The Laker/Lutz News

Serving Lutz since 1964 and Pasco since 1981.
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U.S. 41

Opponents are lining up to fight Lutz rezoning

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A proposed rezoning that would allow a gas station and car wash on the east side of U.S. 41, about 900 feet north of Sunset Lane, is drawing stiff opposition from Lutz residents.

The hearing, initially set in December subsequently was rescheduled. Now, a hearing date is planned for June 14 at 6 p.m. It will be held at the Robert W. Saunders Sr. Public Library, 1505 N. Nebraska Ave., in Tampa.

Those interested in a rezoning for a proposed gas station next to the Walgreens, north of the intersection at U.S. 41 and Sunset Lane, can weigh in at a public hearing on the request set for June 14. (B.C. Manion)

The applicant is seeking to rezone the 2.6-acre parcel at 18601 U.S. 41, to allow a 4,650-square-foot convenience store and 16 gas pumps, as well as a car wash.

The parcel is adjacent to an existing Walgreens store.

The land, owned by Lutz Realty and Investment LLC, currently is zoned for agricultural and single-family conventional use. The request calls for rezoning the site to become a planned development zoning.

The request has attracted opposition, with opponents voicing objections in emails, which are included in the application’s case file.

The request also was discussed during a community meeting held on June 2 at the Lutz Train Depot.

Opponents claim that the request is contrary to the Lutz Community Plan.

They also cite concerns about increasing traffic at the intersection of Sunset Lane and U.S. 41, which they said already poses dangers for motorists.

Concerns also were expressed about potential water contamination, negative impacts on property values, noise and possible negative impacts to the environment.

Those objecting also say another gas station isn’t needed, and some said they won’t patronage the business, if it is built.

While opponents are calling for denial of the request, planners from Hillsborough County’s Planning Commission have found the request to be consistent with the county’s long-range plan.

“Overall, Planning Commission staff finds this proposed use and intensity to be compatible with the surrounding area,” according to a report by Planning Commission planner David Hey.

“The proposed development also fulfills the intent of the Lutz Community Plan,” Hey added to the report that’s included in the application case file.

After the zoning hearing master considers the request, the hearing master’s recommendation will go to the Hillsborough County Commission, which has final jurisdiction over land use and zoning issues.

Published June 09, 2021

County board takes action on land use issues

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The Pasco County Commission has awarded a $1.5 million contract for renovations at Hugh Embry Branch Library, in Dade City.

Commissioners selected Blackwater Construction Services LLC to do the work, out of nine responses received.

In other action, at the board’s May 18 meeting, commissioners:

  • Approved a rezoning to allow Cypress Ridge Professional Office Center on a 9.1-acre site on the west side of Wesley Chapel Boulevard, north of State Road 54/State Road 56
  • Approved a rezoning to allow a light industrial park district on a 5-acre site in East Central Pasco County, on the west side of Old Lakeland Highway, north of Townsend Road
  • Forwarded a land use request for state review involving a proposal to allow a mixed-use development on a 35-acre site at the southwest corner of Roaches Run and Land O’ Lakes Boulevard, also known as U.S. 41. Once the state review is done, it will come back for a final vote by the county board, which is scheduled for July 6. A companion rezoning also must be approved before the development could proceed.

The proposed development would include retail, as well as a number of other uses that could include office/medical office; health care-related uses; light industrial; distribution; multifamily; single-family attached residential; senior retirement/assisted living; aggregate home and public/institutional uses.

Board members also continued:

  • A rezoning request by Stephen Siller Tunnel to Towers on the south side of Parkway Boulevard, about ½-mile east of Ehren Cutoff, in Land O’ Lakes, for a residential subdivision on 75.15 acres.
  • Continued to a date uncertain a request by Kiddie Campus University Inc., for a rezoning to allow a general commercial use at the southwest corner of the intersection of State Road 54 and Meadowbrook Drive. County commissioners recently rejected a request to change the land use designation on the land from a residential designation to one that would allow commercial use. Area residents strenuously objected to the proposal because the potential buyer of the site wanted to build a gas station there. Neighbors said they don’t oppose the use of the site for a non-residential use, but they want one that is less intense, such as a professional office development.

Published May 26, 2021

Request seeks mixed-use project in Land O’ Lakes

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Efforts are underway to obtain regulatory approvals to proceed with a mixed-use development at the southwest corner of Roaches Run and Land O’ Lakes Boulevard, which also is known as U.S. 41.

The request calls for changing the land use designation from commercial to planned development on approximately 35 acres.

It also calls for a text amendment to the long-range plan.

The master-planned unit development for the property is proposed to have a Land Use Equivalency Matrix (LUEM) to allow the exchange of the approved retail for the other approved land uses, according to agenda background materials.

The use of the matrix will ensure there is no increase in the project traffic with the exchange of land uses.

The requested land use change calls for allowing up to 275,000 square feet of retail, as well as these uses: office/medical office; health care-related uses; light industrial; distribution; multifamily; single-family attached residential; senior retirement/assisted living; aggregate home and public/institutional uses.

As part of its request, the applicant has agreed to establish a minimum development potential for non-residential uses along U.S. 41 to ensure non-residential uses are protected. These are not permitted to be exchanged for other uses, within the proposed LUEM.

Surrounding uses to the site are Walgreen’s to the north; a vacant office to the south; The Groves, San Jose restaurant and Publix to the east; and wetlands and agriculture to the west.

There also is an existing trail along the east side of Land O’ Lakes Blvd, extending from Tower Road to Connerton Boulevard.

The Pasco County Planning Commission has recommended approval of the requested land use change and text amendment.

The request was set for consideration on May 18 by the Pasco County Commission, which is after The Laker/Lutz News went to press. The county board has the final jurisdiction on land use and zoning issues.

A companion rezoning request also has been filed, which also must be considered by the planning board and also gain approval from the county board before it could take effect.

Published May 19, 2021

Flurry of road projects underway in Pasco

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Drive along nearly any major Pasco County artery and you are likely to be backed up in traffic —  during rush hour.

At the same time, it’s obvious to motorists that work is underway on numerous Pasco roadways.

David Gwynn, District 7 secretary of the Florida Department of Transportation

Once those projects are completed, Pasco’s road network is expected to be better able to handle the county’s considerable growth.

Projects under construction, or that soon will be, are expected to improve traffic flow at State Road 56 and Interstate 75; offer smoother travel through East Pasco County on a new alignment for State Road 52; increase access to Interstate 75 with a new interchange at Overpass Road; and, add capacity at State Road 52 and U.S. 41.

Those projects were discussed a transportation briefing hosted by the North Tampa Bay Chamber of Commerce via Zoom — featuring Florida Department of Transportation Secretary Kevin Thibault and U.S. Rep. Gus Bilirakis.

Thibault and Bilirakis touched on a number of big-picture issues involving transportation.

Thibault talked about the expectation of reduced gas tax revenues over time, as motorists make the switch to electric cars and vehicles with higher fuel efficiency.

Bilirakis talked about the proposed $2 trillion infrastructure package.

He said he doesn’t support the package.

He doesn’t think enough of the money is devoted to traditional projects, such as roads and bridges ,and said too much is directed toward the Green New Deal and human infrastructure projects.

The current proposal, he said, “is a non-starter for most Republicans.”

Thibault said Florida’s transportation solutions must address both existing and future needs.

“We currently have approximately 22 million residents and an additional 800 people a day that keep calling Florida home,” he said.

It’s no secret that Pasco’s growth is adding congestion to its roads.

Transportation improvements, on the other hand, take time to accomplish.

Thibault said it typically takes about nine years to get from concept to concrete —which involves everything from planning, to doing environmental studies, to acquiring right of way, to relocating utilities and so on.

Improvements, however, are designed to have staying power.

“When we begin the efforts on these projects, we usually design them on a 20-year horizon,” Thibault said.

Besides needing assessment and planning work, there’s also the issue of funding.

FDOT District 7 Secretary David Gwynn told those listening: “One of the reasons there are so many projects in Pasco County is because Pasco County has really been a great partner. We work directly with the county commissioners all of the time.

“On some of our projects, the county has actually stepped up and put some skin in the game,” said Gwynn, whose district includes five Tampa Bay area counties.

“The Overpass Road interchange — that’s primarily funded by the county,” Gwynn said.

“The great (State Road) 56 extension that opened just last year, the county stepped up, did a state Infrastructure Bank Loan to fund part of that project and also helped in acquiring a lot of the right of way from the large property owners along the corridor.

“When the county really partners with us, it really allows us to make our money go further, because we can go ahead and leverage some of the local money to match our money.

“The State Road 52 realignment, similarly, the county worked hand-in-hand with us with major developers along that route, to make sure right of way was being dedicated for the project,” Gwynn said.

Bilirakis said he has worked with Pasco County on the Ridge Road extension project.

“I was heavily involved in helping to secure the necessary permits for the U.S. Army Corps of Engineers to allow Phase 1 of the Ridge Road expansion. It took a lot of years, but we all worked together and we persevered,” he said.

Now, Bilirakis, who represents Florida’s 12th congressional district, said he’s advocating for $15 million in federal funding to help pay for the second phase of the extension.

He realizes it won’t cover the entire cost, but he noted: “It would be a good start.”

The Ridge Road extension is a public safety project that provides an emergency route for residents in West Pasco and North Pinellas counties, Bilirakis said.

At the same time, it helps to reduce traffic congestion by providing another east-west route through Pasco County, the congressman said.

Note: See additional round-up of road projects here.

Published May 12, 2021

State road projects in Pasco approach $290 million

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During a recent transportation Zoom briefing with the North Tampa Bay Chamber of Commerce, Kevin Thibault, secretary of the Florida Department of Transportation, provided an overview of projects that are in various stages of progress in Pasco County.

Here’s a recap of information from his PowerPoint presentation and of his comments, project by project.

(Courtesy of Florida Department of Transportation)

Diverging Diamond, at State Road 56
Project description: Converts from a standard diamond interchange to a diverging diamond interchange

  • Ongoing work is occurring on all four quadrants of the interchange.
  • The traffic pattern shift will occur this fall.
  • Project cost: $33 million

Estimated completion: Late 2021

Thibault’s comments: “The DDI (Diverging Diamond Interchange) was chosen for this interchange to increase safety and capacity, through an increased number of lanes; improving pedestrian facilities; more efficient signal timings; and, reducing vehicle conflicts.

“Work is occurring on all four quadrants, rebuilding the interchange ramps.

“Work is taking place in the median of the existing State Road 56 bridge over Interstate 75.

“Various traffic shifts are taking place and will continue to take place on State Road 56, on both sides of Interstate 75, as the contractor builds the improvements necessary to make the conversion to the diverging diamond configuration.

“Traffic is anticipated to be switched to the new diverging diamond pattern in the fall of 2021.

“The current estimated completion date is later this year.

“As many of you know, this project has overcome some errors and periods of insufficient resources by the contracting team, but milestones have been met related to the project completion, to ensure that sufficient progress is being made.

“The department understands that this is an important corridor in Pasco County and will continue our efforts to guide the contractor to complete the project, as quickly as possible.”

State Road 54 widening, from Curley Road to Morris Bridge Road
Project description: State Road 54 is being widened from two lanes to four lanes, with a median

  • Project cost: $42.5 million
  • Estimated completion: Late 2021

Thibault’s comments: “Widening of State Road 54, as shown here in this aerial from Curley Road to Morris Bridge Road, will widen the roadway from two lanes to a four-lane highway, with a median. Long stretches of new roadway are currently in use, with bi-directional traffic shifting either to the future eastbound or westbound pavement. Drainage, roadway and utility construction continues throughout the project area.

“Additional traffic switches will be coming, as new roadway segments are completed.

“In addition, a sidewalk will be built on the north side of the road, and a 10-foot-wide, multi-use trail will be built on the south side.”

New Interstate-75 interchange at Overpass Road
Project description: Existing bridge at Overpass Road was removed. Construction has begun on a new bridge.

  • Overpass Road will be widened from two lanes to four lanes, between Interstate 75 and Old Pasco Road. It will be widened to six lanes, from I-75 to Boyette Road.
  • Project cost: $64 million for this design-build project
  • Estimated completion: November 2022

Thibault’s comments: “This design-build project is to construct a new interchange approximately 3 ½ miles, south of State Road 52 in Pasco County.

“Overpass Road is closed, between Boyette and Old Pasco roads. It’s scheduled to reopen in February of 2022.

“Blair Drive has been realigned to connect with Old Pasco Road. McKendry Road has been realigned to connect with Boyette.

“The entrance to Wesley Chapel District Park from Overpass Road has been permanently closed.

“The entrance ramp construction has begun on all four quadrants.

“The project is progressing well.

“The new diamond interchange will include a flyover ramp for westbound Overpass Road access onto southbound I-75.

State Road 52, near U.S. 41
Project description: Widening of State Road 52, from the Suncoast Parkway to east of U.S. 41.

Widening State Road 52 to a six-lane divided highway; includes the widening of U.S. 41 approaching State Road 52, in each direction

  • Project also consists of building stormwater ponds, installing drainage pipes, building roadway base and relocating utilities.
  • Project cost: $49.7 million

Thibault’s comments:  “This is close to a $50 million project and the estimated completion is February of 2023, which is currently ahead of schedule that’s posted on the project website.”

U.S. 41, north of Connerton
Project description: Widening of U.S. 41, from north of Connerton to State Road 52, widens U.S. 41 into a four-lane divided highway

  • Project cost: $16.8 million
  • Estimated completion: February 2023

Thibault’s comments: “The project clearing is almost completed.

“Utility relocation and erosion control measures are underway.

“The drainage and excavation activities are set to begin shortly.

“Again, currently ahead of the schedule posted on the project website.”

Widening and new alignment of State Road 52
Project description: Widens State Road 52 to a four-lane divided highway and realigns the corridor from Uradco Place to west of Fort King Road

  • Miles of new roadway have been constructed.
  • A lane reduction recently has been put in place along eastbound State Road 52, from I-75 to allow for construction at the west end of the project.
  • Project cost: $81.4 million
  • Estimated completion: August 2023

Thibault’s comments: “It is progressing well and is slightly ahead of schedule.”

Published May 12, 2021

Pasco County commissioner addresses measured growth, development

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Pasco County Commissioner Mike Moore is well aware of the influx of countless new residents to the area he oversees.

After all, Moore was quick to acknowledge the county he oversees is one of the fastest-growing in the state, if not the entire nation, during a speaking engagement last month for the East Pasco Networking Group.

“If you drive down any road, you can probably tell that we are (rapidly growing) now,” Moore said, during the April 27 meeting at IHOP in Dade City.

Pasco County Commissioner Mike Moore was a featured guest speaker at last month’s East Pasco Networking Group meeting at IHOP in Dade City. He addressed a number of countywide issues during his visit. (Kevin Weiss)

“People want to come to Pasco County.”

Besides what Moore considers to be “a happening place,” the elected official posited the following for why the county is experiencing such rapid growth: “I think we do a good job of keeping our taxes low and offering the same amount of services of the surrounding counties, if not more services that the surrounding counties offer, and I think we’ll continue to be able to do that.”

Moore — a small businesses owner who moved to Pasco in 2007 — further added that the county has emphasized public safety over the years, with support and resources for the county’s fire rescue and sheriff’s office, “and making sure those people were staying here, and not leaving.”

Moore, who represents District 2, explained, “When I first came here, people were leaving Pasco County to go work other places. Now, people from Hillsborough, Pinellas and those areas want to come to Pasco County. It’s just a fact. It’s awesome to see all these people that at one time left are saying, ‘Wow, we need to come back,’ or are telling their friends, ‘You need to go work in Pasco County,’ and that’s what we’re seeing on that side.”

Moore noted the county’s fiscal year 2020 permit numbers “skyrocketed,” despite the arrival of the COVID-19 pandemic.

Residential permits were up 32% from fiscal year 2019, while commercial permits increased 16.7% compared to 2019, he said during the meeting.

Moreover, the commissioner noted Pasco processed more single-family home permits than Hillsborough during the final quarter of 2020.

“It goes to show you, people like what’s happening in Pasco County and want to come to Pasco County. And not only do they want to move here, but they want to move their businesses here,” he said.

Continuing on the topic of growth, at least one area of concern is the number of apartment complexes popping up throughout the county, particularly in Moore’s district spanning much of central Pasco and Wesley Chapel, and generally bordering the Hillsborough County line south, U.S. 41 westbound, State Road 52 northbound and all the way east to U.S. 301.

Moore has been vociferous during commission meetings about enacting a temporary moratorium on apartments in a portion of his district until county officials can tally the number of entitlements currently on the books.

“There’s nothing wrong with apartments,” Moore said, “but when you have an over-saturation of one product, it can lead to bad things down the road.

“We saw it happen not only with Hillsborough County, but we did a lot of research on areas across the nation, and it really comes to spot zoning these apartments on every corner, and what we’re doing is actually taking away valuable land that could be office/commercial and job creating sites, especially in a hot market like this. If you don’t have the land available that’s conducive to having those products there, they’re not going to come.”

Moore added he disagrees with those in the apartment development industry who claim the county continually needs more complexes to satisfy the area’s growth, because “the land’s already entitled to allow it to happen,” he said.

Of further concern is the possible blight of such complexes decades into the future, which could bring down surrounding property values and increase crime rates, Moore said.

Moore put it like this: “We have to be very conscious and careful going forward, of, ‘How much of that one product do we actually have?’ because 10 years down the road, now it’s all bright, shiny and new, but what about the ones that have been here 20 years? Who’s going to take care of those? Who’s going to live in those? Are they going to become dilapidated?”

Though all sorts of residential and commercial development is in the pipeline, the local decisionmaker pointed out roughly 22% of county land is protected through the Environmental Lands Acquisition and Management Program (ELAMP).

ELAMP — created in July 2004 by county referendum — is responsible for purchasing environmentally sensitive lands throughout the county by either fee title or less-than-fee methods; funding is provided through a portion of the Penny For Pasco surtax.

“A lot of people don’t realize that, and that’s a big portion of the county, and it’s actually growing because there are still more funds available to do that,” Moore said.

“There’s land protected in Pasco, from east to west, north to south, that will never be built on, and will be there 100 years down the road for our great grandkids and great, great grandkids to enjoy.

“Some are passive park areas, obviously, and the public gets to typically have use of them, but it’s just land that’ll always be there and always be protected.”

ELAMP objectives, according to the county’s website, include the following:

  • Protect natural communities, including uplands and wetlands
  • Connect natural linkages
  • Conserve viable populations of native plants and animals
  • Protect habitat for listed species
  • Protect water resources and wetland systems
  • Protect unique natural resources
  • Enhance resource-based recreational opportunities
  • Expand environmental education opportunities

Published May 12, 2021

One-of-a-kind subdivision in Pasco?

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The Pasco County Planning Commission has continued until May 20 its consideration of a proposal to create a subdivision for catastrophically injured veterans, and surviving families of fallen first responders and to Gold Star families.

The Stephen Siller Tunnel to Towers Foundation is seeking permission to build 115 homes on 74 acres, on the south side of Parkway Boulevard, about one-half mile east of Ehren Cutoff, in Land O’ Lakes.

The site is between the Panther Run and Dupree Lakes subdivisions.

Matt Mahoney, executive vice president of the foundation, explained the concept of the project — via a remote feed — during the planning board’s April 22 meeting.

“Our recipients are all gifted these homes. These are mortgage-free homes,” Mahoney said.

The homes will go to catastrophically injured veterans — who are missing multiple appendages or have been severely burned, he said. Homes also will be provided for surviving spouses and families of Fallen First Responders and Gold Star families.

“We have the financial wherewithal to do this. The land was donated to us,” Mahoney said. “We’re in a strong financial situation to move forward with this project.”

The foundation was established 20 years ago by Frank Siller, to honor the sacrifice of his brother, Stephen Siller, a firefighter who laid down his life to save others on Sept. 11, 2001.

“While the foundation’s previous efforts were focused on individual homes and paying off existing mortgages in various places, this is the first of the foundation’s projects to develop an entire neighborhood devoted exclusively for injured veterans and surviving spouses,” said Cyndi Tarapani, who represented the applicant.

Access to the neighborhood will be from two entrances on Parkway Boulevard. The foundation will build a northbound, left-turn lane into the project at the main entrance, Tarapani said.

The subdivision will have two lot sizes, 100-foot wide lots for single-story homes that are specifically tailored to meet the need of injured veterans, and 60-foot wide lots for two-story homes, intended for widows and their young children.

The neighborhood will have a community center and play area, and has large areas of wetlands that will be preserved, she said.

And, while the code doesn’t require it, the foundation will install a 6-foot solid fence along the common borders of our neighborhoods, Tarapani said.

The proposed project is consistent with the site’s long-range plan’s designation, which allows up to three dwellings per acre, she said.

The proposed development would have an average of 1.54 units per acre. That compares to its neighbors: Panther Run has an overall density of 1.47 units per acre and Dupree Lakes has an overall density of 1.46 units per acre, Tarapani said.

The site also is conveniently located close to Pine View Elementary and Pine View Middle schools, and is near U.S. 41 and State Road 54, she said.

Neighbors to the proposed development applaud the foundation’s mission, but raised concerns about the proposed plans.

Several expressed sentiments similar to Tim Robinson, of 6444 Paw Place, in Panther Run.

“This is a zoning issue with us. It’s not a complaint against the organization or the work that it does.

“Dupree Lakes is similar; Panther Run, is not,” he said.

“Dupree Lakes has lot sizes that would be comparable to what the applicant is proposing.

“However, Panther Run could not be more different.”

“The proposed project would back into a portion of a neighborhood that has half-acre and larger lots,” Robinson said. “It doesn’t seem to fit in with the area and it changes the entire dynamic.”

Neighbors also voiced worries about the impact to wildlife that frequents the area. They also raised concerns about increased traffic and potential flooding.

Area resident Lee Edwards said that because the proposed development site has substantial wetlands, “those houses are going to be shoved up on top of one another — and it’s going to look like it.”

Chief Assistant County Attorney David Goldstein reminded the planning board that since the rezoning request is for what’s called a Euclidean zoning district, the planning board would not be able to attach any conditions to the rezoning.

For instance, once the zoning is approved, there is nothing to prevent the foundation from selling the land to another developer.

The planning board, however, can request the applicant to agree to voluntary deed restrictions, Goldstein said.

Planning Commission Charles Grey expressed concerns about the potential for the land — once rezoned — to be sold to another developer.

Planning Commissioner Jaime Girardi wants the applicant to reduce the number of homes backing up to Panther Run.

“From my perspective, from what I’ve heard today, the biggest concern seems to be the compatibility between the user to the west, in Panther Run, and the lots in this proposed development adjacent to them.

“Frankly, that the only problem I have with this whole proposal.

“I commend what’s being proposed here, in general.

“To have a 60-foot lot next to half-acre lot, I tend to struggle with the compatibility factor,” Girardi said.

Planning Commissioner Chris Williams agreed: “I’d like to see some bigger lots just right there.”

Grey told Tarapani, “As much as the board seems to like this concept and like this idea and wants to make it happen, I think, if you’re unwilling to bend on a couple of these issues, I think we only have one alternative and that’s to deny it.”

The board wants a commitment that the land won’t be sold and wants some larger lots bordering the Panther Run neighborhood, Grey said.

“I think those are two deal-breakers. I’m just reading the board here,” Grey said.

Tarapani requested a delay until the board’s May 6 meeting, to see how the applicant can address those issues.

Published May 05, 2021

Road projects get extra funding

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The Pasco Metropolitan Planning Organization has approved changes to the fiscal year 2020-2021 Transportation Improvement Program (TIP) to include $6,161,504 in additional spending.

The money will be used to support these improvement projects:

  • U.S. 98, from U.S. 301 South to U.S. 301 North
  • U.S. 98/State Road 35/State Road 700, from the Polk County Line/County Road 54 to Old Lakeland Highway
  • U.S. 301, from U.S. 98 to the Hernando County line
Pasco County Commissioner Kathryn Starkey appreciates the Florida Department of Transportation’s recent $6.1 million in funding for additional work in Pasco County, but she thinks the money would be better spent toward completing the widening of State Road 52. (File)

The Florida Department of Transportation, which provided the additional funding, said the projects are designed to support economic development through the improved movement of goods, to provide better access to transportation facilities and major activity centers and to enhance safety, by reducing fatal and serious crashes.

The amendments to the Transportation Improvement Program will add preliminary design funding to develop concepts in conjunction with the project development and environmental (PD&E) studies, and to acquire a parcel from a willing seller that was identified during the PD&E phase for the project involving U.S. 98, from south of U.S. 301 to north of U.S. 301.

Carl Mikyska, executive director for the Pasco MPO, informed board members of the additional funding during an April 8 meeting.

Pasco County Commissioner Kathryn Starkey asked: “Do we have all of the money to widen (State Road) 52 all of the way across?”

Pasco County Commission Chairman Ron Oakley responded: “One section is not done yet, between (U.S.) 41 and Bellamy Road, is still not funded.”

Justin Hall, from FDOT’s District 7, told Starkey the target year for funding that section of State Road 52 is in fiscal year 2027.

“I am curious why we’re doing (U.S.) 301 ahead of (State Road) 52,” Starkey said.

Hall responded: “The TIP amendment that is before you is for some concept development, along (U.S.) 301 and (State Road) 98. This project is coming through a new program. It’s a rural arterial widening program.”

Starkey persisted: “I just wondered if we could use any of that money toward (State Road) 52.

Hall responded: “I don’t believe any of this money could be reallocated toward the (State Road) 52 project. There was a list of projects submitted to central office that met the criteria that they sent out to the districts. I believe this was one of two projects within our district that met all of the criteria.”

Starkey continued: “Do we know what the criteria was?”

Hall answered: “A big portion of it was the truck percentage, the truck traffic. U.S. 98/U.S. 301 corridor has a very high percentage of trucks per volume.”

Starkey observed: “I drive (State Road) 52 to come here and I can tell you, it’s full of trucks. It’s odd that we’re doing (U.S.) 301 ahead of (State Road) 52.

Substantial progress has been made in widening State Road 52, but one section — between U.S. 41 and Bellamy Brothers Boulevard has not yet been funded.

“But, thank you for the gift,” Starkey said.

Pasco County Commissioner Mike Moore said “the importance of that widening, that connection on (State Road) 98, the overall objective is to connect the west side of the state to the east side.”

It will enable the movement of goods without jumping to major highways, he added.

Zephyrhills City Councilman Lance Smith noted: “The current connection of (State Road) 98 to (U.S.) 301 is dangerous, to be honest with you — the way it angles, comes in there. This is going to alleviate that, and provide freight another route.”

Moore added: “It’s going to assist them, with all of the great things they’re doing in Dade City, as well.”

Smith also touched on the complexity of state road funding.

“It’s very complicated in my mind, the pots of money that are available for certain projects.

“The matrix is very complicated.”

Divided county board approves apartment request

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The Pasco County Commission voted 3-2 to approve a request for a conditional use to allow a maximum of 248 apartments on the west side of Bruce B. Downs Boulevard, south of Eagleston Boulevard.

Commission Chairman Ron Oakley, and commissioners Kathryn Starkey and Christina Fitzpatrick supported the request; commissioners Mike Moore and Jack Mariano opposed it.

That vote followed an initial motion for denial by Moore, seconded by Mariano. But that motion failed on a 2-3 vote, with Starkey, Oakley and Fitzpatrick voting no.

Adventist Health Systems Sunbelt Healthcare Corporation is listed as the applicant, but the hospital chain intends to sell the 16.24-acre site to an apartment developer.

The land currently is zoned for commercial uses.

County regulations allow multifamily development, as a conditional use, in a commercial zoning district — but the county board must approve the conditional use permit.

Pete Pensa, a professional planner from AVID Group representing the applicant, described the proposed development during previous public hearings on the request.

The property is located at 5101 Bruce B. Downs Blvd., about one-fourth mile south of Wesley Chapel Boulevard.

The new development will feature three four-story buildings, active and passive recreation areas, preservation of open space, and a connection to an existing multi-use trail on Bruce B. Downs Boulevard, Pensa said.

Planned amenities include walking trails around a pond, a park, a dog park, picnic areas, a clubhouse and a pool.

The site is south of BayCare Hospital Wesley Chapel, which is under construction and expected to open in 2023. The hospital is expected to have over 220 jobs.

County planners and the Pasco County Commission both recommended approval of the conditional use request.

But Moore pushed for denial, during the April 7 public hearing and during a previous public hearing that had been continued.

Moore frequently has criticized what he perceives as an oversaturation of apartment development in District 2, which he represents.

He also has called attention to substantial numbers of residents in Wesley Chapel and Land O’ Lakes — who are opposed to the ever-increasing amount of multifamily development in the area.

Moore has repeatedly implored his colleagues to deny applications that would add to that inventory — citing concerns about potential for long-term negative consequences.

If too much of this type of development is allowed, he said, there’s a prospect of older apartment developments to fall into disrepair and become a community liability — as renters are attracted to newer developments.

He said that has happened in the Brandon area of Hillsborough County, and in the Westshore area of Tampa.

Moore also argues the county should avoid rezoning land now zoned for job-generating uses, such as commercial or industrial properties.

Mariano agrees with that position. The county should retain land designated for uses that create jobs, he said.

But, Starkey said she wants to see evidence that the area is oversaturated with apartments.

County planners are expected to collect data to determine if that’s the case during a proposed 180-day moratorium.

The county board has directed its staff to prepare materials to enact that temporary moratorium, and is expected to vote on the measure on May 4.

If approved, the moratorium would be retroactive to April 1 and would apply to an area roughly defined as between State Road 52, on the north end; U.S. 41, on the west; State Road 54, on the south and Bruce B. Downs Boulevard, on the east, with the boundary zig-zagging between District 1, represented by Oakley and District 2, represented by Moore.

The data collection is expected to include the amount of current multifamily development and the extent of multifamily entitlements.

The Pasco County Planning Commission, which has recommended approval of the temporary moratorium, also has called for the collection of vacancy rates, which they said is relevant on this issue.

Published April 14, 2021

Pause on multifamily moves step closer in Pasco

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The Pasco County Planning Commission is recommending approval of a six-month moratorium on new applications for multifamily development in a portion of the county.

Planning commissioners also think the land development code should be changed to limit the ability to receive a conditional use approval for multifamily uses on commercial land.

The planning board made both recommendations during its April 1 meeting. The Pasco County Commission is the final authority on both issues.

The area shaded in pink represents the area where a 180-day moratorium is being proposed on applications relating to new entitlements for multifamily developments. (Courtesy of Pasco County)

Planning commissioners said a pause on new applications for multifamily uses is needed to give staff time to collect data to determine whether there’s an oversaturation of multifamily within the temporary moratorium area.

Commissioner Mike Moore has repeatedly warned that too much multifamily is being allowed within District 2, which he represents.

A majority of board members voted in February to direct staff to prepare an ordinance to enact a six-month moratorium on new rezoning, conditional use or land use applications that would increase the potential for multifamily, in a specified area.

That specified area, which is contained in Moore’s District 2, is generally defined as between State Road 52, on the end; U.S. 41, on the west; State Road 54 on the south; and, Bruce B. Downs Boulevard, on the east, with the boundary zig-zagging between District 1, represented by Commission Chairman Ron Oakley, and District 2.

Not everybody is sold on the idea of enacting a temporary moratorium.

Eric Garduno, representing the Bay Area Apartment Association, said that while the proposed moratorium is temporary, its objective is “to discourage the growth of apartment communities in our county.”

That’s contrary to the county’s comprehensive land use plan, and would be a mistake, Garduno said.

“Apartment communities are a key ingredient to the future success of the county.

“Their development should be encouraged, not discouraged,” he said.

“The latest information I have regarding vacancy rates for apartment communities in Pasco County, is 6.1%, which is really, really low.

“There are just under 15,000 apartment units across the whole county. By comparison, Hillsborough County has 133,000. That is 11 people for every apartment in Hillsborough, and 36 people for every apartment in Pasco County.

“Nationally, 45% of rental households are in apartment communities, of five or more units.

“Only 25% of renters in Pasco County are in apartment communities.”

Garduno pointed to a market study provided to the county board in February.

That analysis, completed by Lesley Deutch, managing principal with John Burns Real Estate Consulting, projects a need for an additional 5,380 Class A apartments in Pasco County over the next five years.

Garduno told planning commissioners: “This demand is fueled by young professionals and empty-nesters, both of whom want amenities and services in and around their communities. He also noted: “Apartments are a key economic driver for the county. They, themselves are employers. This includes onsite teams, as well as a whole host of contractors who maintain and fix appliances and amenities throughout apartment communities,” Garduno added.

“More importantly, I think, for your consideration: They provide the rooftops for commercial investment. You need rooftops, to support retail. You need rooftops to attract major employers.

“Apartment communities get you those rooftops in a small footprint that furthers the comp plan — the comp plan objectives around reducing sprawl, reducing environmental impacts and maximizing the efficient use of infrastructure,” the apartment industry expert said.

Joel Tew, a private zoning and land use attorney, told planning commissioners instead of imposing a moratorium, the county should be encouraging more multifamily development.

“Here, at the peak of unprecedented housing demand, market demand, in this country — unprecedented housing inventory shortage in this country, unprecedented number of young professionals, and empty-nesters and retirees who are wanting apartments and the high-end lifestyle that the current product provides, it is simply a bad message to send to business,” Tew said.

“We should be providing incentives to get product there, to get affordable housing, to get apartment options for those that want to live in Pasco County,” Tew added.

“This whole concept is simply ill-designed to apply to one commission district, for purely political reasons that have nothing to with the comprehensive plan, that have nothing to do with market data, that have nothing to do with market demand,” Tew said.

Planning commissioners said they see the value of the pause, to collect more data.

Planning Commission Chairman Charles Grey put it this way: “They’re saying that this multifamily development is happening so rapidly, in order to make sure we have our arms around it and that we have the right regulations and support, we’re going to need for that, they need some time to review it and make sure they have the proper protocols in place.”

However, Grey and other planning commissioners said the data collection also should include information about vacancy rates — something the county board had not requested.

“I know from my perspective of being in that business, no developer goes in to develop an apartment project without knowing what the vacancy rates are. If the vacancy rates are 15(%) or 20%, he’s not going to build a new complex,” Grey said.

Planning Commissioner Chris Poole thinks the 180-day moratorium is needed, to ensure the county has the facts.

“We need to get it right. The data has got to be right. It’s incumbent on us to make sure we get it right for future generations,” Poole said.

Limiting multifamily on commercial land
While the moratorium is temporary and applies to only a portion of the county, a proposed change regarding conditional uses on commercial land would be a permanent change to the land development code and would apply countywide.

Planning commissioners resisted that proposal at a previous meeting, citing concerns about potential unintended consequences.

Planners brought a revised proposal to the planning board’s April 1 meeting.

That proposal would allow conditional uses to be considered for multifamily uses on general commercial land, if: the proposed multifamily meets the criteria for affordable housing; the multifamily would be part of a mixed-used development, including nonresidential uses; or the proposed multifamily development is located in the county’s West Market area.

Published April 07, 2021