Zoning Amendment (Consent) – Aprile CC-MPUD Connected City Master Planned Unit Development – Jimmy V Aprile II Family Limited Partnership LTD, Withlacoochee River Electric Cooperative, Inc. – A Rezoning Request from an A-C Agricultural Zoning District to a CC-MPUD Connected City Master Planned Unit Development District to Allow the Development of a Maximum of 106,286 Square Feet of Office on a Minimum of 4 Acres, and 525 Residential Dwelling Units – Total Project Area Approximately 158.05 Acres.

29:53Thank you. I think you're moving on now to P C three, if I'm not mistaken.

30:07Right there.

30:09Good afternoon everybody. Tammy Steiner Planning and Development.

30:15All right, PC three is April C C M P D, P D D twenty two, seventy-five, fifty-seven. Here's a location map. That's Elam Road to the south of it. That's King Lake up in the uh northeast corner. Proposed as a rezoning request from an AC agricultural district to a C C M P U D connected city master planned unit development district to allow the development of a maximum of one hundred sixty two hundred eighty city. 6,000

30:45square feet of office uses on a minimum of four acres and 525 residential dwelling units within a total project area of 158 acres. The dwelling units may consist of a mix of single-family, detached, attached, and/or multi-family courtyard houses or row houses, townhouses. It says no garden style apartment. But that has been updated since this was created, so they may possibly keep that as

31:15an option. The applicant is also seeking variations from the Land Development Code, Section 901.6.D.10, street design and dedication. It requires all dead-end streets to provide a cul-de-sac. The applicant is requesting a waiver from this requirement for dead-end streets less than 150 feet in length. And LDC section 805.6, restrictions on post-development wetlands and upland buffers within residential lots and non-residential parcels. It requires a

31:45mandatory HOA or CDD. Uh the applicant is requesting a waiver only for the multifamily and non-residential portions under single ownership. Nine oh one point six point D point ten staff analysis says as the fire marshal's concern is for life safety and has made the determination that dead end streets less than one hundred and fifty feet are acceptable without a cul de sac. Staff understands that the fire marshal's determinations allow determination allows for said variation. And

32:16805.6. Staff is amenable to allowing this request as it pertains to the multifamily and non-residential areas only if they are under single ownership. If the areas are not under single ownership, then the standard HOA and C D D condition applies. And here is their master plan showing the mix of residential going on down to the uh commercial and office down by Elam. The subject site is currently vacant and has primarily been used for agricultural

32:47pursuits. A twelve point eighteen acre portion of the MPUD area is currently owned by with Cuchi River Electric Cooperative. The project area is in the central market area but outside of an urban service or rural area. And in Connecticut City, there are currently 192 single-family detached entitlements remaining. The April ECC MPUD allows for 525 residential units subject to a loom for unit types with a maximum of 192

33:17single-family detached permitted project-wide.

33:24And the proposed project is within the community hub special planning area of Connected City and as such is required to have a medium density. And this MPUD is proposing 3.6 dwelling units per acre, which does fall in the medium density standards. And LDC section 402.2.8 specifies that variations from the code may be reviewed and approved by the PC and BCC during the public hearings. Um and variations shall be allowed where the BCC specifically finds

33:54that in the particular case the proposed variations meet or exceed the intent of the code, and staff has reviewed the requested variations and find that they do meet the intent. As noted above. The proposed request is consistent with the PASCO L D C Chapter 400, Subsection 402.2 zoning amendment. uh and PUD and with the applicable provisions of the Pasco County Comprehensive Plan. And with that, the PDD recommends approval to the BCC with conditions.

34:22Okay.

34:23Any questions? Yes sir. So if you go back to number three of findings of fact. I have a question about that.

34:34Well,

34:38While you're getting it. There we go. So I was a little taken aback by that and maybe I'm not understanding that correctly. That says there's only a hundred and ninety two single family detached entitlements remaining in Connected City.

34:51Correct.

34:52So does that mean that? Epperson Ranch and Maraudha have all consumed All the single family detached entitlements remaining. So anybody else coming in, there's

35:04Uh Prilly's gonna take the last. Would you like to speak? I would love to speak to you. Oh right, thank you.

35:08I think some other people may have some some questions about this as well. Uh Brad tip in planning and development. Uh Connected City, as you know, has a little bit of a different plan. Those special planning areas are revolving around density. This particular area is medium density. The remaining areas that aren't developed at this time are high density. So there's really not an ability to generate the required density in those areas with using a single family detached product. So that's why most of it has been taken by those people that owned those areas that were in those other planning areas that were

35:38lower density. So that's why it's maxed out at 192 that they have left. Depending on the mix that they are able to get when they get to the design phase, it may be a combination of other types of elements that are different types of attached housing, multifamily, things of that nature to create that density. Does

35:56that

35:56make

35:56sense? In in other projects besides I'm talking about

35:59within the connected city boundary. Yes, this is within the the entirety of the connected city boundary.

36:03Okay.

36:05Mr. Chairman

36:07Mariano? Is that what the what the proposal is?

36:10There

36:11is

36:11no requirement. Uh but the the main issue with Connected City in that regard is that there is a minimum. Connected city unlike other areas, other areas have maximum densities that are allowed. Connected city has some minimums that are required. So to reach certain minimum densities, which most of the area that's available right now that's being developed uh are a minimum of medium density. Uh so it's very difficult to get medium density with a detached product. Uh you have to go to a, you know, it would be a forty foot lot at best if you have a mix with some uh townhomes and

36:41things like that in there as well to kind of up that density.

36:43Okay. Okay,

36:45any other questions?

36:48Mr. Chairman M just as a housekeeping item though I think we received two emails Um if you could get a motion to receive and file these on the side. So

36:59motion to receive and file.

37:02Have a second. But discussion all in favor signify by saying aye. Aye.

37:07Does the clerk have a copy of the emails on Okay, thank you.

37:19Here we go. Thank you. Uh Mr. Chairman, Clark Hobby, Hobby and Hobby PA 109 North Brush Street, Tampa, Florida, have been sworn. Here on behalf of the applicants on the site, as you heard from staff, this site is located in Connected City in what's called the community hub zone. Uh and for your benefit to put a little finer point on it than what staff mentioned. Uh you all unver invariably are very much aware of the development in Murata and Epperson. Those are located

37:49in other areas of Connected City that specifically allow for a lower density of development. This is in the medium density area. Um the community hub comp plan require uh requirements require that it meet the medium density. Medium density. The overall intent of the community hub is to create mixed-use projects that could create a blend of employment and mixed-use housing opportunities. Um in discussions with

38:19staff over the last year or show, um as we go from over on Curly at the lowest density and moving to the west We are approaching the uh business core zone and staff thinks that the best planning objectives are not only to phase out uh having single family as was mentioned, but to get to a higher density as you approach that area because if you don't know the business core zone, which is kind of the southern area of Pasco Town Center, that's going to be a very intense

38:49and dense form of development. Down in that area. So staff wants to make sure these areas are working together. In this case, we took all the governing docs from Connected City and all the input from staff, reviewed the comprehensive plan policies and the financial plan and made sure we were consistent with all of those. And some of the things we're doing here is we're building the first segment of Kenton Road. We're having to acquire right away from uh third parties for it and we're dedicating right away. Um we're

39:20going to be redesigning the intersection of Elam Road and Kenton Road to address an existing offset that staff identified. Uh that's a fairly extensive amount of work and background work that's had to go into making that happen. Um and then we know, and you're I think gonna hear from you know maybe one of the neighbors, you know, having grown up in Dade City, I fully realize this is a very rural area traditionally. And so we knew this was gonna be one of the sites that our neighbors

39:50would be very concerned about, the form of development and changes over time. So we've had a series of meetings with them, and my client literally has spent the better part of the last week out there meeting with our clients and trying to make everyone happy. And we've we have a series of private agreements with them that uh relate to trees that we're gonna save on our property line that provide nice buffering for them, uh, some additional tree mitigation that we're gonna do on our site, and then some landscaping. That we're doing for our neighbors. The upshot

40:20of all that is that we received, and I'll give these to the clerk in just a minute, w we have letters of no objection from eight of the ten neighbors that are directly across Kenton Roads. I think we've done a really nice job of making sure we're being good stewards and good neighbors. neighbors. Um then just a couple of other things. Martin, do you want to go ahead and provide these?

40:43Do you have have a motion? Motion to receive and file. Second.

40:47All in favor? Aye.

40:48Aye.

40:49Okay.

40:50Just a couple of other things here. Um we are as staff noted providing a service ready site at the corner of Elam and Kenton and we're working with our neighborhood. uh the Woodlaco Widlacoochie River Electric Cooperative on that and we anticipate having a really nice use there. We've got some intel from from them about what's probably gonna go there and I think everyone will be happy about the job creating uses there. We've also given extensive thought to the cross connections with the MPUDs.

41:21The MPUD that's directly to our east and southeast. We have a lot of interconnections between that and the various parcels on our site. to ensure that the connected and connected city is being met. Um the result of all this is we have a really nice mixed use development with great interconnectivity, employment, and housing options. So I think we're hitting all the requirements of Connected City. Uh appreciate your support and I'm here to answer any questions you may have.

41:49Okay.

41:53All right. Thank you, Clerk. Any questions from the audience?

42:00We do have someone signed up to speak, Michael Pol Polterac.

42:05Okay.

42:06And that is me, but can I ask a or just point of information? Yeah. Because I am a our president.

42:12Yeah,

42:12I want you to just come on up. We'll Michael Pultoric, [address removed]. I am on one of the adjacent properties. Um Just uh Maybe for clarification for Mr. Williams, we have been um notified or the public um Uh information that's come to us about the project across the street with DR Horton is supposed to be two hundred and seventy-seven. Single family residentials. So that number would exceed the hundred and ninety-two.

42:43I don't know how that all plays into the mix. So that is a question I have for you. Um When you Bayonet Point. Uh Is now okay to start public comment?

42:54Yeah, you you've been sworn, right? Thank

42:56you sir. I am you give your name and address please. Yes sir, Michael Pultorek, [address removed]. I'm one of the adjacent property owners. It's King Lake Ranch. Shockingly, I'm not gonna be here to oppose the project. Um it I am pro growth, I am pro responsible growth, I am pro responsible development, and that's all that I ask you to take into consideration here. This is the aerial view of King Lake, which is on the east side of this project and

43:26also in my backyard. All right. Can you go forward a slide, please? Here's the issue that I'd like to bring to your um Attention. This is the from Pasco County's GIS base map. This is the two thousand nine map. And I have the uh slides with the satellite pictures moving forward. to show the lake level. The issue we're having with this project is not that it's coming. Growth is coming. The problem is since 2009 the water level

43:56was up almost eight feet. my four foot cattle fences are completely underwater. during the rainy season, and the best I can do during the dry season is see the tops of 'em. We used to have land that exceeded about two hundred and fifty feet past those actual cattle fence and I have lost over seven hundred feet of land linear since two thousand nine. A couple of points I'd like to uh share with you is In two

44:26thousand nine there was three outlets for this lake, is my understanding, from all of the uh current residents. There was an outlet to the north that went towards Mara, it went across Tyndall Road, or McKendry, I apologize. There was an outlet on the south that went across Elam towards Epperson. and there was an outlet on the west that goes across Kenton Road at approximately [address removed], and those were the three outlets for the lake to get out. In 2009 when this picture was taken, and

44:56I actually have the Google satellite image from 2009. It was approved to move land on the north side of the lake, which prevented the water flow to the north towards the Murata wetlands.

45:10Go ahead.

45:11Thank you. On the south side of the lake with the Upper Sun development, it also

45:18Overflow of the lake on the south side of Elam, which has left over one only one overflow point for the entire lake. That's across Kenton Road. If You guys talked to s to uh streets or roads and streets. They have rebuilt our road continuously because the lake overflows through our backyards and across the street. We are on the verge of living in the hundred-year flood zone around our homes. So we don't have an issue with I don't have an issue with the development

45:48and the growth. The problem is With the development that's being um applied for If twenty-five acres is covered with hard surface, that's one point two million square feet that's gonna shed water. and naturally will go into our major waterway here. And the problem is That flood the elevation level of the water has created a situation where flooding is so prevalent everywhere on the east side of Kenton

46:19Road that with the continued development down Kenton Road on the west side with the potential D. R. Horton project, that will dam off that side of the road. It's a floodplain currently. So what I would like to ask the members to consider is with a Development plan. The stormwater and reclaimed water facility is straight across the road, straight across Elam on the south side of this project. if we could get you to work with us to help

46:49us establish a base or maximum elevation level for the water in this lake I would like to propose to you to do an overflow that would prevent the lake from flooding us all out and it could be taken straight through this property to your facility that's already in place And the important part about this is I'm pro-development, I'm pro-growth, but please don't do it on the backs of the current

47:19residents and property owners that are trying to keep this as our homesteads and provide agricultural supplies and services and resources for the entire area. We produce beef. Chicken, eggs, you name it. CSA Gardens. That's gonna be the heart of this connected city. It's in my plan that we will actually have a farm in the middle of this connected city to help with the entire area. The issue

47:50is we are having our land stolen away from us because of the developments. So if you would please consider working with us to help us control the lake level and give us our land back for my cattle and for our efforts. It would B amazing. We don't have a problem with the development. Thank you so much for allowing me to go over my time.

48:14Okay. Thank you for coming.

48:16What question? I have a question.

48:19So how long how long have you lived there? We've lived there for almost two years. Okay. And the reason I ask and and maybe an engineer or somebody can comment, but I live on a lake not far from here and in two thousand nine ten eleven, it was very dry. to the lake I live on, th there was a lot more land. Now the water's come back. And so there are those cycles. So I don't I don't know. Again, I'd wan I appreciate your perspective. I don't know if

48:49the reason that the water has come back is not necessarily because there's something been done or whether it's just a cycle of Of nature and more water in the area, et cetera. So that I just throw that out.

49:03Could I uh answer that with some satellite images and the rainfall? Historical. Well again, I I I

49:09I I don't wanna c I don't wanna just reviewing the satellite images for my lake. Yes, sir. And it coincides that in two thousand nine, ten, eleven mine was very dry. You're saying this was far lower, now it's come back, mine's a lot higher than it used to be. Yes,

49:25in the electronic document that's been provided for record, there is the historical rainfall which shows that from oh nine until seventeen there was no variation in rain. Okay it's the same rain every year and the water level just mira miraculously continued to go up and go up with all of the moving of dirt. But in this file it has that as well. And from oh nine to seventeen there was no increase in annual rainfall.

49:49Okay.

49:49Thank you. Thank you.

49:53I can just tell you from my experience because um familiar with the Barthel uh property out there. There are eight thousand acres. And uh They experienced the same thing you did. They rigged the lake. Went down to almost nothing. Yeah. And now it's back. But it'll go down again. That's

50:11right. It's it's a cycle uh

50:12cyc cyclic thing, but Um I mean again we do have to Clark, do you uh would you like to respond your

50:19I think you may have one did you have a

50:21question on the Map X.

50:25No, that person is for another item.

50:32Mr. Chairman Mariano again. I'll be extremely brief. I think what you heard was not so much any objection to our development, but concerns about the lake levels out there. I have Jordan Schrader here with me and we will meet with a neighbor. Um I can say uh we're not building Kenton Road all the way up to where this neighbor lives. They live a good little bit up from us, and Jordan thinks that there may be need to be a new outfall when Kenton Road is built and it may help with some of that, but obviously we can't dewater

51:02King Lake either. But we will meet with the gentleman uh when we leave here today and try to ad address his questions as best we can.

51:10Yeah, I think it's important that we, you know, w try to help Wherever we can. I know you always do that. So

51:16Well one other thing I should say. I're if we see something and the county can help us address it as part of the work we do at Elam and Kenton, I g you know, we could address it then something. All right. Yes, sir.

51:29So I don't know if this is the other question that was asked and I don't know if this is for you or staff, but the the the comment about the D R. Horton two hundred plus units, is that is that Do you know if that's part or Brad looks

51:40like he's

51:41a good idea?

51:42I I I would say I I mean have a little bit of involvement there. And my understanding is I think there may be a different plan of development uh for that project now uh that's more in line with what staff is saying about the level of density that needs to occur there. I think the gentleman might have heard something from uh about a year and a half ago.

52:00Uh okay, thank you.

52:01Okay.

52:01Um can Clark, can you address the two do you have these emails we got? Um

52:07well I think one of them was from Mr. Singletary and it was mainly just about he was hoping the site could stay more rural in nature. Uh we that was one of the neighbors we met with and I specifically uh provided some things for our neighbors about tree saves and tree mitigation to address his concerns, but I don't really

52:26email says substantially the same thing that they wanted to stay rural. Yeah.

52:32I think that's uh I think that's his neighbor directly to the north. We've met with them and again uh the I think the uh one email came from one of the E.K.I.S. family members. They've lived there for about forty-five years. And again, it's this is one of these situations where Connected City was adopted some years ago. It was a legislative change from the state and the county's implementing it and this area. area's not going to stay rural. uh much longer. It's just not going to. So what we're trying to do is be a good neighbor and provide

53:02good buffering where we can to fulfill the connected city goals while not overwhelming our neighbors.

53:09Can I just have stu uh planning stop? But do you remember whether we We n when we adopted Connected City, didn't we notify all the residents? About what was happening there?

53:20David, y you did and uh the neighbors ha uh I would say most of them have told us in meetings that we've had. We've had a series of meetings with them and they acknowledge that. Um some of them were just really hoping the area would stay more rural. I mean, and they kind of readily acknowledge that. I mean Ernie met with him and Ernie came out and met with him with us, you know, a month or so ago. So he's and he can speak to that if he'd

53:43like

53:44to.

53:44I I guess in my opinion the horses sort of left the barn on keeping this area rural when we adopted Connected City. That's pretty much what Ernie told them when that went.

53:55Yeah, I think um For anybody who's arrived later, like in the la like you Like the other gentleman said, he's been there for two years. You know that He may not have known that, may not have been familiar with that. Of course it's not your fault, but Hum.

54:12Okay, thank you.

54:13Okay, thank you.

54:16Um pretty modern especially districts manager. Yes, I was present on many of these neighborhood meetings a few years ago. There was a large turnout. Um they worked on the plans as well. The problem when you move in and you don't know about these things, uh we do put all the paper, all the enabling documents are on the website. Um and so anyone when you're buying a property, hopefully the realtors will realize and tell their clients this is in Connected City and there are special rules and regulations of that. Again that's what we do. We want to try to make be very transparent as we can be.

54:45Thank you.

54:51I just wanted to clarify a little bit on that too. The gentleman that spoke of the single family homes, uh, he may have been speaking to an old plan like uh Clark had mentioned, uh, but also the term single family tends to be generic. Uh there's different types of single family, there's attached and detached. So the single family attached product gets us closer to the density. So they may have been looking at a single family attached product. uh or a combination of detached and attached to get to that density. That's why they could have a higher number than the actual single family detached uh that's designated in Connected City. Thank

55:23you.

55:27All right.

55:29Um anything else? Any other questions up here? Not they are motion. So moved. A second. We have a motion to approve the application as submitted. Is there any further discussion? All in favor signify by saying aye. Opposed, like sign. Okay, and my should carry us.