Large-Scale Comprehensive Plan Amendment (Regular) – CPAL22(10) Greenfield Place West Industrial – Providing for Transmittal of a Large-Scale Comprehensive Plan Amendment Amending Future Land Use Map (Map 2-15 And Sheet 5) From RES-3 (Residential3 Du/Ga) And EC (Employment Center) To IL (Industrial Light) On Approximately 299.75 Acres Of Real Property Located West Of The Suncoast Parkway Along Softwind Lane Approximately 1.5 Miles North Of State Road 52
What the county recorded
Staff recommendation
Approve
DispositionApproved
Approved Staff’s recommendation with Commissioner Starkey absent from the vote.
The source document
The county’s agenda for Board of County Commissioners, Apr 4, 2023
The published PDF, as served by the county. This item is one entry in it.
The county’s minutes for Board of County Commissioners, Apr 4, 2023
The published PDF, as served by the county. This item is one entry in it.
This case, across meetings
PDD-23-0203 in full →PDD-23-0203 was taken up 4 times between Mar 2, 2023 and May 23, 2023, continued 1 time — this is appearance 2.
- Mar 2, 2023PlanningP14No disposition in the minutes
- Apr 4, 2023BoardP58▶Approvedthis item
- May 9, 2023BoardP58▶Continued
- May 23, 2023BoardP56▶Adopted
What was said
Machine transcription of 24m of recording, with speaker names inferred from voice matching. 83% of 109 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
I think fifty eight and fifty nine is all I got. That's all I got. So let's go item P fifty eight.
Approved publication, Tampa Bay Times, March 15, 2023.
Good afternoon. Brian Junker, Long Range Planning.
Okay. Project is uh PDD twenty-three zero two zero three, it's a large scale comprehensive plan amendment, Cal twenty two ten, greenfield place, West Industrial.
The property is located in the Thouse Market area and urban service area.
The project overview, the proposal the applicant is proposing a large scale Comprehensive plan amendment from residential three REST-3 and EC Employment Center to IL Industrial Light on approximately 299.75 acres to allow for light industrial uses. The location. It's north of Shady Hills Road, west of the Sun Coast Parkway along Southwood Lane, approximately one point
five miles north of State Road fifty two. The resolution is to amend Flu Map two dash fifteen and sheet five. From REST three, Residential Three and Employment Centre, EC, to I L, Industrial Light. There is a company rezoning petition under number seven six nine six, Greenfield Place to follow.
Here's the site location on a aerial map.
Here is the figure twenty-one from the Tampa Bay Regional Planning Commission. Um as defined as an area of interest, the proposed project is within the areas of interest number three.
Here is the um map of the wetlands currently in the area. Just for the record, there are approximately more or less 65.88 acres of Category 2 wetlands and more or less 1.95 acres of Category 3 wetlands. There are no Category 1 wetlands on the proposed site, which align with the Pasco County Comprehensive Plan Policy FLU 1.3.12 comprehensive
plan Yeah.
Here's the map for the S sixteen feature line use.
We got the proposal the proposed Fisher Land Use.
We got a map of the beach and roads.
That's on cost trail
And here's the map, site location of the surrounding NPUDs that surround the proposed site.
Here's a soning map. E Sone A C
And the proposed amendment is consistent with the following comprehensive plan policies.
The recommendation from staff is to authorize transmital to the Department of Economic Opportunity and other reviewing agencies.
Any questions? Thank you. Any questions for staff? Okay.
I do have a question. Is the companion rezoning an M P D or is it to Euclidean district? What is the companion rezoning? C C D Oakley.
Well, good afternoon. My name is Barbara Wilhite. Sixty three twenty seven Grand Boulevard for the applicant, uh property owner. The answer is it's um the rezoning to I L. I one. It's been a long day. Um it's it's to I one it's pending.
So Barbara. I think you know that this new law was passed by the Legislature, this Live Local Act, which in theory means that all this industrial area could become multifamily under that law. Um
If it was an MPD I'd be less concerned 'cause we'd probably s craft some language in the M P D to address that potential concern.
Do you have any thoughts on how we address with that? I mean I mean is your client willing to privately deed restrict it so that we know it be it actually is not you know industrial uses that go here and not multifamily?
Probably they may not know about Senate Bill one oh two, so I need to show it to them and explain it to them and show 'em the the draft language that you have regarding a deed restriction. Um ultimately we've got to come back and zone the property as a separate hearing, so we can do all that and I can work with you. I just don't know if they know what we're doing.
And I don't y I realize Ralph probably hasn't even had a chance to brief you on this, but the governor just Sign legislation that it's it's all in an affordable housing bill, which I support affordable housing, but the legislature went one step further and said all of our commercially and industrial zoned land in the county can now be used for multifamily housing as long as forty percent of it's allocated for affordable housing. So everything that we have zoned for commercial industrial including this piece could
now become multifamily housing under this legislation that the governor sought. That's why I'm asking this question. Is that something
just passed?
He just signed it it it's law now. He signed this law. Um a lot of local governments are not happy about it, um, but it is what it is. And I think we can deal with the issue on mixed use M P D S with some language that makes it clear that that law isn't necessarily applicable. But clearly what's allowed under the law is for the landowner can indeed restrict their property to being only industrial or only commercial.
It it prevents the county from preventing multifamily from going on an industrial track, but it doesn't stop the landowner from privately restricting their land to being only industrial. Right. So my concern is if you're if we're approving this as an industrial land, If I think staff supports for economic development reasons, you're probably not expecting multifamily housing to go there. Um that's why I'm asking the question.
And I do understand. I just need a opportunity to show 'em the Senate bill, show 'em the language that I know you've drafted and work on a deed restriction. We can answer the question we come back with the zoning. I just I just need to give them the chance to understand what we're what we're talking about if that's okay.
Mm-hmm.
Yeah. I don't have any particular presentation. I think staff did a very nice thorough job and I think there may be some public comment and we're happy to respond.
Okay. Uh Commissioner Weightman.
prior to this news I'd be comfortable voting for this. Um until we fully understand I'm I'm not comfortable making a decision on it personally. Especially not not knowing what kind of control we have in the destiny of Such a large parcel.
Mm-hmm. Well, to be clear, this is more an issue for zoning than it is for the complaint because what the law says is that it's gotta be in for them to put multifamily on it has to be industrially zoned. So The plan amendment I'm um I wanted to get Barbara thinking about the issue so that when the zoning comes forward we can deal with it, but I don't think that the Com Plan Amendment necessarily hurts you as it relates to the new law. It's when you go to zone it as industrial that you
potentially have opened it up for multifamily housing.
I would just add Commissioner that I'm not sure if you're Like the last amendment, this amendment's for three hundred acres of property. It's a large scale amendment. Today's just a transmittal. Again you're not approving anything.
Okay. Oh just the transmittal. I
misunderstood. Right. Right is fuzzy.
Okay. Uh any other questions? Uh time for public comment. Uh the people signed up?
Yes. We have um Tom Solado.
Tom had to leave. He sent me a text message.
Okay. And then we have Jen Karovac and Linda Fermer. I think I said that right. Or maybe farmer?
Okay. Anyone else?
Uh people who were signed up on WebEx.
Okay.
There's about seven of those.
Come right up. Name and address for the record if you've been sworn.
I have not been sworn, so
anyone else who's gonna speak about the ne hearings coming up, if you would uh rise and raise your right hand?
Raise your right hand please. Thank you. Do you swear or affirm the testimony you're about to give is the truth, so help you God? Yes, I do. I do. Thank you. State your name and address for the record, please. Thank you.
Jennifer Kerouac, [address removed] and I'm going to repeat myself with regards to the same thing that I said to the Planning Commission. When this came up. and again that was on March second and then again on the March sixteenth. um Planning Commission meeting is that I find myself perplexed today by all that I've learned over the last several weeks. And some people
have said to me that it's a bit like an onion, there's a lot of layers, but as you peel it back, the crying continues and it gets worse and worse. And I say this because You know, I understand that you have a significant responsibility and that all people's interests can never be necessarily agreed with, not everybody's gonna agree. Um, you know, we had a lot more uh folks that were here. earlier
and as the day got longer and longer, many dads who had volunteered at baseball games, many folks who have children to pick up. from daycare providers, many folks who took time off today unfortunately had to leave. more than Tom. We have the ability and I did send emails out of the minutes for the Shady Hills, the first they're trying to revive, we're trying to revive the civic association.
that was there and disbanded in nineteen ninety. I sent all the notes from that meeting. We met and invited Commissioner Mariano as our Commissioner for District 5. And there were a lot of concerns. There were a lot of concerns that folks who felt that they left the county um accountable to their um you know, their best interest and they feel a bit um
Unfortunately, they feel a bit frustrated as a result of Gary Plastics going in, as a result of the environmental concerns. Now with this situation that we've just learned of being signed into law, the argument previously by Ms. Will Hight was that it was supposed to be industrial light to provide economic. Growth. I would argue with each of you that multifamily
apartments is not necessarily going to bring economic growth to Pasco County. Um Those are just one of many things and I'm trying to be, you know, uh fair and and after having a very frustrating Um time here on the bench because we just kept longer and longer into the day and people had to leave, that it felt like we were you know,
there was a disparity. So You will harvest what you plant. That's what I told the Planning Commission and you gentlemen and and Ms. Starkey's gone, you also will harvest what you plant. And that's what I think your challenge with being fair and equitable to the Shady Hills community that has been kind of forgotten. And that's just my opinion. Thank you.
Good afternoon. My name is Linda Farmer. I live at [address removed]. I'm a member of the Shady Hills Civic Association. I'm also a member of the Wiki Wachi Rescue Team and adopt a waterway program. As a Florida native, I'm fully aware of our responsibility to protect our vital and important aquifer system beneath us. I respectfully ask for this board to deny the rezoning this property until the appropriate surveys environmental and road Be
done and approved. We are asking what's gonna be going there? Nobody knows. More plastic plants? Nobody knows. As our elected officials, we are holding you responsible for your decisions and making sure what effects short and long term that this will have on our community. as well as at a special exception that the landowner be responsible for an environmental study on what effects that this plastic plant and any other industrial plants that are built in this area will
have on our community. Our groundwater, our schools, which this plastic plant sits across from our schools and next to one of our parks. It would be irresponsible for you to think that this plastic plant or any other plants in this area will have no effect on our community. And it's also irresponsible of me to not speak out on it. From County Line Road to Highway 52, we have been the victims of an overreach of building from Hernando County into Pasco County. in Pasco County and to Hernando County, we have been directly affected by this and
overlooked. It seems with all the planning and zoning and rezoning, at some point Shady Hills Road should have been surveyed. When over forty parents line up on easement In front of a school, on the side of a road, if an emergency vehicle tries to get by, they cannot. If someone blows a tire, it would be a travesty to what would happen. We have dump trucks, semis, tractor trailers. We have four schools, two lights, and only one of those lights sit in front of one of our schools. I read that you worked
on this set for several years, um planning even visiting the plant and the Bronx. Uh I'd like to know how many visits were made in our indirect community. Due to
Industrial codes or lack thereof, I've learned that this board had no idea how many accidents were on Shady Hills Road last year. It was four hundred and sixty-eight, which makes me take pause as a public record was not even looked at. I can only imagine what actual surveys would come back looking like if they were done properly. And I think the landowner should pay for that. They're gonna be the ones making millions off of the leases of these property. Our health and well being count and a on all of us understanding how invasive and
detrimental to the way of our lives in which we live and the way that this land was originally zoned for, which was agricultural and residential. And we the people of Shady Hills have been overlooked and underheard. But that's our fault. But we're here now and we're here to work with you. But we ask for you to put us first and protect us and our families.
So there's no one on WebEx. Uh there were there were a few people that w were here that wanted to speak and couldn't. So but there's no one on WebEx. So anyone else here to speak to this item?
Okay. All right, we'll close the item and go back to staff.
Did you wanna say anything or no?
If there
are any
audience, any other questions? You should respond to the comments they made.
Are there any facts that were presented that you would dispute as part of your staff analysis?
No, not anymore.
Thank you.
Okay. Um
Well, you need to give the applicant rebuttal too.
Okay. Let me ask Mike, did you get an email from Sonny yet about a response from Kal McKisska about Shady Hills Rogue?
I'm reading it right now.
I was trying to pull it up, I couldn't pull it up, but Go ahead, Barbara.
Barbara Wellhite for the applicant.
We made this application um at the county's request, PEDC's request. This pro portion of the property is a ready site under the county um the PE D C program. We made it in furtherance of the study you just did uh last year in May, identifying this area as an area where you wanted to see light industrial. We're on soft winds, um as you're aware, in between soft winds and and the Sun Coast Parkway. We have no neighbors on our east. No residential on our north, no residential
to our south, and no residential to our west. In all my years of experience, this is exactly where you want to see this type of development. And that's why the study said said that was the the location. That's why your staff had asked for us to make this application. And
We will have to do an access management analysis at the time of site plan. We also have to do a listed species survey and an environmental, uh excuse me, a cultural resource survey at the time of site plan review.
And that's what I have to offer. Thank
you. Okay, thank you. Um I wanna say when Barbara called me and told me about I've got an industrial site of another two hundred acres for your in Shady Hills, I was excited. Uh frankly I wouldn't care where I was in the county, just it I thought it would be a great thing. When I found more about the location, uh I thought it was like gonna be great. Uh met the residents and and got their views. And there are a few concerns I have um that I think we can work out. I know we can work out. Um
A lot of schools in the area, a lot of kids going up and down, and frankly part of the reason I was Running close to late today was I was stuck on a school board route a school bus route on fifty-two. W it wasn't even a school. It was V PK pickup. Stopped the traffic, backed it up. For a while. Just picking up kids and slow getting in, whatever it was. So the concerns they have to have an industrial area without having sidewalks anywhere
down, you know, much down the road, that one development we just did, we made them put it in. I think we did a real good job there. But we need to go all the way from County Line Road all the way down to look at it. Carl McKisser was sending an email and I can't seem to pull it up. I had it and I I don't know what happened to it, but Uh we need to go put a trail in there the whole length all the way down to let this industrial go. Whenever we expand the road, we expand the road. But Carl, I think, is saying there's enough right-of-way to make it happen. But I don't think we should do anything to slow down the industrial development.
At the same time, we should be listening to the to the residents to let them uh feel safer and improve their infrastructure that's there as well. Now this is a comp plan amendment, not in the zoning, but I think it's a start. And to go a little further, one of the things when we did the penny for Pasco this year, one of the things I was asking for in the verbiage that got done for economic development was if we needed to take uh the economic money and put some of it towards transportation to help a project coming in. then we should be looking at going to do that. And we did
put that language in. So that is a funding source available amongst other sources as well. Uh so I don't know if there's potential to fix this and you know to to Bowers and I I greatly appreciate your wanting to switch this over and I greatly appreciate coming forward, but I do want to make sure we look at what's going on with the residents in the area as well. Commissioner
Weightman.
What's that?
Yeah. An old Pasco River. At the Roker site where Should this pass today on an industrial site, there's plenty of time and the ability to ensure
proper MOT road safety sidewalks can be put in. I don't I don't want to see the same mistake the county made uh in its timing in the widening uh of of Old Pasco Road with this, with the industrial site there. So Appreciate what you're saying, support what you're saying. and uh county staff if you're listening, whoever the appropriate folks are. Let's not do that again. So that's just
my comments of of an example near nearby.
Can I ask one more question? David? Um I'm doing this on Commissioner Starkey's behalf since she's not here. Um
her proxy. So Harbor there was a there's a finding in the agenda memo about potential access to the Sun Coast Trail and it's got some parks and natural resources talk about the pen potential connection to help the the employees that will work there. Is that something your client's willing to explore and as part of the rezoning maybe is the deed restriction or something to that effect to address that request?
Yes, absolutely.
Okay. Thank you.
Okay. So this is the
You can tell Commissioner Starkey that I represented her interest.
You did very well for the trails.
So access for trails both sides is good. Um like I said, I I'm very optimistic that industrial land coming in is a great thing for Pasco County. Uh hopefully maybe we can even look at working with AMP skills, maybe to put a training center in that area. Happy to happy to do that. I know Commissioner Starkey would like that as well. That could help train those people in the area. Because I tell you it's an area that could use more jobs and if we can work together to go kind of bring that work on the infrastructure, I think it could be a big asset.
So this
is just the transmittal?
It's a transmittal and it's a comprehensive plan, so the zoning's still got to come back.
Move approved.
Second. Any further discussion? All in favor say aye. Aye. Aye. Any opposed? Motion passes. Item P fifty nine.