PDD 21-CU08 Adventist conditional use for 248 multifamily dwellings
What the county recorded
This item is not from the published agenda
It is a stretch of the recording that this archive identified as a separate matter — a call to order, a recess, or something taken up that the agenda does not list. There is no official title, no staff recommendation and no disposition, because the county never recorded one. Everything below is inferred.
The source document
The county’s agenda for Planning Commission, Dec 10, 2020
The published PDF, as served by the county. This item is one entry in it.
The county’s minutes for Planning Commission, Dec 10, 2020
The published PDF, as served by the county. This item is one entry in it.
What was said
Machine transcription of 33m of recording, with speaker names inferred from voice matching. 89% of 123 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
The following item will be presented by Christina Acosta.
Denise, can we go to the next slide? Perfect. Okay, the next item on the agenda is PDD twenty-one-CU08. This is a conditional use in the name of Adventist Health System Sun Belt Healthcare. This would allow multifamily dwellings in a C2 district. General Commercial District is located on the west side of Bruce B. Downs Boulevard, approximately 350 feet south of Eagleston Boulevard.
The site contains 16.24 acres and is undeveloped. The applicant is proposing to develop the site with a maximum of 248 multiple family dwellings. The surrounding area is characterized by residential and commercial uses. The subject area has a future land use classification of MU mixed uses under the comprehensive plan. And the site is outside of the policy area for the newly adopted multifamily review process for projects along State Route 56, the 5654 corridor.
Here's a look at the surrounding zoning.
And the future land use?
And here's an aerial showing the access from Bruce B. Downs. And then the the last slide we have is a conceptual site plan. It give you an e a good idea of what the applicant is planning and we'll leave that up on the screen so they can speak to that if they want, but I believe the applicant also has their own presentation.
Christina, did you have an item to be read into record on this one?
I do. So there we did receive one email. In opposition that had the request to read into the record and whenever we're ready I can do that. Thank you. I'm a longtime resident. This is from um Mr. Todd Yantec. I am a longtime resident of Pasco County, Wesley Chapel, and the Seven Oaks community. There is plenty of apartments and housing in this area already. The area is densely populated
without enough supportive services such as restaurants, grocery stores, offices, medical offices, recreational facilities, etc. This would truly be poor planning by the Commission if it keeps adding apartment complexes without encouraging the building of the infrastructure to support the increasing population density in this area. This parcel was designated C2 General Commercial for a reason as part of the greater plan to develop this area and one than I signed up for when buying investing in Wesley Chapel. The only
deviation from this original plan I would support would be to return this parcel to wetlands or create a park.
Right. Right. Thank you, Christina. Uh any questions up here from for Christina? Is the applicant virtually present?
Yeah, Ty, this is Barbara Wellheit.
Yeah, Barbara, real quick, one I think we you've asked for and and been granted the fifteen minutes for your presentation, so just wanna Point that out or make that part of the record?
Thank you. Is there anybody at the Kia?
There is no one at the public comment kiosk on this item.
Okay, thank you. Well let me introduce my team that's on WebEx with me somewhere. In this WebX platform. I have Aaron Landry from Mass Capital. I have Pete Pensa from Avid Group, Director of Planning. Charlie Potter, Avid Group, Project Engineer. Steve Henry from Linksman Associates, our transportation engineer. Pete Penseff from Avid is going to um go over the PowerPoint presentation that our team put together. And then we're available to uh have any questions or any follow up.
You did say that was Pete Pencer that was going to be presenting? That's correct? He n he now has the ability to present his his presentation.
Yes. Good afternoon. My name is Pete Pensa. I'm Director of Planning with Avid Group. I'm an AI CP certified planner. Just
a moment if I may. Um I I have their presentation, so can I um would you allow me to share the screen?
Would would you like me to share I could bring up the PowerPoint of mine? Okay.
What's
Pete, can you just acknowledge that you have been sworn, please?
I have been sworn.
Thank you.
Okay.
Yep.
Okay.
I'm gonna this is the general format I'm gonna walk through uh for the presentation.
Hang on, it's oh there we go. Now it's moving. Okay.
Before you start before you start, go to the top where it says display settings because we're seeing the presenter's view, not the full view of the screen. Oh, okay. And swap swap presenter view and slideshow. There you go. Now that's good.
Okay.
There we go. Okay, the s the site is outlined in yellow uh on this drawing. The site address is 5101 Bruce P. Downs Boulevard. Uh we're located a quarter mile south of Was a Chapel Boulevard on with direct frontage on Bruce Bowns. And uh Eagle Ston Boulevard, which is the road that wraps around to the north and west of the site.
The area is a mixed use node. We've called out a few uses to show you what's in the area. There's the Village Market Shopping Center, which is predominantly retail, but there are a number of medical office uses there as well. There's a couple car dealerships. Uh single family homes, town homes, assisted living to the south, and Baycare Hospital recently announced that they're gonna be building a hospital and medical complex. uh to uh vacant property to the south as
well.
The site is located by the is indicated by the star on the screen. We're centrally located. uh within a mixed use future land use node. Located at that quadrant of Bruce B. Downs, Wesley Chapel Boulevard, and I seventy five.
The
54 corridor from uh Old Pasco Road to Bruce P. Downs, uh, as I said is an existing uh mixed use corridor with a variety of mixed use uh Fut with mixed use, future land use designation as well as a mixture of of uses that have been constructed. in that area. Uh as I noted already the quadrant that we're located at. has a uh combination of retail shopping centers, medical offices, sit-down and fast food restaurants, auto dealerships,
a bank. Recently constructed assisted living facility, and to the south of us are townhomes and single-family subdivisions. Uh there is no uh existing multifamily within this mixed use uh Quadrant. Uh multifamily is a compatible use uh for this area. It is complementary to the range of uses that are there currently. and provides for a transition of use and density. from the uh commercial non
residential development to the north to the uh single family and town home development to the south.
It the site is also is a mo info location. Uh it's one of the uh relatively few vacant parcels remaining in this mixed use uh node. Uh the majority of it has been built, the other large tract uh To the south, uh, as I said earlier, is is recently announced that Baycare is gonna build a hospital there. We are located in the South uh market area. Uh The conditional use uh furthers the
and the vision and intent of the district. I won't read these in their entirety, but I do want to point out what's highlighted in red on here. uh that we are an urban gateway opportunity area. The area is characterized by dense vertical non-residential development as well as sophisticated residential development with quality design, intensity, and density necessary to support transit opportunities. In the upcoming slides, I'll show you how we're consistent with that vision. Uh in addition, the mission states that
uh The the mission is to create high density compact and mixed use development. Uh this area promotes higher density, compact development, and encourages mixed use communities that are live work.
Um as staff pointed out in their presentation and elaborates in their staff report, the project is not um subject who were included within The policy directive that the County Commission recently adopted regarding multifamily development along the 54 and 56 corridor. That Policy is directed more at the corridor as you see on the drawing, which is three miles to the south of the site. However, as part of the Um fifty four
corridor to the north, uh, we do wanna show that we we are consistent with the the spirit and intent of that policy, even though it's not we're not subject to it.
The um next slide. As I said, we're we're not located within the area that is regulated by that policy directive. It it specifically excludes the fifty-four corridor as it goes east of I-75. As you can see in that aerial, we are located east east of the cor of uh seventy-five in this location. But the the intent of that policy directive is to promote and locate employment-generating land uses along the 54 and 56 corridor. Uh
that that node is already built out, uh predominantly built out with uh commercial. and office and other mixed uses uh as you can see in the aerial. Uh and the multifamily project will support those uses. Uh as I noted earlier, we are three miles north of 56. and we're a quarter mile south of fifty four. Uh even though the policy's not applicable to us, we do Uh we are consistent with the with the numerous intents of that
direc that directive. because we are located behind uh the non-residential uses that front along the fifty-four corridor. This is an infill location in that mixed use node. Uh we are located along a transit corridor. And we're located in an area that is designated for urban development.
The site was zoned uh C two uh going back to nineteen eighty four. Uh and even though it has commercial zoning, there's limited commercial desirability and it has remained vacant, undeveloped for over three and a half decades since it was rezoned. Uh the because the site is not located At the note, it's a quarter mile off of
Intersection. Uh A lot of users are not um interested in locating at this at this location. Uh they've not been able to find a a buyer and developer in in the three and a half decades. that the properties uh had the the C two zoning. Uh in addition, if this was a request for commercial zoning today, let's say the site was agricultural or if it was residential, uh C two uh zoning would not
be Um Yeah, we would not meet the locational criteria. for a mi for a uh commercial node because it exceeds the distance from that from that node. Uh, 'cause being that it's over a quarter mile.
There there are a variety of commercial uses in the area that uh that support the project, uh both from uh opportunities for for shopping and eating as well as working. Uh, including, as I said, the Bay Care facility, which recently announced that they're gonna develop in the area, bringing uh as many as two hundred and seventy-five new jobs to the area as well as assisted living facility. Which was recently constructed.
This is the uh the conceptual site plan that we prepared for it. The idea is to preserve Uh a significant portion of the property north north on this is to the right of your screen. The southern uh Roughly half of the property as you can see is gonna be preserved as wetland is and park area, as well as um Stormwater and floodplain uh areas. The the idea is to create a a dense uh walkable development focused on
a on a centrally located Uh stormwater pond that will be a um visual amenity and recreational amenity. There will be walking trails and activities around that pond as well as uh active recreation with a clubhouse and pool. as well as open space areas up there in the northern end, uh where y we would have uh tot lot, uh park, dog park, uh technic areas. to uh for the enjoyment of the residents and we included some graphics
to show uh the idea the general idea of what we're looking to uh provide uh with those amenities.
The The letter that was read to you earlier expressed concern about availability of public infrastructure. We wanted to show that residential development has either comparable or less impacts. on facilities. Uh there is adequate facilities to support the project. Yeah. So I and in furtherance of the uh the policy directive for multifamily, uh this is a multi multimodal Uh corridor. the county uh the county has a bus route, Route 54,
that runs uh past the site of Bruce Bay Downs Boulevard and connects with all of the other routes in the county. uh providing opportunities for people to uh to live and work. uh here or elsewhere within the county uh The as we showed already, the site is located uh within uh close proximity to other mixture of uses. Uh the county also has Rispey Downs designated as a multimodal uh Trail
corridor, there is a multi-use trail located on the west side of the road immediately adjacent to our property, and we will connect to that trail. uh from the internal sidewalk CNR project. Risky Downs is operating at acceptable level of service. And based on the MPO's latest report, uh the And the comp plan uh the s the um level service will remain adequate. for uh into the future. Uh in addition, uh the site is
not located in a hurricane evacuation zone, so that is not a concern at this location either. Uh by way of comparison, we looked at there's about uh nine and a half acres of upland area in the where the main development within the property is gonna occur. realistically, if it was to develop as commercial, it probably would be uh somewhere in the range of about a about a hundred and ten thousand square foot of commercial, something similar to like a
public shopping center without parcels. So we use that for our comparatives and rather than the maximum intensity, which is a 3.0 FAR that's allowed by the land use. We wanted to show something that was more realistic. Uh on the left you'll see uh the weekday trips in the gray, white and blue. Uh showing what what a commercial development uh that would be reasonably be expected to be developed on a site this size Uh would generate for trips versus the
gray box next to it showing what the residential trips would be. And those are total. uh trips uh on a weekday. On the right side is this same comparison. Looking at morning and evening peak hour trips, as you can see, there's a significant reduction in trips compared to commercial development on the property. And under commercial, theoretically there could be higher intensity than this, though they there could be even more trips than that.
Uh in addition, uh water, sewer, and reclaimed are all available uh to the site. There's a twelve inch water main, a sixteen inch sewer main sewer force main. And a twenty four and three claim all located on the Bruce Bown frontage. Uh we will be connecting to those and providing uh central services.
By comparison, uh we looked at the peak flows based on the county's uh calculation methods. Uh Both water and sewer. Uh peak flows would be significantly less than the same size commercial development that I sh showed you in the uh And they're uh trip generation uh example.
In addition, the project creates uh numerous public benefits. Uh multifamily creates the highest amount of impact fees. Compared to other uses. It also is one of the highest generators of real estate taxes, especially compared to single family and commercial uses. And because multifamily is not eligible for homestead or save our homes. Uh the the tax revenue continues to increase as values uh adjust over time. The
developer has done a uh Uh fee estimate and has determined that they'll be over three million dollars in fees paid to the county. uh a as a result of the of this project. Uh in addition, the taxable value will uh go up over a half million dollars a year.
Uh got a few slides I'm gonna show you next to give you uh an idea of the type of project. We these are um not specific to this project, but they're representative of the type of development that the client is trying to uh develop at this location. Uh this shows um example it's a compact uh multi-story development focused uh again with the open space amenities towards the internal of the site as well as parking and primarily internal. Uh here's some photographs of other projects
to give an idea of what that could look like as well. Uh in addition, I'd like to read two letters of support uh that we've received. One is from uh TLC management, uh the Blue Heron uh Senior Living Facility. Uh it's dated November 17th, 2020. Uh to who may it concern, Blue Heron Senior Living Community is looking forward to the completion of our facility within the next few months. We fully support advancing development along Greesby Downs Boulevard. and welcome
the concept of an apartment complex to the area. Please feel to reach out to us with any questions you may have. Sincerely, Ryan Ott, Vice President of Development, TLC Management. In addition, uh we received a letter of support from Baycare, uh, who has announced that they're gonna be opening a new hospital and medical facility. Uh with up to two hundred and seventy five new employees uh Rebecca uh Cholowski's letter is dated December first. to whom it concerns, I'd like to
express my support for the new department complex development for those at the property located at Reese Downs in Eagleston Boulevard. Yeah. Did you want to finish this letter, please?
Yeah, Peter that Time's up. Okay.
It's
Thank you.
Again, she she supports the letter and okay. And this this has been entered in the record. The PowerPoint presentation has been entered in the record. Thank you. Thank you,
Peter.
Go ahead, and Um Peter, uh in your infrastructure analysis, I noticed you didn't address schools and parks. Um Has anybody and I guess I'll ask the question to you, the applicant of staff, has anybody looked at school capacity and park capacity to handle this residential development.
We have looked at The uh facilities as you know there's uh Areas are zoned for for specific schools and then the school board updates uh their zoning as needed each year. The site is currently located in the uh Seven Oaks Elementary School. Uh service area. Currently they're at w at a hundred and one percent of capacity. Uh Cypress Creek Middle School is located at 82% and
Cypress Creek High School is located is at 77% of capacity. So The middle school and high school both have more than adequate capacity available. Uh to accommodate the project. Seven Oaks is basically at capacity, but there is capacity remaining in adjacent school zones, and we also would be paying school impact fees to offset the impact of the development.
Okay, and I I think David asked about parks too. Have you guys looked at parks?
But We will be providing parks on the property. Uh Yeah, as as I showed in the concept plan, I can go back up to that.
Yeah, cash doesn't. I'm sorry, I gotta remember where s where the slide is. There it is. Uh we're we're proposing a combination of both active and passive uh park facilities within the projects. I I have not done an analysis if you're asking with regard to uh County facilities up.
Well, Tino. It's really up to the applicant at what you do, but My advice to you is when you go to this the Board of County Commissioners with this, if we're talking about public infrastructure, you cannot ignore schools and parks. So To do a full public infrastructure analysis, you should be having PowerPoint slides that address those impacts as well.
Okay.
Understood.
And I guess I'll ask Chris Williams, do you have a plan? To address Seven Oaks Elementary as far as expanding capacity for elementary.
Um as the applicant said, we'll be getting impact if this were to be approved, we get impact fees from this development. Um We don't have any immediate plans to address anything in Seven Oaks Elementary. They're slightly above capacity. This particular, again, if this were approved, it would generate approximately 30. elementary school students We are um
There are Recently a couple of charter schools opened that haven't had an impact on Seven Oaks. Um Capacity, uh, we'll be building a magnet K-8 in the area in the near future, which would potentially have a uh impact on Seven Oak's capacity. So at this point in time we're not we don't object to this particular development.
Can I make a common? I think you
can see that colour, Rivero.
Uh I'm in a dilemma here. I know this area very well. I live in Seven Oaks for over 12 years already. Uh my subdivision is across the street to Seven Oaks Elementary School, Grassland Subdivision. And I haven't witnessed of what is going on in the area. We are talking about 248 units, single forty two hundred and forty-eight units. Honestly, I know you have your calculation, the school board, but I feel that would be much more than 30
kids that are going to go to elementary school when we say that are units of two-bedrooms, that is family that are starting, that are younger kids. Second Bay Carries building. over, let's say, 275,000 square footage facility just behind this. I understand this is a really good location to serve those new employees that are going to work in the Bay Care. But at the same time, I tell you, as a citizen, I go to publics,
in the two publics I have in the south and the n and the north of the fifty-six and fifty-four with Bruce B down. And try to partner and every time it's getting busier. We are oversaturated of parking of uh of uh building like this, an apartment complex. I pro progress, one hundred percent. I support vaccare. It's a wonderful project and I think is it's a value for the community again as an as a owner. I believe this increases the value of my property as
a user Can be a real nightmare. I don't see any type of expansion in Bruce Bown. I don't see anything any plan to cover the schools, like you say, is going to provide impact fee for the school, but I witness of the mes of Seven Oak Elementary School and the cuant of kids that have there, how many portable a classroom they have and the same time my daughters used to uh go to uh Uh John
Long, then as you know, seven option, the location of the schools and now is Cypress and is is is due that the quantity of of houses and families who live around it. So I have a hard time with the project, to be honest with you.
Okay. Thank you, Rao. Chris, do you have anything?
No sir. I'll just I'll just add to that. I understand what Roberto's saying, but really truly Multifamily does not impact us like single family detached homes does. And so there's unfortunately there's a lot of single family detached homes in that area and will continue because all of Wiregrass has yet to be built out. Um And so as far as, you know, when we're
looking at stuff, uh single family detached has the biggest impact on our school capacity. Uh, you know, personally seeing this, um particular development here, I I think it's a good fit. Um Yeah, I think mul you know the fact that they struggled to get commercial here, uh I just think multifamily right in this location is probably a good fit for that for that.
Okay. Um Denise, did you say there is nobody else at the public comment kiosk or ver virtually in attendance to present for our posts?
There's no one at the public comment kiosk nor are there any emails or anything to be read into record.
Mr. Chairman Mariano.
Yes, Barbara.
Can I can I just briefly summarize and respond? Um especially because Commissioner O Sayaz is really uh put his position out there as a as a um owner of property. And so I just wanted to say a couple of things as the applicant, if I could.
Sure.
Hay Mr. Williams has has went over a couple times the school situation and I think very uh well explained um the school board's position. And his in his position that is the good location. Um Our team has has explained how Bruce Bree Downs does have capacity. Um My client who developed Seven Oaks actually expanded that road. Um and well before its time you need to be expanded. So it has a lot of excess capacity. Steve Henry is here if anybody had any specific
questions about that. The I would also point out that the property was still B zone C two. we are adding the ability or the opportunity to have a multifamily project with conditional use. But the market can decide. whether it would be commercial use or a multifamily use. We are not changing the zoning on this property. We are adding a conditional use for multifamily. The zonia district allows Or that. And has considerations
that you go through that your staff went through to consider it is under the C two it is a potential use and then you go through the process of a conditional use to say Is this the right location? And we've gone through that and and between staff evaluation and our um professional planners evaluation come to the determination that this is a good location. This is a going to be a walkable site to commercial and non residential uses, employment generating uses, the future hospital. It
is what you always the county always asks us as developers to do is to create a mixed use, mixture of uses that mutually support each other, um, that can be walkable, and this is exactly that location.
So I have other teammates if you have any particular questions, the developer is on the line as well. um as uh as Steve Henry and then of course Pete Pensa.
Okay, uh thank you, Barbara. And I guess just a couple of years. Housekeep housekeeping items. I think there is an email that I think everybody on the on the planning commission received from Mark McBride. Um I did not see it as part of the agenda package, but I did want to mention it. That letter does specifically reference a rezoning. This is not a rezoning, this is a conditional use request. So just to clarify that. Um and and as Barbara stated, it is a conditional use request. I mean the property is currently zoned and and they're allowed um all the
uses that that are are allowable under C two. Um so I think a lot of Some of the concerns, traffic, um obviously traffic, or does less traffic generated with this proposed use. Um I mean and and again Barbara hint hit on this too when she talked. I mean, a lot of what we hear in in planning language and when when the planners speak is this transitional transitional uses from commercial uses to higher density residential down to lower density or single family residential. So I mean it looks to me in looking at
this that this is exactly what is traditionally asked for. So I it's I mean from my standpoint I I would be in support of this.
Mr Chair, can I just give clarity? Mr. McBride's email did he ask that it be read out loud or Yeah. He did not. Okay.
Um is there anything else or any other questions from up here? If not, um we'll entertain a motion.
Move to approve. Chris Poole.
Michael Cox, I'll second.
Okay, uh motion approved by Chris Poole, second by Michael Cox. Any other further discussion? If not, uh roll call vote.
Jamie Girardi. Aye. Michael Cox.
Hi.
Robert Roberto Saiz.
I oppose.
Christopher Poole.
Hi.
Chris Williams.
Right.
Thank you.