Greater Lacoochee Community Plan

1:22:59R forty-five. Greater.

1:23:01R forty-five. Mr. Peters.

1:23:13Thank you, Mr. Chairman Mariano Chitos Planning and Development Department. Uh today I'm going to present the Greater Lucci Community Plan.

1:23:31Uh the Greater Likuchi Community Plan was uh initiated by the Board of County Commissioners on August 10th of 2021. And PDD was requested to prepare a non-binding concept plan uh for the Greater Licuci area that included the tri-community uh area of Trilby, Licuci, and Trillicuchi. And the greater the plan itself was a community-led effort that lasted about one year with multiple workshops across the uh the area. And the purpose

1:24:01of today's presentation is to basically share high-level results of the non-binding concept plant. Uh but before I get into the presentation itself, uh I just wanted to make a quick note that uh this the plan as a non-binding concept plan was to be dropped back as uh a discussion item to the Planning Commission as part of the scope that was um uh approved by the Board of County Commissioners back in 2022. Uh that

1:24:31occurred in October, where input was received from the Planning Commission, and this plan was originally slated to be presented to the board on November 14th, but due to a large agenda, it was moved to today. At the December 7, 2023 Planning Commission meeting, the Planning Commission motioned unanimously to request the BCC consider sending the Greater Wakuche Community Plan back to the Planning Commission for for another presentation and to gather public comment, though that

1:25:01was not necessarily part of the scope of work for the non-binding concept plan that we're presenting today. Nevertheless, I wanted to bring that up to the board in the event the board wanted to send this back to the Planning Commission and save the presentation for any additional feedback.

1:25:22Okay. Mr. Chairman Mariano sending it back to the Planning Commission for another

1:25:27look at it.

1:25:30Well let me make my comments and then you'll decide whether you want to do that or not. You got a plan here you're gonna send back for them to discuss that's a non-binding plan. In other words, I'm not here today. Two vote to approve a non binding plan and I'm not here to request any of y'all to approve or um what's the other word for it

1:25:57uh for this thing. But I have comments toward it and I'll go through those and then after that I think you'll understand where it needs to go and I I want to send it back to staff and I want to send it um through Mike Kabbalah and and his group with long range planning to really look this over and I've got ideas of what it should be. Uh so I'll start with uh I'd like to thank go ahead.

1:26:24Uh I'm sorry. Do you want me to do the presentation? Yeah, go

1:26:27ahead and present that and then I'll make my comments.

1:26:34So this is the location map for where the Great Lakuchi community area is. It's essentially in this upper northeast area. It's not the entirety of the northeast rural area. It's only a portion in that northern fin, if you will, of the county. This is the the area in question that was studied. It's essentially the Hernando County line along the north. And along the west. This is a line

1:27:05that is essentially parallel to Christian Road on the south, straight across. But of course on the east side you have the boundaries of the Green Swamp forming up the Kidlkuchi community area.

1:27:21So we held three public workshops over a course of a six month period between August of twenty twenty two and March of twenty-three. And what was developed were sixty-seven strategies that c categorize and prioritize uh the community feedback that we received. The plan is organized in three major foc focus areas: community investments, economic stability. And organization and collaboration. And the first set of strategies identify

1:27:52investments intended to improve or expand key public facilities, services, and programs within the study area. And the second set of strategies that are organized in the plan involve county staff taking action to revise certain documents like the Comprehensive Plan, Land Development Code, and to Essentially establish incentives with within the study area itself. And those those all come through in the three focus areas that the plan includes. The action plan framework is

1:28:22fairly straightforward: community investments, economic stability, organization and collaboration. It identifies potential time frames, the estimated costs associated with the various strategies. as well as the potential partners that uh planning and development but then also other d uh county departments uh would have to coordinate and collaborate in bringing forth the strategies um for the community. This is a timeline, a draft, if you not a draft,

1:28:52but a proposed timeline that the draft plan has suggested. We don't have to stick to this timeline, but it is the suggestion of the community as well as of the consultants to essentially pick some of these major strategies that the plan identify. and try to work them out low hanging fruit first, uh middle hanging fruit second, and higher hanging fruit uh last. Uh and some of

1:29:22that has to do with the coordination that's required, also some of that has to do with the costs associated with some of these ideas.

1:29:31And then finally, this is the Great Likuchi Community Plan Vision Map. There are some uh general land use uh ideas presented in the vision plan. This is a vision plan, so there's not a lot of articulation associated with that. It is a non-violent concept plan, and one of the things that we uh understood as we were identify developing the plan. Plan itself is that much of the detail and articulation that's going to come out of the vision here is going to be expressed

1:30:01in the comprehensive plan update itself, which is actually being written this year and hopefully will be presented to the board in 2025. And so this is the general plan identifying historic nodes within the Mercuti area itself. which is represented by these data lines here. And then potential redevelopment both in terms of the historic core and some areas north of the historic core, as well as identifying

1:30:32potential catalyst projects along the western portions of the area that will help service the eastern the initiatives with the eastern area as well. And with that high level briefing to the Board of County Commissioners about the non-binding concept plan, we would recommend acceptance of the non-binding concept plan so that uh would conclude the scope that the board gave to us in August of twenty twenty one.

1:31:02All right. Thank you for that. I uh I want to take this time to thank the local community, the property owners and planning staff for uh providing uh input to this uh planning process. Um lot of people probably do not think that uh I was for the Northeast Rural Preservation Plan but in basically I was for it, but I was against the fact that every time we tried to do something in and around and and close

1:31:33to it The answer was no. And I don't like to answer no. I like to work out things and and have 'em be the right thing for the Northeast Rule Plan. So um so that's why I'm here today to uh ask you that we not accept it, but we go through it and we send it back to staff to make it right. And I have the right answers here to make it the right thing to be doing. Um

1:32:04the my vision came after I uh had Put together an advisory board to look at the rule plan to s to get answers to different areas of the rule plan. And and it'd be progressive that it moves forward and we get the right things done in the right areas for rum like Blanchon and other uh areas that we could work out around Lakucci and Trilby and those things. Uh the fact of it is this board

1:32:34uh did away with that advisory board because After two meetings, all we got from the advisory board was the answer no. And and that's no answer. You have to agree and work together to get the right thing. And so with that uh like to address the see I wanted the uh Northeast Rule uh plan to address The unmet needs of Trilby Licucci, Trilicucci community, including the

1:33:05Um

1:33:07of community retail annuities uh anchored by a food market. That's what is needed in that area for the people that live in the our rural area. And this is all in my district. uh provide uh transitional rural residential buffering in response to Hernando County's high density I-75 State Road 50 planning area to the north. and the uh Planned Development Area

1:33:37of the West, Hernando County has established uh planned development surrounding This area west of Lockhart Road and north of Power Line Road.

1:33:50So I w would like uh the Planning Board to our planning group staff for Long Range Planning under the direction of uh Roy Major and and also uh Mr. Kavala

1:34:06to work within the framework of the adopted rule plan for this area not to exceed One dwelling unit per gross acre. defined as rural transition area. And that is a rule designation for that area. provide an area uh area of the county for executive single family housing uh close proximity to the rapidly developing uh employment.

1:34:37Uh Generating state road fifty two extending From Central Pasco Employment Village. to Marata including uh double branch. Um Abbey Crossing and I-75 Gateway. So I would like to challenge you rather than us accept or approve or send it back somewhere. It's a non-binding plan. I don't want to spend any time, anybody's time, that'd be wasteful. But if you'll follow these guidelines,

1:35:08then I think we'll get the plan we need and it fits for our rural area. And it's not urbanization, it's not suburb or anything of that nature, but it is a rural area. Rule classification one house per acre.

1:35:24Okay.

1:35:25Mr. Chairman Mariano. If I could make some suggestions. Um I I I think we do have to be very cognizant of what's going on up in Hernando County. Um when this plan was being developed and the whole thing way back in two thousand six, I believe it was. Uh I o I cautioned the county to look at the whole border all the way to the north side, all the way across. That if Hernando's gonna go dense, we'd be crazy nuts. To try to pick up on the density too on our cell side. Not having to go down far, but we should be taking a close look at that, where we can complement what they're doing. That would provide

1:35:55jobs instead of going south or east or west. They can just go north and get there. I think the top priority that we should try to do is get an economic catalast. And there's two of them that I think that are out there. One of them is CSX line spur. Let's go try to find something, go find some person the some company that wants to come in there and and l let's go develop that. If you develop that you can create the jobs that are in the area that'll keep the people that are right there where they can work right in the area, which is I think the biggest benefit and b

1:36:25best potential we have going all the way through. That line runs up from three oh one, hits the rest of the nation, so it's a very, very important line. It's a great opportunity. I'd love to see something really focused on that. Um demographics is big. If you get the right demographics in an area, better business will come. It it would make sense for a grocery store but if you had people could shop there that could afford to spend money there and go in, it could help it's provide to just go build a grocery store that can't s be supported by it is a difficult move because it's gonna be tough

1:36:55to get someone in there and tough for them to survive. So the jobs is critical. The part that as our speaker this morning showed Richard Riley on section three where he took took out that development from what I heard about the development it was going to be large sites, acres or better, that are up there and a golf course up there as well. potentially could happen. That's the type of thing that could actually s help spur that area a little bit better without impeding Great growth patterns around that would sprawl out. So I appreciate everything you've said, but I'd I'd like my comments to that

1:37:26as well.

1:37:28uh what a lot of what you've talked about is already planned and already coming. We have two businesses in Lakuchi right now. We have a third coming. and that third is coming, bought another property up there that's gonna expand. And that's around the rail. So we plan on using that rail, but it's not out to the west. This is right in Lakie, Trillacie, Trill be that area. Warehousing and all that was part of that plan around that tri community there of of Tril be Trilacucci

1:37:59and Licucci. They've been held back for 64 years. since they shut down the mill at Cummer's. to the fact that it is a poor area. And we want to grow that back. And we're doing that with businesses around the rail. around uh four lane roads 98 and 301 coming in. But we're not going to do urban or suburban out in that area. The true transition into a rural area

1:38:29is one for one. And that's what it should be. You right out there you shouldn't see a subdivision out in the middle of our rural area. So yes.

1:38:40And we have our our hands up over here when you're done with the hands up over there. Yes, thank you.

1:38:50Thanks Sherry. I Agree with more along the lines of Commissioner Oakley and the way he described the business the business report that needs to occur there. You know, let if Hernando wants to build what we have in South Area 54, 56, go ahead. I think that we can differentiate ourselves by having acre plus one, five, ten acre lot sizes allow folks to live a different lifestyle.

1:39:21They want to live in Pasco and live in a dense area, there's plenty of opportunity and locations for those folks to live. Um so I think that we we we we have a plan for for twenty years in rural advisory uh designation and I think we need to uphold our commitment to the folks that have been involved uh with that over this period of time. Um and so uh just general comments and curious to see what Planning Commission has

1:39:51to say. But I don't think we need to erode away all the work that's been done in the plan that's that's been developed today. So thank you for

1:39:59the problem with it going back and and send a non binding plan back to a planning commission that's gonna critique something that's not binding. doesn't do anyone any good. It really doesn't. Now when this comes back and is done the right way, like it should be in the rural area and protects that rural area. And let me tell you something, executive housing in that area? It's gonna be great. There's plenty of people that want larger lots than forty foot, I can tell you. Many of 'em.

1:40:30And they deserve to have that. And that rural uh area needs to stay with that type of housing rather than if you look back in and around Dade City and also in Zephyrhills around the outskirts. There's acre lots, a lot of acre lots, houses on acre lots that was done way back. So that was a way of having things and have more space. But people want that. There's a value in that. More than what you think, because there's I mean, I think that's a good thing Areas that

1:41:01have five acre tracks and others are going away. But you still need those larger lots 'cause there's a lot of people coming to Pasco and people that are south of us or in some of these areas that are so busy that would rather have that acre lot and that this will give them that opportunity. Let's start it.

1:41:22Um

1:41:25I don't even know where to begin. Um so some of the concerns that I have are um

1:41:35Sceptic. So I wouldn't want to see this whole area beyond septic. Um but I think if you're a half acre or larger, right now you can put In septic, is that correct?

1:41:47No, these are these are acre lots. Septic and low.

1:41:51I just I'm saying I don't wanna see septic out there. I I want Pasco County to

1:41:54get off the septic.

1:41:57Not in a low area would the septic would affect anything. These are not low areas.

1:42:03I see I see um water I see rivers. I I I don't

1:42:08know, I see water bodies out there.

1:42:12And I I don't wanna see any mountains sold or hills sold, like what Dade City is allowing and what happened in um Uh Claremont. I can't remember the name of that. Claremont. Uh Claremont, yes. Oh, that was so crazy. Um And that's one of the things we put in the North East World Protection A area that you couldn't Basically sell the mountains.

1:42:36It also is in there that you can't run water lines or utilities across any of that land. You have to be septic in what in the in the

1:42:46rural area

1:42:47that's what it says.

1:42:48And but I do believe in the density of the Lakuchi villages because People Not everyone is gonna be able to afford an acre of acre piece of land and so Um Where are the Where are the workers gonna be able to live? Because only the Work only the executives will be able to afford the one acre l lots. Frankly, I think that you should be having some big bigger lots and some and then some smaller

1:43:18villages, density villages. But I'm I'm not a planner, but I think you're I think Terry wants to say something, but seems to me you need some density around that village center.

1:43:29You're trying to get small lots back in an area which is rural. No, I think it's in some areas and egg it in some areas

1:43:36you're gonna need it to support the commercial. And the retail.

1:43:40The issue is uh workforce housing and housing around Trilacuchi Lacucci area. Yeah, that's what I'm saying.

1:43:52So the others for executive housing. And we have a lot of people coming to Pasco that want more than just a forty-foot lot.

1:44:01Yeah, but I think they should have more than one acre. But go well I'm

1:44:05not stopping them from having more than one acre, but the the minimum is one acre.

1:44:10Mr. Chairman Mari Okay. If I may. So the Grand Rakuchi community plan doesn't make any density prescriptions. Okay. It's not declaring any sort of density ought to happen somewhere or not. What it is uh reflecting is the comprehensive plan, the existing densities that the comprehensive plan is already calling for. So there's I understood two things happening here. One is that the greater Lakucci or excuse me the Lakuchi area itself, or the Chobi Lakchi area. This

1:44:41area in the comprehensive plan has higher densities already identified for it in the Comp plant. So

1:44:46you

1:44:46can't take that away. In the Comp plan right now. No, we're not taking that. So so out here you'll find you'll you'll find a res nine or a res six in these uh dotted area here if you will. Uh what I understood commission uh Mr. Chairman Mariano in your comments was that the one dwelling minute per acre was uh an idea for the

1:45:08Here.

1:45:08Eastern or western area, here in the catalyst area. That was my understanding of your comments. Uh i it it wasn't an application in this area itself.

1:45:17Alright, so that could still survive.

1:45:19This survives what you're what you're looking for. There's R six, R nine, and

1:45:23R

1:45:23three. Well that's what I was saying, around the village center over there. You're

1:45:27gonna need something.

1:45:28That is still there because we have to have that for the people that are work there. Yeah.

1:45:34Um I and going back to the discussion about sending to the Planning Commission, you know they'll they volunteer their time. And I listen to every meeting and I value their comments. They have some very interesting discussions. This last meeting they went in depth w uh into the public utility our are utilities and the availability of delivery and they they asked some great questions. So um I value and respect their time and they asked to see this again, so I'd be interested

1:46:04in having it go back. It's

1:46:08Since I'm

1:46:09I personally I'm sorry, but I'm personally it I don't want to spend time we spent two years getting to here.

1:46:15Well we're not approving

1:46:16we're

1:46:16not taking any action on this today.

1:46:17No, we're not taking any action on it. Yeah. Other than the fact that I'm gonna send it back to staff to re look at this, just the c based on the comments I gave 'em. Yeah. But I don't I mean if we have something like that in the future that Planning Commission can look really look at and it be a binding, I'm I'm okay with that. But not a non-binding agreement that

1:46:41Well

1:46:41anything they do is you can do all that discussion you want to. It means nothing at the end of the day. It's wasting their time. So

1:46:51I move to accept the non-binding plan.

1:46:53Do you want that?

1:46:54I'll move to accepting non-binding plan.

1:46:57I thought there's no action. No,

1:46:58we're no

1:46:58action, huh? Yeah.

1:47:02Okay. So Terry, is it clear?

1:47:05Well so I'm I'm just curious what the steps would be. Would we have a workshop um to

1:47:16Discuss this or are you gonna meet privately and then come around to each commissioner separately to see what

1:47:24I think they go back and look at it where I I've asked them to. And they meet with every commissioner on this item prior to it coming

1:47:32back. So w what I think could can potentially happen is we can provide the articulation that the m that the Chairman is looking for and as he just suggested come back to everyone individually and show the the the way forward.

1:47:48Right. We spent two years on it. I mean we're closer to an end than we are. Like we were. So So

1:47:56based on your agenda item the motion was either except the non binding concept plan but but what What I hear the Chairman saying is the motion would be to send the non-bin binding concept plan back to Planning department. um for the incorporation of the discussion that has occurred at today's board meeting. Some m so move.

1:48:26That sounds right. Yeah. So I got a motion. And a second.

1:48:35All those in favor, say aye. Aye. Aye.

1:48:39Aye. Who was the second? Mr. Mr.

1:48:42Mr. Bray.

1:48:42Okay, thank you. He

1:48:43raises his second. And so all those in favor? Oh well we did that. So all right. Five the pass 5-0 to go back to staff. Mm-hmm. Okay. Thank you, Mr.

1:48:55Chairman Mariano.

1:48:56Alright. Now we'll move on to um

1:49:00Mr. Chairman do we need to do the addendum regular item one forty one first? It was on the

1:49:07Mr Chairman M based on your morning schedule, I would recommend you do Um you leave the land land development code amendments for the afternoon because it looks like that's what you're gonna do. You've got Forty seven, forty eight. Uh

1:49:27Fifty has already been can continued once. I I think some some of the action items need to be taken up in morning session. I'd agree with that. Um I we've got bond council here for forty eight, so I would suggest that that might

1:49:47let 'em go before the rain starts.

1:49:49That might be the

1:49:51thing done before the rain starts.

1:49:53Take take up that one and get them out of here and then go back to forty seven. We're gonna do forty eight, fifteen, forty seven. Yeah.

1:50:02Okay, so do forty eight. The

1:50:03lawyer suggestions. Let's get

1:50:05confidence to be

1:50:06on.

1:50:06I'm hearing your suggestion, so that's