WEBVTT METADATA Video-Count: 1 Video-1: youtube.com/watch?v=Dtj3BAM418c NOTE MEETING SECTIONS: Part 1 (Video ID: Dtj3BAM418c): - 00:04:51: Meeting Call to Order, Pledge, and Moment of Reflection - 00:10:00: Land Development Code Updates: Articles Five and Eight - 00:19:48: Clarifying Articles Six and Seven and Concurrency - 00:22:45: Board Quiet Time, Future Workshops, and Charter Review - 00:25:14: Questions on Mixed Use Plan and Tod Incentive - 00:30:48: Discussion of Safford Retail Space and Plan Review - 00:34:55: Board and Staff Comments: Welcoming Mr. Morris - 00:36:19: Adjournment Part: 1 1 00:04:51.624 --> 00:05:03.569 Are five positions, y'all. Y'all may want to take your seats. We're going to be starting in a couple of minutes. Mr. Vessey. Y'all may want to take your seats. We're going to 2 00:05:03.569 --> 00:05:14.046 be starting in a couple of minutes. That should be like you got a minute and a half just giving you a heads up, that's all. Heads up. So I 3 00:05:14.046 --> 00:05:25.258 wasn't listening, Mike. Oh, I just said, y'all start to take your seats because. Because we're gonna be starting pretty soon in one minute, making jokes because there's a good 4 00:05:25.258 --> 00:05:39.105 hockey game on tonight. Game seven. Canadiens versus Buffalo. Not too often. You get to watch a game seven. City Hall guest. 5 00:05:39.105 --> 00:05:50.616 Me too. But that's beside the point. Oh. What does he do for password? For newbie needs password if that's possible. There isn't one I don't think 6 00:05:50.616 --> 00:05:57.390 oh I don't yeah, yeah. Sponge or sponge or sponge sponges. 7 00:05:57.390 --> 00:06:12.238 Don't ask me. Thank you. We got more sponges, plural. It is. Is that wasn't recorded high 8 00:06:12.238 --> 00:06:23.816 school this Saturday. Oh. It is my love. They aren't little anymore. I am going to call 9 00:06:23.816 --> 00:06:35.661 today's meeting to order. Roll call please. Chairperson Curtis present vice Chair Vessey here. Mr. Rocklin here, miss early 10 00:06:35.661 --> 00:06:45.671 here, miss Wade, Mr. Morris here. Here. Mr. Collins and Miss Swenson are absent. Okay. 11 00:06:45.671 --> 00:06:57.583 Thank you. At this point, pledge of allegiance. Pledge allegiance to the flag of the 12 00:06:57.583 --> 00:07:10.563 United States of America for which it stands. One nation under God, indivisible, with liberty and justice for all. 13 00:07:10.563 --> 00:07:24.210 Mr. Mr. Best, you would give us a. Please remain standing for a moment of reflection. I've been 14 00:07:24.210 --> 00:07:35.388 given this moment of reflection, a lot of thought today, and as I drove up to City Hall today for the meeting, I. I saw 15 00:07:35.388 --> 00:07:47.233 something that that added to it, and I wanted to give credit to the owner. I believe it's construction that has done such 16 00:07:47.233 --> 00:07:56.275 a fantastic job revitalizing the old library building delivery building. And it looks fantastic. And it's relevant 17 00:07:56.275 --> 00:08:10.256 because as we as a country. Meet our 250th birthday, that some things are important that 18 00:08:10.256 --> 00:08:21.834 stay steady and stay the same. And then, of course, as we grapple with change every day and in our own city, some 19 00:08:21.834 --> 00:08:32.612 recent changes in our management and changes here today. And the new gentleman, Mr. Morris. Welcome, Mr. Morris. 20 00:08:32.612 --> 00:08:41.921 And then so changes is part and part of our job at Planning and Zoning board is to is to recognize that change and to 21 00:08:41.921 --> 00:08:54.867 prepare for that change. But. It's critical that we stand on firm footing of the past, such 22 00:08:54.867 --> 00:09:06.578 as delivery building, such as our country's birthday, such as. And I've been given this more thought, the importance of the Greek Orthodox Church here in 23 00:09:06.578 --> 00:09:19.358 our community. As someone that was a visitor to this last week was chatting me up. That was so amazed at our Greek Orthodox 24 00:09:19.358 --> 00:09:29.435 churches and particularly amazed with Saint Michael's shrine. He didn't understand quite what that was about and that perhaps we've maybe lost a 25 00:09:29.435 --> 00:09:40.679 touch, a bit of focus as a community as we chase certain things, brew pubs, food carts, and maybe holding on to some of 26 00:09:40.679 --> 00:09:51.424 the more important things of the past might provide us better guidance. As a planning and zoning board. Amen. Thank 27 00:09:51.424 --> 00:10:00.800 you. A matter of business. The next item on the agenda, which was the the minutes of the consent agenda, we were going 28 00:10:00.800 --> 00:10:14.747 to defer that entire section to the next meeting. The there was a glitch in the system. So so the minutes are not were not available for us to, to review. 29 00:10:14.747 --> 00:10:24.156 So without having the opportunity to review the minutes, we can't we sure can't vote on something we've not had a chance to, to look at. So that being said, we're going to 30 00:10:24.156 --> 00:10:35.968 bypass that and on to the next agenda item. And I want to also thank our new board member. Appreciate your presence. Appreciate the fact that you volunteered to serve on a board 31 00:10:35.968 --> 00:10:49.381 that is so astute. Okay. That that this is a very astute board. So I just wanted to welcome you to the board. All 32 00:10:49.381 --> 00:11:01.860 right. All set. Okay. So as some of you may recall, we've been working on doing periodic updates to the Land Development Code. Last month, you all reviewed the first three articles that we brought before 33 00:11:01.860 --> 00:11:12.037 you, articles one, two, and three. And that's moving through the public hearing process. And we're back tonight with two more articles to review. Just a quick reminder why we're doing the amendments. 34 00:11:12.037 --> 00:11:22.781 This is to identify or address some of the identified quick fixes that we have had over the past several years, and also incorporate any policies and findings from the comprehensive plan that need to be incorporated into the Land 35 00:11:22.781 --> 00:11:33.659 Development Code. Tonight, we're going to talk about draft updates to article five, which are planned development regulations and draft updates to article eight, which is planning consistency, concurrency and mobility 36 00:11:33.659 --> 00:11:44.804 management. So I'm just going to provide you a brief overview of the the main highlights of what we're proposing to update in each article. So article five again, planned development 37 00:11:44.804 --> 00:11:56.148 regulations really. We did a lot of cleanup in this section. There's a lot of repetition throughout this section as well as elsewhere in the code. So one of the main things we did was remove repetitive definitions. We also removed 38 00:11:56.148 --> 00:12:06.725 any sort of references to density and intensity or other requirements that are covered in the comprehensive plan. So there's no discrepancy between the two documents. We tried to make this section similar to 39 00:12:06.725 --> 00:12:18.337 article two, which are the individual zoning district regulations, and make it more user friendly. We moved all of the listed permitted uses into the table of uses that was just 40 00:12:18.337 --> 00:12:29.949 incorporated into article two. So everything's in one location. And then we also tried to format any areas where we could the dimensional standards into tables. And this is really in the RPD, which is the 41 00:12:29.949 --> 00:12:40.960 residential Plan development district right now. You look through a series of like six lists to get the setbacks. So this is now one unified location. We've also added the 42 00:12:40.960 --> 00:12:52.204 ability to request an applicant to request the approval of an alternative dimensional plan in the Residential Plan Development District. This is something that people are able to do elsewhere in other 43 00:12:52.204 --> 00:13:03.649 districts, and by adding it into the plan development regulations, it gives more flexibility. And really the the goal of a plan development is to provide a superior design for a development. So this also 44 00:13:03.649 --> 00:13:13.726 gives more flexibility for someone to bring something to the table that's more conducive to the site. We've also added a new district, the mixed Use Plan development District. 45 00:13:13.726 --> 00:13:25.103 Right now we only have singularly use planned development districts. We have a residential, commercial and industrial. So by adding the mixed use development. This now enables people to go through a 46 00:13:25.103 --> 00:13:35.347 process to do a larger development concept that has multiple uses. Maybe something similar would be the Millers crossing development south of mirrors where there's, you know, 47 00:13:35.347 --> 00:13:46.492 apartments commercial. There's now Chipotle. So this is something that would help enable that elsewhere. Yes. You referenced chapter three, which is a landlord tenant that you 48 00:13:46.492 --> 00:14:00.705 believe. I'm sorry. What was Omicron. Oh what what section under that particular statute. Because that's a pretty big statute. So so this is actually 49 00:14:00.705 --> 00:14:12.818 a reference to section 83 in the Land Development Code. So that's within this statute. Because I look at I look at that as the chapter. Yeah. Okay. Yeah. So yes, it's within that section. Okay. Yep. And I can 50 00:14:12.818 --> 00:14:23.929 direct you to that section. If I'm looking from a lawyer's perspective, that's a statute. Okay. Not that understandable. What else are we? So we also specified that the conceptual 51 00:14:23.929 --> 00:14:35.540 development plan process is optional. Right now we don't require an applicant to go through a concept plan, preliminary plan development and then final plan. So this is just clarifying the code to match our current practice. But 52 00:14:35.540 --> 00:14:45.951 it still leaves the option available to someone that would like to do a conceptual plan review with the technical review committee. We also tried to create a lot more clarity throughout the code, 53 00:14:45.951 --> 00:14:55.894 specifically to what people need to provide on their plan sets for preliminary and final plans. So that was was huge to help clarify exactly what we're looking for. And then lastly, 54 00:14:55.894 --> 00:15:07.139 within this section, applicants have the ability to request waivers of certain regulations of the code for plan development. This is something unique because it's the only situation where they can ask a 55 00:15:07.139 --> 00:15:17.716 waiver from, from you guys and the board of commissioners without having to go through a separate process for variance approval, the Board of Adjustment. So we added some more clarity into that section. And we also wanted to make it 56 00:15:17.716 --> 00:15:28.794 clear that if someone is requesting a waiver, they have to put that in writing and as a part of the application. And then we also would like them to provide justification for the waiver based off a set of criteria that's already 57 00:15:28.794 --> 00:15:37.703 established in the code. And that looks at superior alternative, other technical and practicalities, those types of things. So this way you have more to kind of look at and judge the waiver on when you're 58 00:15:37.703 --> 00:15:49.648 making your decisions. For article eight. Again, this is the plan consistency, concurrency and mobility management section. You may have noticed, if you're reviewing it, that there was a lot of information and sections 59 00:15:49.648 --> 00:15:59.625 that were removed. This is because this is a very out of date section. Concurrency management is not something that is required or regulated by the state anymore. So a lot of that information was removed 60 00:15:59.625 --> 00:16:09.735 to be consistent with state regulations. So we also tried to remove any sort of outdated references and anything that's not any longer relevant to the 61 00:16:09.735 --> 00:16:21.012 city. We did update the certificate of concurrency process. Right now how it's drafted in the code is it makes it appear that it's a separate approval process. However, we review concurrency. As far as, 62 00:16:21.012 --> 00:16:32.124 you know, their water consumption, sewer consumption, those types of rates. We review that as a part of an application process. So we just clarified this section that it's done with the application. 63 00:16:32.124 --> 00:16:42.935 And we have a concurrency form that they submit with that application to supplement the the the site plan application. We've also removed a sample concurrency form that was 64 00:16:42.935 --> 00:16:53.679 codified in the code because it's not relevant. There is also a section within here referring to appeals. And how you go through that process is through a hearing officer. That 65 00:16:53.679 --> 00:17:04.456 is not a process that we have established in the city. We do not have a hearing officer, so we have updated that to state that any sort of appeal of an administrative decision within this section is handled through 66 00:17:04.456 --> 00:17:15.267 the Board of Adjustment, which is how we do appeals, administrative adjustments everywhere. So that's more consistent. Next, we updated all the level of services to be consistent with what was 67 00:17:15.267 --> 00:17:26.745 updated in the comprehensive plan. So there's consistent numbers between the two documents now and then with mobility management. This is one section that had a lot of outdated information and 68 00:17:26.745 --> 00:17:38.122 references. So we've looked at removing all of those outdated standards. And we also removed a lot of policy language which is already in the comp plan. It basically just lays out why we do mobility management. So that's been taken out again. So 69 00:17:38.122 --> 00:17:49.902 we don't have inconsistencies. We tried to clarify when a transportation management plan and traffic study is required. And then we also tried to add the we did add the ability for the city to request a 70 00:17:49.902 --> 00:17:59.912 management plan or traffic study for sites that are on non-deficient roadways whenever it's warranted, based off of local conditions. Right now, traffic or transportation management plans and studies 71 00:17:59.912 --> 00:18:11.189 are typically tied to a designated deficient roadway, and that's designated by the county's MPO or the Metropolitan Planning Organization. So this gives the city a little bit of flexibility to ask for 72 00:18:11.189 --> 00:18:22.201 additional information, which we do now. But now it's actually codified that we can do that. Can you define what a non-deficient roadway is? So basically the county defines 73 00:18:22.201 --> 00:18:33.745 those roadways, but it's a roadway that, you know, the capacity is lacking. Congestion maybe doesn't have proper signaling, but they have a whole map that designates which roadways are deficient. So I 74 00:18:33.745 --> 00:18:44.957 mean mostly probably all 19 is on there. US 19 might be as well. I'm not sure those are deficient. Roadways deficient. Yeah. Okay. So non-deficient 75 00:18:44.957 --> 00:18:56.068 roadways are anything that really not on that map, not on that map that the city can require a traffic study, even though typically correct. 76 00:18:56.068 --> 00:19:07.645 Historically, you didn't need one because it was the it was not deficient. Correct. Exactly. Yep. And that was something that we wanted to kind of put in the code. So it's codified. Like I said, we ask for that 77 00:19:07.645 --> 00:19:17.622 type of information. If a development comes in that we think is going to have some sort of impact, but now we have it kind of codified and laid out that that is an appropriate request. Thank you. As far as 78 00:19:17.622 --> 00:19:28.567 next steps, we're going to process this just like we did the last set of amendments. After our discussion this evening, we'll incorporate any sort of necessary changes, and then we'll be coordinating with some other departments that have purview over these 79 00:19:28.567 --> 00:19:38.877 sections, as well as our countywide planning agency, which is for Pinellas to make sure we're consistent with their requirements. And then we'll package everything up for public hearing and bring it back for you guys for the formal recommendation of Board 80 00:19:38.877 --> 00:19:48.620 of Commissioners. That's all I have right now. I'm happy to answer any questions. I have two easy ones. Oh, I hope so. 81 00:19:48.620 --> 00:20:00.899 If we're looking at article five and article eight, what were article six and article seven articles? Article seven is our heritage preservation 82 00:20:00.899 --> 00:20:13.178 section. What is six six? And we were going through all of them, but we're bringing they may not be always in order, so we're trying to tackle them in groups. Because of my autism, I 83 00:20:13.178 --> 00:20:25.056 was curious about why those two weren't in next in line. That's humor or levity. Second, okay. And article six is development agreements. And I don't believe we're going to be doing any 84 00:20:25.056 --> 00:20:35.100 sort of updates to that process. So that will probably remain the same. Understood. Second question, could you for me and maybe for board members, could 85 00:20:35.100 --> 00:20:47.746 you explain what the concept of concurrency means and how it applies and how the city uses it in the land development code? Sure. So concurrency is really trying to make sure that the 86 00:20:47.746 --> 00:20:58.890 impacts of a development can be served by your municipality. So how much water are you going to be using? What is your sewer needs going to be? Solid waste production. We look at all 87 00:20:58.890 --> 00:21:09.668 those numbers and make sure that the city is able to provide services. For example, say something can't be provided adequate services, then that may result in a developer having to do some sort of upgrade to infrastructure in 88 00:21:09.668 --> 00:21:19.344 order to, to provide the proper services. So the concurrency review is basically so we can look at those projections, and then our utilities folks can also look at it and make sure that they have proper 89 00:21:19.344 --> 00:21:30.489 facilities. Thank you. Would a follow up would concurrency also to apply to non utility items such as roadways, 90 00:21:30.489 --> 00:21:42.067 sidewalks, schools and parks. Yes they have. We have concurrency for recreation facilities. We've outlined all of that in the comprehensive 91 00:21:42.067 --> 00:21:53.412 plan. So if there are certain developments that are proposed and it trips some sort of recreation facility like a mini park, say in a development, that's something that we would look at as well for roadway. We look at trip generation as part 92 00:21:53.412 --> 00:22:04.055 of the concurrency, and that's what helps us want to determine whether our transportation management plan is required. If it's on the deficient roadway schools that we coordinate with 93 00:22:04.055 --> 00:22:13.698 the school corporation just to inform them of any residential developments. So it's all part of that. But the most the most prevalent ones are your sewer water, solid waste, and I'd say 94 00:22:13.698 --> 00:22:20.605 trip generation. Thank you. Any 95 00:22:20.605 --> 00:22:44.563 other questions? Okay. All right. That was easy. 96 00:22:45.030 --> 00:22:56.875 Are we done? Do you have no questions? No. Okay. Well does anybody have any questions? This is a very, very, very early meeting. 97 00:22:56.875 --> 00:23:09.354 If if I may, I, I haven't had a chance to review the pages yet. Could chair could we just have a couple of moments of quiet time that I could at least make it through the pages that we're about to. I think it's 98 00:23:09.354 --> 00:23:15.360 important. Yeah, absolutely. Because that's what we're looking for, is if you guys have any questions or if we need to make any adjustments 99 00:23:15.360 --> 00:23:29.206 before we bring it back for formal adoption. I'm trying to 100 00:23:29.206 --> 00:23:46.792 read it, but I didn't get my glasses. 101 00:24:03.408 --> 00:24:14.352 Well, he's doing that after this particular workshop session. Are you are there any other things that will be coming up that will also 102 00:24:14.352 --> 00:24:26.898 require us to, to go through as far as the changes or proposed changes? So we'll continue to bring forward in the same format, any future amendments, 103 00:24:26.898 --> 00:24:36.675 because we're working through each article essentially. So as we have one complete or multiple complete, we'll bring them forward to you guys in a workshop so you can discuss the information in the changes. And 104 00:24:36.675 --> 00:24:48.086 then we'll process it back through an actual public hearing. But we have we have a couple, we already are working on some other articles right now that you'll be seeing probably in the next couple months, how much of this is 105 00:24:48.086 --> 00:24:55.060 actually if, if maybe none of it tied to the charter review that was done recently is that this isn't impacted by the charter review? Yeah, it's 106 00:24:55.060 --> 00:25:14.079 separate all land development code. Okay. I have a follow up 107 00:25:14.079 --> 00:25:25.657 question in regards to the mixed use plan development. Did I hear you say that this is a brand new category that Tarpon Springs you are spearheading in the county, that this is not 108 00:25:25.657 --> 00:25:36.801 something that's somewhere else. It's something that we don't have codified in our code right now for a planned development process. So right now you could do a residential plan development, you could do a 109 00:25:36.801 --> 00:25:47.212 commercial plan development or an industrial plan development, but there's no opportunity to do something that has both without having separate zoning on a site. So this is just kind of allowing flexibility to come 110 00:25:47.212 --> 00:25:57.956 up with a development that has multiple types of uses. If they're, if they make sense to go together. We have mixed use zoning elsewhere in the city, primarily downtown and our 111 00:25:57.956 --> 00:26:08.366 special area plan, where you already can do mixed use development. This just enables that type of development through a plan development process. What would what would 112 00:26:08.366 --> 00:26:20.044 be an example? I'm sorry, it'll be my last. What would be an example of a mixed use plan development that doesn't exist right now? What would be 113 00:26:20.044 --> 00:26:31.522 something that would be a target for this? Or they would use that process. So actually, I can give you one as an example that we have currently, that they did it through a 114 00:26:31.522 --> 00:26:41.466 different process, a special area plan. And that's that mirrors crossing development where you have, well, former Winn Dixie, the Akari apartments, the shopping center 115 00:26:41.466 --> 00:26:53.044 there, that whole development is a mixed use development that basically was enabled through doing a special area plan. So they had to write out a whole draft plan. They had to lay out everything that they that uses the development requirements in 116 00:26:53.044 --> 00:27:03.822 this section. Whereas now if we have a mixed use plan development process, we have some of that already codified and they can go off of and they can propose something without going through a more cumbersome 117 00:27:03.822 --> 00:27:13.898 process, but it still would go through the whole public hearing process. Will that require a review of the current zoning? So the plan development 118 00:27:13.898 --> 00:27:24.743 process is essentially process like a rezoning. So if the property right now has, we'll just say a commercial zoning, they would put in an application for a mixed use plan development district. And 119 00:27:24.743 --> 00:27:34.619 it's rezoning. And during that process, they have to basically lay out that plan of how what's going to be there, what they're proposing, you know, show what the setbacks and those types of things that they're going to 120 00:27:34.619 --> 00:27:46.631 have established. So that would be basically a targeted rezoning and not necessarily a blanket rezoning for a whole area. So would just be targeted for that particular project. 121 00:27:46.631 --> 00:27:57.575 Yes. This is something that's available to developer and applicant to, to go through the process to do. We're not changing any properties to that zoning at this time. Okay. 122 00:27:57.575 --> 00:28:11.623 Thank you. I'll just make a quick comment. I read it over, you know, very detailed and I appreciate all the the time and effort put into it. It seems to 123 00:28:11.623 --> 00:28:23.735 streamline and simplify plans for the future, to allow things not to go through so many steps that would be customary and reasonable for something to be built. I just want to share something with everybody 124 00:28:23.735 --> 00:28:34.546 recently forward Pinellas, because I sit on their Citizens Advisory board, and then Commissioner Eisner was on the regular board. There's been talk about this advantage 19 125 00:28:34.546 --> 00:28:44.556 incentive, where they're going to try to create transit oriented development in various areas between Pasco and all the 126 00:28:44.556 --> 00:28:55.700 way south to Saint Pete. And one of the areas proposed is Tarpon Avenue and US 19, and the whole incentive of transit oriented development is to kind 127 00:28:55.700 --> 00:29:08.780 of have live, live, work type accommodations for people, as well as having express transit. And we all know the way 19 is nowadays. Express transit is a dream until they maybe do the 128 00:29:08.780 --> 00:29:19.190 overpass up here 30 years from now, and then they'll be able to have a dedicated lane, or at least a timely, dedicated lane for rush hour. But it seemed 129 00:29:19.190 --> 00:29:29.000 like they were. And that's a mixed use area to begin with. And they didn't set a perimeter or any specific size to this potential Tod, but it just 130 00:29:29.000 --> 00:29:40.345 shows you that they're thinking ahead of the game because the population keeps increasing, and they want to create areas where people can live and work without needing private 131 00:29:40.345 --> 00:29:51.289 vehicles for transportation. So this is something that could eventually tie into something like that. Almost all of those sites where they were considering are kind of full. 132 00:29:51.289 --> 00:30:02.199 There's 1 or 2 vacant lots and maybe that lot next to the church that they were talking about a fast food venue or something, but otherwise it would take, you know, a lot of give and take and incentive to 133 00:30:02.199 --> 00:30:13.678 the current property owners to, to revitalize or change over. But it's just something where this would kind of dovetail very nicely. Yeah, exactly. This could be a mechanism for someone wanting to do a 134 00:30:13.678 --> 00:30:25.023 development that would achieve their goals. True. Thank you. Would anybody else have any other comments? Would this also apply some of the meetings that we've had where we've talked about what things are 135 00:30:25.023 --> 00:30:36.868 appropriate and what areas we addressed Safford and talked about having retail space on the lower level and living above that, that fall into that 136 00:30:36.868 --> 00:30:48.346 kind of category, too. It could, but that particular area along Safford does fall already within our special area plan. That's under the smart code regulations. But that is something that we're looking at to try to make amendments to, 137 00:30:48.346 --> 00:30:58.155 to enable exactly that in that area, to have the allow, you know, residential, commercial ground floor. Yes, it's the same concept. This is just something that can be applied outside that special boundary 138 00:30:58.155 --> 00:31:13.738 that we have. Okay. Anybody else? I have one more. Page 17, item 8282.00 final plan final 139 00:31:13.738 --> 00:31:24.449 development plan review. This is for article five. Okay, A you said a so the little blue spots where you've extended 140 00:31:24.449 --> 00:31:36.727 that from one year to two years seems fine. And then in red underlined final plan development shall be reviewed by the TRC and approved by the 141 00:31:36.727 --> 00:31:48.506 Board of Commissioners only because I'm curious and where the Planning and Zoning Board and the title is Plan Review. Why is the. And it's probably 142 00:31:48.506 --> 00:31:59.817 structurally. Why is the Planning and Zoning Board excluded from the final plan review of a proposed development? So that's already that's already how it is set today. So the Planning Zoning 143 00:31:59.817 --> 00:32:10.028 Board, you see the preliminary plan and then the Board of Commissioners ultimately proves that. And then for final plan, they don't have to come back to the Planning Board because it's essentially has to be consistent with the final 144 00:32:10.028 --> 00:32:21.271 development plan. So it doesn't require that process to go to the local planning agency, which is you guys, I knew that I was just asking for everybody, but if there's any sort of like major deviation when they submit that, they're going to 145 00:32:21.271 --> 00:32:31.249 have to go back through the the process to get that changed. Thank you. And I think we made that change years ago that if there was a change, because that's kind of the issue we had 146 00:32:31.249 --> 00:32:42.593 years ago that that we would vote on something. And then by the time it got to the commission, they changed the plan and did not come back to us. And I think they they 147 00:32:42.593 --> 00:32:54.072 changed the the rules. So that's if they're going if you're going to make a change in the plan, if it has to come back to the PNC, correct. Yeah. If there's something significant that would impact what you guys would have 148 00:32:54.072 --> 00:33:05.016 reviewed and made a recommendation on. Yes, it would come back before you. Okay, so adding mixed use, just just clarifying it's not just residential. Commercial could 149 00:33:05.016 --> 00:33:14.625 be industrial, could be religious. It could be a bunch of different purposes, right? So the way that I'm getting is we're just kind of eliminating some minutia here. My big question is, are there any 150 00:33:14.625 --> 00:33:26.603 checks and balances that are lost due to adding this? No, there's not just actually it's this, it'd be the same process for review of any other type of plan development. It just opens up the options instead of, you 151 00:33:26.603 --> 00:33:37.615 know, for example, the Riverbend development north of Anclote. Right now, the residential portion is under the Residential Plan Development District. The industrial is under industrial plan development. So now you 152 00:33:37.615 --> 00:33:48.126 could just have mixed use plan development and achieve the same thing, but not have all these, you know, discrepancies and changes and different zoning processes and things of that. And those will be 153 00:33:48.126 --> 00:33:59.103 conditional anyways. Correct. Are they going to be permitted? I mean, like the if somebody comes in with a proposal, you know. In front of like in front 154 00:33:59.103 --> 00:34:11.015 of us, we're allowed to put, we would be allowed to put conditions on there, not just strictly permitted uses or permitted. Right. So we included in the use table, and I can provide that to you guys 155 00:34:11.015 --> 00:34:21.925 to look at as well. But the use table has basically the M, U, p, d district. And all we did was look at what uses are allowed and conditional and the other plan development districts and listed it out. You're not 156 00:34:21.925 --> 00:34:32.737 you're not changing the permitted uses. You're okay. Correct. And then something I think that was my question. You're not changing the permitted uses. You're just right. Exactly. No, there's 157 00:34:32.737 --> 00:34:44.282 nothing different than what you could do elsewhere. Okay. Okay. Any other questions before we close up the workshop section 158 00:34:44.282 --> 00:34:55.960 of this very short board meeting? Okay. Thank you, thank you. Okay. Moving on. Any board 159 00:34:55.960 --> 00:35:06.604 and staff comments? Staff will start with staff first. No. No comments. Nothing. No comment. 160 00:35:06.604 --> 00:35:19.850 Board comments. Just welcome. Thank you very much. Appreciate it. So. Well, since we're tell us a little bit about you. So that would probably be a good way for us to. For sure. So my 161 00:35:19.850 --> 00:35:29.293 name is Scott Morris. I'm actually a long time tarpon night tarpon, fundamental tarpon, middle, tarpon high and what year I came back. What year did you graduate. 96. And 162 00:35:29.293 --> 00:35:40.371 they stuck the wonderful responsibility of planning our 30 year anniversary on me. Oh. So that'll be this year. But 163 00:35:40.371 --> 00:35:53.017 where have you been? I've been pretty much in the Tampa Bay area. I spent two and a half years out in Wyoming, became a firefighter. But but yeah, came 164 00:35:53.017 --> 00:36:05.095 back and, you know, been in land O Lakes in Tampa like that area for a while. But I actually moved back here in 2020. Okay. They say Tarpon Springs is a vacuum no matter 165 00:36:05.095 --> 00:36:15.373 where you go. Kind of sucks you back. Yeah. So. Well, hard to see why anybody else, as far as comments are concerned. Welcome, 166 00:36:15.373 --> 00:36:19.543 welcome. Thank you. All right. I'm gonna go ahead and adjourn 167 00:36:19.543 --> 00:36:36.594 the meeting at 7:00.