The Laker/Lutz News

Serving Pasco since 1981/Serving Lutz since 1964

Michael Hinman

MPO keeps elevated toll road on long-range county plan

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Pasco County’s 2040 Long-Range Transportation Plan is on its way to both federal and state authorities, highlighting the county’s plan for roads, transit and sidewalks over the next 25 years. And one transportation feature that made the cut? Elevation roads along the State Road 54/56 corridor.

A group of residents successfully fought a proposed private elevated toll road that would’ve stretched from Zephyrhills to New Port Richey earlier this year, but once they stopped that project, they vowed to remove any mention of elevated roads from the transportation plan. Yet, among the more than 30 changes made to the plan after two months of public hearings, none of them included deleting references to an elevated road.

In fact, it remains an option for the county between 2020 and 2040 along the State Road 54/56 corridor as an “alternative improvement.” That could include “premium transit improvements” like toll lanes, overpasses like those used on U.S. 19 in Pinellas County, and elevated lanes, like was proposed by International Infrastructure Partners LLC in 2013 that could’ve cost upward of $2.2 billion or more.

Pasco’s Metropolitan Planning Organization conducted a 30-day comment period through Nov. 23, as well as public workshops throughout November. It concluded with a public hearing on Dec. 11 where the new transportation plan was adopted unanimously.

Many of the changes to the plan were minor, like name changes of some roads at Bexley Ranch near the Suncoast Parkway, and Mitchell Boulevard near the Little Road area. But there also were some larger changes as well, including:

• Moving up the six-lane expansion of State Road 52 from Interstate 75 to Pasco Road from 2040 to 2019.

• Keeping the State Road 56 expansion from Meadow Pointe to U.S. 301 two lanes instead of four by 2019, but possibly expanding it to four lanes by 2030. Zephyrhills city officials are working with state lawmakers to get that timetable moved up.

• Delaying another 10 years to 2040 projects like Livingston Avenue from State Road 54 to Collier Parkway, Eiland Boulevard from Handcart to Dean Dairy roads; Curley Road from Wells Road to Clinton Avenue, and Lake Patience Road from Sunlake Boulevard to U.S. 41.

The MPO also made a number of changes to Tower Road, which runs primarily east to west in Pasco County just north of State Road 54. They include developer-funded improvements like a two-lane stretch from Bexley Ranch to Ballantrae Boulevard, and an expansion to a two-lane road from U.S. 41 to Ehren Cutoff by 2040, paid for by the county.

The Federal Highway Administration, the Federal Transit Administration and the Florida Department of Transportation will now review the plan, and work with the county to help implement it.

To read the complete plan, visit Mobility2040Pasco.com.

Zephyrhills senior home gets new name

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Just two months after picking up a new owner, West Winds Assisted Living Facility in Zephyrhills is no more.

The 75-bed for-profit facility is now called Rosecastle of Zephyrhills, according to a posting on the facility’s Facebook page.

West Winds Assisted Living Facility on Eiland Boulevard is now known as Rosecastle of Zephyrhills. (File photo)
West Winds Assisted Living Facility on Eiland Boulevard is now known as Rosecastle of Zephyrhills. (File photo)

“West Winds Assisted Living is now Rosecastle of Zephyrhills, and yes, we still are an assisted living and memory care facility for seniors who find that ‘it’s never too late to continue celebrating life,'” the facility said on its social media page.

Rosecastle, located at 37411 Eiland Blvd., was sold Oct. 1 to Sabra Health Care Holdings III, which lists its address in Irvine, California, according to Pasco County property records. West Winds Prime LLC was the seller, and managed the property through various companies since West Winds opened in 2008.

Sabra is a real estate investment trust that acquires senior citizen housing, memory care and skilled nursing facilities around the country. It purchased West Winds for $10.2 million, adding it to six skilled nursing facilities and three senior housing facilities Sabra purchased through the first half of 2014 for $141.5 million, according to filings at the time with the U.S. Securities and Exchange Commission.

Sabra is a real estate investment trust, or a REIT. They are financial securities that allow investors to buy ownership into a property or mortgage, rather than in a company like what would typically be found on the stock market. Investors in such projects usually earn a percentage of profit from rents or fees collected from tenants in those properties, and would receive a portion of any profits made with the REIT sells that project to someone else.

At the time of its sale in October, it was Pasco’s third-largest real estate transaction. Topping that list was the $36.1 million sale of the Arlington at Northwood apartment complex in Wesley Chapel, followed by the $16 million sale of more than 330 acres of land in Wiregrass Ranch to make way for a proposed 550-home subdivision. Both of those transactions took place in May.

County commission cancels baseball park agreement

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Pasco County’s business partnership with James Talton to build a massive baseball park in the Wiregrass Ranch area is over. At least for now.

The county commission voted unanimously to terminate an agreement with Talton’s Pasco Sports LLC after the company failed to provide necessary paperwork to show it had $3 million available to help with the design stage of the project that would’ve built nearly 20 baseball fields as well as dormitories to attract the youth baseball camp industry to Pasco. Talton and retired Major League Baseball player Gary Sheffield wanted to build the complex on 100 acres of land, not far from Florida Hospital Wesley Chapel, which they said could become a significant youth sports training destination.

The county will now explore the possibility of advertising the land to a new private developer, and work out a different deal that could still focus on baseball, but maybe other amenities as well. County administrator Michele Baker, however, still left the door open for Talton and Sheffield, saying it’s possible for the two to come back to the table under a new structure.

“We can all look at this not as a failure, but as an opportunity for us to find something that is going to be a perfect fit and a mix for Pasco County,” commission chair Ted Schrader said right before the vote late Tuesday. “We have a great asset that is not going anywhere.”

The Wiregrass Ranch area and the potential to do something with the land there, Schrader said, is exciting for the county, because it “is the corner of Main and Main, and we are blessed and fortunate to have such a fine opportunity to do that.”

Finding private financing for what was at one time a $70 million project has been troublesome under the current agreement with the county, Talton has said, and he was willing to move forward with the project without the county’s involvement, or its $11 million in pledged tourist tax dollars.

“In our minds, this is just another step in the process, and we have every intention of getting this project completed,” Talton said last week. “The current agreement is being terminated. I literally cannot work based on the current financing environment. We will negotiate new terms and have financing in place upon execution so we can move forward immediately.”

The biggest stumbling block was land, Talton had said in the past. The county would continue to own the land that was deeded to it by the Porter family — the developers behind Wiregrass Ranch. However, one sports consultant told county officials Tuesday that there may be a little more to it than that.

“He didn’t have the proven track record,” Dev Pathik, chief executive of Sports Facilities Advisory, told commissioners of Talton. “The potential partners, while they expressed interest, they were not ready to sign on and take any risk.”

Land, Pathik said, does not hold the collateral value with investors it used to.

“The banks have learned they don’t want to own dirt,” he said.

As Pasco appears to go back to the start in planning a potential sports complex that could attract visitors to the county, Hillsborough County has teased some thoughts about possibly partnering to build a competing facility to the south. J.D. Porter, who represents the land holdings of Wiregrass Ranch, says Pasco officials shouldn’t worry, and not rush into anything because of what others might say.

“Every single time this comes up for a vote, Hillsborough County says they are going to do something,” Porter said. “Have they? They haven’t. We have played into that as a county for a long time, and we have been a little step-brother.

“They haven’t delivered. You have your own asset that far outweighs anything they have in their portfolio, and you have to look at that as having a chip they don’t possess. You are ahead of the game, and you are taking steps right now that has much more of a reality of a business plan that is not a pipe dream.”

In fact, Porter said if he was sitting in a Hillsborough commission board room right now, “I would be a lot more fearful than you guys should be.”

The original agreement signed a year ago called for Pasco Sports to provide the county verification of $23 million in financing necessary to design and construct the park by last summer. However, that agreement was amended in July to give Talton and Sheffield a 90-day extension.

It was during that period that Pasco Sports provided a $3 million commitment letter from Hallmark Mergers & Acquisitions LLC, along with a letter from Florida EB-5 Regional Center LLC saying it was committed to raising $20 million in funds.

County officials, however, didn’t feel that was enough to meet the terms of the agreement, and the commission then gave Talton and Sheffield until Dec. 5 to at least show they had $3 million available for the project. That deadline passed, however, with a letter from Talton proposing a new plan that would eliminate the need for the $11 million county contribution — but also remove payouts to the county after it’s built — but nothing in terms of the $3 million.

That prompted Baker to recommend the entire deal be cancelled.

Talton told members of the Greater Wesley Chapel Chamber of Commerce last October that his project — consisting of 19 baseball fields, dormitories and other sports-related amenities — could create an estimated 8,000 jobs and a $318 million annual economic impact boost to the county.

Commissioners to decide next step on baseball park Tuesday

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Pasco County officials are set to do exactly what James Talton has wanted over the last few weeks: To terminate the agreement between the two for a massive recreational baseball complex in Wesley Chapel’s Wiregrass Ranch area.

County commissioners could do just that during its regular meeting in New Port Richey on Tuesday, after Talton’s Pasco Sports LLC failed to provide necessary paperwork to show he had $3 million available to help with the design stage of the project. Talton and retired Major League Baseball player Gary Sheffield wanted to build the complex on 100 acres of land not far from Florida Hospital Wesley Chapel, which they said could become a significant youth sports training destination.

Yet, finding private financing for what was at one time a $70 million project has been troublesome under the current agreement with the county, Talton has said, and the project could actually move forward without the county’s involvement, or its $11 million in tourist tax dollars.

“in our minds, this is just another step in the process, and we have every intention of getting this project completed,” Talton told The Laker/Lutz News last week. “The current agreement is being terminated. I literally cannot work based on the current financing environment. We will negotiate new terms and have financing in place upon execution so we can move forward immediately.”

How that would work is unclear. The county, at least based on what county administrator Michele Baker has said, is ready to move on with someone else. In a memo to commissioners, Baker said that by canceling the agreement, it will “bring closer to this matter” and “allow the county to pursue future options for the parcel in question.”

Baker also said she will with the county attorney to review the agreement struck with Pasco Sports to see any changes that might be required for the future, and prepare a list of recommendations for commissioners to consider at its Jan. 13 meeting.

The original agreement signed a year ago called for Pasco Sports to provide the county verification of $23 million in financing necessary to design and construct the park by last summer. However, that agreement was amended in July to give Talton and Sheffield a 90-day extension.

It was during that period that Pasco Sports provided a $3 million commitment letter from Hallmark Mergers & Acquisitions LLC, along with a letter from Florida EB-5 Regional Center LLC saying it was committed to raising $20 million in funds.

County officials, however, didn’t feel that was enough to meet the terms of the agreement, and the commission then gave Talton and Sheffield until Dec. 5 to at least show they had $3 million available for the project. That deadline passed, however, with a letter from Talton proposing a new plan that would eliminate the need for the $11 million county contribution — but also remove payouts to the county after it’s built — but nothing in terms of the $3 million.

That prompted Baker to recommend the entire deal be cancelled.

Talton told members of the Greater Wesley Chapel Chamber of Commerce last October that his project — consisting of 19 baseball fields, dormitories and other sports-related amenities — could create an estimated 8,000 jobs and a $318 million annual economic impact boost to the county.

Commissioners will have to decide what they’re going to do next at the meeting, which begins at 10 a.m. at the West Pasco Government Center, 8731 Citizens Drive in New Port Richey.

Also expected to be discussed is Commissioner Mike Moore’s proposed sexual predator ordinance, which would prohibit registered sexual predators and sexual offenders from living within 2,500 feet of schools, parks, nursing homes, assisted living facilities and bus stops. Moore unveiled the plan with Pasco County sheriff Chris Nocco last week in Wesley Chapel.

Buffalo Wild Wings planned for State Road 56

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Land is getting pretty expensive along State Road 56, which is exactly what the owner of the Buffalo Wild Wings chain found out late last month.

AMC Wesley Chapel Real Estate Inc., a company affiliated with Buffalo Wild Wings owner Diversified Restaurant Holdings Inc., purchased a little more than 2.5 acres of land along State Road 56 just east of Cypress Ridge Boulevard for $2.3 million. That’s a price just north of $903,000 an acre.

The developer has plans to put that land to good use, however. AMC is seeking final approval to build a 6,400-square-foot restaurant on the site, with an 800-foot patio, with direct access to State Road 56. The Buffalo Wild Wings got initial approval from the Pasco County Planning Commission earlier this month, and will seek to get the same from the full Pasco County Commission in January.

This would become the second Buffalo Wild Wings in Pasco County after the State Road 54 location in New Port Richey. Other locations are in Ybor City and Tampa’s Westchase area, according to the restaurant’s website.

The chain, informally known as B-Dubs, first opened in Columbus, Ohio, in 1982, and now has locations in every state in the country. This particular restaurant will be located at 26725 State Road 56 in Wesley Chapel, next to the Gate gas station on Cypress Ridge Boulevard.

The cost of the land is well above the $542,000 an acre Walmart paid to buy its site at 27621 State Road 56 in July 2009, and even higher than the $697,000 Gate Petroleum paid per acre for the land next door in August 2012. Yet, it’s still not the most expensive land buy — the owners of the PDQ restaurant location at 27757 State Road 56 paid $1.4 million for a single acre of land close to Bruce B. Downs Boulevard in January 2012.

Developers have not said when construction will begin, or when the restaurant would open.

Ariel Homes plans Lake Patience townhouse community

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Ariel Homes has waited long enough to start developing a small stitch of land off Lake Patience Road, where the developer hopes to build 51 townhomes.

The Odessa-based builder has scheduled a meeting later this month with Pasco County officials to build the units on nearly 7 acres of land not far from where Lake Patience and Drexel roads intersect, north of Glendale Villas not far from Vienna Lake.

Ariel Homes, as A-Investments Development Corp., bought the land in 2004 for $250,000. It already is zoned for multifamily.

Ariel only owns a handful of property in Pasco through A-Investments, primarily single lots in Wilderness Lake Preserve. The townhomes planned for this larger piece of land would be single-story, created by Tampa Civil Design, according to documents filed with the county.

Ariel Homes is primarily a smaller-scale developer, founded by Ariel Quintela in 1990, according to the company’s website. Quintela has lived in Tampa since 1972, and concentrates most of his work in Hillsborough County. However, the lots his company owns in Wilderness Lake Preserve are listed as high as $500,000.

Quintela’s group is set to meet with county officials Dec. 15.

Tampa Premium Outlets to open in October

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Groundbreaking ceremonies were held this morning at the site of the new Tampa Premium Outlets, now under construction on State Road 56 just off Interstate 75 near Wesley Chapel.

Behind its weathered-sign, site preparation for the planned Tampa Premium Outlets mall at the Cypress Creek Town Center has recently begun on State Road 56 near Interstate 75. (Fred Bellet/Photo)
Behind its weathered-sign, site preparation for the planned Tampa Premium Outlets mall at the Cypress Creek Town Center has recently begun on State Road 56 near Interstate 75. (Fred Bellet/Photo)

And after years of delay, Simon — the mall’s developer — says it plans to have the 441,000-square-foot mall ready for a grand opening in October.

“We are excited to be breaking ground on this long-awaited project,” said Danielle DeVita, senior vice president of development for Simon Premium Outlets, in a release. “We are looking forward to serving the Tampa Bay region, and expect Tampa Premium Outlets to make a significant economic impact with the creation of 300 to 400 construction jobs, and more than 800 full-time and part-time retail jobs opening.”

The mall will feature “a diverse mix” of more than 110 retailers, primarily designer and name brands at savings of between 25 to 65 percent, according to a release. It will offer a mix of products including apparel and shoes, fashion accessories, leather goods, home furnishings and specialty items. The mall also will feature a food pavilion with multiple dining options.

The design elements will incorporate what Simon describes as a “relaxed, contemporary Key West style,” that includes a soft color palate scheme, palm trees throughout the common area, and water features to help enhance the company’s outdoor shopping experience.

Saks Off 5th, the popular store related to Saks Fifth Avenue, will still be a tenant at the new shopping center, according to the Greater Wesley Chapel Chamber of Commerce. The retail outlet announced it would join the mall back in 2012, but it had been unclear whether it would be part of the new project once it got kickstarted late last year.

The Indianapolis-based company didn’t say how much it was spending on construction of the outlet mall in the general Wesley Chapel and Land O’ Lakes area, but said all of its current construction projects totaled about $2.2 billion.

Tampa Premium Outlets LLC purchased the more than 48 acres of land on three parcels for $14.1 million on Oct. 3, according to Pasco County property records. The company is a wholly-owned subsidiary of Simon Property Group, according to state corporate records, and Simon’s financial filings with the SEC.

The full project will be built in seven phases, according to plans filed with the county last February, which would include the main outlet mall in the first phase located in nine buildings. It will include nearly 2,400 parking spaces, far more than the 1,600 spaces required by the county for a project of this size.

Famous Tate plans new store in Lutz

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The Tampa-based appliance and mattress store Famous Tate is looking to build its 10th location in central Pasco County, within arm’s reach of Walmart along U.S. 41.

Executives of the small retail chain are scheduled to meet with county officials Dec. 16 to discuss opening a 14,000-square-foot store on Land O’ Lakes Boulevard, in an outparcel just south of Walmart, not far from where Dale Mabry Highway begins. The 1.6-acre parcel is owned by Hagman Properties Inc. of Tarpon Springs, the land’s only deed-holder, according to Pasco County property records.

This would be Pasco’s third Famous Tate store. The closest current one is at 5419 Village Market in Wesley Chapel, and a second is located in Port Richey.

The company was founded in 1954, and employs more than 200 people in six counties, according to the company’s website. Aspire Engineering Inc. of Tampa will take the lead on the project.

Meeting with county officials is typically an early step in the development process, and no timetable on when construction might begin was released.

Police body cameras coming to Pasco County

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While many law enforcement agencies around the country continue to debate whether they should have patrol officers wear body cameras or not, the Pasco County Sheriff’s Office isn’t waiting any longer.

Pasco County sheriff Chris Nocco introduces body cameras deputies in his department will wear beginning in February. (Michael Hinman/Staff photo)
Pasco County sheriff Chris Nocco introduces body cameras deputies in his department will wear beginning in February. (Michael Hinman/Staff photo)

More than 400 deputies and investigators will be equipped with body cameras beginning in February, a move Sheriff Chris Nocco says will make neighborhoods safer for deputies, and the people who live in them.

“This is not the panacea,” Nocco said during a news conference Thursday. “This is not going to be the cure-all for all the issues of our world. But it’s a tool, just like any other tool that we use in law enforcement.”

The sheriff’s office will use Taser Axon cameras, which can be mounted on glasses, hats, shirt fronts, collars, lapels and other locations. They will record both video and audio, with each unit able to hold four hours of video with a battery that lasts 12 hours.

At the end of each shift, deputies will connect their camera to a docking station, which will upload each video. And once they are in the system, they cannot be manipulated, and deputies will not be able to edit them.

The entire program is going to cost $400,000 a year — far less than what other neighboring agencies like the Hillsborough County Sheriff’s Office is considering, Nocco said. Initial funds will come from federal forfeiture dollars, but future years will require funding through the Pasco County Commission using taxpayer dollars.

While the cost will increase for the sheriff’s office, Nocco says the cost benefits everywhere else will more than pay for it — especially when it comes to the judicial system.

“If used properly, this is going to save taxpayer dollars,” Nocco said. “This is going to alleviate an already overcrowded judicial system, and this is going to respect victims and ensure that people are brought to justice.”

Nocco cited studies in the United Kingdom where such technology has been used for the last few years, including one in Scotland where more than 70 percent of cases that involved body cameras were less likely to go to trial. A study two years ago in Rialto, California, saw complaints against law enforcement officers from 24 to just three. Also, cases that involved use of force also dropped from 61 to 25.

Because Nocco won’t need county money to fund the cameras, he won’t need to seek any approval from the county commission. However, he will need commissioners’ backing next fall when he works to add the $400,000 cost to his overall budget. Based on his requested budget amount from this past budget cycle, the cameras would represent less than a half percent of his total money request.

For more on the body cameras and what it means for Pasco County, be sure to read the Dec. 17 print edition of The Laker/Lutz News.

To see the body cameras in action during the recent test run by the Pasco County Sheriff’s Office, click here.

Massive Quail Hollow land grab raises eyebrows

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A developer who had originally planned to build a 260-acre corporate park near the Suncoast Parkway before selling the land last year hasn’t quite given up on Pasco County.

Charles Bruck, the owner of Tampa’s SoHo Capital, is among the buyers of more than 1,000 acres of land just west of Quail Hollow in Wesley Chapel. Bruck’s SoHo Dayflower LLC company and some other partners completed the purchase just before Thanksgiving for $4.2 million.

Armenian Acres, a small rural gated community off Mangrove Drive, could be the most affected by any planned development of more than 1,000 acres that surround the community on the western side. (Michael Hinman/Staff Photo)
Armenian Acres, a small rural gated community off Mangrove Drive, could be the most affected by any planned development of more than 1,000 acres that surround the community on the western side. (Michael Hinman/Staff Photo)

But what does Bruck have in store for the land? He’s not talking quite yet. However, it’s not necessarily far-fetched to believe he’s planning to turn hundreds of acres of agricultural land into a brand new development.

Except that’s not what he’s doing, at least according to one prominent land broker. Bill Eshenbaugh, known in the industry as “The Dirt Dog” and owner of Eshenbaugh Land Co., wasn’t involved in this particular land sale, but has worked in the past for Bruck, as well as his partners in this particular purchase — J. Aprile Properties LLC, D. Aprile Properties LLC and R. Aprile Properties LLC.

The plan? Leave the land just the way it is. At least for now.

“The Apriles are good dairymen, and they can work that land just the way it’s been for the past few decades,” Eshenbaugh said. “They really have nothing to lose on this. It’s one of the lowest prices I’ve seen.”

The purchase was most likely part of what is known in the land industry as a 1031 exchange, Eshenbaugh said. That refers to a portion of the U.S. Internal Revenue Code where a property owner can sell land, and then reinvest those proceeds in a similar property purchase elsewhere to defer the capital gains taxes he would have to pay otherwise.

The Apriles, for example, recently sold one of Hillsborough County’s last dairy farms off Cowley Road in the Riverview area, Eshenbaugh said. The family could reinvest that money in the Pasco land to avoid paying federal taxes on the profit.

Two foreign companies have owned the land Bruck’s group purchased since the 1980s. The largest parcel of more than 600 acres, located west of Mangrove Drive, surrounds a small block of homes on Armenian Lane behind a rural gate known as Armenian Acres.

Gazas N.V. Inc., a company located in the former Netherlands Antilles, bought that land in 1981 for $1.1 million, according to county property records, or what would be $2.9 million today.

The second parcel is located north of it, along Quail Hollow Boulevard, just below Apple Blossom Lane. Lexel Establishment Ltd. of Israel purchased that land in 1980 for $520,000, or $1.5 million when adjusted for inflation.

Just two years ago, the property owners approached Pasco County officials about potentially developing the land to build up to 1,000 homes. However, building officials resisted the idea, according to notes from that meeting, citing the need to vastly improve what are primarily rural roads connecting that land to the major throughways.

Bruck could come back and work with the county on possibly developing that land again in the future, Eshenbaugh said, and would have the necessary experience to get it done. Or, Bruck and the Apriles could flip the land in a few years, and likely make a hefty profit since they likely could make far more than they paid.

Bruck wanted to build what he was calling the Suncoast Employment Village, some 260 acres of land he bought in 2011 for nearly $1.8 million along State Road 54 just east of the Suncoast Parkway. However, Bruck flipped that land just two years later to Newland Communities LLC for $6 million, which would then become a part of that developer’s much larger Bexley Ranch project.

When the land was sold, it was entitled to build 780 townhomes, 1.8 million square feet of office space, and 440,000 square feet of retail, according to published reports.

The Suncoast Employment Village was another example of Bruck buying land cheap — at less than $7,000 an acre. But in this particular case, instead of developing it as he had planned, Bruck instead was able to sell for $23,000 an acre, more than triple what he originally paid.

So far, no one has approached the county again about developing the land into a residential or commercial site, said Michele Crary of the county’s planning and development department. If Bruck and the Apriles do set up a meeting, however, they would still be hampered by the need to vastly upgrade roads like Quail Hollow Boulevard to make such a project feasible.

Bruck did not return requests for comment made through his primary company, SoHo Capital.

Published December 10, 2014

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