--------- explained to me. So, we're really in a different basin than the lake. Um, but we, you know, we're very sensitive in making sure that we're taking all of our drainage from most of it collects starts around the southeast corner and then it runs up through the large wetland system
in the northwest corner and then out to Cypress Creek. But other than that, happy to answer any other questions you may have. Clark, just to clarify because I don't have the MPD in front of me, but and I don't know what's going to happen to the timber or whatever property to your
northwest that's ever going to get developed, but hypothetically cuz they hypothetically they need this road for them to develop. Um, if you all weren't ready to build the northern piece, does your MPD require
you to at least dedicate the rideway if they needed to build it? Yeah, that's the typical if you guys call us within 90 days, we have to have to >> they have to give us the right away and they can do that. >> Right. Right. >> Okay. >> All right. Thank you. >> All right. Thank you.
>> Is anybody need to speak that hasn't had a chance to? Yes, >> we're going to repeat the list of registered individuals to speak beginning with Phillip Singleary. Okay, Mr. S, Philip Singleary, 8723 Kenton Road. Just
a few things on this one. Uh, I think the original plan was they were going to make an exit and an egress or a road that connected the new Kenton with the old Kenton so that the people
that lived on the old Kenton could have access to the the new Kenton. What I would like to see them do is that's fine, but if they could do it on the county property side, which is at the very end of all those rectangular slats
from that point north, the county maintains that road. So, if they can move that to that and just leave our road alone, uh UPS might not be happy, but they'll get over it. Uh, also right at the corner there's a S curve and
right at the very front of that the norththeast corner of that S-curve there's a lake entrance for people who live on the road. It's a private entrance. Um, we're going to need to have access to that private road. So, I don't know if they're going to be able
to just put a stop the curb and start it or whatever they have to do. and my neighbors to the north. I don't understand if this road is going to be on the county road on the north part. Are they going to do you know
>> the north part of this road >> where uh Arell stops building and they and the the next company comes in is are they going to build the Kenton road that goes straight into the dirt road Kenton? I think they said
that they were going to put it on their own property. >> Where is their property? >> Still there exist in Canton. >> Is it on the west side of Kenton on F and Fosa's property? The 150 acres there? >> Yes. >> Yeah, that's where it is. Okay, cool.
All right, sounds good. Thank you. >> All right. Thank you. Good afternoon, Michael Ptoic, 9152 Kenton Road, 33545. Um, just a couple of things. First off, Mr. Hobby, thank you.
the developer that's taking over the north part of this reverted it back to the original plans which was the neighborhood center shopping uh grocery gym in the uh very tall apartments in the middle of all of this went away. So
we're very grateful for that. Thank you. Um, again, it would be very nice if there could be some proactive work in these roads because the um timing and phasing of these roads, everything's
already been approved and the homes are already there. So, we're we're chasing our tail if we're going to build a road that was designed without any of that planning already approved and and in the works. This road technically can't come fast enough
because it is not fair that all of these res residents that keep up this single lane dirt road that is on their property, they we all are the ones that have to clean the trees, clear the trees, keep the road up, and um and it
it's not fair to those homeowners to have all of the inadvertent construction traffic driving on their private property to get through to Elim. So, uh, some proactive talk on the four lanes right away would be fantastic. There was
one there was one request that we did make that, um, I guess it it wasn't, uh, feasible for some reason was to move the entrance onto the existing Kenton further up so that it was balanced for
all of the homeowners on the east side. Um, and that I would I would love to be able to have that discussion. But um the other thing is I haven't heard anybody talk about it yet, but the existing Kenton Road residents if
the two sections that are going to not be Kenton Road end up getting renamed, the residents would like a say in if the county renames it, uh what the name of that road's going to be or potentially taking it back to the original name
which was uh King Lake. So, it hasn't been discussed yet, but if if either of those two sections get renamed, if the residents can be openly included in that discussion, that'd be fantastic. Thank you. >> Okay. Thank you.
>> Anybody else on the list? >> Yes. Next is Miss Michelle. Okay. After then would be Miss Jennifer McCarthy. >> You're good. Okay. She's officially good.
>> It's officially awesome. Then we're officially done with the registered individuals to speak on item PC. >> Okay. >> So, Clark, do you want to have somebody's respond to some of those concerns? >> I Yeah, I'm going to Joe Simos, the engineer of record on this, and I'll
have Joe answer a couple of the things, but I think, you know, we did maintain all of the existing connections. When you go up the existing dirt road kenton, when you get to the which one is the pointer? Let's see. This one. Yeah. When
you get to the the northern end of the Opryill project, there's like a 90° curve right there in the existing condition. We're not blocking any of those people off because that's how the people who live to the south and the west have to get to their property. So,
that was something we talked about with staff and with the neighbors. eons ago that's being maintained. And again, what happens here is, you know, all the curb cut right here that was just brought up, that's already actually been approved. We have approved construction plans for
that. So, that's already pretty well baked. But the idea up here is the existing tindle is going to come over here. And the reason for the roundabout is to create a functional new access point to the existing tindle to bring it across here and connect with Kenton. and
that didn't really occur in the previous plan. So, >> I really feel like, you know, again, we've heard all these same comments before and that's why we met with the neighbors the years ago to work all this stuff out. Um, if there's any technical questions that you have for Joe about
it, um um he can answer them, but I think most of these things we we've already baked into the plans all along. >> Okay, great. Great. Maybe a better question for staff, but do you know if the vision off, this is not regarding your property, but do you know if the vision is to extend um that section that
you're building to the west towards Mckendry? So, it's basically due west. >> Well, let me I forgot one other thing I was going to say. Uh our Mr. Polterak was talking about, you know, maybe we should build four lanes. Now, I don't want to speak for Nick, but we have
talked about this both on Mckendry and this project. And I think not to put words in his mouth, but he feels like we need to see a lot higher traffic volumes before we fourlane either one of those roads. And we are building Mckendry, the first big segment of it right now uh for
the hospital. Uh and it's going to have it has a small gap now that we need to figure out so that there's no more dirt segments left when that gets built. And I I imagine that's going to take a lot of the traffic off of this area. But also, and and Joe was reminding me of
this on this project and the one to the south, they've been designed um to build the outside lanes. And with the new crosssection that staff asked us to work with, it's going to be very easy for the county or some other developer to come back later and build two more lanes on
the inside. That was part of the reason for the redesign that staff wanted. we avoid uh avoid a bunch of the curbing and stuff that would have been more expensive to take out when lanes three and four are later built. So well I'm sorry. >> I was it doesn't it may be better for
staff because it's not really for your project, but I was just curious if that if that's the vision to go uh continue going to >> Yeah, the county the county owns the property in the intervening segment to get from there to Mckendry. So, yeah, I don't know when staff plans on on
building that or if another project's obligated. I'm not sure. >> Thank you, Clark. Okay. There's anything else? Any questions? >> Okay. Yeah, I got it. So, that that the white line there, that's kind of the
vision there for Tendle to be straight. All right, Derek. Feel good? Yeah. All right. Motion to hear anything from Joe or not? You guys all good? >> Yeah, I'm good. >> You good?
>> Uh, I'll move approval for PCA. >> I'll second. >> Have a motion. Second. Any further discussion? If not, all in favor signify by saying I. >> I. >> Post like sign. >> Okay. Who gets the credit for the
second? Me. Second. >> Okay. >> To adjourn. >> Second. >> We have a motion to adjourn. All in favor? I post like sign. All
right. Close that. Anybody? >> Yeah, I got you guys are in the top today. Hello Part: 2
and for it to come back. >> It just means he has to listen to you but not to me. >> Yeah. Yeah, I would agree. All three. >> Okay. >> And we don't have anybody to speak without comment.
was driving me down after work. That's what it sounds like. Yeah. >> Sounds like a good look at the wild west out there like like you said. So, it's kind of there's a bunch of stuff out there going on that we didn't we didn't know that that you know
if if record if record inspected them when they were doing that that kind of like you said cleaning or treating what you want to say for them to Yeah. Robert Daniel would know that
we There's a long time actually releasing that that inventory. >> Just call it. >> Told my guys before I left. I bought gas on Monday for 269. >> You want to call it >> was 319 by the time it was 320.
yesterday. I think it's going to be 349. >> Yeah, from what I could see in the moving crude, it should have been about 25 cents at the pump. >> We're usually about 90 cents over Arbob gas. >> Yeah, >> Arbob had 90 cents.
>> Does it operate then on >> right now? I have him reviewing your agent of record forms. I'm so used to using Word and Excel and everything. >> We hit 80 bucks a barrel. Dow's down. >> I am not bad, but I gave it to my wife.
It was all Apple. >> He's down. >> Oh, it jumped after news. New news hit that Iran said it attacked a tanker. It's different. >> Good news is I dumped my silver I dumped my silver last week and now I'm going to
get to buy it back even cheaper. >> This could be the the catalyst needed for a correction, a much needed correction. >> Well, you got a whole bunch. You got people are now doubting AI. Private credit is blowing up and then we've got
got had a war on top of it. So >> yeah, >> like a perfect storm. >> Personal debts at alltime highs. >> Auto repositions are >> I got a hold of a map of Liz pendants in county. >> I know.
>> I thought this was going to be quick. Looks like people's papers. He was out. I have to leave at 3:15. >> It'll be a while and the map is just here for the coffee and donuts.
>> It's fun. >> So, you're just here for the coffee and donuts. >> Well, you know, >> keep >> I said this about AI. So, these companies are laying on people because they're more productive with AI, which is causing the earnings to improve and got to make our
employ. We're like, what's the point? What is the endg game of AI? Okay, so I get rid of all the employees. Well, then who the hell is buying my product? >> Exactly. Exactly. >> That's a part I can't figure out. >> I have yet to figure it out. I guess if you figure if you're in, you're first
in, you win, you get out, you'll be all fine. But at the end of the day, when you're the evil billionaire that's got AI doing everything, okay, well then now what do we do? >> That's most of the trading that goes on in the market is very shortsighted. That's why >> they're saying, "Oh, the earnings are
going to be good." You know, yeah, it may crash under the earnings are going to be good in three, so I'll buy a bunch for a while. >> Yeah, I know. for you know >> who hits the thing. >> Most of the trading activity that's driven these highs is not driven by
long-term investing. >> The whole AI is a circular >> Oh, yeah. >> Circular is an anthropic anthropic investing open AI open votes invest took an equity stake in open AI. They used the money from the equity stake to
buy chips. >> Exactly. You go look at the You go look at the Nvidia sales number and then you realize that those sales aren't actually cash. They're debt. >> That's all good. Paid back. >> Yeah, I know. That's
>> video all the way down >> and it's like Yeah, it's like 70% or something. >> 70. >> Jeez, we got everybody who's anybody. It's the tail wagon, the market dog.
>> I'm still keeping dry powder. >> Me, too. >> I've missed, you know, missed a lot of return over the last year, but >> you know, these bottles the precious metals, >> but I got rid of all the silver. That just >> silver I can't sleep at night. Gold I'm
not worried about. It can go up and down a couple hundred. I don't care. >> It's wacky. >> Really? Yeah, I try to explain to clients like, okay, for two years, if you make 6% a year in a short-term bond fund, or if
you're invested in equities and it rises 40% over two years and you have a 40% correction, you're back to below zero. Meanwhile, you've kicked off 6% a year and you're short-term, who's ahead? >> Feels like you're way ahead in the equities until you have that correction.
Now, if you take that dry pattern when the correction happens and buy lows, >> I was just telling keep your eye on TLT, there's going to be a golden opportunity to buy it here because once he puts wars in those
>> Well, they're already having a meeting with defense uh the big defense contractors about how to replenish. >> They need to, you know, ramp up production, replenish that supply. Let's go. >> All set. David,
>> I'm all set. >> Yeah. Okay. like to call the mean the order. If you could stand for a moment of silence and the pledge of allegiance I pledge allegiance to the flag of the United States of America and to the
republic for which it stands. One nation under God, indivisible, with liberty and justice for all. >> All right. Could we have the roll call, please? >> Baby Gerard here. Christopher B >> here. >> John Moody >> here.
>> Matthew Muntz, >> Terry Pot >> here, >> Chris Williams >> here, >> chairman Charles >> here, >> and the proof of publication, please. >> Items advertised in the Tampa Bay Times on January 21st, 2026 and February 18th,
2026 by certified mailings and site. >> Okay. Thank you very much. like to welcome everybody here today. Uh we're the planning commission. We're appointed by the board of county commissioners and we meet twice monthly. We serve as a local planning agency.
Uh and we hold public hearings to transmit to the board of county commissioners our recommendations on comprehensive comprehensive plan amendments, land development code amendments, reszonings, and conditional use requests. Planning Commission is the
final decision-making body for special exceptions, certain appeals, variance requests, certain alternative standard requests. However, final decisions may be appealed to the board of county commissioners. If anyone is in opposition to any
comprehensive plan amendment amendment, land development code amendment, reasonzoning, conditional use, or any item where the planning commission makes a recommendation to the county commission, be important for you to attend the following u board of county
commission meeting. Those of you who are not familiar with the format of our meetings, it's divided up into three segments. uh first is continuences, second is consent items,
and the third is the regular items. We'll go through each one. Uh and as I we read them off, if there's something either on continuence or consent that you would like to have heard or you're here to discuss, please raise your hand
and we'll pull it to to discuss it and it'll go on to the regular items. And those are the items that are will be fully discussed today. The applicants will have five minutes to make a presentation and the questioners will have three
minutes each to come up and ask their questions or make their comments and the applicant will have an opportunity to come back up and and try to address those concerns. Has there anybody requested extra time? No. Okay. Is anybody on WebEx?
>> Okay. Uh, so this is a reminder that if you have your cell phones with you, please check them. Make sure they're on the silent position so we don't interrupt anybody that's speaking. And before we start the regular meeting, is there anyone here to speak on any
item that is not on today's agenda? >> Mr. Chair. >> Yes. >> One individual speak. delineating item number. >> Okay. Who is that? >> Riddlesworth. >> Tanya Riddlesworth.
>> Yeah. Please come forward. Give us your whoever comes to speak. Uh just please when you come up give your name, your address, and the item that you want to speak about. >> Okay. And then we're going to before you say anything though, we're going to
swear swear in everyone at once that might want to speak today. So for those of you who may want to make make comment today publicly to be on the record, please stand, raise your right hand, and be sworn.
>> All right. Thank you. So your name and address, please. Hi, my name is Tanya Riddlesworth. Uh, address is 8734 Mckendry Road. Uh, some of you know me from coming here before with concerns about Mckendry Road and that's what I'm
here for today. I also have a neighbor of mine uh who lives a few houses down um who's just here to also say the same things as me. Um, but basically we have immediate concerns for Mckendry Road as well as future concerns for Mckendry Road. I'm sure you guys all know
Mckendry Road is going to be connecting the major hospital uh John's Hopkins on the south end with Double Branch on the north end. Um already we have a big hockey school on Mckendry Road. We have the Pasco County maintenance facility on
Mckendry Road. These things didn't exist 10, 20 years ago. It used to be a very, you know, private somewhat road for the 30 or so homes on the road. Um, it's become now a somewhat major thoroughare and it's just going to keep getting worse. Um, I know the intention is to
leave it dirt right now, pave it in the future. Um, but I'd like to, you know, really figure out a better plan for the safety of our children on these roads, uh, with all this increased traffic, people that don't care because they're not living on the road and they drive really fast. Um, we actually had an
accident right in front of our house. I think it was two weeks ago. um you know someone just flying around the corner. Um so we have major concerns and you know the concern right now that we can address immediately is with the traffic of the um construction. They're not
supposed to use the road. They do. Um also the maintenance facility. They're not supposed to re use the road. They do. Uh, so what can we do to actually enforce this rule of them not supposed to use the road um so that we can a keep our children safe and b cut down on the
dust and all the um other things that go along with that on a dirt road. >> Okay. We'll uh we'll try to get some answers for that and uh if you want to speak while you're up and if you could give us your name and address and I assume you want to speak on the same
item. >> Yes. My name is Maria Martinez and uh we live on 8945 Mckendry. Um I also wanted to express that um because I live also on a curve, a ride on a curve, uh we've had quite a
few accidents where cars just go right into our property. Um and it's been a record because the police has been called. So there's record of that and they actually had cars that flipped on our property. So it's also a very It's a
safety issue. >> Um the high speeding, especially going to that hockey school there when they're having a game or whatever they're having. Um I think they also open up a restaurant behind the school the owner did.
>> Uh it's just so much traffic and the speeding. I don't know. They're in a hurry to get in and not be laid. The kids dropping off and picking up the kids. And it's a couple of times a week. It's not just once a week or on the weekends. >> Okay. >> Okay. >> Thank you.
>> Can I ask you a question? Is Is the road paved to the hockey school? >> Yes. From 52 all the way up to right after the hockey it started getting it got paved up to the uh facility. Um
>> is the issue south of where it's paved or is it north of where it's paved? South. So the your concern is traffic is coming from the south to the hockey school. >> Yeah. They don't choose to go around. >> You need to just speak into the microphone if you're going to speak
because we got to get on the record. >> Yeah. They don't choose to go around. You know, if someone lives south of there, they're going to take Mackenzie Road going north to get to the school. And we see it. I mean, you'll see a huge line when the school gets let out of people heading south and coming out. Um they certainly don't choose to go north.
You know, maybe if you live north. >> Okay. also wanted to bring up that also there's uh school buses that go through there, at least two of them. Um, so that could be and it's not only the
the high traffic and all that. It's also the breaking down of the dirt road, you know, the uh >> Yeah, >> we call it the washboard effect or whatever theoom jumping like that. >> Yeah. >> So, that's not helping with that either. >> Sorry, can I say one other thing? I'm I'm curious, you know, if Mckendry Road
is the only major road that's an unimproved dirt road in Pasco County. I know there's plenty of dirt roads, but how many are there that are going to be connecting Double Branch, a major, you know, downtown that we're going to be having to a major hospital? You know, I think this is just an unprecedented
situation that needs to be addressed. You know, what are we going to do because there's going to be plenty more traffic. It's already a problem. And what are we going to do for the future? >> Okay. All right, young lady. Did you want to say something?
>> Just there for support. Huh? >> Moral support. >> Okay. Chris, what is there any issues with schools there in that area? >> Well, the hockey school is a private school. >> Yeah, but I'm talking about public schools. Nothing. >> No, not that I'm aware of. >> Transport? No. I mean, we may we may
transport I mean, they may pick up children on Mckendry Road. So, that would be the purpose of a bus traveling that road, >> right? >> But other than that, they don't >> You got Cypress Creek across 75 from it, but it's not >> Yeah. >> Yeah. >> Yeah.
>> Well, um, do we have anybody here from the county that wants to address these questions? >> Would have to be somebody from planning or public works. I don't know if somebody wants to address it. >> Well, let's we're just trying to see if
we can get somebody here since this is not on the agenda. So, >> so if you want to >> David Engel, planning and economic development director. So, uh the citizens brought up a a wide variety of questions. So uh what I propose to do is
we have a wildcat bales MPUD which incorporates the uh the hospital and all the residential development. There is a road plan and there's a requirement that only local traffic can use this portion of Mckindry. There's also some vision road planning going on with uh the the
Colomar double branch project and realigning parts of Mckindry to take these houses off of alignments in certain areas to keep their road uh lowkey and more private. So, um what I'd like to do is just step out with the citizens with Nick Uren and somebody
from our MPD team and maybe we can give you some answers and then also see what's not answered and we can pursue those give get back to you. That'd be a very helpful day. >> Thank you. >> Thank you. Thank you for coming. Okay. Anybody else here to speak? Sure.
No. No other individuals pre-registered to speak for public comment. >> Okay. All right. So, let's start the agenda then. Good afternoon, planning commission members. I'm Curt Cyerson of Planning, Development, and Economic Growth. On our
continuence agenda today, item PC1 is PTE 26 CU10, a conditional use in the name of Vesta. Conditional use for a short-term rental in an MF1 multiple family medium density district in
southeast Pasco County approximately 160 ft east of the intersection of Saddlebrook Way in Vesta Court. This is coming with a request to continue the item to the April 9th, 2026 planning commission meeting at 1:30 p.m. in Date City.
>> All right. Is there anyone here uh to object or is the applicant present? Is the applicant present? Anyone here to object? Okay. Thank uh Mr. Chair, item PC9 is on our regular
agenda. However, the applicant has requested a continuence to the April 9th planning commission meeting. I'm asking that we move PC9 from the regular agenda to the continuence agenda.
Okay. Is the applicant for P9 uh present? >> It's Barbara. Yeah. >> Yeah. Anyone here to object? >> Mr. Sure. Since that one was not advertised as a continuence, you need to see if there's anybody here that can't
be here on the continuence date. >> So, the continuence date is April the 9th. Is there anyone here to speak on this item that can't be here on uh April the 9th? You'd have an opportunity to speak today if you don't.
Okay. I don't see anyone. So, those the only two continuence items. >> Yes, sir. Do you uh David, would you like me to read in item PC9? >> You don't need to. >> So, do we have a motion? >> Move to continue PC1 and PC9 to April
9th, date city. >> Second. >> Okay, we have a motion to second. Further discussion. All in favor of the motion signify by saying I. >> I. >> Post like sign. >> All right. Very good. Moving to our
consent agenda. Item PC2 is PTE 267896, a zoning amendment in the name of RZ-7896, Drift 11939 MS LLC. change in zoning from an AR
agricultural residential district and a C2 general commercial district to a C2 general commercial district in central Pasco County southwest corner of the intersection of MS Cemetery Road and Warden Road containing approximately 5.59 acres. This is coming with the
recommendation of approval to the board of county commissioners of the requested zoning amendment. >> All right. Is the applicant present? You want to object? >> Okay. Next
>> item PC3 is PDE 267910, a zoning amendment in the name of Ronald W. Ripple and Donald W. Ripple. The Ripple project, a change in zoning from an AC agricultural district to an AR5 agricultural residential district
located in northeast Pasco County, approximately 2,200 ft south of Bllandon Road and west of Packing House Road, containing approximately 12.72 acres. This is coming with the recommendation of approval to the board of county commissioners of the requested zoning
amendment. All right. Is the applicant present? Anyone here to object? See no one. All right. Next item PC4. We do have
individuals registered to speak on this item. Item PC4 is also a companion item of items PC7 and PC8. All of which have individuals registered to speak. We ask that these three items are moved to the
regular agenda for one presentation >> in PC8. You said >> 47 and 8. Okay. Is applicant present? Anyone here to object? >> Well, it sounds like there is people here to object.
>> And Barbara, you have all three of those. >> Huh? >> Slow in the draw today. Okay. The next item on consent is item PC5 PTE 267889.
A zoning amendment in the name of Curly and 54 commercial and PUD by Kimberly Anne How of Meridian ARP Meridian. a reszoning request from an AR agricultural residential district to an MPD master plan unit development
district to allow for the development of 58,250 square ft of commercial retail or office and associated infrastructure on approximately 4.91 acres located at the northeast corner of the intersection of Kurley Road and County Road 54 in South
Central Pasco County. This is coming with the recommendation of approval to the board of county commissioners of the proposed zoning amendment request with conditions. >> Okay. Is the applicant present here? You want to object?
Okay. >> The next item is item PC6 PTE 260026. You will be sitting as the local planning agency for a comprehensive plan amendment CPASS25 parenthesis 14 Bellamy Brothers
Boulevard at SR52 property providing for a comprehensive plan amendment to the future land use maps 2-15 and sheet 13 changing from IL industrial light to comm approximately 1.51 acres of real property located on the southeast corner
of the intersection of state road 52 and Bellamy Brothers Boulevard. This is coming with the recommendation that you find the proposed amendment consistent with the comprehensive plan and recommend approval to the board of county commissioners.
>> All right. Is the applicant present? >> Anyone here to object? Okay. All right. So, do I have a motion on the consent items? >> Move to approve the consent agenda
consisting of items PC2, PC3, PC5, and PC6. Second. Have a motion and a second, I believe. And uh any further discussion on the motion? >> If not, all in favor signify by saying
I. >> I post like sign. Okay, good there. Ready to move on. >> Beginning on the regular agenda is item PC4. This is PTE 267872,
a zoning amendment in the name of Kenton Road commercial to be presented by staff. Good afternoon. Gavin Kovi, planning development and economic growth. Uh this is PTE 267872, the Kenton Road commercial imped.
So the proposal is a reszoning request from AC agricultural to an MPUD master plan unit development district. And this is to develop 110,000 square feet of non-residential entitlements and 120 hotel rooms at the northwest corner of the intersection of Kenton Road and Elum
Road. Here's a location map within the county. Here is a location map within connected city. As you can see in the red star, it's within the community hub. Community hub uh within the comp plan is defined by medium density and intensity, a mix
of uses that support recreation, cultural destinations and education facilities as well as mixeduse areas serving as neighborhood centers. Here is the aerial of the site. Here's the current zoning of the site which is AC.
And then here is the current master plan. You can see that it's divided into three distinct sections, area A, B, and C. All these areas allow for commercial and retail development uh with a couple special um provisions within area A on
the left hand side and then area B within the center. Area A is uh contains an additional self- storage facility use. Um that also contains architectural renderings that are required to be submitted prior to site plan. um and
follow section uh 1100 for the self- storage facility um requirements as well as 5,000 square ft of uh vertical integrated uses as well on the bottom floor for the self- storage facility. And then on parcels or in
areas B and C, which are the parcels in the middle and to the right, uh we have designed some non-residential form standards to to put all the non-residential uses onto a social gathering space. Uh an example of what
we wanted to to see here is similar to the hub at Beexley or Lexington Oaks where you have a center uh park space with commercial uh fronting onto that. So is a little bit better informed than a standard commercial strip plaza.
Uh here's the context map for you. You can see the subject site in orange and the surrounding impudes with the Prillley Ellis Eper and Eper impudes. You can also see that I've highlighted the missing Kenton segment. Uh this segment uh the developer has agreed to
construct from Elim Kenton from Elum down to overpass inclusive of intersection improvements and signalization for cash reimbursement. and they're required to submit a development agreement within 180 days to to get those terms and conditions
figured out for the reimbursement. >> They do have two LDC variations that they're requesting. One from section 522.9R 5, table 522.9 R-3. And this is to reduce the parking ratio for self- storage facilities from one
parking space per 300 square feet of office plus one space per 1,000 square feet of storage area to a maximum of five spaces. What we found was that the connected city parking standards were were asking for more parking than what the standard county uh parking ratio
was. So we just deferred to the standard parking ratio. And then section 805.6D 6D to convey wetland areas to a community development to not convey wetland areas to a community development district for maintenance or property owners association if the parcel remains
under single ownership. We expect again this parcel to remain under single ownership and they will be the maintenance entity for all the wetlands and common areas. So this is coming uh with a recommendation of approval to the board of county commissioners of the proposed zoning amendment request with conditions.
>> Okay. Thank you. Any questions? Okay, thank you very much. >> If you would like, I can also do the other uh DAS that are in this area that are also building Kenton Road for the applicant, or I can uh get out of the way if you'd like.
>> Is it the same applicant? >> Uh different applicant. Clark is the one representing the two DAs and Barbara is representing this project. >> Okay. I I'm not really comfortable with you opening up public hearings on both unless the applicants agree to that because it's two different applicants.
So I don't >> have >> Okay. It's the way he is, you know. >> Yeah. >> Doesn't play nicely in a sandbox. >> Barbara Will height 6327 Grand Boulevard for the applicant.
I did put together a PowerPoint because I really wanted to show you all and and any of the public that's interested the amount of work that we did because it is in connected city and it is in the community hub. I think the client's been counting this is like 15th meeting. We met with commissioners twice to get
their input. Met with staff a bunch of times and so we've done a lot of work on it. So I wanted to to show you kind of what we've come up with to expand on what Gavin presented. We've got design enhancement, transportation enhancements. We we go through and tell you about the community hub vision and consistency with the comp
plan. I won't bore you with all that detail unless um unless needed. >> We have just clarify are you representing four and eight? >> I'm just number four. >> Just number four. Okay. >> Mr. Hobby, this the separate guy over
there wants to do his own. >> We have not opened up the public hearing on number seven or eight yet. >> Right. And the reason why staff wants to present that to you is staff just wants to give you the full picture >> um of what's going on in this area because we actually have just like I said we did a lot of planning work on
this. The fact that we have transportation improvements to answer that question, what's going on with the roads is pretty cool because a lot of times we don't we have the answer of our analysis showed this. We're going to do this turn lane, but this one actually has a picture of what's going to happen
to Kenton um both north of this including adjacent as well as south of this project. What we did here is we broke ourselves into three areas of of development trying to to figure out how to um put forth restrictions on form when you
don't have any users. It's kind of fun. >> So you can't do a concept plan because you don't have the users yet, but you want to really have your you have a good feeling of what the form is going to be, especially because this is in community hub and the SC social gathering area is important to the community hub um portion of the connected city.
So, we agreed to some interesting things in in areas C and B. Again, the staff said, you know, we want you to be like the hub. And I said, 'What makes the hub the way it is? Well, it's restaurants, cafes, coffee. So, we said, for the first two years in these two areas,
we'll limit ourselves. We can't develop anything else other than restaurants and cafes and bars and fast casual uses. Um, for both C and B, we said no drive-throughs, freestanding drive-throughs are prohibited. Again, we're trying to make this a place for a
community hub for the community there. Self- storage. Um, Gavin went through these things. We have our enhanced street facing facades, maximum of three acres. It was important to the county that they knew what that footprint was going to be and what the remainder of the footprint of the property was going to be. We did vertical integration.
You've heard about the social social gathering area a couple times. Pedestrian connectivity was important. Building orientation um is important. We both we talked about, you know, how do our buildings orient to the roads? How they orient to the social gathering
area? Where can you park? Where can't you park? So, those are the details that you're seeing here. Transportation enhancements. Obviously, staff is going to explain to you and and Mr. Bobby regarding their items on seven and eight. But from our perspective, if
you look at our conditions, Kenton Road from Elon North to our our access on on um Kenton has to be improved by us or others um prior to us building. We have to do a proportionate share contribution for the signal at Kenton Road and Elam.
So when we you've heard that the client is going to do that segment, they call it the missing segment of Kenton between Elam and Overpass. staff was very clear. We're going to cash reimburse for that, but not for your prop share of the signal. So, that is on the the client's
dime. And as you can what I just said, we're going to we're going to do that portion that missing segment of Kenton. >> So, you won't start construction until that's done. >> We won't start construction until nor this the north of Elam improvement is done.
we are how we align with the community vision because I know this has been important to planning commission to make sure that we're actually paying attention to connected city and that staff is doing it and and we did the same thing. We've got our commercial retail components, our neighborhood serving mix of uses. We're providing that convenience employment and
essential services. When you look at how connected city is building out in context, this is a natural neighborhood commercial serving location. Um, but we also wanted to make sure it was something special. We've got pedestrian
orientation, interconnected setting, and we have we have a hotel as one of our uses. Consistency with the comp plan. I could read all that to you, but I think you'd throw me out the door if I did all that. But just wanted to show you the attention to detail and making sure that
we looked at every one of those policies. And again, just going through the highlights. We have our hotel, office, retail, commercial. We do have storage because it's needed and there's a lot of rooftops, but we were very careful about doing vertical integration. We're and
doing how it looks so that it fits as opposed to being the only thing we do. It's actually more about the vertical integration and more secondary about the fact that we're also actually able to accomplish storage which is going to be needed um for all those rooftops and the
attention to our social gathering area. >> Thank you. Very good. Any questions from up here? Nothing. Okay. All right. Uh, public comment. >> The first individual signed up to speak
on item PC4 is Mr. Phil S. you'd state your name and address, please. >> Philip Singleary, 8723 Kenton Road. >> Thank you. >> Um, I feel like we've been
not included in this mass community center that you have. I live on Kenton Road. It's a private road. Half mile from uh Elim Road North is private. It's pretty much a onelane road
most of the time. The property in question right now is at the corner of Elim and Kenton. It's 10 acres. It's at the very highest point of that road. During the rainy season, hurricanes, it's a dirt road. It washes
out. Typical. The neighbors on the road, we all pitch in and we fix the road. It's fine. You put in 10 acres of concrete, asphalt, more cars,
more runoff, more water. It's just going to devastate everybody that lives down the road. As for the hotel, they're saying that it's for the new hospital. Across the interstate from the new
hospital, there's a community thing going on. There's supposed to be a hotel going up in there within walking distance to the hospital. They have hotels down on Old Pasco Road. They're building hotels on 52.
They're building new self-contained areas, storage facilities on 52. They have multiple ones on 54. Why we need another one? I don't know. It's my concern that this is just the
beginning because when we talk to about uh a prey later, my issues are going to be the same. You guys are going to raise the elevation of this property and the water has to go somewhere and it's going to end up probably in our
front yards washing out our roads. We just like to be a part of the plan. We act like we're just not being everything in your plan consists of new development and new people coming in. What about the people that have been
here for 50 years? Where do they stand? That's my question. Thank you. >> Are you Are you saying that the developer has refused to meet with you about the development? >> All they they're fine to talk. That's all they do is talk. We're supposed to
have access to parks, you know, all the things that we have or they have. I mean, this hotel that you're going to put up at the corner, are we gonna have access to their pool? No. Do we have access to their playgrounds and Eper and Canon Ranch? No. This is all private.
There's no community here. So the people that have been here a long time were just getting tired of being squeezed. Pretty much it. Thank you. >> Okay. Thank you. >> Who's next to speak?
>> Chair. The next individual is Michael P. >> Michael who? >> P. >> The parks guy. >> The parks guy. >> The parks. >> Parks. >> Hey, Michael Portoric. 9152 Kenton Road. Wesley Chapel,
Florida 33545. So, I brought the original transportation master plans because what I wanted to point out was these roads were talking about aren't even listed to be done in the 2030 plan. The the next one's coming up and we've already
approved it's gone out of here to the county commission. We've already approved all of the developments in this area that are on the 2040 plan. So, I'm glad that the missing road that was an issue 5, six years ago when we
met each other is being addressed. It absolutely needs a signal there. So, I'm happy that's happening. The problem is this is the community hub. And I keep hearing two words, parks and staff. Well, parks, everything has been reszoned.
There is no district park. There is no large community parks. It's been flushed down the toilet. All of the impact fees from this entire area, Eper, Marada, everything in between was moved out to Pasadena. That park's not going to be
what was promised and it's 10 miles away from these residents. We still don't have the community district park pencled in. The other issue is a self-s storage unit. In the fine details in the application, it also says
on the first floor that it will have 30 foot wide by 60 ft deep storage units. Well, that sounds like a roundabout for people to run businesses out of. The community hub is not meant for people to move their sprinkler companies or move
their businesses into because storage units and hotels have their defined area in the connected city for those developments. It's the innovation zones and it's the business district. I have the comp plan. I have the comp plan
amendment. I'm happy to read it again and put it on the record if you'd like. But hotels and storage units are not part of the purpose or intent of the community hub within the connected city. There's a place for this and it's on
State Road 52. If you're going to say you're going to put in crates or some restaurants, some cafes, that's a social gathering place. Fantastic. A hotel is not supposed to go in the community hub. This is going to be on a two-lane residential road. And
I'm I can't imagine any of you gentlemen would vote to approve a storage unit being put on your residential street. Those businesses need to be up on the state road where there's adequate lanes of traffic, where there's adequate safety for everybody getting in and out.
And this is absolutely uncalled for in this area of the connected city. This is supposed to be about families, a place where the whole connected city comes together. It's the central portion of the whole thing.
>> Go ahead. >> This does not meet the comp plan on any level even though the uh LDC gets quoted up there. Thank you. >> All right. Thank you for coming. Any questions? Okay. It it may be helpful though if staff
could put up that map of connected city just so we can reference it as we're going through. >> Who's next on the agenda >> from the presentation? >> Who's next? >> Mr. Chair, the next individual is Miss
Michelle B. Hi everyone. >> Hi. >> Um, I'm Michelle Bquerquette. Um, my mom lives at 8747 Kenton Road. I've lived there my whole life with her on the 10 acres. And what I would like to say is
I don't want to be involved in any of this, the whole hub deal. All I want is us just to have a road back to way it used to be where we didn't have traffic from the south side and the north side and all this other stuff that's going on around us. When you're going to put a
hotel at where everybody has 10 acre lots, it's out in the middle of nowhere. It's nowhere even close to a hospital. My daughter when she was in an accident back in 2021, we tried to find a hospital at All Children's Hospital. We tried to find a good hotel for us to
stay at. Everyone that was near a hospital was awful. I hate to say that, but it was. We had to travel really, really, really far to find a good one because all it attracted was transients, people that couldn't afford a nice hotel. So, I'm afraid what's going to
happen is this hotel is going to end up being like one of those. And then guess what? We're going to have people coming down Kenton Road being nosy like they already do already with their fourers, their side by sides, um coming from the hockey place. You name it, we're getting it from both ends. Then you have the
storage unit. Well, the storage unit's going to add more people to it. Transients, people that just want to kind of hang around. And then you have another section of it that we don't know what's going to exactly go do in the other section. Y'all have it open for other things. We don't know what's going to happen with that either. I mean, this
is like out in the middle of nowhere. I I just don't understand why this is going to blend. It doesn't blend. I don't care about the pool. Phil had a good point, but I don't care about the pool and all that stuff. I just want my 10 our 10 acres back to our private. I
want it cut at the end of Elim Road and I want it cut at the other end of Kenton Road because the first half is 11 10 or 11 people that live there. We just want our peace. We don't want to be involved in connected city. We just want to come into our house, enjoy some peace, and
then go out into the craziness that we do every day. So, that's all we're asking. You know, y'all are supposed to be here to help us and be here for us and speak for us. We're trying to keep telling you what's going on and nobody's listening and it's just it's just terrible. That's all I
have to say. And I got more to come, but everybody else is doing really good, too. Mike and Phil. So, >> where are you on that map, please? >> I am on Elim Road. I am on the um I just had a brain fart on the um south side. I'm at the end where all this corner is.
I'm halfway down the hill. Mr. Williams actually knows where I live and how bad this road is. And when the other comment, I got 27 seconds. And the other comment about how bad the road gets when it gets fixed. And we all pitch in to fix it. Okay. Our portion when it rains.
Oh, it's awful. Ask him. He knows. He thought he's got lost a couple times, fall into a hole. Um, I mean, it's just really, really bad. And when you elevate it, like Mr. Phil said, it's going to be even worse. I mean, we're gonna we already have a dish that goes across there. So, it's just you're adding more
to the chaos. Thank you. I appreciate it. >> Oh, that's okay. Uh, any questions up here? >> Okay. Thank you very much. Next, >> Mr. Chair, the last individual pre-register to speak on item PC4 is
Miss Jennifer McCarthy. You just have your name, Jennifer, and address, please. >> Sure. Jennifer McCarthy, 8819 Kenton Road. So I obviously live next to um the
Singlearies and Egus and we all have the same concerns and we've been voicing the same concerns since 2014. Um so I nothing has been done. Um so particularly with this development, I have questions about how the hotel and storage unit fit in as far as a
community hub. Um, I was told by Ernie Monaco, by Matt Armstrong, by all these long-term developers that have since left Pasco County when this was being, you know, talked about between when they, what they were there, what, 2014 to 20209 is when Ernie left is that
there would be buffers. There would be a step down. We are not putting commercial next to your all's residential property. So, there's we're on Kenton Road here. There's 10 10acre parcels. So, this is the first one. They said you don't have to worry about a gas station coming next to you. Well, here we go. We have a open
I don't see anything saying that a gas station couldn't go in that first spot, but here that's here nor there. But you still have a storage unit and a hotel going. So I I the buffering and the step down that was promised what is here is
is it's not done and it's not enough. Um I also have concerns about water runoff. I I again this is at the top of Kenton Road. The water is going to go somewhere if they direct it into the conservation behind. It comes up behind our property
eventually makes it into the well over by where is that behind old Pasco floods there and then floods uh the East Padet. So everything that flooded two years ago with the, you know, 500year event, this things like this property help will, if
it's all paved over and and not properly mitigated, is going to um make it worse, not just in our vicinity, but in all of Pasco County that was dealing with this a couple years ago. Um, I also couple questions. I don't see
the max height of the buildings that's promised. And also in PC4 it says that they're going to emp but on her thing it says CCM Empud. Um so I do think that that's different. And last, or not last, but until my time runs out here, the
sign was put up and then uh two weeks before the original meeting on February 5th, and I'm sure it was advertised in the the art in the newspaper, and then it was continued with no notice other than somebody actively going on to the agenda sheet, and then there was nothing
else on the sign. So, there's nothing on the sign saying, "Hey, now this has been moved on to this meeting." So, this is what has been happening over the past 12 years. now is we've been chasing dates. And if y'all think it's easy to find agenda dates other than in going
individually through the pass planning commission, it's very difficult for residents to find this information. I don't understand why the sign wasn't updated. I don't understand why they applied when I feel like in situations like this, they almost knew that they were just going to immediately continue
it so that residents would go out of their way to make plans, which I did, and then have to now do this a month later. It's very difficult. It's very difficult, right? I I just would question, hey, we're we put up this sign and then 5 days later we're continuing
it. Why isn't something posted on there to say here's the new date? Because people driving down are are not doing this. It should be easy for the residents to come in here and talk. So, I feel very strongly about this. I've been chasing dates on signs for 12 years. It's super convenient, but if they're not updated, they're
meaningless. So, I I question whether there is they should be updating these because there's been some talk that they should be updating them, not just putting another thing in the Tampa Bay Times that nobody has access to or easily. I
don't know. It's not easy. I'm I'm I I always feel like I can find things and this is very difficult for me every single time to chase these dates. So, thank you. >> Thank you very much. Appreciate you coming. I know there's some discussions of improvements for the website, being able
to get some of this stuff online that was posted paper. So, I don't know if Mr. Engel could comment to that. >> A long walk to tell you I can't comment. Um but um we do have a procedure. Um,
Patty uh handles our advertising and uh I'm not the uh subject matter expert. Amy, could you um maybe come up here and ask some questions about signposting, what the procedure? >> Well, not just that. I know that um we've had some discussion at these
hearings in the past about some um additional improvements that this staff was looking to implement to um be able to provide notice online, you know, through either social media or through website postings, things like that. >> Correct. Yes. So, we are working on
updating the development review manual to make sure it's clear on how to process um and post signage and we will be adding a conditional or a request, excuse me, um as part of that portion of
the development and review manual. We're just working on updating that right now on various elements of that that document. >> Right. And it's >> but there was the questions about when we intend to move from newspaper advertisements to website
advertisements. >> The column >> or at least in addition to >> so uh column is currently under review uh through the legal provisions. Terry can >> speak a little bit more. >> Just to be more clear is playing development economic growth. So, Column
is a vendor that the county is working with to post our public hearing notices online. A uh right now where it stands as the preliminary contract is with the column attorneys currently under review by them. We're hoping to see that pretty soon. Um we keep pestering them uh week
by week, monthtomonth. uh and we're sort of at the mercy of column getting back to us before we can look at the changes that they want to make if they want to make any uh and send them send it forward to our purchasing department and then to the county attorney's office. >> Oh, how come not on the county's
website? >> I'm sorry. >> Why not on the county's website? >> It will be a component of the county website, right? >> That is the goal is to move all of the newspaper advertisements to the county's website.
not understanding why we need an outside vendor to do that, but >> I'll let Mr. Poss explain that because is it germanine to the subject? Um there are there's significant logistics
involved associated with identifying the dates for projects and how to move forward with them and the juggling of that. Uh part of the rationale for going to an outside vendor is so that the developers can interact directly through that platform that they provide to us
and uh make their postings accordingly without necessarily having county staff be middlemen. >> Okay. >> Yeah. I just wanted to address the the last uh person who came up to speak because I knew that was something we discussed and uh you know I tend to
agree with her. It's sometimes difficult to keep up with the continuences and and all that. We want to make sure everybody has a chance to come here and speak. They have to take off work in order to get here in the middle of the day a lot of times. So, right, I would just say that um as it relates to continuences,
um there are continuences when applicants are requesting them because they learn about certain issues that the community has and so they want to be able to address them before they actually make presentation to the planning commission or the board. Then there are other times where uh the county requests continuences because the
project is not ready to proceed. Uh at least as we see it based on the review um we decide that this needs a little bit more time before it goes to the public for public discourse. >> Yeah. And I understand where a lot of things may be last minute, but that's where the online posting would come in
pretty handy to be able to get that information out quickly to the public. >> Thank you. All right. Anybody else on our list? >> No, Mr. Chair, >> is there anybody that would like to
speak to this that hasn't had an opportunity? Okay. I don't see anyone. Barbara, you want to address those questions concerns? So, I took good notes and Bruce Landis is going to talk about uh storm water
and drainage. But with regard to road improvements, the road improvements are coming. You've got our commitment, our client's commitment to do the missing segment. You've got two DAs on so and there it's not going to stay like it
is. There's a lot of homes improved in this area. There is road improve massive road improvements. Four-lane, you know, it's it's it's changing. It's part of the connected city master plan. That was a master planning effort that that had a lot of participation in
it. The community hub we absolutely fit. When when you look at connected city, there's a list of there's a there's guidance and then there's prohibited uses and hotels not prohibited. commercial is not prohibited because all those things are actually neighborhood
serving. We um this I'm not sure the confusion about storage. It's storage with firstf flooror retail and we were trying to make sure we were very specific to make sure that we actually achieved the fl first floor retail. It's not first floor
storage. It's not for contractors and it's actual for commercial retail uses. So, I'm not sure where that concern comes in. Um, so there won't be businesses other than commercial retail businesses operating on the first floor
of the storage facility. Again, storage is needed. It's absolutely needed. The commercial uses and proximity to where these homes are. If you look to the south, there's there's just a lot of homes. and having commercial and proximity so you don't have to drive all the way to 52 is
something the county encourages and actually kind of demands. I understand I can hear the neighbors because it's changing and they want it back the way it the way it's going to be. There's already been a lot approved and this is just going to this complements what's already been decided
and already been approved pursuant to the connected city master plan. The concern regarding gas station, we actually have a whole list of prohibited uses. Convenience store with gas, standalone car washes, vehicle sales, plumbing, electrical, mechanical, welding,
machine, sheet metal, trade shops, boat and RV storage, vehicle equipment garage, auto service, lumber, lumber yards, standalone lawn lawn mower or small equipment sales. I know Mr. Booty loves that one. um standalone outdoor
pottery, propane, septic tank, sod sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sal sales, shooting archery ranges, solar power collection facility, automobile towing and collection facility. So we were thoughtful of the fact that we are in the in the middle of a community and and what we can and can't do here even to the fact that we can't have a standalone
um uh drive-thru. So no McDonald's, no Wendy's. So we were thoughtful of of where we where we are in comm community hub and paid a lot of attention to the fact of where we're at when we agreed to all the design parameters and all the things we
can and cannot do with that and the answer on maximum height is five stories. Um I just checked the MPD plan with that. I heard drainage and storm water and concerns regarding that. So I'd like for Bruce Landis to come up and talk to you a
little bit about that. Can before you do that, you said you didn't want to bore us with the slide on how this complied with the comprehensive plan. >> Yes. >> Since there are objectors, can we go through what that argument is?
>> Sure. >> And then can I ask you to add pawn shop with outside junk display to that list too? Terry, put that on your list of band uses, too. >> Pawn shops.
>> You know, we seem to have we seem to have a problem with all the we seem to have a problem with all the lawnmower shops, but yet every day on my way to work, I pass 20 pawn shops with nothing but junk bicycles, junk lawnmowers, junk pressure washers. >> My clients are agreeing to add that to the prohibited list.
if you would do it. >> But then you get the guy dancing with the sign in the front, you know. >> I know that's on the illegal uh boat dealership on 52 too. The code enforcement doesn't want to deal with. >> You can see these policies incorporate
the location of public spaces, um pedestrian, bicycle networks to create create safe and convenient access. Encourage a mix of mix of land uses. look at building and site design public
elements that frame and activate the streets and the public spaces. Our social gathering area is exactly that. Provide provide mixed use areas within all connected city special planning areas. So that's something that you'll see when you look at the comp plan.
You'll see that there's prohibited uses and then that specific that they're encouraged to have mixed use, have a mixture of uses. That's exactly what we're doing for community hub is we're adding the locally serving commercial because that's something that community
hub doesn't have to date. What's been approved to date collocation of uses that we're complenting each other. We've spent a lot of time on that by the fact that all the things that we can't do encouraging beneficial use of of a mix
of uses that's compatible in form and character to the surrounding neighborhoods or the immediate context. You can't and you can't look because this is connected city. You have to look at what it's approved for and what's already been approved. we actually are fitting into the connected city future
as opposed to connected city how it looks today. And I know that's hard because the area is changing. Allow business and employment opportunities and all connected city special planning area zones. Build a built environment that optimizes the opportunities for walking and
building. We're doing walking, biking, and and gathering through the way that we're laying out our non-residential uses. Create authentic social gathering spaces integrated into neighborhoods and
employment areas strategically located a comfortable walking distance would not be a comfortable walking distance to State Road 52. Connect through safe and com comfortable pedestrian bicycle neighborhood vehicle
links. All of your roads are designed in connected city with all of those things in mind. When they're improved, they'll be improved so that you do have neighborhood vehicle links and you do have bike and pedestrian facilities. Develop mixeduse areas that employ a
combination of land use and design strategies that create a vibrant attractive destinations to provide a variety of social gathering spaces. We have done that here. We spent a lot of time doing that actually. Land development code shall mandate with all all connected city redevelopment
efforts the need to locate complimentary uses in close proximity to each other to provide walking, biking, neighborhood vehicles and transit opportunities. We are absolutely located in the perfect location to provide that for the communities that are being built around. there any kind of
graphic or rendering that shows what the the concept for the gathering space? One of the problems we've had in the past with connected city and the complaints from the residents is they've they've picked apart
what the vision was for each of those areas of connected city. And we spent a lot of time in previous public hearing about that. And I I hear staff, it sounds like you've attempted to integrate social gathering
cultural value into the development, but and I understand why you don't want to provide a cons a binding concept plan for a commercial property because you don't know who your users are. But I think it would be helpful if we could
kind of if you could show the public what you have in mind for the community gathering space. I think that would help make the sale, so to speak. Right now, I'm looking at just a big beige rectangle that says I'm going to put a
hotel here and I'm going to put commercial here. And I'm told there's going to be a social gathering space, but I don't know where it is, what it looks like. I think that would be helpful. I'm not asking you to submit a binding plan, but is there some kind of vision you can
show us so we have an idea of what it is we're talking about. Problem with doing >> I don't know whether that means >> I don't know what that means. >> Is it a one table in the middle of a coffee shop and a doughut shop or you know is this a big
fountain? Is this a park? What What is this? So, I can't show you something because I'd be showing you something that I don't know that I can do and I'll never do that. But I can tell you that we spent a lot of time writing restrictions on how buildings orient. They have to
orient both in B and CF. They have to orient to the social a social gathering area. No parking in between those buildings and the social gathering area. So, you can already see it starting to form if you think about what that means.
Buildings, no parking in between. If we have a hotel use, we can have one row of parking in between the social gathering area. But on the in A, excuse me, and C, no parking between our retail buildings and our social area or anything defined
for this or >> it it is hard to do it at zoning. So what we did is put all the things that will set up the form and ultimately staff has to prove it as meeting the intent of all the requirements. >> Okay. So the difficulty that I'm having
with that is someone can come in and put up buildings and leave 10 square fa 10 square feet and say that's my social gathering area and you'll say look I've met the intent of the code and Mr. Ptoric will be back up here going, "What in the hell did you guys approve up
here?" It would be helpful if there could be some basic standards, dimensional standards or form standards for that. I get what you're saying, but I don't feel like there's enough
enough defined requirement for that space. And that's been one of the the big points of contention with the public that objects to what's going on in connected city out here. And I think it would be helpful if there was some kind of visual as to
what the intent is there. I'm not asking you to commit to a final design, but at least you know I'll make it a thousand square feet or 10,000 square feet or maybe the intent is 10 square feet. I don't know. But I don't know what that is right now. All I can tell you is that there's a
whole list of of requirements on how we do this and there's many different ways it'll be done depending on who the users are. So I don't know what more I can do other than put all these restrictions on even down to the use.
We have to have we can't put anything in there but restaurants and cafes. We have to provide and orient to an actual social gathering area in our buildings. We can't have parking in between. I mean, it's it is there's nothing else like this. I haven't written this ever before. My clients are
like, "Oh my god." Um because we don't have, you know, all these restrictions, but it's um the conditions are pretty robust, but you just can't put forth a concept plan of something that we don't know we're going to do because there's a there's a
million different configurations depending on who the users are. >> Okay? And ultimately it'll be up to the staff to say whether we've met the social gathering area requirements of the comprehensive plan. We have to be consistent with the comprehensive plan through every every phase whether it's
>> I don't mean to sound argumentative to you or to your to your client. But you're telling us we need to rely on the staff to to enforce those provisions when we've had testimony for hours from the public
about how the entire design of this community hub area doesn't even meet the the stated intent in the connected city master plan. Well, my project does >> would be I'm saying it would be a lot easier to make the decision if there was
some visual attached to that >> and we talked about that. We talked about with staff, you know, I just I have never wanted to bring something forward and show you something that's not going to be. So, and neighbors get noticed when plans are done, signs go
up, properties noticed when our plans come in. they have every opportunity to participate then >> and again we have to be consistent with the comp plan all the way through. Well, >> again, I don't mean to be overargumentative, but at the time of site plan, the public has absolutely
zero rights at that point. They get a notice, that's it. They have zero right of redress over a site plan at that point. >> But make sure that these conditions are >> the redress is here at the zoning zoning. >> Yeah. even if it was an exhibit that was added to um the connected city
documentation, you know, saying here's a few examples of what a common area would be or you know, even if it's not something that's binding, at least if there's some concepts that we can say, you know, it's at least this many square feet, it has these kind of features that that sort of thing. So that's again more
directed at staff than than you guys. I understand what you're working on. >> A social gathering space is just a very nebulous term. Again, it could be a 10 square foot area of grass for your dog to pee on. >> Yeah. >> Well, your code the code spells out what you have to do for a social gathering.
You gota remember this connected city has been implemented in the code. So, we're following the code exceeding the code, >> but there's actually a land development code for this area. So, there's all all the details are in that land development code. There's a connected city land development code. But so I just I just need to know what you all want to do
because I don't have today I don't have any examples because I don't have any users. Um is there something in the code that illustrates what this is supposed to look like? Staff, how does the staff decide on what's a
social gathering space or what what constitutes that? The social gathering area is a common area in a commercial node that is not attributable to one specific tenant or user. So, it's an area that uh is
available to the public for mixed gatherings without being associated to a specific business. And it's usually central or in to the commercial pod. Way to nail it down. >> William Vermillion playing development economic growth. Let me see if I can fit this big laptop up here. The county
refuses to get me a smaller one. >> So, in the >> green space, >> one day you'll appreciate that when you need these. >> Keeping me strong, though. It's pretty heavy. So, in the in the connected city land development code, there is a specific section that speaks to what
social gathering spaces are. When that word is referenced, right, when that word is referenced throughout the comp plan, what is a social gathering space? The land development code has uh >> I don't know if it'll be easier for me to read this to you. There's three paragraphs or if Patty could share it on
the screen if that'd be easier. Would you like me to read it? >> You do both. I'll I'll begin to read as Patty pulls it up. >> Yeah, that's good. It >> it speaks to the requirements of an application to show this to generally describe the location and the type of
space that will be integrated into the design of the projects. These spaces shall be and then there's three different bullet points for what these spaces should be. The first is accessible by at least two of the following. Automobile, neighborhood vehic neighborhood vehicle, bicycle or
foot. So it the first bullet speaks to the accessibility of the social gathering space by at least two different transportation methods. The second talks about public or private establishments included but not limited to parks, schools, libraries, cafes, and
bookstores. So I believe the the commercial retail component we spoke about cafes, bars, and restaurants. They're hitting that second bullet point of social gathering space. And the third is that it's encouraged to be colllocated with civic
space like schools or libraries. So it's not a public open space. If I'm understanding you correctly, this can constitute a cafe, a bookstore. >> Well, a ca a cafe would make up a
portion of the periphery of the social gathering space. So, in the the conditions of approval, we did more nailed down even more specifically than the land development code, the use of um of flex lawns and different kinds of plantings and public art that actually
inhabit the overall space. >> Can you go over what those are? >> The the conditions of approval. I actually have them up on my other screen. So that includes flex lawn space, landscape beds with public seating,
fountains or public art facilities. >> That's you're you've answered the question now. That's what I was missing. >> Yes, sir. Can you speak to um you may may not know the answer to this question, but something else we've discussed when we've discussed uh connected city
projects is as these projects start to infill into connected city. Um, we were discussing kind of having a overview of some of the things that have been approved uh in order to try to get an
idea of what is truly cohesive with other projects that have been approved nearby. And we we discussed, you know, trying to put together some sort of a map or some sort of a general overview of all of connected city to see, you know, that way we don't end up with a hodgepodge. um you know because
obviously these infill projects are coming uh peace meal and so but we need to make sure it's a part of the cohesive plan. So is there anything been been done on that since the last time we talked about it this meeting? >> Yes sir. So the the first portion of of
what staff did in addressing that u that concern was we first looked at I believe that the first question asked of us both by the planning commission and the board of county commissioners was getting to the bottom of the single family entitlement discussion as especially as it pertained to land use within connected city. So the first step that
staff did was uh through GIS uh we tracked the amount of single family entitlements that had been issued, the amount that had been built and the allowable uh developable acreage left to fit the amount of entitlements that had been entitled but hadn't been used by a
builder yet to see if there was enough developable acreage with the amount of entitlements to build out those single family uh units. So, we we got to the bottom of that and I believe it was last year uh Metro and myself and PTE, we gave those findings to the board of
county commissioners finding there there is in fact single family entitlements that weren't used by some of the larger land groups that had grabbed up those entitlements and that that could ostensibly be used in other portions of connected city where single family land use pattern may be more acceptable. So
that that was our that was our first step and that was the more extensive step of the plan. We have been gathering information for a map as it pertains to the industrial and and employment center entitlements especially as it pertained to our most recent modification to Pasco
Town Center. Even though not a part of connected city opted in, it is still a large portion of connected city and does still serve um the connected city land use that was allocated for that area. In fact, it exceeds that amount. And then we've been
working our way further south into areas like community hubs when we talk about um tall timbers as it relates to park space and the bus depot property on the other side on trying to accommodate a more centralized park space for the residents outside of the VOP super. >> How's that coming?
>> It's coming well. The the longest part of that is staff working within the GIS platform to properly map it. the entitlements and the land use is very easy to find. But whenever we become uh you when we're actually formally mapping this out to bring you guys a completed package, that's the longer portion.
>> I didn't mean the mapping. I meant when I said how's that coming the park the whole park and busy? >> Yeah, there's a lot of discussion about that, too. >> Sure. I mean, I don't I'm not going to put words in anybody anybody's mouth, but I know that the director of parks, PTE, and the the commissioners are all working together to try to find a a
solution that both positively benefits the land owner of Tall Timbers without hindering their development potential as well as advancing uh the need for a neighborhood park. >> Yeah. I mean, I I think it may make sense to have a project like this on the perimeter of this community hub, but the whole idea of this central area of the
community hub is to have a community hub. So, and that would be a park area that that type of thing. So, that's why, you know, that was of interest to the planning committee, planning commission when we uh discussed this before. >> Certainly. >> Do you recall how many units were left
over? Because I I recall that they were all used, but I just want to check on how many >> entire this is a tough quiz for me remembering the number off the top of my head. It was a it was a substantial amount. It wasn't 103 units. It was it
was more north uh getting towards the the 1,00. The the issue is the the amount of developable acreage left for those entitlements. It's a little bit harder to fit those in, right? So those larger projects like Eper and Marada typically projects
tend to overentitle themselves and by the time they lay out storm water and do all their final engineering of the roads they end up with an excess of these entitlements and that was part of that first study that we found was that the excess of those entitlements. >> I'd be very curious to see what that
information is if you can provide that. >> I believe Mr. Kov's diligently trying to pull up that study for me and I'm >> doing a good job at stalling. >> But you think it's in the upper hundreds area? Yeah. >> Uh yes, sir. I wouldn't >> 500,000 somewhere.
>> My my my recollection it was was actually north of a of a thousand units. >> Okay. But you're thinking that the remaining buildable area probably wouldn't support that much >> there. Uh, in my professional opinion, there's there's zero chance that you could develop all those single family detached left, especially within the
connected area SPA zones that prohibit single family that remain. >> So, you're 3,000 units. >> So, about 45% of the 3,100 uh single family detach are actually left. Oh,
>> like 4,000 >> about actually I was way off. It's about 4,000 left. >> Oh, wow. >> 4,000 single family detached or multifamily? >> That's just single family detached >> that were not used and not used. >> I thought they were all entitled and
used up. Well, so the confusion came from entitling