Heat. Heat. Heat. Heat. Heat. Heat. Heat. Heat. I don't think you're as long as that language says as long as that language remains in common is deemed to be consistent.
I don't think you can argue >> unless Terry takes that out. >> I think your names of action not allow ago. >> Unless they unless you say that Yeah, you could say it'll be allowed as soon as the
zoning of the C2 parcel changes. You can make it a precondition to the gas station. It's not affected use until It's minutes. This webinar is being summarized.
Good lazy. Okay. Are we ready? >> Yes, sir. >> Okay. I like call the meeting to order. If we will stand for a moment of silence and then the pledge of allegiance.
I aliance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, liberty and justice for all. Okay, we have the roll call, please.
>> Jamie Gerardy >> here. >> Christopher Pool >> here. >> John Moody >> here. >> Matthew Muns. >> Derek Hlet >> here. >> Liam Divine >> here. >> Chairman Charles >> here. >> And the proof of publication, please.
The items are advertised in 10 period times on December 17th, 2025 and by affidavit of certified mailings and site listings. >> All right. If there are no questions about the minutes, then I
would uh hear a motion to approve the minutes. So move >> all of the minutes. >> Second. >> That's from C1 to C7. >> Yes, sir. >> Okay, we have a motion and a second. Any further discussion of the minutes? If not, all in favor signify by saying I.
>> I. >> I. >> Opposed? Like sign? Okay. Answer approved. >> All right. I'd like to welcome everybody today. We're the planning commission and we meet uh twice monthly.
Uh we're appointed by the board of county commissioners. We serve as a local, excuse me, local planning agency. And we hold public hearings and transmit to the board of county commissioners our recommendations and and on comprehensive plan
amendments, plan development code amendments, resignings and and conditional use requests. Planning commission is is the final decision-making body for uh special exceptions, certain appeals, variance requests, certain alternative standard
requests. However, final decisions may be appealed to the board of county commissioners. If anyone's in opposition to any land development code amendment, reszoning, conditional use, or any item with the planning commission makes a recommendation to the board of county
commissioners, it will be important for you to attend the board of county commissioner meeting. Those of you not familiar with the format of our meetings. Uh we have three sections. uh second for continuances, consent items,
and regular items. Consent items are typically those items that um where the either the staff or the applicant has requested a continuence for any number of reasons. It's been our uh tradition to approve such requests
unless there are extenduating circumstances and I don't believe we have any requests for convenience today. Is that right? Is that right? >> Correct. >> Okay. Uh then we have consent items and
those are items where we've not received any objections or letters of concern from the public and those will be on consent. But I don't think we have any consent items today. But we do have a regular item and that's an item that'll be fully vetted today. people will have
an opportunity to come up and ask questions and get responses and also there'll be presentation by the applicant the applicant's representative applicants will have uh to five minutes to make their presentation questioners will have three minutes and
then uh the applicant will have an opportunity to come up and answer any questions that are still outstanding. Um, and then uh we also have a period right now we're going to have for public comment. If there's anybody here to
discuss anything that is not on today's agenda, this would be the time to do it. Before we get started, two things. Please silence your phones. So, you don't interrupt anybody that's speaking. And uh also I'd like you to anybody who
plans to speak, please stand, raise your right hand, and be sworn. Anybody who plans to speak, >> do you swear from the testimony you're about to give to the truth? So help me God. >> Okay. So, do we have anybody here for
public comment? Is something that is not on today's agenda? Okay. >> Anybody on WebEx? >> No, sir. >> Okay. All right.
I think we're ready to start. >> Let's go ahead. >> Good afternoon, Planning Commission members. Kurt Cyrus of Planning, Home, and Economic Growth. We have no continuence or consent items on today's agenda. We have two public hearing items on the regular agenda and they are companion projects.
Item PC8, you will be sitting as the local planning agency for this item as a companion reszoning. Item PC9, we have received letters of opposition and registered members to speak today. >> Okay. PCA is comprehensive plan
amendment CPA 24 parentheses 03 elite 52 PD providing for a comprehensive plan amendment to the future land use map 2-15 and sheet 12 from AG agricultural and AGR agricultural rural to PD plan
development on approximately 156 acres of real property located north to state road 52 approximately 0.6 6 mile east of the intersection of State Road 52 and US Highway 41. And a text amendment creating sub area policy flew 7.1.81
Elite 52 PD and a map amendment to the future land use map 2-9 adding sub area map 2-9 parenthesis 81 elite 52 PD to be presented by sir. >> All right. Thank you.
Good afternoon, planning commission members. Giana German, planning, development and economic growth. Today I have, excuse me, item P8 is PTE 260016, a comprehensive plate amendment in the name of CPA 2303 Elite 52PD.
The applicant is proposing to amend the future land use from AG agricultural and AGR agricultural rule to PD plan development to allow for a mixeduse development on approximately 156 acres situating the 175,000 ft of commercial
and retail space and the 120 room hotel towards the front of the property abuting State Road 52 and 108 single family detached units as well. The northeastern portions of the property are located in a rural transition area.
However, within the binding concept plan that will be explained on the companion MPU to this item, the applicant is not proposing to develop within the rural transition area. This property is located on the north side of State Road 52 and east of US 41. And there is a sub area policy being created, policy 7.1,
excuse me, yes, 7.1.81, 81 the name of Elite 52 Elite SR52PD. As previously mentioned, there is a companion reszoning an MPU in the name of RZ7811. This property is located in the North Market area and portions of the site are
located within the rural transition area. Here is an aerial showing US 41 to the west and State Road 52 on the southern frontage of the subject site. a context map noting that the rural transition area encompasses portions of
the proposed project and that there are numerous MPDs in the surrounding area. Longleaf, Tibet land at Gowowers and Sand Ridge MPUD all to the west. There are similar proposals within a mile from the subject site to that of the applicants.
a transportation map again showing US Highway 41 to the west. Uh, State Road 52 on the southern frontage of the subject site. And there is a 12-oot multi-use path currently in the design phase on the proposed north side of State Road 52, which does abut the
subject site. The current feature land use we have AGR to the east, AG to the north, and then Connor New Town to the south and res 3 to the west. And then the proposed future land use of PD.
The sub area policy again highlighting the 175,000 square feet of retail, office and commercial, 120 room hotel, 108 single family detached and again stating that the southern portion of the project of the subject site shall
contain non-residential uses. The proposed amendment is consistent with the following comprehensive plan policies and we find the proposed amendment consistent with excuse me we ask that you find the proposed amendment consistent with the comprehensive plan and recommend approval to the Borham
County commissioners and I am here if you have any questions. >> Okay. Do we have any questions? >> Mr. Mr. Chair, did you want to open up the public hearing for P9 as well and hear these together? >> Probably makes sense. Yeah.
>> Then you probably want to have staff present P9. >> Okay. >> Who's going to be presenting PI? Well, okay. Good afternoon, planning commission members. William Vermillion Planning Development Economic Growth. This is the
companion reasonzoning to the CPA that Miss Giana just presented. This is the elite SR52 MPUD PDE 267811. This is a resoning request from AR Agricultural Residential and AC Agricultural District to MPD Master Plan
Development District to allow for the maximum development of 108 single family detached homes, 175,000 ft of commercial retail, and 120 hotel rooms and associated infrastructure on approximately 156.2 acres. This is in
central Pasco County, 6 milesi east of the intersection of State Road 52 and US Highway 41. The location map, an aerial of the site, the current future land use, and the
current zoning. This is the MPU master plan. The red area indicating commercial, the yellow indicating residential. And to the south, you can see the a little bit of orange along State Road 52. That is
indicative of rightaway dedication based on the 60% design plans from FDOT's widening of SR52 in this area. I'll get a little bit more in depth whenever I get to the concept plan. And I know that the there's a couple more things I'd like to address that that
didn't fall within the master plan's purview. On this context map, I have highlighted here for the benefit of the planning commission the runway protection zone and the approach surface of the pilot country air airport. The approach surface highlighted in green
and the runway protection zone indicated by that dashed black and white uh polygon there. You can see to the to the northwest is the Tala MPD which isund 840 dwelling units. Just to the west of
the airport exists a current RH zoning which has roughly 108 single family detached dwelling units built within that R1MH zoning. Um roughly 40 foot lots there. In red, you can see the subject site into the south of State
Road 52 exists a portion of the Conerton MPD that's currently been used for a wetland mitigation bank. I would like to to highlight here off screen um the airport influence area exist according to LDC section 605 which
governs the airports in Pasco County. Um, this site does fall within the AIA. And within the AIA, I just like to highlight the compatibility table from the land development code as it relates to this proposal, particularly to some
of the uses that are found along State Road 52. The land development code with these uses particularly the residential the single family dwelling units proposed as well as the hotel and the commercial are a permissible use pursuant to LDC section 605 and table 605-1.
This is the binding concept plan and before this this item almost came before the planning commission and it had had been continued for a number of months. Uh the original proposal was for 300 platted town homes. In this case, the applicant worked with some of the
surrounding stakeholders to de decrease some of the residential density that would have been found next to the airport. and then Lou switched to this 108 single family detached plan with the larger lots indicated in purple. Those 60 foot lots to be adjacent to the
airport with an increased uh buffering element on the on the rear side of those homes. This is um a zoomed in version of what the enhanced buffer detail is. You can see that there's an increased um height of the wall outside of what's usually
found in the the land development code where it usually speaks to between 6 to 8 ft as well as an increased amount of shade trees and evergreen shrubs. It it should be pointed out that generally residential uses don't have to buffer against one another and that this is uh
above and beyond what the land development code would have required. There are two variations from the land development code associated with this MPD. One from 901611 street design and dedication requirements. Applicants proposing not to provide an interconnect to the north or to the west. To the
north exists a large category wetland and to the west is the pilot country airport. And finally from LDC section 8056 restrictions on postdevelopment wetlands and upland buffers. This is for those portions of wetland that fall within the non-residential portion of
the MPD that if under single ownership, those entities will be required for the maintenance thereof of the common areas wetlands. This comes to you with a recommendation of approval with conditions from the from uh planning, development, economic growth, and I'm available for any
questions. >> Okay, anybody? I also would like to state on the record since we did decrease um the density of the residential, Mr. Divine did provide an updated school impact analysis which is less student generation than the
previous 300 Plate town homes which will be submitted to the clerk's office and attached to the board of county commissioners. We also received letters of oppositions from the public which have also been sent to the clerk's office. >> Okay. Thank you. That that was the only thing I was going to make a note of is the um looks like the updated ones in
the comprehensive plan amendment um companion item, but it looks like it was the old one was included in the reszone. >> I got started a little early with approvals before the holidays before I got that from Mr. Divine. So, a little bit on my overeagerness, but it will certainly be attached to BCC.
>> Yeah, because it looks like the updated ones there in the comprehensive plan dated 9th of October 25. >> Yes, sir. Thank you, William. Will Will, just one quick question for you. Um, regarding the airport zones, I know you had the slide in there and I
that's definitely helpful. I'm glad you have that in there, but isn't part of the property in the airport zone in addition to the airport influence area? >> Let me So, this is the the various zones that are identified in 605. So, the RPZ and the approach surface there are don't
fall on this subject property, which are your more restrictive areas in 605. And then in a two-m radius is where that AIA exists, which this this property is inclusive of. And that's where this table came into effect that said what the uh permissible uses.
>> The only reason I asked answer the only reason I asked that question is because isn't there another zone in between those two and the AIA? Because I think if you go to table 605.1, there's a there's an a column and the
hotels are additional review requirements. in that section. I I think at the end of the day it'll be okay and I think that those additional items get reviewed during site plan so during zoning. I just wanted to point that out before it
goes to the board. So maybe you can just look into that and >> absolutely I certainly will. >> Mr. Jardy, there actually is a is a condition um condition 54 that I think addresses that issue. >> Okay. It says that it is in the a and
that it's subject to additional review >> at the time slight plan. >> I noticed that. I just wanted to point out because it's in the in the presentation there gets it's a little confusing. So >> I can certainly make that more clear. >> Okay. Thank you. >> Very good. >> Thank you. Any applicant?
>> Good afternoon. Barbara Lohight 6327 Grand Boulevard for the applicant suffering from a cold. That's what you get for stopping working and trying to vacation. Um, so bear with me. You, this project was on your agenda at one point. Um, my
my client um asked me to put it on hold so he could meet with the Pilot Country neighborhood. As staff has told you, we we were in for 300 platted town homes. After those meetings, we went back and had a lot of meetings um as a team and
the client directed us to change the application for 108 single family detached homes instead of the town homes. The those consist of 60 foot lots. We were very thoughtful of putting the 60 foot lot where we put our 60 foot lots and 50 foot lots. And we have the
enhanced buffer that we always said from day one that we would do to pilot country. What's interesting is if you look at pilot country to the west, it's res 3 land use and our proposed um density now before with town homes was
5.5 um dwelling units per net acre and now it's 2.0. So that's a big change. Um it's definitely consistent with with Pilot Country. I zoned both the properties on the west side of Pilot Country. One
being the single family detached neighborhood that's adjacent to Pilot Country um on their western boundary and those are 40 foot lots. I also zoned apartments directly adjacent to um Pilot Country on their west and those were
also found consistent and compatible. I think the towns were absolutely consistent and compatible u given both the history of the zonings in the area and the area as well as the airport ordinance. But again, the client, you know, I'm sure there's folks that are still not
happy and don't want us to develop. But I think what we've come up with is a a very good project. Um given the area, this is a going to be a either four or six lane arterial. It's, you know, it's going to be a large roadway. you can see how it already is developing up to this
point. Um, so we tried to come up with something very thoughtful as far as airport compatibility. Um, yes, it is in the a zone. It is compatible and consistent and we we we um are complying with everything. Fortunately, as we
bring this zoning forward, we have that ordinance. When I had the other two zonings, we didn't have that ordinance. So, it was a lot of how should it be done? What should be allowed? A lot of work went into that. Fortunately, the county did the airport protection ordinance and looked at and studied each
one of these airports, studied what's compatible, and put all in an ordinance for us to follow. So now it's not as much of a question of what should we approve here because we have an ordinance that says what can be approved and still protect and a balance still protect the airport and the airport
community, but also allow a project. So, I think we've we've um we've worked hard on this one and we uh hope we can get your support. I have my team here. I'm we look forward to answering questions from the public and thank you.
>> Okay. Thank you, Barbara. Any questions? >> All right. So, who's on the first first list? >> The first individual signed up to speak is Mr. Craig Kati. Okay. And I'm not sure who's keeping time, but
they technically have six minutes since they're speaking to two items. >> Okay. >> So, we need your name and your address, please. >> Good afternoon. My name is uh Greg Cony and I own two pieces of property on the
north side of the proposed in this um >> Huh. Sorry, Greg. We need your address, too. >> My address is 12110 Cony Road. >> Mhm. And that's in Spring Hill. >> Okay. Thank you. >> Go ahead. >> My my concern is that uh I've lived
there since uh 1994. Um I own I live on a 10acre lot adjacent to the property and I al own 60 acres is adjacent to the property with my sister. Um, I've seen flooding there many times back
in 1997, 2008, and most recently the two hurricanes that came in 2024. I'm worried that cuz the water has come all the way up to my house a couple times that taking away any kind of
area where the water can go is just going to drive it more in my direction and I don't want to have any flooding up towards my house. And that's my main concern right now is just that and you know I'm running cattle over there on my property and I don't want to have cows
getting out and getting into somebody's neighborhood and it would just be very bad. So those are my main concerns and um >> I'm not in opposed to growth. I know it's happening >> and uh so that's all I really got to say
but thank you for giving me the time. >> Oh, thank you for coming. Appreciate that. and we'll try to get you some answers. Okay. Next, >> Mr. Chair, the next individual sign up to speak is Dennis Henderson.
>> Hello, my name's uh Dennis Herenstein. I live at 11757 Driver Lane, Spring Hill, Florida 33 uh 34610. Um, as a general contractor whose livelihood depends on new development. I'm not here today in opposition of development. I'm here to advocate for a
responsible um, development through a cohesive transition and zoning changes between properties. Both the existing subdivisions on each side of the proposed development are zon AR1, AR5, and ER2. These types of AR developments are
becoming um, increasingly rare in Pasco County. Um, I'd like for the board to consider an approval of this project with a few conditions which would go a long way to addressing some of these quality of life issues that would affect the current residents in the area.
Number one, highdensity homes. uh homes built on this size lot this close together would most likely have a negative impact on the current home values and um through which overcrowding traffic issues school overcrowding which Lando Lakes High School is already at
111% capacity this would increase to 112% according to the applicants data provided to this board life safety um spread of fire between structures close built close together which according to the US fire administration 10-year trend
from 2014 to 2024 show a significant jump in residential fires. Um item number two, flooding which previous gentleman just mentioned and we already have lots in part of the country that are that are affected by flooding from this property.
Number three, you know, the hotel, you know, this type of business typically doesn't remain viable in an area such as this one over time will start to attract a criminal activity as the standards start to decline. Um, in closing, I'd like to
um in closing, I I believe the following conditions placed on this project would help ease some of my concerns and those of my neighbors. Number one, density. Um, density of more than one to two family homes per acre with a front and
rear setback of 30 foot and a side of 15. Number two, um, no wood or vinyl fence along the western boundary of the site, but would require a continuous minimum 6ft tall engineer concrete wall to be built withstand a minimum 130 mph wind
loads and a screen u buffer of 15t wide consisting of shade trees and shrubs in accordance with chapter 900 the land development code. I would also like to see a bond, you know, of some value, maybe 5 million or something put into place for a minimum of 10 years um to
address any kind of future flooding issues. Uh number four, you know, no type of hotel included in this in this project. And um I'd like to see some current uh traffic and public safety surveys, you know, um before the project
moves forward. That's all. Thank you. >> All right. Thank you. Any questions? Hey, thank you. Next, >> Mr. Chair, the next individual signed up to speak is Caitlyn Bule.
>> Okay, Caitlyn, can we have your name and address, please? >> Absolutely. Caitlyn Bule, 11934 Driver Lane. >> Thank you. >> Uh, my name is Caitlyn Bule. As I said, uh, my backyard borders this planned or proposed development. I'm a flight nurse
on a helicopter. My husband is a professional pilot and in his spare time he teaches other people how to fly airplanes. He even taught me how to fly an airplane which is impressive. Um all that to say our personal and professional lives are wrapped up in
aviation. We bought our first home here in pilot country and there is truly no other place like it. I would like to say thank you to all of you for doing what you do. I'm grateful that we share the goal of maintaining Pilot Country as a lively general aviation airport and as a resource for the residents of Pilot
Country or sorry, Costco. You know what I mean? >> Yeah. >> Um, all that said, I think putting people's houses under low-flying air traffic in an other in an otherwise rural area is bananas. I would encourage all of you to find some people in the
public's parking lot to talk to about this because it's not just me. Pretty much everyone outside this room thinks this is bananas. But here we are talking about it, so I will move on. I have some concerns that I hope will be easy fixes.
As the development is proposed now, it would decrease the privacy and thus the property value of my home as well as all but one of the pilot country homes that border the area. I see there's a buffer planned, which is great. But unfortunately, with as small as these lots are, any two-story house would be
high enough and close enough to the fence to see into our yards and our homes. So having five or six secondstory windows looming overhead would negatively affect our use and enjoyment of our backyard. If you look at the developer drawing,
you'll notice one house does not have this problem. The guy pushing this resoning effort lives in the house that backs up to the park. He has protected his own home from the decrease in privacy that he is imposing on his on his neighbors. That's great for him.
That's his right to propose it. I support him in following his heart. I hope his dreams stay big, his worries stay small, and he never needs to carry more than he can hold. But I would like to ask you to help achieve a similar consideration of privacy for the rest of
us. If it could be specified in the plan that the houses bordering Pilot Country would be limited to a single story, that would allay my concerns. Not having any two-story houses right at the border of Pilot Country would make the buffer effective at preserving everyone's
privacy and could allow the development to move forward if that is really what you want. >> Okay. >> Thank you. >> Any questions? Nothing. >> Okay. Thank you. I'm not sure if I understood what you're saying that you're saying the
gentleman that owns the home adjacent to the park is the applicant or >> who is that gentleman? >> Mark Mark uh 12 >> and he's the applicant for the current zoning. >> Yes.
>> Okay. All right, Mr. Chair, the next individual sign up to speak is Chris. Okay, thanks for everybody's time. Uh, Christopher Buell 11 1934 Driver Lane.
Um, I'll uh give different concerns than what those that have already been brought up. Uh main one for me is um airport airport airport noise and that those that are going to be moving into these areas are
fully aware uh beforehand before they um noise for airports especially small ones like ours are a big risk for us maintaining our property our ability to use uh the airport itself. Um I'm curious if an FA noise study has been
done recently. so that um people moving into these uh this new neighborhood have an accurate understanding of what they'd be exposing themselves to. Um I know recently um now we have a private jet that is now
based at the airport that's also related to this um the applicants for this this project. Um so those are the big things that concern me. Um the water and the the flooding that Craig brought up um is also a big concern. We see that quite a
bit with the bigger storms already. Um I know that's a concern for our neighbors that are on the northwest side of Pilot Country that had that uh more recent development of similar size and density put in over there. They've had significant flooding issues um since
that project. Again, kind of plowing over the the wetland area that was there before. Um, so those are two of my big concerns with with the reasonzoning and the development just to the east of Pile Country. >> Okay. >> Thank you. >> Thank you. I think we're up here.
>> Okay. Thank you very much, >> Mr. Chair. The last individual we have pre-registered to speak is Mark Bud. >> Okay. >> Mark Bud, 11748 Driver Lane. I live at uh by the country. >> Okay. >> I actually live um just south of Mark
Twallovven, one of the applicants. And u I share all the same previous people pretty much verbatim all their concerns. >> Okay.
>> And property values, privacy, all those same things. Um, and I'd also like to see if this project were to move forward, either uh decrease in density, definitely limited one-story homes
just to the uh east of Pilot Country and that border. Uh potentially a larger buffer zone. Anything to keep our privacy that we currently have that'll be already somewhat comp
compromised. Take that into account. Uh also in the in the verbiage, I can't remember which document it was. It talks about uh notifying these new potential owners that they can't sue or complain
or anything about uh the airport operations, the noise, any liability issues, any safety issues that they might be concerned about. They're giving that all up, but that it says to the airport owner. Bear in mind that every member of
the HOA is an airport owner because the HOA owns a portion of the airport and and I would like to see that wording in uh associated with being an owner. >> Okay.
>> Thank you. >> Thank you very much. That's the last speaker. >> Mr. Chair, all individuals pre-registered have been called. >> Okay. Is there anybody that would like to speak that has had an opportunity? Cindy Buckle, 5938 Frontier Drive, Zephr
Hills, Florida. And I totally understand what these folks are saying about Pilot Country. I'm familiar with the area. I have seen the flooding out there, not just from hurricanes, but just from regular rains. I also live near Zephr
Hills Airport, which is where Skydive City is. I've lived there for a long time and never had an issue with Skydive City, but they extended the runway not for Skydive City, but for the airport,
Zephr Hills Airport. And since they've done that, we have seven planes flying barely above our tree line. And I have contacted FAA. I have a contact at FAA that I will share with these people so they can talk to them.
The bakery that's going up right now has already complained about how slow how low those planes are flying in. There's absolutely no reason for them to fly barely above our treetops. I have
several videos of this. There are no communications whatsoever at Zephrville's airport. They have a little metal building that's opened on Monday through Friday and everybody else who flies just takes off and flies whenever
they want. There's no kind of tower. There's no kind of communications except pilot to pilot. And that does not happen often. I have spoken with one pilot that crashed on ash. I actually went and
spoke to him and he told me he tried to raise someone at Zephr Hills Airport several times at 6 PM in the afternoon and was not able to. Fortunately, he was able to nose dive in a cow pasture after
you took out fences, residential fences, and barely missed a dwelling. So, putting homes in a in a two or threetory resort where planes fly, you're looking
for a catastrophic incident. And I can tell you right now, I'm a retired firefighter, paramedic, and I know Pasco County has absolutely zero aviation training. Pulp County does and Hernando County does. So, should
there be a crash, should there be a catastrophic crash, you're going to have to call in help from everywhere. And this is a fact. This is coming from my FAA contact. >> Okay. Thank you.
Is there anybody else like to speak? No one on the list, right? Anybody on WebEx? Okay, Barbara, >> for the record, Barbara Will height again on behalf of the applicant
um listened to the public comment, anticipated a lot of their comment um when we were when we first put this project together and then when we put it back together again. I would say for our neighbor to the north, if you look at our binding concept plan along our northern boundary is a pond and
wetlands. So we have no home adjacency home adjacent to that north northern boundary. Um with regard to >> you put that back up on the screen so they everybody can see it. >> Sorry Barbara. >> No, absolutely. Hope it's helpful. It's
always good to see. >> Yeah. So you can see along the northern is where our we put our pond and and the wetlands are >> the the density you hear from we heard that as well. That's why we changed from town homes to single family detached um
from a 5.5 units per um net acre to 2.0 buffering. We right from the beginning looked at the buffering and proposed an enhanced buffer. We hear that singlestory versus twotory
comment a lot. Um I hear it a lot. The singlestory and two-story homes coexist next to each other, near each other, everywhere. Um the airport noise, there are conditions 54, 55, and 56 that
deal with the disclosures regarding the noise. We worked with um I worked with and we worked with the county and putting that ordinance together to get those disclosures right. And so if there was something that the disclosure language wasn't if there was some comment on that
I would be happy to listen to you know what what maybe should be added to that. >> But we are following the ordinance that spent quite a bit of time years in developing the ordinance to come up with what we should do here. um >> flooding, you know, with regard to
flooding, we hear it, we understand it. It's always good to hear it. Always hear neighbors talking about it because it is an important issue. You all know the process that we go through to to get permitted on a project like this relative to um storm water issues.
>> Can I ask you a question about your buffer? >> Um and I I don't I mean, I realize it's residential to residential, but is there a reason that that you're planting shrubs outside of
the wall as opposed to something that might screen the higher the higher homes like trees, you know? Let me let me bring Chrissy up >> because an 8ft wall is not going to screen a 35- foot
home, but trees over time might in fact screen a 35 or better screen a 35t home. >> Christy Barrera with height design. So, a row of shrubs is required. We're putting them on the outside of our
fence, so it's screening the fence a little bit. And then we're putting twice as many trees behind the fence as would be required in the standard buffer. So ex twice as many trees shrubs on the pilot country side of the
fence and then an 8ft fence or wall instead of a minimum six foot fence or wall or hedge or burm that is permitted in the type Buffer. >> So what what kind of trees are you planting there?
We don't know the exact type of trees. Um I'm not sure if the land development code has a specific type, but >> says >> I'm just trying to figure out are you planting trees that would screen a 35
foot home? >> I don't believe that that is level of details in the land development code and that level of detail is not in our proposed buffer at this time either. Barbara, would there be an opposition to single story homes on that property
line? I mean, those are 60 foot lots, right? >> I don't think that's a reasonable ask. >> Okay. Those are 60 foot lots though, correct? >> Yes. >> Okay. But if we if we would be happy to sharpen our pencils on the buffer. Um you know something that you car I was
not asking you to reduce it. >> I was asking whether you could commit to trees that would actually provide better screening. >> I I RI comes to mind. I know we did a specific buffer um over at uh on Ridge Road next for the apartments next to the
homes on at Tanglewood and Ridge. So maybe there is something I um so I I wouldn't mind sharpening our pencil on the buffer. We've done it before. I can't imagine it's make or break for this project. Um if we can sharpen our pencil on the buffer and
look for I know I think it's our that we came up with for another project that's fast growing and it fills in. >> Right. Yeah. So, we'd be happy to I would be happy to commit to sharpen our pencil immediately before the board meeting and come up with maybe some more specifics as to what we're going to
plant. >> David, I have a question for you. >> You got asked the other day at the board hearing on the tree ordinance, how it works with clearing agricultural property and incoming and applying zoning that work.
>> So, um yeah, the general rule is that if you are clearing property under an agricultural exemption that you have to basically wait five
years before you can submit an application development for development unless you're going to mitigate for that that tree removal under the eye exemption. You can you can turn around and immediately develop after you cleared an under exemption, but you're going to have to mitigate for the tree
removal. >> Okay. And that's done at the site plan level. >> Yes. So, you're not prohibited from clearing an internet exemption and then developing it. Just you're going to have
to mitigate for it. >> I see. And then how do we determine how many trees were taken out? You use aerial photos from the andor representative samples from
um trees in the area, but we can use aerial photos from to determine the trees that were there. It appears up in the northwest corner of this development that a significant amount of clearing happened between
2020 and 2023. So that was done under like some wetland impact was done there as well. >> So if that was done under an egg exemption and they haven't met the required time frame, they'll have to mitigate for those. Can >> you put up the trees property appraiser?
Sorry. >> I said, "Can you put up the property appraiser, man? So, if you can put on the 2020 aerial photograph, if you go in the upper
the the four squares down on the bottom. Sorry, you're looking. Yeah. Yeah, you can see up in the northwest corner of the property. It's all very Keep going north with your cursor. Right to
the left of where your cursor is. Yeah, right to the right. Yep. Right there. Now flip to the 2023. >> Yes, >> they're all gone. So again, they'll have to if that was
if it doesn't meet the terms of the ordinance, they'll have to mitigate for those removal their removal. >> We will acknowledge the ordinance on the record. I don't know anything else about it, but >> maybe some of that mitigation will be planting trees in this buffer.
I would be looking at the northeast corner of that area that was cleared because that looks like it was a wetland that was impacted as well. >> Christy, along those lines, is I I can tell in the information is there formal determination of the wetland lines or is
there not currently? >> Have they still been? >> I don't believe the wetlands have been formally set yet. I don't believe swift mud has been out. So that will happen before the site plan is approved. >> Okay. Do you anticipate any impacts to your site plan from that?
>> Very minimal, if any. Um I'd have to go back and look at the plan, but um these are category one wetlands for the most part and so we were not planning on impacting them at all. >> Okay. >> Looks like there may have already been some.
>> Yeah. To John's point. We'll definitely get the experts out there and they'll let us know if any have been impacted or not. >> Well, I think in order to deal with some of the concerns that David mentioned and some of the neighbors have brought up, I
think it's important to I think you've already said that you'll look into putting a heavy tree line there of trees that will mitigate the >> we will enhance visual problems. >> We will enhance the enhanced buffer.
>> Okay. >> And we'll specify the actual species, their spacing. >> We I know what to do. >> Yeah, >> we know what to do. >> We know what to do. >> If you include that in your motion, we will uh >> Yeah, just uh >> make sure to do that. >> Did you have Did you have any comment on
the location of the park? um behind the applicant's property there. >> No, I'm not sure. I think that was just a comment, a fact. I >> height's laying out of the best location
for a park wasn't directed by anybody. >> Seems convenient. >> It was on the record. Christy can testify as well. Her layout was not directed by anybody. >> Right. Right. So, if you put the layout
back up, the road that curves to the west that tees into the north south road, um we went through the in between the two wetlands. And so at the end of that road is where we put the
neighborhood park. Um in the conditions, it says, you know, that the park could be moved. Again, this is a binding concept plan, so we'd have to show that to staff if it was to be moved to a different place on the site. But we thought, you know, teeing into that
would be a nice look for the community. And I know there were some concerns from everybody, I think, about water runoff and how that might affect their future wetland areas. Um maybe one of the engineers we have on the on the board
here could explain how the county handles that they might not be familiar with. >> I would tell you to me that is not a major concern. They will have to get permits from the water management district and demonstrate that the runoff after development doesn't exceed the
amount of runoff leaving the site before development for the design storm events. And they'll have to do the same at the county level. So I don't really have too much of a concern about them causing flooding. >> Additional flooding. >> Correct.
>> Yeah. >> Okay. I just wanted to address that because I know it's concern and most of the people may not know how we handle that. And flood planes are accounted for as you can see on the concept plan and there's several flood plane compensation
areas as well. So that aspect is looked at too. And those are all things that are heavily scrutinized by the water management district when they go in to get a permit. So like I said, I have not a whole lot of concern about that.
>> Okay, David, anything else? >> Anything else? >> Okay. Any other concerns, questions? The only other one, Barbara, that in my notes from the the public's comments is not that I agree with it, but the viability of the hotel. Did you have any
or >> No, we we think it's a good location for a hotel. >> I would agree. >> Okay. Yeah. I mean, they want to risk their money. That's up to them, right?
So, all right. If there are no further questions or comments, um, do you have a motion? >> Um, sorry, we we you can only come up once. >> Did anybody like to hear extra comments?
Typically only we give you one opportunity to come up and speak. And if do you have something else you can add to it? >> I just want you you can't speak from back there. First of all, please come forward. I'll accept you as a Okay, just one. >> You need to give your name and address
again. >> Bud give you your name and address again. >> Uh Mark Bud 11748 Driver Lane. >> Okay. That way they know who's speaking. >> Okay. So, um just to give you an idea,
I'm probably 15t from you. That ceiling's probably 15t. That's a setback. Double that, more than double that. Picture a wall is outside the back of my yard. Okay. Now, there would be
potentially another 15 feet. So, 30 feet by 35 ft, 10 foot um between those buildings all along our perimeter. That doesn't really lend itself to
uh a very good view out the back of our yard. plus the site right down in to my home. >> Well, that's why we're talking about putting up the larger trees. >> Yeah. And how long is that going to take for those trees to grow to height?
>> Well, you know, the problem is is if you don't own the property and you're not paying the taxes on it, >> I I understand it. I'm not against but I just want >> you have to we have to meet somewhere in the middle because we can't just ignore somebody
>> might be a a single story on that size lot you could easily get >> probably what I think a even with the setbacks 3700 square foot home >> well there are plenty of examples all over the county and every other county
where they have twotory homes right next to one story homes and uh so we're trying to do our best to mitigate any impact that it has on the one-story homes, but it doesn't mean that we can just completely get rid of them,
>> right? And the thing is, >> you know, today he has AR zoning. He could come in and apply for a subdivision today with 1acre lots and they could build a somebody could build a wall or a two or threetory house
behind your home. without having to come here to a public hearing. >> Yeah, it could. Probably not that density though. >> Well, it's the combination of the density and the height >> that becomes the problem.
It's both together. So, the compromise would be to lower and still get the the U size home that you would desire. So on Driver Lane, I'm seeing
north of the developers, two lots north of the developer property or one of the developers properties, I'm seeing some vacant lots. You could say the same thing on the other side of the property. What if someone built a two or threetory home on one of those lots and then felt like the
people that own this property then feel like their privacy is being invaded? >> Yeah, you could. But I didn't buy next to them. >> Yeah. But to Mr. Gray's point, they they own that property and they pay the taxes
on that property and unfortunately they get to do with their property what they >> So all the all of us that are along the uh with the homes that we have which are high dollar homes. We're going to just be looking at
nothing but big old blocks >> behind our house. There would be nothing that stops him from building big old blocks today without coming to a public hearing like this. >> Well, that's why I'm here. >> All right. Just for consideration.
>> Barbara, did you want to rebut anymore? >> Um, only if the planning commission has more questions. Thank you. >> All right. Any further discussion? >> You should take action on these separately. >> Okay.
So, we'll uh take action on P8 first. Okay. So, I hear a motion. >> Motion to approve. >> Second. >> We have a motion and a second with the modifications and everything. Um >> I think the modifications are probably on P9 and P9. Yeah.
>> Okay. So, any further discussion? All in favor signify by saying I >> oppos sign. Okay. And P9 with the modifications that we talked about. >> Motion to approve.
>> Motion to approve. Who have a second? I'll >> second that. >> Any further discussion of the motions? All in favor signify by saying I. I. Opposed. Like sign. >> Okay. Motion carries.
And then we have the county commission meeting coming up too. You can address his concerns there as well. All right. Anything else? >> Mr. Chair, we have no published noted items for tonight. >> Pardon me. >> No published noted items.
>> Okay. All right. Okay. Any other motions? >> Move adjournment. >> Second. >> All in favor? >> I >> I >> Okay. Carries. Heat. Heat. Have you met Ted?
Pasco County's Transportation Engineering Department, or TED, is responsible for building and operating a