Special Exception (Consent) – Lakeshore Blvd LLC – Freestanding Commercial and Recreational Vehicle and Boat Storage Facility in a C-1 Neighborhood Commercial District – Northwest Pasco County – West Side of Lakeshore Boulevard, Approximately 233 Feet Southwest of Fivay Road – Containing Approximately 3.62 Acres
What the county recorded
DispositionContinued
Approved to continue the item to the October 17, 2024 Planning Commission meeting at 1:30 p.m. in New Port Richey with Mr. Pontlitz voting nay.
The source document
The county’s agenda for Planning Commission, Aug 8, 2024
The published PDF, as served by the county. This item is one entry in it.
The county’s minutes for Planning Commission, Aug 8, 2024
The published PDF, as served by the county. This item is one entry in it.
This case, across meetings
PEG-24-7807 in full →PEG-24-7807 was taken up 2 times between Jul 25, 2024 and Aug 8, 2024, continued 1 time — this is appearance 2.
- Jul 25, 2024PlanningPC1▶No disposition in the minutes
- Aug 8, 2024PlanningPC7▶Continuedthis item
No appearance of this case has a final disposition in the minutes. It was continued, or the minutes do not dispose of it in writing — which is true for 24% of items.
What was said
Machine transcription of 31m of recording, with speaker names inferred from voice matching. 83% of 203 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
Taken up 2 times, not once through — set aside and returned to. Each stretch is below, in the order it happened.
1/2Taken up at 24:41
Mr. Chair, we're gonna move on to the first item that was pulled, which is PC seven.
Mill back, you mean, right?
Okay.
Good afternoon, Liam Devine, Planning and Economic Growth Department. This is PC seven. PEG 24-7807, it's a special exception request for a freestanding commercial and RV boat storage facility in C1 neighborhood um neighborhood commercial district in the name of Lakeshore Boulevard LLC. The future land use is ROR. The applicant is requesting to develop the property with a freestanding RV and boat storage in conformance with C1
neighborhood commercial district standards for development. This does have a companion rezoning, which is PC 8 on your agenda. The subject site is located on the west side of Lakeshore Boulevard, approximately 233 feet southwest of Py Bay Road.
It's located in the West Market area and urban service area. Here is our context map of the area.
Here is a zoomed in aerial of the subject site.
The surrounding future land use to the north, east and south is all ROR and to the west is Red 6.
And the surrounding zoning to the north is M F two and C one, to the east is PUD, to the south is M F two and to the west is R two.
The subject site consists of a one-story concrete block building that was formerly utilized as a notary and fingerprinting service. Access to the property is from Lakeshore Boulevard, a 30-foot wide private, maintained local road.
Here is the conceptual site.
conceptual slight plan.
And this is coming with recommendations for approvals as provided in your agenda packet. I'm here if you have any questions.
Okay.
So the memorandum talked about substandard road conditions. Is their obligation to fix the road or just pay proportionate fair share?
I would defer to our subject matter experts for that.
And can we show the planning? Can we street view the road?
I don't know if Nemo or Not nearly. Um if Ben or Stacy is online for the cycle.
Uh yes, uh good afternoon. Uh Bend and Alvo uh here with uh Transportation Fighting. Um so the Roadway, uh Lakeshore Boulevard uh from uh Lakeside Blue Mans for High Road West to 5A Road is indeed from standard. Um the
See, as far as um having that roadway um conform to our county standards, um the uh trip generation for this one um based on the zoning uh is about uh the daily trips is the 507 trips and as such the um uh based on our land development code uh nine oh one point four um they
they're they're pretty much um uh it But pretty much uh this thing
Yeah, they're pretty much going to have to mitigate that roadway through design, construction, and driver donation to do that. Do we do we know what
substandard role mitigation they need to do. Can we streak through them?
I assume we're waiting for an answer.
Well.
So Ben, how far do they have to fix the road's in pretty rough shape. The question is you're saying they're required to fix it. How far are they required to fix this thing? And does that include fixing this pavement? I mean that's in pretty rough shape.
Well yes sir, so they're going to have to do a roadway assessment uh basically from uh 5 Bay uh roadway uh all the way to their project's um uh driveway. Um and and if that that's us maybe indicates that they would need to um Yeah, um They the roadway, then they would have to do stuff. They have to do the assessment to indicate what type of mitigation
they would have to do for that roadway.
Well Yeah, it's it's rough. It's it's pretty much uh rough shape. Um you know um there there are potholes and yeah it's shown there. Do I need to repave um cracks? Uh yes. If if if if the engineer um imitates such that uh they have to do that then then yes. To bring it up to town standards.
Okay.
That sounds right now.
For the moment.
Thank you.
Oh you're welcome. Thank you.
Okay. What other questions do we have?
Nothing we can hear from the applicant.
You know you don't have anything else?
No for
the staff. Okay. All right. The applicant present.
Ms.
Russo, you have been promoted. If you would please unmute and also state uh your name and address for the record and whether you've been sworn.
Um
my name
is Ava Russo. Um I have not been shorn.
If you raise your right hand and uh repeat back to the clerk.
Do you swear from the testimony you're about to give is the truth on
Yeah.
Do you surrender with the testimony you're about to give to the truths of helping God?
I do it.
Okay, thank you. All right, uh go right ahead.
I thought uh
Yeah, I don't. Not good. Okay, and if I'm your connection is
Ms. Russo, we cannot hear you, you're you're very you have a very spotty connection.
You're breaking up.
Better out.
Why don't you try now?
Anyhow, um No, it's still you're still breaking up.
have a little bit of a little bit more.
Mm.
Do you want to revisit it later in the agenda or Yeah.
We're gonna have to decide that we can. It's it's still very difficult to to hear you. Yeah, we're gonna we're gonna we're just gonna move on to another item on the agenda.
Yeah.
2/2Taken up again at 46:40
Mr. Chair, would you like to move back to um item PC seven? I believe we have the applicant available by phone.
Easy so.
So that'll be seven and eight really, right? Yes,
D C seven and D C eight of course.
Okay. All right, let's give it one more time, uh, Ms. Russo.
Are you with us?
Hello, can you hear me now?
Yes.
Yes we can.
Much better.
about that and I do apologize. My name is Ava Ruscom. The address is 1-0009-Dallant Lane, 10 plus 33625. I'm the I'm under PE Michael Hoffman and I'll be representing both the applicant as well as against engineering. The proposed project involves reviewing three parcels totaling 3.62 acres from P02 and MS to P1. The purpose of the reviewing is to accommodate the addition of a free-standing recreational boat and source facility. or of of keeping the
existing use as currently on site. or LVD and but step towards updoor capability. and recreational facilities are committed with within the C1 zoning as special centre use. And such a motion has to apply for converting with the rebounding. Do you think that muscle to the northeast is currently done C1, they're mentioning the commercial competitive within the vicinity? And we believe the transition from PO2 and MF to C1 building as a line with the evolving needs within the community and bringing subjects
to commercial. I don't I don't know.
I think I'll be back button. So maybe central impact potential will also be provided on plate to accommodate for the additional impervious area. There is a separate entrance for the RB road storage facility, which will have a gate and a firetruck turnaround for emergency access, and a required 75-foot separation from the gate to the rightway line has been considered as well. coins follow all female standards and subscribers in the code, as well as
that there are concerns regarding the condition of Lake Short Coast on the standard program analysis did mention that medication is needed from the property access SFA Road, which will be handled at the time of development. I have not I know what you're saying. You could have
But does your client recognize that they're gonna have an obligation to pave a substantial length of roadway that's in horrendous condition?
They are aware of this and they are going to be hiring an engineer to do that mitigation analysis to see the extent of it. Um and they're also considering potentially asking neighboring properties if they would consider uh working together to get such road done since it's going to benefit numerous properties on that road. So they're
for the conditions that would be required to do so.
So how does your proposed rezoning comply with Comp Plan Policy E D One point six point two, preservation of capacity for employment generating uses?
The existing incentives there would remain um or it would be a multiple used property.
It's barely an office park. Everything else in this neighborhood is an office. Why not just use the land to build more office? We have a hospital that's just gone through a brand new expansion and is even proposing additional expansion. There's lots of opportunity to rent offices to doctors and other support medical services. Where's the need for boat and RB storage in an office park?
It's understandable. Um this was something that's applying for why you'd have the use um and with the new condition of the fifteen year expiration date that does give opportunity in fifteen years to change the use to more commercial um oriented use such as an office. But this was the direction at the time is one of the PO.
Well I I understand that. What I'm asking them is how does this proposal comply with that policy of the comp plan that says we're going to reserve that are sites for high paying employment generating land uses such as office industrial and employment centered uses. It's an office park.
Yeah, I should have a semi and access that's keeping the the existing office that off is on the side of I guess get away with a cook.
I don't have any more questions.
Okay. Any other questions from after? Yeah. Anybody from the audience?
I see
now.
Pardon
me?
Can I ask David Engel a question? Yes. So
We allow boat N R B storage by special exception in light industrial zoning, but we have a standard condition that says if the Economic Development Council or some other entity can bring some employment generating user to the site that they'll discontinue that use and I don't know if you have access to what that condition is.
You said that's in the
industrial
design category?
In light
industrial it's a special exception, just like in C one, but in light industrial staff typically imposes a condition or the board typically imposes a condition that says you can use this as both in RV storage, but if we come along and we've got someone that wants to use it for light industrial, then you're gonna discontinue the use.
Mr. Moody, uh Denise is looking it up. I've never had a circumstance where we we've had to impose that since I was a planning director, but uh there may be a template that we can use and include that in the commission's approach.
Yeah. I tend to side with um Commissioner Oakley here. I'm I'm not sure if it's compatible with the the area. You know, this is like you said, it's all office park. Uh around there is a hospital right across the street. Um Granted, you know, uh outdoor storage is pretty easy to convert um in the future, but it's or it's easier than uh freestanding building would be, for instance. But um I tend to agree it's I don't I'm not sure if it's compatible with the area.
She wants to. But then we can uh I consider it more like a transitional use.
And until such time as needed to make it.
I think that's that's what I'm looking for is I see what we do this with L I, we basically say, Hey, if we can bring an employment generating
use there then you'll give up the vote in R B storage that right now the proposed condition is that they can have this special exception for fifteen years. Well the hospital's expanding now. Right. I mean so if a group of doctors wants to come
in
here
and
build an
office
Yeah, I mean it's two
years from now I'd hate to have it tied up as a boat and R V storage place and I'm frankly not seeing where's the market. That's they're only the owner's problem. I just don't personally see where there's a market for boat and RV storage in the middle of an office park next to a hospital.
Thank you, thank you.
Do we know or does staff know where other boat yards boat storage yards are? Or is is that in the agenda packet?
Yes, there's I recall reading something about how there's five in the area or something.
Um where the nearest next boat and RB storage is. Right.
I I don't recall. I don't know off the top of my head.
But I can answer a little bit to the condition about 15 years. So um we have used the condition in 15 years um before in industrial special exceptions for R B and boat storage. Um that was a land development change that I think happened in um twenty-one, twenty-two, so about Two years ago. And we did that based off of an industrial study that we had done of the county. And we determined that those aren't necessarily employment generating
uses, but they could be temporary uses in industrial zoning districts. So we added that to C3, which is a waterfall district, into I1 and I2. For that. So that section that is currently highlighted was always used there for purposes for industrial. We didn't actually know it was appropriate for this case because it's commercial and C1 and definitely lower density. And we also didn't have a study that was showing
that those aren't necessarily full employment generating. And additionally, they would still. Have a professional office on the site in as a mixture of uses. So a professional office and then the RV and both storage. But if you feel that we need to add the the language that is highlighted that we've used before in industrial, um in I1 special exception cases, we can certainly do that. I would just ask if the applicant is acceptable to that. That basically sa states that in
that 15-year time period, if um Pasco County Economic Department Council or or Pasco County finds a higher gross end user, they would have to forfeit their special exception use.
High. be more likely to recommend approval if that was the case.
Yeah, I mean the thing is there's not tremendous demand for office right now. However it is near the hospital, so there's more demand in that location. But, you know, if there hasn't been a demand and there's been no, you know, rush to build an office complex there, I would hate to deny the property under the opportunity to have some kind of transitional use. Yeah, so
I would agree. I'm not sure that the applicant nor the engineer understands the costs of repaving that road and I'm seriously doubting that all your neighbors are going to willingly chip in if you're it's on your back to do it, but that's your risk.
Yeah, that
that is I'm with you. I'm fine with it as a transitional use, but if they if we can get a group of doctors from the hospital that wants to come over
there and build an office, that's a better use than a ONR B store.
We just approved a workforce affordable uh housing multifamily just a few hundred feet away from that. What was the obligation? Do we remember what the obligation was
they are required to bring the road to standard from project entrance all the way up to
So what happens? So you're here's a problem with our substandard road system. So we look at each project in a vacuum and not all of the projects here. So now we've got two property owners with the same obligation.
So how does that get resolved?
And again the idea with that workforce affordable housing was to provide spaces for employees of that medical area to live a little bit more affordably. It's so what's you know, for having a boat in R V storage, uh taking up valuable space for employment generating opportunities.
I don't know.
I do also know that the hospital is considering expansion of the property that's directly north of there by the shopping center.
Yes.
Mr. Chairman, I just wanted to speak to the provision that Mr. Moody requested that we read it to the record. It's a little bit misleading to the extent that the way it's written now, the Economic Development Council or the Office of Economic Growth would have to bring a target industry to property. So that's a business, and if the business doesn't secure the entire property and build an office building for itself, this uh provision would not be helpful.
So we have to reword the it's a narrow window of that provision's pretty narrow. Mm-hmm.
It would have to be the P E D C. So we just
change the words target industry to say office user? It's a P O one
Although if we rezone this it won't be a P O one district. It'll be the same.
What's the flu for this property?
The flu's R O R R O R
Well in the event an office user proposed to build on his property, there would be a land transaction with the owner and they would purchase the property. Yeah.
It
doesn't fit
with the R O R either. Yeah.
So you wanna try to structure a word, I mean it's some verbiage there. You're comfortable with or is it?
Um if you want whatever word is more appropriate or whatever date is.
I think what he's trying to say is that office use isn't necessarily a target industry.
That's correct. The medical office wouldn't be classified as a target industry under the state statute in the definition.
Okay.
So can we just change the word?
office user or medical office user. Sure. Medical industry. Yeah,
it could be
medical or or related office users.
Yeah. medical or related office use. Yeah.
Yeah, I'd be okay with that. All right, we've made the amendment.
Is that acceptable to the applicant?
Mr. Chair, I got a question.
Okay. Uh we have another question.
So if I understand the proposal correctly, they're gonna have an an office the existing office building is gonna remain And then they're gonna have a portion of the property that's boat in RV storage, is that correct? Correct. And there's a requirement that they come in with a site plan.
Yeah.
I mean Brad, this question might be for you. What does the whole site then get put under the requirements of eleven oh five or they do they divvy up a portion of the site that's held to eleven oh five standards or how does something like that work?
Yeah.
See it doesn't help just to sit at the back of the room.
I'm gonna have to take his chop across the street now. Um Brad Tippen Planning Development and Economic Growth. Uh can you ask that again?
Well you you'd have a mixed use on the property and a portion of the property would be governed by eleven oh five for the storage use, correct? And a portion of the site would not. How does that I mean you start talking about buffering and all the development requirements that go with the site plan, how would that even get applied to this kind of mixed use?
So the the eleven oh five the storage facility language actually has some of that corridor style graphics that show different uses if you have a barrier used between something and another site, how you have to design that use. Uh we can look at those. But
will eleven and five apply to this particular road?
Uh well
not not for that.
Design standards
for outdoor storage
I mean you can you can request that
I
mean
for example you've got you're gonna have screening requirements, so you're gonna take that office building it's gonna be tucked behind a P V C fence that's gotta be put up.
Right, so you can actually make the request that certain uses be in certain orientations for that. Um
Yeah, I'm I'm just struggling with the mixed use. I guess that's just all the things that are popping in my head and and the whether the boat in R V storage belongs in in this location. Mm-hmm. So that that was why I was asking the question. Got it.
Thanks. And that applicant recognizes that the county allows one driveway cut per parcel?
It seems like there's a lot of challenges here.
That's right. I'm just not sure.
Not sure they have gotten those ready to
get that.
Right. It's public comment.
Yeah, I I asked for public comment. I don't think there was any.
Anybody any suggestions since there's no public comment I think we need to either make a motion one way or the other or continue it. Give the applicant an opportunity to rethink, you know, what his obligations are here and if it's really worth it.
'Cause just to pave that road is gonna be a lot of money.
I
agree. So maybe a continuance to allow 'em to think about it's a good idea.
I d I just don't think it's good planning. I mean it's I I'm all about trying to allow property owners to try to make money with their property, but it's just not good planning.
All right, so do I hear a motion?
Was the suggestion a two month continuance or the two mo the motion a two month continuance? Is that what perhaps a continuance is a motion? I just wanted to remember that.
So moved. Six days.
Continued my date, sir. October seventeenth with the
I think Derek seconded that, didn't you, Derek?
No, I probably
I probably wouldn't jump onto that. Okay. Oh second. We have a motion in a second to continue for 60 days.
October. October seventeenth, planning position one thirty, Newport Ridge.
Okay. So all in favor of the motion signified by saying aye. Aye. Opposed, like sign? Nay. Okay. Motion carries.
Is that a na or a?
That was a na
Being obstinate.