PC5 PDE25-0148 River Ridge comprehensive plan amendment
What the county recorded
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The source document
The county’s agenda for Planning Commission, Jun 19, 2025
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What was said
Machine transcription of 13m of recording, with speaker names inferred from voice matching. 100% of 71 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
Um So go ahead and let's do start with five.
Alright. Item PC five, you'll be sitting as a local planning agency. This is the companion.
Companion and then oh I'm sorry.
Take your time.
Time's up.
Item PC five, you'll be sitting as a local planning agency for. Item PC five is PDE twenty five zero one four eight to be presented by staff.
Good afternoon.
Here, my name is Brian Junker with the Planning Development Economic Growth Department. Here to present comprehensive plan amendment PDE. Twenty five CETA one forty eight. River P D
The proposal is a comprehensive plan amendment. We are mending the flu from rest three. Residential three. REST six, residential six, and res nine, Residential nine two PD Plant Development. The purpose of the comprehensive plan is to reinstate the previously approved entitlement from the River Ridge DRI and request an increase of sixty four thousand two hundred eighty five square feet. on parcel K three. The
location is on the south side of Bridge Road, approximately one thousand one hundred eighty five feet. That's for parcel K three. and one thousand one hundred eighty seven feet for parcel I two west of the intersection of Ridge Road and Moon Lake. and on the east side of Moon Lake, approximately one thousand four hundred fifty five feet for parcel P two north of the intersection of Ridge Road and Moon Lake Road. Creating a super policy under
policy flu seven point one eighty four River Ridge P D. There is a substantial modification in the name of rezoning petition seventy six eighty eight River Ridge MPD accompanying this comprehensive plan.
The subject site is located on the central market area.
Here's a photo of a context map. where the subject sites are located on Ridge Road and Moon Lake Road.
Here's the site location, a little bit more context with what you have surrounding the three parcels.
Here is the transportation network map. We got Rish Road. Two parcels on Reach Road and we got one parcel on Moon Lake Road. There is an eight foot multipass trail, Moon Lake Road eight foot multipass trail on reach road and a twelve foot multipass on reach road extension.
Here is a map of the S16 uh future land uses.
And here is what is being proposed, P D Plan Development.
Here is a photo of the Sup area policy seven point one eighty four River Ridge B D.
Here are the policies. The proposed amendment are consistent with the following comprehensive plan policies.
And this comes to you with a recommendation to recommend a local planning agency file the proposed amendment consistent with the comprehensive plan.
Okay.
Before we vote, do you want to do both of 'em? Could that be your pleasure up here? They go together.
Yeah.
I think that makes sense.
Mr. Chairman, they're actually not exact companions. Okay. So we should do them separately. Okay. Just because they have different conversations.
Okay. Yeah.
Matt? Matt. Barbara Wilheite, 6327, Grand Boulevard, uh New Port Richey, 34652. In all my years, and this is starting my thirtieth year, I've never had another set of frustrating documents like these. I had the pleasure of trying to figure out the River Ridge rescinded DRI, MPUD, for the last year and had a life before me with another attorney. So when I was brought on, I came to realize that
the DRI was rescinded without making sure it didn't create any conflicts with the comp plan or the MPUD. Well guess what? It created conflicts with the Com Plan and issues with the MPUD. So I was tasked on behalf of three different um folks that have property or contracts in the River Ridge. There's only a few vacant parcels, so this is a labor of love for a few vacant parcels so this project can get built out. So I was brought on and staff joyfully
welcomed me to the team to try to figure out how to straighten out this paperwork. So ultimately for the comp plan When you look at the exhibits you're like, Wow, that's weird. That doesn't include all of River Ridge. Why is that? That's because when the DRI was rescinded, it created conflicts with three parcels. Those parcels are known as MPUD parcel P2, MPUD parcel I2, and MPUD parcel K3. With regard to P two and I two All this amendment does is put back
in place the entitlements that are on the MPUD plan for River Ridge.
Can we put those on the screen for everybody so they can see what you're what you're doing?
Yeah. Sure. If somebody wants to pull that back up.
P2 is is on uh Moon Lake, just a little bit north of the intersection of Decubulus Moon Lake and Ridge Road. And then um I two is on the north side of Ridge Road, east of the intersection, the intersection being we'll say Ducubulus and Ridge Road. And the same with uh K three on the north side of Ridge Road.
So for for P two and I two nothing is changing. It's just a exact carryover from the MPUD um into the comp plan. To resolve the fact that today, as you can see, let's look for example on P two, it's Res 9, and the MPUD is provides for seventy-five hundred square feet of retail and two hundred and twenty-five multifamily units. Well, retail, residential, conflict. So this is to clean that up. If you
look at the next I2, it's a Res 3 land use. It's and it's the MPUD, somebody bought this property and they own it, and the entitlements that that they bought were 13,590 square feet of commercial. So that cleans that up. With regard to K3, K three the MPUD um provides for 64,285,000 square feet of commercial. But in connection with the M PUD amendment, that's why I wanted to hear it differently, because they're The compliant only applies
to three parcels. The MPUD is a substantial amendment to the to the MPUD all i in in its uh totality. So for K three the request is to add sixty thousand seven hundred and fifteen square feet Bringing this parcel to t one hundred twenty five thousand square feet of commercial, it is on Ridge Road. We are This is a build out cleanup. You know, sometimes when people start however many years ago, probably before I was probably in high school when this MPUD was started and and approved, you
don't always get the entitlements right. So we're trying to get all the entitlements right so this f finally can build out for the property owners, for the county and the like. So those are the three amendments with regard to the comp plan and the reasoning behind why you're seeing them and they seem strange.
Or but just to clarify the record, I think you said for K three it's increasing sixty thousand seven hundred fifteen?
That's correct.
Is it not
Sixty seven fifteen. From sixty four two four five two eight five to one hundred twenty five thousand. Hoping that math the difference is sixty seven one five. Sixty
memo might be wrong then. The memo says that there's a net gain of sixty four thousand two eighty five square feet.
Okay. So the memo needs to
Yes.
Okay. Just wanted to clarify that.
Thank you. A million details when it comes to uh To this paperwork for sure. So I'm available if you have any other questions. Um With regard to this conference of plan amendment.
I just had a couple to clarify. So the um I'll use parcel K two for or parcel P two for example. So when the D R I was rescinded, it reverted back to the original entitlements that were on the parcel. 'Cause obviously two hundred and twenty five units is not res nine, so
So what When you have a D R I It provides vesting. So the D R I vests against the comp plan, vest comp changes, comp plan, vests against code changes. That is like one of the only reasons that one of the b big benefits of a DRI. So Fast forward the state statute says you can rescind them, nobody cares about DRIs anymore. Well There's issues with just doing that. And so when I do 'em, I always make sure
and clients yell at me because they're like you're just trying to make more money. I'm like you have to do this right. You gotta make sure when you rescind them that there's not conflicts with the comp plan, there's not issues with the MPD, because the MPD incorporates the DRI MAP H. But in this case, so the DRI was just rescinded. The land use on this property is res nine. But this property owner Owns property. That's right. They bought it with these entitlements on them. So uh
and the original DRI allowed for those entitlements
that's correct. The D R I and the M P residential. Yeah, if you looked at the M PD approval today and you pulled out the map, the approved map today, you would see those those entitlements on it for P two. Likewise for I two, that's what you would see.
Yep, and so the whole reason D the D R I was rescinded was going back to that state.
Because the state's a couple things, right? Because the state said you can do it and people and are these d these DOs have internal expiration dates on them. And so instead of the brain damage of trying to amend a DO for a DRI that nobody cares about under the law, you know, T B R P C doesn't care anymore, nobody cares. So instead of the brain damage of trying to go and amend something that doesn't really even have any rules left with it as to how you're supposed to deal with these DRI DOs, the idea is to file the state statute and rescind the DRI. But it
creates a paperwork problem as we have found ourselves in here. Um, but fixable and uh I can tell you that we had a whole slew of people, I just do want to thank them briefly, David Engle, Terry Petos, Amy Heiler, Brian Younger, Keat Kurt Sethson, William Vermillion, Miss Blair, and Mr. Goldstein. This has been a labor to try to get this to get this paperwork fixed and it's um each one of them contributed
Yeah. And so really the only changes that's asking for more entitlements is the K three parcel
where
it's extra commercial, but the rest of it's just reinstating what was there.
Correct. And if it was under the DRI, um K three Could have just amended the MPUD and to get those entitlements. So but because the DRI went away then we had to put forth it in the comp plan those additional entitlements.
Understood. Thanks.
You're welcome. It took me a while to figure all that out, so I'm happy to explain it to you. Thank you.
Okay. Any questions for uh Ms. Wall Hight? Okay.
Uh anybody in the audience a s uh sign up to speak on this one?
Okay.
So you s you said we did have some people signed up to speak on us?
For PC6, the companion resources.
Okay.
Gotcha.
All right. Very good. Move to recommend approval of item PC five.
The motion are approved. Uh PC five. I have a uh second. Can we have a second? Any further discussion of the motion? If not, all in favor, signify by saying aye. Aye. Aye. Opposed, like sign.
And the record reflects that Jamie Gerardi's It's not too novel.
All right.