus application. My purpose to is to address contradictory or imprecise statements expressed during the board meet during the board's March 23rd meeting. The BCC says that they must consider Kitty Campus property rights, but that's invalid. The parcels were zoned AR one with Kitty Campus per when Kitty Campus purchased them. Kitty Campus seeks the land use changes for their economic advantage. Florida courts have held that the property owner creates Uh creates

2:03:18its own hardship when they knew the zoning when buying property. We know that Kitty Campus entered a contract to sell the property to a fuel station developer. Pasco County staff Say say that the county is supposed to apply the principle of highest use when an applicant fails to satisfy a land use. as is the case with Kitty Campus, and that a gasoline station is the highest use at their at their lots. Therefore, the BCC and Planning Commission should assume that a gas station will be constructed at the two lots.

2:03:49The southernmost of two lots is not at the intersection, so it cannot benefit by being classified as located at a signalized intersection of a highway and collector road. Kitty Campus has not provided results of any studies to that match the circumstances of a fuel station built at a narrow local road within an already established neighborhood whose homeowners depend on groundwater. No matter, it's obvious that traffic will increase substantially and nearby home values will decrease when a fuel station

2:04:19is built on vacant lots next to residences. Few people seek to live next to a significant source of pollution when a home is served by well water. The board only acknowledges two homes next to the lots, but there are six homes next door. A board member showed aerials that proposed. uh purportedly illustrated situations like the applicant's proposal, but they were dissimilar. One aerial set was said to be an operating gas station, but it is abandoned. In fact there are no

2:04:50signalized intersections on State Road 54 with a fuel station and homes immediately adjoining the fuel station. But even if the app scan can't demonstrate that a fuel station, a pollution source, was constructed at an established neighborhood that depends on groundwater, then a prior injustice doesn't justify another. The board did not acknowledge the critical groundwater quality issue. And when the Board summarized our complaints, they categorized them as perceived, not reality, insulting insinuating that our concerns are not legitimate.

2:05:21But in a profound contradiction, a board member relied on their own false perceptions, declaring that Meadowbrook Estates has very wide streets. We measured the streets in Meadowbrook Estates and Sierra Pines, and they are narrower than any nearby neighborhood. The board and applicant rely on the county place development in McDonald's as a precedent, but it's completely different. County country place is further from 54 and their entrance road is much wider. Commercial development preceded the McDonald's. A gas station typically draws greater traffic volume and a

2:05:51McDonald's doesn't cause groundwater pollution.

2:05:57The applicant falsely asserted that there are no other commercial uses at the signalized intersection. Was that three minutes? Okay, thank you.

2:06:08All right. The next email is from Melinda Grantham Holmes. Address is [address removed].

2:06:20My name is Melinda Grantham Holmes. I'm a law lifelong resident of the Lutzland Lakes area. I have owned my property in Meadowbrook Estates since two thousand. I enjoy the feeling of living in a more rural area with shopping, restaurants, and amenities close by. I have seen and understand the growth of my area, but I am deeply concerned the change in zoning of the property located on the southwest corner of State Road 54 and Murderbrook Road. The need for the traffic light at the intersection of fifty-four and Ritterbrook was brought on by a number of traffic

2:06:50accidents when drivers attempting Crossing the multi-lane highway. I do not agree with the argument the stoplight provides for adequate and entry and exit if the proposed change of zoning allows for retail, i.e. fuel station, convenience store, or car wash. In addition to increased traffic, I suspect there will be an increase in crime in our neighborhood. There is no buffer between the property for rezoning and our neighborhood. as with nearby communities. As mentioned in the review of said proposal, my property value

2:07:20will be negatively impacted if the zoning is changed and commercial development is allowed to be placed within a designated development or neighborhood. I'm asking the Board of Commissioners to deny this request and denote the lots in question be safe, be left residential agriculture for the foreseeable future.

2:07:41The next email is from Beverly Camp.

2:07:46Address is [address removed]. I'm writing this letter as I am not able to attend the meeting in person due to work commitments that I must keep. I am concerned with the proposal to again attempt to turn the lane used. at State Road 54 and Meadowbrook to Drive to C two. My family has resided in Meadowbrook Estate since nineteen ninety two and I live not far from the entrance at the neighborhood. If the property is changed to C two I am concerned being the parent of a

2:08:16young school aged child That there is no sidewalks in our community and that adding something to the property at State Road 54 and Middlebrook Drive would create more traffic that would put my child in danger. I'm concerned that this is the only viable and quickest entrance exit for my family from the neighborhood. God forbid an emergency should arise. And I'm concerned that my child's bus stop is just down the street from this property. Traffic in this area, due to it being an exit. for the property at

2:08:46the corner to return to State Road 54. Meadowbrook Estates is not a master plan community. Like all the others along fifty State Road 54, and the homes do not sit back from the entrance of the neighborhood like the others. I would love to have peace of mind that when my child is out and about in our community, that he is safe from additional traffic from non-residents. I have heard repeat uh reputedly that the proposed land buyers plan to buy a gas station on the property, which also concerns me as

2:09:17All the neighborhood use uses wells to obtain water for their homes, including drinking water. Thank you for your time to allow me to express my concerns.

2:09:27And This is the last email that I have to read for item P forty seven. It's from Linda Shellack.

2:09:38Mm-hmm.

2:09:40Her address is [address removed].

2:09:51Okay. Um it looks like she's sent an email and then corrected it so I'll read the original email.

2:09:58First.

2:10:03Okay.

2:10:05I have been a resident in the Meadowbrook Estate subdivision since 1980. I object to the comprehensive plan use plan change for this parcel from Res 3 to commercial. This change would allow heavy commercial uses such as a gas station, car wash, Vehicle repair garage. uh dry cleaners and many other heavy commercial businesses. The intended use of this parcel is a gas station confirmed by Christina Acosta in the planning department who had a copy of this sales contract which is conditioned upon the property owner Kitty Campus University Inc. achieving

2:10:35a comprehensive plan amendment to commercial and rezoning to C2. This parcel is the very first and second residential lots in the entrance to Meadowbrook Estate subdivision. There's not a long road between State Road 54 and the first house. or entrance to the home, like Ballantray or Bexley, where they have a long road between the commercial corner at fifty-four and the entrance to any home. In this case, there is a house directly across the street to the east, a house directly to the west, and a house directly to the south of

2:11:05the parcel. There is insufficient footage along State Road 54 to accommodate an entrance and an exit on State Road 54. So any business would have to exit directly into Meadowbrook Drive into the residential neighborhood. Environmental issues. All homes in Metalbrook Estates are on wells, allowing any commercial use, particularly as gas stations or dry cleaners known for leakage and Environmental contamination could contaminate many, if not all, of the residents drinking water with carcinogens. This

2:11:36could also make their homes worthless. Safety issues. There is a school bus stop just a half block away from this parcel, which could make it very dangerous for children. Traffic concerns. There is already a traffic problem at this intersection with residents of Meadowbrook Estates and Sierra Pine Subdivision. to the south. Total of four hundred and thirty five plus or minus homes. Plus school buses trying to exit onto State Road fifty four. The traffic backs up at the light because Meadowbrook Drive into Meadowbrook Estates is one lane in and one lane out with a very short

2:12:06left turn lane. Traffic from and commercial butt businesses will only make the problem worse. A traffic study contained by obtained by the applicant or the purchaser estimated that 2,400 vehicles per day could exit onto Meadow Brick Drive into the residential neighborhood. This could mean dump trucks, semi-trucks, delivery trucks, tanker trucks, and many other types of vehicles. Miscellaneous. The property owner's Kitty Campus University Inc. has already been turned down twice. for rezoning the property to see two commercial because of the amount of traffic into a residential

2:12:36neighborhood. While it may be inevitable that the lots facing State Road 54 in Meadowbrook estates, including this parcel, could be changed to some type of commercial status. I hope that the change would not allow for heavy commercial business. A professional office would be much more suitable for this parcel due to its proximity to the residential neighborhood. I ask that the commissioners please vote not to approve the requested change.

2:12:59Then she says I wanted to correct uh some information that was included on the attached letter to be read at the four twenty twenty-one Board of County Commissioners.

2:13:11That's it. Time is up on that one. I have no further emails to read on the record for item P forty seven.

2:13:19Okay.

2:13:24Um Ms. Wilhout?

2:13:31Yes, Commissioner, thank you.

2:13:33I'm

2:13:33gonna start with having Mike Mike Razor, our transportation consultant, speak to he's been on listening to all the public comments, and I'm gonna have him do a presentation to you to uh to um answer some of the questions raised.

2:13:47Okay.

2:13:49Uh good afternoon. Um My name is Mike Razor with Razor Transportation Consulting. I am a Florida registered professional engineer with a specialization in traffic and transportation. Today's hearing is regarding the Complant in Land Use, which requires a transportation needs assessment for the code, where that study was prepared by my office dated October 27th, 2020, and approved by staff on January 20th, 2021. That study looked at the collector and arterial

2:14:20roadways. In the vicinity of the project, specifically State Road 54 and the segment of Meadowbrook Road north of 54, that is the collector roadway, both were identified to operate at level service C with and without the comprehensive plan amendment. We also prepared a time-in-phase in analysis, which is to accompany the Euclidean rezone application for the C2 zoning. which is not the subject of today, but I did prepare that and have additional information that may help

2:14:50in today's hearing. Given that the rezone is Euclidean, it does not include a specific site plan, specific land use, or specific access. So that study relied upon the Land Development Code reasonable yield calculation, which resulted in just under thirty thousand square feet of commercial land use, which that re reasonable yield calculation does tend to trend worst case. Um the study assumed one potential reasonable

2:15:20access uh scenario, which consisted of a write-in from State Road 54. and um full access to Meadowbrook, which provides for a worst case scenario in regard to Meadowbrook as and its intersection with State Road fifty four as all exiting traffic would have been sent to to Meadowbrook for this scenario. And I I do note that specific access would be worked out during site plan permitting. as would other items such as site distance, the grade

2:15:50of the connection, and other similar items. And we would be coordinating that with DOT as we would be seeking a connection from Saber 64 in addition to the Meadow Growth. The findings of that study indicate indicated that the signalized intersection of 54 and Mobrook will continue to operate acceptably in regard to and specifically the county's transportation performance standard pursuant to land and development code. The traffic counts that were used in that study were adjusted

2:16:21to reflect COVID-19 and atypical traffic volumes per simplicity to DOT criteria. Meadowbrook Drive south of State Road 54 was reconstructed and improved by FDOT in 2016 as part of its improvements to State Road 54, including in the six-lane widening and signalization at Meadowbrook. Those limits. Or from State Road fifty four. southward to the creek along the project tonnage at a distance of about three hundred and fifty

2:16:51feet. Up within that segment, the lanes are 12 foot in width. There's a 60 foot ride of way. And at the intersection with 54, there are three lanes. So there's 36 feet of pavement in that area. And as those lanes converge back to the two-lane section, 24 feet. Uh we have reviewed that segment of road as that would be the segment that any traffic from this project would would use other than perhaps folks that live in the neighborhood returning home. Um and we

2:17:22had found that the roadway conditions meet the county roadway standards in consideration of substandard road criteria. Um Also uh there was a brief discussion about potential neighborhood intrusion and whatnot. And I I find that highly unlikely to occur given the orientation of the site, the You shed the state road fifty-four. Um And that concludes my presentation. And

2:17:52of course I'll be happy to answer any traffic questions that you guys may have. Thank you very much.

2:17:58Thank you. Thank you.

2:18:00Thank you, Mike. Daph, do you have my PowerPoint?

2:18:10So Commissioner Oakley again, Mr. Preston had just asked for me to address you know, what was discussed during our meeting. And I've always been very receptive to discussing anything related to the um deed restriction that I've been working on. and absolutely would go through uses and discuss those. Um however, what stops the conversation is I've been very transparent that a potential permitted use of this property is

2:18:40convenient store with gas pumps and that stops the conversation. The other non starter with Mr. Pressman and his team was not starting at office and then and then pulling uses out of office. So, um 'cause w our rezoning application is the C two. So Next page?

2:19:01Next slide, excuse me. So as you've been has it's been explained to you that this property is located in your South Market urban concentration area. It fronts on fifty four, a six-line Arturo Highway. We're located at Signalize Intersection and there are no other commercial uses at the Signalized Intersection. Commercial use has a very specific definition. And so when I say there's no more commercial uses, there are not. The Northeast there are some professional office uses. and underutilization of the counties and FDST investment and infrastructure at this location

2:19:32by not having any commercial uses. It may lead to more unsignalized intersections being signalized if we don't locate our commercial uses at already signalized intersections. Next slide.

2:19:46Property is currently zoned AR1. The purpose of the AR1 district, as you can see, is to curtail urban development in areas which lack facilities until such time as those facilities are available. So conditions have changed and all facilities are at this location. Next slide.

2:20:08The comprehensive plan, your comprehensive plan specifically directs where you want to see calm land uses. And this um application applies with that. The board has said this is where we want to see commercial land uses. They want to see them at intersections. The this is The subject property is adjacent to an existing collector and arterial intersection. Your staff has gone through that with you and explained that that is the case here. Um the other two policies D and C staff has gone over as well.

2:20:39And per policy flu 1.6.2 subject property is the location for C two commercial uses. There has been A discussion of policy 1.6.4 that talks about new commercial uses should not be located internally within single family neighborhoods. A couple things there. One, that policy is written for when you don't comply with 1.6.2. And and the second one is that it talks about internally. I can tell you I had a hand in drafting that condition and

2:21:09the thoughts of what that meant was internal and not edge. This is an edge condition and a changing edge because of the signalization and because of Of the development that you see on fifty four and the type of road that fifty four is. the example that comes to my mind when when that policy was written internal was if you think about Regency Park Boulevard. At Glenmore there's an internal commercial piece there. And that was the thought was that if if you weren't complying with one point six point two and the

2:21:39board was trying to give direction where they wanted to see, so you're not at a signalized intersection on State Road fifty four, the board was trying to give direction their comp plans to where they'd want to see commercial uses and so that they did not want to see them replicating what was what happened on Regency Park Boulevard. Although, interestingly enough Mutterum now comes along and and you have a c ordinance that that wants to see internal um commercial uses in neighborhoods. So So

2:22:09we we are not in in violation of one point six point four. Next slide.

2:22:17You've heard about transitional um land uses and the policies in your comp plan regarding that. Uh you can look at COM is a compatible transitional land use through compliance with your LDC requirements and the proposed ED restriction, which It keeps getting stricter and stricter as I continue to work on it. We're not presenting the deed restriction to you all today because we're here at the comp plan hearing. Your decision today is whether Res 3 is your vision for this property is going to be residential or non-residential. So

2:22:48our application is to commercial, which is a non-residential category. So we've not brought forward the rezoning discussion. that Planning Commission is going to have on Thursday and then it'll be back before you in May. But we'll continue to work on those deed restrictions and the buffering and and the like. You implement your comp plan through your land development code and The the policy one point four point four is implemented by your L D C requirements for buffering, building height,

2:23:18lighting, on site parking, stacking, loading, refuge storage, trees, landscaping. Drainage. as well as um groundwater quality, all those things are are in there. We are looking at um whether there's an additional um we can exceed the standards for drainage instead of we're looking at storm events greater than the twenty five year, twenty four uh twenty four hour event. which would be what the requirement is for the development

2:23:48of this property. But if we can exceed it and provide a benefit or potential benefit to the community, we are looking at doing that. Again, not really a compliment discussion, a discussion Um more better had at the time of zoning. Next slide.

2:24:05This is the example that was given at Country Place and that example was given for a couple of reasons. One to show that commercial uses can be um coexist with residential uses and I think that example was given because those residents were very concerned about how the traffic from the McDonald's Um which is a high traffic generator, wood interact with their traffic on Country Place Boulevard. And I've been to that McDonald's at all times and they interact and coexist very well. So I think that's was mostly the

2:24:35reason why that was discussed. Next slide.

2:24:40It's the same picture of that same that's just the country place that's behind um that McDonald's. Next slide.

2:24:51So so I wanna give you this perspective. Can you hear me, Commissioner?

2:24:55Yes.

2:24:57We hear you.

2:24:58Can you still hear me? Yeah. I had I had been granted extra time so I wanted to make sure that my mic wasn't cut off. So this is a picture that you don't see, um I haven't seen maybe. This is what it actually looks like at the intersection of Meadowbrook and State Road 54. I could even go back further. This parcel, the subject parcel has trees on it that will be removed with any development of the property. Um and so there is a four-story apartment complex directly at this intersection that's visible from from

2:25:28and will be visible whenever trees are removed from some of those neighboring parcels. Next slide.

2:25:37Wanted to have a picture of whether you rec whether you call it a creek or a ditch, I think I've no reason to dispute the the neighbor who said that it's thirty-five feet of county property and most days an eighteen foot wide um piece of eighteen foot wide water body. No reason to just use that. but it also is a separation in and of itself. So what you see there on the on that picture is you see

2:26:05You see um a fence, that's Mr. Collins property to the south. He's he is fenced. We intend to buffer on our side as well. So we'll be buffering with a solid masonry wall, then the county property, and then Mr. Collins fence. Next slide.

2:26:24This is a slide that I think the commissioners have already had up talking about what's going on with with the adjacent properties. Um there's been discussion of the special exception that was previously previously f Adopted by the Planning Commission finding that a business was an appropriate use. for the property directly to the east. Um And we talked about the properties to the west. As here, [address removed] and [address removed] are both own owned by a doctor. [address removed] is already P O one two. Um

2:26:55so that just gives you the same discussion about about um what's going on. Um and you can see in that picture to the north, you can see the the fourth story building. Next slide.

2:27:04You've gotten uh your twelve minutes are up. So if you could close.

2:27:08Okay.

2:27:09Okay.

2:27:10Sir? Next slide.

2:27:16This is an opinion of value. Um you've seen it before. I showed it the last at at the last one talking about how the the three adjacent properties are already located so close to State Road uh 54 and to these unmaintained vacant parcels um that their professional opinion is that it wouldn't affect in their property values. And for the community as a whole, it's it is common to have a non res uh non residential commercial use. at um at the intersection, at the entrance to a subdivision,

2:27:46um, so that also wouldn't create um a decrease in value. With that, I thank you for your time and uh Would ask you that you support the Comp Plan Amendment. This is step one, which is the adoption of the Comp Plan Amendment. We still have to have a rezoning commission. Planning Commission recommended that you do adopt. the the um the comp plan amendments they have not made a recommendation to you on the zoning yet um so we'd ask that you Make a decision on the comp plan and then w we'll go to Planning Commission and continue on with the process on the rezoning.

2:28:16Okay. Thank you for thank you for your presentation. All right, board. Discussion or questions?

2:28:26We'll have some questions.

2:28:30I don't you know have the whole process memorized. So uh on something like this would uh timing and phasing, you know, the a traffic analysis be required? at the zoning or does it happen here at the complan level? And here comes Terry Pitos. Just uh

2:28:49kind of weigh in on what kind of traffic would be here.

2:28:52Uh Nictorios Pitos Planning and Development. Uh timing and phasing is usually usually an anal a transportation planning analysis done at the zoning level. At the comprehensive plan level, a transportation needs assessment is conducted typically.

2:29:07So if um if so different uses would be So how d how does just for everybody's edification, how does that affect uses on this property? In a rez in a rezoning.

2:29:25Yeah.

2:29:27The traffic study is going to identify the type of trip generation that's occurring and what's coming and going from the site generally and what kind of impact it places on the on the local street network, the local road network.

2:29:41So if certain Um you says were too much, then that kind of um use would not be allowed? I mean that's where that study happens, not h at this point, right?

2:29:54Well the timing and phasing would identify what would be needed to mitigate the impact to the local network.

2:29:59And and then then someone has to say whether those kind of impacts are even are allowed or not and therefore a use could be allowed or disallowed. if the impacts couldn't be.

2:30:12Yes, but typically when they do those types of analyses, um it's the most intensive use is utilized

2:30:22the the maximum amount of impact that a commercial property could have on the local road network. So that if something comes in lower, we know that it's beneath that maximum threshold and so it would work.

2:30:35So this is not where something is decided because of traffic?

2:30:39Mr. Chairman Mariano.

2:30:41Right? I mean that comes in a zoning hearing.

2:30:43Yes. Okay in a zoning hearing.

2:30:44This is just is a a commercial use appropriate. for this kind of property At a signalized intersection on State Road 54.

2:30:56Right, this is con a consideration of a land use.

2:30:59And the Planning Commission said it was, and our staff is recommending that it is.

2:31:05Consistent with the comprehensive plan.

2:31:07Consistent with what our plan is. Correct. And then um certain conditions and requirements depending on what comes in are applied later.

2:31:20Yes. Right. We don't apply we don't necessarily apply conditions outright at the comprehensive plan level. the condition usually at the comprehensive plan level, the comprehensive plan itself includes various provisions that we have to then implement as we move down into the deeper parts of the process.

2:31:38Aye. Thank you. Mr. Chairman Mariano. Thank you. Um so did Mike Razor already do an analysis because that would tell us the current trips and then how many trips would increase or with the gas station compared to how many trips would be happening if it was an office building?

2:31:59I I think I would defer that question to the traffic engineer.

2:32:03Mr. Razor, I I believe testified that testified that it w that his analysis was done on thirty thousand square feet of retail. Uh Uh We should have that study.

2:32:18We we do. Uh well it would be part of the zoning case and not necessarily part of the comprehensive plan case.

2:32:25Do we have the current trip?

2:32:28Numbers and then what it would be if there was a gas station or whatever else they would have.

2:32:36But the traffic engineer is online. He'd probably be able to pr to provide that answer more faster than us. Okay. While they reset while you're going to be able to do

2:32:44Mr. Razor is here.

2:32:48Yeah, hello. Uh again, it's Mike Razor for the record. Um For the zoning case, we did already prepare the timing and phase and analysis, and as I had mentioned in my prior testimony, because that zoning case is Euclidean rather than an MPU D It doesn't cite specific uses. So the way the land development code 901.12 handles that there's a term called reasonable yield. And

2:33:19so the traffic study is based upon a calculation of generally a worst a worst case scenario for for a particular parcel, which takes into account the acreage of that parcel, the maximum area ratio, and there's some calculations associated with that. So In this particular time in phased analysis, again for the Euclidean rezone application. the square footage that was assumed based on the county's

2:33:49reasonable yield calculation methodology is twenty seven thousand two hundred and eighty Square feet. And that results in the generation of approximately 2,500 daily trips, 2,484. to be precise. Um our Study takes that volume and adds it to the background traffic condition, which consists of existing traffic counts, factored for seasonality, factored for COVID, factored

2:34:19for growth, adds traffic generated by that 27,000 and change commercial site for the analysis. And as I'd mentioned previously, the results of that analysis identified acceptable operating conditions. in cons in specific consideration of the the length of the level of service transportation performance standards within the code.

2:34:45So there's currently twenty seven thousand two hundred and eighty trips, and then you're saying the gas station would yield another two thousand four hundred and eighty four?

2:34:55the existing trips in that particular study. would be zero in the in the in the sense that that you're referencing uh the trips. We start again the this particular study looks at existing traffic that's on the road and at the intersection factored with or several different items, COVID-19, seasonality and background growth and then adds the trips estimated to be generated by that twenty seven thousand two hundred and

2:35:25eighty square feet of of commercial. where those daily trips are two thousand four hundred and eighty four and during peak hours it's either ab just above or just below two hundred depending on which peak hour you're referring to.

2:35:38So what are the current trips going on fifty four in Meadowbrook right now?

2:35:44Um at that intersection, existing traffic volumes. identify

2:35:52It's an intersection, so there's twelve different movements. Was there s was there a particular traffic volume that you were interested in hearing or would you like me to just go around the intersection or what what would you like what information would you like?

2:36:04The ones that are gonna go closest to Meadowbrook.

2:36:09Okay, so we'll we'll we'll go with the the the PM peak hour. That looks like it's the worst case. We have currently 48 right turns from 54 to Meadowbrook Drive, 49 left turns from 54 to Meadowbrook Drive, and 12 turns through movements from Meadowbrook north of fifty four to south of fifty four. And in the opposite direction, accessing 54 or crossing 54, you would have

2:36:3927 left turns, two through movements, and 51 right turns.

2:36:46during the AM peak hour. We would have currently there are 13 right turns from 54 onto Meadowbrook Drive, 21 left turns onto Meadowbrook Drive, and there were no vehicles heading south through the intersection. In the northbound, again approaching 54, there were 33 lefts for Meadowbrook Drive onto 54 for through movements and 45 right turns. Those are the existing factor

2:37:17traffic volumes.

2:37:19And what do they think what is the estimated trips if there is a gas station there?

2:37:27Well, again, we don't have information specific to a gas station because it's a Euclidean application. So again, this study relies upon the code reasonable calculation.

2:37:40Mike, if I can if I can help you. I think the I think what what you need to answer for the Commissioner is the analysis you i if true The analysis you did is worse than if a gas station was there. You That twenty seven hundred square feet is More transportation impact than you would expect at a gas station, correct?

2:38:08And it it it that is a That is a difficult question to answer because it depends on the type of gas station on this particular site. With this acreage and square footage, I don't know what size gas station we would be able to construct. Again, there's no site plan associated with this.

2:38:29Okay.

2:38:29So And that's that's why the reasonable yield calculation takes into account the size of the site. So if we were talking about a typical 7-Eleven type site, I would based on my experience, I don't have this information in front of me, but in general, based on my experience, I would say that this would be a worst-case scenario compared to that. But when you come towards a a Wawa or a racetrack type situation. it it would be either uh those may generate more trips. Um or or

2:38:59about the same. Again, I don't have the information in front of me to to to to make the th those those particular statements with uh With one hundred percent accuracy, but I will also say to make it even more um of a Not a straightforward type of comparison when you're dealing with gas station sites, you have traffic that will operate in a certain pattern where most vehicles will end up making right turns. So it does have different traffic implications. So you for this particular site and why it's specifically

2:39:29on the south side of the road, we had heard there are several other gas stations in the area, but there's none other on the south side because you get closer to Collier, several several

2:39:40Yeah. Um these gas stations are set up for convenience and most of the trips occur through right turns from fifty-four back right turn ultimately back onto fifty-four, whether that's direct or through um Through through Meadowbrook. So these items are all typically handled at the uh site plan permitting stage, much further on down the road. Um for Euclidean zoning, we look at uh code code uh demanded

2:40:10level of traffic which gets readdressed at the time of site plan permitting through the county access management regulations where we look at the very specific trips, the very specific impacts, and the very specific mitigation.

2:40:27Yeah, that's gonna be my question, that's like Mr. Chairman Mariano. Yes. Ms. Darkey. And thank you. I know you didn't have to go into all that traffic stuff at the comp plan hearing, but uh we appreciate hearing it. Um the uh Concerns about The environment I note that the parks and natural resources had no environmental concerns, but Um You know, how when do those kind of things, uh, Terry, get addressed? I

2:40:57mean obviously the county is concerned that people have clean drinking water and does s is there some assessment about the possibilities and are we la uh you know how does that happen? Just

2:41:14so every comprehensive plan amendment that comes in gets circulated to other departments and agencies for them to comment on. At the comprehensive plan level, we're talking about the calm land use. Um but when we start going deeper into the reviews down to zoning um and then furthermore down into the site plan review, circulations are still happening uh within the Um within the organization. Uh just technically. As you get to the site plan level and you identify what

2:41:44the site plan is actually going to be. Whether it's a retail uh strip mall or a gas station or whatever else might be in a C two zoning district. Um at that point there would there would be a circulation and comments would be collected. where the different agencies would identify what issues there might be on the site plan that have to be addressed.

2:42:07So um You know, w we don't ru typically I'm not R I don't recall ever hearing about A gas station leaking gas into someone's wells?

2:42:23I've been here thirty years. I don't know, I I haven't heard it uh heard about it. Um, but I would imagine that they have safeguards that they have to put in place and that there are requirements for safety with gas stations. Um that will be discussed at some point so people's fears can be East. If one comes in here?

2:42:46I've got um Mr. Morrill wanted to speak. Okay.

2:42:52Hey, thanks. Thanks Mr. Chairman

2:42:53Mariano.

2:42:57And I'm I'm getting a qu question on the gas station. So

2:42:59I just wanted to clarify because it's not my wheelhouse per se, but Um The Land Development Code is gonna set up what's gonna happen horizontally. The building code's gonna look at what's going on vertically. up and vertically down. So the building code is going to have all of those types of safeguards for the different types of uses that are Constructed in the county.

2:43:20Okay, so we may have safeguards that a gas station storage tank can't be so near. Right. And

2:43:28there are industry standards.

2:43:30There are industry standards. Okay, so that will be addressed.

2:43:33Yes. Okay.

2:43:34If they put a station there that'd be addressed.

2:43:38That would be regulated by state law. It

2:43:39wouldn't

2:43:40be your code.

2:43:41Yeah, it wouldn't be us, it would be the state. All right.

2:43:48Thank you, Mr. Chairman. Um just a quick question. This was mentioned a couple times that

2:43:57Kitty King if if I'm not if I'm not correct the name of it had been denied um previously um Or a complaint amendment. Is is there any truth to that? Or actually got that from rest to command? Was there any truth to that? Why would that be if it was? The history on that.

2:44:20Sure, Denise Hernandez Planning and Development. So uh Kitty Campus University, it was the name of the um the proposed. uh daycare at that location. So that Um outfit applied for a special exception in 2011 and that was denied by the Planning Commission. And uh they also subsequently applied for the same special exception. uh less than six months later in 2011 in December and that was denied. So that part

2:44:50is accurate.

2:44:53But

2:44:53it's not a comprehensive plan amendment. It was a special exception. And um to And and I believe that that could be addressed at the Com plan or the rezoning, but the location, it's now a signalized intersection. A lot of things have changed there since then.

2:45:09Okay. Mr. Moore.

2:45:10Okay. Thank you. Okay. I was I was just curious because I heard that and I that was the first I've heard of I saw that an email that came through I think a day or so ago. And then it was mentioned today as well. Um so that was a daycare. I you know, listen, I'll be honest with you. I've gone back and forth on this thing, I can't tell you how many times. Um I did have the opportunity to meet with the um applicants instead of meeting with me yesterday and I appreciate that. I appreciate Uh obviously um Miss Wilhite and Mr Jallow. He and I I

2:45:40will say, you know, Mr. Jallow does um I've seen his products in the past and what he puts out there and he's he's a you know, he puts out a good product and he's a he's a he's a good businessman and and obviously wants to do with the community and I feel that, you know, generally do. But I do have concerns and I'll be honest with you. You know, I've I I've I've been flipping back and forth during this public hearing as I said it here. Um I'm really, really cons it was mentioned about this parcel being exterior and not internal to the community.

2:46:11Which I can see. We know we're on fifty four frontage. But what keeps getting me is directly eat Is this home directly east? Obviously there's one south and one southeast to this parcel across the metaphor graph. This is what you got. Is that when I think about exterior, I don't think about this a commercial product being directly across from another home. And I'm just being honest

2:46:42and just giving my opinion. If you give that house away to me and I wouldn't live with it if there's a d uh extent uh intensive use. I I wouldn't. I wouldn't buy it. if I was gonna buy a home. Yeah, I wouldn't buy it. You could I would actually just wouldn't live there. Um if you got kids and in the in the traffic coming in and out. So that's highly, highly concerning to me. Um Yeah, I understand it's on fifty four frontage. I tell you what, if those if those houses weren't across the

2:47:12street, which makes me feel like it's more internal to the community since it is, or the southeast, I would have no problem. But right now Yeah, I'm I'm wavering against this right now. I mean I really I really am. I mean just be it's honestly it's because of those really those two homes, actually three homes, but really those two homes that really concerns me.

2:47:33Thank you, Chairman Mariano.

2:47:33Ms. Fitzpatrick.

2:47:35On the southeast, both of those I've looked up. I know Commissioner Mariano, you mentioned they might be commercial, but when I looked it up on the tax appraisers website, um the sorry, property appraisers website, it does say it's AR one. So do we have clarification if that's AR one?

2:47:55'Cause I see A R one to the east, to the west, and to the south. It's not until one, two, three lots down

2:48:04it's a P O one. Denise Hernandez, you have clarification that it's AR1. That particular piece of property applied for a special exception for home occupation. for a real estate broker and a notary and one of the conditions of approval is that it would expire upon transfer of the ownership and there was an ownership transfer in 2009 and then another one I believe in 2019.

2:48:27Oh but would the if that owner were to come in for rezoning for commercial on a signalized intersection on state road fifty four with the Planning Commission and the Of of our county next time?

2:48:45The the other corner.

2:48:49Likely it would need a compliant amendment too. Yeah, it would have to do the same thing.

2:48:53Now there's two parcels to the right. It's actually a little s sliver at the top and it doesn't look like there's a home on it, but there's a house right directly south of it. So if it was two plates in That would be very difficult to change it to commercial because they have that little sliver of platinum front of

2:49:14it as well. I I I think they would both come in for commercial, but I

2:49:21Petition. Um and And I w I guess I would ask that applicant as well. That owner did not object. I can find no objection from that owner for this parcel becoming commercial. And my guess is because that is a What that's gonna be eventually. No one's gonna wanna live on the corner of a signalized intersection on and it seems to me that the that where the um I don't know what

2:49:51you call is it a slough? What someone tell me what the correct word is for the ditch, canal, slough. Um channel. Um to me that seems like the barrier on that street from a land use change. uh you know, obviously anything below that to me would be very intrusive in the neighborhood, but that seems like a b uh a buffer. And I was I was pretty much gonna be maybe against this because of that home across the street and I

2:50:21asked them to go meet go talk about buffering. I thought it was Fiddy's house. Um but, you know, absolutely could they not have their driveway you know, come out of your driveway and look at a dumpster or or s or, you know, something like that. But that is not the case here. That house is south of the Yeah. And I believe that you're gonna see that corner home Um Who did not object to this unless someone tells me they did, but I can't find it anywhere. Uh Become

2:50:52commercial as well. Or change use anyway.

2:50:55Do you have something to say? Uh a few things I guess. Um So Where is the other parcel across the street now doesn't have the commercial that does Change my theory as far as how the com commercial intrusion's already been there. Um but I will tell you the the The drainage was something I I talked about extensively as far as um When I talk talk with the applicant as well? And it's not just the drainage that's going to happen now, from what I can see. I mean, because if they could hold this stormwater

2:51:25to a certain point, it's still going to be sitting low. The pictures that were just shown um

2:51:33You know, all that rainwater that is down there, and I looked at the maps before and I saw there's rainwater around, but If you're not going to be able to

2:51:41The gas station. and the rain's just coming down and now it's gonna go from the spillage, et cetera, it goes down along in the street, it's gonna get into the roadway, which is gonna get into the water, which is gonna get into the canal. Denix, maybe you remember this, but I remember we had a sta uh station that was gonna come in and neighborhood. It might have been North Point, it might have been somewhere else. Um not n North Point, but maybe North Wood. Do you remember where we put it had a gas station that wanted to come in? And because of the wellheads were around the area Maybe it was a s uh some type of

2:52:11thing that we could not put the gas station in that place because of that, and that kept that gas station from coming in.

2:52:19Yeah, that that is accurate, but that was actually within the wellhead protection area and this specific parcel is not.

2:52:25Right. So

2:52:26it was a within the designated, I believe that one was within uh the WPA area five uh the five-year wellhead. So what was it? And it was denied and then they actually came to the board um on appeal and the board denied it as well.

2:52:40Uh so tell me what what was the theory of the Wellhead Protection Area? What were they trying to do in

2:52:45I would defer to Mr. Karbala on that.

2:52:49Do we have a distance? You weren't here when we did that. I was like the committee when we did

2:52:53it. It's public supply well. It's generally the Wellhead Protection Ordinance applies to public supply wells, I believe, not individual. Home wells. Residential wells. I think that's the difference.

2:53:05Okay, but but I just want to hear the what was the thought process around that? And and because If we're gonna be looking to protecting it the health safety of our people. if we have a well protection as public supply, it really shouldn't matter if it's a private supply or public supply if the same thing is gonna happen. So I want to get the f theory of w what that is.

2:53:32Mike Carball of Public Infrastructure. So when it when you formulate a wellhead protection zone, you you are looking to prevent pollution, as as Mr. Steinsteiner said, to public supply wells. And so usually it's a it's a distance that's offset. uh you know from from those wells. Now I don't know if we've got public supply wells in that area. I'd have to research that but that I mean that's the theory. The theory is is distance to protect the the aquifer on the ground uh you know for when we withdraw water.

2:54:03So it's the withdrawing of the water. Does it affect Um With these private wells that are there all over the place. Um does it does it affect as far as

2:54:16The same way. Well well let's say like a gas station pollution getting into the water system, getting into the groundwater. those wells that are out there, are they still Are they vulnerable?

2:54:28It

2:54:28depends on where the

2:54:29there's there's a lot of factors. The depth of the well uh and the construction of the well. Typically public supply wells are deeper and deeper aquifers. Uh wells for homes are typically shallower. Uh so you know, i i th there's a lot of variables uh in including migration of contaminants and how those how those things would work. Public supply wells typically suck more water out of the ground. Therefore the the movement is is greater versus uh versus a home well that might be you know, a few gallons a minute. Well like you say it's it's

2:54:59also deeper

2:55:00as well. So as far as a private well should be b could be more sensitive. Or it wouldn't have to travel as far down into the ground to get to the Bottom of the well. On a public supply.

2:55:14There wouldn't be as much migration Because it's not sucking as much. Right. But if you have but if you have it Your drawdown. Your drawdown is a little bit more. Your drawdown is is smaller.

2:55:28There may be a direct connection.

2:55:33It's hard it without doing that analysis it's really hard to hard to tell.

2:55:38I heard in the past week that if you have farm animals on a sewer or well, if the well is only fifty feet Deep, then it's maybe more susceptible to being affected.

2:55:52So if if it's helpful, if it's helpful. So a lot of homes with wells have septic systems. Typically the septic system is is separated from from the well by a certain distance. I don't know what the codes are, but typically they're on the same property for what for what it's worth.

2:56:10Commissioner Oakley, this is Barbara Wilhite. I'd also add that this is a F D E P regulated activity you're talking about. It's a regulated use. We have to get a permit from Swift Mun regarding the drainage, but we also for for that use we'd have to get D E P permitting. So we'd It is a highly regulated use.

2:56:29Which doesn't happen at the comp plan stage, it happens at the next stage.

2:56:36It happens actually at the third stage, which would be construction plans and permitting. Okay.

2:56:41All right. That's um We're in discussion with the board only. So Barbara you kinda can't be a part of this uh discussion now. Is

2:56:52there anything

2:56:52else

2:56:52from

2:56:52the board?

2:56:53Yeah, I d I just wanted to bring up that the reason I brought up the McDonald's again and just to say this in general and I'm I think we're not going to be able to do Our uh our Attorney kind of told us this la at the last meeting, and it's difficult because we sit up here and we have to make decisions that um Sometimes neighborhoods or folks are against but In reality the um the outcome is not nearly

2:57:24uh as bad as what they were thinking and we and there's we need to take I think our professionals opinions um into our our thought making and our decision making And um the reason I brought up the McDonalds was we had the same kind of incidents of

2:57:42a hundred people coming to the board meeting or more, very concerned that When that McDonald's and I don't know if we can put that picture back up, but it was in Todd Pressman's presentation. When the McDonald's was proposed to come in right in front of that um mobile home park with hundreds I think that's a good thing. Probably more there than are in um

2:58:09The residents were extremely concerned that there would be lots of accidents, they wouldn't have access to their home and that the traffic generated from a McDonald's, which is a lot of traffic, and you've got all the other fast foods in there. was gonna be very detrimental to their quality of life. And If you drive by there, you you must notice that there is no backing up. There's no I've never seen an accident there. Uh on the contrary, I see residents coming in their golf carts to the McDonald's

2:58:40without having and all the other stores there without having to get on 54. Um So I I know it's s it it may scare you that there's gonna be lots of crime and lots of traffic in your neighborhood. Uh I've I've been in this kinda seat for many years and I feel pretty confident that people aren't gonna get gas and then start driving through the neighborhood. and robbing people and doing things like that. Um As far as the entrance,

2:59:10this is not the only entrance into the community. There's another one on Sierra Pines Boulevard. Um it comes out onto Lutz Lake Fern, so God forbid there were an accident there. Um there is another exit out. Um Um And um yeah that that road flooded in in our big rain event. Um I don't think it's been like that since that year. I think that might have been twenty seventeen, twenty eighteen. I don't remember the year that picture was taken. Uh but I do hope

2:59:40that we um can fix that entrance and uh right where it goes over the crit creek or ditch or something that maybe one day of swift mud um If if they think it's G a good idea we raise just do a little hump over that. Um But I will tell you that the when True and the others came in, at first we had a little hiccup. Um but there was a a berm that was too high. We went in there and fixed it. That the flooding in that neighborhood has been much better.

3:00:11That ditch has been cleaned. Um and uh we cleaned out under the Sun Coast. There were frankly trees growing in the Um The big um

3:00:26going under the highway. There were literally so much muck and stuff in there that trees were going in there hadn't ever been cleaned out. So we've we've done a lot of work in that area to c to clean it out. Sierra Pines and Meadowbrook are are built in a very low area. So uh I don't think we should be too concerned about that. Um so with that I would recommend approval and a lot of these things and a lot of these questions will be answered F in further detail in the zoning hearing. This is

3:00:56a comp plan hearing, not a zoning hearing.

3:01:04Um

3:01:09Mm.

3:01:13Okay. That motion dies for uh lack of a second. Pleasure of the board.

3:01:25Uh I'm on the fence of this one. I know it's a good thing. Commissioner Starkey, I think you brought up some really good points. Yeah. And and I know you've worked diligently on the drainage down there. So not knowing that when I first went down to that area, that was the first concern I had is What's the flooding like here now? And you know I think all of us in our own districts have really worked hard in our districts and kind of respected everyone to kind of get this stuff done and you've done a good job with it. So your your your latest comments again cause me To think it through. Um Drainage is

3:01:55a big concern. I wanna I wanna know what could we do to put dr extra drainage on this property at this point in time.

3:02:05Hold on, hold on. If the uh applicant was willing to agree to do something like that.

3:02:10This is a comprehensive plan

3:02:11amendment. It's not appropriate. Okay. Again, I I just I want to say they're flexible in and I didn't know if it was appropriate at this time either, but Um, some

3:02:21other since you asked about the draining l drainage, let me tell you that there are some um homegrown issues in that neighborhood. A lot There are a quite a number of Um The pipes that go under the driveways, a lot of them are sealed up. In the ditches, and the conveyance of water out of some of the areas of the neighborhood has been impeded by some of the things that. uh have happened over the years and the county um has George Thomas

3:02:51uh has and we we have a Sierra Pines Coalition, we meet to work through each layer and they have plants to go in and Um work on clearing those driveway um driveway culverts and and so you'll see continue to see more and more improvement. Um so but I don't think that should a affect whether

3:03:18a property on fifty four and Meadowbrook should be commercial or not. Um But those are important issues to solve for the neighborhood. But that but this, you know, this is separate and I think I think that you saw what that intersection looks like. No nobody's gonna live there.

3:03:39Is there a separate entrance or exit that leads back into Pasco or is the exit only go into another county?

3:03:48It goes to Lutz Lake Fern Road, which is right near the border. But the the issue is if there was an emergency or an accident and people couldn't get out of the neighborhood, they can't they can't. So that's there is another if you look on a map you'll see it. It's called Lutz Lake Fern Road. I mean uh Sierra Pines Boulevard.

3:04:05And I for some reason I thought the gentleman that lived across the street was here last time. In the crown.

3:04:13I'm still On the fence with both of the plots being changed to commercial? Because the second one in is directly across the street. From that plot.

3:04:27And so the first plot that's directly to the east, that home.

3:04:34Okay. Mr. Mariano. Mm. Mr. County Attorney. So as far as if we wanted to even talk about, even though it's been brought up, and I know it's probably not the appropriate time either, but as far as lighting, buffering, that's all something at the next stage down the road anyway.

3:04:47That's that's rezoning. And they have applied for Euclidean, so it's probably not even appropriate at Okay.

3:04:58I mean th they've agreed to put things in deed restrictions, but uh but traditionally Euclidean you it Is C two appropriate for the site? That's that's the only decision the board has.

3:05:11All right. So as Commissioner Starkey states and The end piece up on fifty-four is not gonna be AR. What's gonna change? It's gonna go commercial. How much of the next parcel it's gonna need to do something viable? It's gonna take something. Um the parcel here on fifty four should be c commercial as uh a c a commercial product as well. Um

3:05:38Mr Chairman

3:05:38Mariano. Mr. Moore.

3:05:40Well Mr. I'm I'm just I'm trying to figure out

3:05:43what's going on. Yeah, I'm just I'm trying to figure out what's going on now. I thought the motion died because there was no second.

3:05:48That's correct.

3:05:50So We're back to the right-of-way. So

3:05:52we're we're we're kind of We're

3:05:54back

3:05:54in discussion. We're back in discussion. We're

3:05:56back discussing it.

3:05:57So there's two plates to the right on the east side. The first plat that's closest to northern, that's closest to fifty four is only point three four acres. And it's not the same owner as a person two plats in. So they would have to sell both of those lots to have commercial use on the front.

3:06:16I think that one plaid is un unusable in its size.

3:06:20Well it's point three four. Yeah.

3:06:22Yeah. So it it's gonna get combined with the one to the south.

3:06:28All right. There's the board. We can stay here till tomorrow if you want to, but I'd rather not.

3:06:32Okay, but so so the motion is for it to become commercial and let the zoning of this um determine The youth. I'll second the motion. Come again.

3:06:51What was the motion? To approve to go to commercial

3:06:54staff's recommendation. Okay. And let all these issues be hashed out in the zoning. Okay.

3:07:02I have a motion to approve and a second by Mr. Mariano. Um By roll call vote.

3:07:13District two, Commissioner Moore.

3:07:15Not with this motion.

3:07:17District three, Commissioner Starkey. Aye. District four, Commissioner Fitzpatrick. Nay. District five, Commissioner Mariano.

3:07:24Aye.

3:07:25District One, Chairman Oakley.

3:07:27Right.

3:07:32I said nay. So if motion fails by three, two.

3:07:41Okay.