public comment on Pasco Grows and rural density
What the county recorded
This item is not from the published agenda
This archive found it in the recording: a call to order, a recess, or business the board never listed. The county recorded nothing about it, so everything below is our reading.
The source document
The county’s agenda for Planning Commission, Oct 8, 2026
The published PDF, as served by the county. This item is one entry in it.
The county’s agenda for Planning Commission, Oct 8, 2026
The published PDF, as served by the county. This item is one entry in it.
What was said
Machine transcription of 23m of recording, with speaker names inferred from voice matching. 71% of 97 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
Yeah, public comment on things that being up here on today's agenda. Is there anybody here today that wants to speak on anything? Not on
I've been told two things to speak now or to speak. during the Grow meeting, but I'm not sure which I'm supposed to speak.
Well probably exactly this meeting.
Mr. Sure, it depends on whether you want to open that meeting to public commonly. If you don't do the workshops you don't have to. If you're not going to take public comment during the workshop, this would be the show.
So if you want to speak on that. Um could happen before we start this meeting. Okay. And when you come up, before you come up. Um all Dylan is we'll ask you to Hmm. Be sworn in and also when you film up, can you give us your name and address? And speak at a microphone. But I'm in Spanish. Um anybody's Here and uh danger, which I don't think anybody cares anymore,
but And you phone, for example, please do not silent positions, they don't interrupt anybody. Yeah.
Yeah now. Um, I think we're here, we can listen to your comments. You want to start New England group? Yeah, so I swear everybody in there. That's not good actually. Raise your right hand and be sworn. Anybody from
testimony you're about to give the truth will help you God.
Good afternoon. Christie's number thirty six
fifteen Pine Cold Port. Good afternoon, Commissioners. First of all, my condolences, Chris. Dad was very sweet to me when I sneak into the pool on my way home to school. Just saying. Um I'm here because I am concerned about the proposed Pasco Grows changes. Do not provide the level of protection. Our rural areas is owned. I want to be clear, I'm not opposed to growth. I'm opposed to a plan that calls an area rural while creating pathways for the area to become increasingly
suburban or urban over time, regardless that it's protected. The Pasco Gross document includes a proposed rural areas map, a new future land use map, new future land use categories, mixed use nodes, transit emphasis quarters, and policies that establish how development can occur. When you look at these documents together, the question isn't simply where did the county draw the rural boundary? The question is what prevents that boundary from moving as it keeps happening? The proposed development
categories allow substantially greater densities in those areas. Suburban density, residential can reach approximately 17.9 homes per acre, while some mixed use in urban categories can reach 24 and even 64 homes per acre. That is not the rural Pasco many of us recognize. And this is not just about today's map. A road can bring development, a sewer can bring Development, a land use amendment can bring development, a higher intensity designation can bring development. Once those pieces are put together put
together, rural land can gradually be surrounded, fragmented, and transformed without one single decision ever being labeled as the decision that ended rural Pasco. That is why I believe that the county needs stronger protections, especially for our designated northeast rural protected area. If rural preservation becomes truly a priority, then land should Then rural land should have clear enforceable protections against sinkerment. incremental conversions. We should be protecting agricultural land, the
wildlife quarters, wetlands, groundwater recharge areas, and large interconnected areas of open space, not simply identifying them on a map. And we we need to consider what happens when infrastructure is extended into rural areas. For example, the county is discussing subject to sewer conversions. I support protecting our water resources, but sewer infrastructure can also create capacity for greater development. If taxpayers are going to spend millions of dollars bringing sewer into rural areas, the county must simultaneously establish protections that prevent
that infrastructure from becoming justification for higher intensity. Pasco County is projected to add more than 223,000 residents by 2045. The growth is coming. The question is not whether we grow, it's how we grow. The question is where that growth goes and what we are willing to sacrifice to accommodate it. We can concentrate appropriate growth around existing infrastructure and developed areas while protecting the rural lands in Pasco County unique. But once agricultural land is subdivided, wildlife corridors
are broken and rural communities are surrounded by higher density development, we cannot simply put them back. I don't get a second chance. We don't get a second chance to preserve Pasco. Let's be careful how we do it. Thank you for your service. Thank
you very
much.
You see them foul? Hope to receive my final second. Oh bigger.
Thank you. Nancy
Hillswood 34110, a nice place. I found this cartoon. I thought it was Apropos. Except that it took 200 years or three, and we can do it in 10 years. Um, if you look at Wesley Chapel. The other thing is Wikipedia and what they said Trilby or Trilby is. And there's the map. So, um, first off, I still want to encourage the
county to do night meetings on this subject. Most of your citizens don't know that it's going on. And I think they oughta have more of a say in it. And I wish there were Something healthier on it. Okay, the one thing that stresses me out the most is this neighborhood corner. And yes, I know it was these densities before, but now you're putting it into apartments, hotels, everything else. And it's
in the rural area. It's on Trilby Road. Trilby Road is a small two-line road. There's no way those cars aren't using it. More cars are using it today. All of our a lot of the ag in Pasco County is out that road. As soon as the bulldozers start moving in, those ag people are going to move out. As a saying earlier, I saw a man trotting his horse. He was obviously uh getting ready for a horse
show on Troby Road two weeks ago. That's not only that, there's the guy that has the fish farm that's very successful, one of three in the United States. Then there's other ag people out there growing hydroponic vegetables and vegetables. All these will go away as soon as those bulldozers start moving in because there's no way they can be in the same area with all that going on and the trucks going down the roads. It will kill their livelihoods. That's my major
issue with that. If somehow They could keep And contain an eye. My thought is you give incentives to the development community all the time. Let's put things together and figure out what we can do for the large landowners that'll make it okay. And the small landowners too. Let's put something together, a package, and say, hey. You've got this choice. Instead, our county's giving incentives to developers out in the rural
area. Now, how's that work? How are we supposed to survive out there with this going on? And I've got some questions too. I was just noticing that the RV resort is listed as a planned community in this news. And I'm going, did I miss something? That RV resort was under AG last time I looked. How to get Plan Community in the Northeaster area planned. So I'm and the in the
intent For Um plan says to support mixed use development patterns. And I was wondering what next use development patterns we are talking about in the Northeast Rural Area Plan. So um That's Sure. I've got more questions, guys, but I ran out of time. Can I
currently
sure absolutely.
So when you say the county is giving incentives to developers neural learning, what are you talking about?
Okay, uh density maps come to mind.
With density bumps are you referring to?
Okay, there's a density bump on this corner. And that's uh, no, I don't have it in front of me. But if you look at the at the plan and you look at each of the new categories and look at the end, it says what kind of density bumps are allowed for each area.
Yeah,
my understanding from what the presentation we got from Mr. Pitos is there are no Density bumps in the room or did those density
conservation subdivisions get density bumps. And that's another thing I wanted to talk about, but can't.
Please help me a quite. So is that that's what you're uh the reason I'm asking so you're not talking about financial incentives. I'm sorry? We're not talking about financial incentives.
I don't know what type of incentives I'm talking about at this point. I'd like
to County's the highest mobility fees we have in the county are in the rural area. So I don't think That could be a so I'm trying to figure out what it is that you're Referring to and say in Seth so you're talking about conservation subdivisions? Yes. Yeah, okay. Thank you. Just one clarification as to what we actually mean.
To my knowledge, we've not approved anything with his A project that is Strictly within the confines of the concentration subdivision. There have been some A few projects that have been analogous to conservation subs. Whether it's I think the one that comes to mind is I think Palmetto Ridge. For the reserved in a certain area, like the northern part of the project for open space in return for getting more density closer to fifty two. But that was Not not in accordance with the strict
requirements of consecration. So the but there's been And Terry may know of others, but there there's been Nothing that I'm aware of where they've got an actual MPUDs for
conspiracy. But there's a division off of Shady Hills Road, kind of between Shady Hills Road and the Expressway. I felt like there was some conservation. There have been some
so anytime a project is Near an ecological corridor, do you see some of these sort of density transfers out of the ecological corridor to Outside of the corridor. That's a sort of a forum of a concentration subdivision in the sense that They're conserving the ecological corridor in exchange for additional density outside of it. But it's not Strictly a conservation subdivision in accordance with land development code. But it it's it's similar in nature in the sense that they're
Moving the density out of a conservation area. No, okay so it's not Sorry, Conservation Subdivision MPUDs. There is a provision in our code for a conservation subdivision. MPUDs I'm not aware about any projects that have been approved under that. So it's actually that's what provides the density process. She's talking about. Yes.
So that's 50% output space and my big question is. How do you keep the 50% open space, open space? This county does not seem to have A good propensity for doing that. I turn around, I see buildings going on those bases or Something else. being able to be put in. So I don't trust conservation subdivisions.
Okay, we're done.
Yeah, there usually would be either some maybe they're up to plot it as a conservation tracts in the platform or they'd have to introduce some deed restriction that
And that's
that's where I was going at
so generally on the base of the planning there's some indication at this Open spaces to Eat
preserves. It may or may be on the plat, but it also may in some like in the case of Palmetto Ridge, I think it's a separate gate restriction. That was entered into that ensures that are
nonetheless there's a document of record. Yes. that mandates the preservation and and I assume that is
Doesn't come with an exploration data in the program. That's accurate. Um I mean unless the county were to somehow release the data restriction, but that My knowledge that's never happened.
But we haven't had much examples of conservation subdivisions, so I've just watched it in other places and in this county too. the open spaces. They are like tall timbers. They granted open space to the people and the people moved in there and that was one of the things they were looking forward to. The applicant came back and asked for buildings and they were granted. On that space. What? Makes it going to stay. What is it that we've got that's
strong enough that no matter what, the county's not going to turn it into more units?
In theory, any future governing body can undo Anything that was done previously and there's really nothing. I mean there's
And with conservation subdivisions, you got high density sitting right next to an open space because you're clustering everything. On that density.
Yeah, but that's the case with any government. anywhere. Anywhere. But yeah.
Yes, that's the problem.
There's no way to stop that. Derek's point. We can adopt a comprehensive plan tomorrow. Is it mandates? Okay. No retirement permits will be granted in the northeast rural area and a future commission can come in here next year. And amend the country. Which is what's been happening. Well twenty fifty.
Or you of the Board of Commissioners and I think the way you solve that is that public thought. Right yeah, a bunch of commissioners are coming here.
I'm guessing you're going to relaunch an incredible political campaign against them to make sure they're not elected.
Yeah, but that's too late. But I agree with your point, the ballot box is powerful. That's good.
That's regulation. I mean, besides getting um regulation passed at the state level that ties the answer.
I was hoping on struck stronger regulations at the local level to discourage the high d higher densities out there. instead of uh density bump in the form of a conservation subdivision. So um That's I was just hoping to see something more along the line of in the county doing that. And yes. Perhaps we should go take a visit to Tallahassee too.
I mean I think the county is doing that to s to maybe not to everyone's satisfaction, but I think there's an intention there at our uh county's leadership focus to maintain some of its conservation area. Um look forward to seeing it. Well still providing.
Rights to property.
I think it was actually closer to 2006. Yes.
Yeah, they were they were passed in the hills
and uh But I thought you were you had a scene at the table when all of those things were
no.
Being something like
Yeah.
But I know that they were created to address the concerns that were coming out of the residents.
Yeah, I think I was mentioning this it's much harder to change a Detain restriction. There it is. Yeah, it's just uh Something that the counter change. Yes. Behavior section behind his fall hand. Cannon. It's not something that can arbitrarily be changed. I'm direction. I would also argue that if there's residents that bought into the community with that deep restriction, either by PLAD or separate. Restriction it's it count even to lift the restriction
somewhere. I said I'm sure this residents would come out. Enforce against that because they It's probably gonna be homeowners that bought right next to the conservation area. assuming that it was gonna remain a conservation area so everybody should have to have Average that up there. To be in favor of it. I think that happened. Which pretty
they don't know what's going on even right now. That's another reason why I want it so Minute.
That's also a pretty different position. Yeah. They would be noticed. Anybody
I was hoping they'd be here to start talking. I think that you have a sequence.
Yeah, really sh I mean okay. may talk about this more in the growth section, but I was looking at the table in there. One in five percent.
And then the question becomes how much is
What's the appropriate amount of system for example?
Okay. Okay, we got anybody else?
Thank you.
Five nine three eight Frontier Drives, Ever Hills, Florida, and two. Answer The question she said about um
Incentives. For developers. Uh Pasco County provides developers and businesses a variety of rent, financial infrastructure, and regulatory incentives that include sometimes no impact fees. Um no tax. Um, and I know this because I've been researching this stuff for 30 years. And uh they it's because they promise jobs that don't actually ever really come to fruition. It helps
with infrastructure, which I know is not happening because I drive around Pasco County. Every week the entire county Um, what's the next thing here? Um Okay, as far as uh Conservation land. Pasco County is only eight hundred and sixty three square. Mile County. Okay. Right now there are Very, very little. Conservation
areas left. In fact, Pasco just purchased 1900 acres. For conservation. When you have developers, like for instance, two rivers that's going to extend all the way down. It's State Route 56. And then the four thousand acre water park and all of this, all of these. water things and now I'm seeing advertisements where Murata Lagoon
has now become a national destination. Okay, so Really? Um
We're just tired of hearing one thing and seeing another thing happen. We understand that you all have to You can make your decision and say no, but then the commissioners can turn around and say yes. And that's what they've been doing. They say yes. I follow all 67 counties in the state of Florida, and I can tell you several of the counties are saying no. Saint John's County
just took back. Two huge parcels from developers because they realized there was something going on with it and they made sure attorneys were in place. on their side and the developers had nothing to stand on. So And St. John's County is a lot bigger than Pasco County. The bottom line is this. Human lives are being lost. Wildlife is being lost.
I also noticed there's no sidewalks near most of the schools in Pasco County. These kids that live less than Two mo or live just under two miles. have to walk in the high grass. to get to school and they're being hit by cars. There's a 10-year-old right now. that was in a coma for over ten days. I speak with his mother once a week. He did. Fortunately he's alive, but
we don't know the extent of the damage. Okay, because he was riding his bike in a bike lane that is too narrow for cars and bikes to fit on. I followed a pickup truck as I was doing this, and that truck broke in the bike lane the entire way. Had someone been riding the bike? They would have been Killed.
And thank you.
Is there anybody else?
Okay, see anyone?
So we can enter the Miguel Medi.