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Asturia Corporate Center

UPS becomes final occupant in spec building project

January 25, 2022 By Special to The Laker/Lutz News

The Asturia Corporate Center, a speculative building project supported by Penny for Pasco funding, has reached full occupancy, according to a Pasco Economic Development Council Inc., news release.

UPS has become the final tenant in the 235,000-square-foot building that is now filled to  capacity, with a mix of occupants, representing various target industry sectors.

Taxpayer funds, generated through Penny for Pasco revenues, have supported this speculative building project, which is now 100% occupied by a mix of tenants, bringing new job opportunities to Pasco County. Voter-approved Penny for Pasco revenues are designated for a variety of uses, including economic development, public safety vehicles and equipment, conservation of land and natural resources, transportation infrastructure, and enhancements to school facilities. (Courtesy of Pasco Economic Development Council Inc.)

Building speculative space is a risky business considering the costs of developing infrastructure, the Pasco EDC release points out.

“Early in the current development cycle, the Penny for Pasco, a Pasco taxpayer approved $0.01 sales tax, helped bridge capital gaps with loans to developers willing to build speculative space,” the release adds.

The goal of bringing new office and industrial space to market to attract new and expanding industries has proved successful, the release continues.

“In 2018, Pasco County Commissioners approved a 10-year, $7 million Penny for Pasco loan to HP Asturia, LLC (Harrod Development) to build Asturia Corporate Center, a $26 million, 235,000-square-foot speculative “Flex-Industrial” project to meet the demands of Pasco’s rapidly growing industrial sectors.

“Many companies don’t have years to search for a location and build out an entire facility, and that’s why these speculative projects are so important,” Bill Cronin, Pasco EDC president/CEO, explained in the release.

“I can’t emphasize enough the importance of having a local government who truly understands the support our business community needs. Now Pasco is experiencing sustained growth and market demand attracting speculative development that would not be possible without the Penny for Pasco.”

Asturia Corporate Center’s tenant mix includes UPS, Lowe’s, Stratford Care and Belmar— bringing 286 new jobs to Pasco, when all the tenant improvements are completed, the release says.

It is expected to create up to 400 total jobs created over the life of the leases, the release adds.

The news release also points out that once fully completed, the project is expected to bring close to $35 million, annually, in positive economic impact to Pasco’s Gross County Product over the next 10 years. Those figures are based on estimates from Pasco County’s Office of Economic Growth, according to the release.

The county board chairwoman also weighed in.

“The success of the Asturia Corporate Center is a perfect example of Pasco’s Master Planned Unit Development (MPUD) strategy.

“We encourage developers to design business parks into their residential developments, and when we work together, great companies with high paying jobs want to move to Pasco,” Pasco County Commission Chairman Kathryn Starkey, said in the release.

Penny for Pasco has twice been approved by Pasco voters. It is a tax, paid at the rate of 1 cent per each dollar per sale, up to a sales amount of $5,000, according to the Pasco County website.

The funds are designated for economic development, public safety vehicles and equipment, conservation of land and natural resources, transportation infrastructure improvements, and enhancements to educational facilities.

The first Penny for Pasco Local Government Infrastructure Surtax was passed by Pasco County voters on March 9, 2004 and was in effect from Jan. 1, 2005 through Dec. 31, 2014, and collected more than $320,000,000.

On Nov. 6, 2012, voters approved the continuation of Penny for Pasco for 10 additional years, garnering support from 70% of the county’s voters. Under that vote, the county began collecting Penny for Pasco revenues in January 2015 and will continue collecting them through  Dec. 31, 2024.

Proceeds from the second round of Penny for Pasco are expected to exceed $700,000,000, the website says.

Published January 26, 2022

A closer look at Pasco County’s economic growth

July 20, 2021 By Kevin Weiss

Not many people understand the inner workings of Pasco County’s economy quite like David Engel, director of the county’s Office of Economic Growth.

Engel shared some of those insights as the featured guest speaker during The Greater Zephyrhills Chamber of Commerce July business breakfast at Golden Corral in Zephyrhills.

Engel’s office serves as the fiduciary and administrator of Penny for Pasco. It is tasked with executing the goals and strategies outlined in the county’s adopted Economic Development Plan and the Pasco County Commission’s adopted Strategic Plan.

In his role, Engel promotes economic development, job creation, and targeted industry recruitment and expansion for the Jobs and Economic Opportunities Trust Fund (Penny for Pasco) program.

David Engel (Courtesy of Pasco County)

Engel also provides oversight to the county’s Jobs and Economic Opportunities Committee.

He brings wide-ranging experience to the role, including more than 16 years of experience as a municipal planning director and transit-oriented development manager.

He also spent 10 years on Wall Street, as a senior research analyst, specializing in public finance, transportation and energy technology systems.

Workforce demographics
Engel’s 30-minute talk — during the July 1 gathering — was replete with details about Pasco’s evolving labor demographics.

In 1990, about 23% of the Pasco’s workforce commuted outside the county, which at that time was essentially a rural and agricultural county, Engel said.

By 2000, the out-of-county workforce commuter figure ballooned to 42%, and now, it’s roughly 46%.

Engel put those facts into perspective: “What that means is there’s 200,000 people that are working in this county, 46% of them get in the car and drive elsewhere, and that’s why, driving over today at 5:50 this morning, I hit traffic on (State Road) 54, if you can believe it, because the Suncoast Parkway’s the main commuter for the Tampa Bay area.”

Despite frustrating traffic pileups, Engel emphasized that the Pasco County Commission is “committed to a balanced lifestyle” incorporating a place for residents to live, work, play, learn and celebrate culture.

Engel is a member of the American Institute of Certified Planners and holds a master’s in city and regional planning from Rutgers University.

He said through smarter development initiatives, the county is “providing a more inclusive environment so that people that live here can work here, they can send their kids to good schools, (and) there’s options.”

The county, he said, is refocusing its intention to create development that’s aesthetically pleasing and provide more than houses.

“We’re creating communities, not subdivisions,” Engel said.

His office also focuses on job skills training.

He said that the No. 1 question prospective businesses have is: “Where are my people going to live, and how am I going to get to work?”

Pasco’s unemployment rate is below both the state and region’s jobless rate.

He attributes that to the county’s “very sustainable, good economy.”

Engel also touted the benefits offered through programs such as CareerSource and AmSkills. The programs help people to attain skills, which improves their opportunities to land good jobs. And, it helps companies that have a need for trained workers.

Only 4.6% of the jobs in the county are in the manufacturing sector, Engel said.

But, he said, they are high-paying jobs and give young people good opportunities.

Engel also highlighted the increasing need for private employers to find buildings that are ready to house their operations.

When he joined the county three years ago, Engel said, inquiries would come in from companies looking to relocate to the area that would require 10,000 square feet to 15,000 square feet of workable space, within two months.

Satisfying the surging demand was a problem at the time.

“We had no inventory,” he said. “We really didn’t have the infrastructure to deal with the demand in the county.”

To resolve this matter, the county has what’s called Pasco Accelerated Development Sites (PADS) and Pasco Occupant-Ready Structure programs (PORS), funded through Penny for Pasco.

The programs provide “loans to support office and industrial-type development to provide the inventory here to absorb the demand that is coming in the door,” Engel said.

The county now has several hundred thousands of square feet of Class A office space up along the Suncoast Parkway and Northpointe Parkway (called NorthPointe Village), as well as State Road 54, near Ballantrae (called 54 Crossings). Asturia Corporate Center — a flex-industrial space along Lakepointe Parkway, in Odessa, has gone up, too.

There’s also demand for more light-industrial buildings — think spaces with 30-foot ceilings and loading docks — especially throughout East Pasco, the economic development expert said.

“We have so much demand for that. The east side needs it bad,” Engel said.

‘Trophy projects’ abound
The speaker went on to discuss a trio of what he referred to as “trophy projects,” in the county’s pipeline.

He first outlined Overpass Business Park, set on a 100-acre property at Old Pasco Road, that was formerly a county spray field.

The targeted industrial and office development master plan will support about 860,000 square feet, projected to create at least 1,500 new full-time jobs.

Commissioners approved a proposed incentive package to encourage the Rooker Company, based in Atlanta, to create an industrial park on the land.

It was initially made possible through a state grant in the waning days of former Florida Gov. Rick Scott’s administration, Engel said. The grant was to rip out old infrastructure and create a development-ready site.

Work began in February. A ribbon-cutting for the first industrial building is expected next summer.

This is a rendering of Avalon Park Wesley Chapel, an urbanized mixed-use development off State Road 54, including a mixture of residential, commercial and general office use.

The project is both ahead of schedule and under budget, Engel happily added.

A second notable project is the build out of the Lacoochee Industrial Area, which spans 90 acres near Bower and Coit roads.

The project area eventually will accommodate approximately 700,000 square feet of industrial/light industrial development to generate up to 1,000 new full-time jobs.

Community Development Block Grant and state appropriations are being combined toward rebuilding and repaving Coit Road, Bower Road and Cummer Road, he said.

Plans are in motion, as well, to construct a rail spur in the industrial area.

A targeted industry is already in place — The Reinforced Earth Company, which is a concrete product supplier that’s been hiring.

“Those are probably the first (new) jobs in Lacoochee in probably three or four decades that have been created,” Engel said.

The revitalization seeks to stimulate a community, in northeast Pasco, that’s been struggling since the sawmill company closed in 1959.

“It’s one of the most impoverished areas in the state of Florida. It’s sad, actually,” Engel said.

“When I first came here, I took a tour of the county. I saw a sign at a church that said, ‘No meals today,’ that’s how poor it is. The churches, because of the demand, had to turn people away for nourishment.

“They’re isolated and stranded, don’t have broadband service, the roads are in bad shape, people are living in actual shacks with metal roofs and vegetation (is) growing on them.”

Meanwhile, the picture is quite different in the Avalon Park Wesley Chapel development, which is located along State Road 54.

The urbanized mixed-use development situated on 215 acres will feature multi-story buildings with residential, commercial and general office uses.

The project calls for 2,695 residential units, 165,000 square feet of Class A office space and 190,400 square feet of commercial development. It is expected to generate 1,065 new full-time jobs, situated in a walkable neighborhood.

The owner-operator of the project is integrating public infrastructure, such as parking decks and roads, to meet the needs of the concentrated area.

Avalon Park Wesley Chapel will offer places to shop and work in its downtown hub that will be connected to its residential neighborhoods by tree-lined streets, walkways and bike paths.

Imagine restaurants, bakeries, coffee shops, bars and entertainment, hair and nail salons, as well as activities such as dance, gymnastic and karate studios.

The county offered up $32 million in ad valorem tax rebates to see the project through — with an expectation it will generate about $90 million in tax dollars on the backend.

Engel described Avalon Park as “a great project” creating “a downtown urban development for Wesley Chapel.”

Having a downtown area will help create a sense of place, where the community can gather, Engel observed.

He also noted its close proximity to Zephyrhills, making it convenient for the city’s residents to take advantage of Avalon Park’s offerings, if they choose to do so.

Challenges ahead
Elsewhere, Engel touched on multiple big-picture challenges the county faces in present and future.

One major task, he said, is identifying redevelopment opportunities, chiefly along older commercial corridors such as U.S. 19 and U.S. 301.

The corridors have the necessary infrastructure, but have long been synonymous for blight, graffiti and homelessness, issues that otherwise “really detracts from the hard-working community,” he said.

“That is stigmatizing this county,” said Engel. “You go out to other parts of this (Tampa Bay) area, (people) haven’t been up to Pasco in 20 years, and they’re just talking about U.S. 301 and U.S. 19 and how bad it looks, and they don’t have a clue, and we have to reeducate people using smart redevelopment.”

Another challenge for Engel’s office is finding additional ways to support Pasco’s small businesses — noting 80% of county businesses have fewer than 25 employees.

Penny for Pasco, in its current iteration, is only allowed to address target industries.

So, Engel and one of his staffers are using a small business engagement survey to better understand those business needs and desires.

A data-driven report will be presented to the county board, as Penny for Pasco funds are being authorized, Engel said.

Published July 21, 2021

State Road 54 West booming with development

April 11, 2018 By Kathy Steele

State Road 54, east of U.S. 41, tends to hog the spotlight on new development.

After all, it is home to premium commercial shopping meccas, including Tampa Premium Outlets and the now-rising star of Cypress Creek Town Center.

Brightworks Crossing, an apartment and retail project, is going up at Wesley Chapel Boulevard and State Road 54. And, other area development includes Florida Hospital Center Ice, luxury car dealerships, a thriving Shops at Wiregrass, and commercial and residential expansions at Wiregrass Ranch.

The master-planned community of Asturia, off State Road 54, will have single-family homes, apartments, shops and a corporate center. (Kathy Steele)

But, west of U.S. 41, with its large parcels of open land, the game of catch-up is on.

Apartments, single-family homes, offices, hotels and shops are under construction, awaiting permits, or have just cleared the rezoning hurdle.

The mixed-use, master-planned community of Asturia is among many new developments that are reshaping Pasco County’s future. The changes are particularly noticeable in Land O’ Lakes, on the north side of the state road from U.S. 41 to Starkey Ranch.

Construction sites and new development pop up – boom, boom, boom.

The progression of development is taking a natural course of following where land is available, said Lars Kier, president of the Central Pasco Association of REALTORS.

“It’s moving away from Wesley Chapel and Tampa,” he said. “It’s just a natural growth that way.”

Also, the western side of Pasco County is largely developed, he added.

Central Pasco and East Pasco are more rural.

“Real estate is establishing itself where it’s easier to develop,” Kier said. “With all the growth in Pasco, I would definitely think all of it is going to be pretty well-developed.”

Occasionally, the county’s rural past meets up with its urban future.

Down the entrance drive into Asturia, a small herd of cows munches grass on an open field. Behind them, construction workers raise the roofs on new homes.

But, Asturia isn’t all that’s happening.

From U.S. 41, west, there are the Shoppes at Ballantrae Village; Mystic Pointe apartments; Bexley by Newland Communities; Florida Hospital Central Pasco ER; Asturia Corporate Center; South Branch Ranch; and, Publix at Gunn Highway and Starkey Ranch.

A drive into Bexley reveals the Spring Hills Suites Marriott hotel under construction, and the Lakeside Walk apartments, which are preleasing.

Other locations on State Road 54 are filled with clusters of housing frames or smoothed over plots of ground, waiting for a construction start. Or, motorists can spot a sign planted in the dirt, “The Preserve New Homes” coming.

On the south side, for sale signs offer up large swaths of vacant land, waiting on the next development wave. Some parcels are newly rezoned, and need site plans and permitting before more development sprouts.

Some small commercial projects are visible, as well.

The DCI Professional Center at State Road 54 and Ogden Loop has a sign heralding a fall 2017 opening for the 18,000-square- foot office complex, across from Asturia.

So far, all that is finished there is a paved parking lot.

Stanley Steemer is nearing completion on State Road 54, just west of U.S. 41.

Sienna Village II is planned as an expansion of the existing Sienna Village, a small office complex off State Road 54, also just west of U.S. 41.

The expansion, at State Road 54 and Sofia Drive, will have 150,000 square feet of offices, and 30,000 for commercial.

Highlights of new development on State Road 54, from U.S. 41 to Starkey Ranch, include:

  • Shoppes at Ballantrae Village

The shopping center outside the master-planned community of Ballantrae includes DQ Grill & Chill, Domino’s Pizza, Dunkin’ Donuts, T-Mobile, Hungry Greek, a dental office and a spa.

Circle K convenience store is adjacent to the shops, at the entrance into Ballantrae.

  • Mystic Pointe apartments

The upscale, gated apartment complex will have 252 apartments, and a Key West vibe when construction is complete. Preleasing on one-, two- and three-bedroom apartments is underway.

The complex is between Bexley by Newland Communities to the west and Ballantrae to the east, off State Road 54.

  • Bexley by Newland Communities

The master-planned community is under construction on more than 1,800 acres, off State Road 54, east of Suncoast Parkway. Newland Communities announced in March that more than 250 new homes have been sold.

On the entry drive into Bexley, Spring Hill Suites Marriott is being built. Lakeside Walk apartments are under construction, but are preleasing.

Bexley’s clubhouse is home to the Twisted Sprocket Café, which is open to the public for breakfast, lunch and happy hour.

  • Florida Hospital Central Pasco ER

The emergency room facility is open outside Bexley, providing medical care 24 hours a day, seven days a week.

  • South Branch Ranch

Sembler and Altman Development Corp., had March pre-application meetings scheduled with Pasco County planners for property rezoned in 2017 at the northwest corner of Suncoast Parkway and State Road 54.

Altman is proposing 16 buildings, including a clubhouse. There would be more than 350 apartments with one-, two-, and three-bedrooms.

Sembler is proposing a project with a grocery store, fitness center and shops. Outparcels facing State Road 54 could be future sites for restaurants, offices, shops and a gas station.

Both are part of South Branch Ranch, according to county records.

  • Land Investment Partners offices/apartments

The Atlanta-based investment company plans to build two, three-story premier office buildings of 75,000 square feet each, at the southeast corner of Suncoast Parkway and State Road 54.

The company also plans 300 apartments, with access off Northpointe Parkway in Northpointe Village.

The locations are part of the Suncoast Crossings development property, and adjacent to the newly opened manufacturing plant by Mettler Toledo.

  • Asturia Corporate Center

The Pasco County Commission approved a plan in 2017 to build up to 200,000 square feet of premier office space on the north side of State Road 54, west of Asturian Parkway. The business park will be part of the mixed-use, master-planned community of Asturia.

Harrod Properties Inc., is developing the project, which will be built in phases and without pre-signed tenants.

  • Publix at Starkey Ranch

A 45,000-square-foot Publix grocery store is expected to open in fall 2018 at State Road 54 and Gunn Highway. An additional 30,000 square feet will be available for more retail.

Published April 11, 2108

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05/18/2022 – Democratic Club

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