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 18) From RES-3 (Residential - 3 DUGA) To
What the county recorded
DispositionAdopted
Approved to adopt by a roll call vote.
The source document
The county’s agenda for Board of County Commissioners, Dec 6, 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, Dec 6, 2022
The published PDF, as served by the county. This item is one entry in it.
What was said
Machine transcription of 28m of recording, with speaker names inferred from voice matching. 100% of 113 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
Okay. P ninety eight.
Item P ninety eight was published in the Tampay Times on October fifth, twenty twenty-two.
Good afternoon, Mr. Chairman Mariano. Item P98 is PDD 23007. It's 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 18 from res 3, residential three dwelling units per gross acre, to res 24, residential 24 dwelling units per gross acre, and approximately 13.36 acres of real property located on the south side of Decubulus Road, 600 feet eastern. east of the Little Road and the Cubulus Road intersection, and providing for additional text
amendments as necessary for internal consistency, providing for appeal or for severability and and an effective date. This comes to you with a recommendation of approval from the local planning agency.
Can you do the full presentation to show the property?
Yeah, yes.
Hi, good afternoon. This is Brian with the uh long range planning. Here to present PDD 23007, small scale comprehensive plan amendment. Uh C Pass twenty two sixteen, the cubeless and little. Um this is an adoption hearing for CPAS twenty two sixteen. The Q will listen little I will now read the um ordinance into record before starting the presentation. This is an ordinance amending the Pasco.
Okay, I will skip that and pr continue with the presentation.
So the site is located. in the Westmarket District. specifically within the central district Of the Westmarket District. We got the project overview is to amend fishing Land use map two fifteen and cheat eighteen. From Rest Residential Three to Rest twenty four. The location. Approximately thirteen point forty two acres located near the southwest corner of the intersection of road of Little Road
and the Cubelis. Um the resolution is flu map two fifteen and sheet eighteen. Um there is an associated rezoning petition under R C number seven six six seven, the Kiwillas and Little and PUD.
The comprehensive plan consistency, these are the following policies that are consistent with our proposed comprehensive plan amendment.
In here we got the um the site a map of the site location of the uh the proposed Project.
While you're doing your presentation, if I could, because as I read this agenda item, I didn't understand though you mentioned the MPUD. It doesn't show the borders of where the MPUD is. Could you show the board to where that other piece of property is, how it connects to Little Road as well as to Cubulus?
Yes. Um basically the MPUD about proposed project To the south, here maybe. A good pointer. But to the south Also we'll about to the north, north of um the cubeless road. So that will be the area of the um Newport Corners M PUD. And also Yeah, performs the Q. Yeah, the proposed Q Bullet S M P is the
one that is demarked there by the uh red screen.
But the but the red line isn't correct. Right?
The red line just shows this part of the red line just shows the
red line is showing the Plan Amendment.
So like you just did, you just had the thing going around it. Just go go from the red edge of the border along the cubeless going to east, going to the west?
Yeah, a little arrow, I thought.
That was called.
It's if you take with a on de cubulis, if you head towards Mass Av It that little s square there, bring it down around the gas station coming down over. It goes back over to Little Road, comes down to a level equal to where the red line is in the southern part of the of the property. So it it's a it's a to me it's a very key part of this whole thing that it's not just one spot on Decubelus, it does connect, the M P D will connect all the way out to Little Road.
Th that's correct. The map is showing the comprehensive plan amendment to Res twenty four, but the project area moves beyond the red space when we get into zoning. And it includes this map is showing the existing flu that's uh Highlighted in the black dotted line. And then the part that that flag-shaped parcel just to the west of the subject site is also part of the project area. That's R O R. That
already has twenty-four dwelling units per gross acre designation on there for density. So When the MPUD comes forward, it'll include that L-shaped flag lot right there, plus what's in the uh black dotted lines.
Okay, thank you.
Okay. So I continue, I will back up one more. We got the site location like I already showed. We got the S16 uh future line use. Um is currently um the flu is REST three, residential three. The proposed feature land use for the proposed project is gonna be REST four uh twenty four.
And current zoning is currently zone A C A R
And com with the recommend the Board County of Commissioner to find the proposed amendment consistent with the comprehensive plan and adopt by roll call vote.
I have some comments but I'm gonna reserve them for after the presentation.
All right, so I'll hear from the applicant. Alright, so let's hear from the applicant then. Unless anyone has any questions for him? Okay.
Good morning. Good afternoon. Sorry. It's been a long day already. Barbara Wilheite, 6327, Grand Boulevard, New Port Richey, 34652 for the applicant. We did put together a PowerPoint because Our project boundaries are different for the Comp Plan amendment versus our overall project. So I do want to go through that with you. I have my team here, myself, Tampa Civil Design, Jeremy Couch, Lynx and Associate Steve Henry, and the owner of Charleston Community, Steve McConaughey. I did ask for additional time so I do ha
Of course between chairs I didn't hear from anybody, but um I'll try to go as quickly as possible, but I did ask for extra time.
Property information here's what you were kind of looking for. Good map. Yes, this is what you were looking for here. This here, the purple is our complaint amendment before you today, res three to res twenty-four. This piece here is within our project. It's as uh Mr. Pito said, it's um R O R C two right now. You can see the difference in acreage. The total acreage is the seventeen point nine nine and the CPA is the thirteen point three six.
In context, this shows where you're at in relation to both the cubulus and Little Roads as in Little Road as well as What's surrounding us, which is um Newport Corners.
384 multi this is our ultimate project summary between for our MPUD um three hundred and eighty four multifamily residential units, a thousand square feet of commercial, three access points, including the county's Vision Road that you that the county wants extended um Platte Road extension up through the middle of our project.
This shows you our context again to Newport Corners and the connection I was just mentioning. This is Plath Road Extension right here. Comes from Plath Road. Cross little, up this way, and then comes up through our project. It gives us direct access to all of the great things that they're going to develop down here. We continue that vision road up with a twelve foot multi-use path. So very good connectivity.
And just a little bit more of a example of what's going on with the right-of-way.
Um
so some folks on my team did my PowerPoint for me. I don't know how to do that.
This very basic here's our site. Other than we know our vision road is, we're still working on that site and we're meeting with the different commissioners and talking about as we go into the zoning and uh refine our plans, talking about exactly what we do where. But this I want to make sure you could see how the Vision Road is being uh accommodated.
We are part of the Harbors, your your re redevelopment infill plan. This is an interesting parcel for me. It's a five parcels that have that have been brought together together to be redeveloped. If you read what you're supposed to do in in your redevelopment infill plan, this is exactly what you're supposed to do. One is assemble parcels and um And so we that's we've done I put in there planning matters. You'll you'll see that you did this in 2013 and investment is following that plan. What
we didn't do is we never implemented that plan. So I have to stand up here and go property by property to change the land use. And I know sometimes that's not the best way to do it, but that's what we have to do because you had a plan that says, here we want you to develop this way, and I bring something forward to develop that way, but I've got to come and bring a a comprehensive plan amendment.
Th this is your central district. You can see the the uh vision for that. We meet that vision and exceed it.
The economic impact
R will have a minimum income requirement for class A apartments. And the total of the applicant's gross monthly income must be at least three times of the monthly rent, approximately $67,000 per year minimum for household. But this is really interesting when you look at w what happens when you bring together people um with these kinds of incomes to live here, you bring in thirty-seven million dollars of of income in that complex that they then spend
on the weekends and so forth. Why is redevelopment in infill important? We'll be paying impact fee and mobility fees of three point two million. Right now, the taxes on the property
B between all five parcels? Generating four thousand six hundred and seventeen dollars. When we develop it just for the residential portion, we're gonna generate seven hundred and eighty eight thousand In 10 years, that's $7.8 million going to your ad valorem taxation versus if you kept it as is, $46,000. So you really can see. the benefit of picking a place and a location and maximizing the land where you already have your investment. Where you already have your infrastructure. This just goes
through the taxes and the fees, calculates it.
Kind of unique infrastructure, redevelopment follows your existing infrastructure. That's the whole idea of doing redevelopment, and that's why you invest in it, that's why you incentivize it. This property is served by two bus routes and three bus stops. Pretty unusual. You can go all over West Pasco just from the front door of this project. And Commissioner Starkey will love that this project is located on the Massachusetts Avenue Trail, out the front door of our project will be the trail. You can take that trail. And I'll show you in a minute where you can take that trail because I have a map of it. Decubulus Road is in the process of being widened, so it's already an area where you already decided, not anything
to do with our project, that you wanted to invest in widening that road. So again, our investments following your investment. We will be a part of that, not only paying our mobility fees, but we also are a significant property of three parcels along Decubulus where we're going to convey the right-of-way, donate it, so you don't have to go after.
These are the bus stops for those two bus routes.
And this is pretty neat. So you can take this trail out the front door.
Massachusetts. De Cubulus, excuse me. Along to Cubulus, go south on Starkey, And this is within Starkey Wilderness Park. You can take this all the way to Suncoast Parkway, or you can keep traveling along here. Stopping by Starkey Market. Going south across fifty four. Going south across fifty four, um and this eventually gets into Hillsbore County. So pretty significant trail system that again investment that you all have made that we get to follow.
Westmarket area, this is the vision. Not too exciting there. We do match with the vision. Staff went over that already. And again, or in concentration area, you have a lot of policies in your comp plan that direct and say how you want growth to occur. And that's what we've done. We brought forward the project that does exactly what your plan asks and suggests we do. And with that, I will uh have any questions and I have my team here. I'm not sure if we have anybody from the public, so we really nobody's contacted me from the public, and no, I don't think anybody's contacted staff, so
we have no visibility as to whether you have anybody here to speak. So we we put together the best presentation we could do so we could show you the project.
Okay. Okay. Um before I hear from the public, any questions for Barbara?
Oh well I I do have some comments.
Okay.
Um so I did meet with the applicant um yesterday. And um It this is right across from an employment center. But um and I know it's just the it's the comp plan, not the site plan, but I did express my desire to the developer and the engineer that in my opinion Um this the the design of this neighborhood
It needs to fit in with the walk the mixed use walkable village concept that is coming in in Newport Corner. So uh they seemed very amenable to um work with our planning staff to align that um project to um Fit in Like with what's coming in Newport Corner. So Um and Barbara the trail. That trail map, if you could put that back up.
Um That's right.
Uh let's see here.
It's coming.
Okay. So that trail, that decubulus trail actually is going to continue on to cubulis. You'll be able to you should be able to enter the park From that uh area. Area Um, where you if you're driving onto Cubulus east you see a gate. Um but that trail is gonna continue on to Decubulus and connect with the Ridge Road Trail. So there's lots of opportunity for people to be able to get to work. or to go to work from that
area without having to have a car. or access the road. So
it's pretty uniquely located, I would agree.
Also Also um talk to them about maybe beefing up the commercial if they and having more commercial retail. if um they do the land plan a little differently. So But this is just a complaint.
Yes, you'll see there are site plan. Just has blocks on it. That's because we've scratched that. And uh they want to re take in some of the comments that we met with the commissioners and some of their ideas. We've scratched our where things are gonna be. Um we're gonna go back to work on that. But today's the comp plan, so today's really not about that anyhow. Uh so we will bring back uh and meet with all of you and some of the things that we uh we propose to actually do to the plan. But would appreciate your support today to get the comp plan portion uh done and then we'll keep moving on.
And I I did meet with the applicant. this morning and just right before this meeting here, trying to get more information on it. Um I'm glad the property does connect both ways. I'm glad it's only part of the whole process that's coming forward. Um And I like you, Commissioner Starkey wanted to see some more commercial, maybe make it more moderum. I actually envisioned at uh UCF campus where they actually have the residences across the street from the main campus where they have all retail down below. Uh above it. They have the apartments above. It
This would be I think an ideal parcel to go take advantage of that. Um I'm glad they're donating the right-of-way, the trail uh connection I think is huge for it. So um I'm happy to see the doing what I wanna make sure though is that by approving the comp plan amendment we don't limit them to what commercial could be added because right now At ten thousand square feet, I don't I don't think it's sufficient. Now that I know there's more coming later on, we we'll look at the MPD, we'll study it to put it all together. But I I hate to just restrict you on this parcel if we need that commercial to go on that parcel.
Yeah, now the staff was in the meeting with the we had a meeting yesterday uh and this came up. The ROR land use has a 0.6 FAR, so it allows a 0.6 pleurary ratio, and that's about four acres, and so that generates quite a bit of commercial ability. We've also talked with our transportation engineer, we probably have to change our report a little bit, but he's like, No, we can add without having to redo all the report the transportation analysis. So we're looking like we're in good shape of being able to do some. More.
So potentially we could possibly get a Trader Joe's in there?
Yes.
I'll be happy to send a letter in support of that.
And if you heard this morning we need some nice restaurants, please. Barbara and I keep working on that. There you
go. PF Janga working
there.
And tell you, uh at UCF the campus that they have there, everything in that lower retail is all nice places where the students and by the way, PhD right down the street. Would would love to go and just that would actually even save trips for us.
Yeah.
On the roadway.
That's where we're heading. Working on it. Thank you.
Okay. Any other questions for Barbara? No, just that I've met with the applicant also and and felt good about the project. So I think it's good.
All right, anyone else? Okay. Uh let's take public comment.
We do have uh one person that signed up. Everybody did approve. Yep, okay. Okay. Um Ann Corona.
Uh uh you can bend the mic this part down. Just a little the the very end. Oh, I think
I think I'm good. Can you hear me now? Okay. Yeah. Can you hear me now? Um I'm not sworn. That's okay, right? Okay. That is correct. Okay. Um good afternoon Anne Corona, [address removed]. Um, [address removed]. Okay, so we've all been here before. Here we are again with the spot zoning. This project will cram sixteen hundred residents into an area three times the size of my property. This is once again spot zoning which was applied to Tanglewood East Complex
and is the process of singling out a parcel of land for use totally different from that of the surrounding area for the benefit of the owner of such property. It's arbitrary, capricious, and unreasonable. The residents of Tanglewood and Decubeless Road area chose to live there due to the land characteristics, wildlife, clean air, lifestyle in general. It is evident that if one purchases land in an area zone res 3, Pasco County government has demonstrated that at any time by spot zoning you could find yourself in the midst of Res 24,
an 800% jump in density. There is no demonstration of need for this type of density in the area, and the project does not meet the rural standards designated. There would be high-rise apartment buildings at both ends of Tanglewood Drive, undoubtedly, unquestionably affecting property values. After the developers are finished trying to put lipstick on a pig and the complex is fully occupied, in a few years it will be just another old apartment building. I keep on asking myself why Tanglewood is not a good idea.
Yeah. Why not other areas with more open land? I didn't do much with traffic. I was supposed to have someone here with me and she's not here. The traffic on Decubelus and Tanglewood is ridiculous. It's dangerous. Since the road Ridge Road extension opened, it's next to impossible to make a left turn from Tanglewood Drive onto Decubelis. During peak traffic. Adding another 1,600 residents, 800 cars, half a mile from that intersection will be disastrous. As usual, the Linkston
Associates, I feel traffic assessments was flawed and skewed. Um Let's see. Uh access on to Little and Decubelis, laughable. At five o'clock in the afternoon, you can't even get out of this the gas station. One of the most significant issues in my mind is the effect of course this would have on wildlife. Again. And always there's safety issues with excessive demands on law enforcement. Lastly, there was no sign noticing the planning meeting in October. I drive constantly there, trust me. Res
3 to Res 24 is the atom bomb, the Hiroshima of development. I would have noticed that. And I would have called two commissioners and assorted elected officials. Nobody knew about this meeting. As you can see, I'm probably the only one speaking. about it. Um so um I think this really should have gone back to planning to be reheard when properly noticed. I couldn't see the sign. There was a guy in a bike reading it yesterday because that's how close you have to get to look at it. I had to park from 7 Eleven and walk there to read the sign. Thank you.
Anyone else signed up?
Have no one else signed up. I also no one else on WebEx. Okay.
Anyone from the public would like to speak to this item?
Okay. We'll close public hearing. I'll just make a couple of comments. I did talk to Anne, she called me. I had uh two other phone calls. Uh on the property. Um And I'll say Tangle with drive is something that hopefully we can look at in the MPD process, uh or even just test staff look at it. as the extra lanes are gonna be added on Decubelus, there's gonna be some improvements that maybe when we take a look at as well. Um far as the signage, um we are working on the signage issue coming
out. Um the sign's gonna be bigger and better and Terry, I know Terry's work on that right now coming forward. I don't know how quick it's gonna come, maybe even today. They might be on the agenda today.
Uh good afternoon, Commissioner. There are uh public notification uh improvements to the land development code that are proposed before the board today. It's the next item on the agenda, but it these do not include the actual signage that will be on the street. Th we are working on those currently to update the appearance. And we'll be bringing that to the board. This year.
Okay. All right, so I do I do I do acknowledge we need to take a look at that. Um I'll say that the apartment complex down the road, um I didn't support that one. Um I thought it was Uh Well I'll just say I didn't support it. The reason I like this one better, this one here, and when I first read it last night, I was apprehensive about it, uh 'cause I didn't see the connection to Little Road. Since I got more information today, uh your presentation as well as what I saw earlier today. uh
that connection makes a big difference. I've got two artillery rows coming around each it around it. Uh I like the fact that they're willing to put more commercial to it to create something like that UCF campus where you could have the commercial down below, the residential above. um those connections are are a lot better uh and won't impact the neighborhoods down the road nearly as much, but I think it'll support even the VA hospital from down the street. So I I you you may wonder if why I would think this way.
I'm just trying to let the board know. I looked at the other one a lot differently than this one here. This one here to me fits. If they're willing to take the extra commercial and in my meeting today, uh they showed very uh a strong willingness to go do that, even to get a Trader Joe's or a PF Chang or some other high end restaurants which I think could fit there. I think it's a great opportunity for For us.
Yeah, and I I wanna say um the property to the right of this property is coming in I I didn't know this, but it's coming in for Um residential or single family and town
homes.
Right. And town homes. Oh, town homes. Both both, yeah. Well, Yeah, there's There's a lot of uh I think there's enough multifamily in there in that area that I hope you don't see a lot more multifamily coming in people trying to come in in that area. But This is directly across from a large employment center. And um And also it will have um easy access to the government center. And um then
up to the Haley and all And having the Haley's um or whatever it's called, the VA Center, I don't know, does it have a name yet? Interesting. Um I am sure because of the location of that big um complex we are gonna see more um businesses wanna come in and be near that and so this will help um house those people so thank you
Any other comments from the board? Okay. You want to close? Sure. Very good.
I did want to say on the signage, I take public notice very um seriously. The code did not require me to send out letters to everybody within five hundred feet. The code did not require me to to post a sign, but I did both of those things. I knew the code was changing and I knew that that would be the expectation of this board and the planning commission that that's how I noticed it, and that's how I noticed it. The change didn't happen till it's gonna happen. If you would adopt the amendments they're going to present to you in a few moments. So we did notice it, we did follow all the requirements, exceeded the requirements, and do support your changes to the code. Mm.
I would love to sit down with Anne and go through comp planning and just and tell her why Tanglewood and why this area. The county put in plans in place in two thousand six, two thousand eight, two thousand nine, twenty thirteen that said This is where we want development. This is where we want redevelopment. This is where we want infill. The only thing the county never did was change the land use to implement the plan. And so we have to come one by one and we cause confusion. 'Cause we see res three to res twenty four. Well it's not really res three, it's res three with two overlays that say it should be much more dense. And
so that's Hopefully we can do a better job when we update the comp plan to try to fix those things globally so we're not standing here causing confusion and causing angst. Um and that we've that it's clear To me it's clear what your vision is because I look at your your West Market area and your central market district of your infill plan and I I look at those things and I can see what your vision is. But if somebody's looking at the land use map, they're like, Why are you going from three to twenty-four? But that's the answer. It's not rural. There's no rural area anywhere near this. In 2006, just for the new commissioners, in 2006, the
county purposely put into their comp plan what was gonna be rural and what was not. And so a lot of people will come and tell you that I'm in a rural area, but they're not. Right. So with that, um we look forward to the the rest of this project and to working with you, and we hope you'll support our comp plan amendment. Thank you.
Move approval. Okay. Any further discussion? All in favor say aye. Roll call.
District 1, Commissioner Oakley. Aye. District 2, Commissioner Weightman. Aye. District 3, Commissioner Starkey.
No.
Aye. District 4, Commissioner Bradford. Aye. District 5, Chairman Mariano.