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Sierra Pines

Pasco board delays decision on land use change

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The Pasco County Commission has delayed a decision regarding a controversial request that would clear the way to consider commercial uses at the southwest corner of State Road 54 and Meadowbrook Estates.

The request is being vigorously contested by residents in Meadowbrook Estates and Sierra Pines subdivision, in Lutz.

Opponents object to allowing a change in the land use designation that would open the door to a rezoning request that would allow a litany of commercial uses.

Kiddie Campus University Inc., the land owner and applicant, is represented by attorney Barbara Wilhite.

Two previous efforts to gain approvals for a day care at the site were denied.

The current effort is to first obtain a land use change to allow commercial uses, and then to get a zoning change for the 1.67-acre site.

It is not unusual for the sale of property to be contingent on the successful acquisition of land use or zoning change.

Sharon Hunnewell-Johnson, of 17300 Riverstone Drive, told commissioners she’s lived in the neighborhood for 30 years.

“I do know firsthand, I was called by the person that I believe Barbara (Wilhite) represents, and I was told this was going to be a gas station/car wash. We cannot have a gas station/car wash within our neighborhood,” Hunnewell-Johnson said.

Speakers told commissioners that they worry that contaminants from a gas station could seep into their groundwater supply. They said the neighborhoods rely on well water for drinking water, as well as watering their fruit trees.

The neighborhoods were represented by Todd Pressman, a private consultant, Patricia Ortiz, a private planning consultant and attorney Luke Lirot, in opposing the request.

Numerous neighbors — sporting red T-shirts in a sign of solidarity — appeared via a remote feed at the March 23 public hearing to voice their objections. A number of letters of opposition also were read into the record.

Ortiz said the request represents a commercial intrusion into an established residential neighborhood.

Neighbors told commissioners that they don’t oppose use of the site, but want the use to be less intense.

Pressman also presented petitions signed by more than 140 people opposed to the request.

Lirot said that neighbors oppose potential uses that could affect their property values and their quality of life.

“If it’s a doctor’s office, or something else that wouldn’t be open deep into the evening, with noise and smoke and fumes, and things of that nature — if it’s a professional type of development — there’s no problem whatsoever.

“Nobody wants to deny the property owner of the use and benefit of that particular property,” Lirot said.

He asked the county board to consider a restriction that will limit the options available only to uses that would not have an adverse effect on the neighborhood.

Wilhite told commissioners that the proposed use is in keeping with the county’s long-range land plan.

The location fronts on State Road 54, which is a six-lane arterial highway. The site also is at a signalized intersection, which is ¾-miles east of the Suncoast Parkway.

She cited a policy in the county’s land use plan that specifically directs where the board wants commercial land uses to occur, and this location meets that criteria.

Commissioners said they want to ensure that buffering is adequate to protect the neighboring properties.

Commissioner Mike Moore asked: “Any chance counsel on both sides could maybe get together, put their heads together a little bit, and come up with a compromise between the two and bring this back?

“Just a thought, a suggestion. I don’t know if both sides are willing to have those discussions,” Moore said.

Moore said he has concerns for the house that’s across the street and for the house that abuts the property. He also questioned if there is sufficient room to meet buffering requirements.

Commission Chairman Ron Oakley and Commissioner Kathryn Starkey also raised concerns about protecting nearby properties.

Starkey said “the devil is in the details” and noted there are plenty of examples of commercial uses adjacent to residential neighborhoods around the county.

Moore asked Wilhite if she was willing to meet with the other side.

She responded: “Commissioner Moore, you know I will always have conversations. I’m happy to have conversations.”

Commissioner Jack Mariano agreed with Moore’s suggestion to ask the two sides to meet, to see if they can work something out.

Mariano told Pressman: “Mr. Pressman, I strongly recommend, take the opportunity to meet with them, otherwise, we vote on it now. We don’t know where it’s going to go yet.”

Pressman replied: “I hear you commissioner, and with that, I don’t think we have a choice but to meet and talk. But I’m going to say again, you’re putting the onus on the applicant for site plan and buffering. You need to put the onus on use.”

Starkey told Pressman: “I disagree.”

After both sides agreed to meet, the board voted to continue the land use request until April 20. The companion rezoning request also has been delayed. It is now set for May 18.

Published March 31, 2021

Lutz neighbors oppose commercial rezoning

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Residents of the Meadowbrook Estates and Sierra Pines subdivision, in Lutz, are banding together to fight a proposed commercial rezoning at the entrance of their communities.

Kiddie Campus University Inc., is seeking to change residential zoning to general commercial on a 1.67-acre site, on the southwest corner of State Road 54 and Meadowbrook Drive.

Area residents who oppose the change were represented by Todd Pressman, a private consultant, during a March 4 meeting of the Pasco County Planning Commission.

Pressman cited a report by a private planner, commissioned to review the request. The planner raised issues with the compatibility of a commercial use — in an area characterized by residential development.

“A request came through for this property for a day care and preschool in January ’11. That was denied 7-0, by this board. The same request came through one year later, for preschool, and that was denied,” Pressman said.

“This request would allow a gas station operating on this property. That would be nothing less than devastating for this community,” said Pressman, who presented petitions signed by 140 people against the request.

Residents from Meadowbrook Estates and Sierra Pines voiced objections, too.

They said a driveway from the proposed commercial site would have access onto Meadowbrook Drive —  a street they claim is too narrow to handle the traffic a commercial project would generate.

One opponent also raised concerns about the potential long-term environmental damage — from droplets of gasoline that seep into the ground — if a gas station is allowed to locate at the site.

The communities rely on private wells for drinking water.

Other residents pointed out the problem of delivery trucks having a hard time getting out of the neighborhood, if they make a wrong turn, because the streets are so narrow.

Despite those objections, county planners have recommended approval of both a land use change and a rezoning. Both changes are needed to clear the way for a commercial use.

If the land use change is approved, the applicant will have to meet buffering requirements that exceed those normally required by the land use code, county planners said.

Barbara Wilhite, an attorney representing the applicant, noted that the site is at a signalized  intersection, on a six-lane arterial highway, three-quarters miles east of the Suncoast Parkway.

“I think the neighbors are clear that they will object to any use other than residential,” Wilhite said, but given the site’s location at the intersection, on a six-lane arterial highway, she added, “this is absolutely not the place for a residential use.”

Wilhite also noted that the county board has adopted a comprehensive plan that specifically directs where it wants commercial land uses.

“This application strictly complies with that direction,” Wilhite said.

Charles Grey, planning commission chairman, said “I try to always put myself in the position of both property owners. The residents and the person who wants to develop the property. It’s always a balance of property rights.”

“I’m a strong proponent of property rights.

“I do think we need to provide some type of protection for the residents who live in that area. They are very, very close to this property.

“I certainly wouldn’t want people walking back and forth, from a 7-Eleven, for example, to my home, walk across my property. I know how that gets. I deal with that all of the time,” Grey said.

Planning commissioner Peter Hanzel said he would prefer to see a less intense commercial use.

“When you go to a C2 (general commercial), you open a large variety of facilities that can go there. Perhaps that’s what the residents are concerned about, going to a C2. Is there a possibility that it could go to a C1,” he said, which would limit the potential list of uses.

Wilhite responded: “My answer to that is that they opposed the day care. They clearly said today that they want it to remain a residential use. This is not a place to underutilize property.”

Planning commission Chris Poole asked about what type of use was planned.

Wilhite said a gas station is one of the permitted uses in the requested zoning district.

Grey wanted to know if the planning commission could see the buffering plan before voting on the request.

Brad Tippin, the county’s development review manager, said buffering is typically determined during the site plan review process — after the use of the site is known and the orientation of the building, parking lot and other elements are known.

In this case, because of the land use requirement, a greater degree of buffering would be required, Tippin said.

But, Grey said he would like to see the actual plans.

Tippin said creating the buffering plan before sufficient details are known could result in a less-effective plan.

Poole suggested voting on the land use plan, but delaying the zoning request until more details are available on the buffering.

Wilhite said she would be happy to work with the county on a buffering plan, and could include language that would provide flexibility to adjust the plan, if necessary.

A board majority voted to recommend approval of the land use change. The board continued the rezoning request until April 1.

Published March 17, 2021

Neighbors object to proposed house near wetlands

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A property owner’s request for a variance to front-yard setback requirements has attracted opposition from nearby neighbors.

Sachin K. Shah appeared before the Pasco County Planning Commission on Nov. 19, seeking a variance to the front yard setback requirements for the property on the east side of Raintree Road, about 1,350 south of Rainbow Lane, in Lutz.

The normal setback requirement is 50 feet, but Shah is requesting that be reduced to 30 feet.

Shah told planning commissioners the smaller setback is needed to reduce potential impacts on the wetlands behind the house.

But, several neighbors appeared before the planning commission raising objections to the request.

They said the property that Shah wants to build on has been known to be an unbuildable lot for decades because of its proximity to wetlands and the flood zone.

They said building on the lot will worsen the area’s flooding problems.

The lot is surrounded by single-family detached homes, in the Meadowbrook Estates and Sierra Pines subdivisions.

One neighbor told planning commissioners that he had told Shah that the lot was not a buildable lot, but that warning did not sway Shah.

Shah told planning commissioners that a drainage solution will need to be engineered, but he said the setback variance will reduce the impacts to the wetlands.

Will Poon, a senior engineer for Pasco County, said the property poses “a lot of physical challenges,” in terms of handling runoff, and the placement of a septic tank.

“Right now, what I see, is you’re very limited in uplands,” Poon said.

Brad Tippin, a development review manager for the county, agreed with Poon’s assessment: “This is absolutely going to be a challenging site to develop.”

Planning commissioners, however, said their role is to rule on the variance request, not whether a house should be built on the lot, and they voted to grant the variance.

Shah now will be required to meet the regulatory requirements of various agencies, in order to proceed with his plans.

Published December 02, 2020

Proposed Bexley Elementary boundaries raise concerns

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Parents raised concerns about potential impacts from proposed boundaries for Bexley Elementary at a Nov. 1 meeting at Oakstead Elementary School.

Parents raised questions about such issues as school choice, transportation and programming for the new school, which draws its name from a subdivision under construction off State Road 54, in Land O’ Lakes.

The new school, set to open in the fall, for the 2017-2018 school year, will provide relief for both Odessa and Oakstead elementary schools, which are operating well above capacity. Odessa is at 131 percent capacity, and Oakstead is at 144 percent. The proposed boundaries will also expand Lake Myrtle Elementary, an older school operating at about 80 percent capacity.

Some parents were dismayed at the likelihood their children will be rezoned to Lake Myrtle, a “B” rated school built in 1984.

This is what Bexley Elementary will look like upon its completion.(Courtesy of Pasco County Schools)
This is what Bexley Elementary will look like upon its completion.(Courtesy of Pasco County Schools)

“I know their school rating isn’t as high as Oakstead Elementary,” said Sarah Davis, whose daughter will attend Lake Myrtle. “I don’t know much about it, so all I can do is my research online, and since it’s not as great as a school, my concern is that she won’t get the help that she needs that’s she’s already getting.”

Dave Scanga, area superintendent for Central Pasco schools, said Lake Myrtle is “a great school.”

“It is an older building,” Scanga said, however, he added, “in terms of the traditions that Lake Myrtle has had, for a long time it’s always been top-notch.”

“I think all of our schools are good,” added Richard Tonello, planning supervisor for Pasco County Schools. “Maybe grades aren’t a reflection of the school. You go to any of our schools, you’re going to see a great group of teachers, and they’re going to look after your child.”

Other parents expressed frustration over Bexley’s current unknowns, such as staffing dynamics and school schedule.

Scanga said potential teachers will be identified in March and April, after a new principal is named in December and assumes duties in February.

“A lot will happen once we get to February, and then it’s the (principal’s) job to let them play out the rest of the hiring and selection.”

He added: “As we get closer to the start of school, there will be all sorts of opportunities for people to come in, see the building and meet the people that are going to be in the building, too.”

Betsy Kuhn, assistant superintendent Pasco County Schools, anticipates several teachers from both Odessa and Oakstead to be reassigned to Bexley.

“It’s a very exciting opportunity for teachers to come in to open a new school, so we typically have a lot of interest,” Kuhn said.

“I think you’ll have a lot of interest from teachers outside our system, in our system, both experienced and new,” she added.

Sorting out transportation issues, too, was another focus of the hour-long meeting.

Scanga said bus routes will be reconfigured to accommodate the new school.

The Pasco County School Board provides free transportation to and from school for students who live more than 2 miles away from school.

Students who are selected to choose a particular school through open enrollment must provide their own transportation.

Pasco County’s school choice open enrollment period runs from Feb. 1 to March 1, for the 2017-2018 school year. Final determinations are expected around April or May. Extenuating circumstances and family hardships will also be considered, school officials said.

For example, students entering the fifth grade may have a greater chance to remain at their current school depending on the influx of school choice requests.

“It’s hard to make a decision until they know exactly how many students are requested,” said Chris Williams, planning services director for Pasco County Schools. “In every past experience, we’ve been able to accommodate fifth graders.”

“It’s a process we go through…to try to accommodate as much as we can,” he added.

Scanga said he understands the frustration from parents, especially those who deliberately moved to a particular community for their children to attend a certain school.

“School rezoning always catches many people off guard,” said Scanga, “and also in terms of not getting what we had planned for, or hoped for.”

Scanga also noted: “One of the challenges we have—and it’s unique—is just how fast the growth is happening right here on the 54 corridor. We’re like ground zero. Much of Florida, like much of the country, just doesn’t have this challenge…of how do we continually provide the best education to children in the best facility possible.”

Last month, a boundary committee recommended boundaries for Bexley Elementary.

The committee selected an option that would include Ballantrae, Suncoast Meadows, Suncoast Pointe, Hayman/Fuentes, Meadowbrook/Sierra Pines, and all of Bexley, which are east of the Suncoast Parkway.

Bexley Elementary also would include Swan View Townhomes, Ivy Lake Estates and Toscano at Suncoast, which are west of the Suncoast Parkway.

At nearly 96,000 square feet, the new school will have a capacity of 878 students, and is expected to have 706 students.

Oakstead, which had 1,095 enrolled students is expected to have 765 students, under the proposed boundaries. Odessa, which had 1,000 students, is expected to have 780, and Lake Myrtle, which had 587 students, is expected to have 616.

Students that would be shifting from Oakstead to Lake Myrtle live in these areas: Morsani, Woodville Palms, Cambridge/Lake Linda, Oakstead Area South, Cypress Cove/Village on the Pond, Meadowview/Country Close and Foxwood/Lake Heron.

The school board is scheduled to hold its first public hearing on the proposed boundaries on Dec. 20 and its second public hearing on Jan. 17, when it is expected to make the final decision on the issue.

While the committee recommends the boundaries, the Pasco County School Board has the final word on where the lines should be drawn.

Boundary guidelines are based on a number of factors, including future growth and capacity, socio-economic balance, school feeder patterns, and transportation.

“All of these guidelines we use, it’s a little bit of a balancing act,” Tonello said.

Bexley Elementary is the first of several schools (additional elementary schools, middle school and high school) planned within the Bexley development.

When those schools are built depends on the amount of growth within the community, as well as the amount of capital funding available, Williams said.

He noted the school district has accumulated nearly $500 million in debt capital, a hurdle in building new schools.

“One of the things that we struggle with as a district is our capital funding,” Williams said. “We are constrained—we can’t always build where we want to because of funding. It might mean adding a classroom wing at an existing school.”

Construction costs for Bexley Elementary total about $20 million.

For more information, visit PascoSchools.org/planning/rezoning.

Published November 9, 2016

Town hall covers myriad topics

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A local church was packed with more than 100 residents during a town hall meeting held by Pasco County Commissioner Kathryn Starkey, and county staff.

Those attending had a chance to get a primer on how Pasco County departments function, and to get snapshots of what’s happening across the county and in their neighborhood.

They also got a chance to speak face-to-face with county staff members on issues, including the proposed Ridge Road extension, flood prevention efforts, and the future of the State Road 54 and U.S 41 intersection.

The meeting, which lasted around three hours, was held at Holy Trinity Lutheran Church, in Lutz.

County staff members gave presentations about planning and growth, stormwater, code enforcement, parks and recreation, crime prevention, capital projects and transportation.

More than 100 residents came to a town hall meeting at Holy Trinity Lutheran Church, in Lutz. The meeting was hosted by Pasco County Commissioner Kathryn Starkey and Pasco County staff members. (Kathy Steele/Staff Photo)
More than 100 residents came to a town hall meeting at Holy Trinity Lutheran Church, in Lutz. The meeting was hosted by Pasco County Commissioner Kathryn Starkey and Pasco County staff members.
(Kathy Steele/Staff Photo)

Residents had a chance to ask a few questions at the end of each presentation, and could meet privately with staff members, too.

“We tried to think of things that are of concern to you,” Starkey said, in her opening remarks.

Richard Gehring, the county’s strategic policy administrator, gave residents a picture of the county’s population growth.

The census pegged the county’s population at about 467,000 in 2010. Even during the recession, the county grew by about 20,000 residents a year, Gehring said.

And by 2040, the population could increase to about 905,000 countywide.

“This will be the predominant growth area,” Gehring said of central Pasco especially along the State Road 54 corridor.

Residents from Sierra Pines, in Lutz, raised concerns about flooding. Their neighborhood suffered during the summer rainfalls and they worry that enough isn’t being done to address stormwater problems.

The county has identified about $300 million in stormwater projects, but has no funding source as yet.

“That will be an issue with the county commission this year,” said Starkey. “We’re trying to figure out how to do that.”

One resident asked about completion of the Ridge Road extension.

The 8-mile long project is a high priority for the county as a link connecting east and west Pasco, and as an evacuation route in hurricanes and other emergencies.

It has been delayed for more than 15 years, as the county awaits a permit from the U.S. Army Corps of Engineers. Starkey said the application is the longest standing permit request in the country.

Pasco hired a consultant several months ago to help with the process.

“We’re going to try to get louder and louder, and get this squeaky wheel done,” Starkey said.

Finding a solution to the increasing traffic congestion, especially at State Road 54 and U.S. 41, is another issue that has stirred controversy.

Two volunteer task forces created by Pasco County are currently reviewing a set of road projects to improve traffic flow. The Florida Department of Transportation also is reviewing options that could include a flyover that would elevate State Road 54 over U.S. 41 and potentially set aside toll lanes.

But, a range of transportation options will be needed to deal with traffic, as growth and development proceed, said James Edwards, director of Pasco County’s Metropolitan Planning Organization.

Transit and even passenger rail along the CSX rail line that crosses U.S. 41 at State Road 54 are possibilities, he said. The rail line is a back door to the Tampa International Airport, the University of South Florida, and into Pinellas County and Clearwater, he said.

“It is a line that absolutely connects us,” he said. “It’s an underutilized asset that may come into play in the future.”

Published February 24, 2016