Zoning Amendment (Consent) - Greenfield/Del Webb River Reserve MPUD - Parkway Hills LLC - A Petition for a Rezoning from MPUD Master Planned Unit Development District to MPUD Master Planned Unit Development District to Allow for the Development of 21,000 SF Office, 32,000 SF Commercial/Retail, 160,000 SF Light Industrial, 40 Townhomes, 435 Multi-Family units, and 730 Age Restricted Single Family Detached and Attached Units on Approximately 557.46 acres.
What the county recorded
Staff recommendation
Approval with Conditions
No disposition in the minutes
The approved minutes do not say what became of this item. That is a gap in the record, not a decision. It is the normal state for 24% of items. Most of those are regular business and board reports that the minutes do not dispose of in writing. This archive never infers an outcome from the fact that someone called a vote.
The source document
The county’s agenda for Planning Commission, Jul 20, 2023
The published PDF, as served by the county. This item is one entry in it.
The county’s minutes for Planning Commission, Jul 20, 2023
The published PDF, as served by the county. This item is one entry in it.
This case, across meetings
PDD-23-7662 in full →PDD-23-7662 was taken up 4 times between May 18, 2023 and Sep 19, 2023 — this is appearance 2.
- May 18, 2023PlanningPC4▶No disposition in the minutes
- Jul 20, 2023PlanningPC6▶No disposition in the minutesthis item
- Aug 22, 2023BoardP64▶No disposition in the minutes
- Sep 19, 2023BoardP79▶Approved
What was said
Machine transcription of 23m of recording, with speaker names inferred from voice matching. 99% of 93 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
And we're gonna move on to item PC six and that will be presented to you by Amy Tolk.
PC six, okay.
Okay, Miss Amy.
All right. Good afternoon, Amy Heiler or Amy Toll, excuse me. It's been almost two years since I've been married and I'm still using my maiden name. Amy Tall with Planning and Development. The item before you is the well just go forward. PDD 23-7662 in the name of Greenfield Del Webb River Reserve. This is the associated rezoning to MPUD that runs alongside the proposed comprehensive plan amendment that was approved for transmittal on July 11th.
So, the do a little project overview. As noted, this is a proposed zoning amendment. The applicant is requesting a rezoning from MPD master plan unit development to MPUD master plan unit development to allow for the mixed use development on approximately 557.46 acres to allow for 1,205 dwelling residential dwelling units. 12,600 square feet of office, 160,000 square foot of industrial, and 32,000 square feet of commercial
retail. The subject site is located bisected by Shady Hills Road, approximately a mile north of State Road 52. Subject site is located in the South Market area and urban service area. Here's a visual representation of the proposed uh master plan unit development location. And the current zoning district is M Puty.
The uh current future land use right now is uh comm commercial, um uh I'm sorry, uh office commercial, uh residential three, which is three dwelling units per gross acre, residential twelve, which is twelve gross dwelling units per gross acre, um industrial as well as conservation lands.
Uh here's a visual of the applicant's master plan. Um so the applicant is proposing to amend the existing MPUD, uh the existing MPUDs in the name of Zendaya or Belfruit right now. Um so what was originally approved back in 2015 is pretty much a um uh business park establishment with a Mixed-use matrum component. The applicant is actually proposing a pretty substantial
reduction in what was already approved. We already went through this in the comprehensive plan amendment side of things. And so what the applicant is proposing now, as you see, the Dell Web community, that is going to be an age-restricted community on the east side of Shady Hills. They are still proposing a small component of Light industrial on the northern edge. The Mutrum in pink is going to remain. That is going to be your mixed-use downtown center type facility or type use. And then the townhomes
are multifamily going to be located to the south. As you see, we are east of Sunkhost Parkway and bisected by Shady Hills Road. Additionally, the applicant. Is not going to impact the conservation lands, the critical linkage, or the existing wetland system to the east, and that's going to be preserved through the conditions of approval in the MPUD.
And here's just a little bit more detail of the actual attachment that we have established in the conditions of approval for the MPD. What you see here, the applicant has agreed to construct an eight-foot multi-use path outside of the project boundary to ensure connectivity between the development along Shady Hills Road to the school systems. Actually, it has a more detailed visual that they can provide to you to show an overall network about how that looks. But
as it relates to the conditions of approval, this is the visual obligation that the applicant has agreed to. This goes into, or this aligns with additionally the condition or a condition of approval that ensures the eight-foot multi-use. path that runs alongside Shady Hills Road is also constructed as well.
And so the applicant is actually requesting four variations from the code, and I'll go through those in a little bit of detail. So variation one is LDC section 907.1E for on-site parking. The applicants requesting a reduction from our code requirement to allow for 1.9 spaces per multifamily unit. And the pass or PDD or The department has reviewed and supports the applicant's proposed variation request as
it aligns with the intent of the code being LDC section 907.1G. Additionally, it also aligns with the intent of the code to reduce impervious parking spaces and establish a more resilient practice to reduce the heat island effect. So with that, in addition to a much room component of the project, the proposed reduction in parking is supported by planning and development. Second variation is going to be section 805.6,
restrictions in post-development wetland and upland buffers within the residential, non-residential lots and parcels. The intent of this is to ensure that the management of the wetlands are under one association. So in HOA or CDD, the applicant is confirming or requesting a variation from this code. Because they are ensuring that the wetlands will be under one ownership per the developer agreement. And so PDD is in support of that
as well. As well as the third variation being section 905 or 901.51E being a neighborhood parks reduction. Excuse me. The applicant is proposing a reduction for neighborhood parks. With a multifamily component of their project. And we are aligning with the agreeable agreement of the variation from parks, recs, and natural resources. They are the ones that's ones that manage the parks and the requirement of the code. And so it is
recognized that multifamily basically is a higher density and a smaller lot of land, therefore the code requirements. We are in support of reducing the actual park requirements for the multifamily component due to the nature and scale of the development versus single-family homes. And then lastly. uh section. Amy, could I
just
go ahead
make sure we're clear on that? You mean basically the apartments, not Herbert is seeking the reduction of the reports, not
For the apartments.
Because he said multifamily.
Yeah.
There's townhomes too that are not seeking that production, is
that correct?
Okay.
And then LDC section 901.611, which is your street designs and dedication of right-of-way, as well as LDC section 901.1H. The applicant is requesting to not connect to the eastern edge of the property.
Yeah, it's just the eastern and I think southern right now. The eastern edge of the property would not provide adequate accommodations for vehicular or pedestrian connections since the area is an ecological corridor and a preserved wildlife habitat, as well as to the north, which is a county-owned wilderness park. So we're not going to establish connections there, at least for this project. And lastly, To the south, it's an existing platted subdivision with no opportunity to connect. So the applicant's relief is also supported
by PDD. So with that we recommend approval with conditions to the BCC and I'd be happy to answer any questions you may have.
Okay, thank you. Amy any questions from up here?
And I do believe the applicant does have a PowerPoint as well.
Okay.
Thank you.
Steven's gonna help me pass out my PowerPoints. Thank you. Well actually his PowerPoints, I just get to present it.
So
when you see how good they are, it's not mine. Mine would never look this good. Okay. Barbara Willheight, 6327, Graham Boulevard, Newport Ritchie for the applicant. This is our third public hearing regarding this project. You saw it previously as a complaint amendment. It was a P D complaint amendment, which means we spelled out all the entitlements. You just didn't have the conditions of approval that go with those entitlements, which you have now in front of you. So I'll try to kind of be brief because you've kind of seen this before.
On this slide here is our existing entitlements versus our proposed entitlements. You can see the list of those that are existing today, and you'll see the proposed. Later on, you'll see what the student generation differences between existing and proposed as well as traffic generation differences. This is our master plan as you can see the client's commitment which has been a commitment since the first comp plan was approved on this property for an ecological corridor on their property is in green. That commitment still stands today and a hundred foot upland buffer into their property that goes
along with that ecological corridor.
This is the east side of the project. We are proud to have a Del Webb, Pulti Del Web award-winning uh senior project coming to this area.
That's a representative of Clubhouse. They spend about thirteen to fifteen million dollars on their clubhouse amenity.
This is the the uh west side of the project, which is a mudarham project as um Amy has described.
This puts in context where our project is compared to your cruise lake, the county's cruise lake park, as well as the ecological corridor and how we fit into that. Again, you can see the how we are a piece, a large piece of the corridor through this area.
This is the the slide that tells you about what we're doing about uh PAS. Along our project, which is highlighted there in the blue, normally we just do a five-foot sidewalk within our project along the road. That's required by code. We are upgrading that to an eight-foot multi-use path. We also looked, my team led by Level Up. Looked for the client at what's going on off-site so that we could become part of the solution to make sure that there was pedestrian
and um bike put uh connectivity. There's some interesting things going on in this area. We have Cruise Lake Park to our north, we have the Suncoast Trail and that wonderful facility. And we also have two schools. So really important to look at what that was gonna what that was going to be. And there was two gaps. You see them in red. So we're the client for mobility fee credits are going to fill in those gaps. So there'll be continuous eight-foot path that will continue on to other paths either constructed
now. or by the projects in blue as you come to the west of Suncoast Parkway, there's two projects there that have an obligation to do eight foot paths, so we'll be connecting. And so you'll have connectivity from our project all the way on up to Cruise Lake to the Suncoast Trail and over to these schools. pretty good connectivity. Um I wish we could see this achieved more. And so we can we'll as clients look for as my myself and my clients look for opportunities to do this. I
can tell you that We do get mobility fee credits for those off-site improvements, but they'll likely cost more. So those will be coming out of the client's pocket. They'll be paying mobility fees in addition to a little bit extra to make this happen off-site. We were not asked to do this. We came forward with this idea and did the research first before anybody asked us to do it.
So thank you for doing that.
And
your coin.
I'll take credit.
Yeah.
This
is
the trip generation.
Oh
thank you. Thank you, Pasco County.
Yeah, I thank David personally.
this is the chip generation which I kind of alluded to between what we're approved today versus what we're entitling When it hopefully gets approved by the board, seventy-four percent reduction in trips. This is for our our future land use, which you've already considered. That's a 64% reduction. Our student generation, just for this project alone, student generation we're reducing by 112. Uh excuse me, hundred going from 334 students to 112, that's a 66% reduction. If
you look at our residential units, we are reducing our residential units by 8.4%. And this was kind of interesting. The client, the owner of this property, also owns 300 acres on the west side of Suncoast Parkway. In coming forward and saying, okay, what's the best plan for this side of the Sun Coast Parkway versus the other side, we worked with the Economic Development Council, Economic Growth. And they wanted to see the 300 acres on the west side that's over by your resource, the county's resource recovery plant, go to industrial
and light industrial. And so that land use amendment has been approved by the board and so that property is now 300 acres of light industrial. That took off Between that project going from residential, mostly residential land use to industrial land use plus the reduction we're doing here, we reduced forty-five percent reduction in residential units.
And with that we are available for any questions. I want to thank staff that worked really hard and the and David. You know, it's we we come here with this big stack of paperwork and It's it's a lot of work to get here, so I wanna thank and whoever the planning review checkers are that are behind the scenes checking before it goes to David, um, I appreciate all of you. So thank you.
Barbara, real quick, just a quick question for clarification. On the Agenda item, it says 730 age restricted single family detached and attached units, but your presentation says all detached. Are they supposed to be all detached, single family?
The M P D conditions allow for either either I think we are they're going to be a detach as I understand. So I think that's a discrepancy. But you're right, the agenda and the entitlements allow for either.
Okay.
Okay, thank you. Any questions? Any other questions?
Okay, is there anyone else here to speak on this project?
Please come forward.
You must have gotten here late 'cause you're usually sitting up front. Mm-hmm.
It's part of that whole sneak attack plan. That's what I heard about you.
Um I come today just because um you know there's there's many reasons and I've shared a lot of them before and And you know, the the community is uh incredibly concerned about Um first of all, many of them would love to be here, but they're a working class community. Um they cannot make the commission meetings because they're during the day. Um they can't make these meetings because they're during the day and there's a
lot of people that You know, we're doing our best to collect, you know, the the concerns. We had a decent showing for the the future comprehensive plan over there at LC Logan, the community center. Um but but the concern that the community has right now is that there are many things that have been discussed during these meetings, during the commissioner meetings. And and we find that there's conflict in the
information from reality and so we'll just, you know, quickly I won't belabor it, but Um the the corner of Software and Shady Hills Road, that property is being developed right now and it was developed, it was supposed to be developed based on the idea that there would be no outlet to Shady Hills Road. And the main outlet right now, as we speak, is being developed onto Shady Hills Road. So You know,
there is a significant concern that the things that are described, the first uh planning meeting. Um, you know, when Mr. Moody, I believe, we went through the traffic summary and it was said to be like a D. Um and then at the commissioner meeting it was said to be like a B or C Um so the numbers and the things that we've been presented with, you know, the community's very concerned because once
it passes Just like you know the corner of Software and Shady Hills Road. You know, there they believe that there's really no recourse. Everything is already in motion. There is a belief that they don't have a voice. They go to take days off, go to the commissioner meetings, and when they go, they see an excessive amount of interaction with particular projects. We've now asked, and I'm I'm asking again. We've asked for meetings
with the developer. We've had one meeting planning development, sent one person out. We shared all of our concerns. We haven't heard back. Um, you know, this is a very serious concern. They want to be part of this. But they have been left out. We have been left out. So not that our voice is the only voice, they understand that the landowner has the right to develop within the land use code. Um, but there are many things that that we see
evolving that are not according to the way that it should be. So
Okay. Do uh we have any questions or any comments about concerns I know we've talked about it before comment though.
I mean when they were here for the Planned development, the comp plan amendment. One of the items discussed was the Long. known dangerous curve in Shady Hills Road. And although they won't be immediately. Changing that curve, they are giving the right of way for the county to fix that curve, so that's a start. The other thing is when you first came before us you Your one of your complaints was
that there are no sidewalks along Shady Hills Road and although this developer can't be expected to build a sidewalk from State Road fifty two up to um state road fifty or something, or I'm sorry, up to County Line Road. This is a start. They're providing this eight foot trail, they're providing connectivity to Cruise Lake Park and ultimately to the middle school and this is how these things Start. And I would urge you to keep coming to these meetings. You you
are being heard and there are things that are happening as a result of the concerns you've expressed and the comments your group is making. So continue to do it and I'm sure you're gonna see the progress that you're hoping for.
It that remains a concern and and a fiscal responsibility along with you know in putting in sidewalks and then needing to tear them out to expand the road. as a result of the traffic. So
I understand and there's engineering complications that go with these and I mean all I could say to that is Rome was not built in a day.
Understand. It's incremental.
All right. Well thank you very much for coming. You're always welcome. Sure.
Okay. Any other comments? Barbara, do you have a Any response to those questions?
Chair Barbara Wilhite for the applicant. Yes, we do have significant right-of-way coming from this project because the alignment goes all onto the west side of the project. With regard to our timing and phasing analysis, this project was not required to do a timing and phasing analysis because, as you can tell, the trip reduction by 74%, there's no reason to do a timing and phasing analysis. However, my client, again hearing the concerns, just like we did this without being asked, they hired Steve Henry to do an analysis, and he did the traffic analysis, and it was reviewed
by staff, and the levels of service are acceptable. He can, of course. Go through that and he goes through it the same. You know, he's it's Steve Henry, he's very dry and boring with this traffic stuff.
I was thinking the same thing.
I would say that where mobility fees are around three million dollars. The other kind of unique condition that we were requested by uh the chairman of the Board of County Commissioners. Condition number seventy-five, we're holding back uh multifamily apartments, garden style multifamily apartments on the west side for three years to hopefully give the county the opportunity to to do um sidewalk from the your school, the northern school, um up to County Line Road. So the property owner has agreed to kind of participate in that and hold
back their apartments um the multifamily garden style for a period of three years until or until the county gets uh either an eight eight foot path From um Mary Gialla up to I think it's Mary GL up to Kyline Road. So that's a little unique. Um regarding a meeting, I n I never attend meetings and requests for meetings always go unheard because I only did thirty-six of them for Saddlebrook. Um nobody's ever approached me for a meeting. So with that, um we hope we have your approval. Thank you. Okay,
thank you very much. Okay. Nobody else to speak. Uh
Have a motion? So moved. Second. Okay, so we have a motion to approve uh the application as submitted. And as recommended by the staff. We only have a second. Any further discussion? All in favor signify by saying aye. Aye. Opposed? I sign.
Okay.