The Laker/Lutz News

Serving Pasco since 1981/Serving Lutz since 1964

Interstate 75

Old Pasco Road widening project draws considerable interest

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A constant buzz of conversation filled the room, as people checked out posted maps of proposed improvements along Old Pasco Road, between County Road 54 and State Road 52.

A steady stream of people came and went during the open house-style meeting on July 28, at  the Pasco-Hernando State College Instructional Performing Arts Center, 8657 Old Pasco Road in Wesley Chapel.

Panos Kontses, assistant director of engineering services for Pasco County, is overseeing the county’s efforts to improve Old Pasco Road. He and other county staffers were at a July 28 open house-style meeting, to answer questions and listen to feedback from area stakeholders. (B.C. Manion)

People posed questions to county staff members, while checking out the displays of two alternatives for the project that are under consideration.

They also jotted comments to share suggestions and concerns.

Panos Kontses, assistant director of engineering services for Pasco County, said 3,500 letters were sent out to let people know about the meeting. The meeting was advertised and information about it was posted on the county’s website, too.

Kontses was pleased that people turned out to share suggestions, which he said will be considered, as planning continues.

During the session, Kontses said most of the people he talked with were residents of the Tampa Bay Golf & Country Club community. However, he noted, staff members were stationed at different spots along the wall displays who also were fielding questions and hearing feedback.

Some Tampa Bay Golf & Country Club residents told Kontses they’d like to see a northbound right-turn lane to be built leading into the community.

“That’s a very good comment, so we will consider it, of course,” Kontses said.

“There was a request to put a signal there. That’s something we will consider during the design,” he added.

Many questions centered on the timing for the project, he added.

A fact sheet provided by the county gives details on the timing, as well as the alternatives under consideration.

Here’s the timeline, laid out in the fact sheet:

  • Design phase: Fiscal years 2022-2023 (this is running a little behind schedule)
  • Right of way acquisition: Fiscal years 2024-2025
  • Construction: 2026-2027

The drawings on display at the meeting depicted two build alternatives. There also was a matrix comparing the alternatives based on their compatibility with the county’s long-range planning efforts, the effect on the safety of traffic operations, environment impacts, and estimated construction and right of way costs.

Alternative one closely matches the alignment shown in the original 2001 and 2003 route studies; and alternative two considers revisions to further minimize impacts from alternative one. There’s also a No Build option.

The fact sheet notes that the proposed alignment follows the previous 2001 and 2003 route study recommendations. That alignment is:

  • West-shifted from County Road 54 (Wesley Chapel Boulevard) to south of Country Club Road
  • East-shifted from south of Country Club Road to south of Boom Boom Drive
  • West-shifted from south of Boom Boom Drive to north of Bonnie Blue Drive
  • East-shifted from north of Bonnie Blue Drive to north of Deedra Drive
  • Center-realigned to eliminate sharp curves from north of Deedra Drive to north of Sonny Drive
  • East-shifted from south of Sonny Drive to 1,600 feet north of Overpass Road
  • West-shifted from 1,600 feet north of Overpass Road to State Road 52

Kontses said most of the right of way has been acquired on the northern section of the road, although he noted some additional right of way may be needed for flood plain compensations and ponds.

In recent years, the two-lane Old Pasco Road has experienced increasing traffic, with the opening of a new middle school, new high school and new performing arts center, and additional residential development in the area.

Traffic is expected to increase, as new subdivisions continue springing up and an industrial business park is expected to open on the road.

A new interstate interchange at Overpass Road and Interstate 75, which is under construction, also is expected to bring more traffic into the area.

“I think the people are excited that we’re doing something because this road is needed,” Kontses said.

“There are some safety concerns with some steep curves in the area of the RV park,” he noted.

“There’s congestion. When the school lets out, there’s a lot of traffic.

“They’re excited to see that we are putting in some signals. It’s going to be four lanes, instead of two,” he said.

Those unable to attend the meeting can review the materials on display at bit.ly/3bwVOGr.

The public also is invited to weigh in by completing an online comment form at bit.ly/3OaDPmS.

The deadline is Aug. 11 for submitting comments, which will be included with the Old Pasco Road Route Study and Pond Siting Analysis Report.

Published August 03, 2022

Project at I-75 and State Road 52 moves closer to approval

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The Pasco County Planning Commission has recommended approval of a rezoning request to clear the way for a project known as Pasco Town Center, on roughly 1,000 acres at the southeast quadrant of Interstate 75 and State Road 52.

Pasco County will seek to build a project known as Pasco Town Center at the southeast quadrant of Interstate 75 and State Road 52. (MIKE CAMUNAS)

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

This won’t be the first time the county board considers the project.

It approved an economic incentive deal on June 7, with Columnar Holders, relating to the proposed project, which includes 4 million square feet of industrial space; 725,000 square feet of office space; 3,500 housing units; 400,000 square feet of retail and 300 hotel rooms.

The agreement terms provide a $55.8 million package for Columnar, funded mostly through property tax rebates, as specific milestones are met.

The development company also will install key roads and utility connections beyond the Pasco Town Center Property – providing $70.1 million in public infrastructure, with no direct cost to taxpayers, David Engel, the county’s director of the office of economic growth, said at the June 7 county board meeting.

Pasco Town Center is within the Employment Center area of Connected City.

Joel Tew, attorney for the applicant, described the project to the planning board at its July 21 meeting.

“We’re talking about thousands and thousands of jobs,” he said.

“We must use at least 55% of the land — in this case, we’re talking over 1,000 acres of land, so we’re talking about over 500 acres of land must be allocated and used for corporate business park, targeted business or industrial use,” Tew said.

“We then must use at least 20% for residential uses, but they can’t be single-family detached. So, everything has to be multifamily or townhomes to support the employment center.

“Then, finally, we have to use at least 5% for support commercial uses for the employment center,” he said.

Planning Commissioner Chris Williams, who also is the director of planning for Pasco County Schools, noted that the residential entitlements are double what had been previously proposed.

That raises the issue of the potential need of a school site within the project site, Williams said.

Tew responded: “For the record, we understand that concern.”

He also noted that there’s still a significant amount of land that has not yet been committed to a particular use, so he is confident that a suitable site could be identified.

At the planning board’s meeting, Engel explained the significance of the Pasco Town Center project.

“It’s vitally important for our economic future because it is the heart of our economic development area, on I-75 and (State Road) 52, employment node,” he said.

It will provide infrastructure — the public spine roads and the master utility lines—for the employment center area, as well as to areas to the east, he said.

The Office of Economic Growth wanted to ensure the elements of the economic development agreement were carried through to the master-planned unit development (MPUD) level, so it has worked closely with the county’s planning department to ensure that happened, he said.

County planners recommended approval of the request.

Neighbors seek to protect their tranquility
Carol Roth, who lives on McKendree Road, appeared before the planning board, along with her daughter and granddaughter. All three women raised concerns about the impacts the sizable project will have on their way of life.

“When we came into this area, it was beautiful and serene,” Roth said.

“I feel it is the obligation of Pasco County government to protect me and my environment and my land, as you allow for growth for business and other people. I’ve lived there over 50 years, I built that home and I’ve enjoyed what I have.

“I’ve enjoyed its inherent beauty. I don’t know if people are familiar with rural Pasco, but it’s a distinct beauty,” she said.

She also noted that her property has a variance for an air strip and wanted assurances that wouldn’t be affected, if future plans call for a new school nearby.

Roth said she’s not against development, she’s against the impacts that come with this type of development.

“What happens to the little people who own 20 acres right across the street?” she said.

Her granddaughter noted that the family built their home “with their own sweat and blood.”

She expressed concerns about impacts on wildlife in an area where gators walk across their property, dozens of turkeys hang out there, and there’s sandhill cranes and other creatures.

Safety is an issue, too, she said.

Roth’s daughter noted that all of the development will create light pollution, resulting in a loss of access to the night sky, and the sense of stillness and awe they currently enjoy.

Brad Tippin, the county’s development manager, said the county doesn’t anticipate any conflicts with the landing field from future development. He also noted that plans call for realigning McKendree Road, which would push traffic further away from the family’s home.

Tew said that whenever development occurs, it will be required to meet buffering, setback and landscaping requirements.

Planning Commissioner Jon Moody observed: “We can’t stop Tampa from extending northward. I don’t think there’s anything we can do to stop that kind of growth. The population continues to grow, the people up North keep coming. And, from the looks of things, it looks like it’s going to keep coming.”

Moody said he understands the family’s concerns, noting he won’t pay for streetlights in his neighborhood because he enjoys the night sky, too.

“But I can’t guarantee that the next 100-acre tract over or the one after that is not going to get built on; I don’t own it,” he said.

He also noted this project is “going to bring a lot of jobs, probably desperately needed  jobs.”

Planning Commissioner Jaime Girardi agreed: “Growth is coming. It’s inevitable.”

At least now, both Girardi and Moody said, the county is planning for growth.

Planning Commissioner Williams added: “My family has been here for five generations, here in Pasco County.”

He, too, enjoys the rural nature of where he lives, Williams said.

But he added: “I can’t dictate what my neighbor decides they want to do with their property.”

Planning board chairman Charles Grey added: “We’re aware, keenly aware, of growth and how it affects areas that we once thought were going to be that way forever.”

This project has been thought out and will have considerable benefit, Grey said.

“There’s going to be a downside as far as you’re concerned because of the growth, but the upside is, at some stage, you may want to sell that property, and when you do, it’s going to be worth a lot more money, because of it,” Grey said.

Published July 27, 2022

Upgrades to Simons Road to start

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Zephyrhills Public Works plans to begin Phase II of the Simons Road project on July 25, with expected completion of the construction within about 240 calendar days, according to Shane LeBlanc, public works director for the city.

Aerial map view of the Simons Road Project, showing the new intersection that will be created at Fort King Road. (Courtesy of City of Zephyrhills Public Works)

The Phase II project includes a new road section, box culverts, and gravity walls. The project also includes sidewalks and turn lanes on Fort King Road.

When the work is finished, Simons Road will connect to both Eiland Boulevard and Fort King Road, offering motorists an additional route to State Roads 54 and 56 and Interstate 75.

Connecting Simons Road to Fort King Road — essentially creating a new intersection — consists of about 800 feet of pavement and costs about $2.2 million.

The project includes the installation of a traffic signal at Eiland Boulevard and Simons Road, which the city said is greatly needed because of increased traffic in the area.

Use of Simons Road has increased dramatically because of the opening of the Sarah Vande Berg Tennis and Wellness Center, and Abbott Square (a Lennar Homes development behind the tennis center).

The community is expected to add about 700 residential units of single-family houses, townhouses and apartments.

BRW Contracting Inc. constructed Phase I and also is constructing Phase II. The contractor’s familiarity with the previous project is expected to be beneficial in the construction of the second phase of the project.

Published June 20, 2022

Another Pasco deal expected to yield 2,400 jobs

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The Pasco County Commission has approved another economic incentive deal — this one expected to yield 2,400 jobs when completed.

The county board approved a $6.3 million incentive package for the project, to be funded through property tax rebates.

In a separate action, the board approved a substantial modification to a previously approved master-planned unit development for the site, increasing its size as well as its permitted industrial development.

The approximately 225-acre site is near the northeast corner of Interstate 75 and State Road 52.

The planned industrial project is a 1.4 million-square-foot build-to-suit distribution center, according to David Engel, director of the county’s office on economic growth.

Northpoint Development LLC, which will build the project, is the “largest privately held industrial developer in North America,” according to attorney Clarke Hobby, who represents Northpoint.

In briefing the county board on the economic development incentive, Engel said: “Originally, it (the site) was smaller, but the developer has acquired an additional 56 acres to the north to accommodate a larger building footprint.

“The developer estimates the building and land development improvements will total $205 million and the equipment in the building will be approximately $100 million,” Engel said.

“There is discussion of putting in a 500,000-square-foot mezzanine, bringing the build-to-suit building up to approximately 1.9 million square feet in floor area,” he added.

The project will necessitate $9.9 million in road improvements, Engel said. The developer has requested $6.3 million in assistance.

“We’re proposing to pay the developer back in ad valorem taxes over 20 years, which will amount to 33% of the tax flow that goes into the general fund.

“In the event that the project with the build-to-suit does not come to fruition, the developer will default back to the original entitlement of 1,150,000 square feet,” Engel added.

“It’s still a very cost-effective proposition for the county because the incentive comes at a minimum of $5.50 a square foot versus the other spec buildings that we’ve done in the past, which range from $9.60 a square foot to $10.”

“The general fund projected revenue over the 10-year period will be $19.1 million, so when you net out the $6.3 million ad valorem assistance, the general fund will capture at least $12.8 million in revenue,” Engel said. “The annual gross county product contribution is $282 million.

“The current return on investment is $1 gives us $195,” Engel said. “This is a completely performance-based deal,” he added.

Hobby told the board: “This is an exciting project. I can’t talk about the end-user here, but the project is being designed and will be constructed for a major regional distribution center that will include a significant number of jobs.

“If for some reason the end-user went away on this project, no money will be advanced, unless my client goes out and builds this enormous building anyway.

“It’s a huge net benefit to the county even if the end-user didn’t come.

“I’m happy to say that my client is so confident in the deal happening that we’re planning on starting construction in late August, to early September,” Hobby said.

Commissioner Ron Oakley expressed enthusiasm for the project.

“District 1 in East Pasco is starting to grow more and more, with Pasco Town Center (a recently approved economic incentive deal nearby) and then this project, too. A lot of great things happening, a lot of jobs being created for our citizens, in East Pasco,” Oakley said.

Hobby added: “This is a big deal. This building is almost a half-mile wide.”

Engel said the floor area size is comparable to two football fields.

Hobby told the board: “Coming from Dade City, it had such a huge employment base, it really made a wonderful town, a lot of middle-income earning opportunities. So, for me, the jobs are really key to creating a community. That’s why I’m so passionate about it.”

Published June 29, 2022

Pasco is expected to gain 6,000 jobs

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A new development planned for 965 acres at the southeast corner of Interstate 75 and State Road 52 is expected to generate 6,000 jobs.

The Pasco County Commission approved an incentive deal on June 7 to help pave the way for the development.

The Pasco Town Center, as the proposed development is known, is expected to include 4 million square feet of industrial space; 725,000 square feet of office space; 3,500 housing units, 400,000 square feet of retail and 300 hotel rooms.

The agreement with Columnar Holdings includes a $55.8 million incentive package, funded mostly through property tax rebates, as specific milestones are met.

The development company also will install key roads and utility connections beyond the Pasco Town Center Property – providing $70.1 million in public infrastructure, with no direct cost to taxpayers, according to David Engel, the county’s director of the office of economic growth.

The infrastructure includes sanitary sewer, potable water, reclamation lines and roadways, Engel said.

“The project completion of all of this $70 million worth of infrastructure is in three phases, with a terminating target date of Dec. 31, 2028.

That public infrastructure “will expedite and attract job-creating industrial and employment center development” in the area, according to details in the county board’s agenda backup.

“We’re proposing to provide $46.2 million in ad valorem equivalency grants. That’s (in) the form of a rebate. The developer pays taxes in Year 1 and he gets rebated a portion of the taxes in Year 2, which is 33% for most of the development and 20% for the multifamily,” Engel said.

The agreement also provides $9.6 million in cash reimbursements to the company toward constructing the master utilities within the employment center area of the master-planned unit development. That will be paid for with $2 million in Penny for Pasco proceeds and the rest through county funding.

Laying the groundwork for employment growth
Engel noted the developer has requested assistance because the county wants “to accelerate creating a development-ready environment in the employment center,” Engel said.

“Because of the pressures in the marketplace and our lack of inventory, we do not have suitable space for companies to come in to that area right now, and we have tremendous demand for that.

Engel also noted: “We’ve requested — and the developer has agreed — to increase the industrial entitlement from 1.8 million square feet of industrial to 4 million square feet of industrial.”

Pasco Town Center is within the Employment Center area of Connected City.

After incentive rebates, the new development is expected to generate over $300 million in revenue for the county over the next several decades, Engel told the county board.

The agenda memo notes that “all the described incentive payments will be deferred and accrued in a county escrow account for the benefit of the company until 1 million square feet of industrial and/or office space is built, which may include occupied or ‘spec’ (speculative) building space.”

Based on the development phasing schedule provided by the company, the county estimates the project will yield aggregate ad valorem revenue totaling $386,581,404 during the 40-year ad valorem rebate payment period, the memo says.

It also is expected to create nearly 6,000 direct, indirect and induced jobs, at build-out, the memo adds.

Engel’s office forecasts a 10-year return on investment equaling 35 times.

“The benefits of the project, related to economic growth, are profound because we’re focusing on installing all of the public master roadway and utility infrastructure in the Connected City employment area,” Engel said. “That will be on the developer’s property and off-site, to serve the entire area.

“This is the most productive agreement that I’ve brought forth to date to the board,” Engel said. “The Rooker project, for example, which we provided Pads and Pours funding, was $9.80 a square foot. This is $9.60 a square foot.

Once the project is complete, $1 contribution by the county will give us $100 in return to the local economy,” Engel said.

Michael Wolf appeared on behalf of Columnar Holdings, which plans to develop the site.

He told the board that the company is part of Traylor Construction Group, which helped to build the Howard Frankland Bridge back in the 1990s. Traylor is a third-generation company, run by four brothers today, Wolf noted.

“We buy raw land, entitle it and do these infrastructure improvements. We also have construction arms for doing vertical construction, as well.

“We’ve had a very strong presence in the Orlando market for the past 15 years, developed almost 5,000 lots there in major master-planned communities, largely adjacent to Disney World,” he said.

The company is “very experienced in the space — construction, development.

“We’ve also got horizontal development going on in Austin, as well as in Denver, as well as southwest Florida.

“We’ve got experience in all asset classes, from residential, industrial, multifamily, single family and so on,.” Wolf said.

Developer will pay attention to design
Wolf assured board members that the developer won’t “just lay out large industrial buildings, but ( will) work on place-making, as well.”

It is collaborating with the University of Florida/Institute of Food and Agricultural Sciences on creating a sustainable design, including fitness components, he said.

It also wants to create dining and entertainment options for employees and residents of neighboring master-planned communities, he added.

The agreement won’t take effect until after the site receives the county board’s approval of a master-planned unit development rezoning request.

That approval appears highly likely, based on enthusiasm expressed by county board members.

“I think it’s a win-win for the county and for our developer,” said Commissioner Ron Oakley, noting the project is located within his district. “I appreciate you being here and building this kind of product for us.”

Commissioner Jack Mariano added: “This is a very exciting project.”

Commission Chairwoman Kathryn Starkey told Wolf: “This looks really fantastic. I’m really excited we’re getting this quality of development at (I) 75 and (State Road) 52. I’m sure you’re going to be very successful there.”

In keeping with her persistent advocacy for trails and for making it easy for people to get around, Starkey asked the developer to pay attention to that issue.

Wolf agreed with Starkey: “We just think it’s so important to really, truly get that activation, to have folks be able to run, bike, golf cart, what have you. If we don’t have those components, we won’t be able to activate that space.”

As he reiterated his support for the project, Oakley noted that when he left Pasco to go off to college, he was able to return to work in the citrus industry.

Others that left for college were unable to come back for jobs in their professions. Projects like this increase job opportunities and help to change that picture, Oakley said.

Wolf told board members that the proposed rezoning for the project is working its way through the process.

Wolf told commissioners that the developer hopes to get a shovel on the ground this year.

Published June 22, 2022

Mixed-use project approved in Connected City

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The Pasco County Commission has approved a mixed-use development made up of 525 residences and 106,285 square feet of office uses on 158 acres, in an area known as Connected City.

The site, which is currently vacant and used for agricultural purposes, is at the northeast corner of Elam and Kenton roads, about 6,600 feet east of Interstate 75.

The Connected City corridor consists of about 7,800 acres in a state-approved development district meant to foster residential communities and employment centers that are the wave of the future. Its borders are Interstate 75, State Road 52, and Curley and Overpass roads.

The area is meant to feature cutting-edge technology, including gigabit Internet speeds and innovation.

The rezoning had been recommended for approval, with conditions, by the Pasco County Planning Commission and county planners.

The approved residences are expected to consist of a mix of single-family detached, attached and/or multifamily, courtyard houses, row houses, townhouses and possibly garden-style apartments.

This particular area of Connected City is known as the Community Hub, which is intended to be used for projects that create a blend of employment and housing opportunities, according to Clarke Hobby, the attorney for the applicant.

That portion of the plan requires medium density standards of 3.25 residences per acre.

Withlacoochee River Electric Cooperative owns 12.18 acres of the site.

Hobby noted that extensive efforts have been made to mitigate impacts on neighbors, including a series of private agreements relating to trees, landscaping and buffering.

Eight of the 10 neighbors signed letters of no objection.

Michael Pultorak, who lives on Kenton Road, expressed concerns about the potential for area flooding, if the water levels rise in King Lake.

Pultorak told the board that he’s pro-development and pro-responsible growth, but he is concerned about potential flooding in the area.

He said he realized that this particular project may not cause the potential flooding he’s concerned about, but said the next one could.

He asked the board to intervene to prevent that from happening.

Commissioner Mike Moore told Pultorak he would make sure that someone would be out to meet Pultorak for a closer look at the issue.

Board members voted 4-0 to grant the rezoning, with Commissioner Ron Oakley, absent.

Published June 01, 2022

Work continues at State Road 56/I-75

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A new Diverging Diamond Interchange (DDI) traffic pattern has been established at the State Road 56/Interstate 75 interchange, but work continues to provide the kind of relief from congestion during peak traffic periods.

State Road 56 was closed down entirely for a portion of a weekend and when it reopened on May 1, there were new ways to travel through the State Road 56/I-75 interchange.

Traffic blurs by scurrying workers early on May 1, as crews from Superior Construction Co. prepare to open the roadways of the Diverging Diamond Interchange, at State Road 56 and Interstate 75. (Fred Bellet)

But motorists continue to face wait times, now that State 56 has reopened.

In an update released from the District Seven Office of the Florida Department of Transportation, officials acknowledged: “During peak driving hours, significant traffic congestion has occurred for some traffic movements.

“After any major traffic change, adjustments are typically needed during the first few weeks of operation. We have been making traffic signal adjustments each day this week to improve the traffic flow, particularly during peak afternoon/evening hours on the northbound Interstate 275/Interstate 75 exit ramp to State Road 56.

“Other changes will also be made to improve the operation of the new DDI area; including adding another thru-lane in each direction as we progress towards the final configuration of the area.”

Work on the new traffic configuration at the interchange is expected to be completed by this summer.

The DDI was chosen because of its ability to handle heavy left-turn volumes, such as the westbound to southbound movement from State Road 56 to I-75.

The expected benefits for the interchange are an increase in capacity and pedestrian safety, while reducing vehicle delays and crashes. These benefits will be achieved by an increased number of lanes, improved pedestrian facilities, more efficient signal timings and reduced vehicle conflict points, according to FDOT.

Before State Road 56 could be reopened, workers clear unnecessary signs and traffic barrels along the eastbound lane of the road.

During the Pasco County Commission’s May 3 meeting, Commissioner Mike Moore mentioned the reopening and thanked former Speakers of the House Will Weatherford and Richard Corcoran for their work in securing funding for that improvement years before it was initially slated for funding.

Without them, Moore said, it could have been 2028 before improvement was completed. Now, completion is just months away.

The project initially was expected to be completed before the holidays, but that didn’t happen because the original contractor was found to be in default by FDOT and a replacement contractor was brought in to finish the work.

That work is ongoing, and while the work is being done, there will be land closures to accommodate the construction.

As of May 1, all lanes and ramps are open at the State Road 56/I-75 Diverging Diamond Interchange that will open in this phase of construction, according to FDOT.

Two thru-lanes are open in each direction of State Road 56 over I-75, plus there are dedicated lanes to enter northbound and southbound I-75. All ramp movements are open and available to enter and exit I-75.

Here’s a list of scheduled lane closures.

  • I-275 (Exit 59) /I-75 (Exit 275) northbound exit ramps to westbound State Road 56: All traffic to be directed onto eastbound State Road 56, then will U-turn at Cypress Ridge Boulevard onto westbound State Road 56: Through May 13, from 9 p.m. to 6 a.m.
  • I-75 southbound exit ramp to State Road 56: Lane shifts, through May 13, 9 p.m. to 5 a.m.
  • State Road 56, from Grand Cypress Drive to Cypress Ridge Boulevard: Lane closures: through May 14, from 9 p.m. to 6 a.m.
  • Eastbound State Road 56 left turn onto entrance ramp to northbound I-75, U-turn at Cypress Ridge Boulevard and use westbound State Road 56 access to ramp: through May 14, from 9 p.m. to 5 a.m.
  • State Road 56 westbound turn lanes to southbound I-75 ramp: Lane closures, through May 14, from 9 p.m. to 6 a.m.

Motorists are reminded that this is a construction work zone, so to use care when traveling through the area and to keep an eye out for construction crews.

To stay abreast of the latest information about this project, visit tinyurl.com/2s5pa7w6.

Published May 11, 2022

State Road 52 is becoming a magnet for new development

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The Pasco County Planning Commission has recommended approval of a rezoning to allow more than 1,400 residential units, and nearly 117,000 square feet of commercial and office uses on a site on State Road 52.

Specifically, the rezoning would allow 953 single-family detached units, 119 single-family attached units, 336 multifamily units and 116,882 square feet of commercial/office uses on 493 acres.

The site is within the Central Pasco Employment Village, an area designated by the Pasco County Commission years ago to create a coordinated vision among a group of landowners.

The plan envisions a mixed-use employment village on more than 2,400 acres, located along the south side of State Road 52, roughly between Collier Parkway Extension and Bellamy Brothers Boulevard. The employment village is expected to contain commercial, residential and industrial uses.

Attorney Joel Tew represented Lennar Homes, applicant/developer, and the Swope family entities, which own the land.

Tew reminded the planning board: “You’ll recall that last summer, we completed a plan amendment that updated and modified the CPEV (Central Pasco Employment Village) overall master plan for the entire acreage that has the 20 or so multiple landowners.”

During that plan amendment process, Tew said, his client was strongly encouraged to entertain an entitlement exchange with another property owner.

“We relocated a large quantity of industrial, corporate office entitlements that were in the center of the overall plan, we relocated that to the eastern part, so they would be adjacent to the existing Southworth site, where the Amazon facility was being contemplated.

“So, we have now been able to better concentrate the large employment areas in, say, the eastern third of CPEV, and then we moved the residential to the center.

“That did two things. Obviously, you got the critical mass for the employment that (the Pasco Economic Development Council Inc.) EDC was looking for on the eastern end. It’s closer to Bellamy Brothers Boulevard, where they had existing sewer/water and infrastructure.

“We’re here to now rezone the Swope parcel to memorialize, primarily, the residential entitlements that were traded for, together with this quantity of support commercial/office that’s being retained in that center part.

“We’re doing exactly what we promised you and the board, a year ago, we would do,” Tew said,

“To our knowledge, as of today, we now have no objections from any of the other stakeholders in CPEV,” Tew said.

Achieving that consensus was not easy, given the number of owners involved in CPEV, he said. But he speculated the harmony among owners may stem from the Swope family’s willingness to take considerably less entitlement than the methodology would allow.

He explained that Heidt Design came up with a methodology and a chart for assigning entitlements, based on net developable acreage and the different levels of density or intensity that the master plan assigned to parcels.

Tew told the planning board: “Swope is only asking you to zone about 25% of the multifamily that they would have been entitled to, under that methodology. So, they’re leaving a large number of multifamily units, in the pot.

“They had high density residential on virtually all of their acreage, so they could have taken a lot more,” Tew explained.

The planning board unanimously recommended approval of the rezoning request, which now goes to the Pasco County Commission for final approval.

As an aside, Tew told the planning board that “there’s very high interest in the portion of CPEV that has industrial entitlements. I think we’re going to get a lot of action there,” Tew said.

He also noted that he represents Pasco Town Center, at Interstate 75 and State Road 52, which has modified a pending master-planned unit development to increase entitlements to 4 million square feet.

“The market believes that you have arrived, that Pasco County has arrived on the industrial and office employment jobs,” Tew said.

Requests coming before the planning board for new mixed-use projects and apartment developments along State Road 52 signal the growing interest in the area.

One significant project that plans to set up shop on State Road 52 is Amazon, which intends to  build a 517,220-square-foot facility, on a site at State Road 52 and Bellamy Brothers Boulevard.

The $150 million Amazon Robotic Sortation Center (ARSC) is being built at Eagle Industrial Park, a 127-acre property that was identified as part of the Pasco EDC Ready Sites Program. It is expected to employ 500 workers.

Meanwhile, further to the west, the new Angeline mixed-use community — being billed as a wellness-themed community — is planned on thousands of acres, east of the Suncoast Parkway and south of State Road 52.

Within that community, Moffitt Cancer Center plans to have a Pasco campus that will include  a massive research and corporate innovation district.

Site entitlements for Moffitt’s project, which encompass 24 million square feet, include plans for a hospital, research and development space, office, manufacturing, laboratories, pharmacies, educational facility/university, hotel, and commercial space.

The multiyear, multiphase project is expected to create 14,500 jobs.

Published May 04, 2022

Mixed-use project proposed in Connected City

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The Pasco County Planning Commission has recommended approval of a maximum of 525 residences and 106,285 square feet of office uses on a site of approximately 158 acres, in an area known as Connected City.

The Connected City corridor consists of about 7,800 acres in a state-approved development district meant to foster residential communities and employment centers that are the wave of the future. Its borders are Interstate 75, State Road 52, and Curley and Overpass roads.

The area is meant to feature cutting-edge technology, including gigabit Internet speeds and innovation.

The proposed project, which gained the planning board’s recommendation for approval on April 21, is at the northeast corner of Elam and Kenton roads, about 6,600 feet east of Interstate 75. The site is currently vacant and used for agricultural pursuits.

The proposed 525 residences may consist of a mix of single-family detached, attached and/or multifamily, courtyard houses, row houses, townhouses and possibly garden-style apartments, Tammy Snyder, a Pasco County planner told the planning board.

This portion of Connected City requires medium density standards of 3.25 residence per acre. There’s also a maximum number of single-family residences allowed in this part of Connected City. Thus, the proposed project is limited to 192 single-family residences, according to Brad Tippin, the county’s development review manager.

Also, Withlacoochee River Electric Cooperative owns 12.18 acres of this site.

Clarke Hobby, an attorney representing the applicants, said the request involves a site within Connected City’s Community Hub Zone.

“The overall intent of the Community Hub is to create mixed-use projects that create a blend of employment and mixed-use housing opportunities.

“As we go from over on Curley (Road) with the lowest densities and moving to the west, we are approaching the business core zone, and staff thinks that the best planning objectives are not only to phase out having single-family, as was mentioned, but to get to a higher density as you approach that area.

“The Business Core Zone, which is kind of the southern area of Pasco Town Center, that’s going to be a very intense and dense form of development down in that area. So, staff wants to make sure these areas are working together,” Hobby said.

By contrast, the developments of Epperson and Mirada are located in other areas of Connected City that specifically allow for lower density of development.

As part of the current proposed mixed-use project, Hobby said, “we’re building the first segment of Kenton Road. We’re having to acquire right of way from third parties for it, and we’re dedicating right of way. We’re going to be redesigning the intersection of Elam Road and Kenton Road to address an existing offset that staff identified, and it’s a fairly extensive amount of work and background work that had to go into making that happen.”

Efforts made to limit impacts
Hobby also noted that extensive work has been done to mitigate impacts on neighbors.

“Having grown up in Dade City, I fully realize that this is a very rural area, traditionally. And so we knew this was going to be one of the sites that our neighbors were going to be very concerned about the form of development and changes over time.

“So, we’ve had a series of meetings with them, and my client literally has spent the better part of the last week out there meeting … and trying to make everyone happy.

“We have a series of private agreements with them that relate to trees that we’re going to save on our property line, that provide nice buffering for them, some additional tree mitigation that we’re going to do on our site and then some landscaping things that we’re doing for our neighbors,” he said.

He provided letters of “no objection” for the record from eight of the 10 neighbors.

“We are, as staff noted, providing a service-ready site at the corner of Elam and Kenton, and working with our neighbor, Withlacoochee Electric River Cooperative, on that, and anticipate having a really nice use there. We’ve got some intel from them about what’s probably going to go there and I think everyone will be happy with the job creating uses there.

“We’ve also given extensive thought to the cross connections with the MPUD (master-planned unit development) that’s directly to our east and southeast. We have a lot of interconnections between that and the various parcels on our site, to ensure the connected in Connected City is being met.

“The result of all of this is that we have a really nice mixed-use development, with great interconnectivity, employment and housing options.

“So, I think we’re hitting all of the requirements of Connected City,” Hobby said.

Michael Pultorak, who lives on Kenton Road, expressed concerns about the potential for area flooding, if the water levels rise in King Lake.

“I am pro-growth. I am pro responsible growth. I am pro responsible development,” Pultorak said.

However, he added: “The problem is, since 2009, the water is up almost 8 feet.

“My 4-foot cattle fences are completely underwater during the rainy season, and the best I can do during the dry season is see the tops of them.

“We used to have land that exceeded 250 feet past those cattle fences.

“I have lost over 700 feet of land, linear, since 2009,” he said.

Pultorak said area residents told him there used to be three outlets for the lake and now that’s down to one, which is across Kenton Road.

“I’m pro-development. I’m pro-growth. But please don’t do it on the backs of the current residents and property owners that are trying to keep this as our homesteads and provide agricultural supplies and services and resources for the entire area,” he said.

Hobby said he’s also aware that some neighbors simply want to retain the area’s historically rural nature.

“Connected City was adopted some years ago. It was a legislative change from the state and the county is implementing it. This area is not going to stay rural much longer. It’s just not going to,” Hobby said.

“What we’re trying to do is be a good neighbor and provide good buffering where we can, to fulfill the Connected City goals, while not overwhelming our neighbors,” the attorney said.

Published May 04, 2022

Live Jazz is Back at Avalon Park Wesley Chapel

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Supporting the arts and providing a venue for local artists have always been core goals of Avalon Park Wesley Chapel, a master-planned community located east of Interstate 75 on State Road 54. The latest addition to this vision is Jazz Under the Starz, which has been hosting monthly concerts at Avalon Park’s downtown area.

“There is something about music that soothes the soul and brings people together,” says Arlene Brooks, organizer of Jazz Under the Starz and owner of Coffee Speaks N Tea Talks in New Tampa.

“Music doesn’t have a color to it — it brings people together and makes your soul feel good. Music is my inspiration, and there’s nothing I enjoy more than watching people come together to share in this joy.”

“We are so excited to bring Jazz Under the Starz to our community,” says Stephanie Lerret, senior vice president of marketing for the Avalon Park Group. “We love offering things to do for our families, and especially have a passion for sharing the arts. Jazz under the Starz is exactly the type of organization we want to support, and fits perfectly with our goal of enhancing and bringing more attention to arts and culture.”

Jazz Under the Starz is held every third Saturday of the month, with a different band performing at each concert.

“These types of concerts and events really aren’t going on anywhere else in New Tampa/Wesley Chapel,” says Brooks.

“I want it to be a place where people can come and join together to celebrate the music. Everybody loves music, and it helps you forget about the hardships of life.”

The next Jazz Under the Starz concert will be on May 21, at 33501 State Road 54 in Wesley Chapel, located behind Pinecrest Academy, on Avalon Park property.

Project Necessary will be the headline act, and will bring a smooth mix of Jazz, Funk and R&B to Jazz Under the Starz.

For the past 20 years, Project Necessary has entertained audiences globally in places such as Hawaii, Japan, Singapore, Spain, Turkey and Egypt.

The group’s nucleus consists of Dave Chipman (drums), Sam Diego (keys), Al Chisim (Sax) and bassist Dale Horton.

General admission is $20, which can be purchased at JazzUnderTheStarz.com. Kids under 12 get in for free, and Brooks says pets are allowed as long as they aren’t aggressive and the owners are cleaning up after their furry friends.

Concert guests also can bring their own lawn chairs and coolers.

For more information about the musical events, visit JazzUnderTheStarz.com.

There’s No Planned Community Like Avalon Park Wesley Chapel
Avalon Park Wesley Chapel began building its first homes in 2012. Today, 1,000 homes have been completed or are underway, and residents enjoy unique amenities, neighborhood schools, and easy access to Tampa, Lakeland and Orlando.

“We are not just developers — we are building a brand new town,” said Lerret. “We’re so much more than just another planned community – we’re bringing together everything a family needs to enjoy life today and in the future.”

Homes in the residential community range in price from the mid $200s to over $400s.

“Our builders offer homes for everyone, from teachers to physicians to empty-nesters wanting the convenience of the no-fuss, townhome lifestyle,” said Lerret.

Downtown Avalon Park
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.

“We are building a traditional downtown, with stores located inside of our community on the boulevard road leading to our residences, parks and schools,” said Lerret. “We are creating a town that spreads out from the town center connecting to individual neighborhoods — very much like the footprints of small towns found across America.”

The first phase of downtown Avalon Park Wesley Chapel will include 130,000 square feet of mixed-use commercial space and apartments built above the storefronts.

“We’re building beautiful, multi-story buildings with commercial space designed for businesses our residents want close to home — restaurants, bakeries, coffee shops, bars and entertainment, hair and nail salons, as well as activities like dance, gymnastic and karate studios,” said Lerret.

Eventually, Avalon Park’s downtown will have more than 560,000 square feet of retail, and 120,000 square feet of office space. At build out, this 1,650-acre master-planned community will have about 4,400 single and multi-family homes, and be home to 10,000 residents.

Published April 27, 2022