In a 4-1 vote during their March 12, 2018 meeting, the Planning and Zoning Commission (P&Z) recommended approval of a comprehensive plan amendment for the planned development, Spring Center. The Board of County Commissioners will consider the P&Z recommendation at an upcoming regular meeting.
The P&Z board discussed the rezoning of the 450-acre tract, currently zoned Agricultural (AG) to Planned Development District (PDD) to properly meet the intended requirements of the town-center style development that is currently being called Spring Center.
Planner Cayce Dagenhart began the session by presenting future land-use maps, showing the tract, immediately west and south of Explorer K-8, extending west to River Road and south to Running Oak Court. The eastern-most border will run adjacent to Jason Road and Greynolds Avenue. The “Town Center” concept is a commercial hub, surrounded by high-density single family units and multi-family buildings. Further away from the commerce center, moderate-density single family homes are planned. The planned number of new residences total around 3000.
The future land use map currently shows the area zoned as Residential.
Addressing areas of most concern among residents, as well as the board, Ron Pianta of the Planning Department emphasized that the current focus is an amendment to the Future Land Use maps and Comprehensive Plan, and said, “There is a long way to go to get to the stage of development.” Several analyses will be conducted throughout each stage of the process.
Don Lacey of of Coastal Engineering Associates addressed the board representing the developer, TTG Properties of Brooksville. Lacey said Spring Hill never really had a center. In the early development of Spring Hill, the 450-acre tract was not available for purchase by the Deltona Corporation, as the private owner of the land did not wish to sell.
Lacey explained that if the land were to be zoned Residential, the end result could be piecemeal development, resulting in a mixture of lot sizes. Spring Center would be a master-plan development and “is expected to be pedestrian-friendly, and less (vehicle)-friendly.” Because of the master-plan status, greenspace buffers can be put in place where desired.
Regarding increases in traffic, Lacy explained, “Houses generate traffic, whereas office, commercial, services attract it. So by having attraction (of traffic) within the center … it will actually absorb community traffic, as well as traffic from surrounding communities.”
Big-Box retailers such as Walmart or Best Buy will not be compatible with the design of the town center. The “architecturally coordinated” commerce section is expected to host businesses on the same scale such as Whole Foods, theatres, and other community buildings. An emergency evacuation center is also planned for the area, although it wasn’t specified if such a building would have other uses.
Lacey said that the developer has met with the School Board, and other authorities regarding infrastructure, and so far, eighteen policies are in place in this early planning phase. Traffic analysis will be conducted at several stages. “A number of millions of dollars will be generated in transportation impact fees, in addition to lots of other economic aspects,” Lacey reported. The revenue generated could be applied to road projects to remedy any difficulties that arise on Mariner, Northcliffe and other nearby roads.
Spring Center is defined as an “infill project,” since it’s surrounded by developed areas.
Roughly twenty area residents attended the Monday meeting, most of whom addressed the board, none in favor of the project. Anthony Basile lives on a bordering property, and conducted an unofficial survey of his neighbors and other affected residents. Basile surmised various conversations and said that he and others have moved to Spring Hill to get away from high density areas to enjoy nature. “The area of Spring Hill has a population density of 898 people per square mile. Stuffing 3000 people onto 450 acres … seems pretty ridiculous.”
High density, increased traffic, affected wildlife, water demands and land disruption were the chief topics of concern brought by residents, some of whom do not reside close to the planned development area. One resident reported that he was approached about selling his home.
According to Lacey, no one from TTG Properties or Coastal Engineering have approached residents about the sale of their properties. Regarding the natural state of the property, Lacey cautioned that it is not a conservation area, and it is not protected from construction since it is zoned residential, and could be developed entirely with single-family homes, effectively not changing the view of the land with respect to neighboring homes. “Construction is going to happen whether or not (Spring Center) is done or under the existing (comprehensive) plan.”
Those concerns were also shared among the commission, with traffic and population density at the top. P&Z Chair Lynn Gruber-White reminded all in attendance that modifications can be made and restrictions put in place when the actual rezoning process takes place.
P&Z Board member Alia Qureshi was the dissenting vote. She said, “I think it’s a beautiful design, but it is the wrong location.”