P91 Rose Terrace MPUD single-family rezoning
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What was said
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Thank you, Todd. Uh P ninety one. Um that was pulled, so we'll do have our presentation and then go to questions from the board and then public comment.
If I could please have the PowerPoint then.
That's funny.
Excellent. Jessica Coal, the Planning and Development Department. Thank you, Commissioner's Chairman. Proposed as a rezoning petition, petition number 7496, for a rezoning from AR Agricultural Residential District to MPUD, Master Plan Unit Development District, for a maximum development of 162 single-family detached dwelling units on approximately 36.7 acres. Next slide. Presented here is the aerial showing the project's location
within northwest Pasco County. Next slide.
Here reflects the current zoning of the subject property and its surrounding area. Next slide.
The current future land use for the subject site and the surrounding area is presented here. Next slide.
This is the master plan associated with this MPUD that the applicant is proposing. Next slide. On August 4, 2020, the Board of County Commissioners adopted a large-scale comprehensive plan amendment, changing the future land use from Res 3 to Res 6. However, this development was capped at a maximum of 4.61 dwelling units per developable acre. The subject site is in the North Market area, outside of a rural
area, outside of the urban expansion area or the service area, urban service area, and is currently unimproved. In accordance with LDC three oh three point six C, modifications to submittal requirements are allowed to be waived and can as approved by the development review manager or the designee. I'm sorry, the county administrator or the designee of the code. The development review manager has agreed to waive an alternative standard submittal in conjunction with submittals. For
LDC 905.2.C.1.g, using existing non-invasive materials. Four. Use of perimeter buffers. Next slide. The Land Development Code 402.2C8 also allows for variations from this code when reviewed and approved by the Planning Commission and the Board of County Commissioners at public hearing for an MPUD zoning amendment. These variations shall be allowed where the board finds,
in this specific case, that the proposed variations meet or exceed the intent of the land development code. The following variations are requested. From Land Development Code Section 901.6 D11, the continuation of existing street patterns and street access to adjoining properties. The applicant is requesting to provide a vehicular interconnection to the east only. Currently The property to the south is an unimproved right of
way. There are no known deficiencies in the surrounding transportation network, and providing the interconnection to the south would not alleviate the existing transportation network of vehicular trips. As the adjacent parcels have already been developed, they gain access to the existing vehicular network. Next slide.
Additionally is requested Relief or variation from LDC 905.2.5, perimeter landscape and buffering requirements. These requirements would actually be triggered by this rezoning approval. In accordance with Table 905.2 D in the Land Development Code, the use or the zoning district, whichever is more restrictive, would apply. These being agriculturally zoned parcels now, with the rezoning of the MPUD,
this would trigger a landscape requirement to the east of this project. As the intensities are not greater by a large amount with the three dwelling units per developable acre in the surrounding area and the 4.61 approved with the large-scale comprehensive plan, staff does not feel that this is. A requirement that would need a full 10-foot type A landscape buffer to be established upon the approval of this MPUD. The intent and purpose of the perimeter
buffering and screening is to provide an aesthetically pleasing environment between the separation of uses and intensities.
The applicant has agreed to establish a two-foot wide area and Propose erecting a six foot high fence at time of sight plan review in order to buffer any perceived intensity differences to the parcel to the east. This will not affect the other but remaining landscape buffers that will be required on the west and the north of the parcel. Next slide. This item was heard at October 22nd, 2020 Planning Commission hearing and was heard on
the consent agenda and comes to you with a recommendation of approval. It has been identified that this is consistent with our land development code. And our comprehensive plan.
Thank you. So there was no objection at the Planning Commission?
No, sir.
Questions from the board before I go to public comment?
I'd look to hear.
Commissioner Mariano.
I'd look to hear for the public first. Okay.
All right. Everybody else? Okay. Okay. So let's go to WebEx first. Is anybody on via WebEx?
Yes. For item P91, we have three individuals that are in the queue.
Okay. So the first person is
Jenna Moran.
All right. Ms. Maureen, if you could um state your name and address for the record, please.
Ma'am, if you can hear us, um Do you have three minutes and we need your name and address for the record, please?
Pardon me?
She is unmu she is unmuted, but I don't know why we can't hear her.
Maybe.
Ma'am, if you would just check either your phone or your computer and see if you have muted yourself.
Okay, let's go ahead and just put her on hold and go to the next person and see if she comes back.
Okay. The next person signed up on WebEx is April Wren.
Ms. Wren, can you hear us?
Yes.
Hi. Um name and address for the record and if you've been sworn.
I have been sworn, and my name is April Wren, and I live at [address removed]. And Hudson
Um
go ahead. Thank you.
Okay. Uh we're concerned about this project. Um I went around to some of my neighbors and none nobody um received any kind of information from the county that this was gonna happen or that this was going in. And um I'm concerned about the impacts to the wildlife. We have um a lot of gopher turtles which are already endangered on that property. Also sandhill cranes, woodpeckers, owls. It's
a nice piece of property, but it does have a lot of wildlife on it that we are very concerned about. Um, I'm also concerned about being rezoned myself. I'm in agricultural um zoning right now. And with this coming in, I just I'm concerned about it and I hadn't had a a chance to ask any questions. So that is one of my concerns. I um You know, I um my family has had this property since nineteen sixty nine. And um we are agricultural. I
um have chickens, I have a garden, I have a well, I can be totally self-sufficient on my little piece of property. Um, so I want to keep it that way. Um and I also am concerned about with this coming in, are we gonna be made to move to city water and sewer? That is something that we also don't want. Um I would uh the traffic is something that I'm definitely concerned about. Oh. They've
I'm also concerned about the traffic.
She's she's still talking. No, she's still talking. You can't.
Next person who signed or who's on the WebEx is Pam Hill.
Hi, Ms. Hill. Um, name and address for the record, and if you've been sworn, please.
Can you hear me?
Ms. Hill, can you if you can hear us, um name and address for the record and if you've been sworn, please.
Uh, can you hear me?
I see you're there.
Hello.
Bottom right in missile. Yeah. Okay, now we have a connection issue.
Right. Can you hear me?
So Todd it says on our screen that we have a connection issue.
But that's on their end. Yeah.
I I
c I I can't communicate with him.
I can hear you.
I I can't control anything from here over there for over there. Yes, ma'am, just one moment. We're trying to reestablish connection with the Dade City.
One moment, ma'am.
And Miss Wren, if you're still on the line, um we'll have them get back to you.
Here we go.
Okay, can you guys hear us now?
Yeah, so Todd.
Todd. Todd. Yes,
sir.
So we're getting feedback from your side on a microphone. Okay. Um, so Ms. Ren was cut off, so we need to bring her back on first and allow her to finish her comments.
Will do.
And then we can go on to the next person and then we need to f find out if the first person that was not on, if they are on and there was a connection issue to give them the opportunity to speak.
Okay, Ms. Wren, go ahead.
Okay. Um, I just want to say to the board, I'm not opposed to change and I'm not opposed to growth. Um but I am um worried about my community and I do not want my community to turn into the next Dade Oaks neighborhood. And I'm being told that the county is using eminent domain as a reason to force some of the homeowners in my neighborhood into conforming to the county's plan. And um I would just um like to ask for a referendum to be put on the ballot.
Um, so that the the the people in this neighborhood get to vote on On on this project. and every other project that that is gonna impact us.
Okay, well we can't do that. But um
Yeah, um yeah, there's no w w the county would not use imminent domain. um to take property to have it conform to a new type of development. That's not a possibility. So I'm not sure where that came from. But that's just so you know to comfort you in that, that's that's not even something the county would do.
Okay. Um okay I think I can we have Miss Hill. Um Miss Ms Hill can be on the line. Um name and address for the record and if Ms. Hill's been sworn, please.
Hello, I've been sworn. Can you hear me?
Yes, ma'am. Thank you.
I'm Pamela Hill. I live at [address removed] in Hudson. And um I just learned about this yesterday. Someone came and knocked on my door and told me that that this change was taking place and that Colony Road was going to be widened to four lanes and that they were going to change the zoning in our neighborhood. Now, the map that I saw, it didn't look like my street was involved with that rezoning. So
I'm not exactly sure. What the plan is.
Mm. Okay. So what we'll do, ma'am, um, we're taking your questions right now and then we're going after all the public comment we will answer those. But I c I you know, I can tell you right now that we're not rezoning we're not rezoning your neighborhood or as in your house because that's you would have to be the one that would apply for that rezoning for your home. Um Some but we will answer all those questions um after we get done with public comment. So I thank you for your comments. Now we did have another
person If she back
She is back on.
Okay. Hi, Ms. Moran. Uh if you could do your name and address for the record if you've been sworn, please.
Yes, I have been. Can you hear me?
Yes, ma'am.
Okay. My name is Gina Moran and I live at [address removed], Hudson, Florida.
Okay, please go ahead.
Um, I have a lot of similar concerns as some of these other residents. And being that most of them, and I'm talking the neighborhoods directly related to and across the street from this property. A lot of these guys are multi-generational, been there forever, and they have no idea what's going on. None of them were aware of it. Uh, I did speak with Ms. Cowell in the developing department, and there are several names that are not on the list that was sent notices. And I'm working with her and the residents to make sure that
moving forward. they will be told of what's going on. But a lot of these people don't really understand what's taking place, except that somebody's trying to move in and build build big build big buildings and change these longstanding homesteads that they've had that are in a semi-rural area. And with that, yes, it brings change. And again, none of us are against any kind of change. Um, I we're multi-generational, fourth generation living on this property. We've seen lots of things happen, grow, get big. You
know, bring prosperity to our community. But we've also seen a lot of downsides with this too. And that's a lot of their concerns. We have some that have moved to this area because it's nice, it's beautiful, they don't have problems, they are comfortable where they are, they feel safe where they are. And I think some of the older generation feel that it might be a little bit infringed upon their normal lifestyles. And they plain out just don't understand what's happening and what's going on, and nobody's had enough time to
research. This. I know I've spoken to a handful of neighbors. They knew nothing, uh, as well as I think Miss Hill is on there as well. She didn't find out until over the weekend. Um, and that seems to be with a lot of them. Nobody has had time to research to find out what's going on. You know, they may not be so negative when somebody comes and says, you know, we want to make things bigger and better and nicer for Pasco. When all these guys really see is somebody's coming in and and they're gonna dig up land and they're gonna build b buildings and they're gonna make it bigger and
and that frightens them. I mean, and there's so many other things that go along with it with taxes. Our property values have already plummeted over the last. I'd say 10 to 15 years. My house is not even worth half of what it was when my husband and I started our family 25 years ago. And that's a big concern, is what's going to happen when we bring more population in and they start changing these rural areas. that these people specifically chose to live in.
Thank you, Ms. Moran. We appreciate your comments and we're gonna answer a lot of the questions that you and the other speakers had um momentarily with staff and the applicant. Do we have anybody else that's on?
No, not anyone. WebEx
or email. Do we have any emails that need to be read to the record? Okay. Do we have anybody at the kiosk? To speak to this item.
No one is at the kiosk.
Go into the kiosk. Okay, so um I guess we'll go to the applicant or we do want to go ahead and bring um the team back up to answer some of the questions. Well
the applicant hasn't done a presentation yet. We weren't.
But I don't see them on here now. Do you find do you see them on there? So maybe on the far right.
They're on. They're on the far right.
Okay, all right, great. So um yes, applicants are applicants representative. Um it if you'd like to speak down please.
Yes.
I'm here. This is Barbara Will Hight. Can you hear me?
Yes, Barbara. Hi, how are you?
Oh, there my video came on. Hi, good afternoon, Commissioner. Barbara Will Hite, [address removed]. Congratulations to our commissioners who have been resworn in and our new commissioner, Fitzpatrick. It's Patrick. So um This is our fifth public hearing. On this item, the comp plan was adopted back in August and is effective. We noticed this matter er each time separately for the comp
plan and then for the MPD. And so we've had notices out there for quite a while to answer that question. Everybody that's contacted my office has immediately got a call back from my client. We had one gentleman that showed up at the first planning commission that lived adjacent to the south and um his answer questions were answered and he didn't um attend any of the other meetings. So A little bit surprised by by this because of all the conversation we've had. The board adopted a very specific
comp plan, a very specific vision in August for this piece of property and for the density and for the use. So the comp plan, uh so all we're doing is bringing forward the zone need to be consistent with that. The um The Rose Terrace folks live probably maybe two to three blocks to the west. They are not adjacent to this parcel. Their property is not part of this rezoning application or the comp plan amendment. It only involves the parcel here
that we're talking about, which is south of Fairwinds and east of Colony.
Um had wildlife reviews. We did a um a list of species survey and uh as well as staff uh always visits the site as well. We have a requirement and our conditions for a gopher tortoise survey and as well as a relocation permit and final action report. If we don't develop within 18 months, we also have to go back and do another listed species survey because those are good for 18 months. Traffic has been reviewed by our traffic engineer
as well as your staff. I know our traffic engineer is on WebEx. If you have any specific questions, that's Mike Razor. I'm just going through some of the other things here. Um Yes, Colony Road is on your plans as a vision road and on your long-term transportation plans to be widened to four lanes. Um Plan on doing single family homes just like the single family homes of that are um low terrace. I understand those are single family detached homes as well. Our homes will
will be in the two hundred plus uh range. Most of the houses uh un most of the houses in the surrounding area when I reviewed their their property records are under the two hundred thousand range. So when they do comps comps for their houses, they will have um comparables on a square foot basis that are much higher than what what um with their sealing for their uh price per square foot. They're not proposing anything other than single family homes just like they have. There are no built-up big buildings proposed. I
should have um No webinar domain composed. I do have my rest of my team on board. I have my project engineer Front Stevenson, which is somewhere out there in WebEx Land, and Mike Lawrence, if you have any other specific questions. But we have worked uh closely with staff on this over the last the whole year um in setting the top plan, the vision for the property and then making sure the M C D conditions Um specifically manage that those requirements.
So Barbara, there's no um these are all single family detached, there's no apartments, there's no towns and no duplexes, all single family detached.
That's correct.
It's made me happier, new apartments. Um
Question, Commissioner Oakley, did you have a question for the the applicant or for staff?
No, I uh really wasn't a question, but I just want to hear from the residents. I mean w Rose Terrace is a couple of streets away. Um right to the south of this property, there's a uh res six property that's there that's probably developed close to res five or probably five units per acre. So there's a little bit under that. Um there's no connection issue. I'm not crazy about the two foot area from the fence going across. I thought maybe that should be in could that could that be a little bit bigger, Barbara?
We actually did that to make instead of having a a berm and or the like with plants on it, we wanted an actual visual screen. And so that's why we put the fence up. I don't even think you're required to do a fence in an in that buffer, required buffer, but we wanted to do the visual screen. And to maintain that visual screen, we only need two feet. So there's no reason to really have more of a separation of maintaining that the specific uh fence that
we've uh committed to along that uh adjacency.
Okay. Thank you. Commissioner Starkey.
Um, doesn't our land development code require landscaping in front of a fence?
If it were to require the type A landscape buffer, it would not require a fence, but it would require trees and shrubs planted in accordance with that type buffer. As I noted before, this property, if developed under the Agricultural Zoning District as it is now, would not require any landscape buffer. The trigger that would require that landscape buffer on the east is this. MPUD rezoning. Therefore, it would then require the type A buffer. But um what the applicant is proposing
is the visual screen to meet the separation intent of the land development codes buffering and screening section rather than proposing the full 10-foot type A landscape perimeter buffer.
I understand that, but 'Cause I recall working on this ordinance and we don't allow fences without any kind of greenery in front of them. Um
I'm not familiar with that. Um the people in planning and development typically don't review the actual fences. I don't believe we permit fences. They're reviewed on our plans to be in compliance with the height restrictions. When we do review landscape plans, we do ensure that they are in front of fences, the landscaping, to protect that visual screening from the outside use users.
But so Uh this is protecting this is in the backyards of people's houses? It would be to the
rear.
Mm-hmm. So
and it's to the rear of the properties that are already established to the eastern portion
of this property. This is gonna be between the lot, the land and Barney Drive.
No, ma'am, it would be between the property boundary and the adjacent parcels that are west of that drive.
So this this fence would be along Colony Drive.
I'm I'm confused.
It would be on the opposite side of the project, on the eastern side of the project. Colony Road is on the western side of this project. Yeah,
so that is Barney
Drive. Is okay, so the project doesn't go straight to Barney, I'm sorry. There's a strip of of
lots. between this project and Barney Drive that are is not within this project.
I don't have that map, unfortunately. I've just we I am pretty sure our code requires that fences be buffered. And I'm not saying that it's a nine foot buffer, but that Ever I think it's every twenty feet or so requires a tree and then some shrub. Is there no one here that The land of
government
might know. Am I missing something?
To my knowledge, the landscape section of the code does not require trees in front of all fences. It is only when the landscape perimeter buffer requires a fence that staff to like asks those plantings to be proposed in the front of the fence rather than in the inside partial portion of the fence.
Commissioner Starkey, I know my client has has looked at this issue and uh Mike Lawrence, if he can be recognized or brought up from WebEx, I know he would like to um Address this is the thing. It's from the X D sending room. Mike Lord.
He's he's on, he just needs to unmute.
Hello?
Can you hear me now?
Yeah.
Commissioner Starkey, I've I've spent a lot of time with uh Terry and going through this whole project. Uh, specifically about the buffering. to the south of our property, uh, the whole thing is going to be a lake. And so to the south, it's buffered by the lake, about 50 feet of roadway and, you know, all sorts of things. To the east, I'm sorry, to the west, there is a the normal buffer that you normal
see. on on our property on the west boundary. On the north boundary, which is um Um up against Fairwoods Drive. Uh it is a normal buffer. Uh we did make a concession on on a special kind of fence that Terry thought would be more More beneficial to the area. And so we did we made that concession. However, to the east, the particular uh area that we're talking about there being just a fence. It's in a wooded area. The
back of these uh properties. are all uh they're tracts of land and they have a basically a forest in the backyard. I of their yard, of their property. There are also trees along the eastern perimeter of our property. And so if we decide if we went in and put up anything other than just a fence, it would first off, I would have to tear down trees. to put trees and I would have to widen a
gap through this already forested area. to to have to do anything other than uh the trees. The only people who are gonna see this are the people who live
Back to
back up to our property. And We've tried to do the least amount of tree removal as possible. Two implement a break from their property and ours. That was the purpose of just defense.
Okay, and I'm I'm fine with that, but did you say you're putting a fence along fairwinds?
Uh we m we might, yes ma'am. I don't uh it's not mandated, but the the home builder may decide to do that.
Okay, because I believe if there's a fence along Fairwinds, you have to landscape on the street side of it. We're not allowed in our county to put up a fence without putting greenery in front of it.
And we do have plans to put up uh bushes and st and trees. We do have plans to do that. I I'm not necessarily gonna put a a fence up along Fair Winds. If we do put up a fence, that particular fence design has been uh talked to us about. um by Terry to approve the kind of fence that he wanted. And so that that's all been taken into great consideration all the way around.
Right. And I'm fine with this project and I'm I'm looking at it on um Google Earth or whatever and it looks like you may have People who are using your property as a four wheel heaven. Yeah. Uh
yes, ma'am, we do.
Yeah. And I'm used to that, having been a landowner or or landowner. Um But I just I just wanted to be sure that we're not erasing the rules on the prim the the landscaping in front of a wall.
Not at all.
And I I actually think this will enhance the neighborhood. And when I look over to my left to some of those neighborhoods, um, even on They call. I'm like, We need to get code enforcement in there 'cause there's some things there that aren't are there that I don't think is supposed to be there. So um a little attention on this area might help folks who said their property values have gone down. Well I I see I see multiple Looks like multiple
derelict vehicles and buildings sitting on residential property that probably aren't supposed to be there. So um hopefully this will be uh Help help the whole neighborhood. So thank you very much. My questions are answered.
So Mike, I need you to, for the record, to just um publicly state your name and what company you're from because we couldn't hear that earlier.
I'm sorry, I'm Mike Lawrence. I am a partner in New Strategy Holdings, a company that uh is developing and owns and develop is developing this property.
Okay.
Yes, sir. All right, thank you for that. I appreciate it. Questions for the applicant? Um Commissioner Mariano. Mr.
Chairman M happy with what I've heard for discussion today as far as defense, those lots along Barney Drive to the back. I mean it is a wooded area. It was hard to see from the aerial, but I appreciate the clarification. I'll move for approval.
Second.
Okay, so a motion is second. Can we just There was a few questions just for the residents' sake that I wanted to have answered um because they had mentioned about rezoning their properties and we want to make sure for the record that they understand this is not what was going on here.
Did you want to address them one by one? I remember that. I know one of the issues is that this project would trigger rezoning of other parcels in the surrounding area. That is not correct. This rezoning petition is only for the four parcels that Mr. Lawrence has mentioned that he is in ownership of with his corporation. It would not affect any other use or zoning of the adjacent parcel. I know there were some concerns about the protected species on site. All protected species will
be addressed at time of site plan review, as Ms. Willheight mentioned. They have already done their preliminary due diligence on the site to reach this stage in the development in this petition. And that will subsequently be taken care of in conjunction with our Natural Resources Department and our Florida Fish and Wildlife interlocal agreements with them. Other than that, the utilities issue, no one will be forcing anybody to move on to any Pasco County utilities. Although I do believe that this project will bring utilities in line to allow some of
the residents to connect if they chose to in the
I think those were the main three if I'm not correcting.
Rose Terrace appears to me to be more outside the area that you would be required to notice anyway. Is that correct?
Without doing a measurement, I cannot confirm that. I did um do a preliminary search when these issues first arose. I did not have any addresses from the people who raised the concerns so I could verify if their address was or was not on the public noticing information that was given. Um however Barring that I did not be I was not presented with information, I have no way to verify that that was done incorrectly. All the information that the applicants represented provided us seemed completely in compliance with our procedure section
of 300.
To next.
Sorry about that. If I can add to that, Denise says the notice requirements for Res 6 would be 500 feet from the project boundary. So if Rose Terrace is away from is a is outside of 500 feet from the project boundary, then they would not have been noticed.
Terry.
Go ahead. Thank you, Mr. Chairman. Rhodes Terrace is over nine hundred feet from the project area.
That's sufficient, Mr. Steiner. Yeah. All right. Thank you. Okay, with that I have a motion and a second on the floor. Um all in favor? Aye. All opposed, same side motion passes. Thank you. Okay. We are we still have one more folks that was pulled. Um that was ninety-five, if I'm not correct. That was P95. Pardon me? That is correct. Yeah, P95. Okay, great. So Mr. Codwell.