Comprehensive Plan Amendment (Consent) – CPAS24(14) County Line North PD– Providing for a Comprehensive Plan Amendment to the Future Land Use Maps (2-15 and Sheet 05) Changing from RES-1 (Residential-1 Du/Ga) to PD (Planned Development) on Approximately 38.68 Acres of Real Property Located On The South Side Of County Line Road, a Text Amendment Creating Subarea Policy FLU 7.1.85- County Line North PD and a Map Amendment To The Future Land Use Map 2-9 Adding Subarea Map 2-9 (County Line North PD).
What the county recorded
Staff recommendation
Approve
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, Mar 20, 2025
The published PDF, as served by the county. This item is one entry in it.
This case, across meetings
PDE-25-0097 in full →PDE-25-0097 was taken up 2 times between Mar 20, 2025 and Apr 22, 2025 — this is appearance 1.
- Mar 20, 2025PlanningPC12▶No disposition in the minutesthis item
- Apr 22, 2025BoardP49▶Adopted
What was said
Machine transcription of 34m of recording, with speaker names inferred from voice matching. 85% of 166 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
Okay, so before we hear item PC fifteen and PC sixteen, which are Land Development Code amendments, we're going to jump to number seventeen on the agenda, which is is a presentation of the resilience Pasco project.
We we have to take up your the regular agenda. So Um I do th you need to have the hearings on PC Well we'll try to remember what we've got to
do.
We need to hear twelve thirty three and fourteen.
Mr. Chairman, members of the LPA, my name is Ed Zodian. I'm with Planning Services. The matter before you is
The County Line Road P D.
The project overview is it's the proposal for a compreh comprehensive excuse me plan amendment. from Res1 residential one dwelling unit per gross acre to PD Plan Development on approximately 38.68 acres. It will comprise of 300 townhomes and approximately 10,000 square feet of commercial and office space. Uh there is a sub-area policy and as you know there is also the companion uh MPUDs, which will be heard later.
Uh as you can see is in the north market area. Uh the north market area, a principal of the north market area. is that local serving commercial should be integrated with medium density residential. two, the purported or the proposed, excuse me, aligns with Excuse me. Policy flu one point eight point seven, which is a development of non residential development should be along county arterials. Uh
the proposal is consistent uh with that and also locates the employment generating uses on the front and the residential in the rear. Two it is Gracious, excuse me.
It is consistent with policy flu one point eight point one oh Uh which uh is the preservation of employment generating uses. As you can see in the context map. The site is on County Line Road. Uh it is in the vicinity of Pasco Mine. North Ridge, uh and the primary roads are On Coast Parkway and Shady Hills.
Mm-hmm. Transportation network shows that it is running on County Line Road. As you can see, the site is in blue. Uh there's also a conceptual trail along County Line Road. The T N A, which I expect you'll get into with the M PUDs, do recommend uh does recommend a l a westbound turn lane.
The existing future land use As you can see, is surrounded by the P D, which is Northridge. Uh And but for the industrial use that's next to it. It's primarily all residential in the area. The proposed future land use. Would Make this consistent with the P D next with the North Ridge which is to the west and south.
The existing don zoning shows that the M P D again surrounds it. It is A C uh with I two to the east.
There is a sub-area policy which limits it to the three hundred townhomes as well as the ten thousand square feet of resid uh excuse me, commercial.
The proposal is consistent with these following comprehensive plan amendments. And for that we respectfully recommend request that you recommend uh to the Board of County Commissioners that it's consistent to and approval. May I answer any questions? Any questions from Dyce? What's the Chris?
I just have one comment. So I know in the in the school questionnaire we provided in there, um We said that this would be zoned for Mary GL Elementary. Um but with the addition of this other parcel now it's split. So for the applicant's knowledge we will we'll figure out what the appropriate zone should be for that whole development. And so we'll look at that before any homes are built in there. So it could wind up in Shady Hills
Elementary or it might stay in Mary Giola. We'll just have to review that prior to But that won't make an uh that doesn't make any difference on I was having an issue with this particular development.
Thank you, Sinnick.
What's the approximate residential density since this is a P D?
It's approximately seven units uh
gross acre. So that's a medium density. Yes, okay.
Okay.
Any other questions? All right, was there somebody from the audience that wanted to speak?
Well,
to
ask you a question, I
while we
wanted
to speak.
Since all since twelve, thirteen, and fourteen are all related. I don't know if you want to open up the public have staff introduce all three items and Plit. the applicant and the objector speak to all three items. Barbara, is that okay with you? That's fine. Okay, let's do that.
Yeah.
And if I may jump in here, also this one um well I think this one's already in Shady Hills, so that wouldn't change.
Good afternoon, William Vermillion, Planning, Development, Economic Growth. It appears that this podium inches closer and closer to you guys each time I do this. Somebody's moving it up on me. This is uh the first of the two MPs here, the Sun City County Line Road North M Pude, PDE 25, 7849. This is a zoning amendment from AC Agricultural to MPD Master Plan Unit Development to allow for the maximum development of 156 platted townhomes and 10,000 square feet of commercial on
roughly 19 acres. This is two miles east of the Suncoast Parkway.
Here's the rough location map. Like Ed pointed out, this is in the North Market area on the border with Hernando County.
Aerial location of the first subject site.
The zoning map reflecting agricultural. The future land use indicating res one.
Here is the contextual map for this subject site. Um Just to the west there are two industrial parcels. One uh industrial heavy, one I-2. To the south is the already approved Northridge MPUD, which is roughly 750 residential dwelling units and 60,000 square feet of commercial retail along the frontage of County Line Road. and also the existing Pasco mine. It's just there to the bottom right corner.
There are three variation requests with this MPUD. The first to 9016 D11. The applicant is not proposing to provide an interconnect to the south. The Northridge MPD is already in for plating and it wasn't approved with a connection there, so the applicant didn't have an option to connect to the Northridge MPD. the second variation from nine oh five two E requires a type B landscape buffer internally between the uses uh between the non-residential and the residential. for
walkability and uh overall connectivity within the project, the applicant is not proposing to do the visual screening portion of that type B buffer. They're gonna do the rest of the type B SANS that um that visual screening to uh really enhance the connectivity internally. And the last one from 9013A. about emergency access.
This is the applicant requesting to provide a third lane in lieu of the separate emergency access condition. uh there's constraints with providing emergency access because of the spacing on County Line Road.
Here's the master plan. For this M P This one does come to you with a binding MPUD plan, not a binding concept plan. This is it here, showing the layout of those townhomes with the park space centrally located, as well as the non-residential along the frontage. There are non-residential building standards referencing orientation. uh to County Line Road and internally included in your condition packets. As well as the uh the cross connections there to
the adjacent MPD, which you'll be hearing shortly, which then takes you into the Northridge commercial area. Oh wh whatever acting as a reverse frontage to County Line Road. And with this, this comes with a recommendation of approval from Planning Development Economic Growth. I'm here for any questions.
William, I do have one question. Um I don't know that I have a problem with you changing the name to a binding M P D plan, but you're Condition of approval Still refers to it as a binding concept plan.
We got caught halfway. We were moving in the direction of the nomenclature of binding concept plan. Halfway through this we've been meeting with uh stakeholders and trying to fix the uh the contradictory nature of that phrase before BCC we can adjust it to binding and PD plan to be consistent with the new policy memorandum.
What exactly does that mean?
So there's a there's a forthcoming uh policy memorandum right now that we're working out with the stakeholders. Uh that will be available shortly. We're we're probably ninety percent of the way there with our stakeholders before we take it to the BCC uh for approval in their uh Ultimate recommendation if that meets the directive that they want us to follow.
The end The intent is to follow the LDC 402, which already lays out some of these aspects that are required of an MPD master plan. They hadn't been Um Over the years possibly they hadn't been followed in uh in a manner than which the BCC thought was appropriate. So this memo offers interpretations to each of those sections on how they should be fulfilled. Nothing new and above the existing code.
Is the applicant okay with you renaming it because What's attached in our agenda memo in our in in the agenda it still calls it a binding concept plan. So or Is the applicant okay with it being renamed?
We can ask her. I b I mean I'm sure it's just nomenclature, it's gonna act the same. I don't know. Well
Barbara Will Hide again. We can probably call it anything we want. I'll work with staff to get the the language uh consistent with Their recommendation.
Okay.
Okay, thank you. Any other questions? Chris.
So so there's a lot of these kind of parcels and so are we gonna continue do you think we're gonna continue to see a bunch of townhomes in those parcels or? Any anyway. things that you see coming in the future.
We've got to do it.
Oh, you're going to PC fourteen? Okay. I'll answer this question while you bring it up.
Oh okay.
So uh like like Ed said, this is This development is what the north market area intended for this specific area. I can't speak to eastward or westward away from the north market area on whether or not this kind of development would occur but medium density with commercial frontage and connectivity is What the comprehensive plan uh contemplated.
Sure. Just wanted to see what you were looking at in the future. Thank you.
ready? William, I've got one question. This is probably more for the applicant than they can clarify, but And I don't care if they do it with this item or with 14 or however we do that, but uh what is the status of County Line Road and the fore-laning of County Line Road?
Sure. So I actually had a a finding of fact in my agenda memo about this. Uh myself and Mr. Patrick Dutter in working on these. We reached out to F DOT about this because we were aware of the four-laning that was going to go on. They're currently in the process of redoing the PDE. I know that they had one in the past they're not going to be able to do that. Currently re re redoing it, but what we do know preliminarily is that um Um there's gonna there's a two lane. There's a two lane portion and then the four lane portion and with the four lane portion the multi-use path is gonna be on the
south side along this uh project frontage with a sidewalk on the north side, but F dot has no timeline.
And Is there adequate right of way?
There is already right-of-way dedicated. I can let Barbara speak to the specifics since I could only measure it off of Mapper. But we had no ultimate build out typical to work with from F Dot. All they told us was We're we're back at the drawing board and we have no timetable.
Yeah, 'cause I and and the reason I'm asking that question, I believe there's either eighty or ninety feet of right away in this area and projects on the north side, z this one's a little different 'cause you got Hernando on the north and you got Pasco on the south. Projects right across the street on the Hernando side are asking for for forty feet of right away. I is is Pasco gonna be short on our side? or not. That's why I was asking the question. I don't know, maybe when
they come up, maybe the applicant can Can you can you bring up mapper? Yep. There there is right away existing along the frontage and Liam can bring that up and Barbara if you know exactly how much it is.
What I can add to the conversation is that the current PDE has the um right-way coming off the Hernando side. That's probably why you're seeing that. Okay. And all the communications with F D OT regarding this, um, they have not stated that anything will come off the South Side. So That's our best information. There was a a memorandum understanding entered into between Hernando County and the Pasco County that took forever and they finally joined hands and got that done. The project is on the
MPO priority list and F D OT is now engaged. uh to move the project forward. So That's what I know about it. Okay. Thank you. Very good.
All right.
Okay, William. I think we're good.
Perfect.
Are you doing the fourteen also?
I was lucky enough to have both of these, yes sir.
This is the neighboring MPD, Suncoast Village MPD, PD 257820. Very similar to what you just heard, Sans the commercial This is 144 platted townhomes on 19.3 acres, two miles east of the Sun Coast, a rezoning from AC agricultural to MPD, Master Plan Unit Development. Same location, next door neighbor.
the zoning reflecting agricultural and the future land use. as well. Res one. The same exact concept map, just the subject site is flipped now to the U uh the westerly parcels there, Butting Northridge.
One variation request, it's the same as the previous. The applicant wasn't able to provide an interconnect to the south because of the uh the platted North Ridge uh subdivision that's happening currently.
the master plan for this project. And this is the the same conversation that we're gonna have on this one. The binding M Pud Plan. Originally this project mirrored The other project with commercial frontage However, uh the applicant was kind enough to work with Both of their applicants as well as PDE staff to provide a comprehensive planning strategy for these two as well as the area so that commercial Uh area went away in lieu of larger park space because of the amount
of commercial being provided just on the frontage and north ridges and a as well as the ten thousand square feet now being provided. To the east. So we have a nice part frontage uh on this uh this reverse frontage road here and uh That's that's the only difference in terms of the MPD binding plan. And this comes as well with a recommendation of approval with conditions from Planning Development Economic Growth.
Okay, any other questions? So on PC thirteen, looking back at the concept plan for that, are you're showing interconnect to the what would that be to the east to the industrial? Property.
It it'll be a stub out in case um yeah it's a wood chipping facility currently, so there is the possibility that it is redeveloped. It's not a heavy use.
Ten four.
Okay.
Soundless Harbor. Thank you, William. Thank you, sir.
Barbara Wilhite again. I have the pleasure of representing both of these projects as well as the North Ridge project.
Can we do the Sun City um PowerPoint? I'm gonna try to not duplicate myself, even though they're two separate projects. I do want to tell you while we're bringing that up, what's going on in this area. So previously, and to Mr. Williams' question, what's going on in this area? So for a long time there was an interlocal agreement between Hernando County and Pasco County for sewer. never used and Hernando decided they didn't want to provide sewer.
The project, the Northridge project, which is being developed by REPA, which are both developers and site contractors, they worked with the county to bring water and sewer to this area. So the sewer is currently located at Shady Hills Elementary on Shady Hills Road. That extension is thirty-one thousand eight hundred linear feet. The water is currently on County Line Road, but to the west. That extension is 10,300
linear feet. So the county has made a decision that they no longer wanted to rely upon Hernando County, which ultimately all that did was allow growth on the Hernando County side because This the county didn't get any sewer on on this side. So the Board of County Commissioners partnered with REPA to get utilities to this area. So we're seeing that natural progression of growth. And What staff wanted to do, because both these projects presented themselves at the same similar
time, and Northridge was also i in play at the similar time, they wanted to see these three projects coordinated. So all three of these projects have binding whatever kind of plans you want to call them. Binding blank plans. So that we could have a coordination and the way I look at it is if you if these this project came as one, this is how you'd want to see it done. We really did a great job working between the projects and having them coordinate, even though it slow it slowed them down, that we could bring forward a coordinated plan and say this
is how this is gonna function. So that's a little bit of background while Liam was getting this ready for me.
That is really hard to see. So again, this is what's going on in the area. There's a lot of growth on the north side, on the Hernando side. Not so much on the south side because of the situation until recently. And I and I would tell you that Reap is under construction, that sewer line and water line has been under construction since um January. So this is not something that we is on paper, it's actually happening. There's not a lot. My teams tell me there's not a lot of townhomes in this area, and that's why they are adding townhomes for their project here, their projects.
This is the Sun City. Staff's gone over that. You can see the commercial portion, 10,000 square feet, the residential portion, which are townhomes. Um, and there's the layout is very purposeful to try to maximize the environment as you go west. because ultimately at Northridge there's fourteen acres of commercial. and that sits on um and that's 60,000 square feet. So we really wanted to see these three projects as you move between the projects and
really encourage people to move between the projects and not drive, but they obviously can drive. The other thing I want to point out is that North Ridge is supposed is going to have a traffic light. They'll eventually trigger a traffic light. So making sure that there's vehicular connectivity so folks can get to a traffic light, as well as a pleasant Pike bike pedagogy. track when if you want to go over to the commercial. So that's what we were trying to achieve between the three projects. As you can see the three projects here lined up side by side.
So Barbara, I'm since you have them lined up side by side I have a question. So I know you're not connecting to Northridge to the south. But would there eventually be a connection To the West.
So what you see here is it's kind of hard to see just the way it's shaded, but there's there is a reverse frontage road, a parallel road that goes between all three of these projects. So the connection will be via this parallel road.
This parallel road. that's right here.
Yes.
Okay.
Correct. Correct.
And that connection will eventually connect to North there's north south road, whatever that's called.
Both of theirs, yes. So yeah, ultimately there'll be that kind of the connectivity between all of these parcels. It just doesn't happen to the south. It happens through this boulevard effect that we put together between the three projects.
And if you could just quickly put up the Sun Coast Village, you gotta give them both their time.
As they should be.
I would say I would let you know that these three projects together, not considering they're commercial, because we don't know exactly what that build out will be, but they are gonna generate seven point eight million dollars of mobility fees. So we go from an area that didn't have water and sewer to an area that's now generating tax dollars and mobility fees.
D is it the other one for Sunka's Village? Sorry, Liam. Can't believe Liam's leaving us.
Kind of So again, this project, what we're showing here is um what's going on. This this was the Suncoast Village project that put this together, what's going on in context around. This project is both these projects are surrounded by Northridge on the south.
Again, this is a representation of the projects put together. And you can see it a little bit better here, David, how the connectivity goes through the three projects. And this is Suncoast Village's plan. And I think it was alluded to, this project came in with a commercial component as well as a residential component. And when we put 'em together, just didn't seem like having So much commercial was
as much of a benefit to these three projects coordinating as having more green space and open space so that and these roads are are are private but gonna be open, um so that people can go but back and forth through the projects and so this client was willing to give up their commercial and and put it into open space, green space, which is pretty unusual as well. So
That is the history of these projects. I'm not sure what the comment will be, so um but I wanted to make sure you had a good idea of you know, what we've done here. So thank you.
Thank you, Margaret. I appreciate it. All right, and I think there was someone who wanted to speak. And forward?
You state your name and address and you've been sworn?
I was not sworn. That was the first thing I was gonna say. I thought I was gonna catch you.
Do you swear or affirm the testimony you're about to give the truth of love be God?
I
do.
Thank you. Pastor John Kerouak, Shady Hills Mission Chapel, [address removed]. And the things that I I mean, and I'm happy however you want to work this, you want me to go sit down and come back up or whatever. I mean it seems like these are all together and
You can speak to all three. We opened up the public hearing for all three of them.
Excellent. Thank you. Um, so some of the current concerns that I had as I was reading through um the things and and because I have over the last three years um seen where there is a hope for something to happen. Kind of, you know, Shady Hills Road being expanded being one of my big priorities for our community. But you know, to see that um transportation needs 2045 not
having any timeline from F Dot is significantly concerning to me. Additionally, most recently with the um Increase of flow of traffic, not just in Pasco, as those before me have mentioned, that you know, there's a lot going on in the north side. Most of those are single family developments, and I did hear the townhome comments, so maybe that's something that I haven't seen yet. I I don't know. Um But
um most importantly, um there are things that I saw such th as I went through the memos and everything that was written up. You know, the bus stop on County Line Road is a big concern. We've had several incidents over the last, just even the last several weeks where we've had individuals that have been trying to cross, that have been unfortunately, you know, killed as
a result of trying to cross that road. It's increasing, it's two-lane. You know, there are a lot of concerns. I'm not opposed, again, I'll say it, and I just would like to know whether or not any affordable housing or if this is a project that's considered or will be working towards a product that is affordable housing as a significant concern of mine. especially with regards to the community. Additionally,
I did want to point out, I noticed that the sheriff did respond, the Sheriff's Office back in July of last year, just not having enough resources, needing additional tax dollars, specifically to reiterate to reiterate the Pasco Sheriff's Office's Not anti-growth, but any rezoning, especially rezoning from commercial or ag to residential, must be weighed with the opportunity lost for commercial or ag development and the impact
on our community through crime and other impacts, such as those being. you know, unfortunately meeting their demise, trying to cross the road and I think of the kids that are gonna have to wait and And we're still waiting for, you know proper bus stops and things like that in Shady Hills Road. So um at any rate I just you know these are the major concerns. We're sixty third out of sixty seven. I mean the sheriff has responded uh to the cl comp Plan
amend comp Plan Plan amendment. So you know these are my concerns. These are the concerns of Shady Hills. It does impact Shady Hills. the roads, whether or not they were originally developed in a way that can accommodate the the trucks and all that's happening. um and all the three way that will probably come down Shady Hills Road. So I know I'm over my time.
Okay, thank you.
Appreciate it. Any
questions?
I do have a question for staff. Thank you very much. Um Do we know why? The sheriff commented on the comp plan. But then issued no comments on the two rezoning? I mean they're effectively the same
approvals. I I'm just curious as to why He raised these concerns with the comp plan but then didn't raise similar concerns with the rezoning.
Uh Nictoria Hospitos playing development economic growth. I do I can't speak specifically for the Sheriff's Office. I don't know the e the exact answer, but my guess is that they were commenting on the density question through the comp plan.
Yeah, I mean my only comment is if you if staff knows that that's what the sheriff's thought is In the rezoning agenda memos you probably should say However, he did comment on the Complant the related compliant amendment. I mean, 'cause it Okay. It looks odd when you say the Sheriff's Office had no comments to the rezoning If in fact We know we had a concern that was
Yeah.
Reads in the associated plan amendment.
We can make that added. It's probably moving as a package to the system, so but we can be redundant in each of those memos. Okay.
All right, thank you, Terry. Anything else?
I appreciate the connectivity between All three M P U D's. Just mechanically. How does one assure That the east west alignment of that interconnection Happens at the same depth back from the right of way.
So it in other words They're not gonna come in for site plan approval with one comprehensive site plan will end up being three different Development plan approvals. So how do they how do you assure That that's a good idea. road gets aligned in the same place.
So there is a standard MPD condition. That requires them to coordinate. I think it's condition
Nineteen in the Hmm
I don't remember the numbers on each of them, but they all they all have a coordination requirement. that they have to follow.
And Barbara Willhead, I would add, Northridge is ahead, and so Northridge ultimately set the the line. And then these projects when you see those plans, they plan to the to North Ridge's line, 'cause North Ridge is ahead. Okay. So that's just interesting how it's it's played out, but yeah, they set to the Northridge line. Got it.
All right. Anything else? Nobody's on a WebEx, you said.
That is correct, Mr. Chairman
M okay, thank you. Barbara, did you want to offer any additional rebuttal?
So
if
if not, if no more than I'm going to do,
I'm
not sure.
I just want to thank Barbara for shepherding those three together. That's great. Appreciate that.
Okay.
So do we have a motion?
Do it one at a time. Well yeah,
you should do them one at a time. I d my only thing I'm gonna caution staff on is if you're gonna change the name of this binding whatever plan to something midstream. Please make sure you're catching it at every location because it's that term binding concept plan is used in many documents. So I'm not a big fan of you changing things midstream because that's how things get missed. But if you insist on doing that, Over my objection, um, you better make sure you're catching it
in every spot.
So yeah. Thank you.
I'll make a motion to approve PC twelve.
So you need to do oh.
yeah.
Jamie.
Any further discussion on the uh number uh number twelve?
If not, all in favor signify by saying aye. Aye. Opposed, like signs? Okay. Do I have a motion on number 13, PC 13?
So moved. With David's warning.
And
the sheriff's office. Stern warning. That's right. Okay. So n everybody's afraid to second it's a second. A second. Okay. All in favor? Signify by saying aye. Aye. And PC fourteen.
Motion to approve PC fourteen.
Second. All in favor signify by saying aye. Aye. Aye. Opposed? Like signed? Hey, just curious.