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Clarke Hobby

Connerton ‘downtown’ moving closer to reality

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A plan for a downtown in Connerton — that’s been decades in the making — is moving closer to coming to fruition.

The Pasco County Planning Commission, and the county’s planners, are recommending approval of a change that would set the stage to convert land currently zoned for agricultural into a master-planned development.

The proposal, by applicant Lennar Homes LLC, calls for Connerton Villages III and IV, which would be a master-planned development that would allow a maximum of 2,160 dwelling units, 150,000 square feet of retail, 150,000 square feet of office, a charter school with up to 765 students, an 80-acre district park and the allocation of 7 acres for a library/fire/emergency medical services facility within the villages.

Clarke Hobby, an attorney representing Lennar, said “when Connerton was approved originally over 20 years ago, it included a 300-acre downtown area — in this area — that included a very large community college and over 1 million square feet of regional commercial. So, basically it was going to have a mall.”

The new vision is substantially different.

It has a connectivity plan — including trail systems — that will greatly reduce the dependence on vehicles to get around the community, according to background materials in the agenda packet.

The commercial plan is different, too.

“It’s going to be a bunch of local-serving retail that will benefit the Connerton community, but will not be of regional nature,” Hobby said.

“We’re really excited. We’ve worked with staff for 2½ years to get to this point — and the community plan, and connectivity plan that we’ve created — I believe is going to be one that we’ll all be proud of for generations,” he said.

The only public comment came from Rob Park, who lives in Bahia Acres, which is on the other side of Ehren Cutoff from the proposed development area. Park sent an email to be read into the record.

“Over the years, there has been one variance after another and none of the proposed downtown areas were built,” Park wrote.

“The variation requests address that and reads like a fairytale, and sounds like a dreamland,” he added.

“Issues of congestion, light and noise are not mentioned,” Park continued.

“The proposal does not say one thing about blending in with Bahia Acres across the street, which has generations of residents. I have been there 40 years, and I am the relatively new guy on the block,” Park’s email says.

Hobby responded to Park’s email by noting: “For the planning commission’s benefit, Mr. Park has objected at several hearings about his concerns about Ehren Cutoff, which is a county collector and it is morphing into a larger-scale road.”

Hobby also noted that: “Most of the uses that Mr. Park is concerned about are about a half-mile from Ehren Cutoff and really won’t have an effect on those people on the east side of Ehren Cutoff, and moreover, the uses are really only community-serving retail-sized.”

Planning commissioners voted unanimously to recommend approval of the request, to the Pasco County Commission, which has final jurisdiction on land use and zoning issues.

Published March 31, 2021

New community planned along State Road 56

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The new Two Rivers community proposed to rise along State Road 56, between Morris Bridge Road and U.S. 301, is a step closer to reality.

The Pasco County Planning Commission has recommended the approval of changes to a highway vision map and to the text of the county’s comprehensive plan — to bring the envisioned project closer to fruition.

The Pasco County Commission has final jurisdiction over land use and zoning decisions, so the project still needs additional approvals before any work can commence.

But, plans for the area envision a 3,405-acre community that offers a mixture of housing types, work opportunities, shopping, recreation and schools.

The Two Rivers project has been in planning stages — off and on — for more than 10 years, and there have been a number of ownership changes, according to Craig Lohmiller, a group leader for Ardurra, who has been involved with the project for more than a decade.

Current plans call for creating Two Rivers as a master-planned development in Pasco County, which would tie into a community under the same ownership that is south of the Pasco-Hillsborough line, according to attorney Clarke Hobby, co-counsel on the project along with Attorney Joel Tew.

Background materials in the agenda packet detail that planning for the project site includes:

  • 246 acres of conservation area
  • 3,875 single-family homes
  • 1,400 multi-family homes
  • 1,125 age-restricted homes
  • 1.3 million square feet for a targeted industry
  • 630,000 square feet retail

The plan also includes schools for elementary, middle and high students, on property that would be next to an 80-acre county park.

The plan calls for an extensive trail system that provides connectivity within the community, Hobby said.

It emphasizes walkability and also encourages the use of alternate modes of transportation, such as golf carts, to get from place to place, Lohmiller said.

The plan also calls for numerous recreational amenities, including recreational complexes, multipurpose fields, ball diamonds, an aquatics center, playgrounds, a dog park, tennis and basketball courts, and open spaces, Lohmiller said.

“We’re really excited about that,” he said.

There’s a large boulevard loop within the community, which will create a way to get around, without disrupting major wetland features, Lohmiller said.

Plus, there will be areas along the loop that “will support neighborhood retail, restaurants, other commercial opportunities, coffee shops, things like that, to really engage the community.

“When you complete the loop, with the southern piece of the property, it’s about 6 ½ miles,” he said.

Lohmiller envisions community activities, such as farmer’s markets, runs and festivals.

Hobby told planning commissioners that the project has had starts and stops since the mid-2000s.

Now that the extension of State Road 56 has been completed, he said, the project “is really ready to take off.”

State Road 56 was extended through this project and two others, Hobby said, and the county was able to build the road as a four-lane road, instead of two lanes, through a state infrastructure bank loan, through the Florida Department of Transportation.

“The county and the applicant owner worked together with two other big projects, to make (State Road) 56 happen, all at once. It’s been a collaborative deal for a number of years, and the county needs those mobility fee surcharges to pay back the state infrastructure bank loan that the county took out,” Hobby said.

The county’s transportation staff resisted two changes to the highway vision map, proposed by the applicant.

One involved reclassifying a road and the other involved removing a road.

The applicants explained their rationale, and planning commissioners supported their request.

Another proposed change initially called for removing an extension of County Line Road from the map because there are plans to extend it to the south, on land owned by the same property owner in Hillsborough County.

But David Goldstein, Pasco’s chief assistant county attorney, suggested a different option. He said the road should be kept on the map, along with a note to indicate it would not be needed, if a parallel road was built in Hillsborough County.

“Hillsborough County has been known to threaten us, if we don’t give them something they want on a different road. If for some reason they try to hold us hostage and not allow construction of the network to the south, I don’t want us to be stuck without any east-west road,” Goldstein explained.

Tew and Hobby agreed with Goldstein’s solution.

This request will now go to the Pasco County Commission for consideration.

If the proposed changes are approved, the applicant’s next step will be to see a rezoning to a master-planned unit development, which is expected in coming months.

Published January 13, 2021

Zephyrhills joins water contamination lawsuit

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The City of Zephyrhills — also known as “The City of Pure Water” — is joining a massive federal lawsuit regarding contaminated water.

The municipality is set to become a plaintiff in a multi-district litigation case filed against various companies that manufactured firefighting foams — Aqueous film forming foam (AFFF) — containing a series of man-made chemicals found to contaminate groundwater, wastewater and water wells.

Zephyrhills will join more than 100 other cities and water treatment facilities across the country in a federal lawsuit that is going after various companies that manufactured firefighting foam containing chemicals found to contaminate water wells. (File)

The chemicals in question are perfluorooctanoic acid (PFOA) and perfluorooctane sulfonate (PFOS), compounds historically used in carpets, clothing, food packaging and a number of industrial processes. The chemicals have been linked to human health effects, such as low infant birth weights, immune system suppression, thyroid hormone disruption and cancer, according to health organizations, such as the U.S. Centers for Disease Control and Prevention.

The Zephyrhills City Council unanimously voted on May 11 to enter negotiations for representation with Cossich, Summich, Parsiola and Taylor LLC., a New Orleans-based litigation firm. Local co-counsel will include Tampa-based firms Hobby & Hobby P.A. and Young & Partners LLP. The action came during a virtual council meeting.

Zephyrhills will join more than 100 other cities and water treatment facilities across the country in the lawsuit. Other plaintiffs are as far away as California and North Dakota, and within Florida, including Pensacola and Lauderhill.

The New Orleans firm is known for its work in securing a $7.8 billion settlement for plaintiffs in the BP Deepwater Horizon oil spill case back in 2010. The firm told city leaders it will front the cost of litigation and expert work on a contingency, then would accept a settlement fee.

Officials say high levels of PFOA/PFOS have been discovered in Water Well No. 1 utilized by the city’s downtown fire station for training purposes, dating as far back as 2014.

Samples taken from the well in 2014 showed PFOA/PFOS levels of 160 parts per trillion in water, lower than the Environmental Protection Agency’s (EPA) levels of acceptability of 200 parts per trillion at the time, officials say.

However, in 2016 the EPA established new health advisory levels of PFOA/PFOS at just 70 parts per trillion. Because of that, the well was subsequently taken offline and was no longer in service when follow-up tests measured 120 parts per trillion of PFOA/PFOS, officials say.

Zephyrhills City Manager Billy Poe said that staff is working with environmental engineering group Jones Edmunds on monitoring wells and “to try to delineate contamination plume.”

Poe expects the EPA and Florida Department of Environmental Protection to make requirements for PFOA/PFOS remediation and removal, which he said “will have a very large price tag attached to it.”

Clarke Hobby of Hobby & Hobby P.A., will serve as co-counsel for the City of Zephyrhills, who will be a plaintiff in a federal lawsuit against companies and manufacturers that used a series of man-made chemicals in firefighting foam found to contaminate water wells. (File)

City attorney Matt Maggard concurred with the city manager’s assessment. He emphasized the need to partner with the multiple litigation firms to seek damages from companies that used PFOS/PFAS chemicals in AFFF production.

Maggard put it like this: “Cleanup is coming, and it’s going to be very, very expensive, and I think we should protect the city and seek compensation from these companies. It’s really negligent what they did, in my opinion, as far as knowing the dangers of these chemicals and letting them go out into the public the way they did.”

Attorney Clarke Hobby, a partner in Hobby & Hobby P.A., originally brought the matter to the city’s attention.

A Dade City native who normally deals in real estate and land use matters, Hobby said he felt a calling to be involved and assist the municipality with the developing case.

The attorney said he believes the EPA will even further lower the levels of acceptability for PFOS/PFOA in water sources because “they’re finding that this stuff is not water soluble and it just doesn’t go away and it is a serious threat to water quality.”

Said Hobby, “I just don’t want Zephyrhills to get on the hook for what a multi-, multi-billion company knew about 40 years ago and continued to put it on the market, and leave us holding the bag.”

He added: “The liability for creating this chemical contamination should lie with the manufacturers who knew about this for a long time and allowed the contamination to continue over a longer period of time.”

Upon hearing comments from Hobby, as well as representatives from Cossich, Summich, Parsiola and Taylor LLC, and city administration, the council agreed it was important to move forward in the legal process.

“We definitely have to act on this,” said Council president Ken Burgess.

Councilman Charles Proctor added, “It sounds to me like we are going to deal with this, probably sooner rather than later, so if we’re going to hire a group of attorneys, we would want to hire a (law firm) that’s familiar with this sort of litigation.”

Published May 27, 2020

New apartment project approved on State Road 54

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The Pasco County Commission has approved a project with 280 apartments and 49,500 square feet of commercial, on the north side of State Road 54, between Wesley Chapel Boulevard and Collier Parkway.

Commissioners voted 4-1 to approve the rezoning request, with Commissioner Mike Moore objecting vociferously.

Attorney Clarke Hobby said a market study shows that Pasco County is not overbuilt with apartments. (File)

Attorney Clarke Hobby represented the A.G. Spanos Companies and the Aiken Trust on the request, which involves a 25.4-acre site, about 2 miles west of the interchange of State Road 56 and Interstate 75.

Both county planners and the Pasco County Planning Commission had recommended approval of the request.

During the Planning Commission public hearing, Hobby told that board that A.G. Spanos Companies has built more than 100,000 multifamily Class A apartments across the United States during the past 50 years.

The main access to the site will be from the intersection of State Road 54 and Oak Grove Boulevard, an existing signalized intersection.

The commercial portion is planned near the front of the property, to take advantage of the traffic light.

Objections were raised to the proposed rezoning during the Planning Commission meeting by some neighbors in the Twin Lakes community, but no one objected during the County Commission’s hearing.

“We got the consent of the adjacent homeowners and we did that by working hard,” Hobby said.

The attorney said his client has been working with the neighborhood and with county staff to improve the project.

The applicants agreed to provide a long access road to improve interconnectivity in the project, they reduced the height of the apartments and they created a large setback, Hobby said.

The attorney also noted that the project fits in with the county’s vision for the South Market Area, which calls for higher density, mixed-use development clustered around existing arterial roadways.

The idea is to avoid spreading out density like peanut butter, and instead create a true urbanized area, Hobby said.

Planning expert Kelly Love, director of entitlement planning at Clearview Land Design in Tampa, also spoke on behalf of Hobby’s clients.

“The plan is for the South Market Area to evolve from a suburban bedroom community development pattern, with inefficient utilization of land, to one which incorporates verticality, density and urban form,” she said.

“The Aiken mixed-use amendment before you today, contributes to this land use evolution.

“We’re trying to put the density, the  mixed-use and the connectivity in an infill development, which has transit right at its front door,” she said.

And, while Moore has consistently voiced opposition to the proliferation of apartments being developed in the State Road 54/State Road 56 corridor, Hobby said that a market study was done and it shows that Pasco County’s multifamily is not overbuilt.

“Our overall renter percentage ownership compared to other suburban or urbanized areas is very low. We’re at roughly 22.5 percent; Manatee is at 27.8; Hillsborough is at 40.

“So, we are way below everyone else. We are in a healthy market. There’s a demand there. We’ve got a great project. We’ve got a great builder,” Hobby said.

Pasco County Commissioner Mike Moore wants to stop continued approvals of new apartments in the State Road 54/State Road 56 corridor.

But, Moore reiterated his objections.

“It’s no secret about my disdain for the amount of apartment complexes that are going up along the 54/56 corridor, especially east of Collier Parkway up to Bruce B. Downs,” Moore said.

“My concern is that what this board is doing and continuing to do, along with what previous staff members have done with the South Market Area, is you’re going to be very disappointed, 10, 15, 20 years down the road,” he said.

He then rattled off a list of 13 apartment developments within a 5-mile radius.

Moore also said the residents and business owners who live within the area “are sick and tired of apartments on (State Road) 54 and (State Road) 56. It’s a fact. I hear it all of the time.”

When people come to Pasco County and head on State Road 56, they see apartments, Moore said.

“The market might be good right now, but you’re saturating the market in that one small section. This county is big. It’s a very large county. If we keep putting them up in this area, we’re going to pay for it,” the commissioner predicted.

He asked his colleagues to take another look at the county’s comprehensive plan and policies in its South Market Area to address the issue.

“We’re rezoning and rezoning and rezoning, to allow MF (multifamily),” Moore said. “When is enough, enough?”

Other commissioners appeared open to having a workshop session to take a closer look at the issue, but when Moore mentioned the possibility of a temporary moratorium until that can be worked through, he found no support.

A temporary moratorium, Commissioner Kathryn Starkey said, would be “pretty drastic.”

“You’re seeing all of this density here because the market needs it. We have 100 people moving to Pasco a day. Where are they supposed to live?” Starkey said.

There are also people who are downsizing and people who can’t afford to buy a house, she said.

Still, she added, “I don’t mind taking a look at it to see, ‘What is that right number?’

“And, we purposely put density on the (State Road) 54 corridor to save us from sprawl, right, and to allow one day to support transit,” Starkey said..

Commissioner Mike Wells said he agrees that the board needs to take a look at the issue.

At the same time, however, Wells noted: “I think the market decides, not us.”

Commissioner Jack Mariano said, “We were trying to avoid sprawl. Do I think that we’re getting what we thought we’d get? I will say, no.“

He thinks there are “way too many apartments.

“I would much rather see us take another look at this. Condos would be a lot better. Fee-simple townhomes would be a lot better. I want people invested in their community,” Mariano said.

Commission Chairman Ron Oakley agreed that the board should hold a workshop to take a closer look.

At the same time, commissioners said they want to take a look at the county’s mobility fee incentives and discuss which categories should receive them.

No date has been set for that workshop yet.

Published October 30, 2019

Five-acre lots approved on Northeast Pasco tract

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The Pasco County Commission has approved a rezoning to allow homes to be built on 5-acre lots on a 211-acre tract at the northwest corner of Trilby Road and Dowling Lake Road.

The previous zoning required a minimum residential lot size of 10 acres.

No one spoke against the request during the commission’s Oct. 7 public hearing, where the request was approved unanimously.

The Pasco County Planning Commission and county planners had recommended approval for the request.

But, it had encountered opposition by area residents during a planning commission meeting, which sparked so much discussion, it was continued to another planning commission meeting before a vote was taken.

Neighbors expressed concerns about protecting the lake and preserving the area’s tranquil nature. They also cited the potential for safety hazards on Trilby Road, as a result of additional traffic.

However, no one appeared at the Pasco County Commission’s public hearing on the request to make those arguments.

The area’s development pattern includes lots ranging from 3 acres to 10 acres, Denise Hernandez, county zoning administrator told commissioners.

She also noted that the conditions limit lakefront development to eight lots, and prohibit a community dock, community boat launch or community beach.

Attorney Clarke Hobby represented the applicant, Massey Partners Limited. He was there to answer any questions the commissioners might have, but none were asked.

Published October 16, 2019

Central Pasco project calls for 280 Class A apartments

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The Pasco County Planning Commission has recommended approval of a project that includes 280 apartments and 49,500 square feet of commercial, on the north side of State Road 54, between Wesley Chapel Boulevard and Collier Parkway.

The site, approximately 25.4 acres, is about 2 miles west of the interchange of State Road 56 and Interstate 75.

The request received a recommendation for approval by county planners.

Attorney Clarke Hobby represents the A.G. Spanos Companies and the Aiken Trust.

“I’m very excited to be representing the Spanos Corporation,” Hobby told planning commissioners.

“My client tells me that they intend on building the nicest multifamily community that’s been built in Pasco County. It’s a very substantial company that’s built over 100,000 multifamily apartments. They’re all Class A around the United States for over 50 years.

“I feel it’s going to be a quality project, with quality people involved,” Hobby said.

The main access to the site would be from the intersection of State Road 54 and Oak Grove Boulevard, an existing signalized intersection.

The commercial portion of the request would be developed near the front of the property, to take advantage of the signalized intersection, Hobby said.

Hobby also noted that the applicant is seeking, In a separate action, an amendment to the county’s comprehensive plan, and the Pasco County Commission unanimously voted to forward that request to the state for review.

Such reviews are a standard part of the plan amendment process.

Hobby said his client wants to be a good neighbor.

“We realized there are about 10 or 12 houses that are adjacent to where the multifamily area will be back here, but we agreed to a 75-foot setback from our property boundary that effectively will create a 90- to a 100-foot setback from any home in here,” the attorney said.

“Additionally, this whole area already has mature oak trees on their side, and we’ll be planting  a large buffer on our end,” he said.

Karen Mason, who lives on Foggy Bottom Parkway told planning commissioners that she wasn’t there to speak for or against the request. However, she did note that within a 1-mile radius of the Twin Lakes community there are 1,659 apartment units of 1-, 2- and 3-bedrooms.

“That’s within a 1-mile radius. You don’t have to travel much further to find many more. We’re not privy to the number of entitlements approved for that area,” she said. At the same time, however, Mason said she believes the Spanos Companies will build a quality project.

John Pavka, who has lived in the community for 25 years, said he lives within 400 feet of where the apartments will be built. He opposes the project.

“If you approve this and this thing goes through, my neighborhood is going to take a hit,” Pavka said.

Planning Commissioner Peter Hanzel asked if there could be negative consequences if the apartment market becomes overbuilt, and the economy cools.

Hobby responded: “I do not believe we are overbuilt or over-planned on multifamily units, now.

“We commissioned a firm to do a market study and they showed the penetration rates, even with the ones coming online, they’re all leasing up.”

He also said his client wouldn’t invest in a project that’s in the ballpark of $60 million if there was uncertainty the market could sustain it.

Planning Commissioner Michael Cox supported the request, making a motion for its approval.

“I’m a big believer of the capital markets. What’s being built is what’s being demanded.

“Recessions are normal. We go through them periodically. It’s part of the business cycle,” he said.

Cox said the project is clearly in keeping with the intent of the county’s comprehensive plan.

Planning commissioners voted to recommend approval to the Pasco County Commission, which is scheduled to consider it at a public hearing on Oct. 22 at 1:30 p.m., in the board room at the West Pasco Government Center, 8731 Citizens Drive in New Port Richey.

Published September 11, 2019

Residents battle 5-acre lots in their neighborhood

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The Pasco Planning Commission is recommending approval of a rezoning that will allow homes to be built on 5-acre lots, instead of 10-acre lots, on a 211-acre site, on the northwest corner of Trilby Road and Dowling Lake Road.

The applicant for the rezoning change, Massey Partners Limited, was represented by attorney Clarke Hobby.

Planning commissioners are recommending approval despite opposition by nearby neighbors.

County planners also have recommended approval.

Art Woodworth, who lives nearby, expressed concerns about the potential for public access to Dowling Lake, from the new homes that will be built.

Plans call for eight new lots to be situated on Lake Dowling, with other lots without direct access.

“They might want to have a common beach area or a dock — well, we have a problem with that,” Woodworth said. “I don’t want to have a dock across the lake from me where 34 homeowners can get together and have parties. I object to that.”

He also expressed concerns about adding more traffic to Trilby Road, which is a narrow road.

“There are curves on Trilby Road that have very little sight distance, at best 100 feet,” Woodworth said.

He noted: “Cars commonly encroach into the other lane because the lane widths are so narrow.”

Calvin Weese, a neighbor to the north, told planning commissioners: “They never came to us — asked us for our input, listened to our concerns, (to) hear other options or suggestions we may have.

“I haven’t heard anyone in the neighboring area say that they support this change,” Weese said, adding the impacts on the neighbors were not considered.

“It you can see through the smoke and mirrors, it’s simply a way of getting more value for this property,” Weese said.

Another neighbor, Chris Baker, urged planning commissioners to deny the request — in order to help preserve the area’s wildlife and serenity.

“It’s an amazing place,” he said. That lake is unique. It’s special. There’s a lot of wildlife there. There’s a nesting pair of eagles that hunt there, half the year.

“We see many eagles there, when they come back in season. We see a great deal of hawks, cardinals, every type of raptor that Florida has to offer, are there,” he said.

He said his fear is, “you put too much activity in there, it’s going to chase away some of these animals.”

Sylvia Kelly, another neighbor, also is worried about adding more traffic to Trilby Road.

“It’s a dangerous road for all of us that are out there,” she said. “There are deep culverts.”

She urged planning commissioners to retain the requirement for a minimum lot size of 10 acres.

Hobby said the applicant is willing to record a deed restriction that would limit the number of lots on the lakefront to eight. He also agreed to language that will prohibit a community dock, boat launch or beach.

“We are not in here seeking small lots. We are in here seeking the second largest lots in the county,” Hobby said.

“This project is going to have a negligible effect on Trilby Road and the surrounding network,” he added.

Planning Commission Chairman Charles Grey said, “For me, it’s difficult to deny someone something that other people have been granted.

“I don’t think they’re asking for anything that’s not permitted in the code,” he added.

Grey said initially he was concerned about potential impacts to the lake.

“I wasn’t happy with (the possibility of) having 35 people have access to that lake,” Grey said. “I know if I lived on that lake, that would ruin it for me. I wouldn’t vote for that. I wouldn’t allow that.”

Unlike the neighbors, Grey said, “I don’t think it’s going to spoil the rural nature of that area.”

Planning Commissioner Michael Cox noted the applicant is the majority landowner on the lake.

The request now goes to the Pasco County Commission for final consideration. A public hearing on the request has been scheduled for Oct. 7 at 1:30 p.m., in the board chambers at the Historic Pasco County Courthouse, in downtown Dade City.

Published September 11, 2019

Frolicking in the Florida snow?

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Children, and adults alike, will have a new recreational option when a new winter park opens for business in Northeast Pasco.

The Pasco County Commission on Aug. 6 approved the addition of a snow park, which will be situated next to Tree Hoppers Aerial Adventure Park, on the north side of St. Joe Road, about 800 feet east of Bellamy Brothers Boulevard, in Dade City.

The conditional use, approved by the board, applies to a western parcel that makes up about 58.5 acres and an eastern parcel that makes up about 60 acres.

The western parcel, which consists of areas of dense vegetation and a mature tree canopy, will be used for the winter park. Under the conditions, it can operate up to 120 days a year

The eastern parcel, which is the Tree Hoppers site, consists of zipline and rope ridge obstacle courses, concession areas, and a gift and pro shop. It also is used for fall festivals and Halloween festivities, including Scream-A-Geddon. Those activities will be allowed for up to 56 days a year, according to the conditions.

Both attractions will operate between two days and seven days a week, and they will not be allowed to operate at the same time, the conditions say.

The Pasco County Planning Commission and the county’s planners recommended approval of the request. They also recommended approval for the sale of beer and wine for consumption at the sites, which the county commissioners also approved.

Attorney Clarke Hobby, representing the applicant, detailed plans for the winter park, which he said will have a snow hill, where people can go snow-tubing, an area where people can play in the snow, and other features.

The snow is made using new technology, and the snow will stay in place for long periods, provided the weather doesn’t exceed 80 degrees, according to Hobby.

“I will tell you, as a native Floridian, staying under 80 degrees doesn’t happen a lot and, even though we’re allowed 120 days to operate the snow hill here, something tells me that it’s probably going to be more like 45 days,” Hobby said.

“We think we can be good neighbors and not create what is going to be a traffic or noise issue for our neighbors,” Hobby added.

Access to the properties will be off St. Joe Road, Hobby said.

Thousands of trees will be planted, which will create an evergreen condition and provide a noise and visual buffer, for the neighbors, he added.

He cited a dozen letters in support of the project.

But, there were opponents, too.

Judy Geiger submitted a binder full of documents and expressed opposition to the request.

She also introduced Bob Hunter, a planning expert, who said he was there to speak at her request.

Hunter, former executive director of the Hillsborough County City-County Planning Commission and a former president of the American Planners Association, told commissioners that the request is inconsistent with the county’s comprehensive plan. He also said the use is inappropriate and should not be approved.

Stephen Gonzalez, who lives on St. Joe Road, put it like this: “It’s just in the wrong place. Why isn’t this on (U.S.) 301, up where there used to be a golf course, north of Dade City? That’d be a perfect spot for this business.”

Gonzalez also complained to commissioners about the trash left behind on his road from people attending Scream-A-Geddon.

Hobby said the location works well for his client because of the natural topography.

“We’re working with the hills; we’re not cutting them down, we’re going to augment them,” Hobby said.

Commission Chairman Ron Oakley told Hobby: “You worked very hard with that neighborhood. I appreciate everything you did.”

Commissioner Jack Mariano weighed in with words of support: “The Tree Hopper thing, I think was a great addition to the county. Scream-A-Geddon was tremendous. I think this will be a nice amenity, as well.”

Commissioner Mike Moore, who is chairman of the Pasco County Tourist Development Council, agreed: “I think this is going to bring a lot of great things.”

But, Moore also asked Hobby to ask his client to keep an eye on St. Joe Road, to address any problems with trash.

Published August 14, 2019

A winter play park in Florida?

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A new winter play park may be coming to East Pasco.

The attraction would have a snow hill where people could go snow-tubing, an area where they could play in the snow, and other features.

The winter park would be situated next to the Tree Hoppers Aerial Adventure Park, off St. Joe Road, east of Bellamy Brothers Boulevard, in Dade City.

The Pasco County Planning Commission and the county’s planning department have recommended approval of the request, with conditions.

A dozen letters in support have been incorporated into the public record, as part of the application, but the request also encountered opposition during the planning commission’s July 11 public hearing.

The applicant is seeking conditional use approval for two parcels, as well as permission to sell beer and wine for consumption on premises, said Denise Hernandez, the county’s zoning administrator/special projects manager.

The western parcel makes up about 58.5 acres and the eastern parcel makes up about 60 acres, Hernandez said.

The western parcel consists of areas of dense vegetation and a mature tree canopy. The applicants want to convert that into a winter park.

The eastern parcel is occupied by Tree Hoppers, which was approved as a conditional use in 2012. It consists of zipline and rope ridge obstacle courses, concession areas, and a gift and pro shop.

The Tree Hoppers site also is used to host an annual fall festival and Halloween festivities, including Scream-A-Geddon. Those events have been operating under annual temporary use permits.

The pair of attractions would be on the north side of St. Joe Road, about 800 feet east of Bellamy Brothers Boulevard and on the east side of Bellamy Brothers Boulevard, approximately 1,400 feet north of Bent Fork Road.

The conditional use, which would apply to both parcels, would allow the winter park to operate up to 120 days a year and the festivities on the Tree Hoppers site to operate up to 56 days a year, according to proposed conditions. Both of the attractions would operate between two and seven days a week, and both attractions would not be allowed to operate at the same time, according to the conditions.

Attorney Clarke Hobby said his client owns the Tree Hoppers site and purchased the other parcel.

“There is actually new technology where you can build a snow hill, and provided that the weather stays under 80 degrees, the snow will stay in place for an extended period of time,” Hobby said.

“While we’re asking for a term that may be up to 120 days (for the winter park), my suspicion is, based on being born and raised here — it may be only open 30 or 45 days a year,” Hobby said.

The proposed winter park would not be the first operation of its kind, the attorney said.

“They’ve got one up in Stone Mountain, Georgia, and it’s a bigger facility than we may have here, but this is what they are talking about creating. They’re very, very popular. People really, really enjoy them with their kids,” Hobby said.

The attorney said his client wants to be a good neighbor and has had a number of neighborhood meetings, which he described as being productive.

As a result, most of the neighbors living or having property closest to the site have submitted letters of support, Hobby said, adding he would be glad to continue working with any neighbors who have concerns.

William Geiger, who owns property next to the proposed winter park, told planning commissioners that he’s concerned that the proposed project could negatively impact his property values.

“I just don’t feel a 40-foot snow hill fits the agenda you all put in for Northeast Pasco,” Geiger said.

He characterized the request as a commercial operation, and said there are plenty of other commercial locations where it could go.

Stephen Gonzalez, of St. Joe Road, lives less than a mile from the proposed attraction.

“I moved out there 23 years ago. We did so because it’s quiet and it’s rural, and you can see the stars at night,” Gonzalez said.

He doesn’t mind Tree Hoppers, because the attraction is back in the woods.

But, he asked:  “How did Scream-A-Geddon come about?

“It’s like having the state fair at the end of your residential road, for about two months. That kind of traffic. That amount of cars. That amount of people, driving up and down the roads. “That amount of trash, on the side of the roads. Every Saturday and Sunday. It’s a big crowd.

“I think it’s .75 miles from my house to the corner of St. Joe and Bellamy Brothers,” Gonzalez said.

Like Geiger, Gonzalez said the proposed attraction should be in a commercial space.

“It’s just in the wrong area. It should be on (U.S.) 301. It should be on (U.S.) 19. It should be in a commercial business area,” he said.

“This is an amusement park. People are paying admission. This should be in a commercial area,” he said.

“It’s on a road that’s a completely quiet, rural residential road,” Gonzalez said. “This doesn’t fit at all to that rural, residential setting.”

Hobby said one of the reasons for locating the park in the area is because of the land’s contours. “There’s a natural roll on it. There is about a 30- to 40-foot drop over the west side.”

The attorney also noted the plan calls for substantial buffering.

Hernandez said the conditions place specific limits on the operating hours.

When the winter park is open, its operating hours would be Sunday through Thursday, 8 a.m. to 10 p.m.; Friday and Saturday, 8 a.m. to 11 p.m.

When the fall festival and Scream-A-Geddon area open, the operating hours will be Sunday through Thursday, 7 p.m. to 11 p.m., and Friday and Saturday, 7 p.m. to 1 a.m.

Planning Commissioner Jaime Girardi spoke in favor of the request.

“The applicant here seems like he’s done a lot to protect the buffer. He’s protected the access. He’s limited the access to only St. Joe Road.

“I think the applicant has done a lot to try to be a good neighbor,” Girardi said.

The request now goes to the Pasco County Commission, which has the final say on zoning and land use issues.

Published July 24, 2019

Major Central Pasco development is a step closer

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Pasco County is setting the stage for Project Arthur, a proposed Central Pasco development that is expected to become a major job generator, as well as a place where people will live, play and learn.

The proposed development would be located on land south of State Road 52, east of the Suncoast Parkway and west of the CSX rail line. It would cover 6,951 acres — and would include a 24-million-square-foot corporate park, housing and other supportive uses.

Under the approved land use, the project also could include up to 11,495 residences and other supportive uses.

The Pasco County Commission approved amendments to the county’s land use and highway vision map — necessary changes before the commissioners can consider proposed zoning on the land.

The zoning request for the Master Planned Unit Development, is expected to be brought forward in coming weeks, according to county staff and Clarke Hobby, the attorney representing the applicants.

The applicants are Angeline Corp., Bexley James P. Rev Trust & Bexley Mabel H. Rev Trust, and Bexley J P Tr & J.M. Family Partnership, and Len-Angeline LLC, according to county documents.

The board’s approval of the request had the effect of increasing the potential nonresidential development on the overall acreage by 19 million square feet.

Ernest D. Monaco, assistant planning and development administrator, presented the request at the board’s March 12 meeting.

Monaco said that the county’s planning and development staff and the county’s Planning Commission both found the request to be consistent with the county’s comprehensive plan.

The property has been used for cattle ranching and a pine plantation for decades, according to the county’s report. It has both uplands and wetlands areas. It contains oaks and pine trees, and forested and non-forested wetlands.

It has open water lakes, which are mostly remnants from prior borrow pit operations, the report says.

The project site’s proximity to the CSX railroad line provides an opportunity for commuter rail, in the event that the rail line is converted to a commuter rail line, the report notes.

Two of the county’s vision roads also go through the project: Ridge Road and Sunlake Boulevard. Also, the county collector connections to Lester Dairy and Roaches Run are shown on the corresponding rezoning request, the report adds.

Monaco also noted that the 2008 ULI (Urban Land Institute) Report specifically recommends economic development centers for the Central Market Area that are near strategic hubs.

“For that reason, the ULI Report specifically calls for the location of these uses along the Suncoast Parkway and State Road 52, at major intersections, such as the Project Arthur’s southeast corner of State Road 52 and the Suncoast Parkway,” the report says.

It also notes that ULI urges the county to promote higher density and more compact development to preserve open space, enhance ecological areas and promote a strong mix of uses within large, master-planned communities.

The proposed project calls for a corporate business park, which will provide large-scale employment opportunities, as well as supportive services, such as residential communities, parks, schools and other uses to be connected through walking and bike trails, the report adds.

No one from the public spoke for or against the request.

The details of the plan will be ironed out at the zoning stage.

Hobby, appearing on behalf of  the applicants, told board members: “We have a lot of work left to do, but this is a big first step.”

Commissioner Kathryn Starkey put the applicants on notice that she’ll want to see how the project handles trails. “There are some pretty important trails coming through that area,” she said.

County Attorney Jeffrey Steinsnyder reminded Starkey: “You have that opportunity to have that discussion at the MPUD (Master Planned Unit Development zoning) stage.

Commissioners approved the change on a 4-0 vote, with Commissioner Mike Wells absent.

Published March 20, 2019