Two Rivers comprehensive plan text amendment

1:03:43Okay. Item P forty seven, which is also meshed up with P Fifty-six. So was it forty forty-seven first? Forty seven.

1:03:54Wasn't that just forty-seven? No, that was 46. Okay. P forty-seven was advertised in Tampa Bay Times April 22nd, 2026, and by affidavit served by mailings and site postings.

1:04:08Good a good afternoon. Robert Irving, Planning Development, and Economic Growth. P forty seven is um an ordinance amending the comprehensive planning comprehensive plan, providing for a comprehensive plan text amendment to sub-area policy flu seven point one point one one, two rivers, and providing for additional text amendments as necessary for internal consistency. Providing for appealers, severability, and effective date. And before I get too into it, two things I wanna note is one that we received expertise post the publishing up of the agenda that

1:04:38have been sent to the clerk's office. And then the other thing I wanna mention is following the transmittal hearing that occurred on seven fourteen. We distributed the transmittal packet to all the state agencies. And given this project boundary to the south of Hillsborough County, this was distributed to them as well. We received comments back from Hillsborough County, which were attached to the agenda packet. We did respond to Hillsborough County, but these comments were not part of the attachments of the agenda, so we have those to submit to the clerk as well.

1:05:13Peace out. So this proposal is a comprehensive plan text amendment to policy flu 7.1.112 Rivers PD to allow for an increase in residential dwelling units and non-residential entitlements on approximately 3,400 acres. And the subject site is located on the north and south side of State Road 56, spanning from Morris Ridge Road to Cal Boulevard, US 31. And the sub-area policy is mentioned ad nauseum now is policy fluid 7.112 Rivers PD, and there will be a companion

1:05:43MPUD rezoning herd after this, which is RZ7856. So here's the location. The subject site's located in the South Market area within the urban service area.

1:05:57And here's just an overall location map again just showing the overall boundaries of the two river speed.

1:06:06Now here's a context map, just again giving more of an in-depth detailed view of the total boundary. So you'll see on the westernmost there'll be Morris Bridge Road running north-south. Then there's Two Rivers Boulevard, which is internal, following east from there. There's Colston Avenue, and then Gall Boulevard on the subject site's eastern boundary with State Road 56 running through the middle. And you'll see two other roads on the northeast corner of this map, Lodge Grass Boulevard, which will be taken from where you see the Gall Boulevard logo right

1:06:36there, all the way up, and then Coates Road as well.

1:06:41So to just kind of give some background as to what this proposal is doing and what the text amendments are, that's what this slide is demonstrating. So I will note too that you'll see some of the entitlements here will differ from the next presentation on the MPUDs And that's due to the fact that the sub-area policy allows for land use equivalency matrix to occur, many of which have occurred where the comp plan entitlements in the text itself have remained the same. So part of this is a cleanup to be consistent with the existing land use

1:07:11equivalency matrix that have occurred and also to allow for an increase in entitlements.

1:07:15Do you have a copy of that little matrix?

1:07:18Yes, we do have a copy.

1:07:22Um so the main thing that you'll see here is under the single family residential, you'll see that it appears as though it's increasing to 4,047, but it's not in fact that's sort of reflect the prior land use equivalency matrix. And on the multifamily residential Line, you'll see that it's changing from 1400 to 2500, but again, reflecting previous land use equivalency matrix, that actual number is approximately 1600. And then you'll, when we go down to the age-restricted

1:07:53residential, you'll see that they're removing those entitlements entirely, which there's only 209 remaining at this point. So of the overall. Increase in multifamily, 133 of those become trip neutral. And the request is for an additional seven hundred and sixty-six multifamily units, which when my colleague presents the MPUD will provide more detail as to how many units can be achieved, what type of units, and more detail to that. The other components of this proposal are to add 300 assisted living facility

1:08:23beds, 480 hotel rooms, 705 square feet of retail, and add a water park not to exceed 35 acres.

1:08:34The proposed amendment is consistent with the following comprehensive plan policies, Section Flu A six, PD Plan Development, Policy Flu seven point one one Two Rivers P D, Policy Flu eight point one point two, South Market Area Establishment, Policy Flu 1.8.7, Economic Development, Policy Flu 1.8.10, Preservation of Capacity for Employment Generating Uses, Policy HSG 1.1.2, two comprehensive plan amendments and policy E D one point seven point two promote tourism expansion.

1:09:05And this comes to you with a recommendation to adopt the proposed comprehensive plan amendment and ordinance by roll call vote. If you have any questions, I'm available.

1:09:14Any questions? How many apartments are in this this project?

1:09:19So overall or with this

1:09:21Change.

1:09:25Yeah.

1:09:26Well we're talking are we talking about just the north side of uh Bitch Six?

1:09:31So in the conditions of approval of the the new ASP, only two hundred and forty of the multifamily entitlements can be apartments. But there's also other stipulations with that, which my colleague will get into in the following presentation.

1:09:46Well I think he's asking how many departments total are there right now

1:09:49that's going

1:09:50to

1:09:50be approved. Built right now, I I would have to defer to the applicant. There's dozens upon dozens of site plans that have come in, so the number is changing quickly.

1:10:00Alright, but the the the initial approval was for fourteen hundred?

1:10:03In two thousand eight the sub area was fourteen hundred multifamily units.

1:10:08Yes, that is correct. But the the number today reflecting the Land Development Codecy matrix out of a curve would be about sixteen hundred on the multifamily units.

1:10:19Oh. Mr. Ron Oakley. I have an issue with this one mainly because the same issues I had with other one. We're we're dumping right out on Fitz 6, but you're at the end of Fitch 6 and you're right there at 301, it's a two-lane road. Everything you can't go back the other way and go to Morris Bridge and get around it because Morris Bridge is packed. So they have real a lot of issues with infrastructure right around the edge of this the project and there's a lot of numbers and

1:10:49a lot of houses all being built on the south side. Yeah.

1:10:57Okay. Any other questions for staff? Uh wait. Yeah. Mr. Hobby.

1:11:03Uh Clark Hobby, Hobby and Hobby PA, uh 109 North Brussel Street, Tampa, Florida, I've been sworn. I think I'll I just want to say a couple of things. Uh but then I want to call Steve Henry up. I think maybe there's a little bit of confusion about a couple of traffic improvements in this area, and it wasn't our point to mention them in the previous hearing. Uh and the board needs to understand some of this. But we already had 6,400 units approved under the comp plan, which is the first agenda item you're looking at here. All we're

1:11:33doing is ending up with 6,547. We're net adding 147 units from what the existing comp plan policies are. Now we can talk about the apartments and the MPUDs but the net Add on the multifamily is much more about getting townhouses, duplexes, and other project uh needed uses like that. And we can have a greater discussion about the apartments, but we're net adding when you look at the MPUDs,

1:12:05only two hundred and forty units. Seth, can I bring Mr. Henry up to talk about the transportation?

1:12:10One one thing for clarification though. of age restricted single family as well?

1:12:15Most of those have already been converted. My my only point is staff is what staff is trying to explain to you is their some of their presentation is about what has been converted or for TRIP neutral purposes. I'm totally I'm only talking about the gross number of units that were originally approved, which was 6,400. This is 6400 to now sixty-five forty-seven, the total number of units. Yes, they're different breakdown of units, no

1:12:46question. I'm not saying they're trip equal. I'm just saying it's only a net 147 units compared to what was originally approved.

1:12:55But the way they did the loom for the for the switch out, they treated it very differently than they would do nowadays. You took age restricted units and keep keeping the the same type of count with the apartments. Right. And s and townhomes are no no longer in and there's more apartments as well. So it's a it's a big shift in the quality. uh character of the project where there's so many townhomes, so many age restricted and now it's those are gone and now it's all apartments.

1:13:19Well uh no uh we didn't actually net lose any townhouses to do that. It was only age restricted to to some of the apartments, for sure. I and I understand your point. Uh yes, right, on the on that nine hundred and sixteen, for sure. There's no question about that. But let me 'cause I want to have Mr. Henry.

1:13:41Single family homes or nine years old.

1:13:45Okay, so we lost nine hundred and sixteen eight so what some whole esplanade or something is gone?

1:13:51Right.

1:13:51And you're putting apartments in instead.

1:13:54They have been used for apartments and other uses. I I have to look at the breakdown. But let me have Mr. Henry talk about the traffic because I think that's really key and then we can circle back on the other.

1:14:05Steve Henry, uh TMC uh 5023 West Royal Tampa 33607. So we have been working with DOT on the the 301-56 um um geometry. And in fact, DOT currently has uh under design right now four laning of um three oh one from fifty-six to Chansea Road. They that that is it's an inter Four-lane project that they're working on scheduled for construction in 2029. As

1:14:36a part of that, they are uh they don't have the ability in their plans to do a eastbound left turn lane, dual left turn lane at 56 and 301. So this developer has committed to building that turn lane today so that it will be There when the DOT comes in and does their pro their project, so to help the overall capacity of that intersection. In addition, on Morris Bridge, to the from 56 south, is already

1:15:07a development agreement being done to four-lane that section of roadway to tie into the northern section of Morris Bridge, which this project is providing a A funding for that um has actually been pulling the funds for for that improvement. So there are improvements that are in in the works in in that area that will help the overall uh capacity and operation of the area. Are

1:15:32they funded or just being designed?

1:15:34The the my understanding from D O T is that the four laning of 301 is funded and will be construct and is budgeted for construction in 2029.

1:15:46And Morris

1:15:46Bridge. Morris Bridge to the south is is already development agreement under construction. To the north, again, we we the this development has been pulling the funds for that. Uh in the event that the county doesn't move forward fast enough to be able to build it, then this developer has already pulled the money in their mobility fees to be able to fund that improvement.

1:16:10You're talking about the talking about the construction F D O T starting in twenty nine, you say?

1:16:15Yes, correct.

1:16:17And how long will that take for them to build that? So that it'll be open to handle the traffic. Five more years?

1:16:25No, i I I I would say it's probab that's probably a eighteen to twenty four month period to build that roadway. Build that section of roadway. It's only from it again, it's from fifty six to Chansey Road.

1:16:38Oh, just that section.

1:16:40Just that section. That's correct. It

1:16:41includes the intersection.

1:16:42Yes, it includes the intersection. But that's that that is their interim improvement to fix that particular problem. Now obviously they have a larger project that they're working on, but but that is their interim improvement to help the intersection of 56 and and 301 and also Chansey and 301.

1:17:06I I just want to make sure every what if everyone's understanding what Mr. Henry is saying. The DOT now has a committed project to take the worst section and construct the improvements to it, including fixing the intersection at Chansey and 301. I didn't know that until today. That is the biggest problem in the whole area. That's what causes it to back up everywhere. The intersections doesn't have left turn lanes, it doesn't have longer right turn lanes. So I'm

1:17:36very heartened that D OT is actually doing that. That's a big deal. So if I might, Mr. Chairman, I just wanted you all to be aware of the transportation issues. I just want to remind the board about the project and the bigger scheme. The South Market area was created in large part because of the Wiregrass Project, the Mitchell's Project, Starkey, and this project. And it was designed specifically for the creation of high-density, compact, mixed-use locations with maximized transportation

1:18:06opportunities to attract a broad spectrum of businesses and employers. And it promotes density, compact development, and encourages mixed-use communities that are live work. And that's what we're trying to do here. We need the commercial that we're seeking on this thing. We've provided a market study to the county, and we simply do not have anywhere near enough commercial on this project or in this area to serve the needs that this project. And others already

1:18:36showed that they need. We want to take a rip and do this project on the Surf Park. We believe it's going to be regionally significant and a national tourist draw and be good for the community. And I would remind the board that this project, through the surcharges that are being imposed. paid for the majority of lanes three and four of the the 56 extension, all the way from Meadow Point here. So if this project

1:19:07wasn't building out, we wouldn't be able to do that. Then I also want to remind the board that, and this is a big differentiator for two rivers. Unlike VOPH, unlike Connected City, unlike Angeline and a couple of other projects, this project paid for all of its own water, sewer, and reclaim water mains to extend them from way off-site. We have built about five miles of on-site vision roads. We

1:19:37have paid already about $7 million in surcharges for 56. And the project's already banked about seven or eight million dollars to be used for the Morris Bridge widening. So it will be four-laned essentially for the whole stretch of the Pasco County portion. And in addition to that, it will pay about another $40 million. In mobility fees. We've done all this stuff and not sought any county funding or assistance with all this.

1:20:07We're a huge economic driver, and there's a lot of good from this project. And so what I'm asking the board to do on is to approve the comp plan amendment that you transmitted. Let's talk about in the MPUD portion, we can talk about the apartment. Apartments themselves, but we need the remainder of the approval so that the water park, the surf park can be built. We need the more hotel rooms, and we can, you know, discuss the apartments themselves, but we have a need for

1:20:37more townhouses and the project and other attached product and some of the more urban walkable areas that we're trying to create. So we can't create the urban.

1:20:55I'm happy to answer any other questions you may have.

1:20:59Many questions?

1:21:01Um

1:21:03What uh sorry with the surf park, doesn't this have some tie in to the surf park?

1:21:11Yeah, the we'll and we'll get to that and the MPUDs we cannot have any more apartments. F other than what we already have with the entitlements we already have without the surf part actually being built. Yeah. So no surf park, no more apartments.

1:21:28Do we wanna do we wanna take the companion up with this one like we did last time? Because that's that's the biggest thing.

1:21:35Chair. For Clarity staff or Mr. Hobby, this is once again one of these projects where multifamily has two different meanings.

1:21:45Right.

1:21:47I think you should that needs to be shared for the record. Yeah, and I should I think of that definition. This happens. It's a unique definition depending on the project.

1:21:57This this project, for some reason, when it started well before I was involved, uh Mr. Sheridan's here today and he started working on some of the stuff years ago. Staff coded and working with the original applicant before the first time.

1:22:14All of the product except single family detached on the residential side is all called multifamily. That doesn't mean they're all apartments. That includes duplexes, uh, single family ownership, uh, cottages, and stuff like that. If they're attached, anything that is not single family detached is called.

1:22:38Multifamily in this project, and that's misleading because it makes it sound like we're adding like two more apartment projects or more, and that is not the case. All we're asking for is the right to have more duplexes and townhouses, and I and I've showed the board in other presentations, and I'll show more in the MPUDs. We're trying to build like some four-story townhouses in a downtown area that are very innovative. We don't have them here. They're upscale. This is not entry-level living,

1:23:08as I'll explain in the MPUDs so do not get confused in the MPUDs the comp plan amendment side that we're just trying to get a rush to more entry-level townhouses or build random apartments. That is not the case. The only reason we need even or seeking the apartments at all is we think when the SER park is built, we can create a really, really cool urban, walkable, mixed use area immediately adjacent to it. But I'm happy to discuss this more uh after the presentation on

1:23:38the the MPUD if that would help.

1:23:44I think it would it would be helpful to hear the MPUDs. Alright, let me just uh is anyone from the public want to speak to this land use item?