Down. Hey. Heat. Heat. Heat. Hey, Heat. Hey, hey, hey. I'd like to call the meeting to order. We can stand for a moment of silence and pledge of allegiance.
I aliance to the flag of the United States of America to the republic for it stands one nation under God indivisibley for all. Okay. Would the clerk please read the
roll call, please? >> Here >> and the proof of publication, please. >> All right. Thank you. Okay. Well, I'd like to welcome everybody today and um so uh let's begin with the swearing in. If anybody plans
to give testimony today, will you please stand and raise your right hand? Very good. Okay. So, I'd like to welcome everyone and uh tell you that we're the planning commission. We're appointed by the board of county commissioners and we meet
twice monthly. Um is there anybody here that has not attended a meeting like this before? One person. Okay. Well, then briefly I'll try to go over what this what we typically do so you'll
understand the format of the meeting. Um, we serve as the local planning agency. Uh, and we we hold public hearings and transmit to the board of county commissioners our recommendations on on comprehensive plan amendments, land
development code amendments, resonings, and conditional use requests. Planning Commission is the final decision-making body for special exceptions, certain appeals, variance requests, and certain alternative standard requests. However, final decisions may be appealed to the
board of county commissioners. Anyone's in opposition to any land development code amendment, resoning, conditional use, or any item where the planning commission rates a recommendation to the county commission. It'd be important for you to attend the appropriate board of county commission
meeting. Those of you who are not familiar with the format, we have three sections. Continuences, consent items, and regular items. Um, we'll go through the uh each of those uh continuence,
then consent, then regular, and we'll give uh any everybody that's here that wants to speak a chance to speak, and anybody that's concerned about any of the applications a chance to uh ask questions and and get get some responses.
Applicants will be given five minutes to make a presentation if they wish and questioners will have three minutes to ask their questions and then the applicant can come up and respond to those questions. Um
uh this would be an appropriate time to just tell everyone who has a phone, please put it in the silent position if you don't have already so that uh it won't interrupt someone trying to make a presentation.
And um so before we start the meeting um is there anybody here to speak on an item that's not on today's agenda? Okay. >> All right. I think we've covered everything.
All right. Good afternoon planning commission members. Janna German, planning development and economic growth. Item PC1 is PTE25-7881, a resoning request in the name of Enclave at Livingston MPUD-AC Academy at
the Lakes, Inc. Um, I just would like to note as well that this item was previously Island Property Partners. This will be published and corrected at the following BCC meeting. Uh this PDE 257881 is for a change in zoning from AR agricultural residential district to
master plan unit development district. And this is coming with a request to continue the item to August 21st 2025 planning commission meeting at 1:30 p.m. in New Richie. >> August 21st you say? >> Yes sir. >> Okay.
>> Okay. And uh we have another continuence. By the way, is the applicant present? Okay. Anyone here to object? Okay. Are you objecting to continuence or >> I can't quite
hear what she said. >> Okay. >> Okay. All right. If you want to come up a little closer to be heard, that would be fine, too. Um, so, uh, if there is an objection, then
we'll we'll have to pull that >> one from >> from the agenda and we'll go to the next one and we'll come back to that one. >> It didn't sound like an objection to the continuence. >> She said she's fine with the >> Oh, she did. >> She I think she meant he said objection. I think she meant that the applic She
thought he meant the application. >> Okay. That's what she don't think she's objecting to the continuence. >> We don't usually offer that if it's been noticed as a continuence of the agenda. >> Okay.
Okay. Okay. Next one. >> Item PC2, you will be sitting as the local planning agency. Item PC2 is PD25-000093, a comprehensive plan amendment CPA2423 in the name of law property. And this is
coming with the request to continue the item to August 21st, 2025 planning commission meeting at 1:30 p.m. in Newport Richie. >> Okay. Is the applicant present? I am. Okay. Is anyone here to object to this one?
Okay. All right. Then without objection, uh, do I hear a motion to grant the continuances? >> Move to continue items PC1 and PC2 to the August 21st, 2025.
>> I'll second. >> Okay. So, we have a motion and a second. Any further discussion of the motion? If not, all in favor signify by saying I. >> I post like sign. >> Motion carries. That would conclude the end of today's public hearings and then
I think we have another item on miscellaneous as well. >> Glad that's over with. Pete >> put him on the hot seat. >> Never. Um, good afternoon planning commission. Uh, notorious, planning, development,
economic growth, uh, department. Uh, I think this may be one of the first times I've presented under miscellaneous business. So, uh, given the short agenda for today, um, we thought it would be a good idea to, uh, sort of pull back the
curtain a little bit and kind of talk about some of the projects that will be coming up to planning commission over the next couple of months with a special special project update. technical difficulty. One second. Okay.
You're doing well so far, Gary. >> That's right. That's right. Okay, here comes the rescuer. Five minute recess. >> I think it's probably a good idea. Okay. Five minute recess. >> Pull it plug.
Turn it on. Yeah. Kick it. Wait 10 seconds. >> Yeah. He's gonna tell us leave me alone. >> That's right. Addie, did you try the turn off and turn back on method to give it a technical tap?
>> Yeah, it was but It's a good thing we don't have a big crowd today. >> When I was a kid, you had to move the aluminum foil on your >> I remember those days. I hate to say move the rabbit ears. >> Turnist.
Now I get three black and white channels. Future UHF. See what happens when we turn it over to Patrick. You know, just all goes falls apart. Right, Patrick?
>> We're blaming you. >> I said, see what happens when we turn it over to you. It just falls apart. >> He's very serious today. Uhhuh. >> Hey, >> that's I'd love that. >> My wife,
>> please. We're making progress. We are flowers. projection melt on the projector. Put it on there. Hey, that's starting to look like something out there. Just wondering if the public is
watching. >> No. And they put us in recess. They just get the meeting is in recess. >> Scrolls across the screen. >> I've never watched it. I don't know. I've gone back and watched them and now I know why
Trump's always orange. >> Yeah, right. >> Yeah. Where's our makeup people? When I was a young engineer, we used to have the foam boards. >> That's what I was just thinking. Yeah.
>> Yeah. That wasn't that long ago. Thought you had it there for a minute. I saw the special project. Show must go on. Okay, bringing the meeting to order.
>> Thank you, Mr. Chairman. PL >> It's like magic, Terry. It came back and there was >> um as I mentioned before right before the break and the technical difficulty uh the planning development growth
department wanted to do a little um special projects update to the planning commission local planning agency about some of the projects that are going to be coming down the pipeline. This isn't an exhaustive list of all the projects that we're working on, just some of the
immediate few that are uh coming up for us. So, um what are special projects? Special projects are nondevelopment application projects that are completed by the planning services division within the planning development economic growth department.
Uh that would be my team and the 20 or so planners that are involved within planning services. It includes the development of new ordinances, uh, land development code, various types of land development code amendments, the creation of special area plans, studies,
programs, and the and the working of and execution of grants. Um, so those are those are what constitute what we call special projects. Everything else is what's known as a comprehensive plan amendment or a resoning or conditional use of special exception variance
development districts. All that kind of stuff is also our core function. It's generally all the stuff that the public bodies see more commonly more frequently from from planning services and of the planning development kind of growth department.
So these are some of the upcoming ordinances and land development court amendments that you can expect coming up. Um first is the tree preservation and replacement update. This has gone back and forth a little bit with the planning commission. It's basically enhancing the protection of trees to reduce clear cutting and improve tree
canopy retention. We're currently targeting bringing this to the local planning agency before you all for the August 21 2025 meeting. basically the next meeting before rich. I know that Mr. David Angel has also had
some additional conversations about this. If you want to jump in, David, >> good afternoon. David Engel, planning and economic growth director. Uh just wanted to let you know we had a uh collaborative meeting yesterday on the fly with the Tampa Bay Builders
Association. Um initially when we were when staff and our technical team was working with the TVBAVA uh they had requested certain provisions in the tree mitigation and tree protection ordinance. Uh they had asked for grandfathering in on projects that
have been submitted and for zoning. Uh they wanted a per acre cap on the fees that would assess for tree preservation and tree mitigation. And they wanted to have a uh three-year um phasing process to phase in the fees. And um we negotiated a little bit on that. We had
two years. We had instituted that with the original repurposed draft. And then after meeting with the planning commission, uh I wasn't here. I was at a conference with one of the commissioners, but the team was here. uh we got your input and we also uh spoke
directly briefing commissioners and as a result of that we removed the uh the cap grandfathering and the phase in process. The view was uh universally that we our fees have been too low for years and we have to immediately address protecting
our canopy. So that that was really uh the essence. They they were very upset about it. Um they um and I and I said, "Well, we have time. We're we're gonna we've been asked to expedite and fasttrack this this uh ordinance change,
but you know, the the BCC won't get to it until the second meeting in September, and we have to go to the planning commission first. So, I just wanted to let you know that we have stakeholder input and from the development community has not been positive. They they want us to do more
refinement to the scheduling of the fees and the way roll them out. Anybody Anybody have questions on that or comments? >> I have a question. So, I guess >> So, wasn't something that's already
brought to the board in the resolution list? >> Well, it was and that resolution uh did not have uh the cap, did not have a phasing process. What we did do is uh one of the commissioners had asked us how how does our new fee propose close
speed schedule relate to our peers. So, uh, we have we we did an analysis, we had a table and our fees are like right dead center and you know, if you went down to Hillsboro County and you had to pay for tree preservation through their mitigation process, the fees are very similar. So, we're we're not honorous.
Um, but uh the TBBA representative said, "Hey, you know, we're we're very financially stressed now. the housing market is under fire because of the economy and interest rates and uh doing it this way immediately will not allow them to pencil out projects and they're
not going to have to they're not going to be able to close on properties. So that that's their position. I'm not supporting it. I'm just articulating what it is. So I guess what is the status because I I watched that board meeting where they the board approved the resolution but
then there was still questions about could the fees be changed by resolution or did it have to be changed by ordinance. >> Right. And the latest on that because I've got clients that are asking >> so the assigned attorney is Elizabeth Blair. She was out of the office last week. She's back Monday. We reached out to her. We haven't had a resolution on
the path forward yet from the CEO but that's pending. So there is a simple fix to the issue that was raised which is if you look at the current code it says that the fees will be adopted by resolution but then for whatever reason
the old fees were put into the code. So you could just simply strike them from the code and let them be adopted by resolution to fix that issue. Um but I'm not sure whether what Terry's talking about here is a
different initiative than just raising the fees because as far as I'm concerned the board effectively or we took action on raising the fees and just a matter of cleaning up the code to match that board action.
Is is this item that's on this slide is that a different initiative than raising the fees? I assume that it is. This one is the actual land development code amendments that deal with how to mitigate the tree canopy loss. So when
trees are being clearcut, one of the code requirements for that is a section 80802 of land development code. So a couple last month actually at the last Newport Richie planning or the planning agency meeting um there was the workshop of the
planning commission where it was various ideas was sh were shared with us actually I think it was a date city there was date city yeah beginning of June um and so we've been working those ideas the planning commission had shared with us at that time um checking other
codes and working those other codes, other counties, etc. that have similar ordinances. We've been working that into the section 802 draft um per the commentary of the planning. Okay. So,
these are really two different issues. The issue that David Engel just talked about is relating to update to the fees that the board basically already took action on. Is that right, David? >> That's correct. So, what's
what Car Terry's bringing forward is the result of the workshop that you all had about wanting a better way to handle tree preservation. >> Am I summarizing that accurately? >> Yes, I mean it is two two questions or two sides of the same coin so to speak.
Um 802 does have the fees in it but the fees discussion is slightly different um to David's points uh than the actual requirements and standards that we would establish and update in section 802, but
it's the fees are are in 802 so that it can be addressed if needed. So, is there a draft of this already that's been presented to the TVA?
Answer that question. We we we have a working draft and actually have a meeting with Amanda Hill tomorrow to to review it before we resubmit up to the CAO. Um that that draft has been circulated to the TVBA as
of yesterday afternoon. I sent it out to them. Is it possible that we can get a my I have some concern in that when we've had major
changes to ordinances which can affect the cost of development that we've always had some type of stakeholder meetings and participation where the you know we can hear there
before an ordinance is presented to the planning commission there's a chance where those stakeholders can say what they like what they dislike and staff can take that into consideration and I know we've been doing that through the horizontal round table but seems like
the past few ordinances the HRT meetings were held literally the day before the planning commission meeting I just want to make sure we have a fair vetting of the ordinance that's all >> so just as a point of history we we were doing that um many of the board of
county commissioner members um they want us to move quickly on the fees because our fees haven't been updated since they were originated I think back in 20 2009 or so and um they also were wanted us to expedite the use of funds. So that's
what we did with the tree mitigation ordinance. So we we removed that process out of the tree protection and now we're doing a tree protection phase and I was called to the roster room uh two board meetings ago and basically I was instructed to expedite moving forward
with tree protection because the board was concerned that we're losing our canopy as we go through this deliberative process. So that's what occurred. Um we had extensive interaction with TVBA who had been um it's been going on for over a year now. We received their input and again we
didn't include their input but their input was rejected by my my leaders and leadership of the county and uh you know we haven't and then we got the the planning commission input and we made alterations to the draft. We would be glad to circulate that draft. I just want to have it have it cleaned up a
little bit and get it out to you next week. It's pretty rough right now. Um would you like to have a meeting um and invite the TVPA um before that we bring it formally back to you as an agenda item? >> Personally speaking, yes. I don't know
how the rest of the board feels, but that's I would >> I think beforehand that would eliminate anything when we actually go to >> Okay. >> I think it would definitely be helpful because I I mean not that it matters. I mean, I heard you say you disregarded
the TBBA's feedback on the fee increase, but I have a feeling a lot of that stuff's being done and TBBA is not even aware. >> Well, um, that's not totally accurate. I didn't we didn't disregard it. We were told that to eliminate it that that our leadership didn't didn't want to opt in
that favor of those things. >> Well, when I say that, I'm not sure they were aware. I'm not sure that the TBBA was aware that that fee increase was buried in that resolution that was approved by the board last year. >> That is that is true. And when I spoke to the TVBA, uh, I said that it's really on me, David Engel, because we had
correspondence and exchanges of information back in April, and I did not follow up and let them know that that their suggestions were rejected even though we included them in the original draft. So, um, you know, I I'd be glad if if that's a consensus, uh, maybe the
first meeting we have in in August, we can bring the TBBA in and have a meaningful discussion with them. Again, they're not against the fees. They they they agree the fees were way too low and we should have updated the fee schedule a long time ago. Just at this point in time they want some business
consideration phasing. >> I think it's great. I think it's a good idea to have the meeting unless there's somebody that objects to that meeting. >> All right, sir. We'll we'll get it on the agenda. Thank you. >> So another ordinance that the planning
development and economic growth department is currently working on is the backyard chicken ordinance. This would allow chickens in appropriate residential zoning districts that currently exclude uh the maintenance of livestock agricultural purposes or livestock for the occupants use or need.
So ability to have chickens in those backyards for generally speaking I suppose eggs and other food sources. I have one question on this. Does it are the backyards for personal use or
the for the needs of that family? >> Correct. >> It's not a for profit, >> right? >> Chicken specifically for the family user. >> So I can So I raise chickens and I get a lot of
eggs. If you want to sell eggs in Florida, you can get what's called a small egg producer permit, but simultaneously you must also get a food outlet permit. And I'm not certain that
getting a food outlet permit in a residential zone would comply with some of our residential zoning regulations. >> Yeah, I was really asking the question for the local reason because
Well, the legislature expands the definition of commercial any zoning district that allows a for-profit business. And so I wanted to make sure we're not allowing a for-profit chicken farm in residential areas. >> Not to change the subject from chickens,
but then that concern would lead me to what does one do with regard to home. >> There's an exception for home. >> There's not an exception for chickens, though. Terry, what a home. >> Give me Can you give me an example of a
a residence that would >> fall into that category where they could have chickens? >> I suppose >> for their own purposes, I'm talking about >> Yeah. I mean, I suppose um >> would that be just one one dwelling unit per acre >> development area? Um
>> so they they have to be on an acre. Is that what you're saying? Well, and that's I don't know the exact uh space limit that the ordinance might have off my head right now, >> but I'm just giving you an example that somebody who has a house and he res one
uh one dwelling unit in a per acre area might be able to put little chicken coop back there with a couple of chickens and have some eggs for the family >> or you're saying in other zoning districts other than the agricultural districts like ARC
Yeah. >> So like in an ER or an R1. >> Okay. >> Well, I mean I'm sure that's one of the questions that's going to be asked. Does the does the proposal
so Newport Richie has a backyard chicken ordinance and it's common most of these backyard chicken ordinances would prohibit roosters for good reason. Newport Richie prohibits the slaughtering of the chicken on the
property. Is that a proposal in our >> I think that's a consideration of the current draft. as well as the ban on boosters. Um, another land development code amendment that we're working on and the backyard chicken we're bringing in September 4 hopefully is the target
date. Um, and another ordinance we we'll target for September 4 is the bicycle and pedestrian facilities update. Uh, this is going to provide consistent standards and greater code flexibility for different street typologies types that we need to build. in the county.
Um, and I think this is basically current current drafts are looking at potentially consolidating the sidewalk standards with trails or multi-use path standards and just making it clearer when each type of facility is going to be required particularly when you're
dealing with frontages on collector materials. Um and then one last ordinance that we're u currently working on um of a number of others but in this case on the up for the update we are working on an open
space zoning district um to add a new zoning district to the collection of zoning districts in chapter 500 of the land development code. We currently don't actually have a zoning district that directly correlates with a pure conservation area. Um, and so as part of
some of our glitch amendments, um, we not we noted this and said, well, probably a good idea to have a specific zoning district that can cover conservation areas. Um, there's an example that that triggered all of this on the west side of the county along the
coast set for conservation. Um and it's a expired MPU that had other entitlements in it. So it kind of left it in a little bit in an ambiguous situation of sorts. It would be good to be and it's county
owned property. So makes it a little interesting further interesting. So it could presented a good test case for us to um develop an open space or >> is this just creating the district or is it actually rezone property? >> It's just the creation of the district. So there be some future action to resone
>> yes >> property. >> Yeah. >> Um so that's some of our uh immediate special projects that are you know coming up in the next two months. Uh some of the other special projects that we do are special area plans and one of
the area plans that we're working on right now is um grant or area projects that we're working on right now is the Grant Boulevard formbbased code. Um, and for that I'll bring up the project manager, uh, Amy Hiler. She wants to talk a little bit about this one.
>> Good afternoon, Amy Tol with planning and development. So, um, Grand Boulevard, we ended up doing a series of workshops. Uh there were three workshops that we conducted between April and June to seek community input um to determine
how the Grand Boulevard area or corridor would be uh visioned essentially and what the community needs and the input was for this general area. Um so we received a lot of good feedback. Uh essentially the common theme is ensuring
walkability, making sure we keep um our transportation c or not our our commercial corridors in place. Um don't detract from the existing residential and just give it a nice revitalization landscaping uh pedestrian facilities. Those were some of the common themes. Um
we ended up surveying or sending out a survey to the public. So the survey uh was from the beginning of April to the beginning of June. So about two months around two months we had it going on. We received 108 survey results. Um so with
that we were able to kind of get a good sample of what the community is looking for. So the area here is the area um for the visioning for Grand Boulevard originally extended from the
city limits um down to uh Moog Road. And uh in our analysis, we actually conducted uh a study on uh from the city limits all the way down to Milestretch. So on the map, it's as far down as Grand Boulevard as you can actually see or at least the collector roadway of Grand
Boulevard and then it shifts over to 19. So that was our ending point. Um we evaluated uh all of the raw data. So your land use, zoning, transportation, we did walking studies, we went out into the community, um gathered all this information and as a result we have uh
conducted our findings. We have a finalized report. Some of the results was a strong appetite for walkability, as I stated, mixeduse centers. Um, there was our original when we went out to the public, our original boundary, like I said, ended at uh Moog Road. Uh, we had
some individuals that actually wanted us to extend it all the way down to Milestretch because that area actually had a lot more public services. So, it has the library, it has the uh post office, uh, fire stations, I believe.
And so uh at the end of our um uh or at the end of the workshop after g gathering all this information our finalized uh boundary for Grand Boulevard from the city limits all the way down to mile stretch. We are also in coordination with the city itself Richie
uh was there the mayor was there. Um, we're working with their planning department to coordinate the formbbased code requirements and the design standards on the county's side to essentially kind of align with what's going on in Newport Richie to make sure there's a cohesive design on that
segment. So, you're not seeing that break between the county and the city limits. Um, so again, some of the feedbacks was strong public appetite for walkability. They wanted to see more recreation, open spaces, a desire to revitalize the commercial corridors. Um, placemaking and public art was a popular
theme. Um, and then we also have areas that they identified from our institutional civic infrastructure. >> So, what are we doing to incentivize property owners in the corridor? >> Sure. >> To redevelop because I've had many
inquiries from property owners to redevelop their sites. There are a lot of a lot of circumstances which inhibit their sites from
first and firm foremost is the proposed corridor width and the comp plan for Grand Boulevard. >> Sure. >> Um so want to know if something's doing that. You need to keep in mind that Grand Boulevard was a two-lane roadway.
still is in many cases. >> But as there have been takings throughout the year, properties that had a limited amount of depth now have less amount of depth, which make it almost impractical for them to redevelop in
some sort of commercial fashion. I see this a lot too along US 193 in Newport Mitchi. So I want to make sure that we do something in there that there are that the code contains provisions which incentivize the development and then the
other question I would ask is what's the catalyst to for the area to redevelopers is where was because it was a hub to transport citrus and we had rail and Unfortunately, we let that for one
reason or another, we let that rail through there go. There is no more rail through there. And that area has since died. So, I want to make sure we do something. We're doing something that brings it back to life. We can draw all the formbbased codes we want, but if
there's no economic incentive to go in there and do something with those property owners, then nothing is going to get done. >> That's a great question comment. So um yes, we have been thinking about that. We're coordinating with our economic development um section of planning
development, economic growth. Um so we're are strategizing to hire a consultant to establish um to update the to create an update to the code to establish a formbbased code. In that uh exercise or in that in that scenario, um
we're going to be working on a supplemental document to the formbbased code to identify some of these properties that might need assistance in up being updated or coming into conformance uh through grants, landscaping
um initiatives and other incentives that that we're kind of working on. So, we have been thinking about that. I'm not going to claim to have all the answers here, but I think we should be looking at things like no impact fees,
tax abatement. That's how we get that's how we get that area redeveloped because we we don't have a way to reinsert the rail and the citrus industry back into the area that historically once was there. So, there's
going to have to be a lot more incentive for somebody to do something there. >> Yeah, that's great. Yeah. and and that was some of the feedback from the visioning as well is that the community really wanted to reestablish those criteria. >> Mr. Moody, I'm really glad that you
identified uh incentives because redevelopment is the heaviest lifting we can do in the county because we're trying to stimulate and motivate development where it wouldn't naturally go organically in the marketplace. And look, look at look at the West Market area. We've been giving mobility impact
fee breaks and doing other things, but we've had really no pickup or traction. I think we really have to step up the game because redevelopment of the west side is critical for the financial and social and economic wealth of the count the you know health of the county. So agreed and uh we will we will do that.
Thank you. Great. >> No, if you guys have any questions I'm here. Otherwise that's pretty much it. >> Apparently not. I'll just Okay. Just as far as a consultant, do you need that for staffing levels because I think that you guys would do a better job because you're here on the ground. You know the
county better. >> Um the consultant that we're inquiring is actually um an expert in form based code and so uh their knowledge base would be helpful in us kind of establishing that integration. >> Amy to the point >> it's not the code that's going to get the area redeveloped. The code will
guide the form of redevelopment in the area, but it's not the impetus to redevelop the area. >> What you need is a is a consultant to talk about how we're going to spur the economic development and redevelopment of that area.
>> I mean, Tarpon Springs has a form-based code. They've had it for quite a while now. >> There's not a mass rush of people. In fact, everybody every call that I get in my office is nothing but people frustrated with the city's formbbased code. So the code itself the code itself
can provide a great guide for development. But I can tell you one of the one of the big mistakes that Tarpon Springs has made is some planners created all of these transsects and decided that literally these types of businesses will go here and these types
of businesses will go there. you provide. There's no incentive for any of those businesses to go there. There's no impetus for any of those businesses to go there. And I hate to see us make the same mistake that the city of Tarpon Springs has made >> because it hasn't worked for them. >> Sure. That's the intent of the technical
document that's going to run alongside this. So those types of variables are going to be within that document to kind of help relieve some of the property owners, give guidance, give incentives to really try to execute the update to the code that will most likely be done
in house. So >> I I just I don't really have much to add. I just wanted to say that the formbbas based consultant is just basically um technical expertise that we feel that we could do some buding of but the entire project we can do that internally I have extensive experience
on redevelopment projects and you know it's a multi-prong approach not only incentives it's grants and creating the backdrop for an attractive environment where the organic commercial market wants to develop. So we are working on that now and we're also doing a
affordable housing study and we can plug that in and uh we're working on missing middle and some of the other options and we're prepared to um explore and also recommend incentivization I think you'll find if you go study that area part of the problem in that area the problem of
our problem in west market area is we have a housing stock which was built 50 and 60 years ago aimed at retirees that no longer occupy those homes. And
there needs to be some incentive incentives to reestablish better housing stock in that area. We we understand that and case case in point Holiday in the old 1975
uh residential areas most of that is renter occupied not by seniors but by people looking for affordable housing options but they're distressed communities. I just my concern is is that
and I know I'll probably get a call from Commissioner Starky for saying this. The smart code is Andre Dwani's code. Andre Dwan's code works great for Celebration, which is Disney, but and and for Seaside, but show me one of his other communities
that has delivered on people live and work in the same neighborhood. He hasn't produced one yet. >> Well, sir, I don't very early ones. >> I know Mr. Dwani and I know some of his current projects and he has successful projects internationally and nationally.
>> Yes. in places like Wellington. I question whether or not he can make that work in holiday. >> Well, he's got things in Rhode Island and Cincinnati area. He's done quite a bit of work, but >> it's not holiday. >> No, it is not holiday. It's it's basically a more attractive or green
fields project. >> I understand. I'm very familiar with it. >> Yeah. Well, we're you know, look, the form base is just part of a part of an implementation strategy. It's not the driver of the redevelopment partner. It's been important to get the city to
buy in, establish uniform land use processes and procedures, and then bring the forces to bear. What do we need to meet the delta of getting things done that is acceptable to the commercial development market. I'm not saying I
don't support you promoting a certain form of development. And what I'm saying is the only way it will work is when there's money behind it. >> Agreed. And and one of the things that I'll just mention as we
transition into the next discussion um is that we are looking at this on a multiple levels as we've been mentioning even in the comprehensive plan date. Um the future land the proposed future landings map is taking this area into consideration and what the community is
envisioning for Grant Boulevard which brings us to the governance of plan update itself 2050. Um we are in the midst of uh the summer of engagement 2.0 as we've been calling it. We've had a number of
open houses. Here are some pictures of the various open houses we've we've uh we've held this month in July. We've conducted four out of five open houses with the community which was aimed to inform the community and gather feedback about the proposed changes to the
comprehensive plan into the future of land use maps. Um our next yesterday we had uh an open house in Holiday at the South Holiday Library and uh next Monday uh July 28th we will be at the New River
Branch Library uh in Wesley Chapel for the last open house related to Pasco 2050. That doesn't mean people can't continue to contact us and share their feedback with us. Uh our website is pasco20250.com. It has contact information on that
website for the public and various stakeholders to send us emails, ask questions, and do whatever else they feel like they need to do with us at these open houses this month. Um, we felt that was it would be important to um broadcast to the public, but also
inform the planning commission that some of the key topics that were discussed included the proposed future land use map, which we went through here at the planning at the local planning agency. We discussed future land use categories and a lot of residents were really interested in particularly uh with
regard to the residential future land use categories. So there was a lot of discussion about residential densities. Uh there was a lot of discussion at the open houses about rural areas um not just in the Dave city um open house but also in the Shady Hills open house
actually uh because the rural character area covers much of uh the Shady Hills area. So there was actually a lot of good questions and good good discussions on on the rural character area on the rural transition area and on the northeast rural
uh area as well. There were qu various questions on utilities and what that meant, what kind of extensions could could people possibly expect in different parts of the county. I think one of the big ideas that people just wanted additional confirmation on was whether utilities would be extended into
northeast rural. There's no plans for that. So um other other key topics that were discussed included the vision roadway system and that was kind of really interesting um as it relates to the rural discussions um because they
noted it was noted by some of the stakeholders that there were no vision roads that were going north into the rural transition area which would help keep the that part of the rural transition area rural because there's no vision roads that would extend development up there. Right. Um and then
of course natural resources protection uh across the county. Um so I did want to provide a little bit of feedback overview for what was being talked about in terms of the residential future land use categories. Um, so basically the
discussions from both the Date City and the Shady Hills open houses earlier this month included conversation on the new AGR agricultural rural, the RDR, rural density residential, and the SDR suburban density residential future land use categories. And essentially what
they were talking about pretty consistently um from open house to open house was a consideration to slide the res the zoning to slide the density scales down a little bit. Um one one comment was
straightforward that the minimum density in AGR should actually be zero so that you could just have an agricultural um use on property not necessarily have to have a dwelling unit on it. um which made sense in that regard. Um and the
other was our our previous uh our current proposal and previous to the open houses anyway was that the AGR should have um up to 29 density level up to 0 29 which is approximately
one unit per three acres or one unit per two and a half acres. And um a lot of residents commented that, you know, we've had one dwelling unit per 10 acres and one dwelling unit for five acres for a long time. Maybe the upper bound should just be one
dwelling unit per five acres. So we're currently studying sliding the scale to the left, if you will. Um and so we're looking into that right now. uh if we do that it kind of cascades into the discussion on RDR and we might change
the minimum density on RDR to pick up where AGR leads off. So if AGR stops at 0 2 then we can pick up 21 and on in the rural density residential category itself. And then there was some final
discussion that occurred um I believe at the land of lakes open house where um some private sector stake plan private sector planners stakeholders in the pasco planning community uh commented that it might be difficult to obtain a
minimum required three dwelling units per gross acre in the SDR if we're not allowing 40 foot wide lots. And so if we if we're constantly requiring 50s and 60s, that minimum density requirement might
actually drop to 2.5. So we're kind of we're studying that right now to see if um that makes sense right now. So other comments that we've had from open houses. Um this one came from last night's open house, the question of residential versus non-residential on
the frontages of US19. Um some of the commentary we got was that there was a need for a variety of uses along US19. How do how does the core commercial office residential which is a new version of common ROI and the mixeduse transit centers which would be
the community squares and the urban centers um accommodate or plan for residential. So, we're currently looking into that whether or not um we should be mandating a vertically integrated mixeduse building with commercial on the first
floor and residential on top on the US19 corridor or uh allow for multif family residential for example you you would have to think about a higher intensity user like highdensity residential on a highintensity corridor like 19. that
since single family homes wouldn't do very well on key um what would whe whether we would allow the multif family residential right on the US9 frontage and how might we limit the application of residential if we were to
allow it from taking over the whole corridor um and make sure that we we still have space for commercial enterprise employment generation etc. So, we're looking into those comments that we got. Um, some other comments that we got from the Date City open
house. A lot of discussion on the date city transition area, which is date city transition area appears one time in the current comprehensive plan. It's a reference to a generic area in the northeast Pasco County rural area study
from 2006. Um, but we wanted to make sure that we could recognize the date city transition area as a buffer zone between urban development in Date City and the northeast pass county rural area. And we are defining the date city transition area within our comprehensive plan. There's a rough boundaries. It's
kind of um Swiss cheese at the moment between unincorporated and unincorporated Pasco County and Date City jurisdiction right now. So these these roads it's not a simple box, right? Um and then finally there was some discussions that we had at the Land
of Lakes open house as well about vision roads and particularly the subject of connections to Hillsboro County came up east of Bruce B downs and south of 56. Um Caliente Boulevard was called out. There's missing segments that would be
part of the Rangeland Boulevard Tower Road um extension. And then uh some a lot of discussion on the 52 I75 interchange area. Um area residents were commenting how 52 really was one of the
only ways to get across to the east part of the county, eastern part of the county east of 75 other than overpass and 54 and 56. But if you live north, 52 is the way to go. So, we talked a little bit about um what our vision road network is doing and how it's going to
how we're providing some parallel network to 52 that will cross uh under 75 north of the interchange and give some relief to 52 and what kind of projects are out there and how development communities helping to bring that to
fruition. Uh those were some of the major uh feedback uh some of the major feedback that we got during our the open houses this summer. We have, like I said, we have one more. That's uh July 28th, 6 PM at
the river just stopped. >> Can I ask two questions? >> New River New River branch library. Sorry. >> Yes. So, when the updated comp plan comes to the LPA,
what what is your plan? Because it's a lengthy document. >> I mean, from what I've heard, there's no numerous revisions to the text that go well beyond the stuff that you just talked about, and I think you know that the planning commission is certainly not a rubber
stamp. They read these things. So, what Are you going to do like a workshop where you kind of with the planning commission first to go over the text of it or what is your This is not as simple as a backyard chicken ordinance. Okay. This is a major
update to the way Pasco County is planning its growth. So I don't think this is something you can just do in a single public hearing in front of the planning commission. It's I think it's going to require more extensive discussion. So what is your plan of action?
Well, we're we're currently putting the drafts on the website and we've been encouraging everybody to be looking at the drafts um that are that are there. Today we have live Pasco lives which is the housing element, Pasco Plays, which is the recreation element, Pasco
Conserves, which is the uh conservation and Pasco adapts which is essentially the coastal element plus resiliency. Um those chapters are on the website right now. We're going to be publishing specializes which is basically the
it's the extension of of the future land use element for Pasco 2050 that that includes connected city b um central pas employment village conton Newport Corners uh gateway hub all of those are not changing so it's an easy chapter to
to take and digest uh Pasco Partners which is the intergovernmental piece of the comprehensive Pasco serves which is the utilities piece. Pasco works which is the economic development piece. Uh Pasco moves which is the transportation element. All of this stuff is going to be on our website
within the next two two weeks or so. And then within by the end of the month uh by the end of towards the middle to end of August I would say that passcode grows should be online as well. Um that's our target. Um
so we've been encouraging check the website read the documents and the materials that are there. Um we wanted to do this today to provide update on what are the kinds of the comments that we're receiving. So to the extent that we can you know uh do
additional minor workshop type events with the planning commission and local planning agencies it's doable. Um right now the plan has been uh to publish these early couple months ahead and then take it bring it as a whole to the
planning commission we said at the end at the end of September early October. >> So the expectation is the planning commission members should be reading in advance as it appears on the website. >> That's the encouragement right now. Yes.
Um, and I would say too that the comprehensive plan update is not a whole new comprehensive plan. It's an optimization. It's updating existing policies, bringing them up to current statute, up to current code. There's a lot of times where a land
development group got a little ahead of their comprehensive plan. So, bringing things up. Well, the only thing I'm going to caution you on is the planning commission members are in a unique role because they can't communicate with each other. They can't have a dialogue
with each other about what they read online except at this notice public meeting or a work notice public workshop. So even if they are able to read it in advance, they have no ability to discuss it in advance.
So, are you just envisioning that their only opportunity for discussing it will be on this one public hearing that you're planning to have? I I'm I'm It's up to the planning commission. I You all need to direct staff what you
want, but I I just I find it hard to believe that a document is important as this is going to be able to just be handled in a single public hearing. But maybe I'm wrong. But but and to be clear, we have been communicating with various stakeholders
on the planning commission on particular chapters as well. So it's it's not like we're not engaging the planning commission on on the various subject matters that we're dealing with. >> I think the point that David's making is that we don't have the ability to talk
to each other about our concerns if we have any uh because we're we're not permitted to do that. So would it be more >> I think it's probably a good idea to bring it back to a meeting and so we can have a discussion at least. It may not
be uh may not be any big items to discuss but at least we'll have the opportunity. I mean I guess to add to that this is the local planning agency. This is the one entity that
whose input on this update is probably more I would arguably more important than anybody else that you spoken to to date. I mean this is their role. So I I don't think you should be giving them too little time to fulfill
their role. >> Does that work? >> This is arguably the most important thing they're going to be doing. maybe workshop an element at a time or something. >> Yeah. >> Only thing I've seen to date and part of
that's my own fault because I haven't gone and looked at it on my own, but the only thing that's been brought here has been on with these language items. I mean, there there's a whole lot of other information out there and like, hey, go read it yourself and let us know if you got any questions. will tell you that
I've had the pleasure of working with some of our with staff and some of our land use attorneys in and out of the county on some of the language of the element. But there's still a lot of I'll call it
disagreement as to the appropriateness of the content that's in those elements right now and that that's not resolved at this time. I can tell you that group is expecting to have more meetings and workshops to try
to resolve some of those issues. We'll we'll take it under. >> Yeah. I Terry I'm just I I've seen I mean if something as you know if something as simple as a parking
ordinance gets sort of derailed because of not a lot of communication advanced communication with planning commission I'm fearful that the comp plan is going to be even more of a
monumental task if we don't get planning commission adequate time to digest it and debate it. So, I'm not sure that just telling them to read it in advance on the website is sufficient. Just back to my previous comment maybe
one section at a time because I can tell you when it comes to the conserves element I guess that's what we used to call the coastal element and and the conservation element of the plan.
There's a right now a I'll just say a lot of professional disagreement with some of the language that's been proposed by staff that's still yet unresolved and I think it would be better to do
this one at a time little bits at a time where we can come in and get these things resolved because I can tell you that the I don't want to put words in the land use community's mouth but my sense is that the land use community is not
satisfied with the lang I'll leave it at that satisfied with the language >> so terry is it would it on that idea would it be part for the elements or that staff feels are sort of close to done could you put one element each for each planning commission meeting from now
until whatever we're trying to get this adopted put each element that's done at the end of the agenda So that every planning commission meeting they're tackling one element.
>> It's an idea that we can consider. >> Yeah. I mean I'd have to go back and check the project timeline and see and and check in with um our internal stakeholders and my leadership, but we'll take that into consideration as a
potential way forward >> or maybe two at a time. I don't know what the right answer is, but I mean, but >> that's a great idea and and I think we should prioritize what what gets the planning commission the earliest. So, obviously the land use element which we
call Pasco grows that should be right up front and some of the issues that we've had a lot of interaction with our stakeholders like uh you know our our open space and recreation element and things like that. So, we'll we'll bring you the uh not the contentious, but the
most um interesting items that are activating the community first and and we could do that. David, with all due respect, in some of the drafts that I've been involved in the working group on, there is,
I'll call it, major disagreement out there over whether this document is becoming a guiding document or a regulatory document. And until that issue is resolved, I'm not believing this is going to be a
peaceful, easy process. Well, it never ends with >> that's got that's got to get aired out and vetted and there needs to be a lot of discussion on that. There is a there's a lot of disagreement out there about this and it's probably better for
us to do it where we can all talk openly about it than have than ultimately resulting in continuences that drag on beyond the expiration of the >> Well, that was the whole point. you know, let's bring the the hot chapters
in first, invite the stakeholders in like we're doing with tree protection. And you know, there's a there's a variety of opinions. Uh >> I understand >> the you know, the res a lot of residents saying you're not doing enough. Um some people are saying we're doing too much, so we have to thread the needle and do the right thing.
>> So David, I think it's a great idea. I don't have a problem with you bringing the the contentious ones in first, but I guess I'm also sensitive to your time because you have a schedule. If you've got elements that you think are done that even are that you may
consider not contentious, why not bring them to the planning commission sooner so that you can get their feedback on them? >> That's fine, too. >> If they're close to done, why not get them on the agenda? in the spirit of saving time because we are time constrained. The the contentious items
are the ones that are going to take longest to resolve and work through. But as as we are done with um things that are universally or mostly universally accepted, we can bring that too. I just wanted to get the contentious stuff as early as possible after the commission so we can meet and talk about it.
>> Yeah, bring them however you think. I just my my general concern was that I don't know that this can be handled in a single public hearing especially when this is it would be their only
opportunity to have dialogue about the contents of the document and hear from the public about the contents of the documents because they're going to be they'll be public hearing items. So
I would think that you'd want to allocate a little more time and >> would I mean today was great. Today would have been a good day to handle two chapters. >> That's true. So would the planning commission uh consider that maybe um for September
and October we could have an extra meeting just to deal with the comp plan would not have. >> Yeah. then we could really give a effective and deliberate amount of time and get all the parties engaged and have meaningful discussions. >> Okay. Yeah.
>> Thank you. We'll work on that and thanks David. That's a good advice you've given us. >> Yeah. Once again, >> I've been here long enough to see what happens when you guys don't get enough time to look at something. So, >> that's right.
So one of the things that we've developed to help uh property owners, residents and other stakeholders understand some of the future land use changes that are taking place in terms of category name not necessarily in type
of in terms of uh content as to whether or not they can do a particular land use on their property. is the um swipe map that we call is what we call it. Um that takes you from the future land use map that we have today and you can swipe
across the map to show you what passes 2050 is talking about for your particular property. So you can zoom into your site, swipe it across, see what the difference is between what future land use you have today, what the proposed future land use is, and then you can research it um on our website
and andor ask questions the plan and economic growth department to get some better clarity on what pass 2050 can mean for your project and your site. Um, and I think they're working on something. We were going to do like a short
tutorial on how the swipe map works so that people when they click it on the festival50.com website, we can actually uh operate it correctly. Terry, how are we doing on the when you made the presentation to us about your
new names and the kind of sliding ranges of densities. You talked about how we decide what land uses are compatible with what land uses today and that now you're going to be
taking the approach that will look at compatibility based on what's on the ground, not what's in the matrix. How are we doing with developing that criteria? Because I think that's important to the success of your
proposal here. >> Well, the criteria is being established in the comprehensive plan, but we're not identifying what those dimensional standards are going to actually be because that would be the job of the land development code to do. So the comprehensive plan is merely providing
the policy direction, not to necessarily regulate the comprehensive plan. Um so to the extent that the policy direction is given we're going to be developing uh the land development code update coming up big project project schedule indicating
February 2026 start that's when we're going to be actually putting meat to the bones the policy that's being established by the comprehensive plan. I so the concern is and I don't want to say I'm alarmed. just say the concern is I could see the potential where
somebody's planning on making a comprehensive plan amendment request and they're looking at the matrix in the current comp plan going okay well based on that matrix this should be an acceptable
change to the proposed future land use how does someone who's trying to plan today address address the unknown. That's why I asked the question. So they know what they can do today. Does
that mean they should hurry up and rush their amendment in before whatever day we're going to adopt this thing or people have to be able to plan their land? And when we're talking about
some developments that require millions or tens of millions of dollars, that planning goes on over a long period of time. These are not decisions people make in haste and overnight. That's hard to do when you when the
regulation is when when the rules are in flux. Sure. >> Okay. Well, I think that was a great suggestion both days made and I think we're all in agreement that we're willing to do an
extra meeting. >> Yes. Um on the overhead just really quick to return to the tutorial. >> Wait, can I can I get clarification on the extra meeting? So is it your preference to
handle all the complent review in solely in the extra meeting or are you You don't want it to interfere with your regular agenda. Is that the goal? Or were you okay with if they add elements to your regular agenda if it's a slow day? >> I'm not sure what your desire is.
>> I don't have a problem. >> Oh, okay. >> Right. >> Okay. I mean, realistically, we're talking about three meetings if we're talking about middle of September, right? So, I mean, it's not a lot of time.
>> No, I think you're going to need extra meetings. So, it sounds like you probably need to add it to your some stuff to your regular, too. >> Yeah, >> I'll bring a lot of chalk. >> That's right. >> Could we could we do the
>> Could we do the special purpose meeting earlier >> in the day than normal 1:30 slot? Would that be possible? >> You can meet whenever you want to meet and whenever they can. Staff can >> accommodate you. >> That'd be my preference >> and court records have to be here as well. But >> right,
>> we have to coordinate with them. But yes, that is possible. >> Are there any statutory requirements we have to comply with like meeting notice and times and >> I mean your your your
meeting agenda is published properly like it normally is should be adequate. >> So, so we would if we were to do like your workshop in the at 10:00 a.m. let's say on Thursday 10:00 a.m. we could put
that on the same agenda as 1:30 meeting. Yeah, >> sounds good. All I have is chunks. >> Yeah, that's something better than that. You're going to have to get your own food.
>> Who's bringing the French fries? >> We got water. >> So, um, in terms of the tutorial, um, this is what the, uh, swipe map looks like. It looks just like Pascal Mapper. Um if we open the legend box that you
can toggle between uh the current future. Hold on. You got to open the toggle box if you want to show it. Right. So here you'll have a very short menu. Uh it'll give you the roads, the
market areas, the future land use for 2050 and the future land use for 2025, which is our current comprehensive plan. If you just click uh the 2025, um it'll just give you your your traditional
uh Yeah, turn that one off. So, if you're just starting off, you'll see this as your default setup. So, you'll have the 2025 click, and that's the current future land use map that we have today. Now, if you turn that off
and turn on 2050, you'll only get the 2050 map. Yeah, it takes a little bit of a minute to load. There it is. That's 2015 map. not not too different. Again, we're talking about in terms of optimizations.
And then if you click both of them, you have to toggle both like that. And what'll happen is you go down to the far right to the swipe button and it will give you a sliding bar. Yes,
you you toggle the swipe on and then you get the swipe bar and you can actually zoom into any part of the county and transform from the current future menus to the festival 20150 future. Do you want to
just zoom in on some random part of the com between the two and you get and you get the idea then to zoom in on your particular property, zoom in on your house, zoom in on your business, whatever, and swipe back and forth to kind of get a sense of what's going on. And then you can click into
the map either side of the swipe bar to see what you were or what you are today and when you could be tomorrow. >> Are the parcel lines in there, Terry? >> Okay, if you go if you zoom in enough. Okay, I got you. It's pretty. >> So,
yeah. that height. It's just saying you can open up the legend by clicking the little menu boxes on each side of the shape file later and see what you know what the colors are referring to. Very cool. And yeah, if you have any
questions, if anybody has any questions, please um they can always reach out to the plane economic court department and provide us their commentary feedback. Hey, this was this for me. What does it mean for passport 2015? We can get an answer.
And that'll complete the presentation. Thank you. >> Great. Thank you, Terry. >> Appreciate that. >> Okay. Anything else? Amy, did you have a speech? No. Okay.
>> All right. If there's any more business, if not, I hear a motion. So move. >> Second. All in favor? I >> Okay. Waterways and wildlife depend on you to keep them healthy. Excess fertilizer,
grass clippings, trash, oils, and pet waste wash into gutters and storm drains when it rains. Storm water carries these pollutants directly into our lakes and rivers, creating an unhealthy environment for fish, water foul, and other aquatic animals. Storm drains are meant for clean rainwater. Most other
discharges are illegal. If you suspect an illicit discharge, please contact Pasco County Department of Public Works at 727-8343611.