The Laker/Lutz News

Serving Pasco since 1981/Serving Lutz since 1964

Bexley Road

Compromise reached on rezoning, in Land O’ Lakes

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The Pasco County Commission has approved a new subdivision in Land O’ Lakes, after the developer agreed to build a “vision” road to help handle area traffic.

The construction of that road has been a sticking point for months, and now the applicant has agreed to do the road — which is referred to as a vision road because at this point, it’s just a line on the map and an alignment must be determined.

As part of the conditions for approval, the county staff agreed that the developer could receive up to 66 certificates of occupancy before having to make roadway improvements.

But no additional certificates of occupancy will be granted before those improvements are done.

The rezoning request, filed by Darrell A. and Karen J. Renner, calls for a 108 single-family subdivision in Land O’ Lakes.

The rezoning, which commissioners approved on a 3-2 vote, will change the zoning on 50.5 acres of agricultural land to allow a master-planned unit development (MPUD), on the south side of Bexley Road, about a mile west of the intersection of U.S. 41 and Wisteria Loop.

Commissioners Christina Fitzpatrick and Mike Moore voted against the request. Fitzpatrick wanted to delay the vote to provide more time for her to meet with interested citizens and the applicant to try to resolve concerns about the future alignment of the vision road.

Moore backed Fitzpatrick’s request for a continuance.

But the developer asked for a vote to be taken up or down, noting that the rezoning process, with its continuances, has been both lengthy and costly.

Attorney Shelley Johnson said her clients agreed with the conditions, as revised.

Ray Gadd, Chris Nocco and Jeremy Crouch had voiced concerns about allowing construction to occur, without the vision road.

At the Jan. 25 meeting, Gadd said: “There is an actual alignment on the vision road map and I would like that alignment to be followed.

“Do we have some reasonable expectation that the actual existing vision road alignment that’s on the vision map today will be followed?” Gadd asked.

Couch told commissioners he also wants to see the road follow the alignment on the map.

“Wisteria Loop is unique. There are a lot of homes that are estate homes on the lake. There’s a lot of really nice, mature trees, along the road, it’s very quaint.

“The alignment goes right through a pasture. It’s going to be easy for them to build. They’re not going to have conflicts with citizens. It’s going to be real smooth if they go through that pasture and that will kind of keep the character of Wisteria intact.

“I support it, as long as they follow that alignment,” Crouch said.

Nocco urged commissioners: “Make sure that road stays the way it is and it doesn’t get realigned because of permitting.

“It’s not just about this project that this community is concerned about. It’s about all of the further projects that are going on.

“If we’re talking about smart growth, we have to realize that this is one of the only roads that will cross over the path of train tracks. CSX is not easy to get roads through, over their lines. So, we better be smart and do it right this time, because if we’re not (smart), this is going to be a disaster for this Land O’ Lakes area for numerous years to come,” Nocco said.

Gadd, who is deputy superintendent of Pasco County Schools, and Nocco, who is the county’s sheriff, both made it clear that they were speaking as private residents, not in their official capacity.

County Administrator Dan Biles said the alignment shown on the vision map is conceptual in nature.

The actual alignment can’t be determined until field work is done to consider the wetland impacts, the curvature of the road, the design speed of the road and other factors, he said.

A county transportation planner said there will be bonds to ensure that the road improvements are made.

Ultimately, Chairwoman Kathryn Starkey joined her colleagues Jack Mariano and Ron Oakley to support the rezoning, with Moore and Fitzpatrick dissenting.

Published February 09, 2022

Road dispute stalls zoning request until January

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The Pasco County Commission has delayed until Jan. 25 a request for a 108 single-family subdivision in Land O’ Lakes — to give the developer a chance to work out a solution for addressing area traffic concerns.

The rezoning is being requested by Darrell A. and Karen J. Renner.

It calls for changing the zoning on 50.5 acres of agricultural land to allow a master-planned unit development (MPUD), on the south side of Bexley Road, about a mile west of the intersection of U.S. 41 and Wisteria Loop.

Both the Pasco County Planning Commission and county planners recommended approval of the rezoning, providing a number of conditions are met — including the construction of a new road.

But the applicant has balked at constructing a new road, because of the cost.

Attorney Shelley Johnson, whose clients are seeking the rezoning, said they are willing to improve Wisteria Loop, to bring it up to county standards  — a condition that county planners required in their original recommendation for approval.

The applicant also has offered to improve a nearby intersection into a safer configuration, Johnson said.

Area residents, however, continue to push for the new road to be built.

Speakers including Ray Gadd, Chris Nocco and Jeremy Couch urged the county board to take action to prevent existing neighborhoods from being flooded by traffic, not only from the future 108-home development, but others that are being, or will be built in the area.

Gadd, who is deputy superintendent of Pasco County Schools, and Nocco, who is the county’s sheriff, both made it clear that they were speaking as private residents, not in their official capacity.

At the initial planning board meeting, Johnson said her client would be willing to build the new road or improve the existing one and county planners subsequently changed the conditions to require the new road.

But when the issue came back to the planning board for further discussion, Johnson said constructing the road would be too costly. Instead, she said, her client was willing to bring the existing road up to standard.

Published December 22, 2021

New 410-home subdivision approved in Land O’ Lakes

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The Pasco County Commission has approved a new subdivision in Land O’ Lakes, on the north side of Wisteria Loop, approximately 2,100 feet west of U.S. 41.

The development, known as the Clark master-planned unit development (MPUD) has been approved for up to 410 single-family attached and detached residences.

The request was submitted by the Robert J. Clark Jr. Trust and the John M. Clark Revocable Trust.

The land previously was zoned for agricultural residential, estate residential and rural density mobile home zoning.

The approved plan calls for a mixture of lot sizes.

Conditions also include a requirement for architectural details to prevent monotony in the design and a requirement for trees within the development.

The subdivision will have access to Causeway Boulevard to the north. It will not have vehicular access to Bexley Road/Wisteria Loop except during emergencies.

The upland portions of the project in the southeast and southwest shall be preserved for open space/stormwater/mitigation, as depicted on the Master Plan, and shall not be developed for residential uses as they would not have direct access to the project’s internal roadways/Causeway Boulevard, according to materials contained in the county board’s agenda packet.

The master plan also shows pedestrian/sidewalk access to Land O’Lakes High School on the northeast and to the conceptual/planned Bexley/Wisteria Trail, the agenda materials show.

Published December 15, 2021

Plan calls for 410 residences in Land O’ Lakes

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The Pasco County Planning Commission has recommended approval for up to 410 single-family detached and attached residences on 322.21 acres, on the north side of Wisteria Loop, approximately 2,100 west of U.S. 41, in Land O’ Lakes.

The planning board gave its stamp of approval to the project, known as the Clark master-planned unit development (MPUD), during its Nov. 4 meeting.

No one from the public spoke for or against the request and the planning board recommended approval, without discussion, as part of the board’s consent agenda.

The request was submitted by the Robert J. Clark, Jr. Trust and the John M. Clark Revocable Trust. It calls for changing the current zoning from agricultural residential, estate residential and rural density mobile home zoning to MPUD, which allows for creating a specific plan for the rezoned area.

The proposed plan call for a mix of lot sizes with 40-foot wide lots being the minimum. However, at least 40% of the single-family detached residences will be on 50-feet wide lots, or larger, according to the planning board’s agenda backup.

There are also conditions regarding the inclusion of architectural details for the single-family detached products to prevent monotony, and front yard/street trees to ensure trees are required in the front of lots and/or along roadways, the agenda materials say.

This development will have access to Causeway Boulevard to the north and shall not have vehicular access to Bexley Road/Wisteria Loop other than an emergency-only access.

The upland portions of the project in the southeast and southwest shall be preserved for open space/stormwater/mitigation, as depicted on the Master Plan, and shall not be developed for residential uses as they would not have direct access to the project’s internal roadways/Causeway Boulevard, the materials add.

Also, the master plan shows pedestrian/sidewalk access to Land O’Lakes High School on the northeast and to the conceptual/planned Bexley/Wisteria Trail, according to the agenda packet.

The request now goes to the Pasco County Commission, which has final jurisdiction on land use and zoning requests.

Published December 01, 2021

Planning board calls for developer to build road

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The Pasco County Planning Commission has recommended approval of a rezoning to allow a 108 single-family home subdivision in Land O’ Lakes, provided the developer meets a number of conditions — including the construction of a road.

The request, by Darrell A. and Karen J. Renner, calls for rezoning 50.5 acres of agricultural land into a master-planned unit development (MPUD), on the south side of Bexley Road, about a mile west of the intersection of U.S. 41 and Wisteria Loop.

The planning board initially heard the request on Sept. 30, then delayed it until Nov. 4 and then heard it again on Nov. 18.

The delays were made to give the applicant a chance to address expected traffic problems that neighbors and the planning board believe will occur, as the area continues to develop.

Some neighbors to the proposed development urged the planning board to require the applicant to build what the county calls a “vision road” to prevent cut-through traffic in the Wisteria Loop area, as the area is poised for significant growth.

Jeremy Couch, who lives on Wisteria Loop, urged the planning board to require the proposed improvement, which the applicant estimated would cost about $2.8 million.

Attorney Shelley Johnson, whose clients are seeking the rezoning, said they are willing to improve Wisteria Loop, to bring it up to county standards  — a condition that county planners required in their original recommendation for approval.

Subsequently, county planners changed the conditions to require the construction of the vision road, with the applicant being able to receive mobility fee credits that could be sold to recoup a portion of the costs.

Johnson noted that upgrading Wisteria Loop and improving a nearby intersection would cost about $1.5 million — significantly less than building a new road.

Chris Nocco, who is Pasco County’s sheriff, appeared at the meeting as a private citizen, not in his official capacity.

He’s against the proposed rezoning.

“I think one day they should be able to build homes, but not today.

“I don’t object to building houses, but build the houses when the roads are in place, and everything is ready to go,” he said.

“If you look at the whole Angeline project (a massive development planned in the area), this will actually tie into it because of Bexley Road.

Nocco said that if needed infrastructure doesn’t come first, existing neighborhoods will be threatened and the area will lack a coherent way to manage future growth.

“Let’s have a master plan for the entire road system,” Nocco said. “If we don’t address those issues now, we never will. All it’s going to do is create more congestion, more heartaches.”

Ray Gadd, deputy superintendent of Pasco County Schools, spoke at a previous hearing on the request. Like Nocco, Gadd appeared as a private citizen.

Gadd urged the planning board to require the vision road, to help the area prepare for the inevitable traffic that will be coming through, as new developments spring up.

Johnson previously had told the planning board that her client would improve the existing or build the new one, but would not do both.

The willingness to do the either-or, though, changed when they learned about the sizable cost differential.

Planning board members Jaime Girardi and Don Anderson both said that building the vision road was a big burden for Johnson’s client.

But Anderson said he doesn’t see another way to resolve the issue.

David Goldstein, the chief assistant county attorney, said the applicant would get mobility fee credits that could be sold to other developers to recoup the additional expense, over time.

The applicant could be eligible for about $1.3 million in mobility fee credits.

The planning board ultimately voted to recommend approval of the project, provided that a vision road is built.

Planning board member Roberto Saez dissented. He said the area lacks the infrastructure needed to support the development.

The request now goes to the Pasco County Commission, which has final jurisdiction over land-use and zoning issues.

Published Nov. 24, 2021

Planning board delays rezoning request in Land O’ Lakes

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A request to rezone 50.15 acres for a 108 single-family homes in Land O’ Lakes has been delayed until Nov. 18, to continue to explore a way to prevent cut-through traffic from future area development.

The request, by Darrell A. and Karen J. Renner, calls for rezoning agricultural land into a master-planned unit development (MPUD) on the south side of Bexley Road, about a mile west of the intersection of U.S. 41 and Wisteria Loop.

The Pasco County Planning Commission first heard the request on Sept. 30, but delayed it until Nov. 4 to give the applicant time to pursue the possibility of building a county “vision road,” which, in effect, would keep future area traffic from spilling into the existing community along Wisteria Loop.

County planners initially had recommended approval of the application, if the developer brought Wisteria Loop up to county standards.

During the Nov. 4 meeting, however, area resident Ray Gadd called for approval of the application to be contingent on the construction of the vision road. Another area resident, Chris Nocco, urged the planning board to take a long-term look and act now to protect existing communities. Gadd is deputy superintendent of Pasco County Schools and Nocco is the county’s sheriff. Both made a point to say they were acting as private citizens, not in their official capacity.

Shelly Johnson, an attorney representing the applicants, told the planning board at the Nov. 4 meeting that her client would be willing to construct the vision road or improve the existing road, but not both.

However, her client subsequently found out that building the vision road would cost approximately $2.7 million and improving the existing road would cost $914,000. They also learned there’s wetlands involved, so it could take up two years to obtain the necessary permits to build the road.

Planning Commission Chairman Charles Grey said it’s not the planning board’s job to ensure that a project is financially feasible, but board colleagues Jaime Girardi and Don Anderson said they weren’t comfortable forcing the applicant to shoulder the additional costs.

One possibility would be to reconfigure three existing skewed intersections into a traditional T-intersection, a representative for the applicant said.

The planning board continued the request until Nov. 18 at 1:30 p.m., in New Port Richey, at the Pasco County government center. The delay is meant to allow the applicants to bring back a potential solution and to give area residents another opportunity to weigh in at a public hearing.

Published November 10, 2021

Traffic concerns cause rezoning delay

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Saying they want to make sure they get the planning right, the Pasco County Planning Commission continued a rezoning request by Darrell A. and Karen Renner for a proposed 108-home development in Land O’ Lakes.

The request was continued until Nov. 4, when the planning board is scheduled to also consider another nearby rezoning request known as the Clark master-planned unit development (MPUD).

There’s a connection between the two because some right of way is available in the Clark MPUD that could help resolve a traffic circulation concern.

The Renners have requested a rezoning that would allow a new subdivision on 50 acres, on the south side of Bexley Road, about 1 mile west of U.S. 41 and Wisteria Loop.

The site presently is occupied by a residence and some agricultural pursuits, and its current zoning allows a maximum of 19 residences, according to the county’s planning staff.

County planners have recommended approval of the Renner’s request.

They said the proposed density is in keeping with the county’s future land use designations for the area. They also recommend a number of conditions. One condition requires improvements on Bexley Road and Wisteria Loop — to bring both of these substandard roads up to the county’s standards.

Under those conditions, the improvements would be required on Bexley Road, from the project driveway to Wisteria Loop, and on Wisteria Loop, from Bexley Road east to U.S. 41.

Area residents, however, urged the planning board to require a different solution to traffic issues.

They want a realignment of Wisteria Loop, which they say is part of the county’s vision road map.

Ray Gadd, who lives on Wisteria Loop, explained the current scenario to the planning board and what area residents would like to see.

“As it stands now, they (motorists) come to the curve in Wisteria (Loop), and they can go right to Tower (Road) or out to Wisteria Loop,” Gadd said.

If the realignment is constructed, the traffic flow would change.

“What it (vision road) accomplishes is that it essentially makes Bexley a continuous road. So that people coming from the applicant’s property, people coming from the Bexley property, or the future Angeline property would hit Bexley and have a continuous route, without a stop sign, until they hit (U.S.) 41, where they would make a right turn,” Gadd said.

Requiring that approach would be “effective planning,” Gadd contends.

If the planning commission wants to recommend approval of the Renner request, it should require the developer to acquire the right of way needed to make that improvement, Gadd said.

That land is within the proposed Clark MPUD.

Gadd is deputy superintendent of Pasco County Schools, but made it a point to announce that his appearance was as a private citizen, not in his official capacity.

Jeremy Couch, another Wisteria Road resident, told the planning board: “I feel that the staff’s conditions are completely inadequate for what they want to do.”

He characterized the Renner’s requested development as being “premature.”

Chris Nocco, Pasco County’s sheriff, also spoke at the public hearing. Like Gadd, he announced he was there as a private citizen, not in his official capacity.

Nocco urged the planning board to take a long view when considering the application.

“We want the community, Land O’ Lakes to grow, but to grow smartly,” Nocco said.

“Start those vision roads,” he said, because without them, existing communities are at risk.

“As we start building out Angeline (a massive development planned in Land O’ Lakes), let’s start seeing how it’s going to affect everything else because we don’t want to destroy the communities that are already in place,” Nocco said.

Matthew McClain, who lives on a 3.5-acre property just east of the proposed rezoning, raised issues regarding compatibility.

“My concern is, this will destroy that rural nature. Everything around it is large lots,” he said.

With the proposed rezoning, McClain said, “You’re going to cram 100-plus homes on 34 (upland) acres, in an area where there’s 3-, 5-, 10-acre plots of land. It just doesn’t make any sense.”

Shelly Johnson, the attorney representing the applicant, said her client can make the improvements required in the conditions, or can complete the realignment that’s being proposed.

But it can’t do both, she said.

Johnson asked the planning board to recommend approval and to send the request to the Pasco County Commission, which has final jurisdiction on land use and zoning issues.

“From our perspective, we’re doing everything that we’re required to do that other developments do. When you have a road that’s substandard, you bring it up to standard, and that’s what my client agreed to do,” Johnson said.

“We are absolutely doing everything that we can, and that the code requires us to do, in terms of doing improvements to Wisteria Loop, which right now is our access. That’s our way in and out to (U.S.) 41.”

Planning Commission Chairman Charles Grey told his colleagues, the board needs to be sure “that when we do this, we do it right — we have the proper things in place.

“We can’t let an artificial date define how we handle these neighborhoods. I think traffic flow here, is extremely important,” Grey said.

Planning Commissioner Chris Poole agreed.

“We need to get the planning right on this. This is a particularly difficult area that we’re dealing with here,” Poole said.

After additional discussion, the board voted to continue the request until Nov. 4, the same day it is scheduled to consider the rezoning request for the Clark MPUD.

Published October 13, 2021