PC7 PC8 Arcola Shady Hills townhomes comprehensive plan and MPUD
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The county’s agenda for Planning Commission, May 15, 2025
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Machine transcription of 38m of recording, with speaker names inferred from voice matching. 54% of 166 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
The next item that we have on the agenda is item P7, presented by staff.
Mm-hmm. Good afternoon. Robert Irving, Planning Development and Economic Growth. First thing I want to knock out of the way is there was ex partees that were submitted to the clerk for both items PC seven and PC eight.
Yeah, so I'll be recusing myself.
Yeah.
Mr. Bunza Costini Millan handed the gavel over to Mr. Gerardy.
So this is C Pass twenty four sixteen, our colour townhomes. It's PDE twenty five zero zero thirteen and it's comprehensive plan amendment. And the proposal is from Res One, residential one dwelling unit per gross acre to res nine. Nine dwelling units per gross acre. And the intended the intent of this amendment is to allow for a maximum development of 186 platted townhomes. And the project is located on the north side of Krello Drive? Bounded by Anherst Lane on the east side.
Approximately two hundred and thirty one feet west of the Sun Coast Parkway. And there is an accompanying MPUD rezoning that you'll hear after this item. Here's the project's location. It's located in the north market area, just north of the urban service area. Here's the aerial.
Here's a transportation network and it's kind of hard to see in this, but in purple outlined on the east. West side of the Sun Coast is the Sun Coast Trail and Crello Drive.
The existing future land use is Res One. Which would allow a maximum of twenty twenty-eight homes. The proposed future land use is res nine. And that would allow a total of two hundred and fifty four homes. But the MPUD conditions of approval cap that at 186, and that's a density of 6.6 dwelling units per acre.
And the proposed amendment is consistent with the following comprehensive plan policies. Policy Flu 1.1.2, Concentration of Urban Densities, Policy HSG 1.1.2, Comprehensive Plan Amendments. Policy flu one point four point three, transitional land uses. Policy flu eight point one point five north market area and policy flu one point ten point one compatibility. And this comes to you with a recommendation. To find the proposed amendment consistent with the comprehensive plan.
Is there any questions for Robert?
No. Oh yes, I do have to mention one thing. There is a couple typos on this memo. The density calculation was at thirty acres and the the memo speaks to thirty acres. It's actually twenty-eight point two one for the survey. So that'll be corrected before the BCC.
Uh Nictario Spito is playing Development Economic Growth. Just to note that the U.S. The the request is for density over six. Which means that the comprehensive plan has to jump up to res nine to capture that density. So The six point two or the six point six is just to the res nine at this point. Okay. But the density is accurate in the M P U D.
Thank you. Okay. Is the applicant present?
Barbara Will Hide, eighty six twenty seven, Grand Boulevard, still? Well For the applicant, um NVR Ryan Holmes.
So when I do these presentations, I just kinda do one. So I know there's the comp plan and the MPD, but I just do one. So here's my presentation. This is the context of where this property is is located. You can see to the west is Cruise Lake Middle and to the to the south is Margiella. looking at their capacity, not that I can do anything as well as Mr. Williams can do, but Mary Giella from the capacity analysis was eighty one percent capacity, Cruise Lake forty seven percent capacity.
So to me Um you don't see those numbers and that's where these some of these projects become pretty important um to get kids in those schools so they don't end up closing. I mean I think Elfers Elementary is it's a shame that that that sh that uh school closed. So Just my opinion there. This is a context map that shows a lot of what's going on in this area. With this the two schools that I mentioned, there was a res9 land use that the county did
in I think 2022. You can see the PSP, that is the resource recovery plant, the county's facility there. Gary Plastics to the south of of uh has come in. There's about three hundred acres of I uh I L to the south of Gary Plastics. You've got EC So, and then to the PD that you can see on the on the east side of Shady Hills Road and the West. That is Greenfield, that's the Poulty Project. Del Webb on the east side is 55 and
over. West side is going to be mixed use, have some commercial, office, industrial, and those types of uses.
This is our plan for our project. Again, these are minimum 24-foot townhomes with no more than six units per building. So they're higher-end townhomes.
We have a particular buffer that we looked at for the eastern eastern boundary.
along our eastern boundary over here. I'm gonna get this for you here. We have doubled, we have had an enhanced buffer for that, thinking about you know these these uh residences over here. This is Anherst Lane right here. You can see Anherst Lane, the dirt road. It is um on this property, the client's property that they're purchasing. We're gonna dedicate right away so that Anherst Lane can now, you know. No, exist not on private property.
Our density, as you as of they've said, is six point five nine. We're complying with PM twenty six. We have desic dedicated visitor parking that exceeds the code. Again, that's tw point two five spaces per unit outside of the driveways and and the garages. We actually exceeding the parks and open space requirement for this plan, two point two five acres that we're providing, and we're only required to do one point. It's the eye test here, eight six.
Ha ha.
One other thing that's i is interesting what we did. And we've done it with each project that's come along Shady Hills in this area was we looked at bike ped connectivity. And I'll flip forward a couple things here. This was the plan when Poulti came in. This is actually from the PowerPoint PowerPoint. And what Poulti did was really focused on this sh portion of Shady Hills Road all the way up to here. They filled in these gaps so that on both sides
of the road Um eight foot paths on both sides of the road, filled in off site gaps. all the way up to the school, this project here did more here. And so you start to see and then the county is going this way up up Shady Hills Road. Um So this project Again, in keeping with what's going on and what can this project do for the community, this project is going to do an eight-foot path on the south side of Krella. Krella is a lighted
signalized intersection, by the way, at Krella and Shady Hills Road. It's going to do an eight-foot path on the south side of Krella from Shady Hills to the Sun Coast Trail. So right now you just have to go on the road, you know, to get there, walk or or or s or walk on the side of the road, but we'll have an eight tight eight foot multi-use path. On the north side where where our subdivision is, we're going to do a five-foot sidewalk along our frontage, and and this a lot of this is what how we pick this is based upon a survey of the right-of-way, you know, what
can we fit. So five feet along our frontage, the school board asked us to continue that sidewalk off-site to Cruise Lake and to to be able to get our children to Cruise Lake safely. We also are doing a crossing, we're crossing over a lighted crossing, I guess a signalized crossing with the the flashing lights to get our children down to Mary Giella. coordinated with the school board to get the improvements and agree to the improvements needed to get our
kids to school. But then we also looked at, well, what else can we do to add to the bike ped experience in this area? I can tell you that the county has a project to add a sidewalk up Shady Hills all the way to Bosley. Um and I was reading staff's report again and they were mentioning that there's a traffic uh there's a bus stop up at Peace and I guess that sidewalk will go up to that sidewalk, uh up to that bus stop, which I thought was interesting. See if I have anything interesting here. This is our product,
um, NBR Ryan Homes product
And we have a calculation, not that you could read that, um I failed the eye test, but there is a calculation again of of our impact and mobility fees um for the project.
And that is it for me for the moment. We have our team here. You'll recognize some of them.
I
Jeremy Couch and Steve Henry.
I just have one, Barbara. Um thank you for working with us on those sidewalk improvements. What what's the um And uh I'm sure it's fine, but just for my knowledge, what's what's your western landscape buffer? What's that requirement?
Oh, to you? Yes. That would be a good question for Jeremy.
Oh okay, good.
He's gotta come up here and Hopefully tell you about that.
Sure, no problem.
Chairman Mariano Jeremy Couch, Tampa Civil, 17937, Huntingbow Circle, Lutz, 33558. Um Commissioner Williams, you are going to test my knowledge of the code. uh off of the top of my head, but I believe it is a fifteen foot type B. which requires a six foot solid fence and a continuous shrub row and evergreen trees every thirty feet. Um
if during review um It's determined that it's not a Larger, we will do the code requirement.
Okay.
Thank you.
Okay. Uh any other questions for the applicant? All right. Uh Ms. Jana? Anybody signed up I'm assuming?
We do have two individuals signed up to speak on this item and I'm not sure if they would like to speak to the CPA or the MPUD first. Uh Mary Ann Crandis.
Mr. Chair, I mean. He might want to just open up the public hearing to both items.
Okay. Yeah.
So they can speak to both.
Okay. We'll open up to public hearing for both items then. So when you're there you can go ahead and speak to both items if you intended to. Terry?
Um general would you like your presentation on the MPU deep?
Um
Probably a good idea.
Yeah, probably should.
Sorry about that.
All right. Barbara kinda ran through a lot of the high-level stuff, but I'll try and cover more. Uh again, it's Robert Irving with Plain Development Economic Growth. This is the Arcola Shady Hills M P U D. It's PDE 257850.
The project overview, it's a zoning amendment from AR Agricultural Residential District to MPUD Master Plan Unit Development to allow for the development of 186 townhome units and associated infrastructure on approximately twenty-eight point two one acres. And it's located on the north side of Krello Drive, approximately twelve hundred and seventy-five feet. east of the intersection of Carla Drive and Shady Hills Road. Here's a location map. The zoning map. Showing the existing AR.
Yeah.
And on the context map, just as Barbara mentioned and just to cover a little bit more, um Shady Hills Road from Krello Drive to Bosley Drive, there's a five foot sidewalk that's currently at thirty percent design and is anticipated to be constructed in fiscal year twenty twenty six.
Um and as mentioned before you'll see the Mary Giel Elementary School to the south. The Cruise Lake Middle School to the west.
And also to note the Krellett Estates town owned project, which is just to the southwest. Um was responsible for constructing an eight foot multi-use path that brought the path up to Carlo Drive and then this project will be bringing it to the Sun Coast Trail. So that's what's shown on the master plan as well. And in red you'll see shaded the type B twenty-foot. buffer and then you'll see on the north side of Krella the five foot sidewalk that was mentioned that'll connect to the school access
and then the eight foot multi-use path on the south side.
Here is the MPUD binding concept plan.
And
The applicant requests a variation from 9016011 street access to adjoining property to not provide an interconnect to the west, as that's the existing school property, and it would not be feasible. Um The applicant providing enhanced pedestrian mobility or sorry, let me rewind that for a second. PDE is in agreement with this variation as it meets the intent of the code. as there's an existing school with fields and recreation to the west side that make it not feasible for an interconnection. And additionally, the applicant providing enhanced
pedestrian mobility through the conduct construction of the eight-foot multi-use path. five foot sidewalk and the safe crossings with flasher help support the variation. And this comes to you with a recommendation of approval with conditions.
Okay. Any questions for Robert? Okay. Very good. Thank you.
You wanna just Barbara do you think?
Barbara do you need anything else? Okay. All right. So back to public comment.
The first individual we have is Ms. Mary Ann Cranidis.
Thank you.
When you come up, just a reminder, state your name and address and acknowledge that you've been sworn or we will swear you in if you have not.
Okay. Hello. My name is Marianne Cornitas. I live at [address removed]. Okay.
So
Did you swear in for
a year?
everybody.
Okay.
No, we'll need to get the clerk to swear you in. It's just she'll go ahead and take care of it.
Do you swear from the testimony you're about to give is a true so lovely God?
Yes, I do. Thank you. Okay. So um the reason I'm here today is I'm basically I'm requesting to deny this project that's that you're talking about behind Cruise Lake Middle School. And um And I'm just basically I Did some research on AI. You know, I used my AI to answer some of these basic questions and um I'm just gonna review. what some of those are. So why should houses not be built
on wetlands? So according to AI, houses should not be built on wetlands because these areas are crucial for wildlife habitat, flood protection, and water purification. Building on wetlands can disrupt these ecosystems, lead to environmental damage, and also violate legal regulations protecting these lands. Number two. Okay, so this is AI. What percentage of Florida land is considered wetlands? Wetlands cover approximately 20.3 million acres in Florida, which is more than half of the state's land area. Although the exact
percentages can vary, Florida has more wetlands than any other state in the contiguous United States, and that's according to the U.S. Fish and Wildlife Service. Another AI question. Has the wildlife population in Florida diminished due to building? Yes, the wildlife population in Florida has diminished due to habitat loss and fragmentation caused by urban development and road construction. This has led to increased threats to various species, including reduced genetic diversity and higher
mortality rates from vehicle collisions. Number four, what is the motive for overdevelopment in Pasco County, Florida? The motive for overdevelopment in Pasco County, Florida primarily stems from the desire to increase property values and generate additional tax revenue. Source Tampa Bay Times. Number five, what are the risks for building in a place prone to natural disasters like flooding and hurricanes? Building in areas prone to natural disasters like flooding and hurricanes poses significant risks, including structural damage
from high winds, flooding, and flying debris. Additionally, these regions often face challenges such as increased insurance costs, regulatory hurdles, and the need for specialized construction techniques to ensure safety and resilience. Um so I also was looking up about what are people still dealing with in our area from the twenty twenty four hurricane season. And um basically uh There was uh four billion in FEMA flood insurance claims.
Nearly four forty thousand six hundred claims made to FEMA national flood insurance program in the Three Carrane region amount amounting to over four billion dollars in damages. Tampa Bay accounted for well over half of the flood claims made in Hurricane Helene and Milton nationwide. Okay. Um So let me skip down to uh the 42 million gallons of sewage pollution. Okay, so a state analysis
of state pollution reports by the Tampa Bay Estuary showed 48% of waste. Okay. So basically I I also talked about a quote from Craig Fugate saying that some people will never recover, they will be financially bankrupt. That was our former s former uh FEMA administrator and our Florida guy for and then I I also talked about the well fields in Florida and a lot of our water that goes south comes from our well fields like
the north Pascoal Wellfields and the future of the Florida aquifer in regards to overdevelopment and water supply. The future of the Florida aquifer is concerning due to older development. Which is leading to an increased water demand from the aquifer and that m might not be able to sustain. As the population grows and more water is extracted, the aquifer faces significant challenges, including declining water levels and potential shortages. Okay? And in terms of how
that area, we don't need more houses in the back of that school. We don't need and first of all, those houses are gonna be way too expensive and we need more reasonably priced stuff.
Yeah. so I don't I don't I I request that you deny it. Okay. Okay. Thank you. All right.
A curiosity question for the county attorney. Yeah.
I asked AI, is that hearsay evidence or is is that substantial competent evidence?
I don't think it what matters is her her testimony. I don't I mean I don't know the it matters what the source of her testimony is, but she's not a good idea.
I understand. You can still accept her testimony. Okay.
Not much.
Okay.
The next individual I have is Pastor Jen Kur cur I'm sorry, I'm gonna mess up your last name.
Pastor Jen Kerouac, uh Shady Hills Mission Chapel, 15925 Green Glen Lane, Spring Hill, Florida. I have been sworn. Um I sent pictures, so don't start my time, and I sent pictures.
Yeah, I think Patty's pulling them up now, I think.
Do you know who you sent them to, Jen?
It was like the normal email address that I always send it to, whatever the PC admin? Yeah.
Scribe take me a minute. Um
'Cause I don't have access to that email.
I can try and send it now.
Yeah, I think she's working on it. We won't start your clock yet, Jen.
Don't do it. How's your day going?
Uh
Directly.
Sorry, Jim. Doctors are lines.
Okay. What's the email?
Okay. C R I S Yeah. Why? Bye. Okay. Yeah.
Yeah, okay.
Patty, I just emailed them to you because she sent them to me during the meeting.
Did you send them? All right. Okay. Then I don't have to to do I need to send them then.
Just waiting for it, essentially.
Order these things that I probably should think about.
And then if you just I don't know how if you wanna scroll through them. Um these are pictures and and my main concern really is um the lack of ability to accommodate the current traffic. Um You know, there's a couple things here and I'm just gonna read right off the memo, I'm just gonna speak to it. Um the North Market area envisioned as a predominantly rural area. If you move
down, it says, you know, the goal is or the mission is to preserve rural lifestyle, agricultural lands, and natural resources. And so we've had an influx of development. We've got 1,200 homes and patio homes and things like that. There's another project that just started clear-cutting, burning stuff down. Um that was from twenty twenty two. I haven't even had time to look into it. Um the concern is, you know, the lack of Uh
we just went through the hurricane season, the county, I just watched the workshop. It's like I don't know eighty four million dollars that hasn't been paid back. Um that's funds out of the general um account apparently. And so the the lack of ability to even wrap my mind around the fact that the current traffic study is from 2023, which does not even include all that's mentioned in here with
regards to compatibility. And I won't even get into the usage of private residential increases. Egress and utility easements. So that is a big concern of mine, but mostly there was a young man, 18 years old. David Householder, who was killed at the corner of Green Glen and Shady Hills Road on April first of this year. I have been coming to these meetings. for
a very long time, longer than I even care to recall. No personal, you know, issue there. But we're 63rd out of 67 in counties with regards to how many deputies, the safety of our of our citizens. Um 63 out of 67, but Pasco striving to be a Premier County. Um You know Thirty months away. When somebody moves in from
their house, the sheriff is thirty months away. Um the also the traffic study, and I'm just trying to make up my notes, 12.7% growth. According to I believe it was the census, not 2% growth that's noted that's noted in the traffic study for transportation needs. 2045, I think Mr. Moody uh spoke to it earlier with regards to 2045,
2030. I mean, you know. And I've continued to ask when Shady Hills isn't even on the map. I mean, they say that it is, but it's not. And so, you know, the idea that Um in our code at let's see Uh nine oh one point two it says that the goal is to, according to Florida statutes, for This group here
to do what's in the best interest of the public health, safety, welfare, and convenience of the Shady Hills, Leisure Hills, Hudson citizens. To add this now, it's well ahead of its time. There's 43% of vacant houses. 43% of the housing in Pasco County, according to the census as well, was vacant. Pasco County. So I'm asking based on this that you
would deny it today, but at a minimum if you choose not to deny it, I'm asking that Ms. Wilhite and her clients would at a minimum have a meeting with the citizens of Shady Hills. We've been opposed to these things for a long time because of the road. Her clients not gonna pay for the road and the county can't afford the road right now. How do you accommodate it? I ask you to deny it.
Jack. Jan.
Clarification. I understand the growth may have been twelve percent, but it's a code requirement that they use two percent. They're only following the code when they do that. I'm not telling you the code's not broken. But that's how they get away with that.
It was the information, right? Right? The projection is two percent growth. I understand that that's according to many different Places, right? But the reality of it is, is twelve point seven percent was the increase.
I'm not disagreeing with you. I'm telling you what they're doing is following a broken code. And that's where you cannot develop.
But to be clear, I think the code r says it's a minimum of two percent.
When Steve Henry comes up here, we'll ask him how many times he's applied a number higher than two percent to a development. They that's what they do.
It's just not it's not real. It's not fact-based. The decision should should be fact based. Right.
I'm not gonna disagree with you about that.
And that was twenty four, twelve point seven percent right.
Thank you.
I think that's all. Anybody else? Is that everybody?
There is nobody else signed up for comment on this item.
And nobody on WebEx?
Correct. There's nobody on WebEx.
Barbara Woolheit for the applicant. Um the project has no wetlands. There is regarding wildlife, obviously we have listed species requirements that we have to follow. There's also a pretty substantial ecological corridor on the east side of Shady Hills Road. as you go o cross the Sunko's Parkway. So the area does have a significant environmental um lands acquisition program there for an ecological corridor. The project has no floodplain. It's zone
X. There will be no sewage pollution. The project's on central water and sewer. There'll be no reclaimed because this property is with th the area that we're in is the WikiWachi BMAP. Um So there's no um reclaim there. With regard to the North Market area, I think staff actually wrote I I've writ written a lot of these things myself myself and r and read a lot of these things, but um ultimately The North Market Area is envisioned as predominantly
a rural area with activity centers, employment nodes, and village centers at strategic locations. Development should be concentrated in clusters or nodes with a balance of mutually supportive uses. And staff rights: given the proposed development's proximity to public services such as schools, parks, and roads, and is adjacent to an industrial and public public, semi-public lands, the increase in residential density is appropriate in this area to achieve a balance of mutually supportive uses and maintain economic viability, which is consistent with the vision of the North Market Area. remind
you of what the school capacity is in this area as well, which also goes to making sure that we have a mutually supportive infrastructure and that we where we put infrastructure in, that we have density in those areas.
I know that that's a topic of conversation regarding Shady Hills Road. I I can tell you that from my conversations it's the their support to prioritize Shady Hills Road, that's gotta be done by the board. It's ultimately a board issue. We do have overall our impact fee and mobility fees are 3.6 million with the mobility fee share 1.4 million. What we do is obviously we pay our fees, but then we also look for those opportunities that what we can do on a project level where we can make a difference and do something for the community, we did it
here. We looked at the we saw an opportunity to get that multi-use path. all the way along Krella to get to the Sun Coast Parkway, to make that c Suncoast Trail, to make that connection. We saw that opportunity as something our project could do to make a difference and we're doing that. Um Steve Henry can come up and talk traffic with you. Do you have any other questions other than traffic that we can answer?
Thank you.
On the issue of traffic, thank you for actually attaching the traffic study to this one.
Good job.
Steve Henry Lincoln Associates, five oh two three West Laurel, Tampa, three three six zero seven. So do you have a a question? I actually don't. Okay.
Yeah, actually since I will, since I it's a toll Jen I'd ask you that, how many times do you actually use a growth rate of more than two percent in a traffic study?
Uh I mean we do it I I would say probably twenty five to fifty percent of the time. I mean because what we do is we look at and in this case we did use more than two percent. We used two percent plus we added in the Cruella States traffic for their their traffic study. So it was actually more than two percent. We had two percent then added their traffic on top of it. So this was More than two percent that this particular one. Uh but for the most part w what we do is we look at the historical growth rates in in the general area. Uh DOT published those and
so we look at at the counts, historical counts, and then we come based on that, we either use That if it's higher than two percent or if it's lower, then we use the two percent. And and in this one Because it was a plan amendment, we also used we did the needs assessment which used the the projected twenty forty five volumes on Shady Hills. And then the timing and phasing was looking at the the build out of the project with the two percent plus the additional project.
And so I want to be clear, yeah. Our county staff has the ability to require him to use more than two percent. I mean the code says It's two percent unless other reasonable rates are determined to be more appropriate by the county. So if our county staff tells him to use more than two percent, he's gotta use more than two
percent. Absolutely. ninety percent of our projects is i in the appendix we use we we include the DOT historical counts and then we we come up with a growth factor for those to say, okay, here's what the historical growth rate is in the area. And then based on that we say if it's less than two percent, we use two percent. Uh if it's more then we use that growth rate. But we but that is in our traffic studies to document how we come up with that growth rate. I I
understand. Okay, sure.
I understand. You're not gonna tell the average member of the public that drives on the roads around here that the traffic grew by two percent. I I don't care what the DOT says, I don't care what the county staff says and I don't care what you say. We all drive around and we all know what we see. That being said, I don't have any questions about this project.
I would also comment, because this is relevant to the last application, this traffic study does not show any failures. Correct. So it does not have the same issue that the last one had?
I said made a comment, made it sound like all of our traffic studies show failure 'cause they they don't.
Okay, any other questions?
Motion.
So we make an emotion for both.
Uh do one at a time. What do you have to do the land use first?
Move to approve item PC seven.
A second. All right, motion and second. Any further discussion? All in favor? favor? Aye. Aye. Opposed? Motion carries and the Chairman Greg abstained from voting. And now PC eight.
Motion approved.
Motion to approve and a second. Any other discussion? All in f all in favor? Aye. Opposed? Motion carries again. Chairman Gray abstained. Uh Matt Mons, Commissioner Ones.
Okay.