P63 PDD 220020 Cross Park PD text amendment
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Okay, P sixty three. Item P sixty-three was published in the Tampe Times on January 5th, 2022.
Hello, Kayla Lloyd with Long Range Planning. Item P D D twenty two zero zero two zero is a proposed comprehensive plan text amendment in the name of CPAL twenty-one twenty five, cross park PD.
Um this is a visual for the subject property. It is located in the South Market area.
The applicant is proposing a text amendment to Sub-area Policy Flu 7.1.17 Cross Park PD to change existing ALF assisted living facility slash rehabilitation facility entitlements to multifamily residential and commercial uses. The property is located at the southeast intersection of State Road 54 and Henley Road, approximately one mile west of Lando Lakes Boulevard. Resolution to the applicant's proposal is to amend
the sub-area policy flu 7.1.17, and there is a companion substantial modification to the existing Cross Park MPED master plan unit development.
Um the following policies are consistent with the proposed text amendment.
Um the subject property um as I said is located at the southeast intersection of State Road 54 and Henley Road.
The existing future land use classification is PD plan development. The applicant is requesting to change existing ALF rehabilitation entitlements to allow for high-density residential development situated behind non-residential uses to ensure the preservation of employment generating uses along the State Road 54 corridor. And here is the applicant's proposed conceptual plan reflecting a mixture of parks, open space, residential, and
non-residential uses within the cross-park PD flu classification. And the maximum development potential permitted within the PD flu classification allows for the following 45,000 square feet of medical office, 10,000 square feet of retail, and 280 more. Multifamily units.
So there will be a minimum of three gross acres of non-residential land uses located along State Road 54 for the forty-five thousand square feet of medical office or professional office to ensure an integration of employment generating uses within the project area.
Um as well as the proposed sub-area policy will allow for a maximum of ten thousand square feet of retail, where five thousand square feet shall include but is not limited to a pet center um slash veterinary use.
And lastly, the proposed sub-area policy allows for a maximum of 280 multifamily apartments, which shall be one located behind non-residential land uses, unless the development will be vertically integrated with a mixture of land uses, and two, integration with a mixture of employment generating uses to preserve a balance between residential development and employment generating uses.
Um and with that um we recommend the BCC Board of County Commissioners authorize transmittal of the proposed amendment to the Department of Economic Opportunity, DEO, and other reviewing agencies. And staff is available to answer any questions. Thank you.
Thank you. Um is the applicant here?
Good afternoon. Elise Batsel, Stearns Weaver Miller, 401 East Jackson Street. We have just a short presentation to supplement that provided by staff. Grammar pointing.
Um as staff's already indicated, the property is located uh southeast quadrant of State Road 54 and Henley Road, approximately one mile west of Highway 41, that's Lander Lakes Boulevard. Uh the current F L U of course is P D and the current zoning M P U D. The property is vacant property today.
It is in the urban service area and in the south market area. Specifically, I wanted to to point out two things. One is that The vision under policy eight point one point two A is that this area is an urban gateway. It is s meant for sophisticated residential development with quality design, intensity, and density necessary to support trans transit opportunities. In addition, the mission is for high density, compact, and mixed-use development, exactly what we're
going to be proposing in MPD as well.
Um today, and think this is very important, the existing entitlements that could be built. Ар АЛФ ОРФ у office or neighborhood commercial. So it's really key for this pr particular application because we could go in and do any one of those singularly. Specifically ILF, independent living versus let's say neighborhood commercial drive-thru. There are no minimum
acreages as of today saying that you have to have a certain amount of anything on that site. And so what we've done is we've added in minimum acreages and we've added into our plan a mix of uses.
Just quickly staff already indicated uh what the project would be under the future land use. But just quickly to give you a g glimpse at the zoning. We're proposing 45,000 square feet of medical professional offices. That's gonna front on the main road. Two hundred up to two hundred and eighty dwelling units. I don't think the site will actually accommodate that, but that's what's being requested. under the future land use category. This will be vertically integrated. The
commercial office uses will be separate from the residential leasing offices and amenities. We're also requesting 5,000 square feet. Of a veterinary clinic slash uh family and then also a family park.
A pet park. A pet park. But a family park as well. Um s one of the commissioners uh was really concerned that we wanted to incorporate areas on the site for a family. We're gonna have to go back in for that. when we come back for the MPUD, we're gonna have some playground equipment and other amenities that you might not see reflected here, but you will see those reflected when we come before you again for the MPUD.
From the preliminary feasibility analysis, the long-range planning transportation staff has determined that the project would result in a net decrease in peak hour trips over what could be built today. I think that's a really important fact. Pasco County Attor utilities capacity statement indicates that there's sufficient water capacity and wastewater available upon implementation of the planned improvements. The school district says that the development will be subject to school impact fees and a concurrency school review has occurred to
mitigate the impact created by the project. Parks and natural resources, no comment, and natural resources will address wetland issues on the site during the MPUD process.
Yeah.
The property today is already zoned MPUD again for that ILF or ALF or Office, but again, no acreage limitations. There were several policies that the Planning Commission questioned during the last hearing, so we wanted to make sure that we covered those very quickly for you to address those issues. The first one is policy ED 1.4.4. It doesn't apply. Uh We have
met the provisions of the other policies. Um there was a request for a distinction between seven oaks. Um that distinction is in our supplemental report, which has already been provided into the record. And we have revised our planning supplemental report in order to incorporate additional items. Um I did have some discussions with the county attorney this morning, and there were A couple of provisions in the supplemental report that he objected to or didn't think were accurate. So we have revised the report accordingly,
and I'd ask to submit those into the record.
Let's receive file.
Second. All in favor? Okay.
And we're available to answer any questions. The whole development team is here at your disposal. Thank you very much for your time.
Madam Chairman Mariano I have some questions before we take public comment if we can
to the applicant or to the county staff?
Staff both.
Both both the applicant and the staff?
Correct.
Okay. Both.
In c in case there's public comment, maybe s some of these questions would be
a Where is the planner that was there? Here she goes.
Oh
gee's sitting
right there.
Oh Terry, you're gonna take the questions? Okay. Yeah, we can
I I can facilitate.
Okay, some more.
Um thank you Madam Chairman there was a slide that was just shown by the applicants. Um council said it stated less trips. Staff stated that staff stated there's less trips than what can currently
Be built today. Can can I'm curious. Who came up with that and where where's that study and Where's the supporting documentation?
Yeah.
So th this is based on the uh traffic analysis that was submitted uh and there was a comparison I believe that was done against the potential uh entitlements that exist for today. The Adelaide
Terry, what entitlements are those? I keep I kept seeing ILF, but what what are the actual entitlements?
Yeah, let me grab my notes and I'll break back.
Okay. Well I can give you the answer if you want me to.
So the actual uh entitlements for today That's on the books today.
Right.
Is office eighty thousand square feet, retail thirty thousand square feet, and ALF rehabilitation two hundred and seventy five thousand square feet.
ALF rehabilitation. Right. That's different than an ILF, correct?
Yeah, we I in the analysis that the Planning and Development Department provided It uh we did not consider the I L F
So under the State under El Agency for Healthcare Administration Um there's a big difference between an I L F and A L F and an in a rehab facility which is Actually a SNF, a skilled nursing facility.
I would not be able to answer that to be quite honest. We didn't make any conclusions regarding what constitutes ILF. But the applicant can probably speak to that.
The MPUD, if you look not at the future land use, but the MPUD does include ILF as a permitted use.
Okay. All right. So what can we include? Great.
Well well don't leave guys. He has said he had questions with the Ness. Did you have more questions?
David, would you is that correct?
It it's true that ILF is a permitted use under the MPUD. In terms of the trip generation, I don't know what was assumed.
And ALF was assumed or I L F was assumed in terms of the trip generation? Because so if you're looking at it,
if you're looking at a yeah, I I I would love to see some supporting documentation on that because if you're s talking about a system link facility the majority of those residents at assisted living facility won't be driving. Staff staff will staff will be driving. Um if it's a SNF or a skilled nursing facility, uh again, residents definitely won't be driving. Um it'd be staff. So Commissioner
Weightman.
So what so what bring me s kind of bringing in my point is here we are once again, and this my opinion is Taking a land use Which originally was office, you know, now we're going to ALF, ILF, a skilled nursing. and we're going to multifamily. And If you look at the job generation that an ALF is going to provide or a SNP is going to provide It by far exceeds What employment's
gonna be generated in an apartment complex, which is typically gonna be a couple leasing officers and a couple maintenance people. Well I'm that's it's a fact.
I know, but that's not all that you they're proposing.
I I'm I'm I'm not done yet.
Okay, right.
Um
But you know, i we talk about the fifty four corridor. in trying to save these employment sites, continuing to save these employment sites. And I've actually personally talked about the need for ALFs and ILFs as well as SNFs along that corridor too. And now we're taking again that entire way once again. Personally, you know, that that concerns me. And I think about five, ten, twenty years down the road. Um What are we gonna have along that corridor? Another apartment complex that's not creating jobs.
Did you want to answer that about the jobs?
Sure. Again, this isn't an apartment complex. It's a mixed-use development with a medical office building, with a veterinary clinic, with ground floor retail and uh multifamily units on top. So there is this is an employment generating project. Um with respect to the ILF, ALF. What we are looking at, and and just let me clarify that very first sentence is directly from the staff report. So I would have to defer to staff. We actually took that directly from the staff. No, I appreciate
that. I'm sorry, I'm trying to find out
the answer. Of course, of course. Um But with respect to an ILF today. We could come in and build just an independent living facility there now and nothing else. So, what we are looking at as a practical Practically and what we believe that you should also be looking at is what we could do today by right versus what we're proposing. And we are increasing the employment generation sizably and we have um submitted a study to that effect into the record.
In addition, Commissioner Moore, I don't know if it would be helpful for you, but I maybe it was helpful it was helpful to the Planning Commission. But the owner of the property did market it for some time as an ALF and just didn't get any bytes. But he's here if you'd like for him to put any of that information on the record for you as well.
I mean I and I appreciate that but I guess at the same time, I mean, d do we have documentation to show how many How long that was, we have documentation to show that shows how many inquiries there were. Did we have documentation that shows how the property was marketed? So
No, but he can testify under oath to you as the seller what he's done and that would be sworn to the easy.
So um so how many jobs are generated by an uh an ALF
I can give you that number.
I don't know the answer to that. We didn't study the ALF because that was never the intended use on the property. Okay. Um one
of the things that I found was different on this um is that we're And I like this. is they'll be building that medical it isn't a proposed Building. They're gonna build the building. It's not a pad. Okay. It's a it's a two story office building that will be built.
Okay, Madam Chair. Okay. So To that point, I wanna br I was gonna bring that up too. Um this will be uh this will be a question for staff.
What where's the what's the trigger? That requires them to build The office. What's the trigger that requires them to build the retail? In what amount of time? Does that become inf does that come into effect?
Madam Chairman Mariano. you wouldn't have those triggers in in your future land use anyway. If that's if that's important to the board, that could be part of the MQD.
Right. The sub-area policy mandates the construction of the office building. And it is part of the plan to set those triggers in place to capture the retail and the office on site by a time certain. The retail part is easy because that'll just be part of the building that they're proposing, the vertically integrated mixed use. Uh it's the office building that's up at the northern corner of the site that we have to identify at which point are they going to build the office building. But it's the sub-area policy mandates
the construction of office.
So what's the timeline then?
Th that would be s uh probably established in the MPUD itself.
What's being proposed?
I'm sorry, I didn't catch the question.
Yeah.
have that information in front of me.
I would think that'd be important, but
Yeah. Well I mean th that would be established in the MPUD. So I d I don't know when exactly that is. Is it ahead of the multifamily building, is it after the multifamily building? But it's a it's mandated to be under construction.
Mr. Stein, you can correct me if I'm wrong or Mr. Goldstein, um there's been I I don't want to say a similar project 'cause nothing's exactly the same, but um there's been um MPDs we have approved in the past where we do have almost a time certain of when
product has to be built, whether it be you know, office or commercial or retail. Have we not?
If it's important to the board that the office be developed first As Mr. Steinsteiner said, we could put a condition in the MPUD if the board directs us to do that. That ensures that the office pre date the apartments.
Or Contiguous width.
Or simultaneously with
simultaneously.
Right.
Because right now, again, it's I know it I'm we're hearing that It's being proposed that it's gonna be done, we just don't know when. So in essence, in actuality, you could build, let's say, the apartment complex. It could sit there for twenty or thirty years before an actual office buildings bill in reality. That's true, right?
I'm not sure because the the way that the sub-area policy was established I'm trying to load that up right now.
Yeah, because there's no if there's no trigger and no timeline in the MPUD.
Mm.
Sorry.
I think we can request that in the MPUD. So we could put that trigger in. I think that's
what I'm thinking. The intent of the sub-area policy is not to have a token office site for the development of multifamily, that there must be office on the site.
We d you know, you I feel you need guarantees because here we are going down the same road we've gone many, many a time, so it concerns me along this cor fifty four fifty six corridor. Again, at one time this was just office, and then it got converted to A L to uh you call it rehab. I call it a SNF because that's the what it really is. Um it's skilled nurse facility. That's that's under ACA, that's what it is. Um And then uh an ALF. So you know here we are from a really at one time a really great job joining site to moving
it to this and then now we're looking to convert it again.
So the staff informed me that the applicant is willing to phase it in via the MPUD conditions of approval. I also have um uh Dr. Jamali here to provide some input. on the long range planning determination on the traffic. Okay. Question.
Thank you. Well I I guess I have a question. Well with a sixty thousand square foot office building and the veterinarian clinic equal or be greater than an ALF?
Yes.
Yes. So we'll have more jobs.
that the build out of the proposed sub area policy entitlements which are required, unlike the existing sub-area policy entitlements which leave it open, These entitlements are required and that would render ninety-three jobs as opposed to Uh the maximum build out potential of forty-seven and a half jobs. In a mixed use scenario with ALF.
Madam Chair. Is it sixty thousand or forty-five thousand square foot of office?
It's forty-five thousand of office and another ten thousand in veterinary, medical, and uh retail. So fifty-five thousand.
So how did how did you do your analysis when it came to how many jobs are in a system link facility or a skilled nursing facility?
Because there's state there's so there's state requirements and there's some that go over and above, but you can just look at the what are the state requirements.
Hello, Cynthia Speidel, uh 401 East Jackson Street, uh Stearns Weaver and I haven't sworn. Yes, in the uh jobs report and the supplemental report, we went to Florida Fast Facts through the state's website and we calculated out that it's 0.44 jobs per bed. So um obviously we weren't sure how many beds exactly, so we had to make some assumptions to convert it and the whole site. you know, there's no current mix to be forced on the site. So I did a couple of different I just did a scenario of an example. We used the Office of Economic Growth's
maximum development potential for the site. We made some assumptions as to how much would be allocated to each one. And then we use that point four four per bed for the um assumption for the ALF. I got off the state's website.
You did you did ALF then?
ALF, yes. Yeah, so See, I think part of the r part of the disconnect is that the site was overentitled. So so we can't fit everything that was approved on it. And the sub-area policy just lists three separate uses and doesn't ha require a mix and it doesn't require any minimum of any of them. And that's what we're improving.
Yeah. Thank you. Madam Chairman Mariano.
Commissioner Mariano.
Papers we were just handed under exhibit A Um, yeah. It's got a date on it that shows nine nineteen and then it goes to twelve seven sixteen. And it's at the time it's an MPU rezoning request. Um I really don't like getting this type of paperwork when we're gonna have a hearing. We should have had this before. Uh but it says at the time. So back in December of sixteenth There was a request to the current MPUD
rezoning. To increase the assisted living facility. rehab center two two hundred and seventy five thousand square feet. It had a hundred thousand square feet before that. uh and also to allow eighty thousand square feet of office. No.
It's it's it's uh under exhibit A, right after this it's a second section of the big thick packet we just got.
Is it numbered?
It's not numbered. It's but right after exhibit eight, it's like the next page.
Well what what I wonder is we're talking about entitlements changing here, changing there, but just six years ago, there was a major change of this whole facility.
What is that bell ringing? Y'all y'all need to s silence your phones, okay?
Somebody silence your phone? Thank you.
Maybe it's under exhibit B. Maybe it's under exhibit B. My my question is I'm not sure why this is here and I mean mean I'm I'm just saying. Back then there was a big change from the entitlements. We increased the entitlements dramatically.
Yeah, I can I can answer that. So when when we were at Planning Commission, Planning Commission and David Goldstein had specific questions of how we are consistent with the existing with uh specifically the economic development policies for promoting economic growth and viability along the corridor. So we basically included the current because it we have a PD. We have an MPD already. It was approved in 2016. So we included that as backup to show you where we got our assumptions from on the jobs analysis because there is a current
MPD approved on the site 2016. So we're basically, I just wanted to source where I got my information from in the supplemental report. And we only changed two little things. We rem we uh from what was so this has been uh on the record since Planning Commission, but we did make a couple of minor edits today to clean up some concerns that David Goldstein had raised this morning. So but the bulk of the data was already in your report beforehand and in your agenda package. Does that answer your question?
Um yeah, it does. It just it's like I said, it's it just shows what was done before and now we've got another change coming in. So as far as the titlements that were there before
I don't know if it's gonna be any better.
I think that's what she's saying. That kinda overentitled it. Yes.
Madam Chair, can I have a follow-up to Commissioner Mariano? So we're st this will probably be staff will have to probably answer this to confirm. Um stating that Two hundred seventy thi two hundred and seventy five thousand square feet is defined with the M PUD. Well in actuality if you look at a To me that looks like more of a a ca a campus type of situation where you have IO, AL and skilled. And that's Again, I'm only making an assumption here. That's the assumption I
make by looking at the amount of square footage at 275,000 square foot. So now you have this, you know, big campus, this transitional. campus is what you have. You can go from I L to A L to the skilled or If you have a you know, unfortunately you m have an accident, break your hip or something, you can go to rehab, then you can come back to the IL. It's all on the same campus. So you can actually so currently now they could have two hundred seventy five thousand square feet of either I O, AO or
skilled, or it could be a mix. Because it could be a mix. It's all out.
Yeah.
And then we want to hear traffic, so I know the gentleman's We need to answer our question too.
Good afternoon. This is Amir Jamadi, transportation planner with long range planning. I just want to explain b uh they are reducing their total trip generation because they are proposing to reduce their entitlements almost by fifty percent because right now they have approved retail for eighty thousand square foot, so they are proposing so almost fifty thousand square foot. So So there is a big reduction in their total trip generation. That's why they need even they don't need to do a
transportation needs assessment.
Madam Chair.
Yeah, and when you speak, can you make that microphone closer because it was hard to hear you. Commissioner Moore.
So we I heard a statement earlier of there was going to be this is gonna be more jobs. You're increasing job generation.
But you're stating there's gonna be less trips with the current proposal. If you had AO there or a SNF, like I mentioned earlier. Those residents aren't gonna be driving, it's just gonna be staff that's driving. But you have a multifamily apartment complex with up to two hundred and eighty units. In addition to the office. So would that not increase the
trips? Yes, because the retail entitlements is a big trip generator. Why when they are decreasing their retail, so there is a big reduction in total trip. ALF doesn't make that much trip generation as a retail or office.
No I agree with you.
So I'm still confused on how you came to the conclusion that there's gonna be less trips now than there were prior. You're building a two hundred eighty unit multifamily
building. He's telling you what it's entitled to and what those entitlements could generate. Well it's because they're reducing the entitlements so of the the higher trip generation. Right now
they can have eighty thousand square foot of retail, right? Mm-hmm. So they are proposing to have retail almost
forty five.
Ten thousand?
So there's a big reduction, almost seventy thousand a square foot of retail. Is a big or huge trip generator. So when you remove that from your entitlement, so so there is a big reduction in the trip generation.
When he's done you can.
Okay, uh Commissioner Fitzpatrick. Well I was just gonna say they had eighty thousand of retail in an office and they're reducing that to forty-five thousand, but now you're saying that they're reducing it from eighty thousand to ten thousand? No.
Eighty thousand to ten thousand of retail and I think their office is forty five thousand. Yes.
But they're reducing the eighty thousand of office down to forty five thousand.
And how many jobs is that worth? Equivalent to?
For trip generation we don't look at the number of the jobs. We just look at the IT manuals and they just give us a number for autographic generation.
So I r I remember when this was when the gentleman with the ALF came in for the change. Is he here? Yeah. Hello. Um I I I remember when when that happened and um I drive this corridor all the time. I drive down Henley all the time. And um just so you know, Henley Henley gets you to Oh gosh, what's the name of that street that I've been trying to get a sidewalk on since I got elected? Leonard. Leonard. Henley takes
you to Leonard. And um Which is uh uh kind of a shortcut to forty one. Well, I don't know if it's a shortcut, but it does take you to forty one. Um And I would not be okay with this if uh If they didn't have the office in the front. And the veterinarian space But the footprint of the multifamily is smaller and in the back part it's a kinda it's a very funky um layout um property
that they have. It's got wetlands, um next to it. It's uh it's kind of an isolated corner. Um but There is residential down Henley. Um but the front has commercial um an office. Actually there's not a lot around there yet. But right next door is a uh is a Stanley steamer. um office kinda they store their trucks inside the building. And um so I think that office on the
corner there would do very well. As a matter of fact I told the applicant I may have I have a friend who does not have a is mo gonna be moving to Pasco With a a um Medical research. uh facility that needs twenty thousand square feet for um Retinas and I'm sending him to them. So uh could be some great jobs in that medical office building. And so I'm I'm okay with this. Madam
Clerk.
Now that they have the office there. Yes.
I know we still have to do public comment. I think there's people actually I don't know if there are and I see a list over here. I don't know what their item they're for. Um Oh they're not? Oh never mind. Okay. Um I d question it might be for the applicant or the applicant's um counsel or representatives.
I me it's no secret that my concern along this corridor is are jobs, right? Um
Is the applicant not willing to convert all this to office or retail, or does he or is he already under contract or under LOI with a department developer, and that's why we're here today?
But those are done. I think that the idea of the mixed use is also supported a lot by your comprehensive plan. Um they put a lot of time and money into this mixed use development up until this this point. Um I don't think that it's economically viable to have that much office right now at that location. Or retail. Well we we're having ten thousand square feet of retail.
Right. Forty five thousand square feet of office and ten thousand square feet of retail. You know, the advantage of course from that mixed use development is you're getting office you're getting your living and working right in the same area. Um that's exactly what you and your comprehensive plan want. I mean in all of these policies. So we I've got to it's just a
question.
Yeah, I think I assume the answer is no, we're too far down the line to convert it all in and we don't think that there's a market for it at this point in time.
Thanks.
You're welcome.
Okay, um we'll take public comment. Did anyone sign up to speak to this item either here or online?
No one has signed up for this item and no one is online for this item. Oh, okay.
Is there anybody in the audience that wishes to speak to this item? Seeing none, close public hearing.
Uh board members?
Madam Chair. So this was discussed a little while ago. Um And staff. Mentioned the applicant said they were okay with this of Having some type of trigger that states that the office and retail would be constructed at the same time as the multifamily or before? Is that correct?
But I think that happens in the MP.
Okay. Well,
and that's
I don't know what that
would be important to me as well. Whose district is this now? Is this still mine? It's mine. Okay.
Oh yes.
It was mine when it started. I so I mean Well
I'll have to wait and see on that. I I can't be supportive of
this. My concern, what I've said previously, is the transportation, especially when it's right next to forty one and fifty four. Now they did say it would be about three years for this project to be developed and by then The Ridge Road extension will be completed. And it should take traffic away from fifty-four. I do have some concerns as well because we are looking at an overpass at 41 and 54 because of the traffic congestion. So if you do have the
traffic Studies. I would like to see those. That was my biggest concern. And then I do feel we need assisted living and independent living. facilities for our elderly and disabled. And I feel it's really important for them to have a facility to go to. Again, I don't have any Data to back up the studies. Where it says that th we don't need them. And then of course I also had the concern with Um
the kids playing right along Ridge Road, um, fifty four. So those were some of my concerns.
Um if you want to address her concerns.
Yeah, so retail could be McDonald's, Burger King and uh Circle K.
Chick
fil
A? Vertically integrated ground floor retail. So, you know, typically you're ha you have first floor retail under an multifamily project. I mean
if you didn't do mixed use. I mean
you
have how
much that's Oh I'm
just saying that It's sorry. It's C one currently with um pharma su uh pharmacies and drive throughs are allowed.
Yeah.
Um and in during the MPUD a site plan, just to address your issues with respect to like the children, we are we have been working on what does that look like, you know, how to make sure that those areas are obviously safe. So clearly we wouldn't put it right out on 54. And when we come back for the MPUD, that's duly noted and we'll make sure that we address it in our plan.
Okay.
Uh with respect to traffic. It it is a decrease um compared to what is permitted today. I understand traffic is an issue on fifty four. Um I really just looking at those benchmarks as it applies to this particular application, there is a dis decrease that has been shown by the tra transportation analysis which does uh meet your approved methodology.
My other questi I what I was unaware about was the hundred thousand square foot of the ALF or prev prior zoning and it expanded to the two hundred and seventy five thousand. If it was back at the one hundred thousand, what would the traffic have been at that point and previous boards had granted the additional entitlements for an ALF and I L F Not for multifamily. So what would the equivalency be if it was only a hundred thousand?
I don't know. That isn't what's entitled today, so I don't know that that was studied as part of the study.
Okay, thank you. You're
welcome.
Okay, any other questions? Okay, um take a motion then.
Madam Chairman just one more thing for the record before two. is that when you do go when you do move from A L I L.
It does increase capacity at schools. That's a fact the people in the A L, I L and or uh ALF are not are not going to school. So it will have an impact on the schools as well.
So I I just want to remind everybody and and I was gonna discuss this in commissioner items, but I may not be here depending how long the day goes. It is my thirtieth wedding anniversary and I am going to my dinner.
That our comprehensive plan Says that the fifty-four corridors where the density goes. And um and then we've said we want to s preserve the job cre uh job creating site. So You know, so when when people Come to our county from around the country. and read our comprehensive plan and spend a lot of money To design a project that follows what we ask them to follow. And staff Takes
all that time. to f to tell them what it is that our c you know, what we what we require and what we ask them to do, and then they come here and do it. And when we make stuff up and not that we make stuff up, but we don't follow our plan. That's not right. That's not right. And um it makes me very uncomfortable and it it's It's, you know, our plan is to preserve Pasco County by putting density where transit will make sense one day.
And the idea is that you build to you build to that level and we preserve the quality of life in Pasco and don't pave over the whole thing. And that is what ULI came here twice and told us to do. And we are following cutting edge planning principles here. And and this is what we asked the development community to do. And I I feel we're being adversarial with our staff and with with our comp plant, so A little frustrating. Terry? Madam Chairman
Mariano.
Uh yeah. Um okay Commissioner Mariano then Terry.
So l let's go back in time in twenty sixteen. I mean uh in in sixteen. What we had on here was increasing from hundred thousand to two hundred and seventy five For A L F. Okay. But also what's on there is your office entitlements and we're trying to push for more jobs. That's commission of most states. We had eighty thousand square feet. For office. That's being shrunk. Shrunk from here. Retail entitlements
were at thirty thousand square. Now You can tell me That Retail causes more trips. But the retail is gonna be somewhere. It's gonna be somewhere in that corridor. Does it really increase the traffic?
The retail, yes. Because if people are gonna be traveling to one retail or another retail, that trip's still happening, whether it be from there or not. But when you're looking at eighty thousand square feet of office That's a big drop. That's what we had before. That's what we wanted to see now. There's more office. We want we don't want forty-five percent of our population commuting down to Penelson Hillsburg all the time.
Um Terry, do you know how big the Stanley steamer is across the street? And and how large that lot is. Does anyone know have that answer?
Mm-hmm.
I don't have that answer uh handy off the top of my head.
Maps has gone from my iPad somehow. Okay, did you want to say something, Terry?
Uh,
just a point of clarification. The the way in which we we considered this project from the planning's department's perspective was according literally verbatim of the July twenty twenty Multifamily policy directive. uh that the board issued. So we we took that policy and we parsed it sentence by sentence and moved through that thing. uh that policy directive um and apply those principles onto this particular project. the so the site
plan that y or the concept plan that you saw a little earlier is a depiction of that multifamily policy directive, even to the point where We made them put the office and the veterinary care up on the corridor edge and the multifamily building was still visible uh from the 54 corridor because the policy directive says that these buildings should be behind viable employment generating land use frontages. And so because that building
was still visible and fronting along 54, we made them integrate. And so they they actually met every single aspect of that policy in the site uh in the concept plan that they've uh provided to us, which uh uh it was based on the sub-ary policy. So we reverse engineered in a sense, we site plan the site first to make sure that whatever site plan is developed. Yeah. Uh irregular lot. complies with the multifamily policy directive. In so doing We
found that it was also consistent with a series of policies in the comprehensive plan. And all that's laid out for you in the agenda memo.
Yeah, damn it. Okay. Commissioner Fitzpatrick, it's it's your district. You want to make a motion?
I know they reduced their entitlements for office.
Yeah.
And they were and six years ago they were increased their entitlements for assist to live in.
Which has increased their entitlements for the multifamily. But what about keeping
Um Keeping it symmetrical.
Or what's the word?
Comparable with the numbers. If you're decreasing Eighty percent, eighty thousand to forty five thousand, but
You're keeping the multifamily the same.
So I I'm gonna pull up
the
site. This is a Oh, I'm sorry, would you pull up the presentation? I just think it will be helpful as you look at the site and some of the site constraints too and take that together with what Terry was talking about, how we we really did go back many times with staff to to find a concept plan that met all of your policies.
I can't zoom, but if you look here, it's a very odd shaped site and the way that the stormwater retention runs, you can see it is it has to stay in that very awkward location. So you're left with this triangular piece of property that you have to develop. And there's only certain uses and certain size buildings that will actually fit on that in that corner. Um so if it was more of a square site. We might have been able to add more office there. Um, but the the functionality of parking, the functionality
and the integration of uses, it you know, it it sort of dictated somewhat what we what we put there. In addition, we have to go out when we're developing a project and look at what the marketplace is asking for because the last thing we want to do is build 80,000 square feet of office that sits empty or 20,000 feet is vacant, you know, is vacant. We want to make sure that we are providing viable uses to actually generate the jobs that you all are asking for. And part of that is driven so much by the market. We have to look at
what people want to buy and where they want to buy it. So taking all those things into consideration, including all of the things that Terry said. I mean he and his staff put us through the ringer in a good way. It's a much better site now than it was. Um So the size of the buildings are dictated somewhat um by the geography of the site.
Did that answer your question? Partially. Yes,
but we want to keep more office than multifamilies.
Madam Chairman Mariano.
And and I agree with that, if you would, ma'am. Um
I would rather have I'd rather continue this than take it the way it is. So let me ask you this. We've got forty five thousand square feet of Office right now. We had eighty. Our main goal is to create jobs in the corridor. Not just get density. Would you be willing to go back and take a look at increasing your office up to the eighty thousand? Even if it means you gotta shrink your multifamily back. To make that fit.
Can we look at the jobs generation on page sixteen of the report? I just want to show you something. I know that you probably haven't had a chance to delve into the minutiae, but I think it'll help with the jobs generation question. Um The the medical office on here. Is forty five thousand square feet and that's the big generator, right? Eighty one jobs. Wait what what page are you on? I'm sorry, page sixteen. There's no numbers. I don't think there's any numbers on here. Um at the top of the page on the left. Sorry, probably underneath your staple.
This is the latest thing we got?
Yes.
Yeah.
You know, if you look at office parks and office developments, they are all twenty to forty to fifty thousand square feet, um unless you start getting into, you know, higher levels where you can stack all of that. But of course we have height issues as well.
What's a head issue?
And the what's the right-of-way. Oh there's no hike.
There's nothing here at Basco.
That's what I thought.
So you want so you want us to go go to what off well how many square feet of office? Is that what you're asking?
No, it eighty th eighty thousand would be thir three, four floors, floors expand it out, however you wanna do it.
Yeah, uh Cynthia's whispering in my ear that d uh David Engel with economic development actually said forty five thousand was acceptable given the location of the site and the geography, but that's not what you're asking. So
No, we actually just pulled an item that David Engel Set settled for a lower number, we're
coming back in to
try to get more. So
you're asking for more office. You'd like us to get a little bit more.
Um if you could take a two or three minute recess I can talk to my client about what that does to the deal. I don't know the answers to that.
Okay. We'll
take
a five minute recess. Thank you.
Mm-hmm.
So
'Cause I think I'm staying the night, I'm not sure yet. Oh I haven't made that right now. And I gotta pick out my gun. At this point I'm not
getting
it.
So would the vice chair then sign for you on your phone? Because we have just a couple more public hearing items. I guess.
We're back on and um let's see if we have any resolution and
Oh, it's not in the right.
Good afternoon. My name is Tim McKeacher and I have been sworn in. I'm with Live Development and we are the applicant for the subject property. Uh I'm going to speak uh briefly to some of the questions that were asked related to um the ILF, ALF uh achievable densities and also could office at eighty thousand square feet be achieved on the property? Um, just to give you a little background, my company is a developer of both multifamily and senior living product. We're one of the largest developers in the Southeast. I've been in this role for the last six years and I'm
here in Tampa, Florida. Um we looked at the property in 2019 as an ILF, ALF development. And we explored whether or not this was a feasible development for our company. In that process, we engaged a nationally recognized uh company to do a market study, and they found there was approximately five groups or five projects uh near near proposed or under construction within the sub-market area. And in that process, we determined that there was an excess of supply.
And that the project was likely not feasible and we were unable to secure financing for an ALF, ILF. And we were intending to do actually three uses. We were going to do both assisted living, independent living, and memory care on the property. Um, the other issue that's happened since we looked at the project for ALF, ILF in 2019 was that we experienced the COVID pandemic. That's been very impactful on the senior living business. It changed the whole uh dynamic of how that business operates today. And in many instances, there are families that
are concerned about putting their senior uh family member into a assisted living facility today and in fact we had to significantly scale back our business in that sector because of the impact of COVID. I can't speak to the current demand outside of the studies we did in 2019, but taking in consideration what's occurred with COVID, I would think it would be even more difficult today to get the financing for an ALF, ILF The question was uh regarding eighty thousand square feet of office. Um clearly, without the height restriction,
you could build eighty thousand square feet in a vertically uh taller building. The concern, though, is with the constraints of the site, you would have to park that adequately. One of the challenges with uh medical office is you're looking at five to six spaces per thousand square feet. We've currently site plan five spaces per thousand square feet and we've maxed out the site as you can see on the corner of the roughly three acres with a parking lot. To go to eighty thousand square feet, we would begin to encroach upon other aspects of the site. Or
we'd have to build a parking garage. Uh the rental rates at this location don't support a parking garage like you would see in a more urban environment like downtown Tampa, downtown St. Pete. So to sacrifice then multifamily or some of the other retail uses to go to a taller office building to accommodate the parking requirement would then put financial constraints on the over and create a feasibility issue for the overall project. As you can see, we spent a lot of time and energy to find the perfect balance here. We're
obviously satisfying or attempting to satisfy all of the comprehensive plan requirements for the county. But it's also more than just comprehensive plan. It's what project, what what balance of uses will actually work at this location. Feasibility is very important for development companies like mine. I'm joined here today by Mr. Hitesh Patel. He is the owner of the property. He's owned it since 2008. He can tell you personally the stories of going through one economic downturn related to uh the commercial downturn of the Great Recession, how he was unable to sell
and develop the property then. He's re-entitled it. He went through a process for six years trying to reposition the property for senior living. Groups like mine approached him. unsuccessful, then he tried to develop himself. In the record is a letter that states his hardships related to trying to develop this property as a senior living component. What what we're trying to accomplish today is A satisfy your requirements for the comprehensive plan, but also create a balanced project that is feasible. This is the feasible mix that works for our company. We've got a balance
of 45,000 square feet of medical office. It generates roughly 81 jobs. We have a multifamily component. We've shown 240 units. That is the component that finances all the other uses. Without the multifamily, without the rents that can be achieved there, we cannot create job generated uses. We cannot do mixed use. We cannot put a veterinarian center. We have done our best here to try and create a real, viable, feasible project. What you see today isn't just a conceptual
idea that might have been created in 2016. It's real. We're gonna build it. We're ready to build it. We have to get through this first step. We're ready to commit to the medical office. We're ready to do everything in the MPUD stage. But without your support here today, we're really stuck. Mr. Patel will have to take the property back to the market. He will continue to pay taxes, he'll continue to be a good citizen, but he's been unable to develop it for many. So thank you. I'll answer your questions.
Madam Chairman
Mariano Mariano.
Um I tell you what, I really appreciate your knowledge, your experience, and uh Your explanation. Uh I'm gonna move approval.
I'll second for transmittal as long as we can figure out the hurdles prior to the next motion here.
Yeah.
Okay.
And when you get your MP approval, I'm gonna send you my your this customer.
Make it easier to finish.
Thank you. Okay. Um All in favor? Aye. Opposed?
No.
Okay, four to one and uh we'll move on to Uh