CL Shady Hills MPUD PDE 26 7888 townhomes
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The source document
The county’s agenda for Planning Commission, Oct 16, 2025
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What was said
Machine transcription of 1h 6m of recording, with speaker names inferred from voice matching. 70% of 299 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
The item before you today is the CL Shady Hills MPUV. It's PDE 26 7888. This is a proposed zoning amendment from a C2 General Commercial District to an MPUD Master Plan Unit Development. To allow for the development of 160 plotted townhomes and associated infrastructure on 24.1 acres. And the subject site is located on the east side of Shade Hills Road. Approximately seven hundred and twenty feet south of the intersection of Shaker Hill Road and County Line Road. So
here's the subject site. It's located in the Northwest corner of the county in the North Market area.
The subject site is located on the east side of Shady Hills Road, just south County Line Road. And to note, there's a low point on the northeastern corner of the subject site, which the commercial developments that you'll see to the northern extent of Shady Hills Road currently drains to. And there's also bare patch land in the southwest corner that you'll see that provides existing drainage for the eastern side of Shady Hills Road. Here's a zoning map, the existing zoning, C2 General Commercial District. And it's important
to note that in 2015 there was a conditional use approved, CU 1517. to allow for multifamily dwelling units in a C2 general commercial district. And this permitted MFU multifamily density, multifamily high density district, which Would permit a maximum density of 18 dwelling units per acre, totaling 434 multifamily dwelling units on the subject site. The applicant's proposal today of 160 townhomes would equate to a density of 6.7, resulting
in a density decrease, approximately 11 units per acre.
Here's the future land use, which is ROR, retail office residential, and would allow a maximum of 24 dwelling units per acre.
And here you'll see the master plan. So the MPUD will have one functional access located generally in the center. with a secondary emergency access towards the southern boundary with pedestrian access. And the applicant will be constructing a 235-foot southbound left turn lane. And you'll also see shaded in, I believe, orange on the master plan there. The outcome will be constructing an eight-foot sidewalk along the project's frontage on the east side of Shady Hills Road. And the lot dimensions are shown in the bottom right hand corner. The
tunnels will be 18 foot in width with 90 foot in depth, the minimum dimensions. Let me correct that. With a max height of forty five feet. So here you'll see the binding concept plan that depicts the proposed layout of the 160 townhome units. You'll see that eight-foot sidewalk again shown. And additionally, on the northern park area on the subject site, you'll see pedestrian access to the eight-foot sidewalk on the east side of Shady Hills Road. Um there'll be a type B buffer to the northeast and south. The
townhome units shall be limited to two to eight units and no more than two stories. Another thing to note is a maximum of 50% of the total town home buildings within the development may consist of eight units. And then Of the eight unit town home buildings, they shall not be constructed directly adjacent to another eight-unit town home block.
So here's a context map. So on the context map, you'll see Shady Hills Road just west of the subject site and Another thing to point out, the applicant additionally included a condition of approval for an off-site improvement for construction of an eight-foot sidewalk from the project's southern boundary to the entrance to Shady Hills Elementary School along the eastern side of Shady Hills Road. You'll see that in that darker orange shown. Just to provide some overall context for the pedestrian network of the Shady Hills Road Corridor. Del Webb
is constructing a deep footpath on both sides of Shady Hills Road from Canyon Ridge Road to Cruise Lake Drive. The county has plans to put a five foot sidewalk. On the east side of Shady Hills Road, which is currently a 30% design and is anticipated to begin construction in fiscal year 26. Spanning from Cruise Lake to Bosley. So what I'm driving at here is after this proposal with the condition I just mentioned, there'll only be essentially two missing segments of eastern sidewalk from Bosley to the Entrance
to Shady Hills Elementary and then from the subject sites, northern eight-foot path. Two County
Line Road.
The
applicant seeks a variation from LDC Section 901611, street access to adjoining property. The applicant requests not to provide an interconnect to the north, south, or east due to the existing site conditions that make it not feasible to provide an interconnect. As I mentioned earlier to the North at Subject Site, there's an existing on-water stormwater, on-site stormwater retention pond that provides retention for the sites of the Northist subject site, extending to the commercial uses that are located at the intersection of Shady Hills Road and County Line Road, which will need to be modified
to accommodate the proposed development. On the southern portion of the subject site, there's an existing stormwater pond that serves the eastern side of Shady Hills Road and will need to be also modified. for the new portions of Shady Hills right away, which will be dedicated and make an interconnect not feasible. To the east of the subject site, there's an existing power line and natural gas corridor, which makes an e interconnect not feasible. Given the site constraints, the public purpose of the southern Pashan accommodate retention for the public right-of-way, and the additional pedestrian connectivity
added to facilitate circulation. PDE is amenable to the request and find that the requested variation meets the intent of the code. The applicant is also seeking a variation from LDC Section 901.2i Transportation Corridor Management. The applicant proposes a variation to the right-of-way preservation table corridor width for Shady Hills Road from 166 feet to 124 feet. PDE has met with the applicant and the county engineer and at the advisement of the county engineer Revise the proposed dedication of right-of-way
to 124 feet to accommodate a planned transition to a four-lane urban section as opposed to the existing proposed rural section with swales as currently contemplated on the existing right-of-way preservation table. D E is amenable to the request and finds the requested variation meets the intent of the code. And this comes with recommendation. Who conditions would be
Any questions for our yeah just real quick so I I see the previous history on this um property has uh on August 18th, 2015, there was a conditional use already approved for MF2 on this property. Correct. Could you just give me a little bit more of that background? Yeah,
so I I think I have it here somewhere. So That was essentially just approved to allow for multifamily dwelling units. And as I mentioned earlier, that would be at an 18 unit density. Um so they could build up to I think 400 and some. Yeah, 400 and some uh multifamily units.
Based on that acreage.
Okay.
Anything else, R. And
how far did you say the sidewalks? Work. Um in with or where they're. Yeah, the length that they're
So
putting in
a lot of Shady Hills Road. So the segment that they're doing that's on site is just expanding the actual it's just spanning from the actual project's frontage. And then I believe in Barbara's presentation, they actually have the actual linear square footage listed as to how far it's going to be from the project's southern MPUD boundary to Shady Hills Elementary. Yeah, I I believe it's roughly twenty three hundred square feet. Um Linear feed, sorry. Um for that portion that's expanding from the southern
boundary to Shady Hills Elementary. It's a five foot wide side book. Um it's an eight foot wide
repeatable. And then do you know how long the frontage is on the property? Um I don't offhand and find that out for
you
though.
Second then I wanted Yes sir.
He has
No, we're going to
wrong way.
Power Will High 6327 Grand Boulevard New Port Richey for the applicant. I do have a short PowerPoint. Right. And We're gonna see who gets it first, Mr. Simona or Mr. Gamellian. Oh man.
But anyhow, if you'd like for me to present in the meantime um to keep this moving, I'd be happy to.
We're gonna give you the answer together.
Oh I'm gonna
go ahead and politician. And so
my PowerPoint comes up, I'll get going.
Sure.
See
if you can
Right, so on behalf of the applicant we're bringing this project forward. The current land use is ROR. which allows a maximum density of an eye test. I should have a parent one. Five hundred and seventy-eight residential units. Um as a matter of the land use. It has both C2 zoning and then it has a conditional use that goes on top of the C2 zoning. But when you do a conditional use for multifamily, it's an additional use. It doesn't take away the commercial. So it still has the property as commercial
entitlements as well as entitlements for multifamily. Staff says it's 18 units per acre, I think it's 24 units per acre, still a lot of multi-family units that have been approved in this property. We're proposing to do an MPUD that takes away the commercial zoning on this property and the multifamily and replaces it with platted town homes, which significantly significantly reduces the definition of that. Um how
much? We also have that you can maybe see there, if you can see that. We are part of the solution for Shady Hills Road by the fact that we have to convey right away. As I do in all my projects, we sit down, one of the first things we do is we sit down with staff and the county engineer and the county attorney and we go through, what do you want for the score door? What is dating used for right-of-way? What are we doing about off-site improvements? You know, those types of things. And so we've been working very closely from the beginning. And you see that variation
that's to the transmission corridor. I didn't come up with that. It was actually your accounting engineer who is updating all of the tables, preservation tables, together with the 2015 2015. Completion update, so we're getting that information and we're incorporating it into these projects so we have current information instead of using old information.
As we mentioned, we're removing the this zoning will remove the as a matter of right ability to have apartments on this property. It also removes the C2 zoning on this property. Proposing a maximum of 180 Lighttown homes. As I mentioned, we're reducing the traffic potential and we're doing 6% of the of the project that'll be going for infrastructure for the right-of-way. We're building 2,300 liter off-site
eight-foot sidewaft in Shady Hills Elementary School. And we're doing on-site, the guys designed what the on-site is. The the portion, how long is the portion of on ours? 2000. 2000. So between the two, 4,300 linear feet of eight foot sidewalks. The counties, I always say this in or county, the sidewalks that they're doing up to Bosley are five feet. All of my clients. along here with everything else you've heard that's being done is or all my clients. And they all committed eight feet. So
This is the binding concept plan. We were asked to do a binding concept plan for this project, and we we produced that. As Rob mentioned, by the way, that was a really good presentation. I've seen a lot of those in my third years, and that's a really good one, by the way. These are the conditions that Rob Land O'Brien were exceeding the PM 26. The board started to say, what about these eight-unit townhome buildings? We don't want to see all these eights. Because they say they, you know, they line up and so how can we do that? So we so we committed to a condition that says we only can have 50% of the units
could be eights, and then we have a monotony control on top of eights that say we can't have eights adjacent to eights. So that's something new. I I I we'll see that more and more and we're um More conditions of approval for townhome projects. The other thing that we're exceeding is even though the PM26 doesn't require it, we know that the board is looking for extra visitor parking. So we have 0.25 spaces per unit. And what's significant about that language is it says it's outside of the driveway and outside of the of the The driveway and the Gotcha. Thank
you. But your code doesn't necessarily require that. You can count the spaces in your in your driveway or your garage to meet the visitor, even though visitors can't go in other people's garages and driveways. My clients are all committed to this extra visitor parking, which has been well received by the Board of County Commissioners. This is the trip generator compare what's allowed on the property, what's a matter of right for someone who's zoning, compared to the townhomes. And we
have uh Steve Henry here. One of the things I would say is because of this difference between the chip generation, when you look at what's allowed versus what we're proposing, we did not have to do a timing and phasing analysis. However, staff was like, we we can't just not look at anything. So what we did was we advanced our access management analysis. So that we actually did an actual access management analysis at the time of zoning and submitted that. So that's the information that says here's what's going on with the intersection of Shady Hills
and County Line, which there are no negative impacts. But wanted to explain that we kind of went when you see that access management analysis in the in the documents, that's because we voluntarily did more than what the code requires in connection with this rezoning. This is the talked about sidewalk, the off-site sidewalk, the eight foot that goes from this project to down to Shady Hills Elementary. I would say that something that's that was also done for Shady Hills Elementary was before this school year, a client
of mine. partnered with the county for the county to do a 1,000 foot queuing lane into Shady Hills Elementary, which is south of our sidewalk, then Shady Hills, and then this queuing lane is on the south side of Shady Hills. So that What that did was we got traffic that was sitting in the right of way, in the trunk lines for Shady Hills over onto a queuing lane so that traffic no longer queues on the travel lane. So that's been an improvement and
it was done in about four months between when it was we were requested to do that, it was constructed, maybe five months between agreements and actual construction. So I I I know we're gonna hear about Shady Hills Road. and and that and so forth. But the I can tell you that the board is committed because I've had another rezoning. Maybe they'll reference. The Board County Commission is committed, that's a priority, and we're doing our part right away offsite sidewalk. And
then all these other improvements that you hear that are going up and down along Shady Hills Road regarding pedestrians and queuing for school traffic. And that's what I have. I didn't want to mention. That this off site sidewalk Nothing goes without being difficult. It's we have been negotiating the language about how that all works. We put in a kind of a placeholder that said that we do a DA. Regarding the off-site sidewalk, we have been able to work out, I think, today,
language for an actual condition. And with your blessing, we'd like to be able to work with staff to put that into the conditions for the board so that we can all avoid a development agreement. As it takes a lot of time, it comes to you as a public hearing item. It's the county attorney's office staff, the county engineer, it's a whole bunch of time. I'd make a lot of money on it, but But uh other than that, the having an actual condition that sets forth the terms of what we how we do this off-site sidewalk is much preferable. I wish it was in your agenda packet, but
it's been a lot of work. Um but we I think we've got it figured out this morning. So I wanted to to update you on that as well and see if you're comfortable if you decide you recommend approval of this, if we can change the condition that requires a DA. replace it with an actual condition of the terms of how we do this all-safe sidewalk.
However, what I think is more important is to disclose the business terms of that, which is that You are building the off site sidewalk, but your maximum contribution is a hundred thousand dollars. Plus
one building fees.
Right. And then on for the site. What do you do? So
credits for anything above between the five foot and the eight foot
That's correct.
Just want to make sure that was disclosed. You're not building all of that for free.
Yeah.
That's true.
However, the client's commitment to we didn't for the off-site portion we didn't ask for any mobility fee credits. We actually are making a cash contribution and $100,000 towards that improvement and paying our mobility fees. Yes, for that difference between five and eight along our frontage, that is mobility fee credible against your bike ped portion. Thank you, Jim.
Any questions for Exit. So that 100,000, that's the maximum of what happened to. Yeah, yet Richard.
Yeah, the the county's paying cash for the difference. According to the county, the soft setup is a good thing.
Yeah, see that. Yeah,
it's a cash reimbursement over a hundred thousand.
I had a question on the um Ariel just that.
Remember
Trinity, if the school district wants to kick in any money from that school.
Oh, the ones that store more to the north. I wanted to see a picture of that because I can see it on there.
And other time it's so hard to pull that up. That Lovely Drive, all that stuff is to the south of the school.
It is. And there's a gap between School and Drive. Um But there also was a thousand-foot queuing lane right there that was just put in. So for the schools so that everything functions better. But yes, there is a gap there that the county will, or maybe another developer will be able to do that at least.
Yeah, so I'm looking on the aerial hair on the computer.
Yeah, I was gonna say you can probably see it better on the topo that's in the packet, not topo that's where Cuba does sort of in the north. Each corner.
pull yes northeast corner and then there's a south kind of west corner all right so I'm sure something. A diff in the topo map.
Yeah, it's also on the Concept. Right.
Yeah, right.
tracks uh
And then also I wanted to have like the property owner is the same property owner to the board so that gets developed. Make sure we have that sidewalk there.
Yes, the county you have a have an ordinance amendment in front of you today to even strengthen the county's current requirements for these types of facilities. Right now they the code would require today that they would when a commercial piece comes in if you go five foot sidewalk. But I know you have a code code change before you today for your second review to make that. The strength of those requirements so
And that conditional use was approved in twenty fifteen, I saw.
She's out of
fine. It's still in vectors,
but it's the title still. So what I'm
still there?
Did I understand right?
That's it. Thank you.
Thank you.
Okay, well thank you. All right. Okay.
Go ahead.
Just wondering why it wasn't going to be that right now.
So we have been asked to do binding plans and put more detail onto into our MPUDs. And so we're addressing things like our product location and our buffers and at the zoning level. That's why. That's why that is definitely
It's not gonna be a cannot use something commercial.
No, I mean the buffer is on our side. So and then the commercial will have to buffer to the residential.
My favorite beauty. Mm-hmm. Okay. Yeah, we have anything better to speak?
The first individual I have signed up to speak is a Julia Bar Turik. I apologize if I butchered your last name. The next individual that we talked about is a Linda Farmer.
Julie or Tennic [address removed]. And many, many residents in Shady Hills are really upset about the ongoing development and destruction of their green spaces, and they would like to pause in it. And technically waiting until the uh tree ordinance is in effect to uh continue uh
potentially with this development. The sidewalks and shady hills need to be contiguous, not just one development at a time. The sidewalks need to be in place first. One of my friends' sons died at Teenager, as um you well known, died a few days before Chris was one year on Shady Hills Road, going to a different school. So uh great to hear and grateful to hear that you
know the developer wants to build sidewalks to the elementary school. That is wonderful, but we need all of the sidewalks in Shady Hills, all of the infrastructure built and as always um advocating for building vertically and maintaining more tree spaces and tree uh canopies and wildlife areas because that's why the residents in Shady Hills live within Shady Hills, like one resident said. How uh where is the shade gonna be if all of the trees are gone
in Shady Hills? Thank you. Yeah.
The next individual I have signed up is a Ms. Linda Farmer, and after that I have Ms. Pasco Jen.
And good morning or good afternoon. We try not to get emotional. Um I'm sorry, I'm dressed like this. I was over at my house, which is Three blocks away from where you're fixing to build this, and I'm deciding whether I want to live here or not anymore. I'm a resident of 60 years of Pasco County, Shady Hills. First thing I wanna I'm I'm gonna try to keep the most
important
[address removed]. I've been in front of you guys several times about the plastic plant. The uh Dell Web, the Corella development. She talks about the the entrance to the school. That was because of me. That was because I sat on the side of Shady Hills Road and videotaped three lanes of traffic and accidents happening. I brought it to the POCC. They got it done. She got it done. This is nothing against any of you guys. I respect all of you for the job you do. I respect the job that Barbara does. But let's
Let's get back to the basics. Casco and Hernando have had problems with County Line Road for many years. It is a non functional road. I don't care. D O T, whoever wants to tell me that I'm wrong, please do. I'm gonna tell you, on October 7, 2025, Fernando County decided five to zero to do nine. the development approval on County Land Road
because it is a failed road. Yeah this particular
There's a median in the middle of the road. There's only one way in and one way out. You can't come out of that development. Whether it be a development commercial, whatever, come out of it and make a left-hand turn. You're five minutes from an intersection to County Wine and Mariner. There's a di there's a d you could only go you would only be able to come in. going west and go out going west and then you have to turn around. The other option is an exit onto Shady Hills Road, which everybody seems to like goes
Shady Hills Road. Let me show you the exit. of what we're driving on. This is up the end of Lancer. Well they have to go out onto Shady Hills Road, it's falling apart. I'll hand this to her and you guys can look at this is what we're driving on on Shady Hills Road. So you want to pass that to them. It's a quarter inch thick. It sits on top of a bunch of sand. It's failing. Right, we're gonna get sidewalks. You know you put the sidewalks down the entire side of the opposite road, but where do you
have a motion there is you can file the degree? So
Okay, all in favor? Aye. Aye. Opposed? Like, sign?
I feel that this board passes this based on the fact that the county Two carries. Pasco and Hernando, can I get the craft together over power over Who's going to widen the road? It took forever to get a might put a cobblestone 'cause so many people died. No one should be approving any more development on County Line until County Line is widened. Bottom line, you've put the sidewalk just down Shady Hills. Thank you for the development people doing that. It's on
the wrong side of the road. The other side of the road has all the power lines going down it. So when they develop Shady Hills Road, do we take down the sidewalks that we just built or do we move thousands of power lines out of the way? Somebody needs to go out and look. Because it's it you know, you sort of with a plastic plan. And then that just opened it up for everything else. And you know, I'm really, I'm really upset. That uh
Personally. I lost my home and my acreage to the parkway. Okay, we had a same anchor farm. I accepted it. I moved on. I found me a nice little three acres off of Windsor and Shady Hills. Fingering on a deadened road, who would ever come here to build around this area felt safe I'm not so safe anymore. There's homeless people, there's drug addicts, there's so much. Sheriff Noggle came in here and presented to you guys. that we need sheriffs
and we're way behind in patrolling of sheriffs. He presented, I watched that. It was very Damning evidence on how far we're behind on our infrastructure compared to how quickly you guys are building. And I know that they have the right to do what they want with their land. I am not saying that they don't have the right to do it. But what about us? What about the people that have lived there and put the roots down? The animals are they're just running rampant. I mean I
don't have a lot of statistics for you today except for the fact that It's a state road. And y'all can't make a decision on doing anything with it because you and Hernando can't get together and come to an agreement of what's going to happen. So Pushing something forward that you and another county can't even come to agreement on. I I just find that that's and you can look it up. Um they denied it. Five to no, five to oh, and that's that's that's big for a county commission to d to deny developer. We all know that because they know they're gonna come back and get
sued because y'all don't y'all's hands are tied at this point. developers can do whatever they want to do whenever they want to do it. I appreciate your time. I appreciate you letting me go over my map.
Where is your home in relation to this aerial there?
I am
Oh
no, I am
South side.
I'm on the I'm on the the west side of of Shady Hills Road. Lancer comes right out to where this is going to be exiting onto Shady Hills Road. And it's sand. It's a sand pit, guys. It's a sand pit. They drive it's it's a big giant super giant bowl of sand that they ride their four-wheelers in. I'm gonna be on it like stink on shit watching them get the turtles out of there. And if there's one turtle left, I don't care. I I'm gonna call. I'm just tired. We have no shade, we have no trees left, we
have no land left. Our our animals are getting ate up by the freaking The wildlife that's running through there, I had to call FWC on six gators on the Dell Web development. Six alligators were hit in Shady Hills on Shady Hills Road because they're back there digging in swamps. David Allen, where you at? I'm not sure where you're at. The water, go by though. Every reservoir in there is full because it's sitting on our aquifer. There's that one try.
There's no when it rains? It's gonna flood. And that letter that I got back was that they're gonna push it back into the wetlands. If they're gonna direct the water back into the wetlands, that's not acceptable to me. So I sent off a letter to the Army Corps of Engineers. But this is what I'm driving on. Last week I had to pent two two two different times. I got screws and nails and shit in my tires because of all the construction trucks that now drive up and down the road because it's a major industrial area. And you know, it it was farmland. It's a little
ass road, it was supposed to be farm, and it's not anymore. And I'm sorry that I'm upset. Follow me on my Facebook page. Mr. Moody, you do. You know that I'm out there. You know that I'm bringing information. And I'm trying to get people to come here. We gotta need work. They can't take a day off of work or come here. They live paycheck to paycheck. They can't. You guys have let not y'all. I'm not blaming you guys. Jack Mariano. I'm holding him personally responsible for letting A million dollars would Paid for Pasco, be paid to Gary's plastic
to incentivize them to come down here to destroy Shady Hills. And I'm going I'm not letting it go.
Thank you very much.
The next individual I have signed up is Pastor Jen and after that we have Ms. Diane Grady.
Mr. Jen, if we can get your name and address, please.
Yes, sir. Pastor Jen Kerouach, AD Hills Mission Chapel, 15925 Green Glen Lane, Spring Hill, Florida. Um I'm here and I have a lot. Some just I'm gonna try and plow through it best I can. August MPO meeting, four out of five county commissioners requested the MPO, four out of five being Commissioner Mariano, Commissioner Yeager, Commissioner Oakley, and Commissioner Weightman all
advocated. Two. Put Shady Hills Road up at the top of the priority list. And this is as a result of safety issues. Uh as a matter of fact, unfortunately, and I'm gonna try and get through this. But one of my Church members.
She was one of us.
And
her name's Benita, and Benita was just killed at Little Ranch in Shady Hills Road.
before that April first. right at the corner of my church. Why? a young man killed. You know, so I know that the commissioners see that this is a priority and there is a need, and I'm sorry. I do not think the current Florida state CFO would agree with allowing and giving credits for sidewalks when we're gonna tear them up and expand the road. Hopefully within the next five
years. And I would say that it it doesn't matter who the land attorney or the developer is. It is of no disrespect, but a respect to the people of Pasco County. Where we are giving credits, respect to those that have lost their lives because they can't safely travel, those that have been in car accidents. And increased insurance rates. I mean, there's a whole plethora of things that we are facing.
Everyone in here is facing it. I looked before I came here, currently on the MLS. We have 11 months. Of vacant housing, 11 months of inventory on the MLS as of October. As of October, 15% of all homes in Pasco County, not those being built, those are not factored in, 15% of all homes in Pasco vacant. 20% of the apartments that
we continue to approve vacant. No affordable housing, to my knowledge, I could be wrong, but since I paid attention and because it's very important to me in the community that I serve.
No.
And then I go back to when I was first here. And Mr. Moody said, we need to look at Shady Hills to make them into something with a city center, something that the people can come around. Something where it is okay for people to walk their kids to school, that it is okay to have all these things done to make them profitable. The idea that we have a design at 41
and 52 on the southwest corner. where we have businesses downstairs and we have units upstairs for sale, for rent. Why would we take What could be tax base income for the county taking commercial? or the potential and just putting in 160 townhomes. Secondly, it's my understanding, and I could be wrong as well. but that that that entitlement
of multifamily When I do my research according to what I find in Pasco County land development comp plan, it's good for six months. And then you have to come back and you have to, if you don't bring anything else forward, if you're not moving, if you don't have a site plan on it. That's why they're here, because it's still Commercial property. Why can't we work together to make this a good place to
improve the lives of those in Shady Hills? Not just put sidewalks. I my folks appreciate it, but but again. They're getting killed while we're waiting for something profitable for the community. So I'm just asking, and the traffic study, there's a new edition. So it was the old edition. And I did my best to do the most research that I could to come here and just ask you 30 months to catch up per development from
the sheriff. Thirty months. So are they like 10 years out now? Because there's so many developments. So I just ask today that you at least continue it if you choose not to to decline. The rezoning I ask that you continue it so that we can work together. According to the jobs and economic opportunity committee. I've been to all these committees, and these are the things
that they're talking about. They're not talking about more townhomes. There's 450 she got a couple months ago for one of her, and I say Ms. Will Hyde, I don't mean that disrespectfully, and I'm trying to, I know my time is up and I appreciate allowing for additional time, but I really am not here to to to bash or belittle anybody. I'm just looking for a way that we can do the the the thing that In the beginning of 2023,
and that's the picture I painted for folks, that if they're going to continue develop, let's advocate for something that will truly, truly lift this community up.
Thank you. But one thing I think you're you do tend to overlook. This property in the past was already approved for over 400 units. What we're doing is a significant step forward. We're we're taking it
down to 160 units. And I think that's a big improvement on what somebody put down there. I think it's a it's a big consideration for the landowner
there. So we have to consider everybody's concerns, not just the people that live there. We we we we have obligations to everybody in this county. And you can't always look at the downside. You gotta, there's only certain things we can do. And one of the things we're doing is we're encouraging people not to build as many units on the
property as as they now can put there. And the difference between 160 and 430 is a big drop. And it should be, you
should see it as a big success at this moment. So, you know, when we deal with properties where they have or don't already have units approved there, then that's a different story. But this property
was approved for a lot of units and we just got rid of most of them. So you need to think about that too.
Yeah. Just Quite a correction. First meeting you were here. wasn't when I suggested a town center and I still urge staff to resolve the conflict zonings. Along Shady Hills Road. So that they can Have some commercial development. They can have some services out there. There's no place for these folks to get groceries. But when you were here at that first meeting, it was when Barbara was presenting Del Webb. Add your Your
Followers here.
The
the folks from Shady Hills here and you were complaining about the curve. There are many crosses, there are many monuments on the side of the road.
And on that day, I said that needed to get fixed. And Ms. Willhite went to her developer and they gave the county the right of way to fix that curve.
And it's because you've come here
and advocated for Shady Hills that these things are getting done. And it's because you've come here that this development is being presented in the form that it's being presented. The developer is building a sidewalk down to Shady Hills Elementary. He's not building a five-foot-wide sidewalk, he's building an eight-foot-wide sidewalk. He's reducing the density. And I told you on that same day, you are being heard. But Rome is not built in today. You
are being heard. And the reason this development is presented the way it is today is because you are being heard. We do see Ms. Farmer's posts on Facebook. We do recognize the deaths that are happening on Shady Hill Road. Ms. Wilheite went out of her way to get a 1,000 foot w along with Commissioner Mariano. to get a 1,000 foot turn lane built. To accommodate the school opening. You are being
hurt. We are listening to you. Okay. To Mr. Gray's point, there's 400 and something units already approved. We we don't approve this today. Someone can go build 400 apartments and maybe there'll be Section 8 apartments. You guys are worried about problems out in Shady Hills, that'd be the last thing you need. So I actually think this is an improvement. But I urge you to keep coming here. You are being heard. Keep pushing. Shady Hills has been moved up on the priority list because of your. activism
Keep doing it.
One other point I wanted to add too on something you mentioned, and staff can correct me if I'm if I'm wrong, but from what I understand, existing right-of-way for the Tulane Shady Hills is 66 feet. But it's a hundred and twenty four feet proposed for the widening of Shady Hills at some point. Um and this applicant is actually dedicating an additional 29 feet, which is their half. of that right-of-way to this project in order to facilitate the eventual widening of that. So you mentioned, you
know, building a sidewalk that's going to have to be torn up. Well, it doesn't look like that's the case based on the the plans that they have submitted and they have dedicated the additional right of way to be able to widen that road without having to move the sidewalk there. Cool. So that's, you know, again, if I'm incorrect, correct me, but that's the way it looks on this plan that was submitted. So Well, I would like Mr. Semenau or Scrap to address that issue, which is a bit of a sidewalk deleted Or not we Shady Hills is one inside. I
don't think that was thousand ten, was to do credits for a sidewalk that would have to be torn up. So I just want that to be clarified on the record. Mm-hmm.
Power. There is a receive and file for the road debris. Do you want us to retain that for the record? Yes. If so then we need the rocks. Excuse me the front.
I think Where did the rocks go?
Over into the rocks that give them to the clerk, that'd be great.
Thank you.
Whoever can speak to the allegation that the sidewalks are going to be torn up when
Eroded wines. Yes, uh Joe Simono, WRE Engineering 12363, Lampton Park Boulevard, 33624. Good afternoon. We are giving up 29 feet of right-of-way. And the proposed plan that you did see shows us putting that sidewalk all the way at the back of that right-of-way as far as we can go along our 2,000-foot property frontage. South of our property to the school, there is luckily enough right-of-way to get it in now, as we've coordinated with Alley Engineer,
to be safe. I'm not sure what the improvement plans look like south. of our property, but there's plenty of room now to put that sidewalk in south of our property to the school. I don't know what modifications will be needed to it in the future, but again for our 2,000 foot of frontage, we are backing it up as far as we can to our to the extent of our right-of-dedication. So we'll never have to move from that location. Good.
Okay. So so is there anyone from staff that can confirm that that hundred and twenty-four feet of proposed right-of-way that's inclusive of the winding of Shady Hills Road as well as any additional sidewalks that are
Obvious.
It's lovely.
She needs to speak. While they are finding the answer to that question, we did have one more individual sign that's right.
Go ahead and William do the clari clarification. William do you come up?
I didn't want to cut in line. uh way over million planning development economic growth. Yes, so to confirm Mr. Pollett's point, it is a hundred and twenty-four-foot urban typical section. The county may in that urban typical section when we spoke with the county engineer who's not here. eventually turn that eight feet into a 12 foot multi-use bath, but of course that would happen. moving towards the travel lanes within that hundred and twenty four
feet. So within yes, so within the hundred and twenty four feet that's enough room to accomplish the widening that County wants to do as well as have enough room for this path. Correct. That is the exact dimensions of the the right-of-way
tip. The sidewalk through a building will not need to be repaired. That is correct, uh like Mr. Semino said, specifically along their project banking group. And then to the extent of our the P D and E happening. fitting their sidewalk improvements to the south with the right-of-way constraints.
It does. The children have a safe place to walk until the road is widened. But if it means we gotta spend it. whatever money it is to keep the kids safe, then so be it.
Okay,
man. That's uh are you waiting to speak?
You're waiting. Yes, I'll I'm waiting.
Thank you. Yes, Mariano. Can you give us your name and address, please?
Uh yes, my name is Diane Grady. I live at [address removed]. Sorry for my blended accent. It's in um off Bosley. In the Shady Hills area, I have submitted numerous requests since my children were in elementary school. I'm getting to this point. I did submit a request to have a traffic light at Bosley. And the um You know, it was surveyed, but um Later,
the traffic light is at the fire station. And I was told that traffic lights will be required at all fire stations. I just have this is um the last um Um observation that I submitted. I said, Shady Hills is a busy road all day and night. um the entire Shady Hills Road. Hernando County I'm sorry, Hernan Hernando County residents use Shady Hills Road as a shortcut or bypass
to the Sun Coast Parkway. I hear. Um And the um You know, it's non-stop from um also Hayes Road to Softwind. Um that's another that's another issue. Um I just say that um It impacts the um Shady Hills residents to turn um, north or right, I have to wait. One time I counted and I had to wait for 100 car well, minimum twenty
cars to pass by. Maximum like 100, I count instead of tens. And um I do like the idea of the Um the sidewalk on Bosley. However, uh Shady Hills Shady Hills Road needs more lighting. It is very dark at night. And Gopest recently stopped the bus line in that area. It was on the news. It was on ABC Action News and a lot of people ride
their bikes at night. Especially late at night and walk. Um And also I like to mention how Um There will be a new Walmart um neighborhood Walmart store. in the Walgreens shopping plaza. And I have this. This was according to SRS, S is in CM, R is in Robert, S is in CM, Capital Markets website. 20,000 cars use
Shady Hills Road per day. And 28,600 cars use Mariner Boulevard per day. And um there will be an um whether the Wendy's is opened. So again, the Walmart neighborhood store will be on County Line Road. um again behind um McDonald's. Also, I just have to complain about drivers. I submitted requests to Pasco
County Sheriff Sheriff's Department also. that some drivers they pass in a no passing zone. Yeah, I'm c I'm just concerned about this um This section where we're what we're talking about from County Line Road to Um Shady Hills Elementary, I agree that there is no turning left going and also there's a I forget there's a street. So will there be a traffic light at that street or a caution sign? Because this
again, this it's going to The traffic will be backed up from County Line Road. to uh little ranch road where the um Fire department is. And again, this is this will impact people who live behind Bosley. I do apologize if if I'm um, you know, as I always say, people may not be familiar with the area, but our area is as
much as tension as Trinity. New Port Richey, I guess I played on neighborhood games. So uh my concern is a safety concern as Pastor any other um person mention that there are too many people who walk you know, they're pedestrians. It's just a safety issue. And especially people do not, um the drivers do not slow down for men working. Men are currently working in different in on different parts of the street and drivers are not slowing
down at all. Thank you. Do you have any questions?
Yeah. I
mean, are you familiar with Shady Hills Road?
Oh yes, ma'am.
I mean, have you ever sat like different parts? Like if you sat at the small Um Post office or mean the at the Dollar General.
Yeah, we
uh so it's yeah I have you may I I've uh made so many observations I was told to make the, you know, to submit them online instead of calling.
Use Shady Hills Road regularly and will continue to advocate for the people of Shady Hills.
I understand some people say, oh, I don't go over there.
I understand. But it doesn't seem like it's happening fast enough, but it's because you all have come out to these meetings and participated in these discussions that things are happening and they've been made a priority.
Yes, and I'd like to make one more suggestion for the elderly people. I mean not elderly people, I'm sorry for the elderly. Um If Jack Mariano could make more of a representation you know, have a town hall at the park. Their voices need to be heard. You know, because there is no bus. I mean, I know Gold Pasco is trying to work a Um a service for them. But if we have more commissioners concerned about the area, that that would
make a difference. Okay, well thank you.
Thank you very much for your time. Well, you have a comment on the
some of this question? Boy rebellion, plane belly. First some clarification about asking for signalization at some of those roads. We do have budgeted for fiscal year 26, a traffic signal at Bossley Drive, which was mentioned, as well as a traffic signal in fiscal year 26 at Little Ringish Road. Both roads were mentioned. The county is working on signalization there within this fiscal year. So you have signalization schedule for
Bosley and where?
Little
Ranch Road. Little Ranch Road.
Okay.
Yes, sir.
William, I have a question for you. So looking at the access management analysis.
said
And it says the County Line Road and Shady Hills are gonna function fine. She hills and she road are gonna function fine.
My question is, it assumes a three percent background growth rate. Are you comfortable with that rate of growth? Given the
going on in this
area. Well uh Steve's here and I do think it's important to note that it's not a blanket 3%, it is 3% compounding out to the build up date, which was assumed. So I know that three percent seems small, but it's actually a third higher than the minimum that the code would allow. So I can I can let Steve speak to why he derived 3% instead of the 2% minimum for his historical growth assumptions in the access management. I I would say that that is
In numbers terms, that is a good deal higher than the minimum allowed by the Code for Historical Pro the 2% compounding.
Zo.
Yes, Mr. Chair, we have no other individuals sign up to speak.
Is there anybody online to talk?
individuals and
I think a lot of your back and forth and staff's discussion has addressed most of the public comment. I didn't I did note the first speaker talking about sidewalks need to be in place first. The condition that we have is prior to the first Prior to the final building inspection for the first residential unit, that sidewalk down to Shady Hills Elementary has to be constructed. So we get that. Obviously we can't solve all the problems on Shady Hills Road and we're doing it incrementally, but this sidewalk will be in place down to the school
before the first child is in our neighborhood. So I want to point that out.
And I know it's unrelated to this case. at Dell Web. The developer gave the right-of-way to fix the curve. It wasn't the developer's obligation to fix the curve. That'll be the county's obligation. Correct. Yeah. That's fairly.
And I the conditional use isn't good for six months, it's actually good. There is no time period on the conditional use.
What is the I don't know if this is a question for you, Barb, or for the county, but what's the standard for form of lighting on a road like that when you put a sidewalk.
Sure. I think that the conditioner MPU requires us to comply with the code, but I am not sure.
How the light works.
Anyway, we can have that answer.
There's a Yeah. Are
you on the C C Williams? I'm on the hunt. I'm gonna pull up that section of code that the COA's reference.
Okay, well, it was brought up, so I think if we get an answer, at least they'll have some idea what they expect then. There's nothing in our code that
requires you to light a street or a sidewalk. We have lighting standards that limit the amount of light spill from a site. In other words, I can't light my parking lot up so bright that it keeps you awake through your window at night. But we don't have any requirements that I'm aware of that. Depending on the light the public right-of-way, that would be something the county works out with the power company.
Yeah, yeah.
That's a wonderful transaction here where it says.
Good gun was paying it. That's our principal I would think. Very Sure.
Can everyone hear me from the
Uh Mr. Movie's correct nine oh one eleven, which is what We're referencing here for the the street lighting. It's the uh the internal portions of the M PD that are bound by that section of code. The actual right-of-way that the county has would be our company and the county working that out.
It would be a but is there but is there a criteria? Like when that ship occurred.
Can't be to set the whim of the county to that'd be probably a question for the county engineer. You might need to look in the F D O T green book to see if there's
something.
Near Little Rose, true. So
Yeah, I just uh I'm just trying to get them uh some relative expectation. You know, it's and it's not the developer's responsibility,
but it is I should say I can't imagine that if the county's going to make a four lane urban section through Shady Hills that there will not be some roadway lighting that goes along
with along with the water.
There is a condition of approval 22D that the method of lighting for all non-local roads will be submitted at time of the uh the record class middle for each unit or phase. So this being a non-local road.
the method of lighting at the record glass submittal for each unit. Or phase
of development. Interesting to me, the county doesn't have these standard I mean there's a standard for interstate roadways, for example. There's all interchanges are There may be a standard. I just don't think we have a person here to answer that question. Yeah.
It's just saying it's not a land development code requirement. It'd be a roadway design requirement.
They probably knew the answer 30 years ago when I was 15. I don't remember it anymore.
So that's
right.
Well if anybody would you would, I'm sure I would print. Sort of why I asked you. Just wanted to But uh Okay, well I think we got the answer. We don't know the exact time, but we know what's what's required. So Hopefully that answers some of the questions of the uh Other people in the audience there that watched the out of lighting. Okay, are you any other questions? And the question is as far as that road maybe
what's the time plan for that one?
That is a million dollar question. Multi million dollar question. I don't think it's in the file year C I P. The question is where is this?
In any owner current plan. I think he didn't just move it up recently. I don't know that it's actually been moved up. I think there was a desire to move it up. I don't know that it actually had still talking about.
The board directed that the project be moved up as a priority. That was uh about maybe a month and a half ago. Right. I don't know if Mr. Constance knows about that because uh County Capital Improvement Program. Okay.
I'm just looking at the study that was done. It says there's no improvements in the fire CIP.
Doctor, I'm uh Panos Conces, assistant county engineer, working for the transportation engineering department. Um Um Mr. Engel correctly said that we got a direction from the board to move up the priority for shake years uh for the widening excuse me. Uh however, we are waiting for the new budget to take into effect, to amend the budget, to introduce the route study. Uh there is a process to follow to do the widening of uh Shady Hills Road. First we have
to do the route study to Assess where the one is gonna happen on the east side, on the west side, or centered. So we will have to look at different alternatives. That route study, I estimate, based on past experience for similar projects, will take about two years to complete. Then we have to go into the uh design phase, which is also about two years. And then we have to go into the right-of-way acquisition, because obviously we will need the right-of-way to uh accommodate
the four lengths of shady hills. And then of course we have to go to construction. So it's gonna be a lengthy process, not just gonna happen tomorrow. The widening is gonna take some time.
But I think the question is when do you plan to put the Route study in that five years VIP? Because that starts the process.
Yes, uh that's the call. You know, that's why I said we will try to amend the budget for fiscal year 26 to include the uh RAUS cell.
So hopefully in the next fiscal year getting the the process started basically. Yeah,
they're upstart.
Okay, well
could you hurry it up a little bit? Yeah.
If anything against the burden next year, it's fiscal twenty-six end of October one. There you go. Hello. Hello. He's
hanging very politely when I was saying a little more. Part of the problem is that we have to go through a lot of steps because to acquire the right-of-way. Yeah. I appreciate the Barbara's client is His follow up her clients have dedicated the right-of-way, but unfortunately there's a lot of property owners that have not. And so B process we have to go through to condemn all that right away is not a fast process. There's a lot of residential. If everybody doing it at us the right of way, we'd probably build this road. Twice as fast as what
you just Having it. Pastor Jen, if you're listening, yes you need to get out there and get that right away for me.
Rally rally the property owners and have them dedicate their twenty twenty-nine feet. each side each side but i mean but we sort of had to figure out where Institute some preliminary ground study and design for Europe. Who needs to give us the right order first and this? That's
quite
weird if we can knock on doors, we have to design it. Right. So Yeah, it might be sixty. Six feet on one side and no feet on the other side.
Hey.
Anything else? She revised that she has to speak. All right. Motions please.
Any emotions?
Mm-hmm.
I'd move to approve item PC two. This is a net benefit. With the community. They understand the passions of the people in Shady Hills.
But at the end of the day. The choice we have today is 400 and some odd apartments or 160 flat in town homes. I'll leave 160 flat in town homes over 400 apartments any day. I agree.
Yeah.
Any further discussion of the motion? I just wanted to state on record that um I'm not generally in favor of converting commercial to residential in accordance with policy flu 187. That said, obviously like Mr. Moody said, this was uh approved over 10 years ago for almost triple the density what the applicants are providing or proposing. Um and um I think this is a right move considering what's already in place and what's already approved. So Let's find state that
for the record. Yeah,
we have a motion of a second. Another discussion? If not, all in favor, signify by saying aye. Aye. Opposed, like, sign. Okay, motion carries.
I will also point out this work of the people of the wow. Yeah, the finish on you.
We do, but it's What is the third use for
This kind of thing does can't happen during the
few
Right, it's heavy. Okay.
Yeah, for a couple. sheet.