An Ordinance Amending The Pasco County Comprehensive Plan; Providing For A Small-Scale Comprehensive Plan Amendment To The Future Land Use Map (Map 2-15 And Sheet 10) From IL (Industrial Light) To COM (Commercial) On Approximately 3.47 Acres Of Real Property Located At East Of Galen Wilson Blvd, South Of Ridge Road And Providing For Additional Text Amendments As Necessary For Internal Consistency; Providing For A Repealer, Severability, And An Effective Date.
What the county recorded
Staff recommendation
Denial
DispositionAdopted
Approved the proposed Comprehensive Plan Amendment for Lots 2 & 3 and adopt the Ordinance by a roll call vote.
The source document
The county’s agenda for Board of County Commissioners, Sep 20, 2022
The published PDF, as served by the county. This item is one entry in it.
The county’s minutes for Board of County Commissioners, Sep 20, 2022
The published PDF, as served by the county. This item is one entry in it.
This case, across meetings
PDD-22-0464 in full →Heard once. PDD-22-0464 appears on no other agenda in the archive.
- Sep 20, 2022BoardP109▶Adoptedthis item
What was said
Machine transcription of 59m of recording, with speaker names inferred from voice matching. 78% of 343 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
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reminding myself.
Okay.
Item P 109 was published in the Tampa Times on August 3rd, 2022.
Good afternoon, Chairman Starkey and Commissioners. This is an ordinance amending the Pasco County Comprehensive Plan, providing for a small-scale comprehensive plan amendment to the future land use map, Map 2-15 and Sheet 10, from IL Industrial Light to Com Commercial on approximately 3.47 acres of rural property located east of Galen Wilson Boulevard, south of Ridge Road, and providing for additional text memory. As necessary for total consistency, providing for repealer, several ability, and an effective date. This is file number
PD D twenty two zero four six four and staff do come with recommendation of denial. Would you like a presentation on this item today? Yes, thank you.
Alrighty, so this property is located in the West Market area off of Ridge Road at Gaylit and Wilson and Ridge Road. The proposal is a small scale comprehensive plan amendment to the future land use map 2 15 Sheet 10 from IELT Industrial Light to Comm Commercial. And the resolution would be to adopt the um To adopt the amendment. And there is a following rezoning petition to rezone the property from I1 to C2.
So staff have compiled a list of policies that we have found to be inconsistent with the comprehensive plan and the requested use. So I will go through each individual one, but just to list them will be policy flu 1.6.1 for commercial development, policy flu 1.6.2, location of commercial development, policy flu 1.6.4, neighborhood commercial. Mm-hmm. Policy E D, limitations on the conversion of important employment locations. Policy flu 1.8.7,
economic development and policy flu 1.8.10 preservation of capacity for employment generating uses. So the first policy that we are going to review for inconsistency is going to be policy flu 1.6.1. The intent of this policy is to Identify where commercial development is appropriate. So that policy does state that commercial development is only appropriate within land uses of comm commercial, ROR,
mixed use, town center, EC, and PD. The criteria for that also would include if the subject site is located within a TND, the subject site is not, the subject site does not qualify as conflicting zoning, and the subject site does not qualify as a commercial infill. The next policy to review is policy flu 1.6.2. This policy is intended to evaluate when a comprehensive plan amendment to the commercial future land use would be appropriate.
the site does not meet the um requirements under that. That would be required to be located at an intersection of an RTO and or a collector roadway. It is not. The next policy that we will be addressing is policy flu 1.6.4 for neighborhood commercial development. So the site does meet the flu requirements of policy flu 1.6.4 as it is located at an RTL or collector. Ridge Road is a major
collector roadway. The subject site meets the minimum location for that, although the amendment is consistent with the policies found elsewhere within the comprehensive plan.
The main policy that we have found it to be inconsistent with is going to be policy flu policy ED 1.4.4. Limitations on the conversion of important employment locations. Here then we identified that our employment generating uses are namely gonna be located in the EC future land use, the IH future land use in the IL. So the intent of this is saying that we're not looking to be converting any of these future land use categories to say residential, to
commercial, to anything other. other than those so we can preserve those employment generating uses. We have had two different fiscal we've had a fiscal impact analysis performed on this and we have had an economic impact analysis on this. The subject site is appropriate and compatible for the location of I L, future land use. There are no wetlands, there are no geographical restraints or insufficient infrastructure on the property for Light industrial. The proposed amendment requests removing the IL industrial future land use, and the conversion
from IL to COM generates 41% less employment generating opportunity than the IL flu would.
The next policy is going to be policy flu 1.8.7. This policy is intended to identify projects that will uh generate or contribute more to the county in revenue than would consume in services. So through the fiscal impact analysis that was performed, and that is one of the attachments in there, then it was found that um by OEG that it indicates that the delta between the fiscal impact of the IL and the COM is
insignificant. But the part that we're actually gonna be looking is uh any benefit from the 7.7 pickup um for this is an annual fiscal impact of the COM C2, they're completely overshadowed by what the ILI1 would contribute, which would be a 75% increase on the employment generation when compared to that COM C2 scenario.
We were inconsistent.
The next policy that, or and the last policy that we will be evaluating this by for inconsistency, is going to be policy flu 1.8.10, the preservation of capacity for employment generating uses. So this policy is intended to review the process and ensure that adequate land transportation capacity is available for the present and future high-paying employment generating land uses, such as your office and industrial and employment uh center uses. So this policy is intended to work in tandem with policy ED
one point four point four and policy flu 1.8.7. You kind of have to take all of those together as we're talking about these employment generating land uses. We have determined that there is adequate land and capacity available for the subject site for the employment generating land uses, so that would support the ILI1 uses there. Commercial development has not been identified as an employment generating land use in policy ED 1.4.4. So staff do recognize that the employment, there is
significant employment generation within the common C2. But it's overshadowed by what would be produced by the I L I one.
The subject site is located generally off of Ridge Road and Galen Wilson. Let me see. So this right here is Ridge Road and Galen Wilson bisects down there. These two sites are separated by a tract. This uh prop uh property was um plotted in 2018. So this did start as a rezoning and then they plotted it from there. This right here is the future existing land use. So this entire area is characterized by the IL
feature land use.
And they're proposing to remove those two front lots along Ridge Road and convert that to commercial.
Is Are there three
are there three lots? No, what's on the corner there? Is that
Yeah. School. No, right next to that. There's a company box. In the corner.
Uh this one?
The purple corner,
yeah. On this one? So that one has come in for a pre application for um an office development, which would be consistent with the I L I one. Yes ma'am.
So in 2018, then this entire site was rezoned to I one from AC, and that was to create an industrial light district park. Um so across the street, then you see the purple up there. That has your I1 and C three, which C one is or I1 waterfalls into C three, so that is permitted. And then with the I-1, then that's where they have done a rezoning amendment in 2018.
But can
I
say if you can go back to that slide before All it's pretty consistent that you have commercial zoning red all along Ridge Road, except for the industrial light right here. And also isn't there a light at Galen Wilson and Ridge Road? Because at one point six point four you had mentioned if it's at the um at an intersection. And I believe that is an intersection right there with a light.
I do not recall that there is a light right there.
There uh okay. So the property directly to the left.
To the
To the left of the industrial light is Chasco Elementary School. So there is a large intersection with a light there. And that was under one point six point four that you had mentioned.
Um so Terry just reminded me that there is a light at that intersection intersection, but Galen Wilson is not an arterial, it is a collector. Oh it's neither. My apologies. But Ridge Road is a collector. Thank you. Yes, ma'am.
Madam Chairman Mariano.
Yes. Um well how
much more do you have on your presentation?
It's just going to be going through the general location.
Do you
want to let her finish?
She's almost done.
Can
uh go ahead and finish. Yeah. Okay. Go ahe
go
ahead and finish. Thank you.
Thank you. So that is correct. This at this C2 site, then that is Chasco Elementary. And this this is the corner of the Home Depot, and at this site, then that is where the WAWA is. So neither of those are part of the IL feature land use that does have an ROR, so that is separate in this case. When they rezoned, then they also platted the property. So that is approximately 30 acres, and they have pre-platted that and sold off a majority of the land. The landowner
for these two properties, he had originally owned the entire industrial park and then has slowly sold off properties, but it has retained a few.
Madam Chair. On the two slides ago, because she had mentioned it was Wawa's, there's actually it's Home Depot and then to the right there's a Chase Bank. Okay. And then on the other side where you said is Wawas.
Yes, ma'am.
Well you said it was Wallace. I just wanna I do know this area. Thank you.
So, this right here is for the Tampa Bay Regional Planning Council, the industrial study that was given us to us earlier this year. In this study, then they did indicate that the county is looking to preserve additional employment-generating land uses. So, namely, that would be your EC, your IH, and your IL. This property, since it is located within the West Market area, that is one of the areas that was identified as lacking. lacking the most in that industrial future land use.
Our site is all the way down here. It is very insignificant compared to other sections of the county. There are a few other sites that are along US 19 that do provide this industrial land use, but again, they are very small. They have been shipped away as time goes on. So that is something that we are looking to hopefully preserve what we can to. Yeah. um keeps those employment generating land uses. So today's staff do come with a recommendation
to deny the proposed comprehensive plan amendment from IL Industrial Light to Calm Commercial for CPASS 2215 High Ridge Center Lots 2 and 3. We also do have an alternative motion that was from the local planning agency, and that would be to approve the proposed comprehensive plan amendment, CPASS 2215 High Ridge Center Lots 2 and 3. And adopt the ordinance by roll call vote and authorize the chair to execute the ordinance of the ordin uh the originals of the ordinance provided and direct the board
records department to distribute as set forth under the distribution section below. And there is um also another alternative motion, um, whatever y'all come up with today, if so. There's always that.
All right. Um d did you have a question?
After uh Commissioner Mary, I was then
Is there an applicant that wants to
speak? But I would rather wait to do that.
I'll talk to staff now.
All right. So when you did your fiscal impact, uh did you account for the fact that The industrial land that was beside it, had he done it differently, he could have had about fifteen percent, would it could have been a retail supporting Um L land use for that property.
Yes, sir. So I do believe that that is included when the uh impact analysis is being performed because part of the IELT future land use is just as you said, it permits up to 15% commercial, uh support commercial. So they're gonna be namely uh there are commercial uses that are listed in that I1 zoning, but also that would include the commercial uses that are listed in the C3 zoning. category.
Is there anything in the future that would keep us from taking those other uses that this applicant's proposing to use in those that we could incorporate in the industrial park?
At this time, the applicant has not named a use. Um we have offered to go through what support commercials would be available, um, and we have not gotten an answer on that quite yet.
And I think he just didn't want to preclude himself from that. Um When I look at the the frontage of Ridge Road across the street, right above, as Commissioner Fitzpatrick said, there's a huge industrial component right next to that, opposite this here. There's a big commercial that's right there. as well. This commercial are all around this whole quarter. going all the way down to a little road to the side. All retail, et cetera. Um This is probably difficult for you guys to try to find with the code, the way to list it, et cetera, but This to
me makes all the sense in the world to let this go commercial just like we others did. Um And I I'll just w ask one more question. The Planning Commission voted unanimously to approve this. Um But on your recommendations, it's really not even highlighted out. It used to be that the Planning Commission vote would then be the staff recommendation. I don't know why we are not doing that, but that's how it Used to be, I thought.
And that might have been at the at um your what was prior to the Planning Commission that was
L
Pen L Penny for Pasco back then.
Good.
Yeah they don't
know.
The professional staff makes their recommendation and provides you what the action at Planning Commission was. And now Prior when we
doesn't happen often, so
can you go back to the other
slide? Um uh Commissioner Moore is next. But Commissioner Mariano, are you done? I'm
good.
Okay, Commissioner Moore.
Thank you, Madam Chair. Just a couple of questions before the applicant comes up.
Total acreage going back to that is three point
Yes sir.
All right, but we have two parcels. Yes
sir.
One point five, one point seven approximately though.
One parcel is one point seven three, the other is one point seven four.
Okay.
Yes, sir.
And I appreciate you guys reaching out to the um Engels team and doing a economic analysis and and doing it through the fiscal impact. I'm a little confused today though.
Yes sir.
And here's why I'm confused. I'm confused.
Because I'm not trying to get an apartment debate here. But over the years when I've had issues, which for us going from C2 and industrial, because there was an industrial one that staff recommended approval on on Wesley Chapel Boulevard that went to multifamily. And that and that was zone industrial, at least a portion was zone industrial. So all of a sudden on a parcel that's one point five, one point seven acres. We're gonna do the economic
analysis analysis. We're gonna do the fiscal impact. But In the past I've been striving to get that done on some of those C two properties and it's not happening. We're talking five, ten, fifteen, twenty, thirty acre parcels. that would have a much larger economic impact than something at 1.5, 1.6, 1.7. Staff is unanimously almost every time recommend
recommending approval of these multifamily apartment complexes on fifty-four and fifty-six. Especially I'm not talking about other areas. Well, we strive to have commercial, we strive to have industrial. Or one of the one or two of the b or both. And we're not going through the process of doing this whole economic impact and analysis, physical imp impact. I do them sometimes. you know, in my own ways. But I I just don't understand and listen, I'm glad you're doing it, but we gotta be consistent here. I don't understand the inconsistencies. Because
what has a more of a negative impact Then taking a parcel And moving either from C2 or industrial, wherever it may be, and moving to multi-family, there's no jobs. There's four jobs. Maybe three jobs. But now all of a sudden On s these little tiny parcels. that you're not gonna be able to I mean listen, I'd rather have yeah, industrial get it. But what are we going to put on 1.5, 1.6, 1.7 acres? Compared to You know, these other parcels
that staff recommends men's approval to move to multifamily on twenty, twenty five, thirty, forty acre parcels. I don't get it. I just don't get the consistency. So
I think Terry's coming up.
Yeah, I know. I I'm I'm just I'm baffled and confused. all of a sudden.
But I don't and my question is they go ahead, Terry. Or someone. someone, whoever.
Um well let me just address the the project that was on Wesley Chapel that the portion that was I L that got reflued to residential was entirely wetland and it was undevelopable from for any purpose really, um including industrial.
I don't know if I can make that determination without going because we see a lot of pro we see a pardon we see a lot of processes. Well excuse me, we see a lot of parcels that are wet and we know what people come in here and do to So
Much of the challenge, however, is in the designations that are present. It wasn't until very recently when the Board of County Commissioners changed the C2 zoning district and made uh some some performance standards to enable conditional uses for multifamily in C2 zoning under certain circumstances. Um that's the that the n that the gap narrowed and enabled us to do further analysis. Previous to that that amendment uh to the C2 zoning, multifamily was
a conditional use allowed by the C two zoning district. So we were constrained by existing land development code regulations, uh as well as um in the comprehensive plan when we're looking at Certain parcels related to COM, uh COM does allow uh for multifamily to exist in that flu designation under specific circumstances. So given the prior constraints, some of the recommendations that you saw previously moved forward the way they did. Um, since code changes
have occurred, we've been able to uh hone in on uh the different policies and enable our us to go a little bit more deeper into the uh into the analysis and provide that to the board of county commissioners. Madam Chair, question?
Follow up question? Yep. So going forward. Is what you're telling me. It's gonna happen every time moving forward.
Well
I'm not I don't I didn't finish you don't know if I'm gonna ask yet. You're going to go ahead and do an economic analysis and fiscal impact moving forward every time we are going to change um say C2 or industrial and somebody is requesting to move it to multifamily. We're gonna do one of those, right? Because it it was important to do it this time. On one point five, one point seven acres So moving forward We're gonna do that every time, right? Well, you're gonna reach out to David's office
and allow him to do his job and move No, it has to happen.
Yeah, we have we have been reaching out to the Office of Economic Growth.
But I haven't seen those on the other
ones. I think in the case of C two, if it meets one of those criteria that is listed in the in the C two zoning district. We're sort of constrained and we'll will provide the necessary conditions of approval to such a conditional use permit. Um, but when we're talking about flu changes, for example, that go from IL or IH or EC to something less intense, um, or to uh IL to res, or let's say employment generating land use
to residential land use, or employment generating land use to commercial, or commercial land use to residential. So anything that's kind of cascading down like that. That's our intent is to do the uh uh look at that from an economic development standpoint.
But I'm not seeing I'm not again I'm I'm getting off here. I'm I'm gonna I'm gonna stop in a second here but I'm gonna just come listen, I'm I'm kinda comparing apples to apples here of what I've seen happen in the past and what's and what happened here and what hasn't happened. So Again, hate to say it I'm only here a h you know, month and a half. I'm right off into the sunset. But I'm hoping once I'm gone Um that this moving forward you know, as me as a citizen that may walk up to this podium here, that we're gonna see an economic imp impact analysis,
fiscal impact analysis
um going forward. And be consistent. Because I think it's great you do 'em. But We just haven't done 'em in the past. Yeah, and they're not going to be able to do that It there's no and there there are a trigger here's the trigger is somebody on this one of five commissioners on this board is saying do it. There's the trigger. Do a fiscal analysis. Do an economic impact study. There's the trigger. I'm saying right now, have David Engel get involved in every one of the things I talked about moving forward. Okay. Every
single one of 'em. So anyways, so moving on. So thank you for that.
We got a lot to cover too.
I hope we got a long day, I know, ahead of us, but I had to get on the soapbox. Actually it's getting taller. Um
Behind here, behind the two green squares, um And I'm gonna call that South. I see all these parcels here. So can we can you explain to me or I mean the applicant can, but I I would assume the team can. Can you tell me what types of businesses are south of the two Mint green squares.
Absolutely. So in total, there are just over 30 lots that have come out of this. They range from about 1.7 acres down to about 1.45. The average is about half an acre for these parcels. We are seeing a couple pre-ops coming in. We're seeing a couple site plans coming in for approval. So one of them is for Dixie Bell. They are coming in. Oh the painting
company.
Yes, ma'am. Um so they're coming in for one of the center lots and they're coming in to do warehouse storage. Uh the first uh you asked about the lot to the left along the frontage. Um I believe that one has come in for a pre-application as well, and the two parcels just south of that, then that is coming in for an office as well. Um
nothing's been developed south is what you're telling me. Yeah.
Oh sir, but we we do have a couple of them that are in the process of pulling permits. Um so we do have a lot of um movement down there. Um and then I believe also at this um southern right corner then the the bottom two parcels there then they are also coming in for a project.
So um Sheriff Stark you said that Dixie Bell is a painting companies that are.
Okay. So they're they're coming over to like just have them storage warehouse space.
Yes, sir.
Okay. Right. So do we this is a question.
Yes, sir.
Do we think there's a possibility that the two lots in question today Could possibly generate More employment opportunities than a warehouse that's being stored and people are just going across the street to store paint.
I believe that that would depend on the types of uses. Definitely right now they are permitted for I one, which also includes the C three uses, so that they are permitted up to that fifteen percent support commercial if that's what they're designed to do.
I appreciate the question or the answers. Thank you.
Yeah, so
that's my question. Um they can already put there's already C three zoning there?
So C3 zoning is waterfalled in with that I1. So if you have I1 zoning, you're automatically permitted those C3 use as well.
And if I can add the uh 15% support commercial designation that the IL flu carries would enable some of the commercial uses listed in C3 and in I1 to exist uh in the IL. future land use. The thing the important distinction to make is that uh if these two parcels were to be redesignated to the con commercial future land use what in effect is happening
to the d little industrial park that we have. uh here in in the West market area is um a doubling of potential commercial In this little industrial park. So you would you would get a hundred percent commercial on these two parcels because they would they could potentially go to com as the application is requesting. Uh but when that happens, the rest of the industrial park gets a renewal of the full 15% support commercial. So it's a dilution of the industrial
employment generating potential with more. Yeah. uh in in the industrial park.
Can uh hm. Uh it
doubles it.
So yeah, so is that something that can That we could put in conditions? That's no?
No. No. Not unless this is a P D.
This is this is the uh uh this is the Complant amendment, but the next step down the road. The next
step would be Euclidean,
yes. Yeah.
Uh That may have answered my question. I'll ask it in a different way. Okay. If um This board so choo chose to do a deed restriction
on C two to say, for example, not allow Mini storage, not allow because we're talking about job creating opportunities, right? Not allow a car wash, not allow a For not that it's gonna fit well. People try, God knows, they'll probably try to squeeze one in anything, but not a multifamily apartment complex, for example. Can you put it could you put deed restrictions, Mr. Steinslater?
That would be a question for the applicant when he comes up.
So it would be allowed if there would be willing to is what you're saying.
Okay.
All right. so shall we hear from the applicant? Okay. Is the applicant represented? I see Mr. Booth. Okay.
Motion receive and file.
Second. All in favor? Aye.
Second.
Steve Booth, 3030 Starkey Boulevard in Trinity, representing the applicant.
The um
my client, Mr. Blackwell.
and created what the county has been looking for as that is additional industrial property. And within that industrial property, fifteen percent is allowed to be commercial under certain restrictions that are set forth.
To answer your question about restrictions. I'll read to you. The recorded Declaration of restrictions. that run with the land and are enforceable against every lot within that Sight. And it's uh
only uses under the Pasco County ordinance shall be allowed and the following additional operations and uses uses shall not be permitted on any property. Residential. And I point out residential because one of the arguments staff has in your in your right up there is that well you could be opening up uh t for residential property. I think that quite frankly was is never gonna happen. The marketplace would not. Allow that to occur.
It can't be an R V park, it can't be and we have listed a number of other of other um use uh uses that could not be made. And then This says com and again, these are the recorded deed restrictions. The I-1 category allows up to 15% of the platted property to be used for certain commercial uses. Lots one, two, and three are designated as the commercial lots and may have additional
or alternate rules and regulations consistent with the Pasco County Land Development Code.
So the concern about the rest of those lots is taken care of by the deed restrictions. Okay. The problem is is that fifteen percent that you are allowed to have commercial and we have designated that on Lots uh One, two, and three, but the application here is only as to two and three because lot one has been sold. is less than the fifteen percent that we're allowed to have. The problem with it
is, is that the restrictions for that commercial Find it here. Um
limit it to support uses doesn't say support and ancillary which the which the um Comp plan says. uses such as restaurants, banks, daycare centers, dry cleaners, hotels, motels, and service stations. So the argument about fiscal impact And Атр аспекться. The usage
impact Is uh just absolutely ridiculous because we've designated these lots commercial and we could put these other things in which it's not gonna i it's not changing the approach to uh the fiscal impact because there could be these less income generating and less job uh income from the jobs. on these sites, which we can already do. So how is that affecting anything overall
as far as the county? uh is concerned. And then here's the problem and the reason we have come in and asked for what we want. is that we have nobody beating down our doors To put in a bank. A daycare center. a dry cleaners. It just hasn't happened. A hotel. I mean, we can put a hotel on those two sites. I don't think we're gonna have people coming here. to talk to us about that. And we have had difficulty Generating
an appropriate use for that. And accordingly, we feel that by putting it commercial. and restricting it as it's already been restricted in the in the um Deed restrictions.
In the um declaration of restrictions. That we are meeting the intent of all this. And as you can see from the handout we've given you, there's nothing across Ridge Road in that area that isn't already commercial. And that was one of the big hang ups that the Planning Commission had. One of the gentlemen said, How can we deny this? This is nothing but commercial up and down Ridge Road and it's only these two lots. And
um I think that The application of some of these um concerns about the uh flu just are not are not really relevant or uh pertinent to The overall situation that we have with these two small lots. Accordingly, we think this is a reasonable Um request and we would request that you go ahead and approve it. And available
for quote.
Could you tell me again? Um you said that there's
a list.
A list and indeed restrictions. I don't do we have that?
No, no. Um I don't think you do. I just These are deed restrictions that are recorded. I can provide you with a copy right here. What is readable?
Just read it off again. Read it if you don't mind. These are these are uses if we if that's changed to C2, these are uses that cannot occur on this property. Is that what you're saying this list is?
Um Madam Chairman, if if I can try and help Mr. Booth, these are restrictions that were reported when you platted your subdivision, correct? So That when they platted their subdivision and they've sold off lots, everybody in the subdivision, these were the rules in addition to zoning.
Okay.
Yeah, and and what And it includes these two lots. It includes these two lots because they were part of the subdivision. Right. That's
correct. But what what I should have read to you is that the before it got into those restrictions, it says allowable land use. Land shall be used only for those purposes allowed in an I-1 zone as defined in the zoning regulations of Pasco County. in force and effect on the date of this declaration. As the same may be here and after amended. So we're restricted to those I one uses on the balance of the property. That
eliminates the argument that I just heard from staff that well if you designate this com, then you can go get fifteen percent. out of the balance of the lots that won't allow us to do that. So that all we're working on.
So you're saying is your deed restrictions Put all of the commercial That fifteen percent Is All up on one, two, and three. On Ridge
Road, yes, sir. That's it.
Okay.
Yep.
And And the purpose of you moving to calm is That you want commercial that is in addition to ancillary support.
In addition to those restrictive uh uh uses that have been set forth in there which really don't work on this site.
Madam Chair? Yep. Mr. Booth, y you you mentioned some things you were allowed to have. earlier you mentioned hotels. Did I hear you say convenience store or gas station?
You said gas station.
Did you say gas station earlier?
Yeah. Yeah, sir. That uh
Is that true? I'm not saying you're wrong, but is that the right-of-way,
I I didn't think so, but if you call
it.
Well, I've got the right it says service station, which
is I guess that that's a gas station. Yeah,
I think.
Yeah, that's that's the same that's wild. All right, here comes
our
zoning game. We might need to think about the change in our
In the future as a county, right?
You know the thing is, these things are not defined very well like a service station. Okay, does that include a typical seven eleven? Right. Not just a service station, but it is a service station that you can get gas there. So we have to go in and argue each one of these potential uses every time That uh we have a contract and somebody that wants to buy the piece, we want to be able to know when we're marketing that we can. Say these are the things that are allowed.
Okay. Um Denise, do you do you want to just go through the uses and all that kind of stuff?
Yeah, I we could definitely go through the uses, but so so basically the fifteen percent is subject to what the zoning says. So the zoning in this case is I I1. I1 does not allow gas stations, nor does C three. I1 is a waterfall district, so waterfall so everything you can do in C3 you can do in I1. Everything you could do in C3, I1, you could do an I2. So they they pyramid or waterfall from each other. A gas station is not a permitted use in neither C three nor I one. It's a correct service
station is a special exception use in C1. And it's a permitted use in C two.
And they and they generate a lot of traffic.
But that's in other words, he under the I one zoning, which is what it's currently zoned, he could not have a a gas station there, regardless of what the comprehensive plan says. Okay. The use is not called out in the zoning district.
Okay. Um we don't see C three very often, do we?
Yeah, that that exactly. Yeah, it's a it's a commercial light manufacturing district. It's it's it's very l light manufacturing. So it's kind of like the precursor to going into I one where it's more intense. So yeah, you're right. You we don't have much I've never run an actual um statistical research to see how many C3 parcels we have, but we don't really have that much. At one point in time, because I've been here for so many years, we were making a lot of changes to C to the C3 district because
that's what allowed a contractor's office and storage. But since we changed the code several years ago where it's allowed in C2, we don't see a lot of rezoning to C3. And so
Madam Chairman Mariano. So first question to to uh county attorney Jeff. Um So as we can see right now there's no residential so there's no apartments can go in there. There's no service stations that can go in there. Can mini storage go in there?
On one ac how big are those?
On this on the sparsaal.
Yeah, I I think I don't know of anything that prohibits that, but you know, I I don't know that anybody could ever do that on this.
I can answer
So in the I one zoning district, you cannot have storage, self storage facilities. Um it's not allowed. Okay. Um in the I one zoning district there is a potential for a special exception to do the um which you've probably been seeing the boat and RV storage just for a temporary period of
Okay.
Mr Bayonet Point. And Mr. Blackwell.
Would you I b brought this up earlier, would you be willing to if this was your request was approved Would you be willing to add a I'm gonna look at Mr. Blackwell as I say this too. Would you be willing to have a deed restriction in there that said no multifamily, no mini storage?
C two you can do. We
already removed
multifamily from
C2 conditions.
Right, but in the deed restrictions it specifically prohibits residential.
Okay, so we're good there. In the mini storage you can do C can do either one. I thought you said industrial, I thought C two.
I'm sorry. That's what I'm wondering too. Aren't there some uses in C three that would fit these lots? Maybe Denise has to answer that.
a choice to be s in C not C two but C three.
Problem is it's It's right on Ridge Road. It has an interconnect with the Home Depot. Okay, which of course we're required by statute to coordinates to put in. It's got a power transmission line that runs right between those lots, the major transmission. And it just it isn't conducive to anything in our opinion based upon the people we have coming and wanting to look at it and can I put in this and I put can
I put in that? And we haven't been able to accomplish that from a marketing standpoint.
just to answer the commissioner's question, there are uses in C three and in I one that can locate on the two parcels that are before the board today. The developments that are happening just to the south in the same industrial park are the same size buildings that you might expect on the two parcels that are subject um that are that are the subject of this uh proposal. Um the the The key thing to remember is that while the corridor itself is overwhelmingly commercial
There is limited industrial in the West Market area in general. And in this particular area of the West Market area. The harbor's redevelopment plan. uh calls for the to the need to prevent further retail strip development along major corridors and provide a healthy mix of uses and create a community destination. Um and the conversion of IL to come would would reduce the mixture of uses along the corridor. And Ridge Road has to be thought of as a corridor because it does connect
now to the strategic and a moral system, which is Suncoast Parkway, and beyond the US forty one eventually. Um and so these uh uh this area is sort of key now to to the West Market area and the preservation of industrial land.
But the point is we can put Some of them rose are commercial in there anyway. under their own guidelines. It just that argument I understand the argument, but it just isn't applicable to these uh this situation where everything else is industrial and we reserve the front. which is commercial all the way around it for reasonable commercial use. Well it's my understanding
that this board gave staff a um a direction for these kind of properties and not to lose any more dos long time coming but uh very small piece of property but But we're given I hate to go get staff when we've given them a direction and then they show up Actually, leading by that direction. And that's why we have this confusion about it. I mean It's not anyone's fault, but this board actually gave them the direction to
make
industrial in the first place.
That's right. Which at the time when you did it, actually, if you'd have done an M P U D on the same property and set that up on commercial on the front. And had industrial to the back would have been approved and and been fine.
We had that
discussion, yes.
Right, yes, sir.
Um Commissioner Mariano, then I have some a couple of questions.
I'm getting ready to well I look some I'm gonna ask a question Denise Denise one more time. Just to be clear.
on these two parcels the use of the property from what I understand Cannot be a service station. cannot be residential, including apartments. And it cannot be mini storage.
So Is yes, that's correct. If if it if it stays the way it is today. Yes, I just wanna make sure if it stays the way it is today. Um because I did look at his deed restrictions. And I could read you all the deed restrictions because they're it's it they're very interesting.
I think that covers everything. And pretty much I'm ready to make a motion. No,
I have questions.
Well the the one thing that gives me a little heartache is the school district next door and the amount of traffic that some uses might generate. So um And I understand what staff's saying about industrial Um but Chances you get an industrial up front there, I don't know. Um and they're allowed to do commercial anyway. Um so m my thought might be to Make sure And
I don't have uses memorized in in the different categories, but I would be In favor of Um making sure it's not the really high h uh commercial uses that take a lot of traffic. Um because especially with the new rules now or More more kids are walking to school and that's one of the danger areas. I also wonder if it's is it possible for your that um community
to connect to the community behind it so that Um students trying to get to school. I know it's not a great road, but maybe we can help improve it. From that Orchid Lake, um community can access the school without having to go out on Little Road and up to Ridge and across. It sure would be nice if there they could come in from the backside. So I'd love for us to uh see if we can make that happen. But um Yeah, so I I think
if if there's some way to to call out some of the uses then Denise that would have to be s coming from you that that are just the real high intensity traffic generators.
I probably would be okay with commercials. Well they but they probably want things like I mean if they want like a car wash or something. That's a high generation.
Well I think their D restriction said no car washes.
No, it did not.
They didn't say that.
Okay, well, I would that's one of them probably. Maybe a fast food would be in a few years. And they're all gonna be coming down and making a U-turn Right where the school di schools school is in that intersection. So I'm I'm okay with uh some of the other commercials, but I just would not be okay with high traffic generators.
And they could make uh left at the light and come in off Galen Wilson into the industrial. That's that's not what
we want, right?
I would say that the representative of the school board. Board, uh Chris Williams was uh at the Planning Commission uh meeting, which was a unanimous approval.
Does he vote on this one?
No, he didn't vote on it. Yeah, this has this doesn't refer
to the money.
No, I understand.
Well,
I I I can tell you what we're getting from parents and traffic now that they took away the two bus mile.
It's crazy. The only thing I would say in response to that, Commissioner, is that It's platted. The lots, most of them are sold. Okay, and there'll be a lot more industrial applications coming in for that property. I don't know that the road structure can change any because of that.
There's n nothing that could be connected at the bottom?
And as far as adding restrictions because those lots have been sold, we couldn't just change them.
No, I no, I'm not talking about anything with the lots that have been sold. Um just we need to look when something comes in that we're making sure this is kind of for my staff that there are connections possible, even if they're pedestrian connections that provide kids a safe way to school without having to get out on a street, because it's a shame that if you live there You have to be driven out to Little up and over. And Madam Chair,
um there used to be a pedestrian gate where the p kids could walk to school, but the kids in Orchid Lake area are zoned for Caloosa, not for Chasco Elementary.
Probably 'cause there's no connection. I mean they're right next door to Chasco. the middle school.
Close as well, middle. Um, But also this parcel is also to the east and the school is here and then the community is right below it. It's right next to it. To the east is all woods. So if you I don't I don't know if you can scroll down right down at the end The parcel just south of this parcel is all trees. The parcel to the left is the back
of Orchid Lake Community. Yeah, right there we could have made a connection right there. There um there are houses along that way up until you get to Galen Wilson and then to the east of Galen Wilson, it's all wood. On the
corner of eighth street where it turns and you have um Galen Wilson There could have been a connection there. Well, I don't know where 8th Street is. Yeah, So Okay. Terry.
We do look for the connections particularly to the schools, but the direct connections that we look for are typically for the residential properties. Um This would be an industrial park and so too. Funnel.
No, up Galen Wilson.
Well the yes, there'd be parcels that could potentially be uh fronting along Galen Wilson. I mean
you can see it on the map if you zoomed out a little bit, but I think that's someone's I think that's a PDF, but I'm looking at it and Galen Wilson goes down, it goes to the National Waste Management Systems. And it could have continued down. Even if it's a pedestrian access, not a or golf cart access.
Well I I think the reason why that didn't happen with this industrial park is because it's kinda off site. From from their direct development. But typically you wouldn't want uh high pedestrian traffic through industrial parks.
I I agree a hundred percent. Mm. Okay. Okay, um but can we can we restrict some uses? Um Is that a possibility? And what would be high traffic ones if that's something that other people were In favor of that. I don't know if there's other board members, but what would that look like?
I have to defer to uh The county attorney as I've understood it all along, you can't really do that. With any enforcement.
Well when they brought you up they asked you if you were willing to amend your deed restrictions to limit those those uses on these two lots. And
what I've said is that I don't have the authority to without getting all Twenty some odd, twenty-eight, uh property owners that would agree to an amendment.
You could
re
i if Mr. Blackwell owns lots two and three, you certainly could re record additional restrictions on those lots to get this commercial. Just two and three stuff is that
not all of them, we talk about two and three. I Steve.
And I think we should hear what those uses might be before we bring up Mr. Blackwell because I don't even know.
every property owner in there has the right to enforce the restrictions as They are written. without um you know an amendment to it or whatever. Because I think that because there's still Part of the
based on that argument based on that argument, they're they're entitled to rely on this remaining I. L.
No, because we p specifically put it in there that these uh three lots were part of the fifteen percent commercial designation.
But of the I Land
is correct.
So now maybe we oh, now we have a problem.
I think you've heard I think you've heard Mr. Booth say that no they're not willing to restrict Lots two and three.
It's not a question of being unwilling to do it. There are certain restrictions that we put in there, just took a laundry list and put some of them in there. But if I don't know what the vehicle would be legally to affect Every other property owner in there, in that subdivision. Even regardless of what the zoning on it is or what the uh if it came out of the I L designation, that doesn't affect the rights of those other property.
We're only doing two parsels button.
I'm sorry.
Well this is taking long time.
Madam Chair, if I could the County Attorney is not talking about amending the existing deed restrictions.
Yeah.
He's talking about doing a new deed restriction, which we uh do throughout the county, that's just on those two parcels and it's between the county and the landowner. We're not talking about amending the existing deed restrictions. You do a new deed restriction just for those two parcels.
So you're not afraid
of the right-of-way.
Well, you're make you're killing your argument here, Steve.
You're saying
you
can't change it but then you want us to change it.
Well it goes both ways then. Be careful here. Um because you're saying we can't change the deed restrictions without everyone agreeing to it, then we don't have all the landowners in here that are willing, okay to change the deed restrictions from IL To see well to calm. So it's it can't be both ways. It has to be one way or the other. That's the only thing I'm concerned about.
Madam Chair.
Yeah.
You've got a big retail development right beside it. You got Home Depot right there. There's tons of trips. You got restaurants right across the way with tons of trips everywhere around it. This is an industrial land the guy brought forward and I was just trying to to protect the retail. The major things I think I heard in conversation between service stations, apartments, mini storage are pretty much covered. Can we see if there's any public comment to this?
Oh yeah, we do have to take public comment. Okay. All right. We'll take public comment. Anyone wishing to speak to this item?
Uh is there anyone online that wishes to speak to this? I have no one on WebEx. Okay. Um I don't I don't even can we move forward? I mean is that
Mr. Blackwell has suggested that. Restrictions perhaps could come in in the rezoning application and we might be able to deal with it in that. Light. I don't know that for certain.
I gotta look to my I gotta look to my county attorney.
Well the so once this site is is granted commercial, it's granted commercial. I mean it y once you change the future land use from from I L to com, it's com. And I agree with Mr. Booth that that normally this would be taken up during the zoning. But if they're not willing to make their concessions. The board needs to be awar or aware that it may It
may be every potential use in com except what's already restricted by their by their Uh by the recorded bead restriction.
I mean that's a good thing. But your but the zoning request will be consistent with the new future land use that you've got awarded today.
So then and then you get in trouble when you don't approve that.
That's right.
As we have seen in the past.
You know, Ms. Mr. Blackwell has been developing in this community for many, many years. And we have many times made concessions. We've done things that were right for the county. The mere fact that that this c he came in and did this industrial to begin with. I would suggest That we we can can work on this to the best of our legal ability. That's the concern that I have, to be honest
with you. Madam Chairman Mariano. I mean, listen, I'll and I'll I'll thank staff again. You know, again, thinking industrial under the Tampa Bay Regional Planning Council said we need to focus on that, which we're doing. I just think these parcels are too small. Um, you know, I don't want to hold this up anymore. I I like the deed restrictions are already there. I think we can move forward as Commissioner Mariano just stated. I'm I'm I mean, if you want to put a you can't put a service station anyways, you can't put a I mean the hotel would be fine to me, but you can't put residential I mean if you you want to put a uh McDonald's
in there, go for it. Yeah.
Giddy up. I I was
I was just make motion to I don't know if I'm gonna word this properly.
To change the amend form that's amending. Just
It's number two.
This one? This one.
Right
here. Approve the motion to the comprehensive amendment plan.
For two and three and ordinance to by a roll call vote.
All
right, uh this is a roll call vote.
District One, Commissioner Oakley. Aye. District two, Commissioner Moore. Aye. District four, Commissioner Fitzpatrick. Aye. District five, Commissioner Mariano.
Aye.
District three, Chairman Starkey.