The Laker/Lutz News

Matt Armstrong

Higher density approved near Town of St. Leo

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The Pasco County Commission has approved a land use change and rezoning to allow increased development at the edge of the Town of St. Leo, despite the Town’s objections.

The approved rezoning allows up to 600 dwellings, 340,000 square feet of commercial and 60,000 square feet of office on 177 acres at the southwest corner of State Road 52 and Prospect Road. Under the approved land use change, up to 300 additional dwellings would be allowed.

A barn now occupies the site.

The Town of St. Leo abuts the northwest portion of the property, and the site is surrounded by the Villages of Pasadena Hills Special Area Plan area.

County planners and the Pasco County Planning Commission recommended approval on the requests for the land use and zoning changes.

But, the Town of St. Leo, represented by attorney Patricia A. Petruff, objected to the rezoning.

She said the requested density is incompatible with St. Leo’s character. She raised concerns about disrupting the view shed that residents in the town now enjoy.

“We had asked for some of those homes to be single-story. We had asked for enhanced landscaping,” Petruff said. “We don’t think the transitions are appropriate or adequate.”

She also said: “You are required to address visual intrusion.”

Planners and representatives for the applicant, however, said the proposed development is an appropriate transition between the Villages of Pasadena Hills and the Town of St. Leo.

Attorney Barbara Wilhite and planning consultant Matt Armstrong represented the applicant.

The new State Road 52 alignment goes through the property, and increased demand for development in the area is expected.

The plan calls for the main access to the property to be off of Prospect Road, south of the intersection of State Road 52, which is an existing signalized intersection.

Wilhite and Armstrong said the project will provide residential and non-residential options for services for students near campus. They also noted that conditions of approval for the project go well beyond the county’s land development code.

“We have brought forward a project that is the right project for this area, and does respect the area,” Wilhite said.

But, Petruff urged commissioners: “We’re respectfully requesting that you table this and direct staff to take another look at those transitions.”

Commissioner Mike Moore observed that aside from the Town’s attorney, no one else spoke in opposition. He made a motion to approve the request.

Commissioner Kathryn Starkey also noted that Saint Leo University is nearby.

“You’ve got a university that has a lot of density right there,” she said, before commissioners voted to approve the rezoning. The comprehensive plan amendment had been previously approved, in a separate vote.

Published November 20, 2019

Commissioners dig community gardens

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Wanna-be community gardeners can start making plans to harvest their crops.

The Pasco County Commission approved an ordinance on June 20 to establish a definition for a community garden and to create a process for permit applications.

In 2016, volunteers built a garden bed at a community garden on land owned by Florida Hospital Zephyrhills. (File)

This is the county’s first community gardening ordinance.

Pasco also is the first in the state to approve a countywide ordinance permitting community gardens.

Some cities, including New Port Richey, already have such ordinances.

“It’s been a long road,” said Matt Armstrong, the county’s executive planner for long-range planning. “A lot of people worked on this. It’s something we believe will strengthen the community.”

Pasco established a Food Policy Advisory Council more than two years ago. It is just one of three such councils in the state.

Matt Armstrong

Volunteer members look at a wide range of issues regarding food access, nutrition and overall food policies that would benefit Pasco residents.

The community garden ordinance was the advisory council’s first recommendation.

The ordinance follows public workshops and meetings to gather input in crafting the ordinance.

By definition, community gardens are gardens where crops and ornamental plants, including flowers, are grown and harvested. Daily vehicle trips to tend the gardens generally are more than 14 per day but less than 100, with limited use of heavy vehicles.

Permit applications will require information such as location, operating hours, parking availability and a designated garden manager.

The community garden ordinance doesn’t apply to home gardens or “greenbelt” agricultural farms.

For more information, visit PascoCountyFl.net.

Published June 28, 2017

New apartments and offices approved

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Brightworks Crossing — a mixed-use project calling for offices, self-storage units, apartments, and a hotel with up to 150 rooms, landed on the desks of Pasco County’s planners nearly a year ago.

And, on Aug. 9, the Pasco County Commission pushed the project along with a series of approvals.

Commissioners unanimously agreed to amend the county’s comprehensive land use plan and to rezone the land. They also approved an agreement for a land swap between the county, the landowners and the developers.

The land deal will give the county green space for its network of wildlife corridors, and room for a park-and-ride lot with 25 parking spaces for future transit commuters.

A car passes along Old State Road 54, at Old Cypress Creek Road. The route is a popular cut-through to avoid traffic at State Road 56. (File Photo)
A car passes along Old State Road 54, at Old Cypress Creek Road. The route is a popular cut-through to avoid traffic at State Road 56.
(File Photo)

The site is directly behind the Walgreen’s drug store, at Wesley Chapel Boulevard and the State Road 56/State Road 54 intersection.

The intersection is a high growth area populated by Tampa Premium Outlets and new restaurants on the south side of State Road 56, and on the north side of the road, the future Cypress Creek Town Center.

“It’s a major intersection. A lot of thought, evaluation and analysis has gone into this project and its impact on the intersection,” said Matt Armstrong, the county’s executive planner. “We’ve put together a package that actually improves this area and will help in the long run.”

Brightworks Crossing received approval for a maximum of 350 apartments, 250,000 square-feet of offices, and self-storage and the 150-room hotel.

A road redesign also is built into the project for Old State Road 54, which bisects the site. The short stretch of road is a popular cut-through for motorists coming down Wesley Chapel who want to avoid traffic at the State Road 56 intersection.

County commissioners agreed to close the existing cut-through to accommodate the land swap and allow developers to build a new road in its place. The new road will be open to the public.

Nearby, work is underway by Sierra Properties to build an entrance into Cypress Creek Town Center, a future mall at the northeast corner of State Road 56 and Wesley Chapel Boulevard, also called County Road 54.

One of the mall entrances is across from Brightworks Crossing, on County Road 54.

In the long term, the county has plans to turn the two-lane stretch of Wesley Chapel Boulevard into a six-lane divided highway with sidewalks and a multi-use trail.

The impact of traffic and road redesigns raised concerns for Sierra Properties’ developers and John Narcisi, who owns JN Electric on Old Cypress Creek Road.

Narcisi is the only business on Old Cypress Creek, which also is off Wesley Chapel and intersects with Old State Road 54.

“Traffic will increase on Old Cypress Creek Road which runs in front of my property,” said Narcisi.

Attorney Clarke Hobby, representing Sierra Properties, said the proposed new road through the site should continue to function as a cut-through that can help ease traffic congestion.

“We think that’s an important issue, and the staff needs to look at that closely,” he said.

Published August 17, 2016

Wildlife corridors map a pathway through Pasco

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A network of conservation corridors to provide safer pathways for wildlife in Pasco County finally is more than just lines on a map.

Still, it took a few tweaks at a June 21 public hearing before Pasco County commissioners could approve an ordinance stuck in planning limbo for years.

In the end, the corridors made some happy, others less so.

“This ordinance is scientific, viably provable and defensible,” said Mac Davis of the Gulf Coast Conservancy. He addressed the commissioners during public comment at the hearing.

B.C. Manion/Staff Photo Keith Wiley is Pasco County’s natural resources manager. He guided efforts to craft an ordinance to create wildlife corridors. (B.C. Manion/Staff Photo)
B.C. Manion/Staff Photo
Keith Wiley is Pasco County’s natural resources manager. He guided efforts to craft an ordinance to create wildlife corridors.
(B.C. Manion/Staff Photo)

“It is imminently fair to everyone,” he said. “It is so long overdue. If it needs some tweaking later, we can address that…but, let’s get this show on the road.”

Attorney David Smolker generally praised the hard work of county staff in rewriting portions of the ordinance to meet objections of landowners. But, he said concerns remained about property rights and the cost to landowners.

“You’re going to run into problems on a case-by-case basis,” Smolker told commissioners.

About 2,500 acres of approximately 7,000 acres needed for the corridors runs through private land.

In Central Pasco, corridors will link current and proposed development projects at Starkey Ranch, Crossbar, Connerton and Cypress Creek.

A letter submitted by the Bexley family declared the ordinance an unconstitutional burden on property rights for those with corridors crossing their land. The Bexleys own a large spread at the southeast corner of Suncoast Parkway and State Road 52, which will become part of a master-planned community.

Pasco County Commissioner Mike Moore said landowners who contacted him worried about public access onto and across properties. Owners with small parcels are especially worried about loss of privacy, he said.

“People would prefer not to have people walking through their backyards, whether they are observing birds or taking a walk, or whatever it is,” Moore said.

Pasco County commissioners approved the creation of seven wildlife corridors meant to give animals such as bears, turtles, otters, ospreys, frogs and fox squirrels safe pathways within the county. (Courtesy of Pasco County)
Pasco County commissioners approved the creation of seven wildlife corridors meant to give animals such as bears, turtles, otters, ospreys, frogs and fox squirrels safe pathways within the county.
(Courtesy of Pasco County)

Staff added a graph outlining a process for the property owner to participate in decisions about access and what passive types of recreation could be allowed.

“Not every piece would be appropriate for any passive amenity,” said Keith Wiley, the county’s natural resources manager. “Every situation would be different. But, (the ordinance) would at least give citizens that are concerned an opportunity to provide input to the process.”

There are seven corridors countywide mapped out as natural pathways for diverse wildlife including spotted turtles, gopher frogs, ospreys, fox squirrels, bears and river otters. County officials also say the corridors help preserve water resources and wetlands.

Nearly 16 years ago, a court settlement mandated that Pasco create the corridors, also known as “critical linkages.” Previous commissions tried and failed in that mission.

Janice Howie of the Nature Coast Florida Native Plant Society told commissioners time was running out as new development gobbles up open land. As an example, she said 20 or so bears in the northwestern corner of the county are hemmed in by houses and U.S. 19, unable to migrate to more natural habitats.

“We will probably not be in a position to form corridors if we wait another 16 years, because there won’t be enough land,” she said.

County staff initiated new discussions on the corridors in April 2015. Meetings were held throughout the county to gather input, and portions of the ordinance rewritten.

Among adjustments were a process to negotiate the corridor’s width; a chance to reroute the corridor without filing an expensive rezoning application; and splitting maintenance costs for corridors and easements between the county and landowner.

The ordinance would apply only if a landowner sought to rezone property for land uses of greater density or intensity, and had some portion of the corridor within the property’s boundaries. There are exemptions for existing development approvals.

The county can buy corridor property outright or acquire use of the land, but not ownership. Landowners would be compensated. When disagreements arise over issues such as sales price, location or boundaries of the corridors, landowners can appeal to the commissioners.

“We made the process very fair, very clear,” said Matt Armstrong, the county’s executive planner for the Long Range Planning Group. “Every little nut and bolt must function properly.”

Published June 29, 2016

Pasco County on a path to create wildlife corridors

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A network of wildlife corridors is closer to reality as landowners concede most of their objections have been resolved.

The ordinance comes nearly 16 years after a lawsuit settlement mandated that Pasco County create the corridors, also known as “critical linkages.”

The linkages function as protected pathways for wildlife as diverse as bears, panthers, salamanders and frogs.

At the first public hearing on May 10, Pasco County commissioners had a presentation from county staff members and took public comment. No vote was held.

Pasco County Commissioner Mike Moore questioned whether a county ordinance to create wildlife corridors did enough to protect property owners’ rights. (Photos courtesy of Richard K. Riley)
Pasco County Commissioner Mike Moore questioned whether a county ordinance to create wildlife corridors did enough to protect property owners’ rights.
(Photos courtesy of Richard K. Riley)

Commissioners are scheduled to have their second public hearing and vote on the issue at their June 21 meeting at 10 a.m., in their chambers in New Port Richey.

“It’s been a long road to get here,” said Matt Armstrong, Pasco’s executive planner for the Long Range Planning Group.

The May 10 hearing was postponed from last year when commissioners asked for meetings and discussion on the issue.

The lawsuit was filed in the late 1990s and settled in 2000. Previous county commissions considered, but never approved, an ordinance.

Under the proposed ordinance, landowners could “willingly” sell their land to the county. Otherwise, the ordinance’s regulations would apply only if a landowner sought to rezone property for land uses of greater density or intensity, and had a corridor within the property’s boundaries.

Matt Armstrong, left, Pasco’s executive director for the Long Range Planning Group, and Chief Assistant County Attorney David Goldstein answered questions at a public hearing on creating wildlife corridors.
Matt Armstrong, left, Pasco’s executive director for the Long Range Planning Group, and Chief Assistant County Attorney David Goldstein answered questions at a public hearing on creating wildlife corridors.

Tweaks to the ordinance include a process to negotiate a corridor’s width; potentially rerouting the corridor without filing an expensive rezoning application; allowing a third party appraisal in land sale negotiations and an appeal to the commissioners; and splitting maintenance costs related to the corridors and their easements between the county and landowner.

“I’ve kind of run out of arguments against this ordinance, believe it or not,” said attorney David Smolker. He represents a client who owns about 140 acres that fall within one of seven wildlife corridors.

Mac Davis of the Gulf Coast Conservancy said county staff had listened to landowners and made reasonable changes. Now he said, the ordinance should be “rounding third base and heading for home.”

Determining the width of corridors, however, still gives Smolker and others some pause.

Keith Wiley, the county’s natural resources manager, said, “The staff will have the mechanisms to have the discussion with owners. Every piece along the corridor is different.”

But he added, the science behind how to create viable corridors is sound. “It’s being replicated across the world,” he said.

Minimum width is 500 feet; maximum width is 2,500 feet.

Mac Davis, of the Gulf Coast Conservancy, spoke at a public hearing in support of the county’s plan to create wildlife corridors.
Mac Davis, of the Gulf Coast Conservancy, spoke at a public hearing in support of the county’s plan to create wildlife corridors.

About 7,000 acres is needed to create seven wildlife corridors, but the county already owns some land. Some areas are wetlands that can’t be developed. About 2,500 acres is owned privately and would be regulated through the ordinance, county officials said.

In Central Pasco, corridors would link current and proposed development projects at Starkey Ranch, Crossbar, Connerton and Cypress Creek.

With the spurt of development in Pasco, Janet Howie, of the Nature Coast Florida Native Plant Society, said, “Ecological corridors are even more important to help prevent a total environmental wasteland from happening.”

Some still have concerns, however.

Land use attorney Ethel Hammer told commissioners during public comment that the ordinance would substantially affect property owned by the Bexley family. She plans to meet with county staff to detail their objections.

Landowner Jim McBride said the corridors should be more narrow. He also said there would be problems arising from people seeking access to the corridors.

“Ultimately, I believe the corridors are going to have to be fenced,” he said. “You need to protect wildlife from people.”

Pasco County Commissioner Mike Moore shared that concern.

“Wildlife corridors are not people corridors,” he said. “We could have people roaming back and forth.”

It’s difficult to write an ordinance that covers every scenario, but Chief Assistant County Attorney David Goldstein said, “There is nothing in the ordinance requiring us to leave it open to the public. It’s best to deal with those on a case by case basis.”

Published May 18, 2016

Road renaming remains in limbo

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No decision has been reached on whether to rename a portion of Wesley Chapel Boulevard in honor of its historical ties to the King family ranch.

At the April 12 Pasco County Commission meeting, county officials did not give a date for rescheduling a public hearing that had been postponed in February to “a date uncertain.”

During the public comment portion of the meeting, Sandy Graves, a member of the Central Pasco Chamber of Commerce, asked that the commissioners settle on boundaries for Wesley Chapel and Land O’ Lakes at their April 26 meeting. That decision is central to the dispute over the road’s naming.

“We will live with the decision you make,” she said.

The southern half of Wesley Chapel Boulevard is a short section of paved road that intersects with Grand Cypress Drive, an entry road into the Tampa Premium Outlets. (Kathy Steele/Staff Photos)
The southern half of Wesley Chapel Boulevard is a short section of paved road that intersects with Grand Cypress Drive, an entry road into the Tampa Premium Outlets.
(Kathy Steele/Staff Photos)

After the meeting, Pasco County Administrator Michele Baker said it was unlikely that the issue would be considered, at least in 2016.

In December 2015, the Central Pasco Chamber proposed renaming the road to Circle O Ranch Parkway.

The renaming would apply only to the portion of the road that is south of State Road 56, running beside the Tampa Premium Outlets. Plans call for linking this segment of the road with County Line Road in the future.

On Feb. 17, commissioners voted to postpone the public hearing on renaming the road while county staff members met with people in the Land O’ Lakes and Wesley Chapel communities. Representatives of Sierra Properties, which is developing a portion of the Cypress Creek Town Center on State Road 56, also were included in discussions.

According to the agenda item, the renaming would be put off until “after the community boundaries are established.”

Chamber members and others were asked to submit oral histories, videos, news articles or other documentation about the histories of Wesley Chapel and Land O’ Lakes.

If anyone wants legal boundaries, Pasco County Attorney Jeffrey Steinsnyder said they would have to incorporate as a city. That procedure involves seeking state legislative approval.

“The board really can’t establish a boundary for these unincorporated areas,” Steinsnyder said.

Wesley Chapel Boulevard, south of State Road 56, dead-ends at a grove of trees. The roadway, in the future, will be linked to County Line Road. Central Pasco Chamber of Commerce wants to rename the boulevard as Circle O Ranch Parkway to honor the history of the former King ranch
Wesley Chapel Boulevard, south of State Road 56, dead-ends at a grove of trees. The roadway, in the future, will be linked to County Line Road. Central Pasco Chamber of Commerce wants to rename the boulevard as Circle O Ranch Parkway to honor the history of the former King ranch

“This board doesn’t have anything that it can do to settle a boundary dispute between two unincorporated areas, which are really chambers of commerce as to what’s in this area,” the county attorney added.

“The county isn’t interested in creating boundaries,” said Kristen Hughes, the county’s planning and development administrator. “We’re interested in helping everyone succeed.”

A staff member did research on the histories of both areas, and Hughes said, “There is no clearly defined boundary.”

The Circle O Ranch Parkway name, supported by the Central Pasco Chamber, would recognize the King family, whose former ranch is now the site for Tampa Premium Outlets and Cypress Creek Town Center.

Others have said changing the name would add to confusion at an intersection that has multiple roads linking up including State Road 54, State Road 56 and the northern half of Wesley Chapel Boulevard.

Graves told commissioners she had heard the issue wouldn’t come up again because no one wants “to make anyone mad” during an election year.

Baker said Graves’ comment surprised her.

The county administrator said if commissioners wished to have a presentation to receive information on the issue that one could be scheduled.

Matt Armstrong, the county’s executive planner for long range planning, previously had told commissioners he anticipated providing a staff report in March or April.

Published April 20, 2016

Pasco master plan seeks to improve parks and recreation

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A proposed master plan for Pasco County’s parks and recreation facilities would cost an estimated $222 million over 10 years, according to a needs assessment from consultants at AECOM.

About $112 million of that amount would be targeted at new amenities for the county’s growing population.

A 2001 master plan projected about 51,000 more people over 10 years.

The actual number was closer to 119,000.

As more people move into Pasco County, the amount of parkland shrinks, in proportion to its population. (File Photos)
As more people move into Pasco County, the amount of parkland shrinks, in proportion to its population.
(File Photos)

New projections peg population growth at about 204,000 more residents, also over 10 years.

How much of the master plan realistically can be implemented and where the funding will come from has yet to be determined. Pasco County commissioners, on Feb. 16, got an overview of the issues confronting the county’s parks and recreation — now and in the future.

Commissioners were asked to consider potential funding options through increased impact fees, user fees, matching grants, assessments, taxes, or through combining multiple sources.

One option could be taking the issue to voters seeking additional funding through a 2018 referendum.

“We really think it’s going to take a combination of a lot of these things,” said Matt Armstrong, the county’s executive planner for long-range planning.

County staff presented the information to commissioners to seek direction before scheduling public meetings to map out various scenarios for the county’s master plan for parks and recreation.

Inadequate parks funding is posing a challenge for Pasco County to keep up its parks.
Inadequate parks funding is posing a challenge for Pasco County to keep up its parks.

However, commissioners requested a follow-up presentation, with additional details, as well as illustrations of potential projects.

“We’ll draft a community-engaged road show and bring it back to you,” said Pasco County Administrator Michele Baker. “Then, you can try it on for size.”

After years of sharp budget cuts during the economy’s downturn, the parks and recreation department lacks funds just to maintain and operate existing parks.

The current budget falls short by about $14 million a year to cover existing needs, according to AECOM’s assessment.

The county now has about five acres per 1,000 people for parks and recreation activities. As the population grows over the next decade, the acreage per 1,000 people likely will shrink by half, if the county does nothing to expand parks and recreation, according to AECOM’s assessment.

In a survey, about 80 percent of 621 residents put repairs and upkeep as one of the county’s priorities. They also wanted more trails and sidewalks, more boat ramps, ball fields, community centers and a more equal distribution of facilities countywide.

About $15 million in new construction proposed in the county’s 2001 master plan went unbuilt, largely due to budget cuts.

AECOM consultants looked at five market areas in the county. While all areas need additional ball fields or recreational facilities, the market areas in south, north and central Pasco had the greatest needs.

One possible solution to address the shortage of funding for Pasco County’s parks and recreation could be to ask voters to approve additional funding through a referendum.
One possible solution to address the shortage of funding for Pasco County’s parks and recreation could be to ask voters to approve additional funding through a referendum.

Pasco County Commissioner Kathryn Starkey cited 2009 data from the nonprofit Florida Taxwatch, which placed Pasco near the bottom in per capita spending on cultural and recreation facilities.

Residents might want to pay more to see improvements, she said.

“There is no money for parks and recreation in our budget,” Starkey said. “Their budget has been slashed, and the current parks they have are falling apart. We’ll have to close parks if we don’t find a budget source. And, if you think we have it now in our general revenues, where? In the sheriff’s budget?”

On revenues for parks and recreation, commissioners appeared to have a consensus that voters should decide what they want, and have a say in how to pay.

Pasco County Commissioner Mike Moore stressed a “think outside the box” approach that includes public/private partnerships. Past efforts seemed to rely too much on taxes, he said.

It comes down to what residents want and a referendum, said Pasco County Commissioner Mike Wells.

“If the residents want it and want to pay a little more on it, that’s what they need to do.”

Published February 24,  2016

 

Efforts on to settle renaming dispute

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Pasco County officials are trying to search out the historical boundaries between Land O’ Lakes and Wesley Chapel to help determine the name of a new road near Cypress Creek Town Center.

Finding out that information could help determine whether a new stretch of Wesley Chapel Boulevard should:

  • Be renamed Circle O Ranch Parkway
  • Be named something else
  • Keep the name it has

The roadway, south of State Road 56, is planned as a southern continuation of Wesley Chapel Boulevard that will connect with County Line Road.

According to county records, a compromise decision to name the road “Town Center Parkway” was considered, but then abandoned.

“I don’t think Town Center is historical, but at least it’s a new beginning,” said Sandy Graves, a long-time Land O’ Lakes’ resident and a member of the Central Pasco Chamber of Commerce.

The chamber requested the name change to Circle O Ranch Parkway in December. The name would recognize the King family, whose ranch now is a prime development area for Tampa Premier Outlets and the Cypress Creek Town Center.

In the next weeks, meetings with groups who are at odds over the renaming will be held. Interested parties are being asked to provide evidence in the form of documents, oral histories, videos or anything that might shed light on the matter.

“We’ll put this in a staff report,” said Matt Armstrong, the county’s executive planner for the long-range planning department.

He hopes to have that available to Pasco County commissioners in March or April.

The effort is to give everyone a fair shake, he added.

But, county officials also are trying to put the focus on more than drawing a line between Wesley Chapel and Lutz-Land O’ Lakes.

Settling the boundaries also will affect future decisions on vision plans for each community.

“It’s more important to focus on the heart of the communities,” Armstrong said.

Pasco County commissioners unanimously agreed to continue the public hearing on the road’s renaming.

“It would be really nice to have some resolution to this contentious issue,” said Commissioner Kathryn Starkey.

Renaming roads can be a delicate matter, said Commissioner Ted Schrader.

He had some concern, though, about road name confusion with Wesley Chapel Boulevard, State Road 54 and State Road 56 all converging at the same intersection. The entrance into the outlet mall, also at the juncture, is Grand Cypress Drive.

“What really resonated with me was the potential renaming and how four roads are at the intersection, all with different names,” Schrader said. “That really stuck with me.”

To date, county officials have met with area residents and members of the Central Pasco chamber.

A meeting is scheduled Feb. 19 with area residents and members of the Wesley Chapel Chamber of Commerce.

Developers with Sierra Properties, which is building Cypress Creek Town Center, also are participating in discussions.

“This isn’t a chamber issue to me,” said Graves. “It’s something the county did that was wrong and needs to be corrected.”

Hope Allen, president of the Wesley Chapel chamber, declined to comment on the issue.

The Land O’ Lakes community crafted a vision plan and presented it to the county in 2003. The boundaries were Interstate 75, State Road 52, the Suncoast Parkway and the county line.

But in 2004, and Graves says without notice, the county renamed County Road 54 as Wesley Chapel Boulevard.

But, Lutz and Land O’ Lakes mailing addresses exist along the boulevard, north of State Road 56. The outlet mall and the town center have Lutz addresses, while Stagecoach and Grand Oaks subdivisions have Land O’ Lakes addresses.

“Lutz and Land O’ Lakes have been together forever,” Graves said. The King family had a Lutz address, but were ingrained in the Land O’ Lakes community, she said.

Still, she is hopeful that a resolution will soon be reached.

“The history of our community is very important,” Graves said.

Published February 17, 2016

Task forces will tackle Pasco congestion issues

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There is trouble on State Road 54 and State Road 56.

Everyone can see the snarled traffic and congestion on a daily basis, and it is clear that it will only get worse with time.

“We’re obviously in a growing community in Tampa Bay,” said Jim Edwards, transportation manager for Pasco’s Metropolitan Planning Organization. “The dirt is turning in a lot of areas. We all see that.”

Unprecedented growth along this corridor is turning pastures and open fields into brick-and-mortar shops, offices, business parks and houses.

Congestion near State Road 54 and U.S. 41 helps to illustrate the problem of an increasing number of cars using the State Road 54/State Road 56 corridor, as new businesses and subdivisions pop up. Some are predicting major traffic hassles with the opening of Tampa Premium Outlets and other planned developments. (File Photo)
Congestion near State Road 54 and U.S. 41 helps to illustrate the problem of an increasing number of cars using the State Road 54/State Road 56 corridor, as new businesses and subdivisions pop up. Some are predicting major traffic hassles with the opening of Tampa Premium Outlets and other planned developments.
(File Photo)

More is on the drawing board, or in the minds, of developers who see fiscal opportunities just over the horizon.

On Sept. 24, the MPO kicked off a series of public workshops with two separate volunteer task forces that will serve as advisory boards to the MPO. The focus is on improvements on State Road 54 and State Road 56 corridor from U.S. 19 to Bruce B. Downs Boulevard.

The recommendations from these groups will be the basis for updating the Mobility 2040 Long Range Transportation Plan.

Each task force is assigned to examine the corridor in segments, with the East Task Force studying the roadway east of U.S. 41, and the West Task Force studying the roadway west of U.S. 41.

By February, the goal is to have about a half-dozen recommendations for highway and transit options, or a combination of both, to present to the MPO. Options that will be scrutinized include express lanes for buses and general traffic, light rail, bus rapid transit, toll roads and elevated lanes.

The MPO board then can choose a more in-depth study of the selected alternatives before adopting one that would be vetted at a public hearing.

If that wins final approval, Pasco County officials and the Florida Department of Transportation would add the project to the county’s long-range transportation vision and seek funding over the next 20 years.

“We want to give it force. We want to give it importance,” said Edwards. “It’s an opportunity to do something, and it’s also a costly issue.”

Consultants with Tindale Oliver will help guide the task forces.

The initial meeting outlined duties and expectations of task force members, and overviews of past studies done on State Road 54 and State Road 56. Members selected Sandy Graves of the Central Pasco Chamber of Commerce as the group’s chairwoman. Former Zephyrhills Mayor Cliff McDuffie is vice-chairman.

Graves hopes attention will be given to fixing the intersection of State Road 54 and U.S. 41.

“Historically, this has always been a traffic nightmare,” she said. “This is a 2040 (plan), but they’ve got to do something in 2016. So, I’m hoping something will come out of this to fix that.”

That intersection is one of seven already identified by MPO as “hot spots,” but not so much for congestion. The others are Little Road, Gunn Highway, Suncoast Parkway, Collier Parkway, Interstate 75 and Bruce B. Downs Boulevard.

“The main issue today is not necessarily through traffic, but turns,” said Ali Atefi, an MPO transportation planner.

The next meeting for the East Task Force is Dec. 3. The West Task Force kicked off its workshops on Sept. 29, after publication deadline for The Laker/Lutz News. It will meet again on Dec. 1.

According to MPO data, population growth and new jobs will be driving forces in the county’s future transportation needs.

The county’s population from 2010 to 2040 is projected to double from more than 450,000 residents to more than 905,000 residents. Jobs will triple from more than 125,000 to nearly 375,000 by 2040, the study found.

Development along the State Road 54 and State Road 56 corridor will account for about 30 percent of the county’s total increase in residents, and about 31 percent of its jobs.

Empty-nesters and the millennial generation are among those who will populate the county over the next 20 years.

Despite the age gap of these groups, they both want many of the same amenities such as shops, restaurants and safe, walkable communities, said Matt Armstrong, Pasco’s executive planner for the Long Range Planning Group.

“The patterns of what we think we need…we have to make those choices now,” he said. “We have to figure out what pieces of TOD (transit-oriented development) do we think we can accommodate now so, when the time comes, we’re ready for it. We can’t go back and change patterns of development at that point.”

Published October 7, 2015

Wildlife corridors on hold, again

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A plan to establish and protect wildlife corridors met another delay in its 15-year journey from a lawsuit settlement to approval from the Pasco County Commission.

During a workshop on Sept. 15, Pasco County commissioners opted to forego upcoming public hearings in October and November. The hearings were for a proposed ordinance to establish criteria and regulations for seven proposed wildlife corridors that, in part, would pass through private lands.

Instead, the matter will go back to the county’s Local Planning Agency for more discussion. The agency’s members previously tabled the matter without making a recommendation to the Pasco County commission on the ordinance. No new date for the agenda item was scheduled.

Also, county officials plan to schedule a fifth public workshop to get more input on the ordinance. Another workshop for commissioners also will be scheduled to provide additional information including maintenance costs for the corridors and ballpark figures on the cost of choosing to establish the corridors through eminent domain rather than the ordinance.

The maze of hearings and workshops is only the latest for a hot-potato issue that has been tossed around by several Pasco County commissions since a lawsuit settlement in 2000.

“We are eager to come to a resolution on this,” said Matt Armstrong, Pasco’s executive planner for the Long Range Planning Group. “We don’t want it to be hanging around there another 15 years.”

The sticking point is how to strike a balance between conservation and property rights, including compensation for land acquired by the county for the corridors.

The proposed ordinance would be applied only if a landowner sought to rezone property for land uses of greater density or intensity, and had a corridor within the property’s boundaries.

In such cases, the county and landowner would provide property appraisals and reach agreement on a sales price through negotiation. Landowners also would have appeal rights before the Development Review Committee.

The county estimates a need for about 7,000 acres to create the wildlife corridors. Subtracting land the county already owns and some undevelopable wetlands, county officials say only about 2,500 acres would be regulated through the ordinance.

The corridors in central Pasco would link current and proposed development projects at Starkey Ranch, Crossbar, Connerton and Cypress Creek.

However, Pasco County Commissioner Mike Moore said “everyday average citizens” have concerns about what could happen to their property.
“Their concern is that I’m not going to be allowed to do what I need to survive, to pay my bills,” he said. “They can’t grow oranges. They can’t grow citrus. I’m just not ready to go full force on this.”

The mandate to create the wildlife corridors – also known as critical linkages – comes from a lawsuit filed in the late 1990s that challenged the county’s land use plan. The suit centered on the then-proposed development of the Oakstead subdivision, off State Road 54.

Oakstead went forward, but the settlement agreement required the county to adopt conservation measures including the wildlife corridors. A task force recommended creation of the county’s Environmental Lands Acquisition and Management Program, also known as ELAMP.

But ELAMP, which is a voluntary system of acquiring land, isn’t sufficient on its own to protect the wildlife corridors, said David Goldstein, assistant county attorney.

If commissioners choose not to adopt the ordinance, acquiring land through eminent domain is the next option, he said.

“It’s more expensive,” Goldstein said.

A guesstimate on eminent domain costs can be provided to commissioners, said Pasco County Administrator Michele Baker.

She also noted that unless the county owned easements through private land, the corridors would not be open to the general public for recreation.

If anyone wanted to try bicycling the corridors, the answer would have to be ‘No you can’t. It’s still private property,’ ” Baker said.

About $36 million from the Penny for Pasco revenues were set aside to purchase conservation land, with about $17 million invested to date. The ELAMP program has been extended another 10 years, and funds could be used to purchase other properties.

A decision on the ordinance is critical, especially given the renewed burst of development in Pasco County, Armstrong added.

“Once it develops, it’s not coming back.”

Published September 23, 2015