Comprehensive Plan Amendment (Regular) - CPA22(09) Greenfield Del Webb River Reserve PD - Providing for Transmittal of a Large-Scale Comprehensive Plan Amendment to the Future Land Use Map (Map 2-15 And Sheet 5) From IL (Industrial-Light), OF (Office), RES-12 (Residential – 12 du/ga), CON (Conservation Lands), and RES-3 (Residential – 3 du/ga) to PD (Planned Development) and CON (Conservation Lands) on Approximately 557.46 Acres Located on the West and East Side of Shady Hills Road, Approximately 1.15 Miles North of SR 52; And a Text Amendment Amending Subarea Policy FLU 7.1.10 – Greenfield Del Webb River Reserve PD; And A Map Amendment To The Future Land Use Map 2-9 Amending Subarea Map 2-9(10) Greenfield Del Webb River Reserve PD

41:08Aye. Motion passes 5-0. All right. Item P sixty-four.

41:13Advertised in the Tampa Bay Times on July second, twenty twenty three, and by affidavit of certified mailings and site postings.

41:30Good afternoon, Amy Tull with Planning and Development. Item P64 is CPA 2209 in the name of Greenfield Del Webb River Reserve PD.

41:43The subject property is located in the South Market Area and Urban Service Area.

41:50A little history for the background of this. So the proposed amendment is an amendment to PD. Um in the name of Greenfield Del Webb River Reserve. The existing future land use does have a sub-area policy already associated to it in the name of Belfruit Zendea Zen Zenada. So in 2010, May 25th, 2010, the board actually approved that change to allow

42:20for the The levels of density and intensity shown up on the screen as well as defined in your agenda packet, being 1,316 dwelling units of residential, 144,000 square feet of office, and an industrial component to it that includes a 616,200 square foot business park and a hundred and three thousand.

42:48So again, this was approved in 2010 and currently in place.

42:55In November 12, 2014, the Board of County Commissioners also approved a rezoning petition from AC Agricultural District to MPD Master Plan Unit Development. In that master plan unit development, the following densities and intensities were defined: single-family detached attached being 712 dwelling units, multiple family apartments and condos being 604 dwelling units, again 144,000 square feet of office, 548,000 square foot of a

43:25light industrial business park, and 171,424. fifty four square feet of a mixed use area being a retail office and public services. And lastly, there is an existing mixed-use trip reduction method plan or measure plan that was approved in 2015 and currently in place. This is the visual that accompanies that.

43:51And so the applicant has actually come in. Um this is uh I don't I don't want to say companion, but almost like a phase two. You uh already heard a Greenfields Industrial Park, which is located on the west side of uh Suncoast Parkway. Uh that was approved for approximately 300 um acres of light industrial. So So the Greenfield Dell Webb, which is located on the east side of Suncoast Parkway,

44:22is owned by the same property owner, and their proposal is set forth on your screen as you can see. The reason why I'm saying this, I wanted to make note is there is a reduction or a proposed reduction in industrial or employment generating uses. Uh by the applicant. However, because the property owner uh was agreeable to amend the future land use on the west side of Suncoast Parkway to an industrial site which was approximately 300

44:52acres, there was a net gain of over eight million square feet of industrial that was already previously approved approximately a month or so ago. So now we're coming forward. With the component on the east side of Sun Coast. So what you see here is a proposal reducing the already existing entitlements or residential units from 1,316 dwelling units to 1,205 dwelling units. The office is being reduced from

45:22144,000 square feet to 21,600 square feet. The industrial is being compacted with the business park being removed and just strictly industrial uses is being quote unquote increased, I guess you'd say, to 160,000 square feet, and then the commercial retail component or the retail component is being converted to allow for commercial uses as well, and that is being reduced to 32,000 square feet. Yeah. So,

45:53with that being said, the applicant is proposing a comprehensive plan amendment. This is going to be a large-scale amendment. The hearing before you is the transmittal hearing to send it to the state for review. The proposed future land use change is IL. Existing future land use is IL, Light Industrial, Office, Residential, or Res 12 being a residential 12 dilling units per gross acre. Res 3 being residential, three dwelling units per gross acre, and existing conservation lands. The

46:23proposed change is to PD to compact that all under one future land use classification, as well as conservation lands to retain the component or the conservation lands located above the critical linkage. The applicant's proposal is to allow for a mixed-use development of 1,205 residential dwellings. Units, a 12,600 square feet office, 100,060 square feet of industrial and 32,000 square feet of commercial retail. The subject sites located on the west and east side of Shady

46:53Hills Road, approximately 1.15 miles north of State Road 52. And again, there is already a sub-area policy in place in the name of Sub-area Policy Flu 7.1.10. It was previously or currently in the name of Belfruit Zeneda. The applicant is proposing to rename that to the Greenfield Del Web. There is also an accompanying MPD rezoning that will be heard in the in the near future. So here's your site location as you can see where the subject site is located. Um Shady Hills

47:23does bisect the proposed amendment and it's located on the east side of Sun Coast Parkway.

47:30Your uh current future land use as previously stated, you have residential on the east side of Shady Hills, with your employment generating being light industry and office on the west side of Shady Hills. The applicant's proposed amendment to PD Flu um and Conn, as you can see the conservation lands are being retained.

47:52And here's a conceptual plan that we have identifying where the proposed areas are being located. On the left side of the screen, the purple to the top is going to be your light industry, the pink is going to be your mixed use, and to the south is going to be your multifamily. There is also on the right side of the screen a proposed mushroom plan that they are still going to align with in this project. Um the mushroom uh mixed use trip reduction measures. So they are still

48:22keeping that component um on the right side, uh in the pink area.

48:30And so the proposed amendments consistent with the following comprehensive plan policies.

48:37And with that, we recommend uh you always transmit all the proposed comprehensive plan amendment uh to the Department of Economic Opportunity and other reviewing agencies. And I'd be happy to answer any questions you have.

48:48Uh Amy, I have a question. I was working with uh the applicant and we had put some language together. Correct. Um not worried about the Dell Web project coming in. There's not many trips to be added. Uh picking up 300 acres of industrial was known this was coming afterward. But uh we did talk about the uh the roadway of Shady Hills Road not having uh a trail running all the way down. We know there's enough room to have a five-foot path and maybe room for an eight-foot path. And the language we picked up was it would be three years before

49:18they would do anything with the multifamily until uh it would be uh able to come to construction. at the same time that we give the board time to put a plan together to go put that trail in place.

49:30That's correct. Um we are well aware of that condition. Uh it has been received and approved. Um so I can let the applicant speak a little bit more to that, but that will be set forth in the MPUD conditions of approval. Um I believe that's coming to you within the next month.

49:44Okay.

49:50Mr. Weightman,

49:51they well continued my broken record here there, I guess why because the k the my conditions on the remaining commercial pieces. Um They're solidified.

50:07Barbara Will Hyde, sixty three twenty seven Grand Boulevard for the applicant and I have been sworn. Yes, um Mr. Goldstein very carefully reviews all of our conditions and um they're consistent with all of your policies, up to date, including that one.

50:24Mr. Stark.

50:25Well following along that

50:29I don't wanna try and figure out how you do this legally and Clark said he's gonna send me some language on how to preserve what I'm talking about.

50:38What you're pre what you're talking about preserving is already preserved because

50:43they can do commercial

50:44they can do

50:44residential above their commercial?

50:46So Now you're in an M Pud, but in what you just brought up, the C two

50:54The deed restriction says they're limited to C two uses. Vertical single f vertical mixed use is a conditional use under C two. So y so that Your previous i issue is consistent. I'm assuming that given David's review of these conditions, your conditions in this MP would allow for the same thing.

51:18It's my understanding, but I will double check because the M Pud is not before you today. So I will make sure that the language is clear. Okay, sorry, I always get those mixed up. Uh we love all direction. It's actually why sometimes it's good to do the transmittal hearing on a big project like this but without the MPUD. So we will double check it. Alright, and I want

51:37to talk about trails. Um I did meet with the applicant and talk about um actually the the large trail that we contemplate coming down the edge of the um uh the uh wildlife bald war. And one day we're gonna give you the presentation from Bentonville, I promise. But um in looking at this and talking with the applicant and talking with Keith and looking at the big picture we

52:07think that trail is gonna come down the other side of the corridor. of the wildlife quark. Not the west side, but the east side. So I'm okay. Uh I think you guys are preserving a hundred what of the what do you have?

52:22Yeah, a hundred feet of um uplands outside of the wetlands is and the total is a about a hundred and forty five acres that's being put into conservation easement of my client's property.

52:33Yeah. And um and and so we don't talk about lot size here? Or is

52:38that the next

52:39one?

52:39No, yeah, we don't talk about lot size here. Alright, we'll talk

52:44Okay. Any other questions? But do you wanna c wanna carry on? Do your presentation?

52:48Yes. All right.

52:52So this is a comparison of the existing approved entitlements and the proposed and I think um Amy went through those um very well with you so I won't uh belabor that those points.

53:05This is just a preview to the MPD plan. Again, you can see the large ecological corridor area, 145.9 acre commitment of the of our pro property owner who will speak here, by the way. A life a very long family families owned this property for a long time. Um and this is uh one of their legacy projects, so

53:26We're um happy and proud to have Dell Webb as a part of our project. They're award-winning uh senior communities, and this is their illustrated plan along with um photos from their uh homes in Bexley.

53:41This is one of their amenities. Just off the charts beautiful. It is beautiful. Thirteen million dollar investment, maybe fift to fifteen, uh very large investment in the amenities of these projects.

53:54As as Amy had said, there's west side, east side of this project on Shady Hills Road. The west side is our Mudderham side, and the east side is the Del Webb side.

54:05As Commissioner Starkey had just mentioned This is a piece of your um Starkey, I don't know where that name came from, to Crossbar Ecological Corridor. And We were a piece of that. Um we're one hundred and forty five point nine acres piece of of that conservation ep effort that started long ago when I was here at the county. As Commissioner Starkey had said, we met with the the Commissioner and Keith Wiley and talked about you know where was would be best for a public trail

54:36in um proximity or included with your corridor and that was decided that east was where the opportunity was and they were already pursuing opportunities on that.

54:46We've taken your conversations and the and the conversations and the comments from the public very seriously about um pat multi-use paths. So this is probably hard to read, but let me kind of go over it. The what you see at our project, which is in the box, is what we're going to do within our project. And that's we're required to do by code five foot sidewalks on both sides of our project. Well we didn't t my client said we understand that the board's really interested in something larger, multi purpose

55:17paths. So we agreed within our project to do eight foot paths. The other thing that we set out to do was our client through level up our engineering um partner on this project. went and took a look at what was going off o what was going on off site. And they studied the right-of-way, they studied where you have existing um sidewalks, and they studied where other projects, and they looked up the approvals of other projects to see what what they've are already agreed to do. And so this map was a combination of those things. The when you're coming to the north of our project, we

55:47identified two gaps, the 980 linear feet on the east side and 1,574 linear feet on the west side. My clients have agreed to fill those gaps as part of this project as an off-site improvement. And they're going to fill those gaps with eight foot paths on either side of the road. Now mind you that when you're looking at the the east side, that's a Dell Web 55 over community. No kids going to the school. But working with the county and listening to the county, and nobody asks us to do this, we actually propose this on our own, we

56:18propose to fill in these gaps, regardless of the fact that we don't have any children from the from the Dell Webb community that would be going to school. So we're gonna fill those gaps as an off site improvement. That'll get our project, it has a benefit, because it gets our project to your Cruise Lake Wilderness Park. as well as the Sun Close Trail. as well as um further to the to the west side of Sun Coast.

56:43When you look at what's going to happen after the Sun Coast, after we fill in the gaps and between what's there, there are two eight-foot paths proposed, one by the developer of Krella Estate's townhomes, and that's depicted there from Mary Giella all the way around. to the beginning of Cruise Lake Middle. and they're gonna fill that gap with an eight foot um eight foot um path. And then you can see the existing path in front of Cruise Lake Middle School. On the w on the other side, I guess that's I don't know what side you call that of of Shady Hills

57:13where your Dairy Plastics is going in, they're doing an eight-foot path along there. And then what you see along Soft Wind, which is the yellow down at the going right left to right on your screen is what between Gary Plastics and what this client, uh property owner at Greenfield Place West, will have to do regarding the sidewalk.

57:37We have reduced by this project that we're bringing forward, we've reduced the trip generation um for your future land use amendment, which is what before you today, by sixty four percent. We've reduced our MPV traffic generation by 608 to 608, a 74% reduction. Our student generation, this project, we've reduced by sixty-six percent.

58:07If you take our residential before, what's approved today and what we're requesting, it's a reduction of 8.4% for this project. Most interesting is when you take this property owner's full commitment to you, which is modifying the land use and the zoning on their three hundred acres west of the Suncoast Parkway. with this project and how many residential units are coming off your books, which is about a thousand. This is a reduction of 45% trip

58:37generation from this area. I'm proud of this. This is by working together that we're achieving very good plan between the industrial on the west side and a location where it will be it will happen and it will be successful and then really making this project the right project for this side of the Sun Crist Parkway. As the Commissioner alluded, we do understand as as as we understand our portion and what's happening in our area regarding the

59:07lack of paths and the gaps, we do recognize the what's occurring North of Mary Jellell. No, it's Cruise Lake, excuse me. North of Cruise Lake. Guess let me put my pass back on here so I can s go backwards for a second here.

59:26So as you can see there, Cruise Lake Middle School, there is a sidewalk existing where you see the blue line there. This is the very north left-hand side of this graphic. The sidewalk stops. So the concern that's been raised by your chairman, as well as the residents, is well there's nothing to the north. And I I know that the county is has a CIP project to extend either a sidewalk or a path From Cruise Lake up to Bosley that seems to also signalize

59:56that, but I think the what the county needs to look at as well is getting that that path all the way up to uh County Line Road North. Not something that our project can do. The gaps that we're filling in there exceed likely exceed our mobility fee credits, so it'll be out of pocket in addition to the mobility fees paid for. project which are about three million dollars by the way. But in working with the county and looking at a condition, um, and it's a condition that'll come forward, you'll see it in the MPUD, but the thought is to

1:00:28slow down the west side of our project where we'd have where we're where we have multifamily apartments. By the way, we're already approved for 604 multifamily apartments, and we're cutting those in about half with this approval. But to slow down any of the Multifamily apartments and to wait for the county to by three years to wait for the county to catch up and get a path in that goes from Mary goes from Cruise Lake north. As the commissioner said, it's the staff has

1:00:58looked at there's enough room for probably five feet, but ultimately I think you all would be looking for eight feet. So that's something that we'll bring forward in an MPUV condition that we already proffered and staff's already reviewed and the county attorney's office already reviewed.

1:01:11And that is my presentation. I do have the property owner who'd like to say a couple words to you, if that's okay.

1:01:16Absolutely.

1:01:26Good afternoon. Powers Dorset, uh [address removed], and I've been sworn. I'd just like to give you guys a a brief overview of our family's ownership of the property. Um My grandfather purchased this property over 70 years ago for use as a citrus grove, and it remained mostly in citrus until the freezes in the nineteen eighties and it was he converted to pine, which is what you see there now. Um my grandfather was a great steward of the land. He took great care of it and it was a very important property

1:01:57to him. And in recent years we've done our best my family's we've done our best to continue that that philosophy.

1:02:06When Pulti approached us a couple of years ago about Dell Web, we as we began to research it, the Dell Web project just really stood out to us. We thought it was a a great project and something that my grandfather would be proud of. And um

1:02:21Yeah, we're we're excited about it and then also bringing the industrial to the west. We've also got three hundred acres of industrial and part of that's in the P E D C ready pro ready site program too. Um so anyway, thank you guys for your help and Oh I think Margaret Doctors. Thank you.

1:02:42Thank you. Our team's available if you have any questions.

1:02:44Okay. And Barbara, you'll have the M PUD conditions we talked about to Wait three years before the other residential comes in?

1:02:51The multifamily, yes.

1:02:53Before the um trail Trove it's done. Yes, okay. And uh I wanna I would say appreciate the meeting with that. Jeff Deeson, I see you in the audience there. Thank you for putting a great product. I think it's gonna be a great addition to the area.

1:03:06All right. Any other any questions? Okay. Public comment? Any of the public want to comment on this item?

1:03:13We have a couple people signed up. So uh the first one is Dennis Keegle.

1:03:19Mr. Kegel when you come to the um mic, if you can give your name and address for the record.

1:03:25Dennis Keegle, [address removed]. Thank you. So you've been sworn. Yes, thank you. So uh I seeing that since the last time that we made comments, some of the uh concerns have been addressed and we're happy, we're grateful that they're talking about putting in a trail. Um But as we know, Shady Hills Road is a very old road. Um it was never intended for the traffic that it has now. More or less the traffic that w we still have coming in with

1:03:55all these other subdivisions. Um We we're not just looking at this subdivision, we're looking at the other subdivisions that are around in the area. Um we got four schools on a two-lane road. Um for two mile radius the kids have no buses. They have to either be driven in or they have to walk. There is not one crosswalk for any child or any lighting on that road. Um,

1:04:26so it's not just the trail or the sidewalk that we're looking for. We're looking for i a little bit better road. and some access for the children to be able to crawl safely. And then the second concern is um I don't know if any of y'all have been out to Cruise Lake lately, but it's not a lake anymore. It's a mud puddle. Um That's a major area for specially for the river in New Port Ridge, that's the head of it. We're running out of water, so w we wanna

1:04:56know where all this water is gonna come from for all these more residents and for their yards 'cause we know when put properties in like this they all take a lot of water to keep their grass green. Um so We're grateful that they're lower in the amount, but we just have concerns with the the road getting widened, some crosswalks, and also where the water is gonna come from. Thank you.

1:05:21Okay, and then the next one is Jen Karovac.

1:05:30Good afternoon, Jen Kerouac, [address removed]. I have been sworn. Um I am coming today and speaking on behalf of the Shady Hills community along with my friend Dennis. Um there are some very serious concerns with regards to infrastructure. um, you know, how can the with the the scale of this project, even waiting

1:06:00three years, Um the I believe when the traffic gentleman came um at the Planning Commission meeting He said that the traffic was rated a D. D as and dog. And um and so that's a huge concern, as Dennis mentioned, with regards to being a main north south thoroughfare from Hernando coming from four lanes at Mariner into Shady Hills to a two lane four schools,

1:06:30children and and also I hope that she received this properly because we would hate to see someone put in sidewalks and then need to tear those sidewalks out. utilizing all that money that could have went to some other sidewalk and then to come and expand the road. It it just Fiscally seems concerning. Um also concerned about the two and a half million dollars that Governor DeSantis vetoed with regards to Tampa

1:07:01Bay water and the idea that the water that Dennis mentioned as a result of you know, things drying up. Um How that would negatively impact the folks in the area. Also with regards to the industrial piece of things, the commercial piece of things, the concern that what would go in the ground for the majority of the folks that are there already. um what might go into the

1:07:31ground that might negatively impact not only their wells, but also could impact negatively the aquifer as a whole. So these are things and then the other thing that was raised and I think it was brought in a May meeting the concern that was brought up at the our last civic association meeting was the the requirement by state law to have one of the meetings

1:08:01um unless a majority vote plus one of the county commissioners to be after five o'clock as it is a huge concern and folks would be here but But the majority of that group is working class citizens working, whether it's a bedroom community or not, they're working right now. So it was raised at one of the meetings, I think May or June that was brought up. So someone mentioned it at our last civic association meeting.

1:08:33What is if that was done, uh a vote for this meeting or one of the meetings being after five.

1:08:42Okay. Thank you.

1:08:45Is there anyone else ice else to speak to this island?

1:08:48Uh there was someone signed up for WebEx

1:08:51but they are

1:08:51currently in no show, so uh there is no one else signed up.

1:08:54Okay. All right. To the applicant?

1:09:00I'm gonna answer probably that. Uh Mr. Oakley. I can just talk to Barbara that um the fact about the water, the water's this is a central system coming from Tampa Bay Water, I'm I'm sure to Pasco County.

1:09:13That's correct. That's correct.

1:09:16So you're not drawing from the Octafa or anything in this area or doing any additional pumping? And we prepared I'm the chairman of Tampa Bay Water at this time and we're prepared to uh provide water to Pasco County citizens way into the future without any issue.

1:09:33And I'll just address cruise lake a little bit as well. That that water level is known to go up and down different times. Now this one time we had it as a top priority to the state legislator to get that funded so we could put money into it and um While we were going up there we're showing it was dry and it turned out over that year's time it actually filled back up again. So we're going up there saying our lake lake is dry, we need water and it's actually full and we had to pull it back off the list and and move forward. So it does fluctuate but yeah, temperate water will be supplying the morning.

1:10:03Bayonet Point.

1:10:06So I think we've kind of broached a lot of those these subjects that were covered. Um I do have Steve Henry if you want to talk traffic. I mean this is a 64% reduction in traffic from what we're presenting to you today, which is already approved. So is that the pleasure of the board? I know you have a long day. Steve can talk to you traffic if you'd like. Um if not we we're available for questions.

1:10:25Right. Let me ask one question. They they did mention uh one one of the emphasis I have is to make sure that the kids all the way from this Dell Webb property all the way to County R County Line Road actually have a way to travel on the sidewalk. There's right away between five and eight feet. I wanna make it a top priority of the board to do this because if it's not if it's not gonna be done, I don't want to approve the whole thing. I mean Del Web I don't think is a factor whatsoever, but You know, the the Dorset family has held it for seventy years. They've committed to all sorts of industrials, gonna create all sorts of

1:10:56jobs, which is what we want in this county. Um and I don't want to take back from them to do their next part of it, which they're even saying to as far as multifamily, they'll lean to go the town homes as well, as opposed to uh just apartments, which I'm excited about. So I I don't want to hurt what they're trying to do at the same time I want the board to know we need to get that done. One of the things mentioned is these kids traveling up for two miles or so. In your property going up where the trail's going to be, will there be a lighted will the side will there be a lighting system for sidewalks going up and along

1:11:26the road?

1:11:28I'm pretty sure I gotta look at my mapper or somebody can bring up Pasco Mapper, but I'm sure pr pretty sure there's a light there um that everybody uses to access those schools.

1:11:38I mean the like a s a lighting system along the roadway. Street lights. Street lights.

1:11:42Street lights? Yeah, that's the county needs to approach the street light issue. Um 'cause if not you have dark and then you come up on s light and then dark again, so I'm not sure we have any particular solution for the streetlights but

1:11:57those are typically prioritized in the engineering services capital program as we move forward when it comes to street lighting.

1:12:06And I know we have some projects where you had s certain funding was done by a development. With something coming forward. So I think we need to do that um That's definitely worth a look because if it's if it's dark it's winter time they're walking up from there. Um And again, Dell Web won't have so much of that traffic, but uh I think it's something d d ne we do need to address or maybe maybe during the MPUD staff can take a look at that and we'll address that issue then.

1:12:36All right. Any other questions for staff?

1:12:41Yeah. Well the applicant. And public comment is closed to the board.

1:12:48Move approval.

1:12:49Second.

1:12:51Roll call vote.

1:12:52District one, Commissioner Oakley. Aye. District two, Commissioner Weightman. Aye. District three, Commissioner Starkey. Aye. District four, Commissioner Bradford.

1:13:02District five Chairman Mariano.

1:13:06Okay, so we're gonna go to P sixty five and then after that we're gonna do R forty eight.