Zoning Amendment (Consent) – Kasting LLC/Little Road Rezoning – Change in Zoning from a PO-2 Professional Office District to a C-1 Neighborhood Commercial District – West Central Pasco County – Northeast Corner of the Intersection of Little Road and Jasmine Boulevard – Containing Approximately 3.03 acres.
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, May 15, 2025
The published PDF, as served by the county. This item is one entry in it.
This case, across meetings
PDE-25-7868 in full →PDE-25-7868 was taken up 2 times between May 15, 2025 and Jun 17, 2025 — this is appearance 1.
- May 15, 2025PlanningPC4▶No disposition in the minutesthis item
- Jun 17, 2025BoardP69▶Approved
What was said
Machine transcription of 29m of recording, with speaker names inferred from voice matching. 78% of 165 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
Okay, that was the remainder of the consent. So the first item we have on regular is PDE twenty-five seven eight six eight, a zoning amendment in the name of casting LLC Little Road rezoning.
Good afternoon. Brian Junker with Planning Development and Economic Growth Department.
Okay.
Today Presenting to you. P D E Seventy eight sixty eight, a Sonya amendment. Under the name of Little Road Rezoning.
The proposal is a Euclidean rezoning amendment The Sony changing from PO two professional office district two C One neighborhood commercial district. The purpose of the applic the application is proposing change in zoning from PO2 to C1, neighborhood commercial. The location of the site is located on the northeast corner of the intersection of Little Road and Jasmine Boulevard.
The subject site is located within the embassy district of the Westmarket area. And it's within the urban concentration area.
Here is a context map of the subject site.
Here is the IRL map.
The Fisher Land use that is currently commercial com
Current zoning is PO two as Curly mentioned.
The project overview: the subject site consists of commercial pursuit on approximately 3.03 acres. Access to the property is from Little Road. A county maintained arterial roadway with approximately one hundred forty five feet of right away varies and Jasmine Boulevard, a county maintained collector roadway, with approximately eighty feet of right of way. There is a conceptually planned um trail segment under the name of Little Road Trail, located west side of Little Road to
US nineteen. Current li currently this segment is not a priority in the capital improvement plan. And who mentioned the applicant has volunteered to record a deed restriction.
The recommendation comes to you today with approval and request zoning amendment to the Board of the County Commissioners.
Thank you. Any questions? Yeah, applicant present.
Anyone here to object?
We do have two individuals signed up for comment on this item.
Okay.
Um yeah.
Good afternoon, Chairman Gray and members of the Planning Commission. I'm Cindy Terrapani, Terrapani Planning Strategies. I'm a land use planner and I'm the authorized representative for the applicant owner, Castang LLC, and I have been sworn in today. You'll probably remember this request. Um it was a plan amendment that you guys heard in October last year, 2024. That plan amendment was approved by the Board of County Commissioners in December of 2024 with sub-area policies, and those sub-area policies specifically prohibited three uses from being located
on the site: gas station, car wash, and self-storage facilities. I'm sure you all recall some of you had those same concerns. Some of the citizens we had two people here during the hearings before, and they also had concerns about that. The rezoning that we have before you today does include a proposed deed restriction that eliminates those three uses from being developed on the site. Obviously we heard you. We did the right thing. The commission asked us to do that, and we have have complied. This three acre site is at a signalized intersection of two major roads,
Little and Jasmine. Little, as you know, goes north and south throughout pretty much the almost the entire county. Jasmine is an is a collector that goes um from all the way west to US 19 and to Hilltop Drive on the east. Traffic impact study was prepared for this case by Grid Engineering, was approved by the Pasco County staff. The study shows that both Little Road and Jasmine operate an acceptable LOS, both today and with the project. And the project will only add one percent of new traffic. Additionally, that
signalized intersection also operates at an acceptable level of service both today and with the project's traffic added. Our request for C One zoning with the limited uses per the deed restriction is consistent with the existing commercial corridor of Little Road that runs from State Road 50 on the north all the way to Ridge Road. I've um previously I submitted um these documents to you all, I'm happy to provide them again. the major commercial at every major intersection of Little Road there are commercial developments and commercial zoning and
those intersections include State Road fifty two This intersection of jasmine, in which the northwest corner is currently developed with the Walgreen store. Grove Drive, Fox Hollow Drive, Embassy Boulevard slash Hilltop and Ridge Road on the south. I do have the exhibits if you would like to see them that show those uh intersections. I think I would like to introduce those into the record.
Okay. Have a motion to receive and file? So moved. Second.
All in favor? Hi.
Thank you.
If you'd like to if you want to get into the details of the report, I sh I certainly can.
Wait to see what the questions are.
Sure. But just as you look at it, just note that the red stars on the maps um show where there is commercial zoning and commercial development.
Okay. Thank you.
Um the C One zoning is obviously consistent with the commercial plan category that the Commission approved in December. We also know that you are well aware and my applic my applicant, the developer is well aware that the county has detailed regulations for site planning, uh permitting that must be followed. We understand all of those to that we need to develop park parking, driveways, buffering, setbacks, etc. We believe the rezoning for C one with the deed restriction at this major intersection is appropriate. It's a consistent with the comprehensive plan, consistent with the land
development code. Respectfully request your your approval and I'm happy to answer any questions. We're in a few minutes for a rebuttal at the end if I could, sir.
Sure. What uh what do you plan to put there? Do you have a plan yet?
Sorry?
What's the plan to put there?
Um we don't the applicant um who is the property owner does not have any buyers lined up yet. We're waiting to go through this um process and and then he'll he is marketing it, but as you can imagine, no one's willing to really step up until the zoning is approved.
Understood. Thank you.
Cindy Cindy you s you indicated that the on this exhibit that you handed out the red stars are commercial.
Commercial uses and or commercial zoning.
And this I based on driving the site as well as aerial photography and of course looking at the zoning maps. And the maps that I've provided to you are the zoning maps and they clear obviously show the commercial zoning locations.
Yes, I I just noticed that like the southeast corner at Jasmine and Little you have a star, a red star there. I don't know if I'm misinterpreting that, but that's not.
I thought you just said it was commercial.
Well, office and commercial is what we were I I I guess I should have made it a little broader. When I say commercial in this particular case, I'm referring to both office zoning and commercial retail zoning.
Okay.
Sorry it wasn't clear, Mr. Director.
Thank you.
All right.
I think there are a couple of people that had questions. Are they on the list?
The first person we have signed up to speak is a Mr. Alan Rose.
Has you come up if you give me your name and address, please? For the record.
Allen Rose, [address removed]. I have a presentation for For you all, if you would accept it.
Move to receive and file.
Second. Third, fourth.
All in favor? Aye. Okay. You want to just stand?
So we can start the time when we get these passed out.
Sorry.
Okay,
cool.
All right, go right
ahead.
Good
afternoon. Thank you very much for giving me the time. Uh We at golden acres. As we came to you back in the early part of this. I wasn't familiar with how this all worked and didn't have this ready for you. Go on to our community, and our community does not want to see this rezoned. This is a beautiful parcel of three acres. Currently it's part of Golden Acres, phase one, lot two. It's designated within our
land covenants as a wildlife sanctuary. This is also designated as a residential and agricultural usage within our land covenants. There's an and I brought this once I went for for the first time before you I had to then go to the county commissioners and brought this to them because I wasn't prepared for you at the first time. County commissioners, I brought this to them and They've approved what you've recommended.
It's lesser of all evils, but we would rather it not be approved for that. We would rather it be maintained to maintain our community. We have a lot of pressure on our community right now from developers. They all want what we have. They want our land. And they want to bring in commercial usage. or special case usage. Things that will alter in effect. How we live. So
If this gets approved, it then goes we then have to take our covenants and pursue them legally and it becomes a civil matter. That's what I learned at the Board of County Commissioners meeting. We don't want to go there. We just want to have our community maintained. as it is. We don't want to lose what we have. You know, and it's w if we start bringing commercial into what we have, it's going to really dramatically affect the traffic and everything else that comes through our neighborhood. Right now we're in a blighted commercial
area. You can look right down the street, go the shops at Golden Acres, all the empty buildings there that can never be filled up. You can go. In different locations. Down at Ridge and Little, look at all the empty ones in there. They can't fill 'em up. You look at all these empty commercial spots, and they're not full. They're still building commercial 'cause evidently they can make money by changing the land. and and selling and buying. But look at all the emptiness. All of these empty storefronts that aren't
filled. Look what happened to the mall. It's not good for our our community. Our community. was built to to be residential. It's built to be agricultural, small agricultural. The transition from us. Too further out. We need to keep what we have. Uh right now you can go and you see on here From Star Trail which is Uh
all the way south to Grove. And you're gonna see Both communities are ER. There is not one commercial parcel in there. You have a school.
You have different loc different things, but they're not in in opposition to what we have. You come in with commercial. They haven't decided what they're gonna put there yet. And they're gonna destroy that three acres. And that's really precious to us. Thank you.
So you said you didn't want it to be C one commercial.
Right.
What should it be? I voted against a comprehensive plan amendment when it came before us the
Board of Commissioners. S saw fit to change the future land use designation to commercial. That only leaves a couple of zoning districts which are suitable for this property and we can't leave a property without zoning, so what should it be?
A state residential.
Uh they've already changed the future land use designation to com.
Can we change that back? Because they did not, because we've been opposing. Colden Acres. And if you go between Golden Acres and Hilt and uh Ciola Heights. I represent over 200 homeowners that don't want to see this happen and they haven't been listened, they haven't been heard, and that's why I'm here.
Okay. Well i I think to answer your uh uh last question N no, you can't change it back because you're not the property owner.
Okay.
Um So we're left with what we're left with and now we have to decide. what to do with it. You know, they y you can't No matter what you think, i if you're a neighbor you can't Tell somebody they can't use their property. Period. Yeah, you know, for you can't just say, Well, we like it to be a sanctuary. So You know, I
hear you
with you know well but well I understand I lived out there for many, many years. In fact I had the we had one of the first houses out there. So I I know a lot about that area and I know about You know the Oceola Heights area. It's not the same zoning in Osseola Heights, by the way. It's it's mobile home zoning.
From Star Trail South it is. They're all ER.
Yeah. I'm talking about north. Yeah, it's not AR.
Would you want to have an estate residence fronting Little Road?
Yeah. You you can go down a all along Little Road from us down to Ridge Road and see all the nice, beautiful homes there are. And you can go north up until you get to the other side of the road.
a great majority of my life. I mean I see homes that's still front on Little Road and they're being used as home occupations, as offices. These are not pleasant places to live.
Green's Roost has a lot of nice homes in it.
The when that area was originally developed there wasn't a little road. And that's that's what changed the whole nature of that. that area there. So a lot of people that have homes on that road now or they've been there for years. and there's still homes, some homes on there, but You don't see anybody building a new home is on a little road right there. And My sister lives right down the street from that, so I'm very familiar with it. So, uh Um
I did contact the next door neighbor, which they had not done. And the next door neighbor the butt abuts up community, he signed the petition to say no as well.
So Mr. Chair, just to be clear, the existing zoning of this property is P O Mm-hmm. Residential's not even on the table. Not even within your power to decide today to make that property residential. The the rezoning is from office to commercial. Your only choices are office or commercial. Not residential shouldn't even be part of this discussion.
That's that's what I was trying to tell you when you asked me about could you change it back?
That would be have to be acceptable. And then the the covenants
on the land, when were those recorded?
They were recorded in seventy eight and they're valid till two thousand twenty eight.
Till twenty eight.
Yes, sir.
And back when f uh that area was originally developed. They had a fairly strong homeowners association in Golden Acres. And they for a long time We were able to prevent commercial f from going there in that on that section. Until they put a little road in. That's when all the The trouble started and then The houses between Plaza Drive and Jasmine Drive. You know, they were s they're basically stuck. Because they were already there. And
uh Now they had a road going through the middle of it, a commercial road. So You know, the I think that's a good thing.
From a practical point of view, the only way you can keep it from being developed the way you want it. is for you to get your organization together and buy the land. Just set it aside. And that way you can control it. That's uh Yeah, that would be my suggestion.
Thank you. I'll I'll put it out to the community. That
way you're you're in total control of it then.
I know he he's looking to sell it. And
then you can change and maybe you can change the zoning back.
Yeah.
Yeah. But uh And as but as our Attorney.
Yeah, the the only considerations we have are Office or commercial.
Thank you.
Or that's the situation we're in. But I appreciate your concern. 'Cause I lived there.
Thank you. We just want to preserve what we have as best we can. I understand that. Yeah. Thank you. Thank you.
The next individual we have signed up to speak is a Joni Wilson.
So Ms. Wilson, if you just give your full name and address, please. Yes, sir. Thank you.
My name's Joan Wilson. My address is [address removed]. I'm about two properties down.
Mm-hmm.
Um I'm not fully opposed to the property being developed. Uh my biggest concerns are high traffic businesses. Um I know gas stations is out, but there's other businesses like fast food or grocery stores or um Uh there's just a lot of things that bring a lot of traffic and also with the vagrant population and drug population so nearby. I see a lot of businesses a little further north by fifty two um that are consumed by people loitering
around. Um we already have a growing homeless population directly across the street on the south side of Jasmine um that has gotten worse in the last few months. Um and I just feel like it's gonna bring the wrong kind of people, the wrong kind of traffic to the area. There's an um a charter school right down the street, they line up in that little um it's not turn lane, but the merge lane right in front of that property. Um that
traffic would then have to be on little road, um, blocking traffic and causing problems for both the school and traffic. There's been numerous accidents there since the last meeting about this in October. Just recently there was a car flipped on its side. I think that that intersection, particularly with that big hill right there where people can't see as well. I I feel like that may increase the amount of accidents there. I don't know why that spot's so bad. You can't safely cross
the street. there with the amount of traffic there is currently and adding a business where people might be doing U-turns or trying to come in and out of the business on Jasmine and Little would make things worse too. um just the pollution depending on what type of business it is, any kind of runoff from vehicles, like if it were to be like an auto shop or something. A lot of people in the neighborhood have gardens and a lot of people in the neighborhood have animals that would be affected by that. I
Well I don't think an auto shop would be permitted in that.
I don't yeah, I don't know what is permitted, but um I don't mind a low traffic business, office spaces or something that doesn't draw a continuous in and
out.
Up uh less than a C one, but they're Beauty salons, doctors' offices, you know, those kinds of things.
Uses in a C One zone. Grocery stores, intended foods are not it's intended to be a neighborhood use.
Yeah, and I I mean I would prefer to see it stay office spaces um just because that is much lower traffic than even um like some of the things you mentioned, just people coming and going all day. Office spaces tend to be smaller, attorneys offices, um you know, maybe even construction companies or places where there aren't people coming and going continuously. Yeah.
That's really what C one zoning is all about. Is it's for Not the heavy general commercial use like a shopping center.
Okay. I just feel like I mean it still would be a lot more than like an office where people are just coming to work and staying there mostly. You know, businesses where people are coming and going for a purpose throughout the day will cause more traffic. And I have two teenagers that one's learning to drive. Um, it's bad enough driving as a teenager, just that intersection horrible. We usually try not to even go that way. Um, but the amount of people coming through the neighborhood is surprising. Like that I don't think live in the neighborhood
but cut through. Um and we're right there at the beginning so anybody coming through will go by our house. We have tons of garbage in our front yard that we have to pick up regularly, um, including I mean like an entire pizza thrown in our front yard one time, baby diapers, alcohol bottles, cans. Um, it's just 'cause everybody's either heading out to Little Road or cutting through and they don't care. Um and the people right there where we are, um cutting through there, they're usually coming off little roads
speeding. Um, so it just makes it really difficult and I just feel like there's a lot of things, you know, that an increased traffic in that area it's gonna cause problems.
Okay. Any other questions or suggestions for the Speaker.
No.
No.
Thank you.
Thank you for coming. Appreciate that.
Anybody else on the list?
That was the last individual I had signed up there.
Okay, Mr. Penny, you wanna come back and Respond. I suppose you've had opportunities to speak to some of the neighbors and
Um yes, actually I did speak with Mr. Rose. He was he attended the December Board of County Commissioners meeting in 2024. We spoke to him then. I got his phone number and his email address, and I promised that I would send him, uh let him know the dates of the hearings, which I did. I have that letter if you would like to see that. And I spoke to him this morning. I did not had not spoken to Ms. Wilson before, but she did attend your hearing back in October and said had the Same similar concern, she didn't want a gas station. So just to be clear again for the record, a gas station will not be allowed, nor
will a car wash, nor will self-storage facilities based on the deed restriction should you approve it.
Yeah. Uh Ms. Wilson mentioned a homeless camp. This site had a homeless camp also. It had three dilapidated homes um that were being used as this homeless camp. When my client purchased the property, he demolished the homes and ha had the cops clear out the homeless camp. Um he's recently about two months ago had to clear out for a pretty good fee to him. Um s some debris, construction debris that somebody dumped on the site. So clearly when properties are sitting there, bad things happen, but I think the fact that um there
is no more homeless camp there and having a d real development will be a benefit. Um just with regard to Jasmine and people driving through on Jasmine, um, unless you live on Jasmine or you live on Hilltop or Osceola or one of those other streets to the east, there's really no reason to to drive east on Jasmine. Um we don't think that very little of our traffic would go there unless they were stopping off on the way home and then continuing home east on Jasmine. Um it's most likely that our when we get into site planning, That access on Jasmine
would be a right-in, right out. Um, we've had that conversation with your staff, so that again would also further prevent people going east on Jasmine. So I think there's a little, very little impact with regard to that. Um, two final things. Number one, um, Office zoning was approved on this site 28 years ago. It sat there for a long time. It had the houses on there. At some point, the houses became dilapidated and not occupied, but no one ever implemented the office zoning on the site, so I think that tells you something. And now with the comp plan category of
commercial, I think Mr. Gray said it, Mr. Moody said it also, the only zoning districts that can be put there are C1 or C2. We've agreed to C1 with those deed restrictions. We respectfully request your recommendation of approval. Happy to answer any questions that you might have.
All right. Any questions from up here?
You ready? Yes. All right. Thank you. Thank you very much. Thank you, Sydney.
All right, a air motion.
Which number is this one?
Or even a motion for purpose of discussion. Yes.
I
think it's
four. PC four. Four.
Okay. Sorry. So I will move to approve PC four, even though I voted against the comp plan amendment. on this property.
I'll second it.
A motion and a second. Is there further discussion on this motion now?
Anybody have anything to discuss on the motion?
Oh I think I I'll just add and I and I appreciate the applicant's willingness to to accept a C one versus a C two. I mean uh considering and we've had cases like this come before us where you're a signalized intersection of main and sub main that cries for some type of commercial use. Um the board spoken, the board's rezoned. Um like Yeah, change the comprehensive plan, the commercial use, so I mean hands are really tied as far as what the zoning can be. So I think the C one for the residents there, although it's not their desired use, I think it's
kind of the Lesser of all evils and and fortunately the the owner has agreed to those C one uses and those prohibitions that are outlined. in the declaration. So
All right, good. Any further discussion? Yeah.
Mr. Chairman just to just a cleanup note, the agenda memo says that the traffic analysis is attached to to the agenda, but I don't see that it actually His Unless I'm missing something.
So I would ask them to make sure that staff before this goes to the board that they if they're gonna say the traffic analysis is attached, they actually need to attach it.
Yes, Brian Juncker, Planning and Development, Economic Growth. Yes, I will uh revise and make sure um to attach it and make it
Do you guys?
You can't.
Couldn't. Vote on that.
Okay. Application of that.
All right, you'll make sure it's attached, right? Yes. Okay, thank you. All right, so we have a motion and a second for the discussion on the motion. If not. All in favor, signify by saying aye. Aye. Aye. Opposed, like, sign. Okay. Motion carries.
All right.