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Cypress Creek

Cypress Creek plaza still expanding

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The pace of development at Cypress Creek Town Center is picking up, with new shops and restaurants under construction at two sites within the town center.

Most of the action is taking place along Sierra Center Boulevard, a main artery that cuts through the town center, which is located at State Road 56 and Grand Cypress Drive. Two new shopping strips, each fronting Sierra Center Boulevard, will significantly boost the retail development.

Signs staked amid construction activity herald the coming of HomeGoods, Five Below and Burlington. County records also show additional shops will open, including Hobby Lobby, Sleep Number, Pacific Dental, Verizon Wireless, Dollar Tree and America’s Best Contacts & Eyeglasses.

Restaurants include Blaze Pizza, Chipotle Mexican Grill, and Walk-on’s Bistreaux & Bar. Earth Fare, a specialty grocery store, is coming, too.

The town center is part of a mixed-use project of retail, offices, hotel and residential under development by Sierra Properties Inc.

The new retail at Cypress Creek will add to established shops and restaurants that line the south side of Sierra Center, including Men’s Wearhouse, Great Clips, T-Mobile, Noire Nail Bar, Ford’s Garage, Bahama Breeze Grill and Chuy’s Tex-Mex.

Even here, new retail is coming, including Sweetea Café. The restaurant’s menu will have freshly brewed bubble tea, and homemade Vietnamese food and snacks.

The new 130-room Hyatt Place Hotel & Sierra Conference Center opened recently at the far eastern end of the boulevard.

On the south side of State Road 56, Sierra Properties also will gain an Aldi grocery store, at 2215 Sun Vista Drive, on a parcel fronting the Tampa Premium Outlets.

The bounty of new shops, restaurants and offices at Cypress Creek represents a fraction of the development rush that is remaking Pasco County.

It is all part of the warp and weave of bringing a mix of retail, office, hotel, industrial and retail to a county with a long-held reputation as a bedroom community.

Development is bringing rooftops, retail, offices, manufacturing and jobs to the county.

“That’s refreshing,” said Bill Cronin, president/CEO of Pasco Economic Development Council Inc.

More development brings new residents, more jobs and added amenities, and it all adds up to a county where people “live, work and play,” Cronin said. “They don’t have to get on the road every day. They don’t have to make the commute.”

More development is on the way in the area surrounding Cypress Creek Town Center, too.

One recent arrival is At Home Décor Superstore on an outparcel at Tampa Premium Outlets.

To the immediate west of Cypress Creek, Brightwork Crossing is well under construction of up to 350 apartments. A WaWa gas station and El Dorado Furniture store also are planned.

The Shoppes at Cypress Creek is being proposed for development at the northwest corner of State Road 54 and Old Cypress Creek Road. Site plans filed with the county last summer show two 9,000-square-foot buildings separated by a breezeway. A “quick service” restaurant also is proposed for an outparcel at the site.

The following stores are scheduled to  open in 2019 at Cypress Creek Town Center:

Hobby Lobby
Plans are for a February 2019 opening, according to an email from Hobby Lobby representatives.

Hobby Lobby is primarily an arts and crafts store, but it offers a broad array of merchandise and hobby materials, including picture-framing, jewelry-making, floral and wedding supplies, cards and party favors, and home accessories.

The Oklahoma-based national chain began with a $600 investment in a home-based venture by owners David and Barbara Green. They opened a 300-square-foot store in Oklahoma City in 1972, according to the company’s website. Today, Hobby Lobby has more than 800 stores in 47 states.

Burlington
Burlington traces its roots to 1924 and a wholesale operation selling women’s coats and junior suits.

Its first outlet store opened in 1972 in Burlington, New Jersey, according to the company website.

Today, Burlington sells clothes, shoes and other accessories at discounted prices to women, men and children.

HomeGoods
The Massachusetts-based discount home furnishing store is part of the family of TJX Companies Inc., which includes TJ Maxx.

Five Below
Five Below sells everything from cellphone cases and chargers to yoga pants, footballs, candy and seasonal items for Halloween, Easter and Christmas.

Sleep Number
The Minnesota-based national chain sells mattresses, beds and bedding.

Pacific Dental Services
The California-based chain provides a full-range of dental services. It has more than 630 offices in 20 states.

Verizon Wireless
Verizon Wireless sells phones and accessories, as well as tablets and “fitbit” products.

America’s Best Contacts & Eyeglasses
America’s Best offers discounted services, including eye examinations, glasses and contacts.

Dollar Tree
The discount store traces its roots back more than 60 years to the Ben Franklin Variety store, and a concept of selling products for $1. It offers a wide array of products, including drinks, toys, candy, school supplies, home décor, gifts and cards.

Chipotle Mexican Grill
The Denver-based fast-casual restaurant is known for its burritos and tacos, and a philosophy of preparing meals-to-order with fresh ingredients. The company has more than 2,000 restaurants nationwide.

Walk-on Bistreaux & Bar
Walk-on Bistreaux & Bar is a New Orleans-based sports bar that is co-owned by New Orleans Saints’ quarterback Drew Brees. It was founded by business partners who were walk-ons to the Louisiana State University’s basketball team. They opened their first restaurant near LSU’s Tiger Stadium.

Blaze Pizza
Blaze Pizza is a California-based fast-casual restaurant that serves made-to-order, fresh-from-scratch pizzas.

Earth Fare
The North Carolina-based specialty grocery store stocks its stores with organic, natural and local foods.

By Kathy Steele

Published January 2, 2019

Ft. King ranch land too costly for conservation program

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A volunteer advisory committee had recommended that 17 parcels of the former Ft. King Ranch be added to a list of conservation lands worthy of purchase by Pasco County.

But, the Pasco County Commission balked at the potentially pricey cost of buying nearly 3,600 acres, and voted against the committee’s wishes.

The property, owned by the limited liability partnership of Secret Promise, is situated off State Road 52, near the Ehren Cutoff. It stretches from the northern boundary of Cypress Creek to the Crossbar Wellfield, near Bellamy Brothers Boulevard.

Florida Estates Winery is located on land offered to Pasco County for its conservation lands’ program. (Kathy Steele)

“That’s a very, very large purchase,” said Pasco County Commissioner Mike Moore. “It could crush future projects. It’s almost to the point if we add this, we can’t add anything else.”

Currently, the county’s ELAMP, or Environmental Lands Acquisition and Management Program, has nine properties under review for purchase. The program’s budget has a balance of about $27 million from the Penny for Pasco program.

The total value of land and buildings for the 17 parcels adds up to about $14.3 million, according to the Pasco County Property Appraiser’s valuations.

The county has more pressing needs than buying land of which only 20 percent is environmentally sensitive, said Pasco County Commissioner Ron Oakley.

“I would rather see that money go to properties in other parts of our county that actually helps flooded areas, and helps a lot of citizens,” he said.

The late Dr. Crayton Pruitt, a noted heart surgeon from St. Petersburg bought the property in 1997 for about $3.1 million.

Peter Wallace, registered agent for Secret Promise, made an offer to sell the land to the county.

The 11-member advisory committee took up the matter last summer and requested an evaluation of the property.

Committee members in November voted to recommend its placement on the ELAMP list, and for a negotiated deal to buy part or all of the property.

The county would be able to buy the land outright or buy only the development rights.

The site meets the definition of agricultural reserve land, and includes pastures, wetlands, pine flatwoods, freshwater marshes, and wildlife habitats.

On a graded scale, it earned 52 out of 80 points, according to the evaluation report.

Moore pressed for an opinion from Keith Wiley, the county’s interim director for parks, recreation and natural resources department.

“I always maintain my neutrality,” Wiley said. But, he added, “At the least, it’s one of our lower priorities.”

Years ago, the land was re-zoned for future development of single-family homes and retail, with about 2,000 acres left as open space.

Currently, there are three small houses on site, as well as a working cattle barn and two workshops.

Florida Estates Winery also is located on site.

Pasco County Commissioner Kathryn Starkey wondered if the winery owners would want to remain. She also had concerns about the county’s future plans to build a road through the property.

“I want to be real cognizant of the road system,” she said.

If the property were put on the county’s waiting list, Starkey said that didn’t mean the county had to purchase it.

“The devil is in the details of the deal,” she said.

After the vote to keep Secret Promise off the list, Oakley left the door open for reconsideration.

He asked Wiley to come back with new information, if it puts the land higher on the ranking scale.

Published January 31, 2018

Redevelopment project teed up for a vote

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Residents of Quail Hollow subdivision packed the boardroom at the Historic Pasco County Courthouse seeking to persuade county commissioners not to allow a developer to swap a golf course for houses.

“It betrays the existing residents who have expectations of a golf course remaining. It (houses) would change the character and sense of place of our neighborhood,” said Edward Glime, who lives in Quail Hollow. He and others spoke during public comment at a hearing on April 12 in Dade City.

Land use attorney Barbara Wilhite spoke in support of a proposed project to redevelop the Quail Hollow golf course. She said the private golf course dates back to the 1960s — before nearby residential development.
(Fred Bellet)

The Quail Hollow Neighborhood Citizens Group Inc., presented county commissioners with a petition signed by about 380 people who oppose the closure and residential development of the golf course.

But, the contentious public hearing didn’t end in a final vote as normally happens — that is scheduled for May 9 at 1:30 p.m., in Dade City.

The voting delay will give Pasco County’s planners and legal staff time to review a prior decision to recommend approval of the project to the county commission. Staff members will make a presentation to the commission prior to the vote.

No additional public testimony will be taken.

Kris Hughes, the county’s director of planning and development, described the delay as “prudent,” though he said nothing he heard during the hearing was likely to change the staff’s recommendation.

David Goldstein, the county’s deputy attorney, said the additional review is needed to “cross every T, and dot every i, to make sure it’s bulletproof.”

Property owner Andre Carollo, of Pasco Office Park LLC, wants to build a maximum of 400 single-family houses, 30,000 square feet of office/retail and 10,000 square feet of day care.

In support of the project, land use attorney Barbara Wilhite recounted the history of the golf course, which dates to the late 1960s.

“It’s always been a privately owned golf course open to the public,” she said. “The golf course came first.”

It was nearly a decade later that houses were built around the golf course, which was closed for several years before reopening in 2011. Despite expensive improvements, Wilhite said the golf course is not profitable.

She also noted that the proposed development is less dense than the 800 dwelling units the county’s current comprehensive land use plan would allow.

“It’s always been zoned for residential units,” Wilhite said.

The attorney also pointed out that her client is taking the unusual legal step of making the proposed site plan “binding.”

“I’ve never seen anyone do what we’re doing here,” Wilhite said.

But, residents told county commissioners they worry about flooding, water contamination of Cypress Creek, lower property values and increased traffic on narrow roads with limited access to the site.

Wilhite and a team of consultants rebutted those arguments with information on a planned stormwater drainage system and data on property sales in the area.

Homeowners were skeptical.

The golf course property is “better suited for open space than high-density housing,” said homeowner Jeanne Luczynski. “Who benefits? That’s the big picture question. Why is the applicant more important than everyone here? Where is our protection?” she said.

Published April 26, 2017

Wildlife corridors map a pathway through Pasco

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A network of conservation corridors to provide safer pathways for wildlife in Pasco County finally is more than just lines on a map.

Still, it took a few tweaks at a June 21 public hearing before Pasco County commissioners could approve an ordinance stuck in planning limbo for years.

In the end, the corridors made some happy, others less so.

“This ordinance is scientific, viably provable and defensible,” said Mac Davis of the Gulf Coast Conservancy. He addressed the commissioners during public comment at the hearing.

B.C. Manion/Staff Photo Keith Wiley is Pasco County’s natural resources manager. He guided efforts to craft an ordinance to create wildlife corridors. (B.C. Manion/Staff Photo)
B.C. Manion/Staff Photo
Keith Wiley is Pasco County’s natural resources manager. He guided efforts to craft an ordinance to create wildlife corridors.
(B.C. Manion/Staff Photo)

“It is imminently fair to everyone,” he said. “It is so long overdue. If it needs some tweaking later, we can address that…but, let’s get this show on the road.”

Attorney David Smolker generally praised the hard work of county staff in rewriting portions of the ordinance to meet objections of landowners. But, he said concerns remained about property rights and the cost to landowners.

“You’re going to run into problems on a case-by-case basis,” Smolker told commissioners.

About 2,500 acres of approximately 7,000 acres needed for the corridors runs through private land.

In Central Pasco, corridors will link current and proposed development projects at Starkey Ranch, Crossbar, Connerton and Cypress Creek.

A letter submitted by the Bexley family declared the ordinance an unconstitutional burden on property rights for those with corridors crossing their land. The Bexleys own a large spread at the southeast corner of Suncoast Parkway and State Road 52, which will become part of a master-planned community.

Pasco County Commissioner Mike Moore said landowners who contacted him worried about public access onto and across properties. Owners with small parcels are especially worried about loss of privacy, he said.

“People would prefer not to have people walking through their backyards, whether they are observing birds or taking a walk, or whatever it is,” Moore said.

Pasco County commissioners approved the creation of seven wildlife corridors meant to give animals such as bears, turtles, otters, ospreys, frogs and fox squirrels safe pathways within the county. (Courtesy of Pasco County)
Pasco County commissioners approved the creation of seven wildlife corridors meant to give animals such as bears, turtles, otters, ospreys, frogs and fox squirrels safe pathways within the county.
(Courtesy of Pasco County)

Staff added a graph outlining a process for the property owner to participate in decisions about access and what passive types of recreation could be allowed.

“Not every piece would be appropriate for any passive amenity,” said Keith Wiley, the county’s natural resources manager. “Every situation would be different. But, (the ordinance) would at least give citizens that are concerned an opportunity to provide input to the process.”

There are seven corridors countywide mapped out as natural pathways for diverse wildlife including spotted turtles, gopher frogs, ospreys, fox squirrels, bears and river otters. County officials also say the corridors help preserve water resources and wetlands.

Nearly 16 years ago, a court settlement mandated that Pasco create the corridors, also known as “critical linkages.” Previous commissions tried and failed in that mission.

Janice Howie of the Nature Coast Florida Native Plant Society told commissioners time was running out as new development gobbles up open land. As an example, she said 20 or so bears in the northwestern corner of the county are hemmed in by houses and U.S. 19, unable to migrate to more natural habitats.

“We will probably not be in a position to form corridors if we wait another 16 years, because there won’t be enough land,” she said.

County staff initiated new discussions on the corridors in April 2015. Meetings were held throughout the county to gather input, and portions of the ordinance rewritten.

Among adjustments were a process to negotiate the corridor’s width; a chance to reroute the corridor without filing an expensive rezoning application; and splitting maintenance costs for corridors and easements between the county and landowner.

The ordinance would apply only if a landowner sought to rezone property for land uses of greater density or intensity, and had some portion of the corridor within the property’s boundaries. There are exemptions for existing development approvals.

The county can buy corridor property outright or acquire use of the land, but not ownership. Landowners would be compensated. When disagreements arise over issues such as sales price, location or boundaries of the corridors, landowners can appeal to the commissioners.

“We made the process very fair, very clear,” said Matt Armstrong, the county’s executive planner for the Long Range Planning Group. “Every little nut and bolt must function properly.”

Published June 29, 2016

Reclaimed water gets go-ahead

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Pasco County commissioners have approved a $13 million reclaimed water project, with a 25-year lease agreement.

Construction costs for the project will be shared with the Southwest Florida Water Management District, which is providing about $7 million, including an estimated $5 million for construction.

The goals for the project are to provide the county with up to 5 million gallons of reclaimed water a day, restore natural habitats harmed by well field pumping, and to recharge the Floridan aquifer.

Pasco’s residences and golf courses are among targeted beneficiaries of the reclaimed water project.

The new facility will be built on about 237 acres of the 4G Ranch, a working cattle farm of about 2,905 acres, off State Road 52 in Land O’ Lakes.

The total lease costs are estimated at about $2.3 million for 25 years, but the lease can be extended for three 10-year periods.

Lease payments of about $40,000 will be paid in 2016, according to the agreement between Pasco and landowner, William Ted Phillips Sr.

Phillips is also chairman of Phillips & Jordan, the company hired for the project’s construction phase.

Four commissioners voted to support the project and lease agreement, but Pasco County Commissioner Jack Mariano dissented. He argued that more should be done to review alternate sites for the project, including at least one property in the Hudson area.

Mariano also said leasing land, as opposed to owning it, might not be the best financial choice long-term.

“We need to look at all the options,” he said.

Construction on a series of manmade wetlands is expected to begin in 2016, with initial testing and start date for the system in 2018.

Reclaimed water for the wetlands will be delivered and treated via a network of pipes, a pumping station and an existing reclaimed water main near the 4G Ranch.

The location of the property, between the Cross Bar well fields and the Cypress Creek well fields, is critical, said Michael Carballa, the county’s utilities engineer director.

“For decades, pumping (of water) has caused degradation to surface waters of natural habitat in these lands and areas,” Carballa said.

In some areas, such as Big Fish Lake near Masaryktown, Tampa Bay Water is paying to drill wells to draw water out of the aquifer to augment surface waters, he said. “Projects like this take a product that we essentially don’t use as much as we should and put it to a better use.”

Some concerns were voiced, however.

Owners of the Barthle Brothers Ranch, adjacent to the reclaimed water project, are worried about how reclaimed water operations could affect their land.

Larry Barthle, a third-generation rancher, said the family supports the project and favors reclaimed water, but has some concerns.

The language in the agreement is too vague in describing protections against negative impacts to surrounding lands, including flooding, Barthle said.

“What does adverse water mean?” Barthle said.

Mike Hancock, from Swiftmud’s Water Resources division, told commissioners that additional monitoring wells could be installed on Barthle’s property or “wherever it’s needed.”

With the county’s increasing growth, Pasco County Commissioner Ted Schrader said, “This is a model project. I think it’s a win-win for everybody.”

As the county grows, the project might be expanded.

“If the project were successful, we’d like nothing better than to replicate it,” said Carballa.

Published June 1, 2016

Pasco County on a path to create wildlife corridors

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A network of wildlife corridors is closer to reality as landowners concede most of their objections have been resolved.

The ordinance comes nearly 16 years after a lawsuit settlement mandated that Pasco County create the corridors, also known as “critical linkages.”

The linkages function as protected pathways for wildlife as diverse as bears, panthers, salamanders and frogs.

At the first public hearing on May 10, Pasco County commissioners had a presentation from county staff members and took public comment. No vote was held.

Pasco County Commissioner Mike Moore questioned whether a county ordinance to create wildlife corridors did enough to protect property owners’ rights. (Photos courtesy of Richard K. Riley)
Pasco County Commissioner Mike Moore questioned whether a county ordinance to create wildlife corridors did enough to protect property owners’ rights.
(Photos courtesy of Richard K. Riley)

Commissioners are scheduled to have their second public hearing and vote on the issue at their June 21 meeting at 10 a.m., in their chambers in New Port Richey.

“It’s been a long road to get here,” said Matt Armstrong, Pasco’s executive planner for the Long Range Planning Group.

The May 10 hearing was postponed from last year when commissioners asked for meetings and discussion on the issue.

The lawsuit was filed in the late 1990s and settled in 2000. Previous county commissions considered, but never approved, an ordinance.

Under the proposed ordinance, landowners could “willingly” sell their land to the county. Otherwise, the ordinance’s regulations would apply only if a landowner sought to rezone property for land uses of greater density or intensity, and had a corridor within the property’s boundaries.

Matt Armstrong, left, Pasco’s executive director for the Long Range Planning Group, and Chief Assistant County Attorney David Goldstein answered questions at a public hearing on creating wildlife corridors.
Matt Armstrong, left, Pasco’s executive director for the Long Range Planning Group, and Chief Assistant County Attorney David Goldstein answered questions at a public hearing on creating wildlife corridors.

Tweaks to the ordinance include a process to negotiate a corridor’s width; potentially rerouting the corridor without filing an expensive rezoning application; allowing a third party appraisal in land sale negotiations and an appeal to the commissioners; and splitting maintenance costs related to the corridors and their easements between the county and landowner.

“I’ve kind of run out of arguments against this ordinance, believe it or not,” said attorney David Smolker. He represents a client who owns about 140 acres that fall within one of seven wildlife corridors.

Mac Davis of the Gulf Coast Conservancy said county staff had listened to landowners and made reasonable changes. Now he said, the ordinance should be “rounding third base and heading for home.”

Determining the width of corridors, however, still gives Smolker and others some pause.

Keith Wiley, the county’s natural resources manager, said, “The staff will have the mechanisms to have the discussion with owners. Every piece along the corridor is different.”

But he added, the science behind how to create viable corridors is sound. “It’s being replicated across the world,” he said.

Minimum width is 500 feet; maximum width is 2,500 feet.

Mac Davis, of the Gulf Coast Conservancy, spoke at a public hearing in support of the county’s plan to create wildlife corridors.
Mac Davis, of the Gulf Coast Conservancy, spoke at a public hearing in support of the county’s plan to create wildlife corridors.

About 7,000 acres is needed to create seven wildlife corridors, but the county already owns some land. Some areas are wetlands that can’t be developed. About 2,500 acres is owned privately and would be regulated through the ordinance, county officials said.

In Central Pasco, corridors would link current and proposed development projects at Starkey Ranch, Crossbar, Connerton and Cypress Creek.

With the spurt of development in Pasco, Janet Howie, of the Nature Coast Florida Native Plant Society, said, “Ecological corridors are even more important to help prevent a total environmental wasteland from happening.”

Some still have concerns, however.

Land use attorney Ethel Hammer told commissioners during public comment that the ordinance would substantially affect property owned by the Bexley family. She plans to meet with county staff to detail their objections.

Landowner Jim McBride said the corridors should be more narrow. He also said there would be problems arising from people seeking access to the corridors.

“Ultimately, I believe the corridors are going to have to be fenced,” he said. “You need to protect wildlife from people.”

Pasco County Commissioner Mike Moore shared that concern.

“Wildlife corridors are not people corridors,” he said. “We could have people roaming back and forth.”

It’s difficult to write an ordinance that covers every scenario, but Chief Assistant County Attorney David Goldstein said, “There is nothing in the ordinance requiring us to leave it open to the public. It’s best to deal with those on a case by case basis.”

Published May 18, 2016

Pasco County moves toward wildlife corridors

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A proposed ordinance to create wildlife corridors in Pasco County is expected to be considered soon by the Pasco County Commission.

With some tweaking, county planners hope to bring a revised ordinance to commissioners in the next weeks.

Commissioners reviewed the ordinance proposal at a workshop on Feb. 16 in Dade City. Six months earlier, they postponed public hearings on the ordinance to gather additional input.

This fox squirrel is one of the kinds of animals that would have more options for getting around if Pasco County creates proposed wildlife corridors. (File Photo)
This fox squirrel is one of the kinds of animals that would have more options for getting around if Pasco County creates proposed wildlife corridors.
(File Photo)

The central issue is balancing conservation and property rights, and determining compensation for land acquired by the county from private owners.

The county needs to acquire about 2,500 acres of the roughly 7,000 total acreage needed to establish seven wildlife corridors, primarily in central and east Pasco County. Corridors would link proposed and built development projects, including those at Starkey Ranch, Crossbar, Connerton and Cypress Creek.

Portions of the corridor are wetlands that are not suitable for development, and the county previously has acquired some land through the Environmental Land Acquisition Management Program.

The options are to obtain the remaining corridor property through eminent domain or through an ordinance that focuses on buying land from willing sellers.

“This should not be implemented on the backs of landowners,” said Pasco County Commissioner Kathryn Starkey. “Landowners should want to participate in this, because they are more than fairly being compensated.”

As drafted, the ordinance would apply only if a landowner sought to rezone property for land uses of greater density or intensity, and had some portion of the corridor within the property’s boundaries.

There are exemptions including existing development approvals.

The county and landowner would provide property appraisals and reach agreement on a sales price through negotiations. Landowners also could appeal if they disagreed with the price.

Five workshops were held over the past year to gather public input from residents, developers and landowners.

The issue, however, has lingered for more than 20 years since a court settlement mandated that the county create the wildlife corridors.

“This challenge is before my time. We’ve got to get off the dime and get this done,” said Pasco County Commissioner Ted Schrader. “I think there is real value in establishing the corridor. This thing has gone on way too long.”

The corridors are intended to preserve wildlife habitat by allowing movement between preserved lands for such species as the spotted turtle, gopher frog, osprey, American oystercatcher, fox squirrel and river otter. They also aid in preservation of water resources, wetlands and recreational opportunities.

The corridors will be a long-term asset, according to Apopka resident Richard Stauffer, who attended the workshop.

“I think it will mean a whole lot,” Stauffer said. “We might not appreciate it today, but someday in the future our grandchildren will appreciate the wildlife and what we have.”

The ordinance would provide two compensation methods. In one, known as fee simple, the county would buy the property outright. At an average value of $10,000 per acre, taxpayers would spend about $26 million.

In the other method, known as less than fee simple, the county would acquire use of the land, but would not own it.

Under this method, based on an average of about $7,800 per acre, taxpayers would spend between $19 million and $20 million.

However, those property valuations seemed too low to commissioners as fair compensation and likely will be revised upward when the ordinance is brought back to them.

If lieu of an ordinance, the most expensive route would be eminent domain, based on county estimates that the costs could be as much as $78 million.

However, when the ordinance is rewritten, Pasco County Commissioner Mike Moore wants it to be in “plain English” that makes it clear what landowners can expect.

Some families, he said, have passed land down for generations.

“They depend on it as income producing property. It has to be spelled out.”

Published February 24, 2016

Wildlife corridors on hold, again

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A plan to establish and protect wildlife corridors met another delay in its 15-year journey from a lawsuit settlement to approval from the Pasco County Commission.

During a workshop on Sept. 15, Pasco County commissioners opted to forego upcoming public hearings in October and November. The hearings were for a proposed ordinance to establish criteria and regulations for seven proposed wildlife corridors that, in part, would pass through private lands.

Instead, the matter will go back to the county’s Local Planning Agency for more discussion. The agency’s members previously tabled the matter without making a recommendation to the Pasco County commission on the ordinance. No new date for the agenda item was scheduled.

Also, county officials plan to schedule a fifth public workshop to get more input on the ordinance. Another workshop for commissioners also will be scheduled to provide additional information including maintenance costs for the corridors and ballpark figures on the cost of choosing to establish the corridors through eminent domain rather than the ordinance.

The maze of hearings and workshops is only the latest for a hot-potato issue that has been tossed around by several Pasco County commissions since a lawsuit settlement in 2000.

“We are eager to come to a resolution on this,” said Matt Armstrong, Pasco’s executive planner for the Long Range Planning Group. “We don’t want it to be hanging around there another 15 years.”

The sticking point is how to strike a balance between conservation and property rights, including compensation for land acquired by the county for the corridors.

The proposed ordinance would be applied only if a landowner sought to rezone property for land uses of greater density or intensity, and had a corridor within the property’s boundaries.

In such cases, the county and landowner would provide property appraisals and reach agreement on a sales price through negotiation. Landowners also would have appeal rights before the Development Review Committee.

The county estimates a need for about 7,000 acres to create the wildlife corridors. Subtracting land the county already owns and some undevelopable wetlands, county officials say only about 2,500 acres would be regulated through the ordinance.

The corridors in central Pasco would link current and proposed development projects at Starkey Ranch, Crossbar, Connerton and Cypress Creek.

However, Pasco County Commissioner Mike Moore said “everyday average citizens” have concerns about what could happen to their property.
“Their concern is that I’m not going to be allowed to do what I need to survive, to pay my bills,” he said. “They can’t grow oranges. They can’t grow citrus. I’m just not ready to go full force on this.”

The mandate to create the wildlife corridors – also known as critical linkages – comes from a lawsuit filed in the late 1990s that challenged the county’s land use plan. The suit centered on the then-proposed development of the Oakstead subdivision, off State Road 54.

Oakstead went forward, but the settlement agreement required the county to adopt conservation measures including the wildlife corridors. A task force recommended creation of the county’s Environmental Lands Acquisition and Management Program, also known as ELAMP.

But ELAMP, which is a voluntary system of acquiring land, isn’t sufficient on its own to protect the wildlife corridors, said David Goldstein, assistant county attorney.

If commissioners choose not to adopt the ordinance, acquiring land through eminent domain is the next option, he said.

“It’s more expensive,” Goldstein said.

A guesstimate on eminent domain costs can be provided to commissioners, said Pasco County Administrator Michele Baker.

She also noted that unless the county owned easements through private land, the corridors would not be open to the general public for recreation.

If anyone wanted to try bicycling the corridors, the answer would have to be ‘No you can’t. It’s still private property,’ ” Baker said.

About $36 million from the Penny for Pasco revenues were set aside to purchase conservation land, with about $17 million invested to date. The ELAMP program has been extended another 10 years, and funds could be used to purchase other properties.

A decision on the ordinance is critical, especially given the renewed burst of development in Pasco County, Armstrong added.

“Once it develops, it’s not coming back.”

Published September 23, 2015

Wildlife corridors are on agenda

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A mandated but long-delayed ordinance to create wildlife corridors is again winding its way through public meetings, hearings and possible adoption by the Pasco County Commission.

Two public meetings were held in New Port Richey and Land O’ Lakes in May.

There will be a final meeting June 4 at 6 p.m., at the Dade City Courthouse.

The next steps will include two public hearings, and by late summer, a scheduled vote by commissioners.

About 10 people attended the May 28 meeting at the Land O’ Lakes Branch Library for an “informational” presentation that outlined the goals and routes for seven proposed corridors.

The county has been slow to act on this issue.

A proposed 2008 ordinance was postponed.

A second deadline of 2010, included in the county’s land use plan, came and went without county action.

It is important to the county’s conservation efforts to adopt an ordinance, said Keith Wiley, program manager for the Environmental Lands Acquisition and Management Program, also known as ELAMP.

“Development is coming. We know it happens,” he said. “If we don’t do it (preserve wildlife corridors) now, we’re going to miss the opportunity.”

Conservation brings a host of benefits, including clean air and water, flood control and carbon storage, Wiley said.

But it also has economic benefits from increased property values and revenues from eco-tourism, he added.

“It’s not about moving bugs and bunnies from one area to another,” said Wiley.

To date, the county has acquired more than 3,000 acres through ELAMP. Some of those acres are part of the proposed wildlife corridor that county officials say would eventually need more than 7,000 acres to complete.

The corridors in central Pasco would link current and proposed development projects at Starkey Ranch, Crossbar, Connerton and Cypress Creek.

About $36 million from the Penny for Pasco revenues were targeted for land purchases with about $17 million invested to date. Another $46 million from the same source has been approved, and the ELAMP program extended for 10 years.

Much of the needed land easements for the corridors pass through private land.

Most of the people at the May 28 meeting were landowners with concerns about property rights.

Land use attorney David Smolker had a generally favorable opinion of the proposed ordinance. But he also was critical of some provisions dealing with how landowners would be compensated for land acquired by the county.

“Remedies available to property owners are not workable or are really a burden,” he said. “Compensation needs to be streamlined.”

The landowner and the county would each provide a property appraisal and reach agreement on a price through negotiation, said Rebecca Stonefield, a county planner.

The ordinance allows appeals before the Development Review Committee and finally before the commission.

Smolker and others expressed concerns about the length of time the process would take. They also wanted to know if property owners would get land returned to them if a proposed development didn’t happen.

Pasco landowner George Southworth said local governments aren’t being honest when such ordinances are adopted. The end result, he said, is that private landowners lose land without fair compensation.

“Let’s just say we’re going to jump in and take this property,” he said.

Southworth described himself as an “agricultural” man with an interest in conservation. The Wyoming Game and Fish Department named Southworth a 2012 Landowner of the Year for a grazing plan adopted on his JY Ranch. The awards are given in recognition of wildlife management and habitat improvements on private land.

The initiative to create the wildlife corridors – also known as critical linkages – emerged from a lawsuit filed in the late 1990s as a challenge to the county’s land use plan and specifically objecting to the then-proposed development of the Oakstead subdivision, off State Road 54.

A settlement cleared the way for Oakstead’s development but required the county to adopt conservation measures, such as the wildlife corridors. The appointment of a task force that in turn led to ELAMP also was part of the settlement.

According to county officials, residents are on record in support of the kind of conservation measures addressed in the ordinance.

In 2012, about 72 percent of Pasco’s voters approved a second round of Penny for Pasco with money for ELAMP. And in 2014 about 76 percent of Pasco voters approved a water and conservation amendment to fund the state’s land acquisition fund.

“So, I think there is a mandate,” said Jennifer Seney, the county’s recycling coordinator.

For information on the proposed ordinance, visit PascoCountyFl.net.

Published June 3, 2015

Flood warning for Hillsborough River, Cypress Creek

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Heavy rains have brought flooding to parts of eastern and central Pasco County, prompting the National Weather Service to issue a flood warning for the Hillsborough River and Cypress Creek.

Those two waterways at Hillsborough River State Park and Worthington Gardens are expected to rise above flood stage by the weekend, officials said. Up to 5 inches of rain is expected to fall in a short period of time, creating more water than the area can handle.

At Worthington Gardens, Cypress Creek was reported at a depth of 4.5 feet. However, the river is expected to rise above its flood stage of 8 feet by early Friday morning, and could rise as high as 10.3 feet by Sunday morning. Depending on what happens with the weather, there is a chance it could rise even more before it starts to drop back down.

At the 8-foot flood stage, the recreation area on State Road 54 near the creek would flood. At 11 feet, however, flooding would begin to threaten homes on State Road 54.

It’s the first time since August 2003 Cypress Creek has been this high, where at the time, it crested at 10.3 feet.

A flood warning means that flooding is imminent or already occurring along larger streams that is causing a serious threat to life or property. Officials warn residents and others in the area to not drive through any bodies of water.

Worthington Gardens is the area of central Pasco County near Wesley Chapel and Land O’ Lakes where State Road 56 meets Interstate 75, not far from where the new outlet mall has begun construction. Hillsborough River State Park is located on U.S. 301, just south of Zephyrhills.