Zoning Amendment (Regular) – Gaeto MPUD Master Planned Unit Development – Anthony Gaeto – A Rezoning Request from C-2 General Commercial District and A-R Agricultural-Residential District to MPUD Master Planned Development District for Parcels Located at the Soutwest Intersection of Gunn Hwy and S.R. 54 to Allow for 320 Multi-Family Residential Units and 12,000 Square Feet Commercial/Office

1:01:54Item P fifty five was published in the Tampa Times on May third, twenty twenty-three.

1:02:00Okay.

1:02:00Oh and by affidavit of certified mailings and site postings.

1:02:19Sorry about that.

1:02:22Are we working? Yes. All right. Amy Heiler, uh, long-range planning, or excuse me, Amy Toll, uh, long range planning. So the item before you is actually the companion zoning amendment uh to the Odessa Town Center. The proposed uh rezoning petition is in the name of Gaetto MPUD Master Plan Unit Development. It is a rezoning from C2 General Commercial and AR Agricultural Residential. To MPD master plan unit development, located generally at the southwest corner of State Road 54 and Gunn

1:02:53Highway. The proposal is a mixed-use product or project proposing approximately 12,000 square feet of commercial retail and 320 multifamily units. The 12,000 square feet of commercial retail is intended to be vertically integrated, located along State Road 54. Yeah.

1:03:13Subject property is located in the South Market area and urban service area. Here's a general context map just to show you where the project is located. As you can see, to the north, that's going to be your Starkey Ranch, and to the southwest, you have Trinity Communities, Ashley Lakes community to the east, southeast of Gunn Highway, along State Road 54. There is a Odessa Elementary School to the south in proximity, as well as the Pasco. County Bus Depot

1:03:43which abuts the property to the south. Along Interlakin. Here's your location map for the proposed project area, subject site. The map showing your current zoning district.

1:04:00And your future land use. Uh as we know, currently future or the future land use was RR and Res 6 or Res9, excuse me. We have now approved this to PD.

1:04:12I went ahead and added a trails map as well. I think it's important to highlight this as part of the Gaito plan. Currently, we have, as you see, the green-dashed area. The Gaetto developers agreed to ensure that enhanced connectivity, trail and pedestrian connectivity occur within the Gaetto site. Is the first MPD Master Plan Unit Development District to come into the Odessa Town Center PD plan development.

1:04:43So as you can see along the western edge, the applicant has agreed to construct a multi-use path along the western edge, extending through their boundary, as well as past their boundary. They have agreed to complete that connection to the interlinked. Or to Interlaycan Road. So there will be a trail connection from Interlachen all the way north to State Road 54. Their concept plan you will see on a separate slide. The conceptual plan will

1:05:14have the mixed-use vertically integrated retail along State Road 54. So the intent is to ensure that users who use Interlachen also have sufficient connectivity. uh to that retail component of the site. Additionally, you will see the trail going through the blue area being the Gaieto project. That trail is also will be developed to the project edge with the intent to be constructed all the way to Old Gun Highway, north along Old

1:05:44Gun Highway, and then the Lowe's project will come complete that connection to Gun N54, overall completing the connection to the Orange Bell Trail and the Pasco County Trail system as well. So, this is the master plan that accompanies the MPUD conditions of approval. The red area is highlighting where your mixed use will be located. That's where your 12,000 square feet will be vertically integrated. The brown is going to be your multifamily

1:06:15where the 320 units are going to be located. There's also going to be sufficient park space and open space in this area. And your open space and wetland area to the south. Here is their conceptual plan that they provided alongside the MPD. As you can see. As you can see to the north, this area is going to be where your vertically integrated mixed use area is going to be. 12,000 square feet vertically

1:06:45integrated. Heading to the south, as you can see, there is a series of linear parks and open spaces to an overall amenity that will also serve the community as well. That's where your multifamily component. Are going to be located as well. There are trails, as you can see, along the western edge. That's where your trail is going to meander, as well as through the center of the project.

1:07:13So the applicant is requesting two variations from the code with this master plan univevelopment, the two variations being LDC section 905.1E, neighborhood parks. They're requesting a reduction in neighborhood parks because this is a multifamily product, and they are ensuring that sufficient open space and park facilities are accommodated within the Gaieto project to uphold the intent of the code. Code, Parks and Recs, we worked with Park and Recs Natural Resources on this project and/or

1:07:43on this variation. And it is supported by Parks as well as PDD because what they're proposing still aligns with the intent of the code, since the code primarily speaks to open spaces for single-family type development. So this is a multifamily development. As well as LDC. Section 402.5 D. The reason why we added this to the variation request, the code specifically requires a condition or a variation, or

1:08:13I'm sorry, a use permit, excuse me, a use permit for those areas or those sites that may uh sell alcohol or whatnot adjacent to schools, uh daycares, and public facilities such as that within a thousand foot buffer. Although the site is not within, or although this project's not within a thousand foot buffer, we went ahead and approved or supported this variation request because there are uh uh there is a daycare to the north, a school to the south, um, and a church

1:08:43to the west, uh, which is approximately 1,500 feet away. So um we With that being said, we recognize shifts can occur in the future, so we went ahead and authorized the variation from this to allow for the alcoholic beverages to occur within this area. And with that we recommend approval to the f uh approval of the proposed rezoning with the conditions and I'd be happy to answer any questions that you may have.

1:09:07Okay, thank you. Commissioner Starkey.

1:09:09Well um

1:09:09is the applicant gonna show any of their beautiful pictures? N no. From last time. Oh really? You don't have any pictures? of what it looks like?

1:09:23He he's retired, remember? He's

1:09:24retired. Sluffing I

1:09:27had to cancel my tea time to get here. So Um for the record, Joel to land use consultant for the applicant, Palm Harbor, Florida. Um

1:09:38We do have we do have them if you'd like to see them. Mr. Chairman Mariano seriously if you would like to see them. And I'll have I'll have Ms. Barrero get those ready to tee up. I'll do a brief intro and then she can uh she can show those to you. Um while Christy's getting that ready. Uh I have the privilege representing Altus Cardinal Living. Uh they are a high-quality mixed-use developer based in Miami. They have an exciting downtown St. Petersburg project

1:10:09underway now, uh actually in construction as part of the downtown St. Pete mixed-use project. program. This will be their first venture into Pasco County. They've gotten to know you for two years now working on this project, but it's been a good two years. And I did not speak on the Plan amendment, but just basically with respect to that, I it it's really admirable. That the county staff and commissioner Starkey were able to work through a donut

1:10:39hole that as you guys know, this is really at Main and Maine in Pasco County, given its position on State Road 54 across the Mistarke Ranch. Everything around it essentially is developed. And the problem, of course, was over 20 landowners and trying to figure out a way to have a cohesive plan of development. For example, and this is why the Gaeto parcel became so important, my clients have it under contract. to close immediately upon zoning approval. But the situation there is the

1:11:09front of that parcel already has C two strip commercial zoning. So the front was at risk of being being developed into traditional outparcels. With with uses that you would rather not have there. So the advantage is we have a mixed use developer. Who has committed and in fact it's mandatory in these zoning conditions? You'll see that doing vertical mixed use on the frontage buildings is actually mandatory. The entire first floor

1:11:39of both buildings, which is why it's 12,000 square feet, that is the building footprint. That all has to be retail or office uses with the apartments above it. So we convert what could have been traditional 54-strip retail frontage into quality mixed-use entry, and then we put the multifamily units behind it. So that's really important. The other point is we obviously are consistent as Christy's going to show you. We are in what is now

1:12:09called a mixed-use residential village. We are the westernmost of those three villages that Ms. Hyler explained are in the Odessa town center. And so this will kind of be the catalyst for hoping. It's also important because our parcel controls what likely is going to be the only full access off State Road 54. um into any of Odessa town center. That being that those F DOT improvements are already there. The only full median cut is

1:12:39the one into our property. And we've already had Steve Henry work with DOT and Mr. Carbella's office has supported that. to ensure that we keep that median opening as a full median opening. Now our project is relatively small. It will not trigger signal warrants by itself, but undoubtedly Odessa Town Center ultimately will trigger those as other parcels come in. So we've agreed that if and when the F DOT signal warrants are met

1:13:09so that it can be signalized, we're obligated in our conditions to contribute our proportionate share for that signalization. In the meantime, at Commissioner Starkey's request, because we know how much she loves trails. We did agree to not only build the full and this is a full 16-foot multi-purpose trail. This is the Big Kahuna. We agreed to build that not only along our entire west boundary from 54 South, but as Ms. Haller said, we also Have

1:13:40now agreed to extend it off site all the way to Interlaken, which is critical because then it connects to the sidewalk to the existing elementary school and ultimately to the main trail that comes up through Trinity Communities just west of us. We're also building our portion of the east-west uh segment of the trail that then will continue down uh Blissfield. So that's the background on it. These two variations I just want to point out they have to be written up and approved as variations,

1:14:11but as you probably recognize, these both have become standard in in any multifamily project. Parks and natural resources always support. and agree with the ten percent park. factor uh as a standard variation. And also the real reason in my mind for the alcoholic beverage waiver on the thousand foot setback. Isn't really so much the existing uses. What we've learned is anytime you approve a mixed-use community, you by definition are introducing

1:14:41mixed uses and hospitality uses and restaurants and craft breweries and wine bars in the middle of a mixed-use project. We may very well have a daycare in our own project. That you know would then would then technically be a conflict. So we've learned it's smart to get those approvals in advance, and then the other people coming in know that it's already there. Uh last comment before I ask Christy if she can go through the concept plan. Uh the last comment is getting to Commissioner Weightman's comment that I

1:15:11overheard earlier. I wasn't here this morning, but I think I got the gist of what the issue is. Mm.

1:15:19No I I I I think I understand it. Um and I think that Mr. Goldstein is taking care of that in our MP conditions. If you look at condition number fifty. He in fact did draft and my clients have voluntarily agreed to his condition, uh, that makes it very clear that they cannot, that they waive any right uh for any imposition of the preemption from the state statute And we understand we're asking to be approved

1:15:49as vertical mixed use. They're going to build vertical mixed use. And we understand the zoning is conditioned upon that. And the only people that can ever change that zoning condition Or the five of you on the board. So you have yourself to blame if that ever gets changed, not us. Uh so that's all I have to say and and I think uh Christian Barrero can quickly run through you the concept plan and I assume you do have a few of the samples uh of their product. Okay.

1:16:20Good afternoon, Christy Barrera with Height Design. I Haven's Sworn. So we have a couple of graphics to share, and I believe that we've shared these with you all when we've met individually in the past. But just want to kind of go over the site a little in a little bit more detail. So as Amy mentioned, the first two buildings that are gonna be along State Road 52, the bottom floor, 54, the bottom floor is going to be retail uses, and then above that

1:16:50will be the apartment uses. I'm not sure the order of these. So if what you're looking at here is between two of the buildings, we showed those linear parks and that walking space, so that pedestrian area. The plan is to have a little bit different pavement to again show, you know, where the pedestrians should be going and where the cars should be slowing down. We'll also have landscaping. So this is showing that entrance as well. So this one really

1:17:20shows in between those two first buildings on 54. We'd like to have a plaza there where we can have some outdoor seating depending on what sort of retail will go there. But we definitely want that to be an activated area for the residents as well as the patrons of those retail uses.

1:17:39And can I stop you there for one second and Commissioner Weightman? I do this I'm doing this with uh almost everyone who comes into my office with something like this. I'd say you need to build a place where I can go hang out on a Saturday night. Uh not you know, me or someone in the community because we're not building places like that. I mean, and so this is uh this you know, makes for a wonderful little hangout spot. So I think it'll be very successful. It's

1:18:09hard to

1:18:09codify that, isn't it?

1:18:11Yeah. It

1:18:12is difficult. It is. And so this is a different angle of those front buildings. Again, you can see the umbrellas with outdoor seating, uh the larger windows for the retail areas with the residential above that. And so those are the quick graphics. I think they were in a little bit of reverse order. So this would be the entrance to the community, kind of looking south down that um linear park space. This would be the next area between buildings. So

1:18:43these buildings you can see would just be residential. That would be the next group behind the first set. And then you can see as you're looking down the street the buildings at the edge of the project, and that will be where the clubhouse is proposed with the pool and the amenities behind that, as well as the large lake and the very southern part of the property. So just a a nice walkway between the project. Um so yeah, the the client is very excited about constructing in Pasco County. This is the first one

1:19:13in the county, so they're eager to get started.

1:19:15And so um one of the things that the client did was um pulled the buildings up to the internal road, which kind of gives that road some I don't know, um, sense of place I guess. And and because that is the main road into the development. And the idea behind all of this when we're done with it, 'cause there's other areas that are zoned multifamily but not to this intensity. There won't be any really single family homes in here most likely. It's gonna be Uh commercial A little industrial. and

1:19:46multifamily is it's it's like its own village. It was kind of where we were going with it all, so Excited about the opportunities. And and we have a a very good quality developer here.

1:20:00And I want to thank Anthony Galledo too for uh hanging in there. It's my neighbor former neighbor across the street from our ranch office, so

1:20:09Very good. Any other questions? Any questions? Commissioner Weightman? I do.

1:20:16So are these renderings like legitimately what we're gonna be seeing when this is built?

1:20:22We are yes, these will be very close to like

1:20:25style, not necessarily color but like what we're what we're seeing if you're in the street.

1:20:28Yeah, so they have developed uh this product in other places, not obviously not Pasco County, uh but this will be very similar to what you see.

1:20:36My next qu thank you. My next question. The twelve thousand square feet. Is it twelve thousand square feet a combination of living space? And commercial spate or is the twelve thousand square feet truly commercial space?

1:20:50It will be truly commercial space. It'll be split between the two buildings. So we're not sure exactly how much approximately six thousand and six thousand each building on the bottom floor.

1:20:59Yeah. Okay. And then uh My final comment, Mr. Two and I talked about this on a different project, the reduction The reduction of I'm always kind of hesitant on the reduction of park space. I know park says yes. Can you please help me understand what what what's the trade off again for reducing The green space and the park space for what?

1:21:21I I don't I'm not sure it's accurate to say it's a trade off and let me let me try to give the background on this and I think Mr. Petis will back me up. To my knowledge in the last three years at a minimum, if not longer. Every multifamily project that this board has approved. Has approved multifamily parking at a ratio of 1.9 spaces per unit. even though your code on its face requires more. We've discussed for three years simply doing a code amendment. To change

1:21:51the code requirement to one point nine so that you don't approve or have to approve what appears to be a variation in every case. But to my knowledge, there has not been a single project. uh approved at anything less I'm sorry more than one point nine spaces. Now Now with that said, I think what your natural r parks and natural resource people will tell you, because they support every one of these and have supported all of these, and in fact it was a standard that

1:22:21they agreed made sense. They'll tell you that they think in in most cases we're overparking a lot of things in the county and you need adequate parking, but you don't need to overpark them. Uh and and they're satisfied that that this works on parking. And the same thing's true of parks in a multifamily setting, because when you have these projects, you're building a lifestyle center. Most of them have a workhouse fitness center, they have a pool, they have game rooms, they have

1:22:51all these other amenities. And so I think the logic is if ten percent Of the land, the developable land, is committed to traditional park. That in the multifamily setting, setting aside 10% of your land for park and having these other amenities is simply more than adequate. I can't speak for them, either Mr. Pitos or Parks can, but we're simply applying the standard. that the county has set over the last three to

1:23:21four years, to my knowledge, and we're doing exactly what's been done on every other project. Um You know, if that's something that you're not comfortable with, then maybe You need to address that standard, if you will, with parks, but I think they believe it's more than adequate and when you see the new projects coming online, it certainly appears to be more than adequate with the ones that are being built.

1:23:45Yeah, because this has this also has parking for the retail. Um, so it has it ha didn't you see it has a lot of parking. I actually texted Terry. Has a lot of parking. Um So I I'm very comfortable with the parking. Um

1:24:02Well, and on the park thing too, this this project in particular, it's going to look like there's plenty because you're going to have all these esplanades. When you look at that concept plan, as Christy said, that whole main drive going uh north to south through the entire project, that whole thing is going to be basically a walking esplanade with sitting areas and gathering places. This place is kind of it's it's almost going to look like everything. Everything outside the buildings is park and gathering area. Although technically under your

1:24:32code, a lot of that doesn't even count toward the 10%. We have to have 10% of actual park area.

1:24:39Thank you. Just um Harry's got something they're sorry.

1:24:44Well

1:24:44it's all right Commissioner Weightman go ahead.

1:24:45Thank you. So uh I just we have a lot of multifamily in the county and everyone says it's it's unique. So I'm really hopeful here that what we're seeing in concept And the business attribute to it to be complementary to everything that's been built to the north on Starkey Ranch. That it just not be another

1:25:07generic style multifamily company. That's why we

1:25:09slowed them down.

1:25:10So that's this is you know it's it's it's that's the point I'm getting at here is I'm very hopeful is What we're being told is what we're actually going to get and it give a business owner, an entrepreneur, an opportunity to capture the customer base that's now in this area and to build something something great and live a good life here in in Pasco County. So thank thank you, Mr. Tibb.

1:25:29And Commissioner Starkey I want to give you credit for doing the public hearing the way you did, because this was a long process, but the results are phenomenal.

1:25:36And as and the planning staff was wonderful. You know the Uh a as the attorney said, um, Mr. Gaeta was ready to have Kentucky fried chicken and a few other people uh in strip, you know, out parcels across the front, which sadly is I think was gonna happen over there by the Lowe's. I I wish we'd got a hold of the Lowe's property. You know, we tried to start this a couple of years ago, but you know how busy our planning staff is. So um the Lowe's kind of got away from us where the flea market was. Um but

1:26:06I'm very grateful that we're having such a better product than what our code currently allows right now. So

1:26:14Jerry? Uh just to follow up on the parking variation comments. Um we usually will vary the parking based on studies and study after study has indicated that one point nine is um more than adequate for Uh multifamily developments. In fact, we'll ask for studies that can beat 1.9 if they want to go lower than that. We've seen some projects go as low as 1.7. The other thing that just keep in mind with multifamily projects is that depending on the bedroom mix

1:26:44that those projects have. Whether they're two-bedroom and three-bedroom, the quantities, there's a constant uh turn of people that's taking place who have different uh Vehicular transportation needs Which means that their parking lots are fluctuating constantly. They're never really filling up. There's always large areas of parking on a multifamily development site that sort of remains quote unquote unparked. Um but for the most part you don't really see them under

1:27:15parked. D.

1:27:19All right, this is a public hearing. Anyone here to speak to item P fifty five?

1:27:23Mr. Chairman Mari Herbert Heap has signed up. Okay. Um for the record he has passed.

1:27:32And no one else is on WebEx or online?

1:27:35Okay, we'll cl close public comments to the board.

1:27:38Move to approve.

1:27:40Second. And roll call vote.

1:27:43District one, Commissioner Oakley.

1:27:44Aye.

1:27:45District two, Commissioner Weightman. Aye. District three, Commissioner Starkey. Aye. District four, Commissioner Bradford.

1:27:53District 5, Chairman Mariano.

1:27:55Aye. Motion passes 4-0.

1:27:58Yay. Thank

1:27:59you.

1:28:00Thank you very much for your patience, guys.

1:28:02Item P fifty-six.