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Serving Lutz since 1964 and Pasco since 1981.
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Urban Land Institute

New subdivision approved off Bell Lake Road

February 12, 2020 By B.C. Manion

The Pasco County Commission has approved a rezoning for a 27-home subdivision, at the northwest intersection of Bell Lake and Alpine roads.

The site for the proposed subdivision is about 1 mile east of U.S. 41, in Land O’ Lakes.

The approval will allow houses with a minimum of 40-foot-wide lots to be built on the 9.5-acre site.

The board’s vote, at its Feb. 4 meeting, was the second time it approved the request.

A previous vote, taken on Jan. 7, was voided after it was discovered an error had been made on the public notice of that meeting.

Todd Pressman, representing the applicant, said plans call for a rental home community.

The price points of the homes being constructed there would be in mid-200s to mid-300s, he said, but they are being built for a segment of the market that prefers renting to home ownership.

Pressman showed the board a power point with representations of the type of houses that American Homes 4 Rent plans to build.

Several neighbors spoke against the requested rezoning. They said the lot size is incompatible with surrounding developments.

They also cited concerns about the condition of area roads that would serve the subdivision. Other worries include potential impacts on the area’s drainage, and potential safety hazards for children because the area lacks sidewalks.

One of their biggest concerns, though, was the fact that the company building the homes specializes in rental homes.

They expressed concerns that those living in rental homes are less committed to upkeep because they aren’t as invested as individual homeowners. They also noted that renters tend to be more transient than homeowners.

County Attorney Jeffrey Steinsnyder said that the county doesn’t consider the question of whether a property will be rented, or owned, when deciding land use issues.

The Pasco County Planning Commission recommended denial of the request, citing incompatibility between the requested lot size and the area’s existing development pattern.

But, county planners recommended approval, noting the county’s long-range plan allows up to six dwellings per acre, and saying this development represents an appropriate transition.

Pressman pointed out that the request is for 2.85 dwellings per acre, less than half of what’s allowed in the county’s land use plan. He also cited the property’s planned 200-foot buffer.

But, neighbors said the site plan indicates that the homes will be clustered together, which effectively reduces the lot size.

They said the planned lot sizes simply are not a good fit for the area.

Conditions for approval include a requirement to improve Alpine Road, to the entrance of the subdivision. The development also must install a left-turn lane on Bell Lake Road, and provide  sidewalks on the frontage of the subdivision.

Eric Swanson, land manager for American Homes 4 Rent, a national homebuilder, said the average household income for its renters is $100,000.

He also described the typical renter as an older millennial with a family, and said renters typically stay at a property for two years to three years.

Pasco County Commissioner Kathryn Starkey said this type of housing — rental homes — is a trend across the country, according to Urban Land Institute reports.

Neighbors expressed a variety of concerns.

Troy Gotschall, lives on Ladera Lane, just north of the planned subdivision.

“My biggest concern with this whole project is that the size of the lots do not meet what is in the surrounding area. That’s just not acceptable to us. It doesn’t make sense.

“It really gives us a heartache,” he said.

David Hodierne, who also lives on Ladera Lane, told commissioners: “Obviously, rentals concern us.”

He added: “One of the main questions I ask is: What need is truly being filled here? We have a high-density subdivision going into our rural community.

He cited the county’s declining percentage of owner-occupied homes and pointed to a recent action by commissioners to create a rental registry ordinance. When adopting that ordinance, commissioners cited concerns about the potential problems that result when rental properties are neglected, or attract criminal activity.

Margaret Gotschall, who lives on Fallglo Lane, said “the condition of the roads (Bell Lake and Alpine) is certainly a concern, especially with construction and increased traffic,” she said. “Bell Lake Road has deep, call them, ditches, on the side of the road.

“Alpine Road is very narrow. It’s deteriorating. The shoulders on both sides are caving in. It would need tremendous work to accommodate the additional traffic, and of course, the construction equipment that’s going to be going over these roads while this development is being constructed,” she said.

Karen Joeb, of Alpine Road, said “my grandson gets off the school bus. He steps in a ditch, to get across the road, to get across Alpine to come home.”

Curt Lessl, who lives on Alpine Road, said he’s already lost 160 maple trees in his backyard due to flooding.

“Putting this many homes, 10 feet apart from each other, on that small of property will overload that wetlands, which feeds into the wetlands and the drainage system that feeds into Banjo Lake right behind my property. It’s going to make an impact.

He also asked: “What guarantee do we have that this company, who is going to come in put in these rental properties, is going to maintain those rental properties.

“What’s going to happen when they decide to sell it to some other company that doesn’t have the same interest at heart? And then they sell it, and we’re left holding the bag.”

He urged commissioners: “Leave this area the quiet, small, low-density residential area that it has been for the last 50 years.”

Despite neighbors’ objections, commissioners sided with their planning staff’s recommendation and approved the rezoning, 5-0.

Published February 12, 2020

Filed Under: Land O' Lakes News, Local News Tagged With: Alpine Road, American Homes 4 Rent, Bell Lake Road, Curt Lessl, David Hodierne, Eric Swanson, Fallglo Lane, Jeffrey Steinsnyder, Karen Joeb, Kathryn Starkey, Ladera Lane, Land O' Lakes, Margaret Gotschall, Pasco County Commission, Pasco County Planning Commission, Troy Gotschall, U.S. 41, Urban Land Institute

Central Pasco project could be like ‘a self-contained city’

December 19, 2018 By B.C. Manion

A proposal for a 24 million-square-foot corporate business park, plus residential and other components in Central Pasco is a step closer to reality.

The proposed development, dubbed Project Arthur, would be located on 6,951 acres — east of the Suncoast Parkway, west of the CSX rail line and south of State Road 52.

In addition to the massive office park, there would be 11,495 residences and other supportive uses, under the proposal.

Besides changing the county’s long-range land use plan, Project Arthur requires changes to the county’s highway vision map.

The Pasco County Commission voted 4-0 on Dec. 11, with Commissioner Kathryn Starkey absent, to transmit the proposed changes to the Department of Economic Opportunity and other agencies for review.

Commissioner Mike Wells welcomes the proposed project. “This is about jobs. It’s about time we’re a county that’s creating jobs, being competitive with the region,” Wells said.

The next step is a much more detailed process, which lays out all of the particulars for a Master Plan Unit Development that would govern the way the tract is developed, according to Clarke Hobby, the land use attorney representing the applicants.

In presenting the proposal to county commissioners, Ernest Monaco, assistant planning and development administrator, characterized it as “a great opportunity for Pasco County to address the imbalances between jobs and housing.”

The site had been previously approved on the county’s long-range plan for a variety of uses. The net increase, under the Project Arthur plan, is approximately 19 million square feet of employment-generating land use, Monaco said.

Project Arthur will create an employment center, with residential to support it, reducing the need for people to commute elsewhere for jobs, Monaco said.

In the planning department’s report on the request, planners noted: “Project Arthur is uniquely poised to create an innovative and sustainable community, which uses the site’s strategic location to realize the employment-generating vision set forth in the County’s 2008 Urban Land Institute (ULI) Report.”

Specific issues, such as the need for schools, police and fire services, would be addressed during the request for approval of zoning for the development, Hobby said.

The Planning Commission unanimously recommended approval of the proposed long-term land use and highway vision map changes during its Nov. 29 meeting.

During that meeting, some planning commissioners expressed great enthusiasm for the proposal.

Planning Commissioner Peter Hanzel said, “When I was reading through this document, I became very excited about it, and I’ll tell you why. There’s city in California called Davis, California, it’s outside of Sacramento.

“When I read through this document, it almost identifies that city. It’s a self-contained city. For the most part, the people who live there, work there. They have a great hospital. They have great recreational facilities.

“It will definitely be a benefit for Pasco County. It will definitely be a benefit for employment opportunities that will be available,” he said.

Planning Commissioner Roberto Baez added: “Thank you for being in Pasco County, and for embracing Pasco County and believing in this community. That is the kind of project that is going to change the entire county.”

Hobby said he expects to be back before the Planning Commission in a matter of months to present a more specific plan.

“We’re excited. This is a big opportunity; I think everybody can see that,” Hobby said.

Published December 19, 2018

Filed Under: Local News Tagged With: Clarke Hobby, CSX, Department of Economic Opportunity, Ernest Monaco, Kathryn Starkey, Mike Wells, Pasco County Commission, Peter Hanzel, Project Arthur, Suncoast Parkway, Urban Land Institute

Wiregrass Ranch names COO

October 19, 2016 By Kathy Steele

Scott Sheridan is a familiar face at Wiregrass Ranch.

As senior vice president of King Engineering Associates Inc., he has been involved from the start in the master-planned community’s development. Since 2004, he has taken on various roles with the planning, engineering and permitting of the project.

Sheridan now is putting on a new hat for the Wiregrass Ranch development company Locust Branch LLC.

Scott Sheridan is the new chief operating officer for Locust Branch LLC, the development company for Wiregrass Ranch.
Courtesy of Locust Branch LLC                           Scott Sheridan is the new chief operating officer for Locust Branch LLC, the development company for Wiregrass Ranch.

He is the company’s first chief operating officer, according to a news release from the development company.

His goals as chief operating officer will be to oversee the upcoming growth at Wiregrass Ranch, as it moves into a new phase of development.

“Under (Scott’s) leadership and expertise, we are confident that Wiregrass Ranch will thrive as the region’s premier master-planned development,” Bill Porter, president of Wiregrass Ranch, said in the release.

The construction of the satellite campus of Raymond James Financial is among the future projects in the development of regional impact.

The financial services company closed on a land deal in September to buy 65 acres of ranch property from the Porter family.

The Fortune 500 financial giant could build as much as 1 million square feet of offices near State Road 56 at Mansfield Boulevard, and bring hundreds of jobs to Pasco County.

Wiregrass Ranch is a 5,100-acre mixed-use community in the Wesley Chapel area. It is home to The Shops at Wiregrass, Florida Hospital Wesley Chapel, Florida Medical Clinic, North Tampa Behavioral Health and the Porter Campus of the Pasco Hernando State College.

Sheridan is a Florida registered landscape architect and an active member of the Urban Land Institute, a nonprofit research and education organization. ULI provides a forum for more than 40,000 members in the real estate and land use professions.

Sheridan shares his expertise with the ULI’s statewide Urban Development and Mixed Use Council.

In 2014, Governor Rick Scott appointed him to the Tampa Bay Regional Planning Council for Hillsborough County.

Sheridan has a bachelor of science degree in urban and regional planning from Cook College at Rutgers University.

He worked for more than five years at Heidt Design as a landscape architect. He later worked in the land planning department at King Engineering for more than 14 years, and was a member of the board of directors.

Published Oct. 19, 2016

 

Filed Under: Local News Tagged With: Cook College at Rutgers University, Florida Hospital Wesley Chapel, Florida Medical Clinic, Fortune 500, Heidt Design, King Engineering Associates Inc., Locust Branch LLC, Mansfield Boulevard, North Tampa Behavioral Health, Pasco-Hernando State College, Porter Campus, Raymond James Financial, Rick Scott, Scott Sheridan, State Road 56, Tampa Bay Regional Planning Council, ULI Urban Development and Land Use Council, Urban Land Institute, Wesley Chapel, Wiregrass Ranch

Hotels go up as tourism grows in Pasco

August 10, 2016 By Kathy Steele

Pasco County’s hotel market is thriving.

Five hotels are either under construction, closing in on a groundbreaking or will open within months.

A new Hilton Garden Inn is the most recent to complete permitting, with a construction start now in the offing.

The 125-room, six-story hotel is rising off of State Road 56, at Maple Silver Parkway.

Hilton Garden Inn is under construction at Northpointe Village, off State Road 54 and Suncoast Parkway. (Kathy Steele/Staff Photos)
Hilton Garden Inn is under construction at Northpointe Village, off State Road 54 and Suncoast Parkway.
(Kathy Steele/Staff Photos)

Another 110-room Hilton Garden Inn at Northpointe Village, on State Road 54 at the Suncoast Parkway, is expected to open in three to four months.

Off State Road 56, an 80-room Holiday Inn Express is well under way, next to the construction site for the Florida Hospital Center Ice sports complex.

The ice complex is expected to open by Labor Day, and play a significant role in boosting Pasco’s sports tourism industry.

Developers of Cypress Creek Town Center, on the north side of State Road 56, are planning a 130-room Hyatt Place Wesley Chapel hotel.

And, Wiregrass Ranch is set to build a 92-room Fairfield Inn & Suites, also off State Road 56.

The hotel expansion comes as Pasco County is looking at another record-breaking year for tourism, with the county’s cash register jingling with bed tax dollars from hotel stays.

Pasco County’s Tourism Manager Ed Caum anticipates hitting $1 million in revenues from the bed tax, exclusively paid by hotel guests who live outside of Pasco.

To date, he said revenues are about $856,000, a 4.6 percent increase over projections.

Holiday Inn Express will open next to Florida Hospital Center Ice sports complex, off State Road 56 near Interstate 75.
Holiday Inn Express will open next to Florida Hospital Center Ice sports complex, off State Road 56 near Interstate 75.

In the last 18 months, hotel occupancy has been about 72 percent to 75 percent. And, the average daily hotel rate is $8 higher than last year.

“Now there is more demand, so there’ll be more supply,” Caum said.

Pasco currently has about 3,600 hotel rooms. More than 600 rooms will be added from the new hotels.

In 2013, an Urban Land Institute study predicted that Pasco would add about 75 rooms a year through 2020.

By that yard stick, Caum said, “We’re actually ahead of projections.”

While business travelers still fill up most of Pasco’s hotel rooms, Caum said more leisure travelers are coming into the mix.

That market is expected to grow as the county reaps benefits from tourist destinations such as Tampa Premium Outlets, more retail and restaurants at Cypress Creek Town Center, Florida Hospital Center Ice, SunWest Park and TreeHoppers Aerial Adventure Park.

About 6,000 people are employed by the hospitality industry in Pasco, including at hotels and restaurants. Supportive businesses indirectly account for more than 12,000 additional people being employed.

“That’s huge,” said Caum.

Published August 10, 2016

Filed Under: Local News Tagged With: Cypress Creek Town Center, Ed Caum, Fairfield Inn & Suites, Florida Hospital Center Ice, Hilton Garden Inn, Hilton Garden Inn at Northpointe Village, Hyatt Place Wesley Chapel, Maple Silver Parkway, State Road 54, State Road 56, Suncoast Parkway, SunWest Park, Tampa Premium Outlets, Treehoppers Aerial Adventure Park, Urban Land Institute, Wiregrass Ranch

Governor slashes some budget items

March 30, 2016 By Kathy Steele

Pasco County had some hits and misses in the 2017 state budget.

Gov. Rick Scott signed a statewide budget bill of about $82 billion on March 17. But not before he slashed about $256 million in vetoed items, including $11 million sought for the proposed performing arts center at the Pasco-Hernando State College.

However, he spared some Pasco projects including $450,000 for repairs and upkeep at the Baldomero Lopez Memorial Veterans Nursing Home in Land O’ Lakes and $53,500 for the Pioneer Florida Museum & Village in Dade City.

Gov. Rick Scott vetoed a proposed $750,000 grant to help restore the Capt. Harold B. Jeffries House in Zephyrhills. (File Photo)
Gov. Rick Scott vetoed a proposed $750,000 grant to help restore the Capt. Harold B. Jeffries House in Zephyrhills.
(File Photo)

The performing arts center is planned for joint uses between the college and Pasco County Schools. It likely will be built on property near the Pasco-Hernando State College’s Porter Campus at Wiregrass Ranch.

In two prior years, requests of $10 million each made it through safely. This is the first rejection for a project expected to cost as much as $60 million.

“It’s disappointing, but we understand it’s a complex statewide budget,” said Lucy Miller, spokeswoman for the state college. “There’s always another year we can vie for funds. It’s a fact that we have to look at other options and see what’s out there.”

Miller noted, however, that it’s unlikely to be a private donor with deep enough pockets to foot such a large bill.

Planning for the project will move forward, she said.

The college currently operates a performing arts center in a 620-seat theater on its West Campus in New Port Richey. The proposed facility would have up to 3,000 seats, and could serve as training ground for college and high school performing arts’ students.

It also has potential for conferences, conventions, trade shows and high school graduation ceremonies.

A 2013 study by the Urban Land Institute found that Pasco lacks sufficient cultural and arts venues, and should consider using revenues from the Penny for Pasco program to support such projects.

Scott also rejected some other Pasco projects.

He cut $250,000 to help reopen the Moore Mickens Education Center in Dade City and $75,000 to restore the historical Capt. Harold B. Jeffries’ house in Zephyrhills.

The Moore Mickens school was Pasco’s first school for black students. In more recent years, the school provided adult education, a Cyesis program for pregnant teenagers and an early childhood education program for child care workers.

School officials closed Moore Mickens in 2015 and transferred its programs to other sites.

The request for the Jeffries’ house in Zephyrhills landed on the annual “turkey watch” list issued by Florida Taxwatch.

Built in 1912, the structure is the original home of Jeffries, the Civil War veteran who settled Zephyrhills in the hopes of bringing other war veterans with him.

The private, nonprofit Taxwatch group doesn’t judge a project’s worthiness, but singles out projects for a lack of transparency and accountability.

According to Taxwatch, the request for the restoration funds didn’t go through the historical properties grant process.

Another project on the turkey list escaped the veto pen: Scott led stand a request for $750,000 for a multi-modal trail across U.S. 19 in New Port Richey.

Other winners in Pasco are the STEM aeronautics academy at Sunlake High School and other locations, with $750,000; Dade City, with $400,000 for a storm water project; Pasco Sheriff’s child protective unit, with $400,000; Lighthouse for the Blind in Pasco and Hernando counties, with $100,000; and $250,000 for a new kitchen for the Senior Elderly Nutrition Program in Land O’ Lakes.

Sometimes persistence pays off.

Last year, Gov. Scott vetoed a similar request for the kitchen. He also scuttled a larger request of $1.9 million for Dade City’s storm water initiative.

Published March 30, 2016

Filed Under: Local News Tagged With: Baldomero Lopez Memorial Veterans Nursing Home, Capt. Harold B. Jeffries, Dade City, Florida TaxWatch, Land O' Lakes, Lighthouse for the Blind, Lucy Miller, Moore Mickens Education Center, New Port Richey, Pasco County, Pasco-Hernando State College, Penny for Pasco, Pioneer Florida Museum & Village, Porter Campus at Wiregrass Ranch, Rick Scott, Senior Elderly Nutrition Program, Sunlake High School, U.S. 19, Urban Land Institute, Zephyrhills

Key to county growth: More public buses

January 8, 2014 By Michael Hinman

It was years in the making, and some said at least several years too long. But last spring, Pasco County Public Transportation — which manages the mass transit system in the county — finally connected Zephyrhills and New Port Richey with a bus.

The trip takes less than two hours, and riders can take advantage of it simply with a $3.75 day pass.

Bus stops like this one on State Road 54 will have to become much more commonplace in the coming decade as Pasco County works to lead the Tampa Bay region in smart growth.
Bus stops like this one on State Road 54 will have to become much more commonplace in the coming decade as Pasco County works to lead the Tampa Bay region in smart growth.

But if Pasco wants to find a way to lead the suburban growth of the greater Tampa Bay area, it’s going to have to create a network much stronger than that, according to the Urban Land Institute.

“There is very little transit here in the county, as you all know,” said Bill Lawrence, managing director with T.R. Advisors in Boston, who joined the independent growth and development analytical group in a presentation to the county late last year. Yet, while some of that blame falls to county officials, it is part of a much broader problem.

“The transportation planning function in the region really is in disarray,” Lawrence said. “The (high-speed) train to Tampa has been defunded, and the transit initiative in Hillsborough has not been passed.”

The number of cars traveling Pasco roads is growing faster than the roads can be upgraded, Lawrence said. There already are daily traffic bottlenecks in areas like Land O’ Lakes Boulevard and State Road 54, as well as the interchanges around Interstate 75 and the Suncoast Parkway.

While adding lanes will help accommodate the traffic in a county that has grown 143 percent in the last 30 years — the key is an expanded mass transit system, which means changes must come to PCPT.

The system currently runs 10 routes, including the cross-county route along the State Road 54 corridor, compared to the nearly 50 routes operated by its southern neighbor, Hillsborough County.

But how would such expansions be paid for, especially with Pasco County facing a $14 billion shortfall in the current planning cycle?

Lawrence suggested that 5 percent of all transportation funding be earmarked to advancing public transit in the county.

“Most of this would be picked up by local development fees, and there is in place this mobility fee that is supposed to address some of that,” Lawrence said. “I am not sure how that would work, or how much money it would actually raise, although it provides incentives to offset land uses that are desirable, like transit-oriented development, which is a good thing.”

Mobility fees may have some problems getting traction in terms of additional revenue since county officials have waived or reduced such fees in the past to help attract new development to the county.

While jobs are growing in Pasco County by more than 3,000 per year, government officials can’t forget that many Pasco residents — around half by Lawrence’s projections — still travel into Hillsborough and Pinellas counties each day to work. Addressing this need could come through bus rapid transit, something that is now being tried in Hillsborough County, and could be expanded at some point into Pasco.

Transit will always remain a subsidized offering of the county, but the importance lies not just in moving the workforce around, but also in making Pasco an attractive place for business, Lawrence said. Transportation is one of the key issues businesses look at when trying to find business hubs for its operations, and many grants and other funding also hinge on the diversity and effectiveness of transportation options in an area.

Filed Under: Land O' Lakes News, Local News, Wesley Chapel/New Tampa News, Zephyrhills/East Pasco News Tagged With: Bill Lawrence, Pasco County Public Transportation, T.R. Advisors, Urban Land Institute

Developers detour elevated road after concerns raised

October 30, 2013 By Michael Hinman

Plans to build a 33-mile elevated highway across Pasco County hit its first roadblock last week after the developer of the project reportedly asked for more time.

The Florida Department of Transportation agreed to leave open its request for other competing proposals until December, six weeks after its original deadline of Oct. 23. Wayne Middleton, a partner with International Infrastructure Partners LLC — the company that is looking to build the road — said a recent report from the Urban Land Institute, as well as a recommendation to build a managed bus line along the route, instead prompted their request for a delay.

If an elevated road like this one near downtown Tampa is ever built in Pasco County, it will take a little longer. International Infrastructure Partners, which proposed the privately funded project, has received a six-week extension from state transportation officials as it possibly rethinks its strategy. (File photo)
If an elevated road like this one near downtown Tampa is ever built in Pasco County, it will take a little longer. International Infrastructure Partners, which proposed the privately funded project, has received a six-week extension from state transportation officials as it possibly rethinks its strategy. (File photo)

“Given these reasons and the anticipated additional cost to build, IIP and its partners need more time and clarity from all parties affected as well as those parties that will benefit from our proposal,” Middleton said in a letter to the FDOT.

That delay will give other groups until Dec. 9 to submit their proposals and pay the $10,000 application fee, according to FDOT spokeswoman Kris Carson.

The Urban Land Institute has yet to provide a detailed report of its findings studying growth issues in Pasco County. However, in a presentation made to Pasco County Commissioners earlier this month, the independent growth and development analytical group did express concern about plans to build the elevated toll road.

Charles Long, a consultant from Oakland, Calif., who addressed transportation issues in the county on behalf of ULI, said the biggest problem about the elevated road proposal was the speed of which it was coming together.

“We think it would be important to step back and have a regional discussion about all the options and all the funding choices before you actually move ahead with that project,” he said. “That project is going to have very, very significant negative impacts, and that is not something you want to rush into.”

John Knott Jr., of CityCraft Ventures LLC of Charleston, S.C., who also joined in the ULI presentation, quoted what he said was an old saying in the business: “If you’re a hammer, you’re always looking for the nail.”

“If you plan for transportation, you will get more transit, and you will get more traffic,” he said. “If you get more quality of life, and look at the underlying issues and attack them, you can generally end up with multiple solutions that are generally less costly and create a high quality of life.”

IIP proposed the elevated road in June, requesting the state give up median right of way along the State Road 54/56 corridor so that such a privately funded road could be built. The developers didn’t offer cost estimates, but using the six-mile elevated portion of the Lee Roy Selmon Expressway as a model from 2004, it could cost at least $70 million per mile to build, or a total price tag of $2.3 billion.

Although FDOT answered various questions about its request for proposals believed to be from various groups interested, Carson said no other bids were received by the Oct. 23 deadline. If the same happens by the December deadline, IIP could be the only private builder standing.

The road has met some opposition in the county, primarily from businesses afraid of potential customers bypassing them on an elevated road. John Hagen, president and chief executive of the Pasco Economic Development Council, however, told The Laker/Lutz News last week that the only people planning to take the road were those likely not going to stop at local businesses along the way anyway.

“The idea that you’re going to attract more business somehow as we turn the place into a parking lot is something to rethink here,” Hagen said. “A way for local businesses to get more business is to separate out the people who are not planning to stop anyway — who are just wanting to get across the county — and opening up the surface roads to local traffic.”

Filed Under: Land O' Lakes News, Local News, Lutz News, Wesley Chapel/New Tampa News, Zephyrhills/East Pasco News Tagged With: Charles Long, CityCraft Ventures, elevated road, Florida Department of Transportation, International Infrastructure Partners, John Knott, Urban Land Institute, Wayne Middleton

County must find ways to work with cities, ULI says

October 30, 2013 By Michael Hinman

“Just say no” is the mantra Pasco County officials have been told to adopt when it comes to new development. That is, until they get to the eastern side of the county.

Often overlooked in favor of the coastal side of the county, and more recently the southern tier, Zephyrhills and Dade City have a lot going for them. And county commissioners need to pay close attention to make it work right.

That was the advice of the Urban Land Institute, the independent growth and development analytical group that have explored the ins and outs of the county. Experts from the group made their first major presentation to commissioners earlier this month, telling them they have to work much closer with the communities, both incorporated and not.

“The regional plan of the county and the plans of the towns need to be bought forward and aligned,” said Dan Slone, a ULI representative from Richmond, Va. “Towns need to participate. They need to develop standards that align with the surrounding area.”

That means even cities like Zephyrhills and Dade City will have to plan not just for the growth of those in those municipalities, but also for the county as a whole. County commissioners and city leaders have to work together as one team to promote progress in Pasco.

Ways to do that include matching design standards, for instance. Right now, Zephyrhills may prefer new buildings constructed in one way that’s different from Dade City, which in turn may be different from Port Richey. And all may be much different from what Pasco County is doing.

Both the towns and the county need to find common ground on areas that could affect overall growth, and then stay on that same page moving forward.

“You can’t separate the towns from your development area, but they will have to harmonize,” Slone said. “They don’t have to say the same thing, as with any song, you’re weaker if everyone is the same. They need to be different notes, but they need to work together.”

That would then expand city issues into countywide ones. Like how Zephyrhills may deal with brownfields, for example. Brownfields are open land that was once used for something else, typically contaminating the soil underneath.

Yet, while many think of chemical contamination from factories and the like, Zephyrhills City Councilwoman Jodi Wilkeson says her community deals more with contamination caused by high-density agriculture. And now, Zephyrhills is looking at how they can convert that land for future use.

“There are several thousand acres that are assembled in this corridor around the Zephyrhills industrial area,” Wilkeson said, pointing out the city’s municipal airport area off Chancey Road. “There really is a very focused target there for big users, but there is going to need to be some incentives available to get those big users.”

City officials already are working on a plan to widen runways at the Zephyrhills airport to 100 feet from the current 75, which they hope will accommodate larger planes. And while they may have missed out on opportunities to lure in companies like Amazon.com in recent months, there could be other possibilities.

Michele Baker, Pasco’s county administrator, agrees that more collaboration is needed.

“We cannot do it alone,” she said. “It requires better dialogue between us and the cities, and us and the development community to seek out the opportunities for us to take advantage of.”

Obstacles facing Pasco County
The Urban Land Institute outlined the key areas that are holding Pasco County back. They include:
• Absorption and Projections — Approved growth far exceeds the county’s absorption capacity, meaning it will take decades for all the approved developments to actually be built.
• Sustainable Site Systems — Pasco needs to increase the priority for quality of life services, like affordable housing and transportation.
• Transportation Planning and Funding — Pasco needs to collaborate on regional transportation services, working with other counties to make everything connect.
• Economic Development — The biggest focus here must be on the medical industry as well as ecotourism.
• Shaping Strategies — County planners have to think further out with more effective plans to make future growth work.
• Leadership — Get rid of old habits. It’s holding the county back.
• Fiscal — The overall vision needs funding. That means reconsidering the gas tax, and possibly increasing the tourism room tax.

Filed Under: Local News, Zephyrhills/East Pasco News Tagged With: Dade City, Dan Slone, Jodi Wilkeson, Urban Land Institute, Zephyrhills

Embrace medical growth, ditch old habits, experts say

October 16, 2013 By Michael Hinman

Nancy Reagan made the saying popular in the 1980s, and it’s time Pasco County learns it: Just say no.

That was the recommendation of the Urban Land Institute, the independent growth and development analytical group that has spent the past five years exploring the ins and outs of the county.

And in its first major presentation of its findings in a meeting last week, ULI officials said Pasco has approved enough residential and commercial development that would keep builders busy — until 2088.

If Pasco County wants to become a major player in the development and growth of the Tampa Bay area, it has to really focus on the medical industry. That means empty land like this surrounding Florida Hospital Wesley Chapel will need to be filled with supporting medical offices, officials said. (Photo by Michael Hinman)
If Pasco County wants to become a major player in the development and growth of the Tampa Bay area, it has to really focus on the medical industry. That means empty land like this surrounding Florida Hospital Wesley Chapel will need to be filled with supporting medical offices, officials said. (Photo by Michael Hinman)

“This condition presents tremendous challenges to the master planner,” said Dan Conway, an urban land economist from Denver who works with ULI. “Supply outpaces demand by a factor of 8-to-1.”

That number caught retiring County Commissioner Pat Mulieri by surprise.

“I think it’s interesting, the idea that we have to say no,” Mulieri said after the meeting. “We recently started not spreading (new development) like peanut butter, but I didn’t know we had enough for 75 years. I would be 150 by the time they had it all built.”

The oversupply shows growth management in Pasco is out of control, Conway said, and could also affect overall values. By not focusing on key geographic areas — especially those areas that are already set up for utilities and other services — the growth in Pasco could easily become more expensive than the county can bear.

Over the next decade, the Tampa Bay region will average about 25,600 new jobs each year, bringing 53,000 new people into the area annually. Of that, 3,600 jobs will be created in Pasco each year, causing population to grow by 11,000.

And a third of those jobs, not surprisingly, will come from health care, said April Anderson Lamoureux, an economic development expert who worked under Massachusetts governors Mitt Romney and Deval Patrick, who now lends her services to ULI.

“You need to review all your public expenditures throughout the county and think of new ways to drive those dollars,” Lamoureux said. “And 25 percent of that marketing should go exclusively to the health market. This includes going to health companies, pitching them to locate in Pasco, and developing tools specific to the industry that will entice them to pick Pasco over other viable opportunities.”

The health care market in Pasco has exploded, especially in the central part of the county, where two new hospitals have been built in recent years. Pasco has to ensure the appropriate supporting medical facilities and doctor offices surround the hospitals.

Not only does the county have to attract the right companies, but it also needs to provide the necessary infrastructure — like workforce housing, efficient public transportation, and the appropriate retail and pedestrian routes to support the employee base that would work on these expanded campuses.

“Career academies are a terrific resource, but we should be careful not to dilute the offerings,” Lamoureux said. Instead, the county could focus on specific medical disciplines.

County Administrator Michele Baker said she took 10 pages of notes throughout the ULI presentation, and would need some time to absorb all the information shared. She does agree, however, that it’s time to cast away some of the old habits — like approving new development without considering its future impact — and make room for some new ones.

“I’ve been here for 20 years, so some of those old habits might be mine,” Baker said. “I might have to do a little gut-check myself.”

The key to successful growth would be a stronger working relationship between the county and its incorporated towns, a relationship that has never been solid. Yet, consistency across the board is going to be necessary to get Pasco back on the right development track, and that means having cities like Zephyrhills and New Port Richey as partners will be key.

“We cannot do it alone,” Baker said. “It requires better dialogue between us and the cities, and us and the development community to seek out the opportunities for us to take advantage of.”

Obstacles facing Pasco County
The Urban Land Institute outlined the key areas that are holding Pasco County back. They include:
• Absorption and Projections — Approved growth far exceeds the county’s absorption capacity, meaning it will take decades for all the approved developments to actually be built.
• Sustainable Site Systems — Pasco needs to increase the priority for quality of life services, like affordable housing and transportation.
• Transportation Planning and Funding — Pasco needs to collaborate on regional transportation services, working with other counties to make everything connect.
• Economic Development — The biggest focus here must be on the medical industry as well as ecotourism.
• Shaping Strategies — County planners have to think further out with more effective plans to make future growth work.
• Leadership — Get rid of old habits. It’s holding the county back.
• Fiscal — The overall vision needs funding. That means reconsidering the gas tax, and possibly increasing the tourism room tax.

Filed Under: Land O' Lakes News, Local News, Lutz News, Top Story, Wesley Chapel/New Tampa News, Zephyrhills/East Pasco News Tagged With: April Anderson Lamoureux, Dan Conway, Michele Baker, Pat Mulieri, Urban Land Institute

They are coming, will Pasco be able to build it?

October 9, 2013 By Michael Hinman

For decades, the population center of Pasco County has been on its western, coastal side. Areas surrounding Port Richey and New Port Richey have always been the focus of activity thanks to their proximity to Pinellas County.

But by 2025, that could all change. The southern portion of Pasco County, which as late as 1990 had population rivaling only the northern rural parts of the county, will not only overtake the New Port Richey area, but will become the most populous in Pasco.

The population of Pasco County is shifting from the western side, which officials have called ‘The Harbors,’ to the southern side. By 2040, areas like Wesley Chapel and Wiregrass Ranch could have 309,000 people, a population jump of more than 900 percent since 1990. (Image courtesy of Pasco County)
The population of Pasco County is shifting from the western side, which officials have called ‘The Harbors,’ to the southern side. By 2040, areas like Wesley Chapel and Wiregrass Ranch could have 309,000 people, a population jump of more than 900 percent since 1990. (Image courtesy of Pasco County)

The area, which includes Wesley Chapel and Wiregrass Ranch, could reach as high as 309,000 people by 2040, putting Pasco on the path to 1 million residents. And the county will have to be ready.

“We have a big responsibility in the Tampa Bay area,” Melanie Kendrick, senior planner in Pasco County’s economic development department, told members of the Greater Wesley Chapel Chamber of Commerce late last month. “As companies are looking to come to this area, and companies in Hillsborough and Pinellas are expanding, they don’t have the room. And great cities grow north.”

In 1990, the southern portion of the county — which officials are calling “Gateway Crossings” — had just 30,500 residents, compared to the nearly 142,000 on the western side. In 2010, Gateway Crossings expanded to a little less than 120,000, a jump of 293 percent, while the western side grew just 28 percent to 182,000.

By 2025, Gateway Crossings is expected to grow to 214,000 people compared to 194,000 on the western side, according to numbers provided by Pasco County officials.

Already, 94 percent of Pasco’s population resides in the unincorporated areas.

“If the Pasco County Commission were a city commission, we would be the 12th largest city in the state,” Commissioner Kathryn Starkey said at the chamber meeting. “It’s an interesting challenge for us as commissioners as we have to act like a city commission, while other commissions like the one in Pinellas actually controls very little with so many incorporated areas there.”

Pasco is one of the fastest growing areas in the state, but still exports 90,000 people a day to Hillsborough and Pinellas counties, while importing just 40,000.

“If we could get people to work here in the county, we could bring our wages up,” Kendrick said.

To make that growth work, planning had to start a long time ago, and the county is getting its act together, Starkey said. One of the first major issues the commission had to address once Starkey arrived was the permitting process, which she described as a “disaster.”

“We were known as a difficult place to do business,” Starkey said. “We still are, but we are working on that.”

Permitting has been streamlined, removing a lot of red tape that existed before, with the hopes that smart growth will be encouraged by the private sector. That does mean, however, building up rather than out. Density is going to be key, but Pasco will need the infrastructure to support it.

Already, key areas like U.S. 41 and the Suncoast Parkway junctions with State Roads 54 and 52 have more than 2 million people living within a 40-minute drive time. Wiregrass Ranch already is not far behind with 1.92 million people within a couple gallons of gas.

Yet, Pasco still wants to keep its community spirit with aspects like sidewalks and neighborhoods. Yet, some traffic arteries must remain arteries.

“State Road 54 will not be a main street,” Kendrick said. “It will not be walkable, ever.”

Communities are springing up on either side of State Road 54, which are pedestrian-friendly, but the county is going to need a much expanded road system to carry the incoming population and avoid traffic gridlock.

“You can see the numbers coming into the area, and they are not going to fit on (State Road) 54,” Starkey said. “You could walk faster.”

The county, however, will have to find ways to pay for it. Property taxes already are lower than 60 other counties in the state, Kendrick said, and the recent failure of the additional gas tax by the county commission is going to make it nearly impossible to build more roads in the foreseeable future.

“We’ve had to build $8 million out of the budget to fund roads, and we are going to have to do something to fill that gap,” Starkey said. “It’s going to be a challenge.”

Representatives from the Urban Land Institute, which is helping Pasco County officials with long-range economic development plans, are visiting this week to follow up on recommendations made five years ago. Further suggestions on how to enhance and support growth in the county will be made in the coming months.

Filed Under: Land O' Lakes News, Local News, Lutz News, Top Story, Wesley Chapel/New Tampa News, Zephyrhills/East Pasco News Tagged With: Kathryn Starkey, Melanie Kendrick, Pasco County Economic Development, Urban Land Institute, Wesley Chapel, Wiregrass Ranch

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01/29/2021 – One Book, One Night

The Hillsborough County Public Library Cooperative will host “One Book, One Night” on Jan. 29 at 6:30 p.m., for teens and adults. Participants can start online as the beginning excerpt of the book “The Necklace” by Guy de Maupassant, is read in English, Spanish and French. For information and to register, visit the calendar feature at HCPLC.org. … [Read More...] about 01/29/2021 – One Book, One Night

01/30/2021 – Toddler craft

The Pasco County Library Cooperative will host a virtual craft for toddlers on Jan. 30 at 2 p.m. Participants can learn how to make a paper plate shark. To view the video, visit Facebook.com/cplib. … [Read More...] about 01/30/2021 – Toddler craft

01/31/2021 – Nova Era performs

The Pioneer Florida Museum and Village, 15602 Pioneer Museum Road in Dade City, will host a live performance by the classical music group Nova Era on Jan. 31 from 3 p.m. to 6 p.m. The ensemble performs in handcrafted 18th-century costumes and ornate, powdered wigs. Gates open at 2 p.m. There will be heavy hors d’oeuvres and a cash bar. This is an outdoor event. Guests should bring lawn chairs. No cooler or pets. Masks are required inside the buildings. Social distancing will be in place. Advance tickets are $25, or $30 at the door (if available). For information and tickets, visit PioneerFloridaMuseum.org. … [Read More...] about 01/31/2021 – Nova Era performs

02/01/2021 – Yarn hearts

The Hugh Embry Library, 14215 Fourth St., in Dade City, will offer a craft kit for adults on Feb. 1, all day. Pick up a kit, while supplies last, to learn to make a yarn heart. For information, call 352-567-3576. … [Read More...] about 02/01/2021 – Yarn hearts

02/03/2021 – Jewelry-making

The Pasco County Library Cooperative will offer a virtual jewelry-making class for adults on Feb. 3 from 2 p.m. to 4 p.m., via Zoom. Participants can learn how to make a bracelet or necklace with strung beads, and how to attach a purchased clasp. Minimal supplies (there is a list) are required. No experience is necessary. Registration is a must by emailing the South Holiday Library at . … [Read More...] about 02/03/2021 – Jewelry-making

02/04/2021 – Dungeons & Dragons

The Pasco County Library Cooperative will present “Taste of Dungeons & Dragons” on Feb. 4 from 6:30 p.m. to 9 p.m. During the month of February, Pasco libraries and Parks & Recreation are teaming up to host a beginner-friendly virtual environment for ages 17 and older who want to learn about the cooperative story-telling game that uses dice and rules to complete missions. Every registered player will receive a starter kit and guidance. Each week will feature a new Dungeon Master to lead the players. There is a limit of six players per session, and a limit of one session per player. Players must have computer and internet access, and a (free) Roll20 account. Registration is required. For information, contact Amaris Papadopoulos at 727-861-3020 or . … [Read More...] about 02/04/2021 – Dungeons & Dragons

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