Conditional Use Request (Consent) – Guardian Angel Senior Living /The Jono Plaza, LLC – Conditional Use to Develop a Residential Treatment and Care Facility in an AR-1 Agricultural-Residential District and R-1MH Single Family / Mobile Home District – South Central Pasco County – on the West side of Wilson Road 2,525 feet North of the Intersection of State Road 54 and Wilson Road – Containing Approximately 9.16 Acres. File Number PDE26-CU11

1:14:38Good afternoon, Planning Commission members. Gail you with Planning Services.

1:14:45This is PDE twenty-six-cu eleven in the name of Guardian Angel Senior Living in the Jono Plaza L L C.

1:14:56PDE twenty six dash C U eleven is a conditional use request.

1:15:02The zoning is AR1, Agricultural Residential District, and R1MH, Single Family Mobile Home District. The future land use is RES VI, and the applicant is requesting for a conditional use to develop a residential treatment and care facility for 125 beds in the AR1 Agricultural Residential District and R1MH Single Family Mobile Home District. Subject

1:15:34property is located west of Wilson Road, approximately 2,525 feet north of the intersection of State Road 54 and Wilson Road.

1:15:47This is a visual of the subject site. It is in the South Market area and the urban service area.

1:15:56Here is a context map.

1:16:02an a close up aerial view.

1:16:08The subject site's future land use is Res Six.

1:16:16The surrounding zoning district, uh butting the west of the property is MPUD and

1:16:27R1MH to the south of the property is R1MH, to the north is MPUDs and across Wilson Road to the east is AR.

1:16:42So, just a project overview: the subject site is 9.16 acres in size and contains three existing vacant buildings. There were also two prior special exception approvals on this property. One was granted in 1981 for a childcare center, the other one was in 1984 for a convalescent home. Access to the site is from Wilson Road, which is a county maintained collector road with an ultimate right-of-way of 80 feet, and the applicant may be required to

1:17:12convey up to 60 feet of right-of-way wherever needed. The conceptual plan submitted with the conditional use request shows the proposed parking extended into the future right-of-way. And once Wilson Road is widened, the proposed building might not meet setback requirements for the zoning district. But since the conceptual plan is non-binding, the applicant has also agreed to submit a revised conceptual plan prior to the Board of County Commissioners hearing.

1:17:43Here are some of the conditions of approval. First, this conditional use doesn't replace any past special exceptions and the site must continue to meet all established conditions.

1:17:56Did you say that again?

1:17:58So the this condition conditional use doesn't replace, doesn't nullify any of the past special exception approvals?

1:18:09The facility is capped at 125 beds, developed in two phases, phase one for 45 residents and phase two for the remaining 80 residents. Uh there is the interim parking area as mentioned before, uh which must be removed once the county starts funding for the uh construction of the future right-of-way. The applicant is also responsible for securing

1:18:39all required permits before starting and the county approval does not guarantee those permits or make the county responsible for any failure to obtain them.

1:18:51This is coming with recommendations for approval of the conditional use request to the Board of County Commissioners, and I'll stand by for any questions.

1:18:59Okay. Do we have any questions? One quick one. Um, and I don't know if it's to ask you or to ask David, is there any substantive difference between a residential treatment and care facility, that's what we're calling this one, versus a convalescent home?

1:19:22Well I think the term we use in our code is residential treatment and care if it's so convalescent home is just one of many types of residential driven care facilities.

1:19:35What kind of lesson is it more hurry happen or

1:19:39Yeah. Let me ask the follow-up question.

1:19:45What's the reason that the applicant can't rely on the previous special exception to accomplish whatever it is they want to do on this site?

1:19:56I'll defer to the applicant.

1:20:13Okay, I think we need to have the applicants warrant.

1:20:20Yes. If you please raise your right hand and be sworn.

1:20:24You swear for the testimony you're about to give is the true soul from God. Yes sir.

1:20:27Yeah, we can have your name and address, please.

1:20:30Good afternoon, Mr. Chairman, Commissioners. My name is Tumai. Office address is 14031 North Dale Mabry Highway. I'm here representing the applicant. To answer the Commissioner's question, it's because previously the two parcel, there were two distinct parcels and it was unified. Therefore, one parcel, which is the north parcel, had the the special exception for the convalescent home and then the other parcel had the special exception

1:21:00for a daycare. So the reason why we are not able to exist is because we need a unified parcel to have that conditional use.

1:21:14Okay. Any other questions? I had another question for staff. Just just to clean up a little bit of the there's a coup a little bit of inconsistency in the packet. So it was showing the um background as nine point one six acres and you mentioned nine point one six acres, but the survey and everything shows eight point nine seven. So just wanted to point that out.

1:21:42Mm-mm.

1:21:45The survey you said?

1:21:46Yeah, so the applicant project narrative on forty nine of our packet and then the top graphic survey, they both show eight point nine seven acres. But the narrative says nine point one six.

1:22:07We can fix that.

1:22:10And the applicant also mentions um the 2.42 acres as a class three. They probably meant category three wetland, but we're calling it a category one, so I just wanted to kind of point that out as well.

1:22:29Amy Toll, Planning, Development, and Economic Growth. So Pasco Mapper currently shows that as a category three. However, we did work with natural resources. It is classified as a category one. Our data's just wrong, so they are updating their maps as well.

1:22:43Okay.

1:22:45We did have uh uh one letter of objection. So Patty, you wanna somebody wanna read that onto the record please?

1:23:00I don't is there anybody else here that has an objection?

1:23:05See now. Okay.

1:23:30Good afternoon, Gianna Stafford. Um the letter that we had received in opposition was from Meredith Meredith Rymer. Uh she is a resident of Pasco County and she is near the Congregate Care facility. She had two concerns, one regarding intrusive lighting. There is current site configuration where residents whose yards back up to the property and could be subjected to bright security lighting directed towards their home and yards. And another concern that they had was past safety and security history. When the site operated

1:24:00as a detention center center, the surrounding neighborhood experienced serious security breaches as well as significant emergency and helicopter searches. Given that the property is tucked at the end of the dirt road and directly borders residential back yards, there are concerns and questions regarding existing infrastructure and location being the appropriate place for an intensive facility of this use. And that again was from Meredith Rymer.

1:24:25Alright, thank you.

1:24:30Alright. Would you uh would the applicant like to respond to those concerns?

1:24:39Two Mai again for the record. Um in response to the um Lighting standards. Assisted living facilities are regulated under the same commercial and institutional lighting standards in the Pasco County LDC, Section 603, which requires full cutoff downward-facing features or fixtures, shielding of security lights, maximum of 0.5 foot candles at residential properties. Lines,

1:25:10all facilities must meet a compliant photometric plan during permitting. As a result, intrusive lighting cannot occur during the current code, therefore, the race concerns is already fully mitigated. As far as the former detention center, yes, it was a Central Pasco Girls Academy operated under Florida Department of Juvenile Justice. However, May I remind the board that past historical operational use is not

1:25:41deemed criteria for judging for the conditional use. However, assisted living facilities are vastly different than a juvenile detention center. It's only going to have um you know senior residents. There's not going to be any type of incarceration or any um you know fleeing from residents as the juvenile detention center. Therefore the the mitigated

1:26:11risks are very low.

1:26:14Okay. Do you have uh do you have any objection to responding uh by in writing to that?

1:26:20No sir, happy to.

1:26:22I think that might satisfy her.

1:26:24Yes, Tang.

1:26:28Okay, anything else?

1:26:30From up here. I have a question for um David. Does this and I think I know the answer, but I'm gonna ask the question anyways, and I'm only here for a tiebreaker vote. Should this have a live local condition as well because there is a R one on at the property?

1:26:48Because there's a water on the property? R one.

1:26:50The zoning is A A R one? A R one. I don't know if a

1:26:58Or if it's concerned because it's a smaller piece of property, we that that's where

1:27:05I think in an abundance of caution it probably would be a good idea to put a local condition on it. Um if it's AR. Maybe we should yes.

1:27:18I hope somebody includes that in their motion.

1:27:21that they will volunteer to Put the live local condition on Well

1:27:27it's it's a conditional use. So we can So we can impose it.

1:27:32Right.

1:27:35Alright. Yeah, does the African understand that? It's

1:27:39I'm sure it's up because there's no intention of building a little local multifamily project, but

1:27:49yeah, project it gets old, so Okay, well do we have a motion then? So I'd move approval of the item with the addition of the live local uh condition, live local restriction condition to the Approval.

1:28:04I will second your motion. Okay, motion and a second. Is there further discussion on the motion? If not all in favor, signify by saying aye. Aye, aye. Opposed, like, sign. Okay, much curious.

1:28:21Alright.

1:28:26Yeah there.