Large-Scale Comprehensive Plan Amendment (Regular) – CPAL 22(08) SR 52 Groves – Large-Scale Comprehensive Plan Amendment to the Future Land Use (FLU) Maps (2-15 and Sheet 12) Changing from RES-3 (Residential - 3 du/ga) and IL (Industrial/Light) to RES-6 (Residential – 6 du/ga) on Approximately 68.25 Acres of Real Property, Located on the North Side of State Road 52 and West of Kent Grove Drive.

2:56:41Chairman Mariano Commission, my name is Ed Zodian. I'm a planner with long range. For this matter, you'll be sitting as the LPA.

2:56:50Okay. The matter before you is uh A large scale comprehensive plan amendment for Uh SR fifty two grows as PDD twenty-two zero zero zero one two. Now the properties located in the central market area. on the north side of State Road 52. And west of Kent Grove Drive.

2:57:13The proposal is to amend the future land use from Res 3 and I L to Res six. To allow for a multifamily development containing approximately two hundred and thirty-one units. The resolution will be to amend Blue map two fifteen sheet twelve. And there is a proposed MPUD running concurrently with this site. But With respect to the comprehensive plan consistency, the Proposed comprehensive plan amendment is consistent with

2:57:43the following policies, and there are several that I'll address. Obviously with respect to the Res six, the intent of Red Six is to recognize those areas which are suited for single family and multifamily developments. The proposed flu to res six in this area also allows for a density pump because of the cat one Wetlands in the area. And the staff felt that the proposed flu to res six also aligns with the anticipated growth across State

2:58:13Road 52, which is Project North.

2:58:20It is in the central market area and it is highly encouraged that the proposed development utilize the missing mill housing approach and develop it in a clustered and compact form. And this site is The proposal for this site does adhere to that issue. It's As you all know, transitional land uses, the res six flu is compatible as a transitional land use with the res three.

2:58:50Now with respect to the limitation on conversion of impor important

2:58:55employment locations. The COP plan shows that there is a high priority to retaining employment generating land uses and what's very important. appropriate and compatible locations.

2:59:10We had the location this location was reviewed by both PASCO E D C and economic growth and it was determined that it was not suitable. for uh Industrial development because of the wetlands. However, That is a subjective analysis by those two individuals. And if we go to the next slide, you'll see that It specifically provides in the comprehensive plan that category one wetlands and incompatible uses Yeah. Any industrial, heavy

2:59:41industrial or light industrial, shall not be designated adjacent to category one wetlands. And just so that you all know the subject parcels contain greater than sixty five percent cat one. Wetlands, therefore industrial development cannot be accommodated on the site.

2:59:59Now, from an economic development standpoint for the county Pasco County shall encourage development which will contribute more. to the county in revenue than it will consume in services. the site, the portion of the site that's not in the cat won is irregularly shaped. If it were a perfect rectangle, we might be able to get three twenty thousand square foot buildings on there. However, it is not a perfect rectangle. Therefore, the proposed development of two hundred and thirty-one

3:00:30multifamily units, which are apartment rental units, will contribute more. in revenue than it will consume in services. This is the site location. See?

3:00:44The existing future land uses, the I L and the REST three. The proposed future land use in this case.

3:00:53The site zoning.

3:00:56And our recommendation is that the local planning agency find the proposed amendment consistent with the comprehensive plan and recommend approval to the Board of County Commissioners. And I'll be delighted to answer any questions anyone has. Mr. Chairman Mariano. Yes and Mm.

3:01:11Ed on your in your agenda memo under police and fire You just have these statements that say there's no concerns regarding the proposed comprehensive plan amendment. And all the other agenda memos. that we saw today for compliant amendments it actually included the date Planning received a comment and it actually put a quote of the actual comment from The sheriff or the actual comment from fire rescue. I think you all need to be consistent. Can

3:01:41I think? Planning commission has requested in the pa in the past that You provide the actual comment from those departments, not just a general statement about There's no concerns. I d I don't even know what that means. Um So I would ask that you be consistent in Provide the actual comments from those agencies.

3:02:02I will go back. However, there wasn't a They had no comment.

3:02:06I understand that but I'm just I will I'm trying to be I think you all need to be consistent because every other So we can't point amendment on today's agenda. had the date the comment was received and the actual quote from the department.

3:02:18Very well. I will make certain that goes going forward.

3:02:24Any other questions?

3:02:26Any other questions?

3:02:27Mr.

3:02:28Chairman Mariano. Um I'm not familiar with the missing middle housing. Can you can you explain that a little bit?

3:02:34What we had in that area with Project Arthur the Project Arthur, which is across the street, if you will. It's primarily the residential, the single family detached residential. So there wasn't any place for anyone Trying to do that. move into the area in the middle housing. So it was going to be the apartments and

3:02:52Uh Okay. Uh this is Terry Pito's planning development. So the the missing middle housing concept. Right. It would typically we see um single family detached. on one end of the spectrum, townhomes at the center of the spectrum, and then uh garden style apartments at the other end of the spectrum. And uh project after project, those are the typical housing or residential housing

3:03:22types that we see. Um but there's different housing types that are between those three uh housing types. So you have things like duplexes, triplexes, quadplexes, courtyard apartments, cottage. uh cottage style apartments. Um then you have the multi-story, vertically integrated um buildings that include uh six flats and five flats and four flats and those types of structures.

3:03:52That's typically called the missing middle housing because these are middle densities. These are Not uh too low, but they're also not too high densities. And they're also missing in the sense that. You don't see a lot of them proposed. uh in the current marketplace because most developers are bringing forward single family detached Townhouse or apartments. Hence the missing quote unquote middle. O of that phrase.

3:04:21Okay, thank you.

3:04:22Thank you, Terry.

3:04:23That was certainly more articulate than I provided.

3:04:30Any other questions?

3:04:33Okay.

3:04:41And what was your name? I'm sorry.

3:04:44Um Barbara Wilhite, [address removed], still.

3:04:52So this amendment uh we've been working on with staff and it we did a lot of work. We know it's when you are going from industrial to residential that that's a big deal. This was looked at by the PEDC, was looked at by economic growth, it was looked at by planning staff, it was looked at by many people. And and then

3:05:11at this parcel along fifty two it's all wetlands except for the driveway in. So, and those are category one wetlands. So there's absolutely no frontage or visibility for this property. for any use. Um so that and it's got a lot of wetlands actually on it, which makes it very nice for residential use. And so that's why we brought it forward in that manner. There are much better places for industrial Last time we were here brought you 300 acres of industrial

3:05:42on uh the Sun Coast Parkway. I have another two hundred pending on forty one, another two hundred uh pending in another location in this area. So we we're trying to gather those employment areas As Clark had mentioned, around software, that seems to be really a growing employment area. Um And I don't think the when we're talking about a few acres of industrial, not even sure how it got to be industrial, by the way, and then in in a configuration where it's all wetlands along 52, that's

3:06:12the the reasoning for bringing this forward. In res six, absolutely appropriate. We're talking about state road 52, six lanes in the process, arterial roadway, fifty million dollar investment. Forty one's being widened. County spending lots of money down in in Angeline to make something really wonderful there and some job producing there as well. So we think this fits um and look for your support. Thank you.

3:06:36All right, Marva, thank you. Any questions?

3:06:40All right. Is there anybody from the public that wants to ask questions?

3:06:43Yes, signed up to speak on this item, we have Jen Kerouac, Steve White, and Dennis Keegle.

3:06:57Hi, Jen Kerouac, [address removed]. Um I find myself a bit perplexed today, if I'm honest. Um the things that I've learned over the last several weeks, uh putting in a lot of effort, trying to do my due diligence as a concerned citizen, to not just bring you know, mess to the table, but to see the big picture. Um And I really was hopeful

3:07:28when I started out. I really was hopeful that we could ensure an equitable and and what would be a fair resolution to the concerns of the Shady Hills community and the surrounding area. I'll tell you, the book that I chose, and I didn't choose it, God did. You will harvest what you plant. And certainly, gentlemen, I understand this to be true that you will harvest what you plant here. And I know that it is a great responsibility that you

3:07:58are receiving all these things and then you're to discern whether or not it makes sense to move forward. I have to say, after two meetings, it has become very clear that there probably are conversations that happen outside of this room. And so, potentially, in my opinion or my perception, or based on my research, negatively impacting the future of the Shady Hills community with regards to P8, I'm

3:08:28perplexed. By the idea that I understand that much of the movement and the rezoning is as a result of this Tampa Bay Regional Planning Council, of which I wouldn't have known had I not come to this meeting two weeks ago in Dade City. I will say I just spoke with the gentleman. The signage was not on Kent Grove Road. So I don't know what's going

3:08:59on there. Also, just as an awareness, we have within the last two weeks gathered together 152 people within the Shady Hills community that will be meeting next Thursday at 7 p.m. Mr. Mariano is supposed to be attending that meeting. We invite anyone who Would like to just understand the concerns of our community. Meetings typically occur during work and business hours. You've heard that today, Shady

3:09:29Hills Elementary, 1974, no sidewalks, no improvement on Shady Hills Road. And yet we hear of the beauty that will be going in down the way from us, 3,000 acres. And certainly I would love for them to share in the industrial wealth that particular area. Okay, three thousand acres. They could have n you know taken a little bit of that acreage to to kind of take away And not to take away the jobs we understand there

3:09:59is a need. However, the the the issues, the potential issues the unknown of of what is gonna happen, what is gonna go in the middle of the meeting two weeks ago. You know, it went from 130 to 300 acres. I spoke with Barbara from the Tampa Bay Times. She said she'd been doing covering politics and government for 40 years and never seen the likes of it. And so my concern is is that where you're building

3:10:30housing Right? We know we've seen it. We've we've heard the developers and the attorney for the developers and the folks building things. You know, they're having conversations with these communities. We have had none of those conversations. We have had to work very hard over the last couple weeks to gather those people together so that we can have conversations. Conversations and then hopefully bring them to you so that there is not that

3:11:00that perception of put it there because those people are the less than, they're they're the the unfortunate folks that are generational nonsense, and put the industrial there because. Nobody's gonna say anything and and that's how it's gonna be. And I will tell you, gentlemen, that is the perception of what Pasco County is doing to the Shady Hills community. No sidewalks, no potential,

3:11:31no plans. No plans for improvement of any roads, and these folks pay their taxes too. So I just ask, I ask that as you continue to consider these types of things. You know, that that you're considering because we're looking from the high level as well, and we're seeing the puzzle pieces coming together, and and what it appears to be is that Shady Hills is being left behind. And the

3:12:01schools don't do it anymore, right? They try hard not to, and we're asking that you don't do it either.

3:12:07Can it? I'm puzzled. I'm puzzled by what is is there an objection to this project? If you're not sure,

3:12:14there is because there's industrial the industrial the industrial the potential.

3:12:22They want to take the industrial away and make it residential.

3:12:26Right. And so my point is you want to take it away, but you took away agricultural to turn into industrial right in our backyard. So we're just saying When we see that

3:12:40I'm asking you with regard to this case, is it

3:12:43correct?

3:12:44you and your organization's preference that this remains industrial or that it remains residential or that it becomes residential?

3:12:53Correct. That it would be it that that they would bear this share of the industrial.

3:13:02I'm still

3:13:02not understanding.

3:13:03The objection is turning industrial into into residential six. As a result of our agriculture being turned into industrial and the argument that was contradictory made in contradictory. to what happened two weeks ago.

3:13:20What's the contradiction? was trying to understand.

3:13:24Bring bring the the economic development, the idea that we need to bring ec economic development into the area. And then we just heard a gentleman say how mu how we are nowhere near the potential of residential, why couldn't why why would we need to do industrial in our backyard? Why wouldn't you want to do residential just as you're doing here? But instead you changed it to industrial. And there was a potential to do something different. And

3:13:54so when we see that industrial is being turned into residential. We're just At a loss Because there's no balance there. We d we don't see the balance. That's it. Okay, I understand.

3:14:11Did you did you say that you are for job creation and and the like? And uh honestly I think what you're doing is great. I think you should form that organization and and bring this to us. I mean we we need to we need to know about this.

3:14:26The twenty third at seven PM.

3:14:28March twenty third?

3:14:29Yes.

3:14:30Right. So from the perspective of job creation, the industrial would benefit what you're So I and I don't want to get too far off track here. I mean we're talking about this particular case, but you know, just statement of fact that the industrial that they're proposing over in on uh where was that?

3:14:49It's soft winds.

3:14:52So n so nobody's trying to, you know, I mean I know there are folks in our community that are somebody's contacted the Sierra Club and so on and environmental concerns. you know, the the the concern we are not opposed to job creation, but the idea that our folks would be the ones, you know, to get all of those jobs and to help Boost us up you know, i i I mean, you're bringing

3:15:22in other homes, other other areas, you're developing the fact that those folks wouldn't then move from somewhere and and and end up in those jobs. I mean and we don't even know what that industrial's gonna be, right? Three hundred acres of the unknown is what we're looking at. And so if it's gonna be a hospital

3:15:47We would need hospital folks, right? I know that there was made mention when the plastics plant went in that AMSkills, you know, uh uh Kathryn Starkey, Commissioner Starkey had mentioned about getting Amskills up our way. We've been trying to do that with the outreach director. For two and a half years. Um, you know, we have been working on that community for a long time. So, you know, it just Seems as if, and perception

3:16:17isn't always reality, but it seems as if. you know, there is this bigger plan through that regional council. An an industrial sanctuary is what і was described. So when you're telling me you're gonna put an industrial sanctuary in my backyard, which those two terms don't eve those words don't fit very well in my opinion and that's just mine alone. But nobody's against or objecting to jobs.

3:16:48We're saying there there should be a balance, not all the light industrial in our backyard. And as I said, it went from 130 to 300. And that was on the fly and so you know, some things are on the fly and some things aren't, so

3:17:07Or is that Like I guess I encourage you to keep doing what you're doing and bring bring that to us, so

3:17:14Thank you. Thank you.

3:17:18Terry wants to talk for

3:17:19her.

3:17:25Maybe not.

3:17:29Steve White, [address removed]. Um I want to uh reinforce some of the things that Jen just spoke of. I think the issue she's getting to with this development at Kent Road is we have existing light industrial Which has been zoned for that for a long time. Plus residential three. Now we want to change that

3:17:58And eliminate the light industrial. which puts further pressure on the Shady Hills community to accept more light industrial on south of Shady Hills Road in between um Quell Ridge and uh Mir's plumbing, uh facility. They want to change all that to light industrial. They've already gone down south wind. There's been a lot of talk today about uh the traffic

3:18:28coming in on on Hudson. At the last meeting we were assured that uh the traffic would not be on Shady Hills Road. yet across from Marie Gill Elementary School There is an entrance to the plastics plant. which clearly means that there is going to be additional traffic on Shady Hills Road.

3:18:51the residential on Kent Grove I assume you're gonna put in sidewalks. You're gonna put in landscaping. Right.

3:19:01Which are void in the Shady Hills area. There's no plans to do anything to that road. until twenty forty five. I myself And many of you will be dead and gone when that occurs. That doesn't do us in the community any good. So I think that's Jen's concern. It's my concern. I live on Breakwater Lane. The other day I pulled into Breakwater Lane I watched a multitude of children come

3:19:31off of the sidewalk in front of Cruise Lake Middle School. and try to push their bicycles through sugar sand on the side of Shady Hills Road. So That's our concern that we're We're bearing the burden. improportionately to other r uh regions in the county. And the only other thing I wanna say is that I I s in our research We saw that at one time There was a uh request

3:20:02to have a sheriff sit on the board of the planning. And it was rejected. And we and many people in our community believe. that the Sheriff's Association should be represented in this planning commission. To state The safety concerns you know, at the last meeting they said that They didn't they didn't know that uh the Traffic on Shady Hills Road. Well we got the information.

3:20:32462 accidents in 2022 on Shady Hills Road. A few of 'em were fatal. So we obviously need to do something with Shady Hills Road. before Someone or more children are injured or killed on that stretch of road. Thank you for your time, gentlemen.

3:20:55Thank you very much.

3:21:14Good afternoon. Dennis Keegle, [address removed]. And I'm here to been sworn, right? Yes sir. Yes sir. I'm here to r basically repeat what Jen and Steve said. If you look at Shady Hills as a whole on a map and everything that's going on all the stuff that's going on around us and nothing's being done for us. Um our road is already overloaded.

3:21:38There's no sidewalks. and they mentioned about the light industrial going in and then the fella s said that is gonna bring jobs to the neighborhood and for the community. But then the next guy says they're building this development So these people can move in. and work at the light industrial. Well, it it it doesn't work like that. If you if if you give five hundred jobs open and you bring in five hundred people, then it didn't give no jobs to the people that lived there. So that's

3:22:09you know, that's another concern and then like the the safety of our roads. Getting the sidewalks put in and um maybe a couple of traffic lights on a couple of the major roads that run east and west on on the Shady Hills Road. Let's see it.

3:22:25All right. Thank

3:22:26you.

3:22:29Arbor, you want to speak to those questions?

3:22:35So our project's not on Shady Hills Road, our project's not on Kent Grove Drive, our project's on State Road fifty-two. Which is a The in the currently a $50 million project is going on with a 12-foot-wide multi-use trail on the north side, which is will be at this project's front door, which connecting to trails in in state road, excuse me, US 41, where you're where the state's spending $17 million, $67 million worth of improvements. So I understand they have concerns

3:23:05about the Shady Hills area, but we're talking about State Road 52, talking about property that has Category One wetlands along its front, frontage, entirely, except for the access drive, and we're talking about property where both your Pasco Economic Development Council, an independent group, your economic growth, which is a department of the county, and your planning staff have all evaluated and said this isn't an industrial light site. it's not configured properly, it's n adjacent to category one wetlands and it's not viable to begin with.

3:23:36So But we'd appreciate your support.

3:23:40Okay, questions? Comments?

3:23:44I'll just make a comment, Mr. Chairman. Uh and again it has nothing to do with this particular project, but You know, school board members have uh requested of the county commission to expedite sidewalk projects around the county. So hopefully The more we can do that, the better safety for kids and other folks walking various um roads in our county and again, not just here in Shady Hills, but around our county.

3:24:15Can we go back to the staff presentation for a minute?

3:24:20It was a flu policy about Industrial next to category one wetlands.

3:24:28Just wonder, could you put the policy up so we can see it?

3:24:40Shall not.

3:24:53I'm not opposed to this project.

3:24:57But if I were these people.

3:25:01Now we voted for the thing over on soft wind, and I still support the thing on softwind. I wouldn't change that vote.

3:25:09There's category one wetlands on that property. I guess what I'm saying to staff is we can't have it both ways. We can't either my personal opinion is probably this policy needs to be re evaluated. The board needs to take a look at this policy and decide if that's really what it wants to do. Because We just approved three hundred acres the last time we were here with category one wetlands on 'em. Well if we got this policy

3:25:42Then we can't do that. We can't have it both ways. In this particular case, I actually said I personally agree with the decision last time and I agree with the proposal on the table today. to eliminate the light industrial. But You can't use the comp plan to say, oh look, it's okay here but it's not okay over here. Use the same policy to say it's it's okay in one place and not okay in the other place. We need to be consistent. And I'd be making

3:26:12a recommendation to the board that this policy gets reevaluated. I'd like to see it. Maybe the words shall not should be eliminated and there should be a little Flexibility there, especially given our terrain and topography here, it's gonna be hard to find sites where you're not going to be next to some wetlands. Maybe we need to do what we need to do to protect them.

3:26:36But we can't use that. Inconsistently.

3:26:44Yeah, Mr. Chairman, if I might be able to address some of the comments that were also made regarding soft winds. Um just a a few Details about it. That project is going to go to the Board of County Commissioners for Uh for them to evaluate and and to review and uh and make a decision on it. I believe April 4th is the BCC meeting for for that project. Um But if you if we look at the at Pasco mapper that's on the overhead Um Sonia,

3:27:15if you can just kinda

3:27:19There you go, like that. From the very northern edge there's a there's a major public, semi public future land use category. From the very northern edge of that m major public semi public land use all the way to the very south of an I L Industrial Light District. That's two and a half miles. of uh employment generating corridor, I'll call it broadly. That's been there for a long time. And what uh what I wanted to note was

3:27:49that the residential future land use that was along the Sun Coast Parkway. Uh, which in the soft ones case, or in the Greenfields case actually, is what the correct name is, Greenfields. Um in the Greenfield case, uh, it was identified that this red six was isolated. uh surrounded on the north and the west by this employment generating corridor, the Suncoast Parkway on the east side, and to the south

3:28:19there's Serengeti, which does not provide any kind of connectivity to that residential going northward. And so that the only way that that residential would be Uh access Y the only way that you could access that area, that neighborhood that might get built back there would be through industrial areas. Um which doesn't quite leave one with a a good sense of community if you have to get to your home by going through you know, industrial areas. Uh so it you know we talked

3:28:49about it quite a bit and the idea was to switch that to IL. and consolidate this corridor. Um the other thing that that we need to mention is when we did that we did look at the wetlands and we we According at least to the information that we have within Pasco Mapper, There are only category two and category three wetlands. on that property that that we determine other there may be things out there w th there have to be wetland delineations done specifically. Um but that would be

3:29:19handled much later in the review process at time of site plan and what have you. Um and the the third thing that I just wanna say is that The T B R P C didn't make any plans for the county. They only conducted a study at uh the county's request. Tampa Bay Regional Planning Council. Uh they conducted a study at the at the county's request and and made certain recommendations. The planning that's being done is by the county. Um so I just wanna m clarify that. And then finally

3:29:50the last thing that I'll mention is that Um for the industrial that is being planned uh along the Sun Coast Parkway or or within this vicinity. Uh we have been emphasizing light industrial, which is the type of industrial that's not gonna cause Um you know. impact to the Um outside environment, meaning these use these industrial users are Contained within their buildings basically. Um

3:30:20the only real impact that they might have in in the surrounding area is increased traffic, but as you can see there is a vision road network that is uh being established for this area. So Um and much of it is directed toward Hayes Road specifically. So I I just wanted to make some c some broad comments on that, knowing that there is a project that's going to the board on April fourth that has sort of bled over into this discussion. Um but this particular project that's on the agenda for today. Uh right, it's

3:30:50on State Row 52. Uh we did not think of it necessarily as displacing the IL from that location to this location, though that may be the net effect. But uh we evaluated that specifically because uh the removal of the I. L made sense, it just you couldn't fit the buildings that I.

3:31:12If we kept the designation there. there would be an unusable Land area.

3:31:20So thank you.

3:31:21Thank you, Terry.

3:31:24I just wanna say we're looking at the map and looking at the definition in the comp plan. Some of these wetlands may not be category wetlands, they may be category two. wetlands. So I may have spoken prematurely, but I want to say that we I still want the board to evaluate that policy. How will we ever have industrial development in this county. If we say, Well absolutely you can't have this next to any category one Wetland.

3:31:57I know we're going to be revising that comp plan coming up. That's something that should be looked at.

3:32:03Th the policy does provide a caveat s to say that if you are there already. Right,

3:32:09for the existing but I'm looking at for new. We may want to do this and I don't think that that should be a reason to exclude so long as we have adequate protections. And I think we're gonna be hard pressed in this county to find places where we Not adjacent. to category one weight wetlands.

3:32:28Yeah. I mean w we we do study that, but your point is taken.

3:32:34Terry one.

3:32:37At a minimum you should try to get light industrial excluded from that policy because The whole concept of light industrial is that it Doesn't have any negative external impact. I understand it maybe for every industrial because it's a very important thing. Says it has external impact that could impact the the wetlands, but Light industrial was not supposed to have those impact, so It's not clear why we prohibited Light industrial next to Category One wetlands.

3:33:05But they didn't write it either, but the board should reconsider

3:33:07the policy. Yeah, I'm I'm just saying I I agree with you that it doesn't it maybe make some sense for heavy industrial, but it doesn't make a lot of sense for light industrial.

3:33:16We could take a look at it. Thank you, Dari.

3:33:21Good suggests you.

3:33:25Yeah, apologize 'cause I didn't mean to sidetrack off the case. I I hear the residents. I do. But I not able to draw any cohesion between your argument and this your arguments about Shady Hill in general. And I agree with you. Shady Hills has been forgotten There hasn't been the investment And I urged the staff last time there's a whole lot of conflict zonings up there that need to get cleaned up and My

3:33:55clients have managed to uncover every one of them, I think.

3:34:01Um But I'm not seeing how the arguments you're making affect this case. this particular case. So with that I would move to approve Item P eight, PDD twenty-three zero zero one two.

3:34:21I will second and I'll say that this site I fully agree with the applicant that this is not an appropriate site for industrial so I'll gladly second it. Okay, we have a

3:34:31motion and a second. Is there any further discussion?

3:34:38And the only comment I'll make uh is that As we pretty much talk through the others, I think the

3:34:47The county doesn't develop property. the developers have to come in and they want to develop the property has to be a desirable pro b desirable property for them to make these requests. Yeah. You know, when you have an area that's been pretty much already developed and into five acre tracks like Mike a lot of Shady Hills has. you know, you get the same result as you do with an area like Munich Estates. It's already developed.

3:35:18There's no. pressure for developers to come in there and redevelop it so the county can't charge impact fee for for uh sidewalks and utilities and all the things that you'd like to have in Shady Hills. So it's gonna be a slower process and You know, I I think you're Yeah, I commend you for wanting to have that and and going after it and you know, but it'll take some time and effort because you're not gonna have those natural pressures

3:35:49from Yeah.

3:35:54Yeah, I'll put in those sidewalks 'cause I want to develop this piece of property. So um I mean that's just the reality of it. And um So that's those are my comments. Anything else from anybody?

3:36:07Nope.

3:36:08Okay, so we have a motion and a second. No further discussion. All in favor of the motion signify by saying aye. Aye. Motion carries.

3:36:25Okay.

3:36:29Let me uh finish up the meeting and then I'll well you can come up and you can ask me whatever you want. Um Anything else, Denise?

3:36:38Nope.