The Laker/Lutz News

Happy Hill Road

New subdivision approved on Happy Hill

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A new subdivision has been approved at the northwest corner of Happy Hill Road and Sarah Lynn Drive, in Dade City.

The 18.78-acre site, now occupied by hay fields, had been zoned for agricultural and rural density uses. The Pasco County Commission changed the zoning on Feb. 8, allowing up to 75 houses.

Attorney Clarke Hobby, representing the applicant, said the actual development is expected to have 51 or 52 homes.

County planners and the Pasco County Planning Commission had recommended approval of the rezoning.

Alisa Weaver, who lives across from the rezoned site, was the only person voicing opposition.

She urged the county board to reject the request.

“We live a rural lifestyle and not looking for close neighbors,” Weaver said, noting the development pattern in the area consists mostly of homes on 1-acre lots or larger.

“The traffic is a major concern,” Weaver added, noting she’s been run off the road and vehicles have run through her fences.

But Hobby said that a study that was reviewed by the county demonstrates that Happy Hill Road has sufficient capacity.

He also noted that his client’s site is next to an existing apartment complex, plus the City of Dade City has annexed several parcels that will bringing 1,000 to 2,000 residential units to the area.

“I feel what we’re doing is wholly consistent with the area. I’m proud of it. We didn’t ask for super-small lots, and I think it will be a credit to the community,” Hobby told the county board.

Commissioner Ron Oakley called for approval of the request.

“It fits in the property fairly well. They’re not asking for 40-foot lots and things of that nature, which would be very dense and very crowded,” Oakley said.

Oakley also noted that Happy Hill Road has the capacity to handle the traffic the new subdivision will create.

Published February 16, 2022

75-home subdivision proposed on Happy Hill

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The Pasco County Planning Commission has recommended approval of a proposed subdivision of up to 75 homes at the northwest corner of Happy Hill and Sarah Lynn Drive, in Dade City.

The land currently is zoned for agricultural and rural density use, but, if approved by the Pasco County Commission, will be rezoned to a residential-4, high-density residential district. The county board has final jurisdiction in land use and rezoning requests.

County planners also have recommended approval of the application by Distinct Development Dade City/Happy Hill Road to rezone the 18.78 acres.

The site currently consists of undeveloped hayfields.

Access to the proposed subdivision will be from Happy Hill Road, which is a county-maintained collector road.

In accordance with an interlocal agreement between the county and the City of Dade City, the county has requested a review of the subject request from the City of Dade City and has not received any comments, according to materials in the planning board’s agenda packet.

The area surrounding the site is characterized by residential development and agricultural pursuits. The site is designated in the county’s land use plan for up to six residential units per acre.

Attorney Clarke Hobby represented the applicant at the planning board’s Jan. 6 public hearing.

He told planning commissioners that his client opted for the R-4 zoning request, rather than seeking a master-planned unit development that would have yielded the potential for approximately 120 houses.

The site is “immediately adjacent to the Sweetwater apartment complex to the south. Two of the sites adjacent to this site are zoned MF-1, so they allow multifamily at considerably higher density.”

A traffic study shows that after the development occurs, Happy Hill Road “will still be at level of service A and B, depending on whether you are north or south of the site. There’s a lot of capacity there.

“There’s a lot going on in that area and there’s really two big influences in the area, that’s from the crest of the hill, down to (State Road) 52, on Happy Hill. One is, the roads, including the Clinton Extension, which you can see from these sites looking down. So, you have (State Road) 52 and the Clinton Extension, which are going to be major, major game-changers in this area.

“And then the second thing is, the City of Dade City has annexed a considerable number of parcels, not very far north of this site and now have approved basically 1,000 units with lots that are smaller than this site,” he said.

Alisa Weaver, who lives directly across the road from the proposed rezoning, urged the planning board to recommend denial of the request.

“My question is: How does this zoning change positively affect the health, safety, welfare and morals of the surrounding community? And, how does this change benefit the surrounding homeowners?

“That’s a lot of houses in a small area, and I don’t feel any of the resident homeowners are benefiting from this,” she said.

She’s concerned about traffic on Happy Hill Road.

“It’s always been a two-lane rural road,” she said.

But she pointed out, there’s already a problem with traffic and that’s likely to worsen with increased development.

The speed limit is 45 mph, and 35 mph near the school and church, she said.

“Nobody goes 45 (mph). I’ve been run off the road. I’ve got my blinker on, turning left. They go around you,” she said, adding that even county vehicles have nearly run her off the road.

“It’s very hazardous, and now we’re looking at additional homes, on top of what’s already going to go in down the road (on the land that Dade City has annexed).

“My question is: What is the county going to do to protect me and my visitors and my property? What is going to keep us safe?

“Now, is the time to support your current homeowner residents before allowing additional high-density development.

“I ask you to deny this proposal on Happy Hill Road,” she said.

Hobby told the planning board that the transportation analysis, completed by an expert in the field, showed there’s sufficient capacity on the roadway.

He also said that lot sizes in the proposed subdivision will have frontages of at least 60 feet.

The planning board unanimously recommended approval of the request.

In other action, planning commissioners recommended approval of a request by Rucks Cobblestone for a land use change to allow commercial use on 3.34 acres at the intersection of U.S. 301 and Chancey Road.

The land currently is designated for residential development, at up to nine dwellings per acre. The applicant is seeking a designation to allow commercial uses.

In recommending approval, the planning board concurred with county planners, who supported the request.

In supporting the request, county planners found that shifting the land use to commercial would “create little or no objectionable, external effect upon neighboring land uses.”

Planners also noted that the proposed commercial site is at the intersection of two arterial roadways; is not located internally to an existing single-family neighborhood and will not act as an intrusion.

Planners also found that the development intensity is limited and designed to serve the needs of the immediate neighborhoods.

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

Published January 12, 2022

Planning Commission recommends approval of controversial tower

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The Pasco County Planning Commission has recommended approval of a 110-foot observation tower on the south side of St. Joe Road in Dade City.

The approval came despite objections from two planning commissioners, as well as county planners, and an area resident and the owner of some adjacent property.

The request now goes to the Pasco County Commission, which has the final authority.

Terry and Mary M. McKnight, 36210 St. Joe Road, of Dade City, want to install the observation tower on a 9.84-acre site on St. Joe Road, about 4,965 feet east of Happy Hill Road.

Planning commissioners Michael J. Cox and Roberto Saez both strenuously opposed the request.

“I think this is just a real gross abuse of the land development code,” said Planning Commissioner Cox. “The land development code was written to not allow this kind of thing in an agricultural area.”

He also noted: “That’s pretty intrusive to other people. This thing is going to stick up five floors above the tree line.”

Plus, Cox said, “It’s not consistent with the rural character of that area.”

Planning Commissioner Saez put it bluntly: “I’m totally against this.

“I don’t like to create this precedent in the county,” Saez said, adding, “It’s more about privacy than anything else, in my opinion.”

The county’s planning staff recommends denial of the request.

During an Aug. 9 Planning Commission hearing on the request, however, the issue was continued and planners were asked to bring back conditions that could be attached to an approval.

The planners provided a list of 17 conditions, including that the tower cannot be used for commercial purposes. Among the other conditions: The tower must be painted green, loud music cannot be played in the tower and no electronic or recording devices are allowed on the tower, except for cellphones.

Terry McKnight said the applicant is agreeable to the conditions.

But, Steve Futch, of 2975 Plantation Road in Winter Haven, spoke against the request. He said the McKnights’ property is adjacent to property that was his mother’s land.

That property will be transferred to heirs of the family, and they oppose the request for the 110-foot tower.

The observation tower “will not promote rural or estate-type living,” Futch said.

The height of the structure would be the equivalent of an 11-story building, he added, “that would tower over the adjacent properties and be seen from a significant distance in all directions.”

He asked commissioners to consider the impacts the tower would have on its neighbors.

“Imagine having your private property being observed from such a high ‘observation tower’ which could easily be an invasion of  your privacy, your personal use of the property,” Futch said.

Another area resident, who lives across the lake from the proposed tower, said many of the people who would see the tower do not live close enough to receive notification of the McKnights’ request.

Despite the Planning Commission’s recommendation for approval, the county’s planning staff continues to recommend denial of the request, said Denise Hernandez, the county’s zoning administrator/special projects manager.

Published September 19, 2018

Land acquisition begins for road project

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The Pasco County Commission has given the go-ahead for land acquisition in preparation for a project to extend Clinton Avenue and realign State Road 52.

Planning for the major project began nearly 14 years ago, with a route study. Since then, there have been additional studies and public meetings, but no construction schedule.

In March, residents attended an open house to study maps and learn about the updates to a 2005 Curley Road Route Study, and review other road projects in northeast Pasco County. (File)

But, it wasn’t until July 10 that commissioners approved the project and authorized the acquisition of 69 parcels through eminent domain.

Construction is expected to begin in 2019.

The project will widen State Road 52 from two lanes to four lanes, from east of Uradco Place to east of Fort King Road, at the intersection with Clinton Avenue.

State Road 52 also will shift westward. And, a roundabout is planned at the intersection with Mirada Boulevard, an internal road for the master-planned community of Mirada.

Sufficient right of way will be acquired to accommodate a future six-lane road. The project is about 7 miles long.

The parcels are needed for right of way, as permanent and temporary easements, and to construct stormwater ponds for drainage.

To initiate eminent domain, county commissioners approved a resolution that shows a public purpose for the project.

According to county documents, the roadwork “will enhance mobility, improve traffic operations, and provide safety for motorists, bicyclists and pedestrians.”

Various studies have focused on interconnecting segments of the proposed project.

In March, county officials invited residents to an open house to learn information on the Prospect Road/Happy Hill Road Route Study.

A similar open house was held in 2017, as part of efforts to update the Curley Road Route Study that originally was done in 2005.

Published July 25, 2018

County commissioners plan future road projects

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Pasco County commissioners favor a pair of road projects for segments of Curley Road and Prospect Road that are aimed at handling more traffic in a rapidly developing area of the county.

The roadwork is part of a network of projects, by the county and the Florida Department of Transportation, to improve connectivity with State Road 52, Clinton Avenue, Curley and Prospect roads.

Residents check out proposed road improvements in northeast Pasco County. (File)

In the next 20 to 30 years, traffic counts in the area are expected to triple, according to data from the road studies.

Road widening, realigned designs, and a roundabout are on the drawing board.

County commissioners reviewed two traffic studies and voted on recommended projects at their March 14 meeting in Dade City.

An open house for the Prospect Road/Happy Hill Road Route Study was held in 2017 and was attended by more than 50 people.

County commissioners considered four construction alternatives, as well as a no-build option.

One alternative shifted the road east; another went west; a third also went west, but with a roundabout. A fourth modified the westward option with the roundabout to avoid taking right of way from properties on the east side of Happy Hill Road.

The County Commission approved the modified option, as recommended by HDR, the study’s consultants.

The adjustment to Happy Hill eliminated seven parcels from a potential list of right of way purchases. Consultants said that was possible only with a roundabout.

An initial design with bicycle lanes striped off on the road shoulder and 5-foot sidewalks didn’t please Pasco County Commissioner Kathryn Starkey.

She asked consultants to consider a multi-use trail, on at least one side of the road, and to think about a link with the proposed Orange Belt trail. The bicycle lanes would be insufficient, she said.

“That doesn’t work for our families,” Starkey said. “They’re just not going to put their kids on the road.”

By 2041, traffic is expected to triple to about 24,000 vehicles per day, according to the study.

County commissioners also looked at two alternatives recommended in the Curley Road North Route Study.

The study was initially done in 2005, but was updated last year by URS Corporation Southern. It looked at Curley Road, from north of Wells Road to north of a realignment of State Road 52.

One alternative widened Curley Road to four lanes by acquiring right of way on both sides of the road, but generally follows the existing route. The second took a major share of right of way from the east side of Curley Road, from Wells Road to Kiefer Road. From there to McCabe Road, right of way would come from both sides of Curley, with the four-lane segment transitioning to two lanes north of McCabe Road.

Recommendations also were made on traffic signals versus a roundabout where Curley Road, Prospect Road and Mirada Boulevard meet.

Mirada Road is a new road that is part of the master-planned community of Mirada, which is within the Connected City corridor.

More than 60 area residents attended an open house in 2017 to look at maps, and offer public comment.

County commissioners opted for the second alternative, and the roundabout.

Published March 28, 2018

Residents get preview of Curley Road project

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New development is changing the landscape in northeast Pasco County.

And, road projects – both state and local – are seeking to address road widenings and intersection improvements to handle a growing volume of vehicles along State Road 52, and its offshoots.

Residents check out proposed road improvements in northeast Pasco County. (Kathy Steele)

Residents had a chance on Dec. 6 to review proposals for road work on Curley Road, including its intersections with State Road 52, Prospect Road, and the future Mirada Boulevard.

New developments along Curley include Epperson, with its Crystal Lagoon, the future Mirada master-planned community, and the Villages of Pasadena.

Pasco County officials were available to answer questions about Curley. Residents also could leave written comments.

Pasco County commissioners are expected to get a report on the study in January. However, no funding is available for either design or construction of the project.

Work is not likely for several years.

“There may be further appropriations for improvements, but we don’t know yet,” said Panos Kontses, a Pasco County project manager.

The Curley Road Route Study Re-evaluation is an update of a study done in 2005, before new development began sprouting along Curley Road.

The original study reviewed Curley Road, from north of Wells Road to north of a realignment of State Road 52 that will link with an extension of Clinton Avenue. The new focus looks at one segment of the study from north of Tindall Boulevard up to the realigned state highway.

Pasco officials also sought comments on whether residents preferred traffic signals or roundabouts at intersections.

“I hate seeing (development), but you’re not going to stop it,” said area resident Jimmy Smith. “I’m just here seeing what they’re offering.”

In general, Smith said road plans seem to come too late and can’t keep up with growth.

“They’re always backwards, the cart before the horse,” he said.  “I just don’t have too much faith in how they’ll do the engineering,” he added.

Longtime resident Margaret Beaumont worried about where the county would take right-of-way. They should do so where there is more vacant land, and fewer businesses and homes that would be displaced, she said.

She also added: “I don’t like roundabouts.”

Resident John Gassler is worried that the Knights of Columbus building on Curley Road could lose frontage to right-of-way, or possibly even lose the building itself.

But, as a former Hollywood (Florida) resident, he doesn’t object to the roundabouts. Hollywood had three of them, and he became accustomed to driving through them, Gassler said.

According to county data, 27 parcels to 30 parcels would be affected by the project, with one business or two, and between four to seven homes needing relocation.

Estimated construction costs range from about $32 million to more than $35 million.

Before the county gets to Curley Road, the Florida Department of Transportation will begin construction on about 7 miles of the realigned State Road 52. That work should begin in fall 2019 and be completed in 2021.

The project will build a new four-lane road from Uradco Place to Prospect Road/Happy Hill Road, with two additional lanes added from Prospect and Happy Hill to west of Fort King Road. New traffic signals, a 7-foot bicycle lane, 6-foot sidewalk and 10-foot multi-use trail extending to Curley Road also will be built.

Pasco County is expected to contribute more than $4 million toward right-of-way purchases for a total project cost of more than $107 million, according to county records.

Published December 13, 2017