Zoning Amendment (Consent) - Grove at Wesley Chapel MPUD Master Planned Unit Development - Mishorim Huntsville, LLC, et al. - A Rezoning Request From an MPUD Master Planned Unit Development to an MPUD Master Planned Unit Development to Amend the Conditions of Approval Allowing for the Development of 275 Multi-Family Units and Associated Infrastructure on Approximately 165.16 Acres

1:23:47Aye.

1:23:49P5. P51 was advertised in the Tampa Bay Times, July 23rd, 2025, and by affidavit of certified mailings and Site postings.

1:23:59Item P 51 is PDE 257864. This is a zoning amendment in the name of Grove at Wesley Chapel MPUD Master Plan Unit Development by Misher and Huntsville LLC et al. It's a rezoning request from an MPUD Master Plan Unit Development to an MPUD Master Plan Unit Development to amend the conditions of approval allowing for the development of 275 multifamily units and Associated infrastructure on approximately 165.16 acres. This comes with a recommendation.

1:24:31to approve the MPUD rezoning subject to the attached rezoning conditions of approval.

1:24:37No chair. Yeah. I want to port. What? I want to port.

1:26:07Okay, so we're on to P fifty one.

1:26:15Good afternoon, William from Million, Planning Development, Economic Growth. Before I get started today I do have two ex partees for the record.

1:26:25Move to receive it, I guess. Second. All

1:26:28in favor? Aye.

1:26:29Madam Clerk

1:26:30didn't move with the applicant as well.

1:26:31Yep, I did too. I don't know who's on the export too. Okay. And proceed.

1:26:40Got a new clicker, gonna have to figure out how this one works. This is a zoning amendment to Grove at Wesley Chapel. MPD, this is a substantial amendment to the existing master plan unit development.

1:26:57Here's the location map in the South Market District just on the west side of I-75.

1:27:14This substantial amendment to the MPD is to allow for an increase in the multifamily residential entitlements from 300 to 575, an increase of 275 residential dwelling units. in what we're calling phase two of the Wesley uh Chapel Grove, M P. Just on the west side of I seventy five, six hundred and fifty feet north of Wesley Chapel Boulevard.

1:27:40Here is the location map of the entire existing MPD outlined in red.

1:27:47The current zoning map reflecting master plan unit development. and the future land use of mixed use.

1:27:55Here's the context map showing the fire station.

1:28:01the MPUD master plan showing parcels one and parcels two.

1:28:08and the more illustrative binding plan here showing the exact building orientation and design of phase two of these 275 additional apartments. PDE worked with the applicant. on the building orientation here to front the buildings along the the roads as well as the on street parking creating linear park space and a central park amenity directly across the street from the existing movie theater and tying into the existing pedestrian connections

1:28:38within the MPUD to facilitate movement from this development the existing apartments that you can see a little bit on the right side of the screen here to the existing businesses within the MPD as well as down to crate.

1:28:57there were additional um conditions of approval added after planning commission for this one. One of them being some pedestrian safety improvements that were being added. by the app applicant, which are stop signs and safe pedestrian crosswalks located more toward the crate to help facilitate pedestrian safety as more people will be circulating throughout the MPUD with the additional residential dwelling units. And the other was the provision of the WEWORK space that

1:29:27will be uh the office space that's gonna be located within this MPUD, that square footage is now in these conditions of approval.

1:29:42That comes with a recommendation of approval with conditions from both the Planning Commission, Planning Development, Economic Growth Department. I'm here for any questions.

1:29:51I have a question, but go ahead, Commissioner Oakleyana.

1:29:53Thank you. So it is a substantial modification going from three hundred to five seventy-five. They're taking town homes out of the project. I mean we've got so much traffic in this area all the way through. And this is a hard area to get to in and out. Um doesn't have direct access to 75, which I don't know anyone that does. Um I don't know what this is actually put in there, but I don't understand how with all the traffic we have, all the developments coming in there, that we would want to consider this. until at least we did the

1:30:23timing and phasing with analysis of what developments are coming in with the new apartments already being built and approved. especially we're trying to spend money on getting old Pasco Road finished. It's gonna take a long time to throw all this extra traffic in the area. I mean it's it's it's it's a mess out there.

1:30:44Absolutely, and uh I believe the applicant has Steve Henry here who can talk about his complete study analysis and whether or not that's inclusive of the multifamily units that you just mentioned.

1:30:53Let me ask you though, it says feasibility analysis, timing and phasing, and do a substantial road analysis is found to be exempt. How how how does that tap?

1:31:04Sure, the the substandard road analysis was found to be exempt because all of the roads in the area are up to county standards or are collector or an arterial roads. The timing and phasing was not exempt. They did study the additional two hundred and seventy-five multifamily dwelling units as a part of this proposal.

1:31:20Did they base that upon just a two percent area of growth or did they factor in all the developments that are coming in that I Mm.

1:31:28Sure, I I don't have the study right in front of me and Steve can speak to that. I know that two percent is the baseline required by the code, but Steve can speak to uh some of the historical trends that he may or may not not have used in his timing phasing.

1:31:39Do you know how many town how many apartments are coming online in the next year out there?

1:31:45in this direct vicinity I I couldn't off the top of my head.

1:31:51Mm, yeah. I don't care.

1:31:55Commissioner Oakley. How m how many total apart uh apartments are there gonna be?

1:32:00The total with this addition would be five hundred and seventy five. There's three hundred that are existing. This would be the increase of two hundred and seventy five.

1:32:09Yeah, you're not adding five.

1:32:12No,

1:32:12sir,

1:32:12just two

1:32:13hundred and seventy

1:32:13five.

1:32:15So but the fact of it is this is a pretty good project where it fits into this uh grove area. You have th three maybe four different ways you can go out of there that splits the traffic up. I mean go out to pitch a four. You actually go out to fitch four and then turn and and go to uh pitch four two different directions and then you also can go over to uh Old Pasco Road, which is gonna be four lane pretty

1:32:45soon and that's gonna handle a lot of that traffic. You go back to the north and you hit overpass and go across, or you can go on down and hit fifty two, but all that's gonna be four lane. So The infrastructure's coming to handle this project and the people that have already got there. But a very walkable area and a lot of things for them to do in this area. So I I particularly like the project and it's actually I think the last piece they have to develop in

1:33:15that particular area of the grove.

1:33:20Um my questions are are might be for you, might be for the applicant, but the one thing that I was pretty insistent on was the we work type of office space. So I just want to make sure that we have that captured in the rule. And it's I'm not talking four offices in the sales office. I'm talking about dedicated workspace so that all the people that work live in these apartments and townhomes

1:33:51in the area Can um

1:33:55Put an office there.

1:33:56Yes, ma'am. We did codify that in the conditions of approval number thirty with the WeWorkspace uh quantifying the minimum square footage that would have to be done by the WeWorkspace outside of the leasing and maintenance office that would be existing there on site.

1:34:10Okay, and and um how much how many square feet is that

1:34:13it'd be a thousand square feet of office space outside of the leasing office.

1:34:16Okay, so when when it says here um requested entitlements, current entitlements, and this is where I think it was a little confusing, um it says there's they currently have the Current entitlements are 1,171, no, 1,171,303 square feet of commercial retail. But when I look up here at the request entitlements, it it didn't increase. Is that because they're not using all their entitlements?

1:34:47So I'm

1:34:48just trying to figure out where it fits in here.

1:34:50Absolutely. So because this is a substantial amendment, we didn't change anything to the improved of the approval.

1:34:56The only thing changing is the additional two hundred and seventy five. So All of the applicants non-residential entitlements to include that office space, the hotel rooms, the commercial retail, and the movie theater, all will still exist with this approval. We're just adding two hundred and seventy five residential apartments to the existing Uh three hundred that were originally approved by the BCC.

1:35:17Okay, so that office space that's gonna be within this building is is absorbed within this one million one hundred and seventy five thousand three hundred and three square feet commercial retail?

1:35:26Well it would be within the five hundred thousand square feet of office entitlements that they currently have on the

1:35:31wrong place then.

1:35:32Yes ma'am.

1:35:33Five hundred thousand so it's within that. Okay. Manager? Yeah. I'll check that.

1:35:38I

1:35:38have

1:35:38a question. How many um apartment homes are there in the the current the building that's already existing?

1:35:44Three hundred multifamily units.

1:35:47Well Yes, and right behind that is I think it's a town home project that is almost a hundred percent cement. Just kinda like the D R ones where they m I don't know if you've driven around in that area. So So this is going to

1:36:02be the modifications going from

1:36:06How they're you're increasing it by two hundred?

1:36:09Two hundred and seventy five, yes ma'am.

1:36:16Madam Cair?

1:36:17Yeah.

1:36:17So will uh what have they built out there uh between the office space, hotel, et cetera? for their entitlements. And what is this going to do to the space available to actually fill out those other entitlements that are there?

1:36:30Um

1:36:30do we

1:36:31want

1:36:31to have the applicant per se?

1:36:41Apologize, let me I'm checking my notes here for the entitlement tracker since this is a lot of entitlements up here.

1:36:56I'm gonna ask Mr Siverson to pull up we have an entitlement tracker with each MPUD at the county. It's a ongoing Excel spreadsheet to so to give you the most up-to-date numbers because of site plan, I'm gonna have him pull that. Just because I don't know if any side plans are in review.

1:37:26Well, does anybody wanna hear a joke during the the dead air?

1:37:31Or

1:37:31or Barbara Caddock.

1:37:37Yeah. Yeah.

1:38:11Oh, by the way, on the uh the hauling, 'cause my husband was texting with them while we're going through that. He said the recycle hauling cost him more than the regular hauling, so we've stopped recycling our boxes.

1:38:26Yeah. Cycling is uh Not what people think it is anymore.

1:38:33So currently, right now, this project has used 562,385 square feet of their commercial retail entitlements. One hundred and twenty hotel rooms. And so far none of the office space has been used.

1:38:48What? There's office there. There's office because we had a meeting in one of the offices upstairs.

1:38:55That's a remote.

1:38:59Yes. Oh. Okay. Interesting area. Does that answer

1:39:05your question? Um yeah, pretty much. So what you see is y you don't have all the hotel or the office And by adding almost double the amount of apartments, you're going to take away from space that was designed when this was approved, or I was here when this was approved many years ago, that you're going to have something where that 5475 is going to create some jobs. What you're doing now is allowing these apartments to come in and you're going to find out it's not going to come forward. These other other dolls that are going to create jobs. Then

1:39:36you're just gonna add more traffic. This goes completely against what the MPD was approved for years ago.

1:39:44It's that right. I thought I s I think there's some pads still suitable for development that where a hotel could go. But we may hear from the

1:39:59But that's that's why I was insisted on the We Work kind of space so there would be offices there.

1:40:06Yeah,

1:40:06what do you have now? No, they're gonna put it in there. They gotta they're putting it in.

1:40:10Barbable Height, sixty three, twenty seven, Grand Boulevard. Maybe it's not big enough. I have been uh had the pleasure of representing this project for over fifteen years. I've represented it with the prior owner, represent the the current owner, Mr. Gold, who's here. Um I've watched this project evolve. What we're requesting to do is to add a second phase of apartments, 275 apartments. And the way I did this, I know there's a lot of questions about the entitlements and traffic review. I

1:40:40could have requested to use the LOOM Land Use Equivalency Exchange Matrix and reduce the non-residential to increase the residential and not have any transportation impact or analysis. Actually people suggested that I do that because it was easier on the paperwork and I said no. We're gonna increase, we're gonna seek an increase in residential entitlement, 275, and we're gonna do the traffic analysis for it. So could have been a little bit more than a little bit. Messed with the entitlements and reduced some to increase these, but didn't do

1:41:10it that way. And so we did do a traffic analysis, although the other way we could have done it, we wouldn't have had to, because there was a land use equivalency exchange matrix already approved. The project, the first phase has been wildly successful. It's a three-story uh walk-up product. This will be four-story with elevators. So to kind of give some choices, if you want to have an elevator product because you don't want to carry your groceries up or if you want to do the walk-up three stories, so that's how this w will interact. The

1:41:41one of the things you can see regarding these departments, and again it's being developed by the same people who developed the first phase. Their first phase was leased up above at exceeded averages and expectations. And what's really interesting is the retention rate because now that first phase has been in the ground long enough that people's leases are coming due. And normally you see about only about half the people um re re-execute their leases to stay and they're seeing 75 to 80 percent of their tenants want to stay. This

1:42:11is a good location. This is a classic mixed use project The way We're always asked to do them. It allows the retail to stay vibrant. I have watched this project. um go down because all of the national retenant tenants, the new tenants all want to be at 56. And the n some of the national changes went out of business. Toys are us, babies are us. So when Mr. Gold came in and re-invigorized this project, it wasn't without a lot of

1:42:41effort. Crate's very successful, those are small businesses. In the downtown center, those are small businesses. He's really relying upon this he's he's bringing a place for small businesses. But what small businesses need They don't they need foot traffic and the fact is There's more residences that we're proposing here or more people that can go on a f on a Thursday night, on a Wednesday night, maybe even on a Monday night when there's no real traffic that that visits some of these restaurants. We have a restaurant complex, there's

1:43:11entertainment. Then retail. Multifamily Yes, we have a dedicated a thousand square feet vertically integrated office space, co-working sharing space that will be open to the public. It's a very good project and I don't think there's anything here that's being taken away. We're trying to evolve this project. Over time and keep it viable. It's 165 acres. This is not a walk in the park to try to keep a 165 acres project

1:43:42like this viable over time as nationals go out of business and as as some of the newer projects take take away a lot of the uses the users, a lot of the businesses. So With that, I just wanted to explain Steve Henry is here, can tell you about his transportation analysis. You know what he's gonna say? This meets the code. He did traffic counts. The traffic counts included the apartments because the apartments are existing, the 300. I certainly can bring him up here. This is a good location. this will be helpful. This is a vote for this project.

1:44:13This is a hope a a vote for Mr. Gold who has done a great job at bringing this project back. And I want to see him successful because um it's been a tough road for this project over the years. Thank you.

1:44:28Yep.

1:44:29Can you point on the map where this is going exactly on that picture that's right in front of us?

1:44:34Sure. If I can figure out how to.

1:44:39It's in front of the movie theater. Then Mr. Gold has also taken over to revitalize um when Cobb moved out. If anybody wants to show me how to use this new thing.

1:44:56You see where that white square that white rectangle is in the northern part of the which outline? Yeah, right-square, right? Right there, yes. So it's gonna be one of the

1:45:06So that so the apartment building is going

1:45:08to

1:45:08be blocking the view from the highway. Now you're going to see a parking lot and an apartment building not not see that. What's left of the property is it just to the southern part or what else can be developed down there? Next to the

1:45:19Dollar Tree.

1:45:21There is a

1:45:23second.

1:45:25Yeah probably can get Mr. Gold up here that could like. Well

1:45:28look and see

1:45:28what's

1:45:29w what's open land now because we're taking up two hundred and seventy five spaces for the apartments. In spaces that could be something else, what is left for the land, empty land that's out there? I

1:45:40I would Mr. Gold will need to tell you what parcels he still has to develop and Clearly many opportunities to redevelop because This complex has a lot of square footage left to be redeveloped and to change over time. So let me have Mr. Gold tell you about what he has left to develop.

1:46:07Did um did Mr. Gold stand up? He didn't.

1:46:15Okay, I have a very heavy accent. I apologize. If somebody wants to laugh please.

1:46:21Okay. Yes, I have a um three lot or four lot.

1:46:26Wait, name and name address and whether you've been sworn.

1:46:29Excuse me?

1:46:30Name?

1:46:33Your address?

1:46:34My address is Sunny Isle and [address removed] and

1:46:37And you have been sworn. Yes, you respond.

1:46:41Yes. I apologize. Thank you, I know I do this so often. I have approximately leftover approximately 150,000 square foot to build for retail. It's another tree lot into the grove. Also have an all-pass corrode. another six acres, six point three, and I need to think what I'm doing with that. Also I have behind the movie theater also an old Pasco Road, 27

1:47:12acres. And I still need to think what I'm going to do with that.

1:47:18Uh Madam Chairman M I mean with this M P U D is what I'm looking at.

1:47:22Yes, exactly.

1:47:24Well you still have the is there a piece of land next to Chuck E. Cheese?

1:47:28Exactly. I've uh beside Chuck E. Cheese I have one land. Beside Dollar Tree I have one land. Yes, that's

1:47:34a big

1:47:34deal.

1:47:37The gym I have another land. Total it's approximately supposed to be a hundred and twenty to one hundred and fifty thousand square foot and are allow I allowed to build over those. And everything's supposed to be commercial.

1:47:56Are those yours on the corner of Oakley Boulevard and Wesley Grove Boulevard as well? Those two lots?

1:48:03Yes.

1:48:04Yes.

1:48:05It's going to be a hotel on one side.

1:48:07There's still sites left.

1:48:09So what are the what are the plans for office and hotel?

1:48:12Hotel it's already have L O I signs. Is uh

1:48:17You don't have to say who it is. Okay. You just have a hotel.

1:48:20I have hotel science. Hundred and twenty room. It's already science, it's supposed to be go ahead.

1:48:30That for the office? For the office.

1:48:33The office I don't decide yet because office have very tough time to rent now. Extremely tough time.

1:48:41I don't know. I'm gonna I don't know. I we all know people that have owned businesses on Old Pasco Road that tried to find office space to rent, they couldn't find anything.

1:48:49Please, please give them my phone number. I have three three available offices. I have tough time.

1:48:57You know, there I think there's high demand for office in certain little micro areas of the county and not in others. Um 'cause 'cause my husband has some clients that want office space. They want to be in a certain spot and that's it.

1:49:12I would love for you to get with David Engel and our team to go look at uh doing something to give you some incentives for office space out there.

1:49:19Beautiful. No problem.

1:49:20So Well you know it's a um Mark I think what you've done there is amazing. Thank you. I just hear um how m people love going to your crate, which was super innovative. and so innovative that we had a very hard time permitting it. Because we you know, we've never done anything like that before. So um

1:49:42people call us from all over the United States about the crate. Yeah, wassichel become famous because you are the crate.

1:49:49And I think that your residents that come here will be able to just walk or ride their bike down to everything. Um I am uh grateful that they uh agreed to this layout where they're lining the road. It'll be much more of an urban feel. y you know, if we if we had known better whenever this whole thing started, I think David Engel and I would say you could we could have had a downtown here. We could could have had a walkable community with

1:50:19shops below and residential above and that whole uh field that's you know, really creates great value and a lot of money for the developer and would have been good for the county. But what you've done um is innovative and I I'm supportive of your apartments as long as it has the um office dedicated in it. Thank you. And I hope that I hope that a thousand feet is big enough Uh to make

1:50:49a I mean how many how many does that get you a boardroom and private offices and little offices? Uh I th no that's not my world, so seems kinda small.

1:51:05Uh Stephen Epps, forty four eleven West Melrose Avenue. Uh it's a minimum thousand we'll do, so once we start laying it out, we'll put, you know, conference room, common area space, multiple offices, open area. So we'll start to lay it out and how it but yeah, we want to provide good office space for it.

1:51:21M my husband mentioned that he just had a meeting yesterday at one in Tampa, um, with Dewey Mitchell and some other people and he said and it's his first time in one and he said it was just amazing the amount of business energy that was going on in the building and so um um yeah so I I am supportive and I think you may find you need more than that space. Um and it's another revenue generator.

1:51:48For the record will you state if you were sworn? I believe you are thank you.

1:51:52Any other questions? Yeah.

1:51:54Okay. Well Mr. Golden, it's it's been fun to watch the crate evolve and so much so that appreciate your team looking into the pedestrian safety aspects of it just because of how successful the area has become and as we've grown younger and families coming to get to the crate and then you know the the the downtown revitalizing and trying to get people to connect to go and and back and forth. Uh it's a problem, but it's a good problem to have, right? 'Cause folks are coming

1:52:24and going and now with the Putt Putt Golf Course next to the, you know where this project is looking and and Chuck E. Cheese, I just hope that that uh that all that this project will just bring more foot traffic to the businesses that are here. If there was ever an appropriate place in this county to have multifamily this this is it. Uh we have a lot of multifamily all over the the county that um you know, I've been critical of but this project is certainly appropriate if there ever ever

1:52:54was a place and I just hope that it helps keep the folks who are in business here stay in business a lot longer and attract more more people to come into your rep remaining remaining parcels. So So um, you know, I I hope that this is a a nice nice addition to folks who live there. Hopefully your retainance rates and your rent stay for where they are and um you know the next evolution of the of the grove uh is a good one. So appreciate you being here today.

1:53:24I I do want you to make sure Chuck E. Cheese has their required landscaping. No crepe myrtles. But that mouse lives in the palms. I'm looking and I think the trees are missing.

1:53:44But I agree with Commissioner Weightman that this is a good place to have it. And

1:53:49the tenants to

1:53:51seventy

1:53:51five

1:53:51and

1:53:52and and my tenant really need it because it's really busy in the weekend and the date and the week time. It's not so much tough.

1:54:02Okay, um this is a public did you have another question? 'cause I don't take public comments.

1:54:11I just think that with all the apartments we have in here we don't need 'em. Though one thing with the lot If you were going to build an office complex And you know, I I've seen you see 'em up down I- Seventy five, like right above you at uh Old Pasco Road where they had the old waste utility site with Sprayfield. We got big buildings on there. So if a building wants to come in, kinda like you see on highways, et cetera, they can advertise a big office. Big companies can come in from that. Okay. If you take this apartment and put it here, instead of maybe that six acre

1:54:42parcel you have up on Old Pasco Road. you take away a prime site at an office complex or something big Could actually be seen from the highway and generate some attention, as opposed to building another office complex, just harder to get to, harder to see.

1:54:58I really try do my best and everything what I promise and I do from day one I really keep my promise. I try to think about office building, this lot. It's not a full office building, believe me. Because The idea is put the lot and you and it's be access enough to people come and over there I show this to I don't know how many developers and everybody refuse this lot. But

1:55:30I have another idea. If you tell Mr Angel Angel to call me after or be contact with me, I'm going to be appreciated.

1:55:39He's sitting right right there, Mr. Engel.

1:55:44Yes. Okay, um this is a public hearing, so I'm looking to see if anyone wants to uh speak to this item.

1:55:53Do we have anyone online? No ma'am. Okay, it's to the board. Love approval. Second. All in favor? Aye.

1:56:02Call for opposed.

1:56:06Oh opposed? No. Okay,

1:56:08so I