Zoning Amendment (Regular) – AGJM Pasco LLC – Change in Zoning from a A-C Agricultural District to a C-2 General Commercial District – Southwest Pasco County – On the Southeast Corner of Perrine Ranch Road and Grand Boulevard – Containing Approximately 1.77 Acres
What the county recorded
Staff recommendation
Approve
No disposition in the minutes
The approved minutes do not say what became of this item. That is a gap in the record, not a decision. It is the normal state for 24% of items. Most of those are regular business and board reports that the minutes do not dispose of in writing. This archive never infers an outcome from the fact that someone called a vote.
The source document
The county’s agenda for Planning Commission, Jan 20, 2022
The published PDF, as served by the county. This item is one entry in it.
The county’s minutes for Planning Commission, Jan 20, 2022
The published PDF, as served by the county. This item is one entry in it.
This case, across meetings
PDD-22-7583 in full →PDD-22-7583 was taken up 4 times between Jan 6, 2022 and Feb 22, 2022, continued 1 time — this is appearance 2.
- Jan 6, 2022PlanningPC6▶No disposition in the minutes
- Jan 20, 2022PlanningP6▶No disposition in the minutesthis item
- Feb 8, 2022BoardP36▶Continued
- Feb 22, 2022BoardP71▶Approved
What was said
Machine transcription of 24m of recording, with speaker names inferred from voice matching. 97% of 149 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
Good afternoon, Liam Devine, Planning and Development. So item P six, PDD 22-7583, in the name of AGJM Pasco L L C. It is a zoning amendment from AC Agricultural District to C2 General Commercial District. Um I do have a correction for the record in the background summary of your agenda memo. Um next to the parcel ID number it says portion of. This is actually a rezoning of the whole um Parcel. Um and that corrections because on January 14th, 2022,
the applicant received a comprehensive plan determination, um rezoning that small portion that was Res9 to Um R O R to match the rest of the parcel.
All right, thank you. So the subject site is located in the southeast corner of Perry Ranch Road and Grand Boulevard. And then this is a look at the arrow view.
And then the future land use surrounding it to the north and west is ROR and to the east and south is ROR and Res 6. The surrounding zoning to the north and east is AC, to the south is AC and C2, and to the west is AR, R4, and C2. The subject site is currently undeveloped on approximately 1.77 acres. The applicant proposes to develop the property as a Dollar General in conformance with the C2 General Commercial District standards. The surrounding area is characterized by residential
and commercial development. As stated before, the applicants received a comprehensive plan determination that was approved. The subject site now has a future land use classification for the whole site of ROR. Access to the property is from Grand Boulevard, which is a county maintained collector road, and Pering Ranch Road, a County maintained collector road as well. And this is going to come with a recommendation for approval from PDD staff.
Okay.
Thank you.
Any questions for Liam?
Okay, you did a good job. You're the applicant?
Hello, good afternoon. Barbara Wilhite, 6327 Grand Boulevard, New Port Richey Florida. Um, do we need to be sworn? Did I get sworn? I get sworn at a lot,
but I don't think we did.
I do. Thank you.
I think we started doing that as a test. Clark remember last month he or last meeting he got up and said he was sworn and we hadn't sworn anybody. It's a test. I
couldn't remember. I'm like, yes,
the test. See.
Moment of silence, Pledge of Allegiance, sworn, I can't remember. Thank you very much for your time this afternoon. We bring forward a pretty straightforward zoning in my book to C2, an ROR land use designation, which is retail office residential. The property has its original 1975 AC zoning. The future land use has been ROR for some time. uniquely from when I do this usually this property has no real neighbors on uh it's bordered
by roads and by RVs. The project to the south is C2. To the north is industrial land use. The rest of the intersection is all C2. And when you look at the comprehensive plan, this is exactly where you're supposed to locate commercial at this location. And that's why the Comp Plan is ROR. It's at the intersection of two collector roads. It's also interestingly enough within the county's West Market area infill incentive
zone. So this is an area where the county wants to see infill just like this. I do think there is somebody going to speak against it. I think as we do infill, I think we talked about this a couple projects ago, as we do redevelopment and infill, we're gonna we're gonna have people that have interest in it and uh questions, which is absolutely appropriate. Um with that. I have uh my engineer is on WebEx, my clients on WebEx. I guess we're all doing these different things because of the times. And um my traffic engineer is here with me, Robert Pergolozzi.
So with that, I'm we'll hear what the uh what the citizen has to say and see what we can respond to. Thank you.
All right, thank you very much.
All right, so is there someone here uh that wants to speak?
Can you just give your name and address? Sure.
Uh Good afternoon. My name is William Francis Freeman. I live on the property of [address removed]. Which also compress um [address removed].
Mr. Raymond, we also want to swear you.
Oh
I'm
sorry.
If anybody else is here to speak, if you would stand, yes, then raise your right hand.
Anybody else speaking?
If there is, this is the time to stand and be sworn.
Okay. Do you swear or affirm that the testimony you're about to give is the truth to help you God?
Yes.
Thank you.
Um I would like to submit some paperwork. Okay.
Move to receive and file.
Second.
Okay. All in favor?
Aye.
Let's give it to the clerk. Thank you. Thank you so
much.
So um
Could you explain what the paperwork is that you're giving to us?
It's um It's um maps showing um existing um Um dollar store type stores in the area, also convenience stores in the area.
Already up. Um I guess it's variety variety type stores. Um so I'm sorry I tried to do a real nice Google map, but um after a lot of time of Oh trying I did um Google m Google Maps, so I'm sorry about that. Um I'm a lifelong resident of Pasco County. Um, matter of fact, um besides a couple of years in my early 20s, I lived on this piece of property. Um so needless to say I've seen a
lot of changes. I remember the railroad, I remember the wood bridge. I remember Orange Groves. Um Would I like to go back? Yeah. Is it possible? No. With that being said, um there was a project just up the road from me that does does directly confront us. Um The Darlington towns. Um we went to check the the thing to make sure about drainage, but I did not come in to protest it. um when they came up with that um antenna for fire fire
rescue there a catecornea from this property. We did not come to eject this, but this one here strikes a nerve. I'm sorry. Um
Uh
Once again with a handout just showing that um a a dollar general just is not something that's that's needed in this area. There's there's plenty of Plenty of area. Um Going to traffic. I went through the paperwork and was looking at the traffic. Um I don't I never studied traffic. Um I read and I really don't know what I was seeing. But I seen a lot of C's, D's, and F's. And if that means what I think it means, it means average or or um
sub average. Which doesn't seem like the way to promote uh Premier County. Um
The way the the road the piece of property is, you see how the access is um Once this thing come down I I walked down there to just watch the traffic. And um It's it's not very well and if you're if you if you're coming from the the east you have to do a U-turn to go in there. Um the road is quite dangerous already with just people making rights off of Grand Boulevard. Um also I thought the D the plan
was to widen Grand Boulevard. Um to where it seems like this would interfere with that um
Another thing I'd like to to remind I don't know if anyone here was involved with um uh sun ray, the expansion or the installation of sun ray. Um there was six houses. That were um immin um in a mint domain take and to build that road. To widen the road and put water in um mitigation. Um Also, I thought it was the plan that they were gonna put a four four lane bridge over Prime Ranch. So if this
is future, if this is what's planned for the future It just seems to me that it'd be in Pasco County's best interest to try uh curring this property, using it for road um traffic improvement and on water mitigations. Um
I'm sorry. Oh. Um I look down there and um
you're taking another fifty foot. I looked at the prints for um the drawings for the store, which um I talked to Mr. Um Divine and he said that just because you you changed the the um zoning doesn't mean uh uh Dollar General is going in there. But it seems like all the paperwork I look through Yeah. We're rezoning it to put a Um Dollar General N Um
If if it needs to be commercial Um And you guys don't see it to be to the county's advantage to appropriate this property for for mitigation, water water mitigation and the traffic. Um holding off and rezoning it till another plan is presented for a less traffic invasive and um More of a Subduable, viable, and um a lower
traffic impact um
Business to be put in. Um
Uh maybe I'm wrong with that, that it's easy to change, but it seems like once once the ball gets rolling that way It's too late. So Once again, I'm not totally against um improvements, development. But at least let's do it. with something that is necessity to the community, something that's vital. Um With that that paper I handed out, you'll see that there's um a bunch of mom and pop stores. Um you'll see that there's a A dollar general, a mile. Um
on nineteen Which um Would that cause the one on nineteen to close and then you have another vacant building on nineteen you have to deal with. So
I wish you take these considerations before you make a decision. Um Once again, um If if you say um it is still possible to change from a a dollar general
I w I wouldn't eject as much according to what went in there. They've something bio, viable to the community. I would be accepting. But once again. With the expansion that's supposed to go on there. Um Watting the road and putting in a sidewalk. Um When you look at the the plans it looks like the whole parking on the west side would be taken away, which uh you have to have certain amount of parking for a a business like that also. So
Um I Believe I said enough. Um Once again, I'm not looking to to take something away from somebody. Is that one minute ago?
Yeah.
So To um to end, I would like to say that um During this time I built with Unc Patty Christ. and um Liam Devine and I'm Scott Lincoln. And I want to say o professionally. very good, um helpful, um considerate and available. So Thank you for your time. Thank you for your ex talk. Let me
just let me just say this to you though. We're not pr we're not approving this we're Dollar General. Well our our job is to decide whether it's appropriate for commercial use. There are other things they have to do and go through after this, even if we approve it as for commercial use. So We're not dis We're not repr it's not a site specific for J Dollar General. I want you to understand that.
Okay.
So, I mean there's other things that they have to go through and you can follow along and make sure that, you know Comports more to what you think should be going there if you Do you have something to say? I mean there's opportunities for you. But You know, it would seem to me But I'm looking at that property and I've lived here all my life too. Um
I I don't think anybody's gonna build a house on that property and live there. Sure. And uh so We just have to do what's reasonable in terms of the use, the type of use. We're not talking about a specific use.
Well and once again it's respecting the people who sacrificed. Um six six families had to leave because of this improvement. And then right across the street. You're gonna Oh I've used my time, I'm sorry.
There's quite a bit of fill gonna have to go into that that property the development. So that's something that should be taken in in account.
It it all is. It's all that's all part of the approval process. This is just one step.
All right.
Okay. I appreciate you. Anybody have any questions or comments from up here?
Uh I have one. one and I wrote it down. You indicated that Oh three here, we got it right. Uh it struck a nerve. Could you expand on that quickly?
Yeah, you know, I seen well like I said, been there my whole life, I've seen a lot of development. But
That corner is a nightmare as it is. I don't know how many of you drove it, how many but To see that get turned into And once again I kept seeing um Dollar General which is a good thing. Um not that I hate Dollar Generals. But a dollar general in that place Just looks like A total nightmare. I've lived there my whole life. I plan to die there, not quick, not soon, but that's where I plan to retire and die. And
um I don't see where a Dollar General will make my life better with with the traffic as at.
Thank
you.
Okay. Yeah, we have a traffic engineer too, and they'll come up and answer those questions.
All right, thank you.
We appreciate you coming.
All right. Thank you for your time.
Thank you.
Barbara Wilhite, a couple of these I can answer. And yes, I remember the railroad, I remember the ri the the wood bridge on Pereen. I was always scared to go over it because it had no railings and it was one way. Said Mom can't we drive all the way around? No. So I do remember that as well. I'm a lifelong resident of Newport Ritchie myself as I know um others are. So um anyhow, that's not relevant, but the bridge brought back memories. I would say that your your quarter preservation tables, both the current and the ones that are you've already um recommended
approval of, both show the build-out for Pereen and Grand as two lanes. So we and we have coordinated with the transportation staff and will continue to do so. As we go through site plan review, we have to go through access management review. We have been through the timing and phasing review and substitute and road review, which occur at this phase of development. And I do have our traffic engineer would mention when I was going through my litany of why this is an appropriate place for commercial, it is a signalized intersection as well. An intersection
of two collector roads. So with that, um I know Mr. Pergalisi did the uh timing and phasing analysis, and um he'll go over that with you.
And we are s zoning the property for C two. So we do have we have had a pre app um for a dollar general, but uh the zoning is for C two. Thanks.
Thank you. Thank you, Barbara. Okay.
Uh Who would be next?
I saw you reluctantly stand and raise your right hand. Uh I've been small. I know. Good
afternoon. My name is Robert Pergalizy. I'm a professional transportation planner and a professional land use planner with uh Gulf Coast Consulting. We did the timing and phasing analysis, the traffic study for this for this project and As Barbara mentioned, it is at a signalized intersection of two collector roads, so it's an appropriate location. The signalized intersection provides safety. Uh the signalized intersection operates at level of service C, which uh which is a good condition, and would continue to operate at level of service C with background traffic and the
impacts of this of this project. Um in addition, the driveways would be limited to right-in and right-out movements, so there'd be no left turns. So that provides safe and efficient access. And when we analyze the driveways, the the right turn movements out of the driveways would be operating at level service B, which is a very good condition. Um we we analyzed 10,640 square feet. 675 daily trips is the traffic generation, 34 AM peak hour and 73 PM peak
hour. That is a minimal impact, that is less than two percent of the capacity of the roads. Uh as Barbara mentioned, it's an appropriate location for a small store, intersection of two collectors, and your staff has reviewed the entire application, including the report and has recommended approval. I'd be happy to answer any questions you have.
I do have one question. So I know you haven't gone through access management review, but um Have you had any discussions with staff about whether you can get access from either grand or are you proposing access from grand or perine?
There is a uh a proposed right turn in, right turn out to grand. And a right turn in, right turn out to Pereen Ranch, both meeting your spacing requirements. They would both meet spacing requirements? Yes, sir. So you're not requesting any spacing waivers of any kind? No, not that I know of. The engineer will Uh work work on on the site plan uh subject to zoning. Thank you.
Hey Robert, if you if you could explain to me, I'm looking at your timing phasing analysis for this, and I when I look at it, I see level of service F. On the Grand Boulevard, both north and south segments. Um both under the existing condition and it appears to be the future twenty twenty four condition. Can you kinda Kind of walk us through that?
Yeah, those are based on generalized capacity tables that are provided to us or provided by the Florida Department of Transportation. In reality, the roadway segments are controlled by the signalized intersection. I mean you're you're you're moving all the way from seven springs and and you're as you're coming west and then this is the next light you hit. So really the intersection is what controls the the levels of service on the roads.
And you're saying that the future level of service is a C, is that correct?
Yes. W yes. The signalized intersection will continue to operate at level of service C.
Is that both AM and PM? Yes, sir.
A M and PM? Okay.
Okay, th there's a I know there's another development planned in that area. Has that come into play at all?
Uh yes, not specifically, but what we do is when we um work out the methodology with your staff before proceeding with the study, we we put in what's a a background growth rate. So we have to take our existing counts and we have to factor them up by a per a per a growth percentage for however many years. In this case the two percent annual growth rate factored up for for three years from twenty twenty one to twenty twenty four. So that's what that's how we consider uh effects of other nearby developments are.
Okay. I'll ask one more question for you. So and I realize this is an access management review, but As part of your site plan, are you proposing an interconnect to the Property I guess it's to the south. Uh for the RBs
are uh yes. Um Mr. Lincoln, the engineer on this, I believe after discussion with staff, um has put in an interconnect to the South. Uh to ultimately interconnect with that with with the R V uh storage to the south. I'm just
envisioning that's probably not gonna be the permanent use of that. Land. But at some point it will become something other than RB storage. Right.
I think the cross-axis was something that was required by your staff to be shown.
Thank you.
Okay.
Anything else, Barbara?
I would just say hush about the R V facility 'cause that's where I keep my R V.
Oh. Oh.
So hopefully it doesn't go away.
But we don't have anything else unless you also have some other questions. Okay.
Any other questions?
All
right.
Okay.
All right, if there are no other questions then I'll entertain a motion one way or the other.
Mr. Chairman
we call for other public comment just in case. Just in case. Yeah, go ahead. No, you go ahead as chair, please. I just want to make sure that we got everyone that we needed to cover.
Bequeathing that to you. Okay, let's uh see if we have any other public comment. uh online Four in the Right.
We have no one online, but I just want to make sure that there are some other people in the audience just in case.
Okay. I
thought I
asked that question, but maybe I didn't. Is there anyone else? I'm I know I asked if anyone else wanted to speak to stand and be sworn and No one stood.
So I guess we're good,
David, right? You can take action as long as it's by roll call vote. Thank you for that reminder.
Don. Don. Yeah. Okay. Do I hear a motion?
I mean I as the applicant said, I mean it is at a signalized intersection to me it it it just Mm. Looks like the a prime location for commercial development and the rezoning makes perfect sense. So with that I'll make a motion for approval. Um I also I want to add that, you know, keep in mind that even if this does get approved, it does have to go through like the chairman said, it has to go through other layers and other things they have to look at as far as access management, as far as use, as far as development standards that include things like stormwater and floodplain management and parking and all that kind of stuff. So Just
keep that in mind. So with that I'll make the motion for approval.
Okay, so we have a motion for approval and a second. Any further discussion of the motion?
Is that Mm-mm. All in favor signify by saying aye. By roll call. Roll call.
Jamie Girardi?
Aye.
Don Anderson?
Aye.
Peter Hansel.
Aye.
Roberto Saez?
Aye.
Christopher Poole.
Aye.
Chris Williams?
Aye.
Chairman Charles Gray.
Hi. All right, the motion carries.