The Laker/Lutz News

U.S. 41

Apartment moratorium area is not oversaturated, study finds

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Pasco County halted new applications for multifamily development for a year in a portion of Central Pasco, to allow research to be conducted to find out if that part of the market was  oversaturated with apartments.

The study was completed by Lambert Advisory and its subconsultant Calvin, Giordano & Associates, working in conjunction with county planning staff.

Pasco Commissioner Mike Moore championed a moratorium on new applications for multifamily developments in South Central Pasco, to allow research to determine if there is an oversaturation of that type of development in the study area. The study found that there is not an oversaturation. Moore questioned the accuracy of the figures within the report. He also reiterated the need for the county to preserve land intended for employment-generating uses. (File)

Based on the results, “there does not appear to be an oversaturation of entitlements for multifamily units,” according to a report delivered to the Pasco County Commission, at an April board meeting.

That assessment is particularly true, as viewed from a five-year to seven-year planning horizon, the report says.

The multifamily market within the moratorium area boundary (MAB) is reporting more than 97% occupancy, with monthly rental rates increasing by more than 17% within the past 12 months, the report says.

Pasco County Commissioner Mike Moore championed the moratorium on multifamily — raising concerns about the prospect of a glut of apartment developments eventually leading to problems of buildings in disrepair and the potential for increased crime.

He also has argued against the conversion of land designated for employment-generating uses into residential development.

The moratorium area was confined to Moore’s district. Initially, it generally included an area between State Road 52 and State Road 54 and approximately Land O’ Lakes Boulevard and Bruce B. Downs Boulevard. Later, after the commission district boundary lines were changed due to redistricting, the MAB was expanded to include areas south of State Road 54, from U.S. 41 to east of Bruce B. Downs Boulevard.

Calvin, Giordano & Associates (CGA) conducted the supply side of the study’s analysis, working in conjunction with the county’s planning staff.

Eric Liff, of Lambert Advisory, provided the analysis for the demand side of the equation.

The primary question, Liff said, was to determine if the moratorium area was oversaturated with multifamily.

The study also took a broader look to give the county “enough information and data for future housing policy and planning initiatives,” he said.

In the moratorium area, Liff concluded: “There’s tremendous demand that’s occurring within this market. And, you can see it, because obviously, a lot of it is pent-up.

“The occupancy doesn’t even take a corresponding hit, with all of this new development,” he said.

Historically, growth in this part of the county has outpaced Pasco’s  overall growth, Liff said.

Going forward, the assumption is that the study area will capture at least “its fair share of the county’s population growth,” the consultant added.

“If the MAB captures just its fair share, it’s growing at 100 to 150 units per year of multifamily, which is directly in line with historical trends.

“Then, if you shift to the upper, then you’ve got demand of 130 to 200 multifamily units per year, which, as you recall, is well below even what’s under construction today.

The demand for multifamily development in the moratorium study has leveled off to some degree, but remains robust, according Eric Liff, of Lambert Advisory. He was involved in a study to determine if the multifamily market had reached oversaturation in South Central Pasco. (Mike Camunas)

“The supply is outpacing demand right now,” Liff said.

“The bottom line is that there are about 3,400, 3,450 total entitlements remaining in the MAB,” Liff said, citing the findings of CGA, working in concert with county staff.

It is unknown, however, whether those units will be built as single-family residents or multifamily.

Moore questioned the accuracy of figures in the report.

He also pointed to a new application that came in, which was too late to be considered for the study, but which calls for 370 units.

The bottom line is that the area has enough multifamily units coming on line to meet the demand for 10 years, Moore said.

Commission Chairwoman Kathryn Starkey noted that the number of entitlements doesn’t necessarily reflect what will actually be built.

She said it’s common for developers to build fewer units than their entitlements would allow.

County Administrator Dan Biles agreed. He said this particular market study was a “paper exercise” based on data, not an examination of actual conditions on the ground.

Sometimes an area that has entitlements is not able to get the yield allowed because of environmentally sensitive lands or other constraints.

Moore reiterated concerns he has repeatedly expressed about allowing too much land to be converted from employment-generating uses, such as office, retail or industrial to multifamily.

He said that concern was underscored during a presentation made by the Tampa Bay Regional Planning Commission, which was commissioned by the county to take a look at the county’s allocation for industrial sites and employment centers.

In essence, that report found that, in general, the county’s sites are too small for those purposes, and too scattered.

Research from both studies is expected to be useful, as the county updates its comprehensive plan, known as Pasco 2050.

Multifamily market study
Pasco County hired consultants to research multifamily market conditions in a moratorium area that includes parts of Land O’ Lakes, Wesley Chapel and Lutz. Pasco paused new applications on multifamily development in that area for a year.

Key findings from that study include:

  • There does not appear to be an oversaturation of entitlements for multifamily units; that’s particularly true, as viewed from a five-year to seven-year planning horizon.
  • The multifamily market within the moratorium area boundary (MAB) currently is reporting more than 97% occupancy. Monthly rental rates have increased more than 17 % during the past 12 months.
  • Based upon historical and projected population/household and multifamily development trends, and solely from a market-driven perspective, multifamily demand within the moratorium area is forecast to total in the range of a minimum 1,300 to 1,700 units over the next 10 years.
  • There is an estimated 3,459 total residential units entitled/not built (including both single-family and multifamily housing). It is not possible to determine whether those units would be single family or multifamily. However, it is estimated that there are roughly 1,200 to 1,500 multifamily units entitled/not built, within the moratorium area.
  • The estimated development potential represents a six-year to 10-year absorption rate, however county staff has indicated that it may not be possible to reach the full development based on actual conditions on the ground. Therefore, the absorption timeline might be shorter.

Source: Executive summary of Pasco County Housing Entitlement & Housing Study, conducted by Lambert Advisory and its subconsultant Calvin, Giordano & Associates.

Published May 18, 2022

Pasco transportation planning board talks priorities

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The Pasco County Metropolitan Planning Organization (MPO) has adopted a draft of its transportation improvement plan for fiscal years 2023 to 2027.

The board, which is made up of elected leaders from Pasco County, Port Richey, New Port Richey, Dade City and Zephyrhills, gave preliminary approval to a draft brought to them at their April 14 meeting, by the MPO staff.

Scott Ferry, a transportation planner for the MPO, outlined some of the major improvements included in the draft TIP. They are:

  • The widening of State Road 52, from east of U.S. 41 to Bellamy Brothers Boulevard: $121.5 million
  • Interstate 75 to Interstate 275 corridor improvements, from County Line Road to State Road 56: $57.6 million
  • U.S. 98 Bypass, around Dade City: $35.8 million
  • U.S. 41/State Road 54 interchange design and right of way acquisition: $33.6 million
  • Pedestrian overpasses over the Suncoast Parkway, at State Road 54 and State Road 52: $18.7 million
  • Roadway lighting projects on State Road 52, State Road 54 and U.S. 301: $4.7 million

A final approval is not expected until the board’s meeting in June. Once adopted, the TIP, as it’s known, will become effective July 1.

Ferry also told the board that Pasco has been faring extremely well, in terms of funding from the Florida Department of Transportation.

“Comparing funding levels with the current TIP, with the draft TIP, we see that funding is increasing by 68% in fiscal year 2023; 9% in (fiscal year) 2024; 145% in fiscal year 2025; and, 56% in (fiscal) year 2026.

“Comparing current total funding, with the draft TIP funding, spending is projected to increase by an overall amount of $154 million, for an increase of funding of almost 50% over a five-year period.

“This very large increase reflects the Florida DOT’s commitment to Pasco County and the recognition of the many transportation improvements that exist in the county. The MPO and the county are very grateful to the Florida DOT, for their strong commitment to their partnership with the county.

“It goes without saying, it’s very significant to the county and it’s going to go a long way toward addressing a great many unmet needs,” Ferry said.

Before he shared some of the high points, Ferry provided an overview regarding why adopting the TIP is both significant, and essential.

Without it, Ferry said, federal funds could not be spent on projects within the county.

“The TIP is a five-year schedule and program of federal, state and locally funded transportation projects in Pasco County. It reflects the Pasco MPO’s short-term transportation programming priorities,” Ferry said.

Developing the TIP is required by federal law and it must be updated annually, under state law, he said.

“The TIP is required to be fiscally constrained, which means the amount that is planned to be spent on the projects in the TIP cannot exceed the estimated amount of funding that’s available during the five-year period.”

It includes a list of all transportation programs and projects funded by federal and state funds, and includes all regionally significant projects, regardless of the funding source.

“That includes any projects that are county funded or privately funded, that are deemed to be regionally significant.”

Categories that are included among the priorities in the TIP include:

  • MPO planning efforts
  • Traffic operations and safety improvements
  • Intelligent Transportation projects
  • Additional roadway capacity improvements
  • Resurfacing projects
  • Bicycle and pedestrian improvements
  • Transit projects

It also includes funding for improvements to the Suncoast Parkway.

The agenda backup materials also included maps for:

  • Proposed highway capacity improvement projects
  • Bicycle and pedestrian improvement projects locations
  • Safety improvement projects
  • County capital project locations

On another note, Commission Kathryn Starkey offered a shorter-term solution, to address congestion on State Road 52, before the final segment of that roadway is widened in Pasco.

“I drive it all of the time to get here (to Dade City), Starkey said.

“I was wondering if it is possible to at least get a passing lane, because it is full of construction trucks, pulling in and off.

“And, if we could get some passing lanes here and there, that would make a huge difference in that five years.”

“A few passing lanes in the meantime would make a huge difference to commuters on that road, especially as more and more construction trucks, with Angeline and other projects coming on there.

“It’s going to be stop-and-go, and someone is going to get hurt, like me, trying to zip around those cars and trucks.”

Published April 20, 2022

Commercial growth popping up in Pasco

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Brick-and-mortar projects are rising rapidly, expanding Pasco County’s booming growth.

Construction crews are building shops, restaurants, Class A offices, gas and convenience stores, and car washes — on sites with “Coming Soon” signs.

Carrabba’s Italian Grill is under construction at the Cypress Creek Town Center, off Sierra Center Boulevard, next to Bonefish Grill. (Kathy Steele)

The county’s major commercial corridors – State Road 54 and State Road 56 – remain the epicenters of a construction juggernaut.

But Land O’ Lakes Boulevard, also known as U.S. 41, is an emerging source of expanded commercial and retail development.

Workers in hard hats and construction equipment engaged in projects are common sights on primary corridors in Pasco County.

Beginning on State Road 56, east of Interstate 75, options at The Shops at Wiregrass are expanding, or have expanded, to include Body Details; Crazy Sushi; Leonidas; and The Living Room.

New arrivals nearby include the Fairfield Inn & Suites, and Morningstar Storage.

On the west side of I-75, on State Road 56, new businesses are opening at Tampa Premium Outlets and Cypress Creek Town Center.

Zaxby’s opened in September on an outparcel on the south side of State Road 56, as part of the Cypress Creek Town Center. A Chicken Salad Chick restaurant is expected to open in a shell building under construction next door.

Tampa Premium Outlets, on the south side of the state highway, is adding Zumiez, according to the outlet’s website. The store features “cutting-edge” clothing, shoes, accessories and brand names for skateboarding, snowboarding and surfing.

Zaxby’s fast-food chicken restaurant opened in September on an outparcel of the Cypress Creek Town Center expansion, also on the south side of State Road 56, between Wesley Chapel Boulevard and Sun Vista Drive. Chicken Salad Chick is expected to occupy space in a new building under construction next to Zaxby’s, according to county permits.

On the north side of State Road 56, a Carrabba’s Italian Grill is under construction, next to Bonefish Grill in the Cypress Creek Town Center.

El Dorado is a 70,000-square-foot furniture store that will showcase as many as 20 storefronts offering furniture choices from contemporary to traditional. It is being built in front of Brighthouse Crossings apartments, near the Cypress Creek Town Center and Tampa Premium Outlets. A June opening is anticipated.

Also, a January 2023 opening is expected for the 300-unit, four-story Silversaw apartment homes, on Garden Village Way, off the town center’s Sierra Center Boulevard. Work also continues for the 260-unit Garrett Apartments at Cypress Creek Town Center..

Heading toward Land O’ Lakes, the Avila Living apartment complex is rising at State Road 54 and Oak Grove Boulevard. Brick-and-mortar also is visible now at EOS Fitness.

U.S. 41, heading west from State Road 54, has had activity in recent months, too.

Circle K and 7-Eleven opened new gas stations and convenience stores on the federal highway, which locally is known as Land O’ Lakes Boulevard.

The Circle K replaced a demolished older strip mall at the intersection of U.S. 41 and Hale Road. The 7-Eleven and a Radiant car wash filled out a vacant corner at the Bell Lake Road intersection.

Land O’ Lake residents are eagerly awaiting the opening of Stonewater Grill, which fronts Bell Lake.

Stonewater Grill is a waterfront restaurant that is expected to open on Land O’ Lakes Boulevard in early May. The restaurant will offer a range of menu options, craft beers and cocktails, a wine room, and an outdoor bar with patio dining.

In its previous renditions, the restaurant operated as Rapscallions, was rumored to be a future Hooter’s location that never came to fruition, and then served customers as Mosquito Grill and Bar, before closing and falling into disrepair.

Years ago, county officials moved to demolish the vacant and dilapidated structure.

But co-owners Dominic Difante and Scott Harris saw potential and now plan to open Stonewater Grill in early May.

They tore down most of the old structure and replaced it with a modern, stone-infused restaurant that will offer what Difante describes as an “elevated casual” dining experience.

The menu will include burgers, wings, tuna, steaks, chicken, and other options to please all tastes, Difante said.

There also will be patio dining with a bar, a wine room, a large event room with a bar, and an outdoor lounge area. He hopes to see customers dining, watching sports on large screen television, and returning two to three times a week, he added.

He hopes in the future to build a 75-foot dock, also suitable for outdoor dining.

“It’s a good area, a visible area,” Difante said. “I’m glad to be here.”

Projects galore on State Road 54
On State Road 54, moving west of the U.S. 41 intersection, an array of shops, restaurants, Class A offices and new apartments are transforming former pastureland.

The Shops at Ballantrae and the Cypress Ranch residential and commercial development especially are busy.

The Hub at Bexley is a new shopping and activity center at Bexley by Newland master-planned community, off State Road 54. Several shops and restaurants are scheduled to open by the end of 2022.

At Ballantrae, on Aprile Drive, the 54 Crossings Professional Center is under construction. The Class A office project includes two 60,000-square-foot office buildings. It will offer luxury flexible office space, lush landscaping, bicycle racks, a pavilion and walking trails, according to its website.

A shell building is under construction, also on Aprile, that will include a Five Guys restaurant and Trulieve, a medical marijuana store, according to county permits.

Opposite Ballantrae, Cypress Ranch is adding apartments and retail. Aldi’s grocery store, on Skybrooke Road, and Panda Express, on Harpers Run, are under construction. County permits also show work underway for EOS Fitness, Pacific Dental Services, The Learning Experience, and Chick-fil-A.

Next to a new Circle K gas and convenience store, Burger King is serving burgers and Woodie’s Car Wash is cleaning cars.

4 & Co. is a luxury business center and co-working space under construction on Bexley Village Drive in Bexley by Newland master-planned community.

Further west toward the Suncoast Parkway, The Hub at Bexley, off Bexley Village Drive, plans to open by the end of 2022. Its website lists future tenants for what is promised as a community gathering center, where residents can “come, stay and play.”

Among future tenants are Amazing Lashes; Bubbakoo’s Burritos; Checkmate Escape Rooms; Downright Deli & Donuts; Dr. Bawany dental office; Duckweed Liquors; Headlines Barbers; Haute Nails and Spa; P-Fit Fitness; Revolution Ice Cream; and The Poke Company.

Off Bexley Village Drive and Early Riser Drive, 4 & Co. Is planned for a summer 2022 opening. The company will offer about 35,000 square feet of Class A offices and co-workspaces. Amenities include a gym, yoga studio, sauna, a treatment room for acupuncture, and conference rooms.

The Springhill Suites by Marriott, also on Bexley Village Drive, is checking in guests.

In Odessa, commercial development at Starkey Ranch is expanding.

A new retail center – Shoppes at Starkey Crossings – is scheduled for an early 2023 opening on the north side of State Road 54 and Gunn Highway, opposite the Starkey Ranch Town Square, anchored by Publix. Details on tenants are not announced, but the shopping center will have 20,000 square feet of leasable space, including a drive-thru window at one end.

Stay tuned. There’s more to come in Pasco, soon.

By Kathy Steele

Published April 20, 2022

County speeding up design work on Old Pasco Road

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The county’s project management division is fast-tracking the completion of design work for a road widening along Old Pasco Road, from Deedra Drive to north of Coyote Way Road.

The division’s anticipated letting day for the project is in February 2023, according to background material in the Pasco County Commission’s March 22 agenda packet.

In keeping with that goal, the county board approved a task order with Florida Design Consultants Inc. (FDC), to provide engineering services for the design, permitting and bidding support for the relocation of existing utility infrastructure in the county’s right of way that would be affected by the road-widening work.

The engineering inspections services during construction will be negotiated with FDC upon completion of the design, according to the agenda packet.

The county’s utilities engineering and contract management will join the contract management department to have the roadway contractor perform the utility relocation work as part of the project.

The estimated construction cost for the utility relocation work is slightly over $2 million.

The county has not determined a projected end date for the project’s completion, according to the agenda materials.

This item was approved as part of the county board’s consent agenda, meaning there was no public comment and it was included in a bundle of items that were approved in a single motion.

In other action, the county board:

  • Approved a task order with Stroud Engineering Consultants Inc., in the amount of $191,193, relating to work involving utility relocations and adjustments on State Road 52, from east of U.S. 41 to west of Bellamy Brothers Road.
  • Approved the award of a bid to Kloote Contracting Inc., the lowest, responsive and responsible bidder, for parking lot improvements at the Pasco County Animal Services Shelter. The amount is not to exceed $110,077, for fiscal year 2022. The amount includes $11,900 for a concrete dumpster pad.

Published March 30, 2022

Pasco officials await final word on state appropriations

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Pasco County officials were awaiting word early this week on the fate of a proposed $14 million appropriation to help cover the costs of the completion of the Ridge Road extension.

State lawmakers were set to have their final vote on the budget on March 14, which was after The Laker/Lutz News went to press.

Even if the appropriation was approved, Gov. Ron DeSantis has until June 30 to act on the budget, which becomes official on July 1.

The one-time $14 million appropriation is being sought to help pay for the final phase of the Ridge Road extension, which ultimately creates a connection between Moon Lake Road, in New Port Richey to U.S. 41, in Land O’ Lakes.

Pasco officials have lobbied for the state spending. They say Ridge Road provides a needed hurricane evacuation route for coastal residents. They also tout the project’s ability to improve mobility within the county, by creating another east-west traffic corridor, in addition to state roads 52 and 54.

Plus, the project, which is due for completion in 2025, is expected to have a positive impact on economic development.

It is viewed as a critical piece of infrastructure to support the development of Moffitt Cancer Center’s planned 775-acre acre in Central Pasco.

Besides awaiting word on the appropriation, Pasco County officials are pushing for an agreement with Florida’s Turnpike Enterprise, to allow traffic to head northbound  from Ridge Road to the Suncoast Parkway.

The county board had authorized County Administrator Dan Biles to pursue an agreement that would allow the county to temporarily pay for tolls on the Suncoast Parkway — to accommodate the complete opening of the Ridge Road extension at that interchange.

The agreement is needed because Florida’s Turnpike Enterprise must collect tolls for users on the toll road.

But Commissioner Mike Moore and Biles reported to the board that no progress had been made because the county had not heard back from Turnpike Enterprise.

With that, the county board voted to authorize a letter to be sent to the governor, seeking prompt action.

Meanwhile, Commission Chairwoman Kathryn Starkey reached out to David Gwynn, secretary of the District 7 office of the Florida Department of Transportation.

Gwynn reached out to an official at Turnpike Enterprise, and he was assured that action would be taken later that day or the next day.

Once that agreement is reached, the interchange is expected to be fully opened within a week, according to county staff.

In another action on March 8, the county board approved a change order to the professional services agreement with NV5 Inc., in the amount of amount of $701,994.70 for fiscal year 2022, to provide additional design, permitting, utility coordination, and bid services for Phase 2b of the Ridge Road extension, from Sunlake Boulevard to U.S. 41.

Details of the change order were spelled out in the board’s agenda packet. The item was approved as part of the board’s consent agenda, meaning there was no public comment and it was approved with other agenda items, in a single action.

Approval of the change order will result in a cumulative subtotal amount of $1,391,724.70 for Phase 2b of the project and a cumulative total amount of $16,143,847.99 for all phases of the Ridge Road extension, from Moon Lake to U.S. 41.

On Dec. 8, 2020, the board approved a change order with NV5 for design services and CSX coordination for the Ridge Road Extension Phase 2b project.

The design services were limited to roadway plans up to 60% completion and structural plans up to 90%, which was the minimum necessary for the coordination with CSX.

The change order was awarded for the not-to-exceed amount of $689,730 for FY 2021.

The change order approved on March 8 will add funds to complete the design of Ridge Road Extension Phase 2b.

That includes the development of signing and marking plans, signalization plans, landscaping plans, completion of roadway plans, drainage plans and permitting, and utility coordination. The change also adds a time extension of 150 days from Oct. 8, 2022 to March 7, 2023.

Published March 13, 2022

It’s All About Family at Holy Trinity Lutheran Church

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Holy Trinity Lutheran Church welcomes all individuals seeking God’s love to its congregation.

The church was founded in 1973, when a small group of Lutherans would meet up at the then Land O’ Lakes community center, near the post office. In 1976, they bought a property in Lutz, just south of State Road 54 and U.S. 41, where the church still resides today.

“We might be a little congregation, but we have a big heart,” says Beverly Schmidt, who has been with the church since 1978.

When asked how the church has changed throughout the years, Schmidt says in its most important aspect, it hasn’t.

“We’re still the loving, caring, warm family we were from the very beginning,” says Schmidt. “We’ve always been a close-knit congregation. We have a very strong family core here.”

One way the church supports its family is through its Shepherds Group.

“There’s about eight of us that are ‘Shepherds’ and we have church members that are referred to as ‘lambs’ that we watch out for,” says Schmidt, “If we haven’t seen them in a while, we reach out and make sure they are okay. You have to care about your people.”

Duwayne Johnson, current president of the church, echoes Schmidt’s sentiments. He adds that another one of the church’s strengths is going the extra mile to welcome its members.

“We’ve heard many stories of people going to other churches, and no one would even say hi to them,” says Johnson. “Here, we go out of our way to express Christ’s love to you with genuine, heartfelt warmth.”

Johnson has been a member of Holy Trinity Lutheran Church for almost 32 years. As current president, he handles all of the day-to-day operations of the church.

His main goals? To always add new members to the church’s family and to continue giving back to the community.

The church achieves this by supporting several local shelters and nonprofits such as Christian Social Services, Oasis Pregnancy Care Centers, Salvation Army, and the Special Olympics.

A popular outreach program at Holy Trinity Lutheran Church is child care services. It has a Voluntary Prekindergarten (VPK) for 4 year olds, which is state funded, and a preschool program called Little Lambs.

Little Lambs is a nonprofit and offers a unique Christian-based program that is licensed by the State of Florida, and is led by experienced, certified teachers and assistants. The curriculum’s focus is on the development of the total child: spiritual, emotional, cognitive, social and physical aspects, through academics and creative interaction.

Holy Trinity Lutheran Church’s worship service always begins at 9 a.m., and can be streamed online for free.It is then followed with Sunday School, then fellowship.

For more information on Holy Trinity Lutheran Church, go to HolyTrinityLutz.com.

Mixed-use project proposed on State Road 54

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The Pasco County Planning Commission has recommended approval of a request that would set the stage for a mixed-use project including a medical office, commercial uses, apartments and a veterinary office, at State Road 54 and Henley Road.

The site is about 1 mile west of U.S. 41, in Land O’ Lakes.

The applicant first is asking for a text amendment to the county’s land use plan. Then, the applicants plans to seek a rezoning for a master-planned unit development, to allow the proposed uses.

The request for the entitlement change ran into resistance at the planning board’s Feb. 17 meeting because David Goldstein, chief assistant county attorney, asked  why an analysis had not been presented regarding the impacts of the proposed shift on the site’s job-generating capacity.

In February, Goldstein told the planning staff: “It’s clearly an exchange of employment-generating uses for apartments, and if staff wants to recommend approval of that, I’m not saying you can’t, but there should be some analysis.”

At the planning board’s March 4 meeting, Goldstein said the subsequent analysis shows that more jobs would be generated from the proposed project than from the previous entitlements, so he would not object to the request on that basis.

During the applicant’s presentation, the owner of the property urged the planning board to allow the change in entitlements. He said his original vision of using the property for an assisted living facility could not be fulfilled because research indicated that there was not sufficient demand for that type of use and he was unable to finance the project.

So, instead of realizing that goal, he said he has been paying taxes on the land for years and it has become a financial burden to his family.

With the planning board’s recommendation for approval, the issue now goes to the Pasco County Commission, which has final jurisdiction on land use and zoning cases.

In other action, the planning board:

  • Recommended approval of a change to the county’s land use plan that would allow consideration of light industrial uses on 21 acres now designated for residential uses. The site is west of Old Lakeland Highway, north of Townsend Road, about three-quarters of a mile east of U.S. 98.

The property currently has a single-family dwelling unit and a barn. The site also is within the boundaries of the Old Lakeland Highway Study Area, in which property owners in the vicinity shared their vision of the area, according to information contained in the planning board’s agenda materials. Light industrial uses are  compatible on the subject property because of its location adjacent to major thorough fares such as the CSX rail line, U.S. 98 and U.S. 301, according to the planning analysis in the agenda packet. Also, the Pasco County Commission approved a land use plan amendment in April 2021, changing the designation on a 5-acre lot south of the subject property from residential to light industrial.

  • Recommended approval of a request for a master-planned unit development known as Amavi Village, at 31725 State Road 52. The 27.75-acre site is on the north side of State Road 52, approximately 2 miles east of Interstate 75.

The rezoning would change the allowed uses on the land from an agricultural residential zoning to a master-planned unit development, allowing 220 multifamily units and 74,813 square feet of retail and office.

Published March 09, 2022

Project’s impacts on jobs questioned

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The Pasco County Planning Commission has delayed a request that would pave the way for a medical office, commercial uses, apartments and a veterinary office on a site at State Road 54 and Henley Road, about 1 mile west of U.S. 41, in Land O’ Lakes.

The site currently is entitled for an assisted living facility, but the applicant wants to change the approved uses through a text amendment to the land use plan and then to follow that up with a request for a rezoning to a master-planned unit development.

The land plan request had received a recommendation for approval from the county’s planners and had been placed on the planning board’s consent agenda — meaning it would be voted on in a single action with other consent items, unless someone raised questions about it.

David Goldstein, chief assistant county attorney, asked for the item to be pulled from consent.

Goldstein asked why the agenda memo, which was part of the board’s backup, did not include an analysis of how the proposed shift would affect the site’s job-generating capacity and what type of fiscal impact it would have.

From an entitlement perspective, Goldstein said, “this seems eerily similar to parcel S-19 in Seven Oaks (a recently denied request for an apartment development).

“It’s clearly an exchange of employment-generating uses for apartments, and if staff wants to recommend approval of that, I’m not saying you can’t, but there should be some analysis.

“At least with S-19, you did an economic analysis and a fiscal impact analysis to demonstrate why it met those policies.

“I see absolutely no analysis in this memo about why it meets our fiscal impact policies or economic development policies. I’m saying there needs to be more analysis that is not in this memo,” Goldstein said. “You did that analysis for S-19 and it wasn’t done here.”

Based on the applicant’s proposal, Goldstein added, “it appears that the employment potential of this site is being reduced. For example, they’re going from 80,000 office to 45,000 office; 30,000 retail to 10,000 retail; getting rid of the ALF (assisted living facility) and, now there’s multifamily.”

According to information from both Cynthia Spidell, representing the applicant and the agenda memo, the applicant wants to create a planned development project that includes a 45,000-square-foot medical/professional office; a vertical mixed-use multifamily development, with 240 apartments and 5,000 square feet of commercial, office and retail on the ground floor and a 3,500-square-foot pet center/veterinary clinic.

Spidell, representing the applicant, said “we have a very constrained site. We have some wetlands, we have stormwater ponds that are permitted already.”

Because of that, there is a limited amount of acreage available, she said.

The previously approved entitlement is not realistic for what can be achieved on the site, she said.

Nectarios Pittos, the county’s director of planning and development, said the county “reversed-engineered, in a sense, what could possibly fit on the site” and how the different land uses could be accommodated on the irregular parcel.

Spidell said the change is being pursued because there’s not a market for the assisted living facility.

Goldstein: “I’m not disagreeing with you that the site was probably over-entitled, but just because it’s over-entitled that doesn’t necessarily mean that you take the land and convert it to multifamily.

“You can take the land that’s available and make it all medical office; you can make it medical office and retail,” Goldstein said.

Goldstein reiterated: “Did anybody coordinate with the Office of Economic Growth on this application?”

Pittos said the application was sent to the Office of Economic Growth for review and it did not object to the proposal “due to property’s site-specific environmental constraints and the restrictive remaining uplands.”

Goldstein also asked: “Why is this on the consent agenda when our board has been pretty clear

about wanting to preserve employment on the (State Road) 54 corridor?

“This is our major economic development corridor, where the board has said they want to see employment-generating land uses. It’s not obvious to me that this is preserving that mission.

‘If it’s OK, then explain why it’s OK,” Goldstein said.

Planning board member Roberto Saez made a motion to continue the item until the planning board’s next meeting, to provide time for information to be gathered relating to fiscal and job-generating impacts.

“I just want to see the data. That is simple,” Saez said.

The planning board concurred, continuing the issue until its March 3 meeting.

Published February 23, 2022

Pasco asking for state’s help to combat speeding

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The board of the Pasco County Metropolitan Planning Organization (MPO) is sending a letter to the Pasco County legislative delegation and to Gov. Ron DeSantis seeking additional funding for the Florida Highway Patrol (FHP), to support traffic enforcement on the county’s state roads.

The action came at the MPO board’s Feb. 10 meeting, during a discussion of speeding problems within the county.

Pasco County Commissioner Mike Moore raised the issue, noting a recent crash involving two students who were racing — that resulted in two fatalities.

“This is more and more common,” said Moore, who serves on the MPO board.

“I hear it where I live. I hear them racing in the middle of the night,” Moore said.

He also noted that he drives to Tampa once or twice a week and always sees troopers from the Florida Highway Patrol on the interstate.

By contrast, Moore said. “I’ve not seen them ever on the state roads in Pasco County, e.g., (State Road) 54, (State Road) 56, (State Road) 52, (U.S.) 41.

“We just had a fatality on (U.S.) 41 last week, as well,” Moore said.

He wants to work with the Florida Department of Transportation and the Florida Highway Patrol to have FHP redirect resources to beef up enforcement on state roads within Pasco.

Moore noted that Pasco residents are concerned, too.

“I’m getting a lot of emails from constituents, around the Wesley Chapel area, because of this,” Moore said.

If FHP beefed up its speeding enforcement on State Roads 52, 54 and 56, as well as U.S. 41, the number of citations it issues would go through the roof, Moore said.

Pasco County Commission Chairman Kathryn Starkey, who also serves on the MPO board, said the speeding problem came up during  a meeting she’d had the prior day with Pasco County Sheriff Chris Nocco and with County Administrator Dan Biles.

Starkey said she subsequently discussed the problem with David Gwynn, secretary of FDOT’s District Seven, which includes Pasco County.

A meeting on the speeding issue is being organized, Starkey said.

She told her MPO colleagues that during those discussions she learned that the troopers working the interstate are different from the ones who work within Pasco County.

Gina Torres, a transportation planner for the MPO, told the board that she knows that the FHP office working in Pasco is stretched thin.

She said she did a ride-along for an entire day and, essentially, the trooper went from crash to crash to crash.

Starkey urged her MPO board colleagues to support Moore’s motion for additional funding to increase FHP enforcement.

To put it simply, Starkey said: “This would save lives.”

The Pasco County MPO is the lead transportation planning agency in Pasco County that serves the following municipalities in Pasco: Zephyrhills, San Antonio, St. Leo, New Port Richey, Port Richey and Dade City.

Its board is made up of elected leaders from Pasco County, Zephyrhills, Dade City, New Port Richey and Port Richey.

Published February 16, 2022

Compromise reached on rezoning, in Land O’ Lakes

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The Pasco County Commission has approved a new subdivision in Land O’ Lakes, after the developer agreed to build a “vision” road to help handle area traffic.

The construction of that road has been a sticking point for months, and now the applicant has agreed to do the road — which is referred to as a vision road because at this point, it’s just a line on the map and an alignment must be determined.

As part of the conditions for approval, the county staff agreed that the developer could receive up to 66 certificates of occupancy before having to make roadway improvements.

But no additional certificates of occupancy will be granted before those improvements are done.

The rezoning request, filed by Darrell A. and Karen J. Renner, calls for a 108 single-family subdivision in Land O’ Lakes.

The rezoning, which commissioners approved on a 3-2 vote, will change the zoning on 50.5 acres of agricultural land to allow a master-planned unit development (MPUD), on the south side of Bexley Road, about a mile west of the intersection of U.S. 41 and Wisteria Loop.

Commissioners Christina Fitzpatrick and Mike Moore voted against the request. Fitzpatrick wanted to delay the vote to provide more time for her to meet with interested citizens and the applicant to try to resolve concerns about the future alignment of the vision road.

Moore backed Fitzpatrick’s request for a continuance.

But the developer asked for a vote to be taken up or down, noting that the rezoning process, with its continuances, has been both lengthy and costly.

Attorney Shelley Johnson said her clients agreed with the conditions, as revised.

Ray Gadd, Chris Nocco and Jeremy Crouch had voiced concerns about allowing construction to occur, without the vision road.

At the Jan. 25 meeting, Gadd said: “There is an actual alignment on the vision road map and I would like that alignment to be followed.

“Do we have some reasonable expectation that the actual existing vision road alignment that’s on the vision map today will be followed?” Gadd asked.

Couch told commissioners he also wants to see the road follow the alignment on the map.

“Wisteria Loop is unique. There are a lot of homes that are estate homes on the lake. There’s a lot of really nice, mature trees, along the road, it’s very quaint.

“The alignment goes right through a pasture. It’s going to be easy for them to build. They’re not going to have conflicts with citizens. It’s going to be real smooth if they go through that pasture and that will kind of keep the character of Wisteria intact.

“I support it, as long as they follow that alignment,” Crouch said.

Nocco urged commissioners: “Make sure that road stays the way it is and it doesn’t get realigned because of permitting.

“It’s not just about this project that this community is concerned about. It’s about all of the further projects that are going on.

“If we’re talking about smart growth, we have to realize that this is one of the only roads that will cross over the path of train tracks. CSX is not easy to get roads through, over their lines. So, we better be smart and do it right this time, because if we’re not (smart), this is going to be a disaster for this Land O’ Lakes area for numerous years to come,” Nocco said.

Gadd, who is deputy superintendent of Pasco County Schools, and Nocco, who is the county’s sheriff, both made it clear that they were speaking as private residents, not in their official capacity.

County Administrator Dan Biles said the alignment shown on the vision map is conceptual in nature.

The actual alignment can’t be determined until field work is done to consider the wetland impacts, the curvature of the road, the design speed of the road and other factors, he said.

A county transportation planner said there will be bonds to ensure that the road improvements are made.

Ultimately, Chairwoman Kathryn Starkey joined her colleagues Jack Mariano and Ron Oakley to support the rezoning, with Moore and Fitzpatrick dissenting.

Published February 09, 2022