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Roberto Saez

Pasco board divided over proposed apartments

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A proposal that would allow 400 apartments off Wesley Chapel Boulevard, at Hay Road, is being sent to state officials for review.

A divided Pasco County Commission approved the transmittal to the state, on a 3-2 vote, with Commission Chairman Ron Oakley and Commissioners Kathryn Starkey and Christina Fitzpatrick voting in favor, and Commissioners Mike Moore and Jack Mariano voting against.

The state transmittal is just one step in the regulatory process needed to allow the proposed apartment project to proceed.

The site currently has a long-range plan designation of six dwelling units per acre and light industrial. Much of the land is occupied by wetlands and cannot be developed.

The proposed change would allow up to 24 dwellings per acre, but because of the wetlands, only about 13 dwellings per acre could be achieved, according to county planners.

County planners have recommended approval of the request, characterizing the request as “an appropriate transitional land use between the single-family residential development to the north and zoned multifamily district to the west.”

The Pasco County Planning Commission also recommended approval — despite objections from Planning Commissioners Peter Hanzel and Roberto Saez, who said the area is becoming oversaturated with apartments.

Commissioner Moore has repeatedly argued against rezonings that allow more apartments in the Wesley Chapel/Land O’ Lakes areas.

He predicts there will be a heavy price to pay in the future, when a glut of apartment buildings leads to high vacancy rates and buildings that fall into disrepair.

In recommending approval, county planners also noted that a proposed employment center use abuts the property, and that generally encourages higher densities to support that type of use.

Attorney Joel Tew, who represented the applicant, said the site has multiple property owners and the land has been assembled for this potential project.

Having multifamily adjacent to an employment center is consistent and supportive, Tew said.

“We submit this would be the poster child for the appropriate infill project,” Tew said.

Tew also noted that the wetlands on the site prohibit the possibility of future retail or office uses there.

In concurring with Moore, Mariano said: “I think we do have enough apartments out there. If they want to keep it residential, keep it smaller densities.

“Do I need more density right there? I don’t know that I do,” Mariano said.

A separate rezoning request is expected to come to the county board in the future.

Published February 17, 2021

400 apartments proposed on Wesley Chapel Boulevard

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The Pasco County Planning Commission has recommended approval of a change to the county’s comprehensive plan that would allow consideration of up to 400 apartments to be developed on 28.2 acres, at the intersection of Wesley Chapel Boulevard and Hay Road.

Planning commissioners recommended approval, despite objections from commissioners Peter Hanzel and Roberto Saez.

The proposed change of the comprehensive plan is the first step in the process to permit the proposed development. A zoning change would be required, too.

The Pasco County Commission has final jurisdiction over land use and zoning changes.

The current land use designations on the property allow up to six dwellings per acre, and also light industrial uses. The proposed change would allow up to 24 dwellings per acre.

County planners recommended approval of the request, which they say will yield about 13 dwellings per acre on the land because it has a significant amount of wetlands.

The county’s comprehensive plan does not have a category between RES-12, which allows up to 12 units per acre, and RES-24, which allows 24 units per acre.

In this case, the applicant has agreed to cap the density at 400 units, as a condition in its  planned request for a master-planned unit development rezoning.

In the agenda background materials, county planners said the request is supported by the comprehensive plan as “an appropriate transitional land use between the single-family residential development to the north and zoned multifamily district to the west.”

They also noted that a proposed employment center use abuts the property, and that generally encourages higher densities to support that type of use.

Joel Tew, an attorney representing the applicant, said “this site is entirely appropriate for multifamily development.”

Hanzel objected.

“We have an overabundance of apartments in that area. There is no need for another apartment complex out there,” Hanzel said.

He voiced concerns about the county having an oversaturation of apartments, creating the prospect for problems down the road, when “huge apartment complexes will begin to deteriorate.”

Planning Commissioner Michael Cox said: “I personally think there are plenty of apartments right now.”

But, he added: “The fact is that this request is consistent with the comp plan. Ultimately, a decision to deny would have to be defensible in court.”

Planning Commission Charles Grey agreed: “When we deny something like this, we need a leg to stand on.”

Pasco County Commissioner Mike Moore frequently has pressed for less apartment development in the county, contending that Pasco already has more than enough.

Cox said if the county wants less apartment development, it needs to change its comprehensive plan to reflect that.

Published January 13, 2021

Apartments proposed on Bruce B. Downs, at Eagleston

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The Pasco County Planning Commission has recommended approval of a conditional use permit to allow an apartment development on the west side of Bruce B. Downs Boulevard, south of Eagleston Boulevard.

The request, submitted by Adventist Health System Sunbelt Healthcare Corporation, would allow a maximum of 248 apartments on the 16.24-acre site. Adventist intends to sell the land to enable the development.

The Pasco County Commission is scheduled to hear the request on Jan. 12 at 1:30 p.m., in the board’s chambers at the Historic Pasco County Courthouse in Dade City.

Pete Pensa, director of planning for AVID Group of Tampa, outlined details of the request for planning commissioners.

The property is located at 5101 Bruce B. Downs Blvd., which is about one-fourth mile south of Wesley Chapel Boulevard, Pensa said. It has direct frontage on Bruce B. Downs and Eagleston boulevards.

There’s a mixture of development in the area, including retail, medical office uses, car dealerships and an assisted living facility, Pensa said.

It’s south of BayCare’s planned hospital, which recently was announced, Pensa said.

Baycare hospital officials recently had a ceremonial groundbreaking for the facility, which is under construction.

Other nearby uses include fast-food and sit-down restaurants, and a bank, Pensa added.

“To the south of us are townhomes and single-family subdivisions,” he said, adding, “there is no existing multifamily within this mixed-use quadrant.”

He also mentioned that multifamily is an appropriate transitional use between commercial to the north and single-family residential to the south.

The site has been zoned for commercial use since 1984, but there hasn’t been a market for that use, Pensa said. “They’ve not been able to find a buyer and developer.”

“There are a variety of commercial uses in the area that support the project, both from  opportunities for shopping and eating, as well as working, including the BayCare facility,” he said.

The hospital is expected to have 275 jobs, and the nearby assisted living facility.

Plans call for preserving a significant portion of the apartment project property, Pensa added.

Amenities will include walking trails around a pond, a park, a dog park, picnic areas, a clubhouse and a pool.

Pensa also noted that there would be fewer trips generated by this development than from a commercial use. And, he said there is water, sewer and reclaimed water available to service the site.

He submitted two letters of support for the project.

However, there were objections.

Todd Yontec emailed his objections, noting that he’s a longtime resident of the Seven Oaks community and objects to adding apartments in an area that already has plenty of residential development.

“This would truly be poor planning by the commission, if it keeps adding apartment complexes without encouraging the building of the infrastructure to support the increasing population density in this area,” Yontec wrote.

“The only deviation from this original plan that I would support would be to return the parcel to wetlands, or create a park,” he added.

Planning commissioner Roberto Saez, who lives in Seven Oaks, also objected to the request.

He said the area is oversaturated with apartment complexes.

“I go to Publix. Every time, it’s getting busier,” he said, making it harder to find parking.

“As an owner, I believe it is increasing the value of my property. As a user, it can be a real nightmare. I don’t see any type of expansion of Bruce B. Downs. I don’t see any plan to cover the schools,” Saez said.

“I have a hard time with the project, to be honest with you,” the planning commissioner added.

Saez said he’s also concerned about overloading Seven Oaks Elementary School.

Chris Williams, who represents Pasco County Schools on the planning board, said the proposed development would generate 30 elementary school students.

Saez voiced skepticism about that projection.

But, Williams said the biggest impact on schools comes from single-family developments.

As the school district’s director of planning, Williams is in charge of the planning done to address future school needs.

He said he has no concerns about the impact on schools from the proposed development.

“We don’t object to this particular development,” Williams said.

Revised on Jan. 3, 2021

Planning Commission recommends approval of controversial tower

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The Pasco County Planning Commission has recommended approval of a 110-foot observation tower on the south side of St. Joe Road in Dade City.

The approval came despite objections from two planning commissioners, as well as county planners, and an area resident and the owner of some adjacent property.

The request now goes to the Pasco County Commission, which has the final authority.

Terry and Mary M. McKnight, 36210 St. Joe Road, of Dade City, want to install the observation tower on a 9.84-acre site on St. Joe Road, about 4,965 feet east of Happy Hill Road.

Planning commissioners Michael J. Cox and Roberto Saez both strenuously opposed the request.

“I think this is just a real gross abuse of the land development code,” said Planning Commissioner Cox. “The land development code was written to not allow this kind of thing in an agricultural area.”

He also noted: “That’s pretty intrusive to other people. This thing is going to stick up five floors above the tree line.”

Plus, Cox said, “It’s not consistent with the rural character of that area.”

Planning Commissioner Saez put it bluntly: “I’m totally against this.

“I don’t like to create this precedent in the county,” Saez said, adding, “It’s more about privacy than anything else, in my opinion.”

The county’s planning staff recommends denial of the request.

During an Aug. 9 Planning Commission hearing on the request, however, the issue was continued and planners were asked to bring back conditions that could be attached to an approval.

The planners provided a list of 17 conditions, including that the tower cannot be used for commercial purposes. Among the other conditions: The tower must be painted green, loud music cannot be played in the tower and no electronic or recording devices are allowed on the tower, except for cellphones.

Terry McKnight said the applicant is agreeable to the conditions.

But, Steve Futch, of 2975 Plantation Road in Winter Haven, spoke against the request. He said the McKnights’ property is adjacent to property that was his mother’s land.

That property will be transferred to heirs of the family, and they oppose the request for the 110-foot tower.

The observation tower “will not promote rural or estate-type living,” Futch said.

The height of the structure would be the equivalent of an 11-story building, he added, “that would tower over the adjacent properties and be seen from a significant distance in all directions.”

He asked commissioners to consider the impacts the tower would have on its neighbors.

“Imagine having your private property being observed from such a high ‘observation tower’ which could easily be an invasion of  your privacy, your personal use of the property,” Futch said.

Another area resident, who lives across the lake from the proposed tower, said many of the people who would see the tower do not live close enough to receive notification of the McKnights’ request.

Despite the Planning Commission’s recommendation for approval, the county’s planning staff continues to recommend denial of the request, said Denise Hernandez, the county’s zoning administrator/special projects manager.

Published September 19, 2018

Pasco County streamlines development review process

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The Pasco County Planning Commission got a makeover but several of its newly appointed members will have familiar faces.

The Pasco County Commission on July 10 approved an ordinance that revamps an existing two-step process for previewing land use and zoning applications.

Commissioners disbanded a long-standing advisory board, known as the Development Review Committee, or DRC. That committee generally reviewed applications and made recommendations to the County Commission.

The DRC was made up of county department heads and the county administrator.

The county’s new ordinance also reduces the size of the Planning Commission from an 11-member board to seven voting members.

Six planning commissioners are county appointments, with the seventh member appointed by the Pasco County School District.

While the configuration has changed, five of the county’s appointees were members of the outgoing board. They are: Michael Cox, Jaime Girardi, Charles Grey, Peter Hanzel and Kevin Ryman.

Roberto Saez is the only new face on the board. He formerly was Pasco’s senior construction project manager for Pasco.

Chris Williams, the school district’s planning director, has been approved by the school district to fill the seventh slot. He, too, served on the outgoing board.

The new planning commission will have its inaugural meeting on July 26. It will be the only board making decisions and recommendations to county commissioners on development-related issues.

County commissioners unanimously approved the ordinance and new appointees.

The streamlined approach, which took years to become reality, initially was recommended by a study conducted by The Urban Land Institute in 2008.

Pasco staff members culled through 29 applications for the new planning commission, including seven current members.

They presented county commissioners with a list of 15 applicants, from which six candidates emerged with sufficient votes to make the final cut.

County commissioners also initially approved Dennis Smith – a current planning commission member –  as an alternate in the event that Cox had to decline his appointment.

Cox was waiting to hear if he would be appointed to a state ethics commission, which would make him ineligible to also serve on the planning commission.

The ethics commission appointment didn’t happen, so Cox will serve on the planning commission. And, the appointment of Smith as alternate became moot.

Published July 18, 2018