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Rooker Company

A closer look at Pasco County’s economic growth

July 20, 2021 By Kevin Weiss

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

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

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

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

David Engel (Courtesy of Pasco County)

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

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

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

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

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

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

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

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

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

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

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

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

His office also focuses on job skills training.

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

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

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

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

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

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

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

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

Satisfying the surging demand was a problem at the time.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Published July 21, 2021

Summit speaker shares optimism about Pasco’s prospects

November 10, 2020 By Kevin Weiss

From manufacturing hubs and roadway improvements, to myriad residential developments on tap — Pasco County has much to be thankful for during these unique and challenging times.

That was the overarching message put forth by Pasco County Commissioner Ron Oakley at the annual Zephyrhills Economic Summit, held in October at Zephyrhills City Hall.

Pasco County Commissioner Ron Oakley was a guest speaker at the annual Zephyrhills Economic Summit last month. (File)

The county commissioner was among featured speakers during the event organized by the Greater Zephyrhills Chamber of Commerce.

Oakley exuded optimism about Pasco’s future, from the moment he stepped up to the microphone: “Goodness gracious, you couldn’t ask for a busier county, and a busier East Pasco county,” he said.

He’s particularly bullish on an influx of manufacturing opportunities throughout East Pasco.

One case in point: A new industrial park in Lacoochee, headlined by a 25-acre precast concrete plant, with room for additional tenants.

The little town just north of Dade City has struggled to find development for decades — since Cummer’s lumber mill closed back in 1959.

Upgrades to Cummer Road and Bower Road in the area, plus workforce housing opportunities, provide “improvements we need for that manufacturing going there,” Oakley said.

There’s other potential boons, too, such as the 99-acre wastewater spray field on Old Pasco Road in Wesley Chapel that’s being developed as a commercial park by the Atlanta-based Rooker Company.

Oakley also mentioned two warehouses that, taken together, total more than 900,000 square feet, and are set to be developed along State Road 52 and Interstate 75.

“Most people haven’t heard about them, but they’re coming. I’ve been told by the developer that they’re coming. They’re going to provide 600 to 800 jobs,” Oakley said.

People moving to the area for work are going to need places to live, of course.

That’s no problem, as the area continues to add to its residential options.

Oakley pointed to thousands of new homes that are underway, or will be, in large subdivisions in Zephyrhills, and in master-planned developments, including Mirada in San Antonio, and Connected City and WaterGrass in Wesley Chapel.

Oakley also highlighted some major transportation improvements.

Those projects include:

  • Widening County Road 54
  • Improving the intersection at State Road 54 and Eiland Boulevard/Morris Bridge Road
  • Creating the diverging diamond at Interstate 75 and State Road 56
  • Building a new interchange at I-75 and Overpass Road
  • Realigning the intersection at U.S. 301/U.S. 98/Clinton Avenue
  • Widening State Road 50, from North Pasco across the Hernando County line
  • Paving projects on Eighth Avenue and on Jerome Road

Oakley underscored the significance of improving the roadways and transportation connections — in the quest to boost the region’s economy.

Pasco County is poised to be home to some manufacturing hubs, major roadway improvements and a slew of large-scale residential developments.

“You connect all these roads, and you look at the transportation value you have in the roads, and moving of people and products across our county, and with manufacturing and being able to move out from this area to other parts, and come into this area.

“Think about all the road projects, and if they get done. What a change that’ll be to our county and the way we move traffic,” the commissioner said.

In summation, the area’s complementary blend of infrastructure, industrial jobs and housing opportunities signal more positive economic times ahead for the region, Oakley reasoned.

“You’ve got everything that’s going to make this economy boom. You’re talking about a stimulus where, ‘You build and they’ll come.’ People are coming. People are coming from the north, from other areas into this area.

“It’s just amazing what’s going to happen in our area, and it’s a change. Think about three or four years down the road, how these things come about, so it’s great things to look forward to,” Oakley said.

He also pointed to the county’s efforts to reduce bureaucratic red tape that can hamper progress.

Besides being a commissioner, Oakley’s experience includes working in his family’s citrus and agriculture business with his brother and father, and serving as vice president of the family’s transportation company, Oakley Transport, which hauls liquid food commodities in stainless steel tanks.

He understands the need for government efficiency.

“I’ve had my hand in a lot of different businesses and all. I know what we don’t want to see when we go to get a permit, and what we do want to see is a happy face and, ‘Here’s how you get through the process.’ We try to streamline things and make things better for everyone,” Oakley said.

Published November 11, 2020

New interchange will ease congestion

June 16, 2020 By Kathy Steele

Construction crews could be turning dirt within months on a new interchange at Interstate 75 and Overpass Road.

A contractor is expected to be selected by August, and completion is expected about 2 ½ years after construction begins.

The junction frequently is identified as a “gateway” into Pasco County, and a potential catalyst for new development in a largely rural area already experiencing a burst of growth.

The new I-75/Overpass Road interchange is expected to significantly reduce the volume of vehicles per day here and at two other interchanges. (Courtesy of Pasco County)

“It has a regional impact for Pasco,” said Bill Cronin, president and chief executive officer of the Pasco Economic Development Council. “Another exit opens into the county where we have potential for residential and commercial growth. That is another big gateway for Pasco County from the north but from the east, too.”

On a more local scale, the new interchange is expected to ease traffic congestion, bring more connectivity to northeast Pasco cities, and give the county another evacuation route for hurricanes and other emergencies.

“The benefit to the county is just tremendous,” said Margaret Smith, Pasco’s director of engineering services. “We’re giving residential and commercial users a whole other entrance. It takes the volume of traffic off the two busiest interchanges.”

Margaret Smith

Situated about halfway between I-75 interchanges with County Road 54 and State Road 52, traffic engineers estimate a reduction of about 13,000 vehicles per day at each interchange.

It also opens up an east/west route that aids current development in the area, including the futuristic Connected City and its Crystal Lagoon, as well as the Villages of Pasadena Hills.

Once the contractor is selected, final design details will be completed. Conceptually, though, the interchange is expected to be a modified diamond exchange with a flyover.

Pasco County is paying for the project, except for $15 million provided by the Florida Legislature. The final price tag has not yet been determined.

In this rendering, cars are eastbound as they approach the I-75/Overpass Road interchange.

The Florida Department of Transportation is partnering as managers of the project — which includes vetting the construction bids.

It’s significant that Pasco will get a new interchange along one of the major state highways in the country, Cronin said.

Interstate 75 begins in the south at Miami Lakes, Florida and passes through five states before it ends at Sault St. Marie, Michigan, on the Canadian border.

While roadwork and new development, along State Road 54, State Road 52 and the Suncoast Parkway, are highly visible, the I-75 interchange’s potential can be overlooked, Cronin said.

But, its role in attracting developers for commercial, residential and industrial projects will be significant, he added.

The new I-75/Overpass Road interchange will feature a flyover.

“You’ve got pretty good sites for industrial growth,” he said.

And, projects, such as distribution centers, built on speculation, will attract new economic development, he said.

“As soon as you announce that, 10 are in there,” Cronin said. “Space is needed so badly.”

Even Connected City, with its residential and unique Crystal Lagoon, includes industrial in its overall master plan, Cronin said.

Development in the area off the Overpass interchange is well-suited for distribution and office centers “where staff will be driving to work,” Cronin said.

That is in contrast to Suncoast Parkway development, which has “more value for people flying in and out of airports,” he added.

One beneficiary of the new interchange is a former county-owned spray field just south of Overpass Road at the interchange.

Bill Cronin, CEO and president of Pasco Economic Development Council Inc. (File)

Pasco County commissioners approved a land sale in December 2019, and an incentive package, to aid Atlanta-based Rooker Company in developing the 99-acre site as an industrial park.

In phase one, Rooker plans to build a 400,000-square-foot distribution center that is expected to bring hundreds of jobs to Pasco.

“We hope they’ll duplicate this over and over, and over again,” Cronin said.

Amid the new development, the Pasco Rural Protection Overlay District stands as a protection for rural lands and landscapes. Its borders generally are Bellamy Brothers Boulevard, the Green Swamp, State Road 52 and the Hernando County line.

Job creation and growth matters, said Cronin, but development decisions must be made with care.

“Once you use it, you can’t get it back,” he said. “There are a lot of things up there we don’t want to touch.”

In coming years, future and ongoing projects will create more east/west connections that will weave a network of new roadways. They include the Overpass interchange, but also extending State Road 56, widening and realigning State Road 52, and a realignment of U.S. 301 and U.S. 98, with connections to I-75 to the west, and Interstate 4 to the east.

“It’s coming together really well,” Cronin said. “The county has really championed this effort.”

The following highlights features of the new I-75/Overpass Road interchange:

  • Overpass Road from Old Pasco Road to I-75 will be four lanes with bike lanes, a sidewalk on the south side of Overpass, and multi-use trail on the north side of Overpass.
  • Overpass Road bridge will be four lanes with an eastbound to northbound turn-lane. The bridge will include bike lanes, a sidewalk and multi-use paths.
  • Overpass Road from I-75 to Boyette Road will be six lanes with two auxiliary lanes, bike lanes, a sidewalk, multi-use path, turn lane improvements at Overpass and Boyette, and a traffic signal.
  • A traffic signal will be installed at Old Pasco Road and Overpass.
  • Blair Drive access to Overpass will be closed, but a new two-lane road constructed from Blair to Old Pasco, south of Overpass.
  • Current McKendree Road access at Overpass will be relocated to alternate location on Boyette, north of Overpass.
  • Current secondary entry into Wesley Chapel District Park will be closed, with park entrance reconfigured for multi-modes of transportation, including for pedestrians and bicyclists.
  • Overpass between Old Pasco and Boyette will be closed for up to one year during interchange construction.

Published June 17, 2020

Former county spray field to become industrial park

December 18, 2019 By B.C. Manion

A 99-acre spray field on Old Pasco Road is poised to become an industrial park, which is expected to employ hundreds — under actions approved last week by the Pasco County Commission.

First, commissioners approved a staff recommendation to declare the property as surplus — making it available for sale.

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

Commissioners also approved a purchase and sale agreement, providing a variety of conditions are met.

The property is about one-third mile south of the intersection with Overpass Road, which is where an interchange is planned with Interstate 75.

David Engel, Pasco County’s economic growth manager, briefed commissioners on the background of the deal at their Dec. 10 meeting.

Engel said the county received an unsolicited bid in the spring from the Rooker Company, to purchase the property for $2,850,000.

The company had calculated there would be 57 acres of developable land associated with this property, Engel said. Some of the remainder is needed for right of way for the I-75 interchange project and the widening of Old Pasco Road, while there’s also land needed for stormwater retention, there are hydrologic areas and there are designated wetlands.

“After an extensive amount of negotiation, the purchase price proposal has been increased to $3,596,500,” Engel said.

The purchase agreement is contingent upon compliance with the Master Planned Unit Development approved for the site in the spring of 2018, Engel added.

There are three conditions of sale:

  • The developer and the county must enter into a cooperative funding agreement for the first phase of development, which is 400,000 square feet. The total concept master plan is approximately 900,000 square feet of industrial construction.
  • Pasco County must remove the existing decommissioned wastewater infrastructure from the site. It also must regrade the property and install the basins.
  • The company must obtain all necessary land approvals for phase one.

Engel pointed out to commissioners: “The developer will be paying us for land that will be committed to road widening and also for the I-75 interchange.”

In a separate action, commissioners also approved an economic incentive to encourage the company to create new jobs.

County staff recommended $3.7 million in incentives.

“That amounts to $9.25 a square foot, which is the most economical incentive brought to the board so far, since the Penny (for Pasco, which supports economic incentives) was enacted in 2015,” Engel said.

The proposed first phase of the project calls for a 400,000-square-foot industrial park, which represents a $26.5 million investment, Engel said.

The first phase will create 427 direct and indirect jobs, and is expected to contribute to the gross county project, Engel added. “That’s a 13 to 1 ROI (Return on Investment),” he said.

Commissioners also agreed to an amendment to the agreement for sale and purchase that requires the county add to its five-year capital improvement plan — the widening of a section of Old Pasco Road to four lanes, from the south entrance of the property to Overpass Road, to four lanes.

Also, the financing — by a party other than the buyer —for the design, permitting and construction of the Old Pasco segment must be in place, such that the section of the Old Pasco be in place prior to the first certificate of occupancy for individual tenant premises for buildings within the project.

Commission Chairman Mike Moore said “We want to make sure that’s widened.”

Engel also noted that the design for the industrial park is “attractive, tilt-up industrial-style buildings. It’s a scale and prominence that has yet to be constructed here in Pasco.”
Commissioner Kathryn Starkey said  “I’m especially excited about the prospect for manufacturing at this site.”

Cason Bufe, vice president of real estate for Rooker, said the company is a family owned real estate business that began when Jack Rooker developed the company’s first industrial building in Atlanta.

Since then, it has developed and constructed more than 50 million square feet of industrial facilities across the Southeast United States, he said.

Rooker’s son, John, now manages the business and “has set a strategy that has led us to invest in pro-growth municipalities in Florida, South Carolina, Tennessee and Georgia,” Bufe said.

“We have a proven track record in developing business parks of this kind, and public-private partnerships with government entities, and I applaud Pasco County for having the vision to create the Penny for Pasco program, rezone this property and invest in the new interchange at Overpass Road and I-75. Each of those factors was critical to us. We look forward to working side-by-side with the county to attract quality jobs and grow the tax base for Pasco County and its citizens.”

Published December 18, 2019

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