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Serving Pasco since 1981/Serving Lutz since 1964

State Road 52

Is Dade City poised for a marketing rebrand?

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The City of Dade City is in midst of an evolution that undoubtedly will alter the community’s aesthetic  — perhaps for decades to come.

The charming town in East Pasco is poised to see some 14,000 new homes on the books within the next five years, plus a slew of exciting downtown amenities and other unique, adventurous hotspots on the outskirts of town, just outside the city limits.

Drawing attention to Dade City’s past, while embracing it’s future is likely a challenge as the community looks to define its marketing identify. It’s an exercise that’s similar to how Pasco County in 2019 rebranded itself as ‘Florida’s Sports Coast,’ which is intended to capitalize on the county’s wave of youth and amateur recreation facilities. Shown here is The Dade City Heritage and Cultural Museum, housed within the Dade City Atlantic Coast Line Depot. This was the first site in Pasco County that was be placed on the National Register of Historic Places. (File)

It’s longtime moniker, “Proud Heritage and Promising Future,” may no longer be quite apt — because, as it turns out, the future is happening now.

So, city leaders face this looming question: How does Dade City go about rebranding itself as a tourist destination, and what specifically does it want to promote, to best encourage visitors and foster economic growth amid an unprecedented period?

Melanie Romagnoli, the city’s community and economic development director talked about those issues during two city commission workshops, held in October and November.

“We need to decide who we are and what we want to be,” Romagnoli said, addressing the Dade City Commission. “I think the whole thing about the brand is actually having our vision of what we want our future to be and sticking to it. How can we market the city as a destination, like Clearly Zephyrhills, like Florida’s Sports Coast?”

Following the monthly workshops and three-plus hours of discussion, at least one conclusion is apparent —  much more brainstorming is needed, before the city become serious and throws thousands of dollars to a branding consultant to develop an image profile (photos, videos, graphics, logos) to best promote the town’s features.

Built into the city’s budget for this year is $40,000 toward a marketing and advertising plan, promotional activities and other contractual services.

Before that money (and possibly much more) gets allocated, however, commissioners believe additional input is needed from the community and the public, including local businesses, residents and other stakeholders.

The input could take form in charrettes, surveys, monthly forums, and even door-to-door visits.

Commissioners also agreed that it may be prudent to wait until some new amenities throughout the city are established.

In other words, don’t put the cart before the horse.

“I do think branding right now is a little premature,” Mayor Camille Hernandez said. “There’s a lot of things happening, but I think what we need to do is go back to this community (for input).”

She also added: “I think we’re just a few steps away. It’s right under our noses.”

Mayor Pro Tem Jim Shive likewise was vocal about fostering grassroots community feedback on branding the city for the future.

“I don’t think we have actually talked about a real vision of what we want, or expect from the future, when it comes to development, when it comes to growing the city,” he said. “I think we need to have the public on board with this, especially when you’re talking about branding.”

Commissioner Normita Woodard, too, pointed out that some of the best ideas or designs may first come from a talented local volunteer, which may yield some cost savings instead of hiring an outside branding firm. Woodard also added she’s in “a reserved state” about spending thousands of dollars just yet, as the city is in a transitional period and still navigating the impact of the COVID-19 pandemic.

First things first
In the meantime, sprucing up the city’s downtown is necessary before doubling down on a full-scale rebranding effort, commissioners agreed.

Commissioners expressed concerns on proceeding with a full-on rebrand until noticeable improvements are made along the city’s Community Redevelopment Area (CRA) district in the form of wayfinding signage, speed limit and lighting fixtures, façade improvements and filling commercial property vacancies.

Some solutions could come via a commercial minimum maintenance standards ordinance, which staff is drafting — based on a consensus reached by commissioners to proceed in that direction.

If a maintenance standard is approved, it would require upkeep from property owners and business tenants on building paint, signs, window coverings, dumpster enclosures and fencing or security upgrades. Besides the CRA, standards would likely apply to the city’s main thoroughfares along U.S 301, U.S. 98 Bypass, State Road 52/21st Street intersection, and Meridian Avenue.

Emphasizing the importance of cleaning up the city, the mayor said: “Nobody wants to go to an icky, dirty place.”

Also before spending thousands on branding and marketing, another pressing issue is solving the city’s sizeable commercial building vacancy rate.

It presently exceeds 40% just in the downtown area, Romagnoli said.

“What are the vacancies telling our visitors: That there’s not anything going on. You walk down a street and you see a long wall of nothing but empty,” she said. “What makes them want to go to the next store?”

Commissioner Knute Nathe said it’s a “chicken-and-egg” dilemma that can’t quite yet be fully quantified: “You know, it’s kind of hard to market a place as a destination, without a ton of stuff already there; but it’s hard to bring businesses into town when people aren’t going there,” he said.

One way to create more consistent foot traffic is to have the city retain an event coordinator, Romagnoli suggested. The coordinator could host artisan and craft vendors somewhere downtown each weekend.

Commissioners expressed optimism with that idea.

Branding options abound
Aside from blighted areas, Dade City is beaming with opportunity on the horizon.

The city is in the midst of developing a 2-plus acre downtown park on Church Avenue, slated to include a multi-use water splash pad, bike-share shelter, amphitheater, ADA (Americans with Disabilities Act)-accessible playground, open space, concession area and other amenities.

Just a stone’s throw away is a forthcoming event and entertainment center on Seventh Street, known as The Block.

The site of a former car dealership, and spearheaded by development partners Larry Guilford and Melanie Armstrong, The Block will include a wedding and event venue, outside patio, brewer, catering business, space for food trucks and a CrossFit gym.

Also on Seventh Street is the Dade City Center for the Arts, which has begun making inroads to facilitate community art events, as well as indoor and outdoor arts and cultural exhibits.

Other imaginative and creative marketing and branding possibilities seemingly abound.

Possibilities include leveraging the fun, family friendly experiences at Treehoppers Aerial Adventure Park and Snowcat Ridge, the state’s only snowtubing park, off St. Joe Road. Those attractions are just outside of city limits, but have a Dade City address.

The city also may be able to capitalize on another niche: Its budding reputation for rural, rustic destination weddings.

There are about nine such spots in East Pasco, including several with a Dade City address, Romagnoli said.

The city could consider a branding campaign that hypes local wedding spots, while encouraging other activities nearby, whether it’s biking the local trails and roads, shooting at West Armory’s indoor range, strolling the downtown shopping and dining scene, touring Pioneer Florida Museum, and so on.

The city’s economic director said another opportunity to piggyback on the destination wedding angle, includes attracting photographers, caterers and wedding planners to lease one or multiple empty building spaces downtown.

Yet another branding concept? Promoting the city as a wholesome place to raise a family.

In any case, a challenge going forward will be fighting through some established perceptions and misconceptions, Romagnoli said.

A case in point: Forbes magazine once listed Dade City among “The Best Places to Retire.”

That label no longer fits, or is appropriate, Romagnoli said.

The city’s median age is around 36.

“We’re no longer the best place to retire, but we’re a great place to raise a family,” she said.

Published December 02, 2020

Input sought on 301/98/Clinton Avenue realignment

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Efforts are underway to enhance a busy and sometimes dangerous roadway intersection that passes through Dade City and unincorporated Pasco County.

The Florida Department of Transportation has developed five possible alternative corridor alignments, to alleviate the traffic issues where U.S. 301 and U.S. 98 merge and intersect with Clinton Avenue. A so-called Corridor B is viewed as the best option. Public comment on the alternative corridor project is being accepted through Nov. 25. (Courtesy of Florida Department of Transportation)

The Florida Department of Transportation (FDOT) District 7 office has developed and unveiled recommended corridor realignment improvements for the U.S. 301/U.S. 98/Clinton Avenue intersection — via the agency’s Alternative Corridor Evaluation (ACE) process.

A virtual public information presentation was released on Nov. 4 online. This meeting provided an opportunity to review the corridor alternatives and provide input.

Proposed improvements seek to:

  • Eliminate the current closely spaced intersections of U.S. 301 at U.S. 98 and U.S. 301 at Clinton Avenue
  • Facilitate east/west travel
  • Maximize the benefits of the improvements to Clinton Avenue and designation as State Road 52 west of U.S. 301
  • Enhance safety along the corridor

With those objectives in mind, five proposed corridor options were developed in FDOT’s ACE study, which were shared in detail in the prerecorded online presentation.

Each of the proposed corridor routes are 250 feet wide to allow for flexibility in developing proposed alignments that avoid potential constraints. It also is anticipated that a four-lane, expandable to six-lane — in divided sections — will be developed for corridor consistency.

The closely spaced major intersections of U.S. 301 at U.S. 98 and U.S. 301 at Clinton Avenue are only 1,500 feet apart and have roadways with high traffic volume. Traveling through the area requires turning and weaving movements that result in crash rates that exceed the statewide average, according to the Florida Department of Transportation. (Courtesy of Florida Department of Transportation)

From the five alignment alternatives, the state transportation department is recommending the Corridor B option, to proceed to the project development and environmental (PD&E) study.

The 1.91-mile Corridor B route begins approximately 485 feet north of Townsend Road, and diverts U.S. 98 to the north along the east side of mobile home parks along Wilds Roads, until it ties into Clinton Avenue, east of U.S. 301.

The corridor, according to FDOT, “will impact primarily rural and farmland properties as well as a few residential properties, concentrated at the northern end of the proposed realignment.” The total cost of the recommended corridor alignment is estimated between $27.8 million and $38.3 million, according to the presentation.

Here are the other proposed corridor alternatives studied:

  • Corridor A — 0.88-mile route begins approximately 3,300 feet southeast of the intersection of U.S. 98 and U.S. 301, and diverts U.S. 98 to the north, and ties into Clinton Avenue, east of U.S. 301
  • Corridor C — 3.48-mile route begins approximately 725 feet northeast of the overpass of U.S. 98 and Old Lakeland Highway, and diverts U.S. 98 to the north, mirroring the existing geometry of Old Lakeland Highway until it ties into Clinton Avenue
  • Corridor D — 0.80-mile route begins approximately 350 north of the entrance to the Grove Ridge RV resort and diverts U.S. 98 to the west, and continues until it intersect U.S. 301 at an existing median opening
  • Corridor E — 1.47-mile route begins approximately at the intersection of U.S. 98 and Jim Jordan Road, and diverts U.S. 98 to the west, and continues until it intersects U.S. 301

How the corridors compare
The state’s presentation summarized the drawbacks of those corridors, as compared to Corridor B.

This is the Florida Department of Transportation’s recommended alternative for the U.S. 301/U.S. 98/Clinton Avenue intersection, referred to as Corridor B. The 1.91-mile route begins approximately 485 feet north of Townsend Road, and diverts U.S. 98 to the north along the east side of mobile home parks along Wilds Roads, until it ties into Clinton Avenue, east of U.S. 301. Cost is estimated between $27.8 million and $38.3 million. (Courtesy of Florida Department of Transportation)

Corridors D and E “do not meet the purpose and need criterion of eliminating the closely spaced major intersections and are proposed for elimination from consideration.”

Corridor C “has the greatest involvement with the natural, social, cultural and physical environment, engineering issues,” the presentation said. Corridor A “has greater social impacts (than Corridor B), including the potential relocations and potential effects to the Harmony Heights and South Clinton Heights communities,” it added.

Corridor A has an estimated project cost from just under $13 million to $17.5 million, while Corridor C comes in at a projected cost between just below $51 million to $69.4 million.

Public comments on Corridor B and other alternatives will be received through Nov. 25, and can be made by visiting FDOTd7Studies.com/US301US98INT/ or emailing FDOT District 7 project manager Brian Shroyer at .

The next steps in the project development process include the PD&E phase, design phase, right of way acquisition and then construction.

There’s no set time frame on the project, but it’s anticipated construction wouldn’t begin for at least several more years.

PascThe PD&E study should be ready sometime in early 2022, Shroyer wrote in an email to The Laker/Lutz News.

The PD&E phase would look at the road width, number of lanes, sidewalks and trails that may be necessary.

Then, depending on if funding is secured for right of way and construction during that time, it could take a couple years after that before shovel hits dirt, Shroyer said.

Reasons for intersection improvements
District 7 of FDOT initiated the planning phase of the U.S. 301/U.S. 98/Clinton Avenue intersection project in early 2019.

The U.S. 98 intersection realignment is listed among the needs detailed in the Pasco County Metropolitan Planning Organization’s Mobility 2045 long-range transportation plan.

Efforts are underway to seek an alternative corridor where U.S. 301 and U.S. 98 merge and intersect with Clinton Avenue in Dade City and unincorporated Pasco County. The new roadway is aimed at easing traffic and reducing accidents. (File)

The virtual presentation — which remains available online on FDOT’s website — outlined the necessity for alterations to the busy intersection.

It was explained how the closely spaced major intersections of U.S. 301 at U.S. 98 and U.S. 301 at Clinton Avenue are only 1,500 feet apart and have roadways with high traffic volume (feeder and receiver roadway segments have an annual average daily traffic of 5,000 vehicles or greater).

Because of this, traveling through the area requires turning and weaving movements that result in crash rates that exceed the statewide average, the presentation explained.

The data shows that the  closely spaced intersections have crash rates that exceed the statewide average.

Between 2013 to 2017, the U.S. 301/U.S. 98 intersection saw 68 crashes, while the U.S. 301/Clinton Avenue intersection saw 72 crashes during that period, according to FDOT studies.

Furthermore, the realignment of State Road 52 from east of McKendree Road to east of U.S. 301 will serve as an additional east/west route in the regional transportation network. Because of this, traffic at the U.S.301/U.S 98 and U.S 301/Clinton Avenue intersections is anticipated to increase, exacerbating the current intersection safety concerns, according to the presentation.

Maps, drawings, and other information are available for review under the documents tab on the project website, fdotd7studies.com/US301US98INT/.

Plans also can be viewed in person at:

  • The FDOT District 7 Headquarters, 11201 N. Malcolm McKinley Drive in Tampa
  • Hugh Embry Library, 14215 Fourth St., in Dade City

Published November 18, 2020

Summit speaker shares optimism about Pasco’s prospects

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From manufacturing hubs and roadway improvements, to myriad residential developments on tap — Pasco County has much to be thankful for during these unique and challenging times.

That was the overarching message put forth by Pasco County Commissioner Ron Oakley at the annual Zephyrhills Economic Summit, held in October at Zephyrhills City Hall.

Pasco County Commissioner Ron Oakley was a guest speaker at the annual Zephyrhills Economic Summit last month. (File)

The county commissioner was among featured speakers during the event organized by the Greater Zephyrhills Chamber of Commerce.

Oakley exuded optimism about Pasco’s future, from the moment he stepped up to the microphone: “Goodness gracious, you couldn’t ask for a busier county, and a busier East Pasco county,” he said.

He’s particularly bullish on an influx of manufacturing opportunities throughout East Pasco.

One case in point: A new industrial park in Lacoochee, headlined by a 25-acre precast concrete plant, with room for additional tenants.

The little town just north of Dade City has struggled to find development for decades — since Cummer’s lumber mill closed back in 1959.

Upgrades to Cummer Road and Bower Road in the area, plus workforce housing opportunities, provide “improvements we need for that manufacturing going there,” Oakley said.

There’s other potential boons, too, such as the 99-acre wastewater spray field on Old Pasco Road in Wesley Chapel that’s being developed as a commercial park by the Atlanta-based Rooker Company.

Oakley also mentioned two warehouses that, taken together, total more than 900,000 square feet, and are set to be developed along State Road 52 and Interstate 75.

“Most people haven’t heard about them, but they’re coming. I’ve been told by the developer that they’re coming. They’re going to provide 600 to 800 jobs,” Oakley said.

People moving to the area for work are going to need places to live, of course.

That’s no problem, as the area continues to add to its residential options.

Oakley pointed to thousands of new homes that are underway, or will be, in large subdivisions in Zephyrhills, and in master-planned developments, including Mirada in San Antonio, and Connected City and WaterGrass in Wesley Chapel.

Oakley also highlighted some major transportation improvements.

Those projects include:

  • Widening County Road 54
  • Improving the intersection at State Road 54 and Eiland Boulevard/Morris Bridge Road
  • Creating the diverging diamond at Interstate 75 and State Road 56
  • Building a new interchange at I-75 and Overpass Road
  • Realigning the intersection at U.S. 301/U.S. 98/Clinton Avenue
  • Widening State Road 50, from North Pasco across the Hernando County line
  • Paving projects on Eighth Avenue and on Jerome Road

Oakley underscored the significance of improving the roadways and transportation connections — in the quest to boost the region’s economy.

Pasco County is poised to be home to some manufacturing hubs, major roadway improvements and a slew of large-scale residential developments.

“You connect all these roads, and you look at the transportation value you have in the roads, and moving of people and products across our county, and with manufacturing and being able to move out from this area to other parts, and come into this area.

“Think about all the road projects, and if they get done. What a change that’ll be to our county and the way we move traffic,” the commissioner said.

In summation, the area’s complementary blend of infrastructure, industrial jobs and housing opportunities signal more positive economic times ahead for the region, Oakley reasoned.

“You’ve got everything that’s going to make this economy boom. You’re talking about a stimulus where, ‘You build and they’ll come.’ People are coming. People are coming from the north, from other areas into this area.

“It’s just amazing what’s going to happen in our area, and it’s a change. Think about three or four years down the road, how these things come about, so it’s great things to look forward to,” Oakley said.

He also pointed to the county’s efforts to reduce bureaucratic red tape that can hamper progress.

Besides being a commissioner, Oakley’s experience includes working in his family’s citrus and agriculture business with his brother and father, and serving as vice president of the family’s transportation company, Oakley Transport, which hauls liquid food commodities in stainless steel tanks.

He understands the need for government efficiency.

“I’ve had my hand in a lot of different businesses and all. I know what we don’t want to see when we go to get a permit, and what we do want to see is a happy face and, ‘Here’s how you get through the process.’ We try to streamline things and make things better for everyone,” Oakley said.

Published November 11, 2020

Community input sought on strategic plan

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Pasco County is embarking on its five-year strategic plan and is seeking feedback from its stakeholders and the public in general to help shape the plan.

The county had planned to hold SWOT — Strengths, Weaknesses, Opportunities and Threats — analysis sessions before the COVID-19 pandemic put a halt to its plans, and now it is reviving the effort, according to a Pasco County news release.

A series of community meetings will be held to solicit feedback and ideas. The first session is  set for Oct. 22, from 5:30 p.m. to 7 p.m., at the Cooperative Extension Office, at 36702 State Road 52 in Dade City.

The Pasco County Commission is seeking input on these topics:

  • Identifying Pasco’s competitive advantages in the Tampa Bay region
  • Exploring opportunities for increased levels of service
  • Preparing Pasco County for the next five years of growth
  • Identifying potential challenges
  • Improving operations and service delivery to the community

The SWOT strategic planning tool helps to clarify and summarize key internal and external issues and opportunities that affect Pasco County.

By conducting these sessions, the county is seeking to gain a better understanding of Pasco’s unique assets and competitive positioning in the Tampa Bay region, according to the news release.

This process will help develop the strategic plan — in areas related to capacity for growth, as well as cultural, economic, technological, intellectual and physical assets to promote Pasco County’s economic vitality.

Preregistration is required, face masks are required and social distancing guideline will be followed. Several virtual sessions will be offered for those who prefer not to participate in person.

To learn more about the process, view a complete community meeting schedule, and register to participate, visit bit.ly/PascoSWOT.

For more information, call (727) 847-8115, or email .

Published October 21, 2020

Conveyor Consulting and Rubber Company expands

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Conveyor Consulting and Rubber Company in Pasco County, which opened in Pasco County in 2014, is constructing two new facilities at One Pasco Center, near Interstate 75 and State Road 52.

The company is investing $2 million to construct a 20,000-square-foot building and a 12,000-square-foot building at One Pasco Center business park, according to an announcement from Pasco Economic Council Inc.

The expansion also includes new manufacturing capabilities for conveyor parts and systems.

“Our company continues to grow, and we are expanding to meet the demand of our clients. Adding to our capabilities to include manufacturing is very exciting,” Ron Fernandes, president of Conveyor Consulting and Rubber Company, said in a release.

“I really appreciate the Pasco EDC and Pasco County staff helping us keep the momentum going by expediting permitting and offering us mobility fee waivers. They are committed to helping businesses grow in Pasco,” he said.

Fernandes looked at numerous locations; however, he found One Pasco Center to have the direct access to major highways he needed to quickly and efficiently distribute to his clients, and provide easy access for business-to-business sales, the release adds.

“I want to congratulate Ron Fernandes and his team on their expansion. The I-75 and SR 52 interchange is rapidly developing, and I think he will find it the perfect fit,” Pasco County Commissioner Ron Oakley said, in the release.

Bill Cronin, president/CEO of Pasco EDC also weighed in: “The Pasco EDC is always excited to help our current businesses expand and find ways to grow in Pasco County.

“Our road network in Pasco provides a unique transportation network across the county and region. Conveyor Consulting and Rubber Company chose their location because it provides them with quick access for distribution. I am thrilled they were able to remain here and continue to grow with us.”

Published October 07, 2020

New residences popping up all over Dade City

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Residential construction is on a roll in the City of Dade City, and officials are predicting that it will yield marked increases to the town’s ad valorem revenue across the next several years.

Information shared during a budget workshop revealed some of the city’s timelines and projections for when new single-family housing and apartment complexes are expected to hit the city’s tax rolls, in the foreseeable future.

Melanie Romagnoli, the city’s community and economic development director provided the latest housing and apartment updates to the Dade City Commission.

The most recent large-scale projects — that are all but complete — include two affordable workforce apartments — Osprey Pointe (110 multi-family units) and Arbours at Hester Lake (80 multi-family units).

Melanie Romagnoli, Dade City’s community and economic development director (File)

Osprey Pointe, at 12870 Courtyard Estates, is already 100% occupied. Arbours at Hester Lake, 13300 Hester Lake Way, has been receiving application requests since it broke ground and is expected to be fully occupied shortly, Romagnoli said.

Both apartment complexes, plus the addition of 13 single-family homes (11 infill development, two Suwanee Lakeside models) are expected to increase the city’s tax rolls by another $205,000 in fiscal year 2021-2022, she said.

That represents about a 10% bump from this upcoming fiscal year’s tax rolls — where ad valorem taxes are tallied at $2,044,490.

Long-term, at least 3,000 new units are expected to come online within the next decade, with a substantial number expected to be built out over the next few years.

With that, the city has a bullish outlook for ensuing years, with further projected increases in ad valorem revenue in fiscal years. In fiscal year 2022-2023, it expects an increase of $91,000. In,  2023-2024, a bump of $199,400; in 2024-2025, an increase of $206,400;, and 2025-2026, an additional $182,000.

In other words, by 2025-2026, ad valorem tax revenues are expected to total more than $2.9 million.

And, that’s a conservative estimate, Romagnoli said. She noted that single-family homes are calculated with an assessed value of $98,000, at a 7.14 millage rate by the Pasco County Property Appraiser.

But, she said, many new properties being built come in with much higher property values.

Romagnoli explained: “A majority of the homes being built start at $220,000 to $240,000 and goes up from there based on customization, so hopefully we’ll see a lot more than that.”

Meantime, the economic development director offered a rundown on several of the more pressing projects.

Suwanee Lakeside is a 302 single-family, three-phased development along Adair Road west of State Road 52.

Earthwork on the 10-year build-out is under way since it experienced various slowdowns due to issues related to seasonal weather and environmental reviews. “They expect to see some homes built this year, we just don’t know how many. We know it’s two (model homes), for sure,” Romagnoli said.

Phase II of the Abbey Glenn development off Prosser Road and State Road 52 likewise has been held up by seasonal weather issues since its design review process was approved by city planners last fall. The 170-single family expansion is expected to have a five-year build-out, with about 35 homes coming online each year.

Earthwork and pad installations have begun at Countryside, a 25-lot subdivision at the intersection of U.S. 301 and State Road 52. “They expect to have one or two homes before the end of the year, and then 25 homes completed at the end of next year,” Romagnoli said.

Underground and roadway work is complete at The Cove, a 10-unit Habitat for Humanity development situated at 15th Street and Main Avenue. The project is still awaiting some funding and other assistance though, Romagnoli said.

Meantime, the 812-unit Summit View project is on hold as its developer is “reassessing their situation right now,” Romagnoli said.  The development is expected to eventually consist of single-family homes and townhomes east of Happy Hill and south of St. Joe Road. “We hope to see something with them coming up the first quarter of next year,” she said

Following the report, Dade City Mayor Camille Hernandez expressed her pleasure that dirt is being moved and housing developments getting under way within city limits.

“It’s very exciting, and it’s very good news that we will have these rooftops and we will be moving forward over these years,” Hernandez said.

Planned residential development in Dade City

  • Vista Walk (450 units): Construction expected 2021; eight-year build-out
    • Summit View (812 units): Project on hold; 10-year build-out
  • Abbey Glenn II (170 units): Construction in progress; five-year build-out
  • Suwanee Lakeside (301 units): Construction under way; six-year build-out
  • Osprey Point (110 units): Completed
  • Arbours at Hester Lake (80 units): Completed
  • Countryside (25 units): Construction under way; two-year build-out
  • Hilltop Point (250 units): Construction expected 2021; six-year build-out
  • Highland Trail (600 units): Construction expected 2021; 10-year build-out
  • Perfection Partners (300 units): Development plans to be determined
  • Crossroads (total units unknown): Pending comprehensive plan amendment; 10-year build-out
  • Various infill development: Roughly 10 to 15 units per year for 11 years

Dade City’s expected increases in ad valorem, year by year
Fiscal year 2021-2022: $205,500
Fiscal year 2022-2023: $91,000
Fiscal year 2023-2024: $199,400
Fiscal year 2024-2025: $206,400
Fiscal year 2025-2026: $182,000
Note: Single-family homes calculated with assessed value $98,000 at 7.14 mills

Published September 16, 2020

New recycling facility proposed for State Road 52

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The Pasco County Planning Commission has recommended approval of a rezoning to allow the construction of an industrial material sorting facility and commercial uses on a 65.71-acre site, in Central Pasco County.

Specifically, the rezoning would allow recycling operations in a 500,000-square-foot industrial sorting facility and 150,000 square feet of commercial uses on the site.

The new facility would be located on the north side of State Road 52, about 2,400 feet west of U.S. 41, according to Pasco County documents.

The current zoning on the land is agriculture, general commercial and light industrial. The new zoning would be for a master-planned unit development.

The request received a recommendation for approval by county planners and was on the Planning Commission’s consent agenda.

No one spoke against the request during the Aug. 27 public hearing, and planning commissioners unanimously recommended approval of the request to the Pasco County Commission.

RBR Properties West Florida LLC is the applicant for the rezoning to allow the project known as Paw Materials, according to county documents.

Most of the property is currently unimproved, with the exception of some existing structures and a pole barns, from a closed saw mill, abutting State Road 52.

The Planning Commission’s recommendation for approval is contingent upon 53 conditions, which include specific hours of operation; regulate noise, spell out types of recycling activities and other uses that are allowed; and specify buffering, fencing and other requirements.

The applicant also must meet requirements of environmental agencies, and must abide by conditions related to traffic circulation, turn-lanes and other improvements.

In the office development portion of the rezoning, the maximum building height shall be 75 feet, and the maximum lot coverage will be 75%, according to the conditions.

The request next will be considered by the Pasco County Commission, which makes final zoning and land use decisions.

Published September 09, 2020

Design work begins on new Land O’ Lakes school

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Pasco County Schools has signed a contract with Harvard Jolly Architecture for the design of a new 6-12 School to be built within the Angeline community of Land O’ Lakes.

The architect will be paid nearly $3 million, under terms of the contract approved by the Pasco County School Board on July 28.

The school will be built on an 18-acre site, with a capacity for 1,694 students.

The estimated construction budget is $45 million.

Construction is expected to begin in December of 2021, with completion expected by June 2023.

The construction manager will provide construction management services, with a guaranteed maximum price. The project also will be designed in compliance with a sustainable building rating system.

The school is part of a new community that is expected to become a major job generator, and to be a place where people will live, work, play and learn.

The proposed development — referred in economic development documents initially as Project Arthur, is now known more commonly as the Angeline community.

It is being planned on 7,000 acres, in an area south of State Road 52, east of the Suncoast Parkway and west of the CSX rail line.

Plans call for a 24-million-square-foot corporate business park, which is expected to create large-scale employment opportunities. Supportive services also are envisioned, including residential communities, parks, schools and other uses to be connected through walking and bike trails, the report adds.

The property — which has uplands and wetlands areas — has been used for cattle ranching and a pine plantation for decades, according to a county report.

The landscape includes oaks and pine trees, and forested and non-forested wetlands. It also has open water lakes, which are mostly remnants from prior borrow pit operations, according to the county report.

The report also notes that 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 in the future.

Two of the county’s vision roads also go through the project: Ridge Road and Sunlake Boulevard.

The extension of Ridge Road, and the construction of a new interchange at Ridge Road and the Suncoast Parkway also will have a significant impact on the area’s development.

Lee Moffitt Cancer and Research Institute has purchased about 775 acres for a future research hub near the interchange.

Published August 19, 2020

Connerton to get a downtown?

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The Pasco County Commission has taken the first step in the process needed to clear the way for a proposed Downtown Connerton in Land O’ Lakes.

Commissioners approved changes to the long-range plan that would set the stage for a new mixed-use community within Connerton, that would be on the west side of Ehren Cutoff, about 2 miles south of State Road 52.

There are 16 parcels within Connerton Villages III/IV, according to county planning documents.

No one objected to the proposed change to the county’s long-range plan, which commissioners approved unanimously.

Now that the long-range plan has been amended, the next step will be consideration of a request to create a master-planned unit development (MPUD).

The land currently is zoned for agricultural use, but would be used for a mixed-use development.

The rezoning calls for activating a mixed-use area of at least 40 acres to create a Downtown Connerton.

Specifics in the proposal call for approximately 2,160 dwelling units, 55,000 square feet of retail, and 150,000 square feet of office, and a 765-student charter school, the planning documents say.

The idea is to bring employment, retail, a school and higher-density residential together to make it easy for people to walk, bicycle or use forms of transportation other than vehicles.

The area also will have pedestrian-oriented open spaces, community gathering spaces and will be within walking distance to an 80-acre district park, planning documents say.

Planners also report that the county has been working with the applicant to draft a connectivity plan that “will ultimately provide a system of trails, multi-use paths and associated amenities.”

A request to rezone the land — to enable the development of the proposed Downtown Connerton — will be brought to the board for consideration, at a later date.

Published July 29, 2020

Ridge Road construction moves forward

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By summer, motorists could take their first spins along the initial segment of the Ridge Road extension from Moon Lake Road/DeCubellis Road to Town Center Boulevard.

“We’re hoping we open that leg by the start of August, for the start of the school year,” said Sam Beneck, Pasco County’s property manager. “They are pulling out all the stops to get it done. It’s going to be a real challenge.”

The roadwork is expected to ease traffic for River Ridge high school and middle school along Town Center.

This aerial view shows the area where Ridge Road construction will begin at Moon Lake in west Pasco County. (Courtesy of Pasco County)

This short jog forward is the beginning of a two-phased road project, with a final completion date in 2025. By then, the approximately 8.6-mile extension of Ridge Road, from west to east, is expected to cross over Suncoast Parkway and come out at U.S. 41, opposite an entrance into the master-planned community of Connerton in Land O’ Lakes.

Pasco County officials celebrated the kick-off to Ridge Road’s extension in January. It was the culmination of more than two decades of pushing the U.S. Army Corps of Engineers to issue a permit that would allow the new road to cut through sensitive environmental land in the Serenova Tract of the Starkey Wilderness Preserve.

For years, county officials identified the east/west route as an essential evacuation route during hurricanes and other emergencies. They expect it to take pressure off existing east/west routes of State Road 52 and State Road 54, and cut evacuation times down by hours. In addition, traffic capacity is expected to increase by 10%.

“It’s really to improve traffic capacity and east/west access to improve hurricane evacuations,” said Beneck. “We really, really see it as a significant evacuation improvement with multi-hour benefits in reaching our evacuation goal and traffic capacity. There was never another alternative that provided these benefits.”

Environmentalists suggest that the north/south route of U.S. 19 makes more sense for evacuations, and would avoid harm to the Serenova.

“We need to maintain our natural systems and forests to mitigate against climate change,” said Tim Martin, conversation chairman for the Sierra Club Florida. “We just need to leave our natural systems and keep our preserves preserved.”

Sierra Club Florida Conservation filed a lawsuit against the Army Corps in February in the U.S. Middle District of Florida. However, a judge denied an emergency injunction to stop the roadway. Pasco County, which is not a defendant in the lawsuit, was granted permission to intervene in the case.

The Sierra Club alleges that the Army Corps violated the National Environmental Policy Act and failed to adequately evaluate the harm to threatened and endangered species within the Serenova, and to their habitats and wetlands.

Martin said county taxpayers need to understand they could be the losers if the lawsuit is successful and Pasco is ordered to restore wetlands that the roadway is destroying.

Beneck said the county is sensitive to the impacts to the Serenova. County staff and the Fish and Wildlife Commission have provided guidance on mitigation efforts, including relocating gopher tortoises found on site.

The court date is pending.

When completed, the roadway through the Serenova will have 16 bridges that cross over wetlands, and wildlife crossings at 15 of those bridges.

Landscaping and multi-use paths will be installed with nature overlooks that allow for relaxation and observation.

The total estimated cost of the project is more than $149 million, with the largest share – about $93.2 million – paying for phase one from Moon Lake to the Suncoast. Suncoast to Sunlake is estimated to cost about $12.7 million. Funding sources for the $44 million final segment from Sunlake to U.S. 41 are identified and will be budgeted in the fiscal year 2023, based on revenue estimates and projections, according to county officials.

The Florida Turnpike Authority will fund the new interchange at Ridge Road and the parkway.

The interchange and surrounding land are attracting new development.

Lee Moffitt Cancer and Research Institute recently purchased about 775 acres for a future research hub near the interchange.

Lennar, which sold land to Moffitt, is proposing a master-planned community of Angeline, formerly Project Arthur, that would transform a former cattle ranch and pine plantation into a residential and commercial community. The property is located south of State Road 52 and east of Suncoast. Both Ridge Road and Sunlake Boulevard cut through the property.

Environmentalists say these types of projects are the true reason for extending Ridge Road.

“Now, it’s pretty obvious all along they had bigger plans for opening central Pasco,” said Martin. “A lot of this is bad growth and sprawl.”

One design change in Ridge Road could add as many as seven signalized intersections to the phase two, at-grade construction of roadway from Suncoast to Land O’ Lakes boulevard.

While this segment initially had limited access, county officials later designated it an arterial roadway in acknowledgement that private property owners might develop land adjacent to Ridge Road.

However, Beneck said Pasco planned for Ridge Road based on the county’s long-range comprehensive plan, not any specific development projects. “We really hadn’t heard of any development plans.”

It would be up to private developers to seek any necessary permits, he said.

“Private developers would be responsible for doing all of their own mitigation,” Beneck said.

Published July 1, 2020