Comprehensive Plan Amendment (Regular) — CPA24(07) CPAL Two Rivers- Providing for Transmittal of a Comprehensive Plan Text Amendment to Subarea Policy FLU 7.1.11- Two Rivers PD

2:41:08P94 was advertised in the Tampa Bay Times April 22nd, 2026, and by affidavit of certified mailings and site postings.

2:41:19Well that's Jeff.

2:41:29Good afternoon, board Robert Irving, Planning Development and Economic Growth. This is item P94, it's a comprehensive plan amendment, CPA 2407, CPL 2 Rivers, providing for a transmitter of a comprehensive plan text amendment to sub-area policy flu 7.1.11 2 Rivers P D.

2:41:51Oh yes, additionally we have received uh letters of opposition that were submitted to the clerk's office after the posting of the agenda.

2:42:07Alright, so again, this proposal is a comprehensive plan text amendment to policy flu 7.1.11 to River Speedy to allow for an increase in residential dwelling units and non-residential entitlements on approximately 3,405 acres. And it's located on the north and south side of State Road 56, spanning from Morris Bridge Road to Gall Boulevard, US 301. Again, there is the companion the sub-area policy. Which is proposed to be amended in this text amendment. And then there is a companion rezoning RZ seventy eight five six two rivers MPUD.

2:42:43So here's the county location. The subject site is located in the South Market area and the urban concentration area.

2:42:51And here's the existing boundary of the overall two rivers P D.

2:42:58Now here's a context map just kind of walking you through the various vision roads and collector roads throughout the overall development. So you'll see on the western boundary there's Morris Bridge Road running through as we go east. There's two rivers Boulevard which runs north-south. There's Colston Avenue that runs east. And then there's Gall Boulevard US 301. And then in the northeast corner, you'll see two dashed lines: there's Lodegrass Boulevard and Coates Road. Those are not constructed at this point, but Lodgegrass Boulevard, PDE, currently has site plans that we're reviewing to construct

2:43:28Lodge Grass Boulevard, which will provide access to both the county park and the school site.

2:43:39Now these are the main changes proposed in the text amendment and these are the maximum levels of development. So, to just take a step back, the existing sub-area was adopted in 2008, and there has been no changes since 2008. So the existing sub-area policy allows for land use equivalency matrix to occur. And several have occurred, but the entitlements on the actual sub-area Text have not been updated to reflect such. So

2:44:09some of this is a cleanup and some of these are new additional requests. that are new and non trip neutral to the project. So Of the existing 1,125 age restricted dwelling units, previously 912 have been exchanged to increase the multifamily by 200 and the single family residential to 4,047. So of the there sorry. So there's 209 age restricted units remaining.

2:44:39So of the requested 900 additional multifamily, 133 are considered to be trip neutral. And then there the applicant is requesting to add an additional 767, which are non-trip neutral. The use of 300 assisted living facility beds, 480 hotel rooms. 705,000 square feet of retail and a water park not to exceed 35 acres. One last thing I'll note is when this sub-area was adopted in 2008,

2:45:10it allowed for a maximum of 6,400 dwelling units. The proposal today is for 6,547 dwelling units.

2:45:18What was that number? Sorry.

2:45:19So the original was sixty four hundred? Today they're asking for six thousand five hundred and forty seven.

2:45:28So the proposed amendment is consistent with the following comprehensive plan policies, Section Flu A six, PD, Plan Development, Policy Flu 7.1.11, 2 Rivers PD. Policy Flu 8.1.2, South Market Area Establishment. Policy Flu 1.8.7, Economic Development. Policy Flu 1.8.10, Preservation of Capacity for Employment and Earning Uses. And Policy HSG 1.1.2, Comprehensive Plan Amendments. Policy E D 1.7.2, Promote

2:45:58Tourism Expansion. And this comes to you with a recommendation of approval to authorize transmittal of the proposed comprehensive plan amendment. I'm available if you have any questions.

2:46:09Any questions for staff?

2:46:12I do. Commissioner Weightman.

2:46:17Was this area of the county in designated an opportunity zone in years past?

2:46:25I believe it was.

2:46:26Yeah. Do we know what what year it was? But it was in an opera I think that's important to note. There's only

2:46:34been one iteration. So

2:46:37one iteration of it. So this so for history, so this this whole area was c in an opportunity zone. And um Interesting. The opportunity came. uh which is which is interesting as time time has gone on. So thought that was important to have on the record. Um

2:47:02'Cause I n I I never thought that that would have ever happened, to be quite honest with you. But times sure have changed.

2:47:12So follow that up, is it still? Because I think they just re- reaffirmed all the opportunity zones again, didn't they?

2:47:17No, no, they're they're getting picked, I think.

2:47:21I am I am not sure is is the answer. But but if I might just lead you all through this, because there's been a lot of, I believe, uh intentional misconstruction of this application online? to further short narratives about what's going on here. As you just heard from staff, the Comp plan already allowed For many years, 6400 residential units here. We're seeking 6547.

2:47:52I heard people in the other hearing, yeah, it's about two percent difference we're asking for on the residential. We are asking for more commercial We're excited to be asking for the approval for the surf park. And we're asking for some more hotels because we think the surf park will bring in the need for more hotel night stays there. This is not the MPUD, but if you look at what's going on here, the scope of the residential entitlements is not material to the scope

2:48:22of this development. What's important to remember in the bigger picture about two rivers is that two rivers Has been planned since at least 2010 to be the eastern anchor of the urban service area and the south market area. Except for Wiregrass, and now Angeline, it's probably going to be the most important economic driver of the county for the next 50 years. It is being built out by Eisenhower uh Property Group.

2:48:53And Eisenhower Property Group is building a high-end community, particularly on the south side of 56. They will spend over $50 million in landscaping and hardscape improvements alone south of 56. We've already sold, I believe, 120-something million plus dollar houses south of that area. We've already worked with The county and gotten the park regional park sold. We worked for years to

2:49:23align that with where the school site was going to go. The school sites there. We built all of the utilities at our cost, no county cost to go to the site and through the site. We have built several miles of vision roads through the site with no Fee credits. If we were in VOPH, Connected City, and certain other projects, they would have been fee creditable. We haven't asked for a penny. We have also built and are building about 10 miles of multi-use

2:49:54paths within this project. It's a great project. It's something you should be really proud of. I have Tony Miller here who can talk about the Surf Park, which I'm personally really excited about, and we anticipate will be a major regional and national draw to the site. We felt like that was one thing we're missing. We knew that we were light on commercial, and that's the big change that you see here. We need more commercial. All the studies show that there just isn't. Isn't enough commercial on this stretch of 56. But again,

2:50:24the reason why this 6.13 mile uh state road 56 extension was built from Meadow Point to 301. was this project and two other ones and this was the biggest one. This project paid for about 60% of lanes three and four and even after that it will contribute approximately $50 million in mobility fees to the county. There's a lot to like here.

2:50:51Is the surf park done? Is the deal closed?

2:50:56Tony Miller is here, and what he has told me, and I'll just say this on the record, it's very important to his project that the Surf Park approvals proceed as part of this. His equity investors have been patiently waiting while we work through with staff and the board to get these uh the project to this point. It's taken us over two years since the MPUD modification was filed to get to this. Point, and we're not voting on that today. Today is just the transmittal of the plan amendment. But Tony says his

2:51:26investors are ready to go. He plans on filing for site plan approvals within a couple of months after the zoning is done.

2:51:34And as we talked, if that surf park does come together, you're not gonna need as many apartments because you've got to want to have more commercial.

2:51:40Right. And that but that's in the MPUD portion of it. But that will be part of the MPUD condition and the discussion after the transmittal comes back to us. But

2:51:49I think we're an important part of the conversation here because I think

2:51:52be adding any more apartments if the surf park isn't built.

2:51:56Okay. Very good.

2:51:58Happy to answer any other questions. Otherwise we'll

2:52:01question

2:52:01our neighbors.

2:52:03Okay. We'll

2:52:04go to public comment.

2:52:05All right. So Michaela Krauss is the only person signed up in person and online, but since she's here.

2:52:15Please line up if anyone's else can speak.

2:52:34Mikaela Krause, [address removed]. I have sworn. Good afternoon, Commissioners. I'm a resident here today to strongly urge you to deny the proposed comprehensive plan amendment affecting two rivers. After reviewing the Pasco County Comprehensive Plan, I find this proposal completely inconsistent with its adopted policies, Chapter 5, Policy 1.9.1. It is also highly inconsistent with Chapter 5, Policy

2:53:041.10.1. Which uh encourages um passive recreation within a neighborhood like this that has scattered conservation. uh portion lots. It further violates Chapter 2, Policy 2.1.6. Indian Creek, which sits within the water basin of and directly feeds into the Hillsborough River, an outstanding Florida waterway. This directly risks degrading water quality

2:53:34that is already in a vulnerable state. Running counter to Florida Administrative Code 62-302.300. Critically, this property provides irreplaceable habitat for state and federally endangered flora, like the clasping warrior, sand butterfly pea, Florida golden asher, and the federally protected Mikosuke Gooseberry, under Florida statutes,

2:54:04Title 35, Chapter 581, Section 185 and Florida Administrative Code Rule 5B-40.001. I also have been in contact with the permitting facility and they did not find any permitting that allows two rivers to remove these natural endangered flora. Furthermore, I ask the board to look closely at goal con two of Chapter 3 of the Pasco County Comprehensive

2:54:35Plan. This applicant has already demonstrated a complete disregard for these standards and Florida Administrative Code Rule 62-296.320 governing open burning. I have sworn and I can verify That this past January 3rd and 4th of 2026, a massive unpermitted open burn took place on this exact Two Rivers property on Grand Aids Minion Drive that

2:55:05you can see from Moore's Bridge Road. And I was driving at forty five miles an hour and could not get a picture. But we're this little

2:55:17That top of that little circle in the sand, top of the circle, all the way down to the bottom of the circle, you see it's dark. This was a burn pile and I contacted the District of Withlacuche Forest Service, Catsy. Me and her have been chatting it up. She has sent me the recent permitting paperwork. They didn't have carbon egg. Thank you. Thank you. Please deny this.

2:55:46All right. Next question.

2:55:51Yeah, yeah. Okay. Cindy Barple? [address removed]. And I am asking

2:56:00Have you been sworn?

2:56:02Yes, I have been sworn.

2:56:04Thank you.

2:56:04Okay. Okay, I'm talking about water. Chapter 403, Section A Five, 2025, Municipalities in Florida are required to provide potable water through public water systems, which must comply with the Florida Safe Water Drinking Act. Yeah. We are going through a 25-year drought. Okay? Have any of you ever run out of water when you're in your shower? Anybody?

2:56:35I'm asking the question. I have Okay, and right now I'm on a well. And our pressure is dropping. And I also travel throughout Florida and Georgia and measure the springs myself. I have had conversations with Governor Kemp in Georgia regarding the water issues, and I've let him know what's happening here in Florida, in Pasco County, is Developers

2:57:07can pump 33 million gallons a day for a lagoon. Now you want to build a 35-acre water park. Okay? So when I run out of water, What's gonna happen? I'm not gonna pay for city water to run down my road. I have horses. Right now my water's testing with mercury in it. Okay, so It's gotta stop at some point. You all have

2:57:37to stop. And the fires, they're not accidents. These there's no way these fires are accidents. I know for a fact someone on the board here Personally had certain plants' weeds burned because they didn't light them. That started a horrific fire. We are very dry right now. We are not getting the rain. Our aquifer is there's there's no way we can recoup the rain. So you

2:58:07keep pumping the thirty-three million gallon lagoons. Now a thirty-five acre water surf park. We don't need an adventure island out here. We have one that's not very far away. We don't need a 380-room hotel. This is going to cause thousands and thousands of more traffic on two-lane roads, 301, Morris Bridge Road. I can tell you the number of fatalities that happen on these roads.

2:58:38Every weekend, at least two to three people die on these roads. Whether they're on the Pasco side or the Hillsborough County side, it does not matter. When you put all those homes in, you're putting people on two lane roads because those roads aren't going to be widened for a long time. It took 25 years for 54 to get done up to Moores Bridge. because I watched it happen. So I'm just praying to deny this.

2:59:08Okay. Thank you. To the board to submit all.

2:59:14Move approval.

2:59:15Second.