PASCO 2050 comprehensive plan rewrite workshop

1:09:15Okay, that's can't wait. Good afternoon. My name is David Engel. I am the Director of Planning and Economic Development for Pasco County, and it's my privilege today to introduce our Pasco twenty fifty Com Plan Rewrite Workshop with the Planning Commissioner Ye It's been a very uh collaborative effort. We've started a while back. We've met with internal and external stakeholders. We have um we have our consultant here today that's been working with us side by side to get through this

1:09:45process. And I'm and it's been a very good process. We've had interactions. action with our board um and you know informal discussions. We've met with our constitutionals. We've conducted multiple and many uh engagements with the development community and all other interested party over the course of the last months. We started uh about a year ago. So today is the culmination of that effort to provide some in uh information for the Planning Commission and get your feedback. And at this juncture I'd like to present Hyatt

1:10:15Mazilli. She's our senior planner and lead, internal lead for our Comp Plan rewrite. Thank you.

1:10:24Thank you, David. Hi, it Mizeli, Planning, Development and Economic Growth. Thank you for the opportunity to engage with us today.

1:10:33We'll take a quick look at our agenda for this afternoon. So we'll start off with an overview of the comprehensive plan update, what it is and why it is important. Then we'll walk through the scope of the project. And then we will get to the heart of the presentation, which is or the proposed changes to the Pasco 2050 plan, and we'll wrap up with Mapping the Future. And this section of the presentation will pretty much introduce you to the future land use categories that we've been working on, as well as the future land

1:11:03use map.

1:11:08Okay, so by now I think everybody knows that Pasco 2050 is a local celebrity. Everybody knows about it, but I'd like to reintroduce it just as a refresher for the Planning Commission and also for anybody who may be joining us for the first time. So Pasco twenty fifty is a major update to the county's existing comprehensive plan. The existing comprehensive plan was adopted in 1989 and it was last updated in 2006. So clearly it's time for a refresh.

1:11:38And as a refresher, the comprehensive plan is a long-range planning document that local governments use to manage growth and development. We update it every seven years. And we do update because we are required by Florida statutes to do so. And also we communities need to address the changing needs as populations grow and expand and obviously shift. So it's important to manage this population growth effectively. And

1:12:09we also update because we want to expand our opportunities for the residents as well as improve our planning tools so we are more proactive than reactive and also we're more forward thinking. So the comprehensive plan also, this is a very important part of the comprehensive plan, it outlines a vision for the future. And this vision is translated into goals, objectives, and policies. And these policies cover multiple areas, such as land use,

1:12:39transportation, parks, recreation, public infrastructure, and conservation. So it is important to ensure that the vision is implemented throughout these topics. Now Let's walk through the scope of the Pasco 2050. I just wanted to provide you with a little overview of what we've been doing in the last two years. So in 2023, we completed the visioning stage of the update,

1:13:10which was all about community engagement and public participation. This phase is very important because um we needed to get input from the community. We wanted to understand what their concerns are and also what their aspirations are for the future of Basco in the next twenty five years and beyond.

1:13:32Oh, and the summary of the public engagement and participation effort is laid out in our vision plan, which is Envision Pasco 2050, which also identified the shared community vision. We had brought this um this document before you back in October of 2023. In 2024, we took everything that we learned from the public during the um the visioning stage and we started rewriting the policies of the comprehensive plan. We crafted new ones and we

1:14:03also created land use structures or um strategies to ensure that the community's vision is. is implemented and also their priorities and needs are met.

1:14:19Now we are in 2025, which is the adoption year of the comprehensive plan. We are finalizing the drafts of the plan, and ultimately we will adopt by the end of this year.

1:14:32This slide shows the step-by-step adventure of the PASCO 2050. We are on the last rungs of the letter as we are finalizing the goals, objectives, and policies, and also finalizing the future land use map series. Like I mentioned, we will transmit the plan to for the commerce and adopt it by the end of the year, so by December 2025. Another important step that we're taking this year is actually next month we will start our summer of engagement.

1:15:03We call it 2.0, Summer of Engagement 2.0. And that's when we're gonna be hosting open houses across the county to reveal the plan to the public so they can see what we have changed and also give them an opportunity to engage with us, ask questions, and provide feedback.

1:15:22Now that we have warmed up with a little bit of background information, let's get to the good stuff. And that's the proposed changes to the PASCO 2050. So I'll turn it over to Chris Dory, who will dive a little bit deeper into these proposed changes. All right, thank you. Thank you.

1:15:43Mr. Chair, Members of the Commission. the moment everybody's been waiting for. Oh the drum roll. Yes, where's the drum roll? Uh we didn't add that sound effect to the to the PowerPoint. It is my pleasure to Unveil the the new chapters of Pasco County's comprehensive plan. Before I do that, I just wanted to recognize all the collaborators that uh David had mentioned, all the county

1:16:13departments that participated in this. What a tremendous uh opportunity. Opportunity it was to hear all of the subject matter experts on uh the different topics that are found in the plan. Truly a wonderful experience. The land use roundtable and all of their expertise has been tremendous. Uh the county attorney's office taking it every step of the way with us and and telling us all the good and bad things we were doing. Um Commissioner Moody, thank you. Uh

1:16:43invaluable comments on on several topics. Uh the school board. Um had uh numerous meetings and uh discussing um um how the the schools uh interacts with the the growth and policies of the plan um and then all your excellent planners that you have here at Pasco County so wonderful um uh folks to work with. Um so before I get into the next slide uh Uh I wanted to mention that What

1:17:14you're going to find in the comprehensive plan is going to be a strike through an underlying document. We did not completely throw out the old plan. We kept all the good parts, but we updated those outdated parts and and as Terry will talk about and as Hyatt has alluded to, incorporating best practices into the comprehensive plan and really highlighting the vision and the priorities of the community. Um

1:17:45so without further ado, these are your new chapters. Uh what we did was we took the 14 elements that currently comprise of the comprehensive plan and integrated those into 11 new chapters. Um and and those chapters really address the the vision, and that's why We named them Pasco Grows or PASCO Moves, Pasco Lives. We're going to go through each one of those so we don't have to uh dig into these just

1:18:16yet, but uh we do want to make sure that you all know that we did incorporate all of the required elements of the comprehensive plan into each one of these chapters, and you'll see that underneath the title of each chapter. you'll see future land use or property rights or transportation or housing and so forth. Um some of the changes you'll see. We streamlined a lot of these plants. Over time as you make uh incremental changes

1:18:46to the comprehensive plan, sometimes the the intent and purpose gets a little lost and it's a little hard to to manage where you know where these certain topic areas end up. We fixed that, we reorganized some of those chapters and made sure that it flowed a little bit better. Made sure we were statute compliant. So you saw peril of flood uh amendments not too long ago. Um that's what we're doing. We're making sure

1:19:16that the the other changes since uh 2023 and so forth are are incorporated in the plan. And then updating references to the Florida Administrative Code, the Florida statutes and so forth. So let's jump into the chapters. So the first chapter is uh Pasco Gross. That includes future land use and uh property rights. This is the big one. A lot a lot of changes. So I don't want to steal Terry's thunder because he has a

1:19:46wonderful presentation to go through the the new future land use scheme, but we are creating new mixed-use nodes and that is really addressing the the need for new walkable communities. Um We're creating a new Uh suburban density residential category that provides a tiered approach to density because that's really the largest category on the map. By sheer size

1:20:17and really focus on form and design within those tiers. And then um another really key uh uh change here is we took out the the special plans or districts and created specialized or specializes, pardon me. Uh this no real major changes here. This is taking uh villages of Pasadena Hills Connected city. Uh C E P

1:20:48V uh Gateway Hub, Project Arthur, Conerton, Newtown, putting those in a specific chapter because those some of those already kind of function as their own comprehensive planes. So we felt like it was important to really highlight those in another chapter of their own. Um The the only really change that you'll see is that we recognize that there's legacy flus that are identified in the V O P H plan and

1:21:18we're just changing the names, keeping the same densities. But uh changing the names. Okay, for transportation that now becomes Pasco Moves. There was a lot of old stuff in Pasco moves. We just wanted to update those, make it, you know. Uh uh really turn the transportation system into more of a twenty w twenty first century uh modes. Looking at stronger partnerships,

1:21:48an active transportation plan. And I know some of these are all new terms. That's another thing that we did. We we had to create some new definitions. So as you start to look through the the updated chapters, you'll see new glossary terms that we're proposing. Um uh prioritizing beautification on the streets and uh safe streets for all again Going back to the need for walkable communities

1:22:18and those mixed-use nodes and providing for all modes of transportation.

1:22:26in housing, uh that's now Pasco Lives. This is probably uh the chapter that had uh the most attention probably at the beginning of the year and and towards the end of last year. We had a USF study going on. The inclusionary zoning ordinance study and several other initiatives. Really, this is just highlighting all of that really good work that was going on and really pushing it forward. So we're looking at adjusting residential densities,

1:22:56providing for additional missing middle housing, that housing type between the easy. Single family, detached, and apartments to really provide a greater supply for more affordability. Providing incentives for uh affordable housing. And um continuing the good work that community development does with uh you know providing for funds for substandard housing and aging housing stock. And

1:23:27then public facilities, that's now Pasco serves.

1:23:33Not a lot of changes here, but again, making sure that we're advancing specific items related to wastewater treatment, identifying, you know, alternative water supply, new conservation uh measures, um, as well as incorporating, we talked about the statute. Statute changes incorporating the septic to sewer requirements that all sewer providers have to do now. Uh so

1:24:03again not a a lot of changes, but uh making sure that we're uh keeping up with growth and infrastructure. And I believe this is my last element I get to to uh tell you about but this is Pasco adapts which is your coastal management element. Really, this is all about resiliency. And so that's how we treat it. We brought in a brand new goal. Which is going to be implementing the the Brilliant the Resilience and Strateg or Pardon me, the Resilience

1:24:33and Sustainability Action Plan. Um and making sure that we're addressing climate risks and um promoting the resilient living shorelines plan and program so that that's now housed in Pasco adapts. And now I'll turn it over to Hyatt. Thank you.

1:24:54Thank you, Chris.

1:24:57All right, from adapt to plays. So plays is now the updated parks, recreation, and open space element. This chapter was revised in a close and extensive coordination with County Attorney's Office. Thank you, Elizabeth, and also with the Parks Department to ensure that our goals, objectives, and policies align with the parks master plans, goals and initiatives. So what changed

1:25:28in this chapter We have done a lot of reorganization and reformatting of the policies to improve readability and clarity. We removed policies that were duplicative or outdated and we pretty much simplified the language throughout the document to ensure the document is more accessible. We also introduced new policies that support the goals of the Master Plan or the Parks Master Plan, and also added policies to enhance access to neighborhood

1:25:58parks to strengthen the community's identity and, of course, promote a healthier lifestyle. Additional policies to this chapter focus on developing a well-connected system of. Greenways, trails and blue ways. And this includes identifying Five Greenway Corridor Opportunity Zones, which can serve as the foundation for future trails and also ecological connections. We also added a couple policies to expand

1:26:29recreational programming and also address the park deficits in urbanized areas.

1:26:38Next is Pasco Conserves. So Pasco Conserves is now the conservation element. And just like Pasco Plays, this chapter was also revised in close coordination with the Natural Resources Department and other key stakeholders to ensure consistency and alignment with current practices and regulations. Updates to this chapter include removal of policies that are outdated or already addressed through the LDC, and other changes include recommendations

1:27:08from the Habitat study, which was updated in 2023, and includes ecological planning units and the agricultural reserves or reserve to ensure open space protections. We have also simplified the wetland category definitions and clarified policy language about wetland impact, which is already implemented or or which is already included in the LDC.

1:27:36We also added a new policy for tree preservation and management and another policy for the reduction of nutrient loads in surface water.

1:27:49Pasco Partners is now the intergovernmental coordination and public school facilities element. This chapter is all about coordinating with our local uh With our municipalities, local agencies, uh other state agencies, and also the school board to ensure that we're all growing in the same direction, uh strategically, smartly, and of course sustainably.

1:28:13Updates to this chapter include combining the intergovernmental coordination and the public school facilities, so two elements into one chapter. And this means less duplication and more clarity. No, we haven't really done much or added any new policies here other than a major update to the language of the policies just to reflect the current regulations and, of course, the Practices. We also outlined who is involved and what happens if there is a disagreement or

1:28:43a dispute. Because just like in a long-term loving marriage, divorce is not an option. And we need a solid plan to resolve our issues and have a strong partnership.

1:28:56Pasco Works is the economic development element of the comprehensive plan. This chapter reflects our renewed commitment to building a strong, diverse, and resilient local economy. We have to do that. We organized and reformatted the goals, objectives, and policies again to improve clarity and readability. We refined the definition of target industries or businesses and added policies focused on both the recruitment, the recruitment

1:29:26of new businesses and um also the retention of existing businesses. These businesses are important because they contribute to our local economy and the strength of our economic base. Additional policies in this chapter include policies that promote strategic investment in infrastructure to support business growth, as well as policies that offer incentives and reduce barriers to encourage economic development. We also added policies that support workforce development through partnerships with

1:29:56educational institutions and other industries. And finally, Pasco Works now has policies to market Pasco not only as a business destination, but also as a vibrant and tourist destination. So we worked closely with the Florida Sports Coach to actually develop those new policies. I'm almost done, I promise. Basco invests is the capital improvement element of the comprehensive plan. And this chapter is pretty much to ensure that our county can deliver the

1:30:27necessary public infrastructure in a financially responsible manner. What changed in this chapter, like the other chapters, we've streamlined and we organized the goals, objectives, and policies for greater clarity and effectiveness. We relocated policies from the administrative element to this chapter, and we've rounded up all the level service standards from other chapters. Into this chapter, so everything is under one umbrella and one hub, so no more scavenger hunts for the LOSs.

1:30:58Uh we also removed um some projects from the capital improvement project list that either have already been accomplished or they don't make sense anymore. And we also removed the financial feasibility requirement, which is no longer mandated by the state. And I'm done. I will hand it over to Terry, who will be actually presenting a very compelling presentation about mapping the future for Pasco County.

1:31:27All right. All right, Terry. Right. It's gonna be very compelling. No problem.

1:31:34Hopefully I don't drone on. Um good afternoon, Mr. Chairman M Planning Commission members or local planning agency members. Niktarios Pitos Playing Development Economic Growth. Um One of the s one of the stated goals of the comprehensive plan update when it first began was to figure out a way to streamline the process. uh figure out a way how to establish more local control. through the comprehensive plan, uh simplify the future land use uh program in the

1:32:04comprehensive plan and also to add value to property owners. Uh and so this is what we've done. We've worked uh pretty diligently here for the last couple of years. uh trying to understand how we might be able to streamline the process. Currently we bring uh amendments to the comprehensive plan forward fairly regularly and they're often accompanied by a companion zoning item. Uh just to run a comprehensive plan amendment review process takes many many months. It could take anywhere between eight to ten months

1:32:34just to do the comprehensive plan amendment uh review process. Following that up with anywhere between three to eight months on the zoning side, whether that's Euclidean or MPUD, it adds quite a bit of time. Both to applicants but also to the local government in terms of staff review time that's taking place. We want to be able to try to create a comprehensive plan that uses uh local government resources more wisely, more um in tune with uh the the finan financial responsibilities of the government.

1:33:05Um additionally, uh and so that's what we've set out to do, and we'll I'll explain a little bit of the consolidations and the future land use categories. um where we've attempted this streamlining. Additionally, we wanted to establish a little bit more control, like I said. We want to be able to create uh scenarios where our planning is more context sensitive in the solutions that we're applying. So we want to take what's on the ground into more consideration versus, let's say, the colors on a map. And I'll walk through that when we get to that

1:33:35point in the in the uh presentation here. The simplification of the future land use categories uh is accomplished through the consolidation of a few of the uh categories that we have today. Um I'll I'll walk you all through that as well. And as I said it stated at the beginning here. Um as we move through and create these new future land use categories. wanted to make sure that we were never in a position in which we were taking from property owners uh the ability to

1:34:06uh use their land. but rather to add value to the property owners. So in this consolidation and this streamlining, in this uh more context sensitive approach, we're trying to add value to the property owners and make uh Pascoal twenty fift a very good plan uh for the county going forward the next twenty years. Well on the overhead screen you'll see a very familiar site. This is the current future land use map. That is

1:34:36to say the existing map that we use to do our comprehensive plan amendments. And what you'll notice on this screen is the number of future land use categories um that are on display at the top left in the legend. And the various colors and hatchings that are taking place across the map. One of the key colorations, or two key colorations that I just want to draw your attention to is obviously colors that are in green. And then colours that are in a beige or orange color, depending on how you view how

1:35:06you see colors. Um The green colors are gonna illustrate uh areas that the deep green is gonna illustrate areas that are under preserve, right? So these are our big open spaces, uh Stryke Wilderness Park, for example. uh the various well fields up up here, the green swamp. the lighter green c colors, uh Swift mud territories out here, the lighter green colors are gonna illustrate agricultural areas, right? Particularly in the northern and eastern part of the county. Um

1:35:37the beige and or cream color, if you will.

1:35:43All of this that you see on the map These are cat this is an area of the colony that's typically um Uh described by Res 3, Res 6, Res 9, Res 12, future land use categories. Uh Res twenty four is in there too, but there's not a lot of REST twenty-four. Um That comprises the vast majority of the county, right? So when we Move over to the proposed or what I call right

1:36:14now the translation map. You'll notice that the Future land use categories change a little bit and we'll walk through each one and I'll talk about what's being consolidated into what. and then we'll back and forth with it we'll go back and forth with this map to kinda illustrate what's happening on the map as we learn about these future language categories. But you'll notice again uh two specific colors, the green color. So all of the preserved areas remain preserved in Pascoal

1:36:442050. There's a consolidation that takes place of the agricultural lands in the northeast part of Pasco County. And there's also a kind a type of consolidation that takes place throughout um the county as it relates to that yellow color, which we'll talk about in more detail in a little bit.

1:37:03Um one of the things that uh drives our comprehensive plan today is exhibit two-two. Exhibit two-two is simply illustrating what kind of future land use categories are compatible with other types of future land use categories. Um and so you'll you'll read the the chart here and it'll say things like, um really hard to see from here. The glasses won't work.

1:37:31Yeah, it's just Uh it'll say things like res three is compatible to res one. And so there's an X mark. Everywhere you see an X is compatibility. Everywhere that you see a plus, you can do a little bit more design uh to make it more compatible. And so what this chart is doing is it's relating A map category to a map category. One of the things that you'll notice on the existing feature land use map is that it's Telling us that Res three or res six

1:38:02or res nine is located in a particular location. When we go out into the field and we visit that site, a lot of times it's not at that level. It's not sitting at six. If you calculate the actual density, the project came in at 3.8 or 4.6, something much lower. And over the years, you've all heard the presentations that take place. somebody's coming in, oh we just want to do three point two dwelling minutes per gross acre. But there's a gap. in in the way we organize our density.

1:38:32And so they have to climb all the way up to res six just to do three point two, right? Or they have to go to res nine just to do seven point six dwelling unit for a gross acre townhome development. Uh and so what our map is showing is not actually what's on the ground. And what's actually getting built often. Um is a little bit of a challenge because now when the new project com it comes in And says, oh, we'd like to be, you know, six point six dwelling units per gross acre, we're building

1:39:03townhomes, whatever. Uh they gotta jump all the way up to res nine. And the chart here Tells us, oh well Res 9 is compatible next to a Res 6, or it's compatible next to a Res three, even even if that Res 6 is just a bunch of single family homes that are sitting at three dwelling units per gross acre. Or maybe even less than that. Sometimes Th there's still a rural zoning district under that flu. And so what we want to be able to do is not What we want to be able

1:39:33to do is have more contextually sensitive decision making when we're thinking about density. So that's the right-of-way. When we consider the townhouse development that's six point six twelve units per close acre. We're also considering who the actual neighbors are versus what their color is on the map. And so One uh one this is an exhibit that's not going to continue in Pasco twenty fifty. There's gonna be a different uh table uh associated w with regard to the compatibility of uh uh

1:40:03future land use categories.

1:40:07Um So Let me grab my notes, which I like to add.

1:40:15Yeah, they can see that you're going to go to the

1:40:26That's good. So um I scrolled through the maps. We'll revisit the maps. Those are all the different map uh designations or map categories that we have for Pascoal 2050. We can look at each one of them if anybody has any particular interest. The vision roadmap essentially is very familiar and very similar to the one we have today. But the the the thrust or the main thrust of this presentation is going to be uh an explanation on the actual future land use categories.

1:40:54And I am gonna grab my notes. Absolutely.

1:41:08It's kinda hard to see from the podium, so So, one of the first things that we're going to notice here is that we've consolidated our current AG agricultural and our current AGR agricultural rural future land use category into the one A and new AGR agricultural rural future land use category. Previously there di we have our agricultural divided agricultural flu divided into two W the main difference between the

1:41:38two is that AG is sitting at one dwelling unit per ten acres and AGR is sitting at one dwelling unit per five acres. If we look at the existing future land use map, these future land use categories are basically one next to the other and they're continuously compatible one with the other depending on what Well actually it doesn't depend. It's whether you're in the RTA, the Rural Transition Area, or Northeast Rural. they're interchangeable in many respects. Obviously, when you're actually driving around in the county, you never

1:42:08really realize when you're entering or exiting an AGR versus an AG future land use. So we've consolidated these two future land use categories into the single AGR flu with a d dwelling or density range of one dwelling unit per 10 acres. up to one dwelling unit point per 3.5 gross acres. So that amounts to a 0.1 to 0.29 density range in the agricultural future land use

1:42:38category. After that, after the AGR and AGR flues, we had Res one in our we have Res One today in our current comprehensive plan. Wherever there was Res One in the uh existing uh comprehensive plan future land use map. Uh that is currently being updated in Pascoal 2050 to be RDR, rural density residential. Rural density residential picks up where AGR AGR left off, so it starts

1:43:08at point three. Basically one dwelling unit per three and a half acres. And it climbs up to two point nine dwelling units per gross acre. So if we if we scroll back to the

1:43:28To this map. RDR is the brown areas on the map. So this part of the county is R D R Th over here on the west side, this area here is RDR. We have some RDRs in the central part of the county. Quite a bit of RDR in the northeast rural area and then also between Dade City and Zephyrhills.

1:43:49Um One of the key things in our current comprehensive plan that's not changing in Pascoal twenty fifty is the policy to require utility connections at three dwelling units per gross acre. So that that's staying the same. So we're making a cut here and saying everything under three We're all we're already saying this. Everything under three does not need to connect to utilities. But if you are between one and three dwelling in a super gross acre, you have a choice to connect to utilities if

1:44:19that's available. And so we're maintaining this distinction and we're bringing the distinction into sharper focus. In Pascoal twenty fifty, by delineating the density range for RDR between point three and two point nine. In our current comprehensive plan We struggle with that delineation because Well allows up to one dwelling unit per gross acre, then there's a gap. Then begins Res three. So if somebody w again wanted to do just two point two and not have to connect to utilities And

1:44:50essentially to retain a more rural approach to their development. Uh they have to upgrade their future land use category to three. Twelve units per gross acre, which again overshoots just to get the lower density that they're looking for. In Pasco twenty fifty, like I said, we're expanding this in order to Enable More rural type density within the county. uh then is currently available and to maintain our utility service Um Yeah. Uh

1:45:20a key distinction, however, because now we're talking about exceeding one, going to two point nine, is gonna be in the northeast rural area. In northeast rural, where we have these RDRs, there are policies in Pasco twenty fifty That are going to cap RDR at one. So if you're R DR Northeast Rural Today you are r you are a res one. You res one is the maximum Density you can have in northeast rural. Uh you will continue we will carry through

1:45:50with that maximum density of one dwelling in the Pergrosekar northeast rural. And so it If you are Reswan today, you will be R D R tomorrow. RDR will be one. You're not losing anything. and we're not increasing the density as a as a consequence in Northeast Rural.

1:46:09Um continuing down the list. Um where RPR. leaves off is where SDR, Suburban Density Residential, Picks up. So the suburban density residential range is 3 to 17.9 dwelling units per gross acre. It's a very large range. It encompasses our old our or our current res 3, 6, 9, and 12 categories. So it captures all of those, bundles them up into a what's known

1:46:39as a suburban density residential future land use. Res 3, 6, 9, and 12 are all suburban densities. Whichever way you want to cut it, industry-wide, nationwide, these are suburban type densities. Um We've put them together all into the SDR. When you look at the map and you see that S D R is This yellow color. And you realize that quite a bit of land and territory in the county is all yellow An

1:47:10immediate thought comes to mind. Are we really saying that We're gonna allow seventeen point nine dwelling units per gross acre on every single property in the yellow color across the county. The answer is no. We're not gonna do that. S DR is divided in Pascoal twenty fifty into three tiers. Um Which are gonna control the design of a project such that it produces the context-sensitive solution. that will

1:47:40match the surrounding environment. So what I mean by this is that tier one is gonna be three to five point nine dwelling units per gross acre, tier two will be six to eleven point nine, tier three will be twelve to seventeen point nine. The Pasco twenty fifty plan establishes design criteria. To mitigate the relationship between a new development and the surrounding built environment so that if you are in SDR and you're a new project, let's say you're a townhome development coming in at eight. And your neighboring

1:48:11development is a sing bunch of single family homes. Their actual density let's say is Four point three twelve units per gross acre. And you're coming in at eight. You're gonna have to follow the tier two design requirements. to m to be able to Situate yourself next to a tier one density in SDR. So there are tables that aren't gonna be in. in the S D R future land use that are gonna say Tier one to tier one has to follow this criteria, tier one to two has

1:48:41to follow this criteria, tier one to three follows that criteria. Two to one, two to two, two to three, three to one, three to two, three to three. So you go through the whole matrix. Um what this allows us to do then is that we can consider density decisions locally. We don't have to amend the comprehensive plan to see if we want to change the density. uh on the map. We can look at it from a zoning perspective. When we do the land development code update, we're going to be creating new zoning districts that are going to match the SDR future land use. And

1:49:11developers will have to come in and say, well, I'm this tier two density. Next to me is this tier one and this tier three. In order to make sure that that new density fits. You have to mitigate to the tier one. on your let's say it's on the west on the west, you gotta mitigate to the tier three that's on your north. Mitigate to the tier three in your north. And so you create this context-sensitive design that fits within the existing context. If you can't do that, Um then there's reason for potential denial of a zoning amendment

1:49:41and the and the increase in density because that density just doesn't fit next to what's already out on the ground, basically. So that's the the context and this the approach and strategy behind uh SDR to create more context sensitive design. Uh the other piece of the puzzle at S Dr is that by increasing the uh ranges on the density here. We're sort of getting out of our own way. Because currently in our comprehensive plan, for example, in res three We have policies uh that

1:50:12uh create barriers for the application of things like duplexes and triplexes within our suburban density tier or classifications. Um By removing these things, we're then enable we're then enabling what's known as gentle density, or sometimes referred to as missing middle housing, where we're able to introduce new types of housing product that's not just your traditional single-family detached townhome and garden style apartment, but you could put duplexes, triplexes, courtyard apartments, whatever that range of uh new

1:50:43housing product is and this will help address a lot of the housing challenges that we are experiencing. One important thing about one last important thing about S D R Or actually two important things about S D R is that You'll notice that there's a lot of SDR around Dade City. And around Zephyrhills. New Port Richey are kind of different. This is a far more urbanized setting setting along the coast. Um but around Zephyrhills and Dade City you have a a bit more rural character

1:51:13in the area. Uh and so we are working with the two cities to establish caps on the immediate uh boundaries of the cities so that SDR never climbs higher than the highest density that the city allows. So you don't have this awkward maximum density within the city and then in the unincorporated parts of the county the density even goes higher. but rather it stays proportionate to what the cities allow. The other important thing is that there are some Uh

1:51:44S D R There would be today some SDRs in northeast rural. Uh these guys are basically all sitting at res six. Um and r uh around This middle part of the three oh one corridor here, they're sitting at about red six. These guys up in the Lakuchi area, I don't know where my planer went, but Um they're all sitting around Res 3. So there will be policies in the comprehensive plan to cap the SDR density, just like we talked about in RDR. At six for

1:52:14the P the areas that are sort of midpoint. and at three around the Lakucci area, greater Likuchi area. Uh again, recognizing that this is the the northeast rural area, we should try to keep density down. We could take the approach of downfluing Those properties. That are northeast rural. But again, the spirit of the update has been to add value to properties. And so if they are res six today, that's what they're allowed to do today. um they should

1:52:44be able to stay at that level and maintain status quo for their properties.

1:52:49Terry, how do you deal with um variances that might come up with this. Like for example, I I noticed one with the uh the AGR. So it's it has a minimum of one unit per ten acres. So what if someone wants to buy a forty acre parcel and put a farmhouse on it? That's a less than one unit per

1:53:07Uh I think we would allow that. Uh that's probably just 'cause of the way that we've written it right now.

1:53:12Okay.

1:53:12Th these all these categories are under uh constant revision. So We're highlighting that it was a the beginning point was one to ten, but you could be lower in the in the rural area. Okay. Yeah.

1:53:26Yeah, I just said a minimum. I I noticed

1:53:27that.

1:53:30Um

1:53:34Moving along, um the RES twenty four. was converted to UDR. Urban density residential. That's our new flu. So there's not a lot of Res 24 in the county. There's a a number of locations along the uh US nineteen corridor. And maybe a couple uh along the fifty-four or fifty-six area, stay room fifty four, fifty-six. So there's not a lot of this out there. It was converted to UDR, Urban Density Residential. So

1:54:04this can only occur within the urban service area. This can occur UDR cannot occur. in these central areas of the county. Nor can it occur up here. uh in in the northern parts of the county. But in the urban concentration areas, which I'm roughly outlining with my cursor here, you could potentially find UDR urban residential. That range picks up from where SDR leaves off. So F SR leaves off at 17.9, this picks up at 18 and climbs all the way to 64. 64 actually is the highest

1:54:34density currently allowed by our comprehensive plan. It's it's in the current count plan anyway. Uh it was never activated, however, because it was associated with transit center overlays, which were never established. Nevertheless, if you are considering uh let's say uh infill development in holiday or in Alfers or in some places in the southwestern part of the county, Like down here, what you'll what you'll come across often is small lots. uh that

1:55:04were originally developed for the purposes of single family detached housing. Part of the whole concept behind gentle density and missing no housing is to create an increase in density Through the Same form as a single family home. So you're not creating large and tall buildings you're basically putting three units or four units in a building that's about the same size as a single family home. However, in order to do that on some of these smaller lots, you're going to be

1:55:34in a scenario in which your density is gonna spike to something like in the twenties or thirties on a lot that's sixty to a hundred. So even though you're m you may be adding three or four uh units on a on a property, it's gonna spike. And so we're gonna need the there's a potential need for a surgical uh future land use category that's gonna help us uh establish missing middle housing in certain areas of the county. In other parts of the county, like along US

1:56:04nineteen Um there's been a lot of talk uh over the years to increase the density on nineteenth uh so that we can have more population where there's existing infrastructure. And also uh more population to help cre build a bigger marketplace along the nineteen corridor, basically. And uh and feed those uh uh um Uh business areas.

1:56:33So uh th those are the residential future land use classifications. Um next I'm gonna walk us through real quick the what we call the productive or business future land use classifications or categories. And I'm gonna call our attention to the EC Employment Center, Town Center, or TC Town Center Future Land Use, and Mix MU Mixed Use Future Land Use of the Current Comprehensive Plan. Those three categories are going to be combined and consolidated into a new future

1:57:03land use category called CEO Commercial Employment Generating Office. Basically, CEO is EC optimized. It's basically plugging some of the holes that EC left behind. Uh and consolidating the strategies of the town center mainly The way we measure acreage, the the way we measure the percentages and the proportions of land use dis the land use distribution mix, and measuring that according to acreage. That's the strategy that we're

1:57:33pulling from town center and bringing into the EC future land use. And mixed use. So one of the challenges that we came across was that MU, if you look at our current comprehensive plan. MU is essentially a a free-for-all flu. There's no proportions in the flu like ROR or like EC. In ROR it says zero to seventy-five percent you have to be retail. Zero to seventy-five percent It can be office. Zero to seventy five percent is residential.

1:58:04How you measure that has been a very Chat big challenge from the beginning of RLR. But nevertheless, there's this proportion. Same thing in EC. There's even this kind of proportionality in future land use categories like IL. Where it says uh fifteen percent of the future land use designation may be support commercial, right? So there's these I um uh prescriptions of land use that are st that are taking place. In the MU flu, it just says you can do commercial, you can do industrial, you can do residential.

1:58:35So if you have MU on the map today, you basically can do anything. Uh and there's no pro there's no distribution mix um identified.

1:58:45Um few MU properties that there have been some MU properties that have have developed, uh a few remain. Uh what we've d determined is that we should classify the MU because a lot of them carry an I one zoning district. We should classify the MU with the CEO because CEO will continue to enable commercial, it'll continue to enable residential, it'll continue to enable uh industrial activity. It's just now with a prescription. that every other future land use category

1:59:16has.

1:59:16Hmm.

1:59:18And that prescription is generally gonna stay the same. There is some discussion that maybe we should reverse. the proportion of commercial or proportion of residential. We can say right right now the comp plan says Up to twenty percent can be commercial and up to forty percent can be residential in the EC. So there's some discussion happening right now that maybe we should flip that and say cap the residential at twenty percent and allow the commercial to climb to forty percent. keep to be in keeping with the commercial

1:59:48and or employment generating um goals of the county, economic development goals of the county. This is gonna be a thirty-two dwelling unit per gross acre density if there's r any residential built in it, which is what we have today on the books. And also if you're in the urban service area, you can climb to as high as a four point oh FAR. Um importantly within the E C flu, or excuse me, within the C E O flu, which is the Takes over from E C Um we're considering allowing regional or interstate

2:00:18commercial activity within the Within proximity to the interchanges. Uh and we're also considering whenever you do residential and the CEO flu, if you do it on uh an arterial or collector street, that ground floor needs to be commercial, but that commercial is an incentive, it's a bonus. It doesn't count against the 20% or the 40% limit that um gets established. Um moving on, uh I'll talk so the EC or CEO is gonna be these these purple areas on the map

2:00:49that you see here. Or dark blue depending on how you see color. So you'll see them located along the interstates, along major roadways. Here it's by the there's a little bit by the Sun Coast here. So those are the areas that CEO will take over. And by virtue of leftover there's not a lot of town center out there. And I don't even think there's Actually I don't think it's on the map anymore. Um and then the MUs are also Uh l some of the MU's that are left over are north of fifty-two, north of double branch,

2:01:19and this area here. And then south of um the airport that's over on seventy five.

2:01:28Um next is uh COM and ROR. Um these have been our general flagship commercial future land use categories within the county. There was so much ROR taking place in the county that's represented by this orange color here. Um

2:01:46the whole nineteen corridor up to Port Ritchie and then south of Port Ritchie all the way to the county line, all that's ROR. It snakes down fifty four, it snakes down fifty two. Um it snakes up forty one. There's a lot of ROR that's snaking along our corridors. At some point in two thousand six in the two thousand six update ROR was turned off. You can still If you're in ROR today you still get the benefits of ROR but the no new ROR was established. Khan came into existence in two thousand six. And a company in con came a

2:02:16set of uh policies that regulate how you can apply com. Um what we're doing in Pascoal twenty fifty is we're consolidating these. We're putting COM and ROR together and we're creating a new future land use category called Core, Commercial Office Residential. Com plus R R equals core. Very simple, straightforward. Pretty much everything stays the same between common ROR in core. Um with the uh with the difference that Um In

2:02:48COM, you can do residential at twenty-four dwelling units per gross acre. But it says Anywhere you do residential in con has to be ground floor commercial. Well if you have a large site and you have a bunch of buildings in the back of the site, ground floor ground floor commercial is not going to really work out for you. Um and so that's been a bit of a challenge over the years. So what we're saying is that Vertically integrated mixed use requirement should be focused on the uh main thoroughfares of a development, whether that's

2:03:18an arterial collector or an internal road. And then the back parts of the development. You can have a Residential on the first floor. Where there's not going to be uh any kind of uh commercial activity. Um Moving on. Uh We'll talk about IL, Industrial Light, and OF Office. These two uses have been consolidated into ORI, Office Research, Light Industrial, Slash Institutional. There's

2:03:49not a lot of office in the, I mean there is a lot of office uses in the in the county, but there's not a lot of OF designations on the map, and they're often limited at 10 acres or less. Um and so the thought was, well, most of our office development is located and and pursuing IL areas or EC areas. So let's just consolidate OF and IL and enable more areas for potential

2:04:19land industrial employment generating land uses. And that's basically what we've done. We've also uh established continued with the fifteen percent um allowance for support commercial in the ORI, similar to what IL uh carries today, with the added distinction that vertically integrated mixed use buildings with general commercial uses on the first floor and office or other ORI uses on the on the above floors are not limited by the fifteen percent. So it's

2:04:49trying to maximize the capability of development. uh to accomplish our economic development goal goals within the county.

2:04:58And then of the non-uh residential future land use categories we have left, IH heavy industrial. This is a land use category that we're going to do. We Sorry. So O I is basically Where is it? This light blue color and you'll see it like in this area here along state road or yeah, state road pipe eighty Sun Coast. Along the Sun Coast and along and in some of the other areas in the county, uh east of the Zephyrhills, so on and so

2:05:28forth. Um Do you have a question? Uh with regard to IH heavy industrial or industrial heavy This is a land use category that the county has struggled with, property owners have struggled with. A lot of people are very concerned when IH hits the future land use map.

2:05:50On the existing map.

2:05:53Um it's this dark. Sort of color that you see. on the peripheries of the county. Um I Some of the some of us there's a little bit here on Seth Weightman, I believe, down here. Um

2:06:10A lot of the heavy industrial activity that has come forward over the years in the county has come in under the PD Plan Development Designation because we wanted to uh establish sub-area policies that try to mitigate the development. um of the heavy industrial use in relation to what's surrounding it. Um however putting all of that employment generating and economic d economically development important use under a P D flu uh hides it on the map. It

2:06:40can hide it from the public, but it can also hide it from

2:06:45businesses and industries that want to move into the county pot potentially. And so the solution to IH is to upgrade IH in terms of the types of uses that we would allow. I'm going to use the word that I wasn't supposed to use before, but less dirty uses. But if you look at the IH use, you'd probably agree with the generalization. But less of those and an ability to establish sub-area policies as a matter

2:07:16of direct. So if you want to do a heavy user, heavy industrial user, you're going to come in under the new future land use category called Planned Industrial. That way, prospective industry is looking to come into the county, see, ah, there's a planned industrial site in the county. This is a potential site for me to go to. neighboring property owners, whether they're residential or well, there really shouldn't be any neighboring residential, but whether they are agricultural or whether they're commercial or what have you. Um They

2:07:47can rest at ease that their concerns can be addressed through sub-area policies established through the Plan Industrial Development.

2:07:58Okay.

2:08:00Sure.

2:08:02Um next on the list is going to be um are mixed use nodes. So these are called the mixed use and trans transect centers, future land use categories. These are a new class of future land use that don't exist in the current comprehensive plan. these categories these future land use categories punctuate our various corridors that crisscross the county. Uh according to population. and according to the look the

2:08:33existence of of infrastructure. So there's three of them. There's neighborhood corners. There's community squares and there's urban centers. And these are basically the same kind of future land use, except that they're scaling up in intensity and density as you graduate from neighborhood corners, which is the least, then to the community squares, then up to the urban centers. So neighborhood corners basically sits at a density of 6 to 12 dwelling units per gross acre, community squares

2:09:0312 to 18, and urban centers 19 to 64. We are working to try to identify ways in which we can influence affordable housing. Uh the concept behind neighborhood corners, community squares, and urban centers is was born out of what we heard in various community surveys that were done, that people wanted places to go to and visit locations like what they visit in St. Petersburg or

2:09:33like what they visit in some parts of Hillsborough County or northern Pinellas County. um a place where there's businesses and uh Where people can live. adjacent to them without having to necessarily get in their car and and visit those places. Um also We w it was born out of an attempt to consolidate development. and uh say well if we're going to put our highest where are we gonna put our high density, where are we gonna put our highest intensity things in the colony of uses, we're gonna try to

2:10:03locate them where we have existing infrastructure and create places. So it's a place making activity. And then we also heard a lot from our fighter rescue and our police of the sheriff's office where A lot of times they struggle with response to calls because they're traveling long distances to get to um you know whatever wherever the call may be. often caused by suburban uh by suburban sprawl. Uh and so one way that we can

2:10:33try to mitigate that is to locate density, locate intensity into smaller areas that they can respond to quickly while at the same time creating places for people to live in. um and not have to get into their cars to go di to different places. And then on top of that Um i like I said before, we're trying to establish affordable housing criteria that can be built into these nodes. So watch that. People who seek affordability can also live in a place where maybe they don't need a car or

2:11:03multiple cars anyway. Um Because cars affect affordability, car insurance. the gas, the maintenance, so on and so forth. So it's not just an affordability factor with homes, but it's also the transportation aspect of it. So we we set about and we created these nodes and they punctuate the county. That's what these um magenta and light red colors are. Um around and so they break up the various corridors. So the core doesn't span the entire length

2:11:34of 54, for example. It's broken up by these mixed-use nodes, by these placemaking nodes. And what we've done is most of the nodes in the northern part of the county are going to be neighborhood corners. So those are our lower density nodes. because there's fewer people that live in the northern part of the county. In the middle part of the county you're gonna find a lot more of the community squares, the higher intensity version. And then along the state road fifth or US nineteen corridor And at forty

2:12:04one N fifty four is where you're going to find the urban centers. Urban centers cannot go anywhere else in the county except for in the urban concentration area. Um so those are the the mixed-use nodes in short. Like I said, they're gonna allow commercial, they're gonna allow office hotels. They'll allow compatible light manufacturing, because that's kind of what ROR does today. Um in in many different areas. Uh and They'll allow it. The residential. Importantly,

2:12:35in each of these mixed use nodes If residential is going to be on an arterial or on a collector, it's gotta be vertically integrated. with commercial on the ground floors in order to maintain the economic uh development potential of our corridors even within mix and use nodes. This helps to then establish The um Main Street feel that a lot of these um nodes Should have Out to twenty fifty. So with that, I'm gonna

2:13:05take a break on my voice here and let Hyatt kinda walk through some of the other adjustments that were um that are contemplated in in Pasco 2050.

2:13:17Thank you, Terry.

2:13:19Hi, Mazilli, Playing Development and Economic Growth, and it's PopQuest time.

2:13:25Waste time.

2:13:27Pop quiz, we have questions about everything that Terry just talked about.

2:13:31Okay.

2:13:34Sure. How many feet are in a mile?

2:13:36How much does it cost to rent an apartment in New York City versus Pasco County?

2:13:44It depends how many square footage, how many bedrooms?

2:13:48Do you think the price of the car had much to do with it?

2:13:51True. Good.

2:13:55There.

2:14:01David, were you gonna say something?

2:14:03No, I

2:14:03was just kidding around. He

2:14:05was gonna tell us apartment costs.

2:14:07Oh,

2:14:07he

2:14:07was? He knows about that. I used to live in New York City. Oh, that's

2:14:11why. Okay. All right. Hi, I'm Ms. Lily, Planning Development and Economic Growth. So th th thank you, Sari, for all um uh those future land use categories descriptions. Now, a lot of the future land use categories remained unchanged in this update, not because they were overlooked, but they are doing exactly what they're supposed to do. And Namely. We are not touching con conservation lands. We're not touching coastal

2:14:42lands. We're not touching ROS. ROS is a light green color. And that's recreation and open space. And we're not touching public and semi-public future land use categories. Keeping them as is, not changed. Same thing with PDs. We're not touching PDs. We are gonna keep them as they are. They already have their sub-area policies and they are unique and specific to different areas within the county. So they are staying

2:15:12put and um remain in uh with their entitlement as as they are. Uh we also created it's not it's not shown on this map but CPEV Central um Pasco Employment Village is gonna have its own flu since it has uh its own sub-area policy so CPEV will become a flu and will not show as CEO over here with this um uh purple color Uh Gateway Hub

2:15:42is already a flu, Newtown is already a flu, and NPC is already a future land use category, I'm sorry, and they are gonna stay put, not change, remain the same. VOPH and Connected City are also remaining untouched. They have their own comprehensive plan, and we'll just be referring to the comprehensive plan of these. to um specific areas every single time we have something to change. Okay. Any questions so far? We

2:16:13don't want to just present you in this presentation. We want to interact with you and, you know, allow you to ask questions. Yeah, that was all of them.

2:16:24I just wanna move to the last slide. So basco2050.com has The goals, objectives, and policies, as well as the data and analysis for each chapter that were presented to you. So we encourage you and of course our community to check our website periodically because we will be updating more documents. If you want to review policy by policy, of course, we're available if you have

2:16:54any questions. This is not the end of the the engagement with you and with the public. We still will have more opportunities to discuss any concerns or if you have any comments or additional input.

2:17:11Now

2:17:18Well thank you, Hyatt. Uh As this is a presentation. Are there any questions from the from the dais?

2:17:29Well that's the same one that I asked the other day when you and I spoke. If we're going to adopt a comprehensive plan by the end of the year That is a drastic change in How we designate the future land use categories. That then requires subsequent Land Development Code amendments.

2:17:54is then compatible with these future land use categories. What are we doing in the interim? How are we gonna deal with that?

2:18:03Uh Right now we are uh preparing the scope for the land development code update itself that will take place. Um a lot of the because this is an optimization of future land use and not really a full-on change of future land use The existing zoning code Can we uh move us forward. It has the ability There would be a sum reliance, at least in the very beginning, with regard to MPUDs, right? So for example, if

2:18:33you were in a mixed-use node, You wanted to do a development, the MPUD could be a vehicle that could carry you forward in the interim. Um Our existing zones, Euclidean zones, a C two for example, still fits under a C O R core. Um an I L or excuse me, an I one zoning district would still fit under the ORI.

2:18:58Uh is basically going to do what the comprehensive plan update did to the comp plan. It optimize we optimizing we're optimizing the flus here in the land development code update, we're gonna be optimizing the zoning districts.

2:19:12So explain that. So for instance you've got your

2:19:17What did you call it? Uh town square or corner. Community corner. And how does C two fit with that? And C two doesn't require somebody to do vertically integrated mixed use.

2:19:32Uh it does, ac it it does require vertical vertical integration if you're doing multifamily. in the C two um as a conditional use permit. So it's possible. Yeah.

2:19:49Really? I th I believe so. I don't have my notes in front of me.

2:19:58Right. In the West Market area allowed, um, or is affordable housing allowed. Everywhere else is conditional use.

2:20:08Yeah. But again, I think it's a good idea.

2:20:11Mm-hmm.

2:20:12We have a lot of we have a vehicle in place. Uh that can carry us forward. Um In the interim period. Which which would be the M PUD for the more complicated projects.

2:20:28And talk about the IH for a minute. How are you thinking where you would locate I H

2:20:37Well the I H would convert to planned industrial and the policies that govern IH today would also govern planned industrial. The the difference is is that when the application When we finally identified a site that can accommodate the planned industrial That would have to be amended because there's not a lot of IH on the map today. and you would have to establish a sub area policy. Uh to accompany that. In order to relate

2:21:07to your surrounding. Hello? To the surrounding context.

2:21:13Has there been an assessment of You know, we had a great case today. It was an example about what I'm about to ask. And the question is, has there been an assessment? Of the resources. Of the county. And the example I'm gonna give is Mr. Hobby had a case today where we wanted a concrete batch plant. Next to a lime rock mine, a sand mine, which I need both lime rock and I need sand to make concrete. And

2:21:45I think if you look through the United States Heavy industry. is located where the resources are. That's the areas we need to be targeting for the IH. We need to look at what are the resources we have as the county. And You know, on the Unfortunately, maybe we're not as blessed with some of the natural resources as other places, but we do have some and then we should think about how we will utilize those

2:22:16resources and allow the development of those resources. Not just For two. I've been watching this for a long time. And I'm not saying anybody hears guilty of it. It's it's it's it's a problem that I see in land planning all together.

2:22:37There's this theory in planning that if we draw colored squares on a map, that that's where things will go. We ignore the natural development processes of cities and towns and communities.

2:22:55They don't just happen because somebody drew them on a map other than in Washington D C which is a com in Canberra, Australia, which are completely planned cities. But they're centers of government.

2:23:10Every other city is located where it is Not by accident. But by the resources which were around it. New York City is where New York City is because of New York Harbor. Boston is where Boston is because of Boston Harbor, and that's why Tampa and Saint Peter where They are And Newport Ritchie is where it is. That doesn't happen by Accident. I think that's what we have to

2:23:40do when we develop a land use plan is we have to look at What are the things that affect growth? I re I always remember when When I was a kid, fifty four was a two lane road. through a lot of cow pastures from one end of this county to the other.

2:24:01And ultimately as two as fifty four Got Widened. To the four and six lanes that it is. We all got told we will never allow State Road 54 to become like US 19. Well what have we got? Looks like US nineteen. Well, I actually don't find that to be a surprise.

2:24:27You gotta have a road to go on to get to a store. You gotta have a road to go on to get to a neighborhood so things are gonna grow along our transportation corridor. But we have to recognize what are our Major forms of transportation, unfortunately We don't have a like a lot of water transportation here. But roadways are there and we have to expect that growth is going to happen along those roadways. We have to expect that people that

2:24:57want to have industry need a way to get their raw materials in and their finished goods out in an efficient manner. And I hope one of the things we'll be looking at is how to optimize we want jobs, we need to optimize transportation. Who would want to build a factory along US nineteen and so that their tr trailer trucks could sit in traffic jams bringing in their materials or trying to get 'em out?

2:25:26I think we need to Try to get away from Well, I'm gonna declare this area as suburban density and this area as high density and we need to think about what spurs the the growth of density. New York is dense. because New York had that resource, that harbor, that's its transportation. Right. And then business and commerce grew, which then provided jobs for people and

2:25:56they needed housing. And they all needed to be d able to do this efficiently and they developed in a compact location but somebody a city didn't happen because somebody just said I think New York City should be here. And I think that's a mistake we're making when we say, Well, this should be a community cent a community I forget the term you used, community corner. Yeah. town square or whatever it is, that doesn't just happen because you say it does. does. That happens organically,

2:26:26and I think we need to think about land use planning and how that happens in an organic

2:26:33Yeah, to Mr. Moody's point, most most growth in human history has happened organically. It hasn't really been planned. I mean it's it's great for us to try to get in front of things, try to plan things, but most of it is organic. So, you know, and and when you think about organic growth, it's really all like you said, it's all natural resources or transportation corridors.

2:26:55Mm-hmm.

2:26:55Right. So, you know, we we can't pick up I seventy five and move it anywh anywhere else in the county, you know. So Um that's what's gonna drive the the growth is your transportation corridors and your and uh obviously the natural resources. And you know, so for instance when we're looking at industrial, um we talked about this before with another case um that we we saw a while back. Um where the we're looking to do I think it was I L um and uh and maybe been IH

2:27:26as well along a railroad track. You know, that's that's So those types of things that w w we need to be looking at when we're trying to figure out where the best places are, you know, that th these are these are gonna come in based on natural resources and transportation corridors that we have.

2:27:41I I I don't disagree. I think um Mr. Hobby's uh project earlier today is a great example. Where You had the resource that's there. Um today. The mine itself, I believe sits under Res One. um future land use. So it's one of those w strange uh combinations there. I know there's a history involved for why that's all under res one. But the batch plant is a perfect location. Next to a mine. Right. the

2:28:11re the raw material comes out of the ground, it goes to Yeah, it goes to the Processing. And then it goes and hits our streets as a finished product to be delivered to wherever it needs to go. Um so it came forward, today's project came forward as a PD M P U D scenario. Um in the future, what you'd probably be looking at is a It could be a PI M P U D, but it could also be a new version of I2, right? That carries the day with performance standards and whatnot.

2:28:42But I agree with Mr. Moody that The um

2:28:47M most uh most of the land uses that are on our current future land use map have been determined Uh independently by the marketplace. Um and so We don't I anticipate, I should say like this. I anticipate a a decrease in the number of comprehensive plan amendments that come forward. But no plan is ever gonna be perfect. And so you're always gonna have to have a comprehensive plan amendment to make an adjustment to locate certain um land uses in places where maybe we're not thought about here

2:29:17in 2025. Twenty twenty five is definitely a different world than nineteen ninety-one when the comp when the first comp plan came into be. Yeah. Um, we have studied the loc where the location of certain types of industrial activities can go. Uh we did that with the Tampa Bay Regional Planning Council a couple years ago. Um and that helped inform some of the Some of the um applications on the proposed future land use map. But the vast majority of the land use categories that you see on the map today are translations from our

2:29:48current feature landings map to the Um proposed future land use man. Don't get me wrong,

2:29:54I

2:29:55understand.

2:29:56just a minute. David w we you're trying to say something?

2:30:00Thank you. Uh Mr. Booney, Ms. and Derek's point, um, so we're blessed here in Pasco County. We have north south railways on the CX lines, and it's attracting business opportunities already. Uh we have uh reinforced earth and southeast culvert up in Lakucci with rail spurs going into their property. We have Mike. Down by the airport, which is a root trust system that needs rail. And I I expect and we

2:30:30also have the seven diamonds that the Planning Commission reviewed and and recommended approval on, US forty one. And those are the real harder

2:30:39earlier uses. I know. I know we've talked about this before and I think The Chairman was in agreement. One thing that helps to make it a good community Helps its growth. We see this up in Hernando County. Hernando County and Hernando County has an airport. They've got a a runway long enough to land cargo aircraft. We don't have anything like that. I guess over in Zephyrhills

2:31:11but That's a resource that we need to definitely capitalize on. And business people, you know.

2:31:23I had a meeting with a commissioner a few months ago where there's a group of people that would like to make some very large investments in the county

2:31:35But one of the criteria that they use to decide to make the investment was the availability of a five thousand plus foot runway. So they could get their people in and out of here to do to do the things they need. I'd like to see some focus put on developing other modes of transportation other than

2:31:59Gridlocked roads.

2:32:01Yeah, when we closed uh West Pasco Air Park I thought that was a that was a bad move. Yeah. But and uh we need to make some

2:32:11Some uh

2:32:14plan to locate and develop another airport. On the west side here.

2:32:19On the west side, yeah. Uh Mr. Chairman on the east side I believe Zephyrhills received a grant to extend and improve their own. That'd be great. And and and that's why I believe that the National Guard is putting a facility in here because of now the availability of one-way for cargo uh aircraft.

2:32:41I just think

2:32:41we need one on this on this side as well. The other comment I wanted to make has to do with housing affordability.

2:32:51And housing affordability is affected by a lot of things.

2:32:57But I feel like

2:33:02The word affordable housing has almost become propaganda.

2:33:07And we're ignoring some of the reasons why we found housing to become unaffordable very quickly. During the pandemic

2:33:21When

2:33:25I was gonna be like Trump and call him our stupid Federal Reserve Chairman. Um, decided that we should have zero percent interest rates, which means you can go out and Borrow money for a home for thirty years at two percent. That creates a an artificial demand for housing. and then when we saw people fleeing the the big cities up north during COVID

2:33:55And they could spend they could buy for a two percent their own Airbnb. That ate up a whole bunch of the housing stock here in Pasco County. Well I think if we slow down and we sit back. We're about to find that that market is going to adjust itself.

2:34:17All the Airbnb millionaires didn't turn out to be Airbnb millionaires. Now it's gonna be the Airbnb bust.

2:34:26There's a And the other thing is. I think we're going to find out That we've given a lot of entitlements and we had a lot of people that went crazy over real estate here. as these prices were getting to insane values that are now going to suffer the consequence. on Colony Road, near where I live. There was a D. R. Horton Project Brittany Park. It

2:34:56reminds me of two thousand eight. In fact, mister Hobby texted me about it last night asking what was going on with this. We've got an approved townhouse subdivision. All the streets are there, all the utilities are there, all the pads are there. There's nobody there. Nobody's built a thing. If you drive through Palm Winds, yeah, there's like three or four model homes. There's nobody there. I see him clear in The old DCH Dumper

2:35:27property up on Denton Avenue as fast as they can. And I'm going, Well, if they can't sell 'em over here and they can't sell 'em over here. Why are we tearing all this land up over here? Have these people not got the message? I think we're going to find housing may become affordable again on its own.

2:35:47Yeah, to your point we have to figure out a way to um Differentiate between cyclical inputs into housing and systemic issues that are more ongoing. You know, and a lot of lot of a lot of the affordable housing issues are cyclical indeed. So um you know w w it's a it's becomes a political um popular thing to do to to uh have that sound bite respond

2:36:17to You know, what happens to be you know, what everybody thinks is a permanent housing crisis actually is a temporary one due to cyclical inputs into it. So that's that's that's to your point, that's a major um uh item of importance to be able to differentiate between something that's cyclical and something that's more of an ongoing problem.

2:36:39And I'm all for property rights. I am a property rights guy. But I also need to look out I think we all look out for what's best for our community and we say we want to maintain values. Well,

2:36:56uh continuously allowing more and more entitlements and overbuilding that ends up resulting in Empty subdivisions and waves of foreclosures, which I believe we will start to see towards the end of the year. The Trump administration's already announced that these forbear come September, all of these forbearance programs are going away. And I think if you go and do some research, you're going to be shocked when you find

2:37:26out the number of F H A and VA loans that are currently in default. So we're gonna see a f another foreclosure wave. Hopefully it's not as bad as two thousand and eight. But when we have a foreclosure wave. that drives down the value of your house and of David's house and Chuck's house.

2:37:46So I think going forward When we get in these housing mania cycles or maybe the next one's a commercial mania cycle, we need to be a little more thoughtful about preserving our own values going forward.

2:38:04try to level that out a little bit rather than massive peaks and then sudden swoons in the market because when those swoons happen in the market that creates massive we want jobs, that creates massive unemployment. We saw what happened after in two thousand and eight. There's a lot of people that are in that make their living in construction and in mortgage lending and real estate brokerages and Land

2:38:35use attorneys, th all of a sudden there's no war engineers like myself, all of a sudden there's no work for them. when we have a bust. So we have to be very careful about controlling some of the booms, I think, or being at least mindful of them.

2:38:48Yeah, it speaks to the interference of government into self regulating market cycles. You know, if you if you believe in efficient markets theory, you believe that the market can regulate itself and when the government tries to introduce input into that system it can often And

2:39:04that's what happens when we lower interest rates to nothing. Yeah. And I understand the county commissioners didn't lower the interest rates to nothing, but

2:39:14Well that's a good example. We all need to be aware of.

2:39:16These are all good points and a very good discussion. I would just like to keep an eye on one prize, and that's our employment generation, which generates housing demand. Uh Moffat has 16.5 million square feet. We've got about another 15 million square feet in title floating around I-75 and 52. We've got burgeoning industrial and our clear areas. We even have a one and a half million square feet. put business park going into Hudson that that uh Mr. Girardi's working on. So I I think that's going to be driving our organic

2:39:46demand for housing, not just the in migration play and that's cyclical type of uh housing demand. So we we've got a robust demand and frankly We will be under housed in five years or ten years, depending on the economic cycle. If we don't put in some housing.

2:40:04Well, I think we we have to realize we're always gonna have cycles. And if we think we can control cycles Then you you probably also think you can control the climate. But

2:40:18Well I don't

2:40:19know. They've got

2:40:19this whole

2:40:19section of the

2:40:20comp plan where they're gonna try to do that. But the sun comes out in the summer it's gonna be

2:40:24hot.

2:40:25And when it doesn't in the winter it's gonna be cold. And you just have to learn to ebb and flow with those cycles. You cannot It's impossible. There's so many factors that influence those cycles. There's no way you can harness them. There's no way you can anticipate them. That's one of the hardest parts about managing growth. is that we we try our best to anticipate where things should go and on main corridors and so forth, but No

2:40:55matter what we do. We find out twenty years later that wh why'd we do that? W wh why did we ever think that would go there? I mean You talk about fifty four when it was two lane. Who would have ever thought any manufacturing would go out on fifty two? Out in the middle of the cow pasture. And we we would would have never thought that. There's no way to anticipate that. Things. Ebb and they flow. And we we do our best to manage it. But

2:41:26we can't control it. Yeah. Um that's that's the nature of the stock market, that's the nature of the re of real estate, that's the nature of every aspect of our lives. Um We just try to do the best we can. We're

2:41:42not God. I I think that's the nature of any good planning process, whether it's planning a a community and a county or it's you know, planning the future of your business or the future of your life is You know, you you can't figure out all the details ahead of time because stuff's gonna happen. Th the the key to a good plan is being able to roll with the punches. That's the hallmark of of any good plan. Yeah.

2:42:06Mr. Chairman Mariano.

2:42:09As far as the schedule goes, the the goal is to have the the new future land use map adopted by the end of the year. And that's gonna replace the current future land use map?

2:42:18Yes, that's the schedule.

2:42:20Okay. And

2:42:24Also with that same schedule is to have the entire comprehensive plan, the new comp plan adopted by the end of the year?

2:42:31That's the project schedule, yeah.

2:42:33I I think I heard the consultant say that there's this is really a strike through underlying exercise for the most part. I know we we spent quite a bit of time today, probably rightfully so, 'cause that's kind of our focus being the the planning commission is on the land use element, but Is there gonna be draft documents for the public if everybody see for all the other thirteen chapters?

2:42:54There's going to be draft documents. Um we're gonna be providing them for the various open houses. You can you wanna speak to that?

2:43:01But if you don't go to the open house, I guess I d are they online something. Yeah, they are on our

2:43:05Pasco twenty fifty dot com website. And we'll be adding more um chapters as we finalize the drafts.

2:43:11Yeah, because I mean uh in fairness I saw this was on the agenda today and I hadn't looked at any of the Pasco twenty fifty stuff to date,

2:43:17so shame on me. But I have

2:43:18to do that.

2:43:18No, that's okay. This was my

2:43:19Which

2:43:19ones are on the website today?

2:43:21Uh we have plays, we have conserves, and lives. Soon we will uh bring up adapts, partners, and works.

2:43:30Is there any

2:43:34Is the communications department doing anything to alert the public that those things are out there. I've received multiple complaints from citizens, some of whom I think are conspiracy theorists, but That They feel like this is all being hidden from them. So if it's there, I think there should be an effort to try to alert people that it is out there.

2:44:02Absolutely. So the communication or the media relations um will be releasing up will be doing a press release in the next two weeks to advertise the public workshops. And of course at the public workshops we will be and now or the open houses, sorry. Thank you. At the open houses, we will be informing the public where those GOPs or the drafts of the GOPs are on our website. But we might want to also let them know on our social media that those drafts are available on the websites for their review

2:44:32as well. So I will make sure to put that on there too.

2:44:38Do you think it'd be worthwhile at least till everybody gets used to the names, at least like where it says Pasco plays, Pasco conserves, like to maybe a Next to that. When they're listed, like say what element that is? 'Cause I I can't I can't tell you what I I listened to your presentation for however long today. I can't tell you what element's the future land use element or what chapter. Okay. So I d I don't know what I'm looking for. Am I looking for Pasco

2:45:04So grows is the land use. Grows because we're growing with the land use They are themed chapters, so they kind of follow what the what the intent of the chapter is. So we also have them as on the on the cover page. as an under subtitle. Of the of the chapter. So you will see Pasco Partners is intergovernmental coordination. Well yeah, I just didn't see that on the website.

2:45:30And so frankly when I go there

2:45:32and look at the drafts

2:45:32that are there today, I only see Lives, Conserves, and Plays. I don't even see gross.

2:45:36Oh okay. I will I will add them on there. Yes, I will do that. Yeah, I will we'll add the name.

2:45:43It's a good comment.

2:45:47You gotta make it easy for us.

2:45:50we're uh I should have a lot of work.

2:45:51Whatever

2:45:52works, yeah.

2:45:53Definitely. Yeah, we're here to serve, so we will definitely put that on there.

2:45:59Great job. There's

2:46:00been a lot of people doing a lot of hard work in this. I mean it's Yeah.

2:46:03it's it's an effort. It's a big effort for sure.

2:46:08That's why they put you in charge, right, Terry?

2:46:14And

2:46:14hiat.

2:46:15And I will tell you I just to be clear that it's

2:46:18a very much a community based planning process. I

2:46:21do like the flexibilities to kind of cover the gaps. I I did think that that was a very positive development. And when you made the presentation to me, I thought the same thing. Okay, we don't have a res we've got a res one and we got a res three, but we don't have a res two. At least this does something to try to cover the gap and I think that's good. We brought that up before.

2:46:44And and remember that it's an optimization of our future land use. It's not scrapping it. It's optimizing it. It's raising it to the next level.

2:46:54A lot of the questions are Most people are concerned with is density and intensity, right? Those are still things that we will have local control over. We won't have to send our density questions up to Tallahassee. if we're playing within the density ranges, right? Right. If we do a comprehensive plan amendment, then yes. It's the typical process, right? But if we're within our density ranges we will be able to have those density and intensity

2:47:20via the land development code at the at the zoning stage where we can actually say do you meet the criteria, yes, no, and make the judgment call based on the hard the hard facts of the of the case that's being made. So it this isn't like we're throwing things out. It's an optimization and a greater allowance Allowance for a more locally context sensitive based approach to how we want to see density and intensity form in the county.

2:47:46And I really like the emphasis, Terry, on the shortening up the time when people want to use their property that they don't have to wait eighteen months to figure out if they can use what what's that's a real problem.

2:48:00It's a it's a problem on two ends. It's one for them, which is a bigger problem. Right. But it's also a problem for if we're honest, it's also a problem for the taxpayers who are are having to pay our salaries to operate these long processes all these months.

2:48:20Yeah, we we gotta get Barbara out of this, Neil.

2:48:25We gotta prepare for our retirement.

2:48:26Yeah.

2:48:31Okay. Any other questions? You're all invited to the open houses this summer. All right. Not all together, I guess.

2:48:42Thank you. We'll have some ads.

2:48:44I have no closing comments.

2:48:50Any questions?