SWOP MPUD CPEV residential and commercial

1:46:53Hello again. Tan's there playing in development.

1:46:57You look familiar.

1:47:00All right, here we have the SWOP MPUD, PDD twenty-two seventy-five forty-two. Here's a location map. That's State Road 52 along the north boundary. This is in the Central Pasco Employment Village, C P E V area. Rezoning request from an AC agricultural and AR five agriculture residential zoning districts to an M P Uh Master Plan Unit Development District to allow for the development of a maximum of nine hundred

1:47:30fifty three single family D test units, one hundred and nineteen single family U test units, and since this PowerPoint was created. There has been a change to the requested entitlements. They are taking the multifamily down to 336 units and the support commercial office uses are down to 116,882,000 square feet.

1:47:59Um let's see, on approximately four hundred and ninety-three acres. The applicant is requesting variations just for the multifamily parcels. Um For the neighborhood park, multifamily uses will be integrated with residential and non-residential uses, and so they want to do a 10% park area for the neighborhood park for the multifamily. Um LDC 907.1.E point F

1:48:30point three. On-site parking, the requirement is 2.25 spaces per unit, and they're requesting a 15% reduction down to 1.9 spaces per unit. 907.1. D point two on-site parking. The standard spark parking space is 9 by 20 feet. The request is for 8 by 18 feet, which is our common. Compact size.

1:48:54And um there was discussion between the applicant and the Parks Recreation National n Natural Resources Department. Um and they have agreed on the 10% park area for the uh multifamily area. The Land Development Code does require the two and a quarter parking spaces per unit. The 1.9 spaces per unit is consistent with studies provided by other similar projects. So staff is

1:49:24amenable to allowing the 1.9 spaces per unit. And um the request for the compact spaces, uh P D D's recommendation is to allow up to fifty percent of the parking spaces to be compact, not one hundred percent, because we do have a lot of larger vehicles that would mess up that whole parking count. Um so we did recommend fifty percent and the applicant did say that they were amenable to that request.

1:49:56Yeah

1:50:00Yeah, the romance, but

1:50:08Hmm.

1:50:11Wait a minute, I'm sorry.

1:50:18Somehow we got some of these slides mixed up.

1:50:26This one's the right one. Um Four O two point two point C point eight specifies that variations from the code may be reviewed and approved. by the Planning Commission and BCC during the public hearing. Um variations will be allowed where the BCC specifically finds that the proposed variations meet the intent of the code. Um and this slide of course needs to be updated to reflect the um changes that were made since the uh Um PowerPoint was created um and

1:50:56we did the staff analysis that we found at the um Requests were Um consistent with the land development code.

1:51:09And the proposed request is consistent with the code and the applic applicable provisions of the Pasco County Comprehensive Plan.

1:51:19And let's see, this is this needs to be updated too, because all of these things happened like ten minutes ago, almost literally. So this this

1:51:31Yeah, I know, I know. I'm slacking, right? Um but the PDD recommends approval to the BCC with conditions. And we've already heard back from PRNR they said the ten percent park area is good and the third variation has already been revised to say fifty percent. compact space is allowed.

1:51:52Okay.

1:51:54Confusing enough for you?

1:51:56Absolutely.

1:51:56Yeah. I try.

1:51:58One comment for Tanya. Yes. Jimmy, um on the park variation. It's clear in the conditions of approval, but in your memo It's not really clear what this ten percent is. It just says ten percent park area, so it's not clear whether that means Ten percent of the entire M P D, ten percent of the gross acreage.

1:52:21But I think the conditions say it's ten percent of the net developable acre of the multifamily parcel. Correct. I think that's what you're Agenda memo should say two. Otherwise I don't know what this ten percent is. It's just

1:52:33totally

1:52:34ten percent of what? Okay, so why? it could be ten percent of the whole county if

1:52:39we agree

1:52:40which I don't think Joel would agree to. There,

1:52:43I like that.

1:52:46It's not

1:52:46a problem. Plenty of trees. Yes, understood, David.

1:52:53Any other questions, comments, concerns?

1:52:56Anything? Any from the public.

1:53:01Any from the applicant?

1:53:02Mr. Chair, I do want to add um a housekeeping item, and that is that you had an ex

1:53:09parte communication with um Anthony Scaglione on this item and we will be receiving a an ex parte form from Chairman Gray.

1:53:19All right. Thank you.

1:53:22Mr. Chairman, uh Planning Commission Members, Joel Two, to and Associates, uh Palm Harbor, Florida. I am Land Use Counsel for Lenar Holmes, uh, who is the applicant developer. and also the authorized representative of the Swope family entities that actually own the land. Um I'm gonna be very brief since we worked out the issues with the other stakeholders in CPEV and not not do a lengthy presentation, but just a little bit of of history for the record. You'll recall

1:53:52that last summer we completed a plan amendment uh that updated and modified the CPEV overall master plan for the entire acreage that has the twenty or so multiple landowners. Um part of that included included a lengthy discussion. In fact, I think we came back to you at least two times and possibly three. Uh but we had a lot of interaction with EDC and the Office of Economic Growth because they were strongly encouraging the SWOP

1:54:23family to entertain an entitlement exchange with what was known as the Coca-Lacus East parcel that was under contract to Mr Southworth. So we were encouraged and in fact I stated on the record at BCC that Swope would follow up. On that land use exchange as requested and recommended by EDC if the plan amendment were approved. So the plan amendment got approved last summer and in fact in August uh

1:54:53I drafted and the Swope family signed and Mr. Southworth and the Kokalakis family signed in exchange. And what we did in a nutshell and what brings us to this M Pud Is we relocated a large quantity of industrial corporate office entitlements that were in the center of the overall plan. We relocated that to the eastern part so that they would be adjacent to the existing Southworth site where the Amazon facility was

1:55:24being contemplated. So we have now implemented and be able been able to better concentrate the large employment areas in, say, the eastern third of CPEV. And then we move the residential to the center. And and that did two things. Obviously, you know, you got the critical mass for the employment that EDC was looking for on the eastern end It's closer to Bellamy Brothers Boulevard where they had existing sewer water and infrastructure.

1:55:55And then also importantly, they had made the comment that it it would probably help us down the road. To not have all of the industrial interspersed everywhere among the residential over this 2,500 acres, because no matter how well planned it is, people as they appear will start complaining that suddenly I have industrial coming next to my house, even though, as we heard earlier today, the plan for 12 or 15 years. has contemplated those employment

1:56:25uses. So we're here today, uh flash forward, we implemented and recorded that land use entitlement exchange per the EDC request. We're here today to now rezone the swap parcel to memorialize primarily the residential entitlements that were traded for. Together with uh uh this quantity of support commercial office which is being retained in that center park. So we're doing exactly what

1:56:55we promised you and the board a year ago that we would do. We're now zoning it so that it's memorialized. Um and we have allocated the portion of the overall entitlements, we've allocated those to the SWOP parcel pursuant to an actual formula and methodology. that we reviewed with all the stakeholders. We were required to have one meeting. We had two meetings with all of them. We then had one off meetings.

1:57:26Subsequent to that was several of them that still had questions or or concerns. So to our knowledge, А да. We now have no objections from any of the other stakeholders in C P. E. V., which is a minor miracle, to say the least, because any time you have twenty owners, you have More than one opinion. Uh but we have no objections to our portion. And one reason for that, to give the Swoke family credit. is the Swope family actually has voluntarily agreed to take

1:57:56considerably less than the quantity of entitlements that that methodology actually would produce on a proportionate basis. Because they control, as you see, nearly five hundred acres. I mean they have a huge swath of land in the center. They've agreed to take less because they have the contract with Lenar. They know exactly what Lenar wants to build. And they have knocked down their retaining multifamily entitlements to the quantity that they actually think they have a reasonable chance of using. The

1:58:27good thing about that is it leaves more entitlements on the table in the mix for these other landowners uh to be able to have more entitlements, you know, from the overall bowl, if you will. So kudos to the uh to the Swope family for doing that. And then finally, as Tammy said, it was it was a little bit late arriving and we apologize for that. I know you hate to get revised conditions the day of the hearing, but as usual, until there's an actual deadline and we're

1:58:57actually going to have a hearing, you know, not everyone comes to grips with everything, including owners and applicants. But we got it done. We are in 100% agreement with. With those revised red line conditions that I assume you've been provided, and we urge you to support this

1:59:18approve it based upon these last revised conditions because we made commitments to some of the other landowners that these would be the reduced entitlements that we would take. So with that said, if there are any questions, we're we can go in as much detail as you would like or not. But we we would appreciate your support

1:59:38on the review.

1:59:41I'm glad you made everybody happy, but I guess These entitlements that you you you g you reduce, I guess they're going back into some pot of entitlements for the other landowners. Is there some agreement among all these other landowners about who's getting what's left in the pot?

1:59:57Absolutely not.

1:59:58Okay.

1:59:59Okay. The only agreement is this is how much everyone agrees would be appropriate to be put on the SWOP MPD. Uh and they're happy with that number because it theoretically leaves more out there. But they all understand that until they come in and actually file for a zoning approval. they don't get um entitlements allocated to them. Uh but I think the positive thing since we were the guinea pig is we had to come up with a methodology that

2:00:29was provided to everyone, vetted with everyone. We actually modified that methodology at the request of some of the stakeholders. So there now is a template, if you will, that is being applied in this case that at least can provide a benchmark. for how others could go about allocating those entitlements. But there is there is no agreement other than that to my knowledge, there's no objection to this portion of the entitlements being approved for SWOP. Now you do add two others

2:00:59pending just to update you. I'm also handling the Coca-Colacus West parcel that is in MPUD review, and we will be back in with that hopefully in a couple of months back to see you. And I know Mr. Southworth has the Eagle Two MPUD pending, which is that additional chunk of industrial office that we traded to him adjacent to the Amazon site. You have at least two more. in the hopper already that have been applied for. So I think this thing is going to start taking

2:01:29shape. Um oh and and and that's the last point is is based upon our exchange, uh there will be an administration if if this gets approved, this MPUD, then there'll be a PDD administrative amendment of that overall master plan. Because every time you approve an MPD, it has to also come with a PDD update of the overall master plan. That's how they're going to track exactly how many of the entitlements are going on each parcel and how many are left in the overall. Because

2:01:59overall it's 4,500 units and almost 5 million square feet of employment. So overall it's substantial.

2:02:08So Joel, just to clarify, so I guess there is or there is not a document that allocates to each property owner within C P E V how many let's just take single family residential for a second, single family detached. I believe in the CPEV there's a limit to how many of those forty five hundred units can be single family detached, is that correct?

2:02:31Yeah, twenty-two fifty. Of the fifty percent of the forty five hundred can be single family detached. Yes, what we did Is uh height design came up with the methodology and a chart that was based upon net developable acreage and the different levels of density or intensity that the master plan assigned to your parcel. So the short answer to your question is and and staff asked us to submit that. So in our MPUD file. In our zoning record,

2:03:02there is that fairly detailed methodology with calculations per parcel that show you that if that methodology were applied. based on net acreage and whether you had low, medium, or high density. How those numbers would play out. And what it demonstrates is that if you applied that methodology, you would in fact arrive at exactly. those maximum limits. In other words, it was ground truth. to make certain that

2:03:32you wouldn't exceed the entitlements. So there is Let's say there's a template there. that should you and the board see fit can be applied to the continued zoning so that you have some consistency.

2:03:47Okay. Yeah, and I obviously my question is just to make sure that whoever's last in doesn't come and grab out of an empty bucket.

2:03:53Well,

2:03:53and

2:03:53that's exactly why we've had the meetings. Right. That's why the the the Plan Amendment required us to have those meetings, and that's why we prepared that methodology. And there were, you know, the reaction to the first template is there was concerned. That hey, I if I sit there and do nothing and I'm last, there might not be anything left. How do I know that won't be the case? Right. And that's why we went back and revised it to address some of those concerns. And the numbers were run to demonstrate

2:04:24that on an aggregate basis, applying that methodology, there would be enough entitlements. Now with that said, Kelly. County staff has also been very transparent with those members and said that you know you may not get any more residential entitlements. Can't promise you the board's gonna be inclined to give you any more residential, but on the employment side, based upon current county policy, you probably can ask for whatever employment entitlements you want. And you're probably not gonna

2:04:54be told no. So they're all they're all well aware of that, that if they're in a location that they think industrial office works. they all understand that the county is presently disposed to give you as much of that as you think you can build and develop and and create jobs. So the real the real cap right now is obviously residential and we're making sure that works. And like I said, SWOP is actually only asking you to zone. About twenty

2:05:24five percent of the MALD family that they would have been entitled to under that methodology. So they're leaving a large number of multifamily units in the pot. that the methodology based upon their land acreage and the fact they had high density residential on virtually all their acreage. So they could have taken a lot more. So that's why I said kudos to that family because they are leaving on the table. for others, a large

2:05:55number of multifamily entitlements. And Lenar's putting single family units on The majority of the acreage which had high density residential. So they are substantially, if you will, downzoning. from what that master plan um gave this property after the land exchange.

2:06:17Joel, I was asking the question and Mr. Jordy may be asking for the same reason, is I would just like to avoid more of on the day of the hearing we're getting new entitlement numbers.

2:06:30among the property owners I mean, I think that's a good thing I understand you're the guinea pig. I'm just hopeful this doesn't occur with every single MPUD.

2:06:41Hang lead over entitlements right until the data. I don't

2:06:43want to be representing whoever's here next and have to do this either, because as you can guess, my morning was wrecked doing this after after we thought we had it buttoned down. But uh I think it's it's a little bit the nature of the beast, but I do think you know how human nature is. I think the fact that everyone pretty much had to engage in our process over the last few months. Yeah. and and actually sit down and look at the math and think about and look at their land, I would hope that we are a long way down the road for

2:07:14that not to happen to you. on a repeating basis. I think everyone better understands now exactly what the plan does and what it doesn't do. Uh I can't speak for them, but I think everyone is much better educated and they also understand more what the county's looking for and what the county would or wouldn't accept. So I'm hopeful that it'll be uh much more smooth in the future.

2:07:37Well I mean it also affects the applicants because they got to do traffic studies based on a set of entitlements and

2:07:43Just like us, we did a traffic study based on more entitlements. Than we now are going to actually use. So we've we kind of had to overprove our case, but we had no choice. Because unfortunately the ever only way to get everyone to the table is to actually have a finish line and say, you know, we're going to the podium today and we're going to ask for something, so it's time to wrap this up.

2:08:08Mr. Chairman just one thing. So let me preface my comments by saying I'm not opposed to the project. The only thing that concerns me a little bit is the reduction in the parking spaces to eighteen eight eight by eighteens. So despite the current administration and our buddy David Goldstein's best efforts to have us all drive Teslas. I think there's kind of an inverse relationship in in Florida though. We like our big trucks and our so I mean again I'm not opposed to the project. I'm just I'm just stating the

2:08:38obvious that, you know, I don't think in Florida our cars get any smaller. I think they tend to get bigger. And when you put these compact spaces in with trailer hitches sticking out and the leg, there there certainly is a concern about that. So I'm just putting that on the record. Like I said, I'm not opposed to the project.

2:08:55No, and I appreciate that. And that is why when staff pushed back on our initial request, uh that's why we promptly agreed that we we cannot exceed fifty percent. For the compact spaces that we have to keep at least 50% of all the parking for the Molly family has to be full-size to accommodate. the trucks and SUVs. So hopefully you wouldn't have more than fifty percent trucks and SUVs. Uh at least we can accommodate that number. So I we're we're sensitive to the concern. And

2:09:26and we're gonna try to address that. And the other thing too, which you're well aware of, I I meant to say this, these new conditions, even though we were right at the finish line, we went ahead and modified these before it came in your package. Uh as you know, you and the board recently just approved those brand new tree requirements and brand new architectural criteria. for the single family product. We voluntarily inserted all of those in this. So these conditions

2:09:56do have the latest, greatest uh tree and architectural standard controls that were just vetted with the industry and which the board just adopted a couple weeks ago. So all of the LENAR single family section will have that enhanced product. So we're we're making sure we do that in all of them, even if they've already been in the hopper and under review.

2:10:22Okay.

2:10:23I'd like to ask just a quick question. I know you're representing the development of the homes that want to go into this area. Do you have any idea on the Employment. Uh you mentioned Amazon. Is that correct?

2:10:38Right. All I can say is I can tell you that yesterday, even though I'm not representing the other parcel, but I actually got a call from a large industrial corporate office developer from New York with Miami offices that uh was inquiring of me about the CPVV entitlement process, exactly what we're talking about. About because they are specifically looking at the industrial site that we just exchanged

2:11:08entitlements for. So the short answer is in the marketplace there is very high interest, particularly on the industrial area as you are aware. There's very high interest in the portion of CPEV that has industrial entitlements. I think I think we're going to get A lot of action there. Um and I am representing just straight down State Route 52 as as David and Brad are where I'm representing Pasco Town Center now. And

2:11:39we already have its public record, so it's no secret. We've already modified that pending MPUD to increase those entitlements to four million square feet of industrial at Pasco Town Center at I-75. So uh the market believes that you have arrived uh and that Pasco County has arrived on the industrial and office employment uh uh jobs.

2:12:04Thank you. I would like to just push One. Industry that I think is need it not only for Pasco County but I think for this country as a whole. And that's computer chip manufacturing. Uh I don't know what's gonna happen down the road with Taiwan.

2:12:25But I know I have a friends of mine that work for the uh that are employed in the automotive industry and they've indicated that uh one of the reasons they have to slow down on automobile manufacturing is because of computer chips. Yeah, so you have to sort of make it. I want to really advocate that and it and I keep advocating that with uh Whoever I can. Mm. Sometimes I get the cold shoulders, sometimes I don't even get the opportunity to uh Have my phone calls answered, but I know

2:12:55I was approached about this some time back and I advocated with that individuals or those individuals that uh I would like to see computer ships. So

2:13:04Well if you get any leads in that sector, please let me know because uh I'll be happy to pass them on to I have Pasco Town Center, I have C P E V and I have New Port Corners which just got approved this week. All three of those have entitlements now for that use. So I'd be happy to pass any of those leads along to those developers. They would they would appreciate it.

2:13:26Well I'm asking. Thank you.

2:13:28Okay,

2:13:29thank you. Could I make one more comment? And I apologize that I didn't bring this up earlier to Joel and Brad and Tammy, but I do recall that there was a There's a sub-ary policy for CPV that requires the posting of signage in the residential areas that says Future employment. to the neighboring properties. I think it would be helpful for this MPUD if we actually specified in the conditions where that signage has to be Placed. Um Because the

2:13:59Sudbury policy is not clear. It just says you've got a Do it.

2:14:04And There's at least one employment area in the north

2:14:11Northeast.

2:14:12North northeast, I guess. Um or northwest.

2:14:17Um I'm just saying There should be something in the MPD conditions that addresses where that Signages should be placed for this particular M PUD.

2:14:26We can we can work with you and Brad to do that prior to the board hearing if that's acceptable. We have no problem with that. I know we have the mandatory disclosure that Brad added for the future road condition on state road for the code.

2:14:42to put your residents on notice that there's employment coming in around them. Um

2:14:47gets to the issue I said one reason we did the exchange is to try to minimize, you know, how much of that. But you're right.

2:14:53I agree that to your east it doesn't appear that you're gonna have much employment.

2:14:56But to the west, Coca-Lacas has employment, uh Coca-Lacas West has employment uses. So sure, we'll w if it's acceptable to the Planning Commission, I'll work with you and Brad to to add that to the conditions going to the board.

2:15:11need to better implement that sub-area policy. Right, yeah. Okay.

2:15:16Anything

2:15:17anything

2:15:17anything? Joel Joel I don't know if this is for you or this I'm probably qu start with a question for Chris. I mean what is the school situation with this many residential units in this big area?

2:15:27So what we've worked out with not only CPEV but also the Development across the street. On the north side of fifty two um pond what is Come out of ridge. Thank you. Yeah, rememberable. But we are planning for an elementary middle or a K eight in Palmetto Ridge, but then we're looking to do a um not a traditional high school N C P. E. B., but um more of a STEM oriented toward,

2:15:57you know, maybe technical, something to that effect. We don't know for sure, but some kind of smaller high school footprint in C P. E. V. We're in discussions with other owners in C P. E. V., we haven't located it yet, but we're working down that road.

2:16:13Who with with the Swope M P D taking about a third of the residential entitlements, how does that is it again, is it the last person in? type thing or is it just when it's triggered or is it at what point does that get worked out?

2:16:26Well we're like I said we're and we're having discussions with I've had discussions with a couple different owners. Okay. So we're working We're working toward that end.

2:16:36Okay. And and in terms of shorter term need, as Chris said, I I'm also representing that Palmetto Redge M Pud directly across on the north side. We actually in the modification that's going through now, we've already committed uh that we're actually increasing that school size. Uh before it was just one site, now it has ability for for two sites. Uh I think it's up to fifty acres, it's large. So we and that part of the reason that we did that was so that because it's literally across the street that

2:17:07certainly for the near future that should be able to accommodate the emerging growth from both sides of fifty two uh while Chris decides uh if and where he needs that specialized high school. Right.

2:17:25Right. So we we you know we we we had a positive feedback on the current situation with the school questionnaire. D. Thank you for being a talking. Okay. Thank you.

2:17:36Thank you, Joel.

2:17:40All right. Any uh any other questions or comments from anybody? Not layer emotion.

2:17:46There you do public comment on this one, right? You asked for public comment?

2:17:49Yeah. Okay. Motion to approve.

2:17:55Motion and a second. Any further discussion of the motion? All in favor signify by saying aye. Aye. Opposed, like sign? Okay.