The Laker/Lutz News

Serving Pasco since 1981/Serving Lutz since 1964

Pasco County Planning Commission

Lutz neighbors oppose commercial rezoning

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Residents of the Meadowbrook Estates and Sierra Pines subdivision, in Lutz, are banding together to fight a proposed commercial rezoning at the entrance of their communities.

Kiddie Campus University Inc., is seeking to change residential zoning to general commercial on a 1.67-acre site, on the southwest corner of State Road 54 and Meadowbrook Drive.

Area residents who oppose the change were represented by Todd Pressman, a private consultant, during a March 4 meeting of the Pasco County Planning Commission.

Pressman cited a report by a private planner, commissioned to review the request. The planner raised issues with the compatibility of a commercial use — in an area characterized by residential development.

“A request came through for this property for a day care and preschool in January ’11. That was denied 7-0, by this board. The same request came through one year later, for preschool, and that was denied,” Pressman said.

“This request would allow a gas station operating on this property. That would be nothing less than devastating for this community,” said Pressman, who presented petitions signed by 140 people against the request.

Residents from Meadowbrook Estates and Sierra Pines voiced objections, too.

They said a driveway from the proposed commercial site would have access onto Meadowbrook Drive —  a street they claim is too narrow to handle the traffic a commercial project would generate.

One opponent also raised concerns about the potential long-term environmental damage — from droplets of gasoline that seep into the ground — if a gas station is allowed to locate at the site.

The communities rely on private wells for drinking water.

Other residents pointed out the problem of delivery trucks having a hard time getting out of the neighborhood, if they make a wrong turn, because the streets are so narrow.

Despite those objections, county planners have recommended approval of both a land use change and a rezoning. Both changes are needed to clear the way for a commercial use.

If the land use change is approved, the applicant will have to meet buffering requirements that exceed those normally required by the land use code, county planners said.

Barbara Wilhite, an attorney representing the applicant, noted that the site is at a signalized  intersection, on a six-lane arterial highway, three-quarters miles east of the Suncoast Parkway.

“I think the neighbors are clear that they will object to any use other than residential,” Wilhite said, but given the site’s location at the intersection, on a six-lane arterial highway, she added, “this is absolutely not the place for a residential use.”

Wilhite also noted that the county board has adopted a comprehensive plan that specifically directs where it wants commercial land uses.

“This application strictly complies with that direction,” Wilhite said.

Charles Grey, planning commission chairman, said “I try to always put myself in the position of both property owners. The residents and the person who wants to develop the property. It’s always a balance of property rights.”

“I’m a strong proponent of property rights.

“I do think we need to provide some type of protection for the residents who live in that area. They are very, very close to this property.

“I certainly wouldn’t want people walking back and forth, from a 7-Eleven, for example, to my home, walk across my property. I know how that gets. I deal with that all of the time,” Grey said.

Planning commissioner Peter Hanzel said he would prefer to see a less intense commercial use.

“When you go to a C2 (general commercial), you open a large variety of facilities that can go there. Perhaps that’s what the residents are concerned about, going to a C2. Is there a possibility that it could go to a C1,” he said, which would limit the potential list of uses.

Wilhite responded: “My answer to that is that they opposed the day care. They clearly said today that they want it to remain a residential use. This is not a place to underutilize property.”

Planning commission Chris Poole asked about what type of use was planned.

Wilhite said a gas station is one of the permitted uses in the requested zoning district.

Grey wanted to know if the planning commission could see the buffering plan before voting on the request.

Brad Tippin, the county’s development review manager, said buffering is typically determined during the site plan review process — after the use of the site is known and the orientation of the building, parking lot and other elements are known.

In this case, because of the land use requirement, a greater degree of buffering would be required, Tippin said.

But, Grey said he would like to see the actual plans.

Tippin said creating the buffering plan before sufficient details are known could result in a less-effective plan.

Poole suggested voting on the land use plan, but delaying the zoning request until more details are available on the buffering.

Wilhite said she would be happy to work with the county on a buffering plan, and could include language that would provide flexibility to adjust the plan, if necessary.

A board majority voted to recommend approval of the land use change. The board continued the rezoning request until April 1.

Published March 17, 2021

Debate over multifamily in Pasco continues

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A Pasco County Commission proposal to halt the use of commercial land for multifamily development has met resistance from the Pasco County Planning Commission.

The county board directed its staff on Feb. 9 to pursue modification of the county’s land development code to remove the consideration of multifamily development as a conditional use on land zoned for commercial use.

A majority of the county board members said they wanted to preserve commercial land for commercial use.

County planners drafted a proposed amendment, to meet that directive, and took it to the planning commission’s March 4 meeting.

Planning commissioners, however — as well as a county staff member and two private attorneys — raised questions about the proposed change.

Planning commissioner Jaime Girardi said, “I understand what the board’s direction here is, and the way they’re trying to go, but I’m just worried if there’s any other unintended consequences here, by moving forward with this ordinance.”

Planning Commissioner Charles Grey asked: “What is the real purpose for doing this, out of curiosity?”

County zoning administrator Denise Hernandez responded: “Based on the conversations that were had, I think the board of county commissioners want to see commercial on commercial uses. And, they also want to see an integration of uses.”

Private attorney Barbara Wilhite often appears before the county board and the planning commission on land use and zoning issues.

Wilhite told planning commissioners: “I’m not speaking on behalf of any client. I just want to make sure there’s no unintended consequences here.

“So, I raise the concern. It has to do with affordable housing,” she said.

Typically, when conditional uses comes in for a multifamily development on commercial property, it’s for affordable housing, Wilhite said.

A pending controversial request in Wesley Chapel is an exception to that general rule, she said.

“I raise the concern. I certainly don’t want to see us make it harder for us to have some of these affordable projects,” Wilhite said.

It also could make it more difficult for the county to compete for state funding for those kinds of developments, Wilhite added.

“When we apply for the lottery, we’re competing statewide for money to bring these projects to Pasco, to help our residents,” she said.

Marcy Esbjerg, director of community development for Pasco County, echoed those concerns.

“Perhaps because of (the) pandemic, because of just growth in Florida — housing costs and rental costs are all exorbitant. Right now, under the eviction moratorium and foreclosure moratorium, our markets have become extremely strained.

“Houses are selling in a day. People are having a really hard time finding housing,” she said.

Even with rental assistance funding available, it has been very difficult to find housing, to help people get out of homelessness, she added.

She urged planning commissioners to retain any tool the county has in its toolbox to increase the supply of the housing.

That is critical, she said, to create a balanced community.

“It concerns me, No. 1, that the county would be going against what would be an Urban Land Institute best practice, or a best practice, again, all over the country. But we decide to go in another direction.

She added: “It’s critical for the county, to always consider any changes in policy, how it’s going to affect affordable housing — either the amount of affordable housing or the cost of affordable housing.

“The need has exacerbated just in the 2 ½ years that I’ve been here, and to put a policy like this in place, would only exacerbate it even more,” Esbjerg said.

Preserving flexibility
Private attorney Joel Tew raised numerous concerns about the proposed amendment.

“I think the commissioner who made the motion was very well-intentioned, but I think, with respect, I think we’re getting in a little bit too big of a hurry to try to do something in a knee-jerk fashion, dealing with this multifamily apartment issue,” Tew said.

“I don’t know if any of you, commissioners, had a chance to review the industry expert presentation that was made by the private industry at the commissioner workshop, but, if not, I would suggest, if you have time, pull that up and look at the presentation about the market demand.

“It’s not only the Class A market demand, which is substantial, but also the changing demographic in Pasco County and the realities of the marketplace,” he said.

Tew also pointed out that online shopping has caused a seismic shift in America, relating to commercial retail.

“Why would you take away one tool that you have? Just because you can apply for conditional use certainly doesn’t mean that this board is obligated to approve it,” Tew said.

Planning commission Chris Poole reiterated Girardi’s concerns about potential unintended consequences.

Grey added: “My only concern was, why would you want to limit yourself in terms of what you can do?

“Are they taking away tools that we should be using in the future that can benefit the county? Is this a knee-jerk reaction to something that we don’t like?” Grey added.

Girardi added: “I think there’s a lot more commercial out there, a lot more commercially zoned properties, in light of what’s going on in the market today — a lot more commercial than there is ever going to be demand for commercial uses.”

David Goldstein, who is the chief assistant county attorney, told planning commissioners if they recommend against the change, they need to do so based on inconsistencies with the county’s comprehensive plan policies.

Tew told planning commissioners that he would be happy to provide “a litany of policies that it’s inconsistent with,” including those relating to the county’s urban service area, affordable housing and density.

Poole said he wanted time to review the board’s workshop, and made a motion to continue the issue until April, which the planning commission approved.

Published March 17, 2021

New office space may be coming to Wesley Chapel

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The Pasco County Planning Commission has recommended approval of a request that would allow a new professional office district on a 9.1-acre site on the west side of Wesley Chapel Boulevard, about ½ mile north of State Road 54/56.

Planning Commissioners voted unanimously on March 5 to recommend the change be approved by the Pasco County Commission, which has final jurisdiction on zoning requests.

The applicant for the change is the Southwest Florida Water Management District and Cypress Ridge Professional Center.

The office development would include a 70,350-square-foot building and 327 parking spaces, according to a site plan included in the planning commission’s agenda backup materials.

The surrounding area is characterized by conservation lands, professional office, commercial, and residential uses.

The owner has volunteered a deed restriction to the property that states within 30 days of the county’s request, the owner shall dedicate at no cost to Pasco County, a drainage easement of approximately 15,426 square feet.

This rezoning request is a companion to a request to change the county’s long-range plan to allow office uses on the land.

Both the land use and zoning must be approved, in order for the office development to proceed. Both requests have received recommendations for approval from county planners and planning commissioners.

In other action, planning commissioners:

  • Recommended approval for a rezoning to permit a light industrial park on a 5-acre site, on the west side of Old Lakeland Highway, north of Townsend Road. The applicant for the request is BMI LLC. A change also has been requested to the long-range plan, to allow light industrial uses. If the subject rezoning is approved, it cannot take effect until the companion land use change is adopted and the appeal period for that change has ended.
  • Recommended approval of a request to rezone 10 acres from agricultural land into agricultural-residential, to permit a total of two homes on the two parcels located at 18400 Possom Trot and 18454 Possom Trot. The applicants listed for the request are Robert Wendell Pippin Jr., and Clay Turner Pippin. They have agreed to a deed restriction to allow just one dwelling on each lot, according to county planners.

Published March 10, 2021

Pasco Planning Commission seeks three volunteers

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Pasco County is seeking three volunteers to join the Pasco Planning Commission.

Ideal candidates will represent diverse knowledge and expertise in the areas of engineering, planning, real estate, surveying, property management, architecture, construction and other related fields, according to a news release.

Planning Commission members review and make recommendations to the Pasco County Commission on proposed amendments to the county’s comprehensive plan, rezoning requests, conditional use permit requests, development orders, development agreements, operating permits and other development applications.

Planning commissioners also conduct hearings and issue final determinations on all variances, alternative standards, certain appeals and special exception applications.

Planning commissioners generally meet twice a month, on Thursday afternoons at 1:30 p.m. The meetings alternate between New Port Richey and Dade City.

The Pasco County Commission approves planning commission appointments.

For more information about Pasco Planning and Development, visit bit.ly/2hMXfkD.

The deadline for applications is March 10.

To submit an application online, go to bit.ly/2G3IqUH.

Published March 03, 2021

Two Rivers will offer places to live, work, play

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Two Rivers — a community proposed to rise along State Road 56, between Morris Bridge Road and U.S. 301 — is making its way through necessary government approvals, to bring the community closer to reality.

The Pasco County Commission voted last week to transmit a request to state officials for their review. The request involves changing the text in the county’s comprehensive plan and amending the county’s highway vision map.

This land, along State Road 56, east of Morris Bridge Road, is now occupied by trees, ponds and open fields. But it is proposed to become the future community of Two Rivers — a place that will feature homes, businesses, recreational options and schools, under proposals going through Pasco County’s regulatory process. (B.C. Manion)

The state review is required before the county board can take final action on the request.

In addition to gaining approval of those changes, the developer also must secure a rezoning to create the proposed community.

The rezoning request is in process and is expected to come before the board within the next few months.

Once those regulatory hurdles are cleared, efforts can begin to bring the proposed 3,405-acre community to life.

Two Rivers is envisioned as a place that features a mixture of housing types, work opportunities, shopping, recreation and schools.

Details of the proposed project were outlined during a previous Pasco County Planning Commission meeting.

The project has been in planning stages — off and on — for more than 10 years, and there have been a number of ownership changes.

The current proposal calls for creating Two Rivers as a master-planned development, on the southern edge of Pasco County. The project would tie into a community that’s under the same ownership, which is just south of the Pasco-Hillsborough line.

County documents detail the proposed plan, which includes:

  • 246 acres of conservation area
  • 3,875 single-family homes
  • 1,400 multifamily homes
  • 1,125 age-restricted homes
  • 1.3 million square feet for a targeted industry
  • 630,000 square feet retail

Other elements include schools for elementary, middle and high students, on property that would be next to an 80-acre county park.

Two Rivers is expected to be a community that emphasizes walkability and includes an extensive trail system that provides connectivity within the community. Alternate modes of transportation, such as golf carts, also will be encouraged, to help residents get from place to place.

The proposed community also calls for numerous recreational amenities, including recreational complexes, multipurpose fields, ball diamonds, an aquatics center, playgrounds, a dog park, tennis and basketball courts, and open spaces.

Pasco County Commissioner Mike Moore spoke in favor of the proposed project.

“I’m in support of this. In the future, this is going to be a really, really nice, very well-done, master-planned community. This is something that has really been on line for a long, long time,” Moore said.

And, while Moore has decried what he perceives as a proliferation of multifamily development, he said he doesn’t oppose including multifamily in Two Rivers.

“There are multifamily apartments in the future of this property, which I understand and am in support of because this is an area that does not have the oversaturation of the multifamily. It makes sense in a large master-planned community,” Moore said.

Commissioner Kathryn Starkey also spoke in favor of the proposal.

She also noted that she’ll be very interested in seeing the proposed trail network in the rezoning request for the master-planned community.

Commissioners unanimously approved the transmittal request.

Published February 17, 2021

Pasco board divided over proposed apartments

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A proposal that would allow 400 apartments off Wesley Chapel Boulevard, at Hay Road, is being sent to state officials for review.

A divided Pasco County Commission approved the transmittal to the state, on a 3-2 vote, with Commission Chairman Ron Oakley and Commissioners Kathryn Starkey and Christina Fitzpatrick voting in favor, and Commissioners Mike Moore and Jack Mariano voting against.

The state transmittal is just one step in the regulatory process needed to allow the proposed apartment project to proceed.

The site currently has a long-range plan designation of six dwelling units per acre and light industrial. Much of the land is occupied by wetlands and cannot be developed.

The proposed change would allow up to 24 dwellings per acre, but because of the wetlands, only about 13 dwellings per acre could be achieved, according to county planners.

County planners have recommended approval of the request, characterizing the request as “an appropriate transitional land use between the single-family residential development to the north and zoned multifamily district to the west.”

The Pasco County Planning Commission also recommended approval — despite objections from Planning Commissioners Peter Hanzel and Roberto Saez, who said the area is becoming oversaturated with apartments.

Commissioner Moore has repeatedly argued against rezonings that allow more apartments in the Wesley Chapel/Land O’ Lakes areas.

He predicts there will be a heavy price to pay in the future, when a glut of apartment buildings leads to high vacancy rates and buildings that fall into disrepair.

In recommending approval, county planners also noted that a proposed employment center use abuts the property, and that generally encourages higher densities to support that type of use.

Attorney Joel Tew, who represented the applicant, said the site has multiple property owners and the land has been assembled for this potential project.

Having multifamily adjacent to an employment center is consistent and supportive, Tew said.

“We submit this would be the poster child for the appropriate infill project,” Tew said.

Tew also noted that the wetlands on the site prohibit the possibility of future retail or office uses there.

In concurring with Moore, Mariano said: “I think we do have enough apartments out there. If they want to keep it residential, keep it smaller densities.

“Do I need more density right there? I don’t know that I do,” Mariano said.

A separate rezoning request is expected to come to the county board in the future.

Published February 17, 2021

Offices may go up near Cypress Creek Town Center

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The Pasco County Planning Commission has recommended approval of a change to the county’s comprehensive plan that would allow consideration for office use on a site with 9.1 developable acres, west of Wesley Chapel Boulevard and south of Hyde Park Boulevard.

The site currently is designated for residential and conservation uses on the county’s long-range plan.

County planners recommended approval of the change, and no one spoke against the request at the Planning Commission’s Feb. 4 meeting.

The new designation would allow consideration for an office development of approximately 67,000 square feet. A rezoning also would be needed, and is being pursued.

In agenda background materials, county planners say the request is consistent with policies in the county’s long-range plan because the development would be located along State Road 54, which is an arterial roadway.

Planners also note the proposed office would serve as effective transitional use.

“Due to the existing topography and wetland features, the development will efficiently buffer

the office development from surrounding residential land uses and will not impact any wetlands on the property,” the agenda materials note.

“The proposed development abuts existing residential and commercial uses within Cypress Creek Town Center MPUD (master-planned unit development) and will be constructed as one-story office buildings. The proposed amendment will provide the surrounding community with additional employment-generating uses further supporting the intent of Pasco County’s Urban Service Area by creating a live, work, play environment to attract high quality development,” planners add, in their support of the request.

The applicant and approved agent for the request is Waterford Construction and Development Inc.

The Pasco County Commission has final jurisdiction on requested changes to the county’s comprehensive plan.

Published February 10, 2021

400 apartments proposed on Wesley Chapel Boulevard

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The Pasco County Planning Commission has recommended approval of a change to the county’s comprehensive plan that would allow consideration of up to 400 apartments to be developed on 28.2 acres, at the intersection of Wesley Chapel Boulevard and Hay Road.

Planning commissioners recommended approval, despite objections from commissioners Peter Hanzel and Roberto Saez.

The proposed change of the comprehensive plan is the first step in the process to permit the proposed development. A zoning change would be required, too.

The Pasco County Commission has final jurisdiction over land use and zoning changes.

The current land use designations on the property allow up to six dwellings per acre, and also light industrial uses. The proposed change would allow up to 24 dwellings per acre.

County planners recommended approval of the request, which they say will yield about 13 dwellings per acre on the land because it has a significant amount of wetlands.

The county’s comprehensive plan does not have a category between RES-12, which allows up to 12 units per acre, and RES-24, which allows 24 units per acre.

In this case, the applicant has agreed to cap the density at 400 units, as a condition in its  planned request for a master-planned unit development rezoning.

In the agenda background materials, county planners said the request is supported by the comprehensive plan as “an appropriate transitional land use between the single-family residential development to the north and zoned multifamily district to the west.”

They also noted that a proposed employment center use abuts the property, and that generally encourages higher densities to support that type of use.

Joel Tew, an attorney representing the applicant, said “this site is entirely appropriate for multifamily development.”

Hanzel objected.

“We have an overabundance of apartments in that area. There is no need for another apartment complex out there,” Hanzel said.

He voiced concerns about the county having an oversaturation of apartments, creating the prospect for problems down the road, when “huge apartment complexes will begin to deteriorate.”

Planning Commissioner Michael Cox said: “I personally think there are plenty of apartments right now.”

But, he added: “The fact is that this request is consistent with the comp plan. Ultimately, a decision to deny would have to be defensible in court.”

Planning Commission Charles Grey agreed: “When we deny something like this, we need a leg to stand on.”

Pasco County Commissioner Mike Moore frequently has pressed for less apartment development in the county, contending that Pasco already has more than enough.

Cox said if the county wants less apartment development, it needs to change its comprehensive plan to reflect that.

Published January 13, 2021

New community planned along State Road 56

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The new Two Rivers community proposed to rise along State Road 56, between Morris Bridge Road and U.S. 301, is a step closer to reality.

The Pasco County Planning Commission has recommended the approval of changes to a highway vision map and to the text of the county’s comprehensive plan — to bring the envisioned project closer to fruition.

The Pasco County Commission has final jurisdiction over land use and zoning decisions, so the project still needs additional approvals before any work can commence.

But, plans for the area envision a 3,405-acre community that offers a mixture of housing types, work opportunities, shopping, recreation and schools.

The Two Rivers project has been in planning stages — off and on — for more than 10 years, and there have been a number of ownership changes, according to Craig Lohmiller, a group leader for Ardurra, who has been involved with the project for more than a decade.

Current plans call for creating Two Rivers as a master-planned development in Pasco County, which would tie into a community under the same ownership that is south of the Pasco-Hillsborough line, according to attorney Clarke Hobby, co-counsel on the project along with Attorney Joel Tew.

Background materials in the agenda packet detail that planning for the project site includes:

  • 246 acres of conservation area
  • 3,875 single-family homes
  • 1,400 multi-family homes
  • 1,125 age-restricted homes
  • 1.3 million square feet for a targeted industry
  • 630,000 square feet retail

The plan also includes schools for elementary, middle and high students, on property that would be next to an 80-acre county park.

The plan calls for an extensive trail system that provides connectivity within the community, Hobby said.

It emphasizes walkability and also encourages the use of alternate modes of transportation, such as golf carts, to get from place to place, Lohmiller said.

The plan also calls for numerous recreational amenities, including recreational complexes, multipurpose fields, ball diamonds, an aquatics center, playgrounds, a dog park, tennis and basketball courts, and open spaces, Lohmiller said.

“We’re really excited about that,” he said.

There’s a large boulevard loop within the community, which will create a way to get around, without disrupting major wetland features, Lohmiller said.

Plus, there will be areas along the loop that “will support neighborhood retail, restaurants, other commercial opportunities, coffee shops, things like that, to really engage the community.

“When you complete the loop, with the southern piece of the property, it’s about 6 ½ miles,” he said.

Lohmiller envisions community activities, such as farmer’s markets, runs and festivals.

Hobby told planning commissioners that the project has had starts and stops since the mid-2000s.

Now that the extension of State Road 56 has been completed, he said, the project “is really ready to take off.”

State Road 56 was extended through this project and two others, Hobby said, and the county was able to build the road as a four-lane road, instead of two lanes, through a state infrastructure bank loan, through the Florida Department of Transportation.

“The county and the applicant owner worked together with two other big projects, to make (State Road) 56 happen, all at once. It’s been a collaborative deal for a number of years, and the county needs those mobility fee surcharges to pay back the state infrastructure bank loan that the county took out,” Hobby said.

The county’s transportation staff resisted two changes to the highway vision map, proposed by the applicant.

One involved reclassifying a road and the other involved removing a road.

The applicants explained their rationale, and planning commissioners supported their request.

Another proposed change initially called for removing an extension of County Line Road from the map because there are plans to extend it to the south, on land owned by the same property owner in Hillsborough County.

But David Goldstein, Pasco’s chief assistant county attorney, suggested a different option. He said the road should be kept on the map, along with a note to indicate it would not be needed, if a parallel road was built in Hillsborough County.

“Hillsborough County has been known to threaten us, if we don’t give them something they want on a different road. If for some reason they try to hold us hostage and not allow construction of the network to the south, I don’t want us to be stuck without any east-west road,” Goldstein explained.

Tew and Hobby agreed with Goldstein’s solution.

This request will now go to the Pasco County Commission for consideration.

If the proposed changes are approved, the applicant’s next step will be to see a rezoning to a master-planned unit development, which is expected in coming months.

Published January 13, 2021

Apartments proposed on Bruce B. Downs, at Eagleston

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The Pasco County Planning Commission has recommended approval of a conditional use permit to allow an apartment development on the west side of Bruce B. Downs Boulevard, south of Eagleston Boulevard.

The request, submitted by Adventist Health System Sunbelt Healthcare Corporation, would allow a maximum of 248 apartments on the 16.24-acre site. Adventist intends to sell the land to enable the development.

The Pasco County Commission is scheduled to hear the request on Jan. 12 at 1:30 p.m., in the board’s chambers at the Historic Pasco County Courthouse in Dade City.

Pete Pensa, director of planning for AVID Group of Tampa, outlined details of the request for planning commissioners.

The property is located at 5101 Bruce B. Downs Blvd., which is about one-fourth mile south of Wesley Chapel Boulevard, Pensa said. It has direct frontage on Bruce B. Downs and Eagleston boulevards.

There’s a mixture of development in the area, including retail, medical office uses, car dealerships and an assisted living facility, Pensa said.

It’s south of BayCare’s planned hospital, which recently was announced, Pensa said.

Baycare hospital officials recently had a ceremonial groundbreaking for the facility, which is under construction.

Other nearby uses include fast-food and sit-down restaurants, and a bank, Pensa added.

“To the south of us are townhomes and single-family subdivisions,” he said, adding, “there is no existing multifamily within this mixed-use quadrant.”

He also mentioned that multifamily is an appropriate transitional use between commercial to the north and single-family residential to the south.

The site has been zoned for commercial use since 1984, but there hasn’t been a market for that use, Pensa said. “They’ve not been able to find a buyer and developer.”

“There are a variety of commercial uses in the area that support the project, both from  opportunities for shopping and eating, as well as working, including the BayCare facility,” he said.

The hospital is expected to have 275 jobs, and the nearby assisted living facility.

Plans call for preserving a significant portion of the apartment project property, Pensa added.

Amenities will include walking trails around a pond, a park, a dog park, picnic areas, a clubhouse and a pool.

Pensa also noted that there would be fewer trips generated by this development than from a commercial use. And, he said there is water, sewer and reclaimed water available to service the site.

He submitted two letters of support for the project.

However, there were objections.

Todd Yontec emailed his objections, noting that he’s a longtime resident of the Seven Oaks community and objects to adding apartments in an area that already has plenty of residential development.

“This would truly be poor planning by the commission, if it keeps adding apartment complexes without encouraging the building of the infrastructure to support the increasing population density in this area,” Yontec wrote.

“The only deviation from this original plan that I would support would be to return the parcel to wetlands, or create a park,” he added.

Planning commissioner Roberto Saez, who lives in Seven Oaks, also objected to the request.

He said the area is oversaturated with apartment complexes.

“I go to Publix. Every time, it’s getting busier,” he said, making it harder to find parking.

“As an owner, I believe it is increasing the value of my property. As a user, it can be a real nightmare. I don’t see any type of expansion of Bruce B. Downs. I don’t see any plan to cover the schools,” Saez said.

“I have a hard time with the project, to be honest with you,” the planning commissioner added.

Saez said he’s also concerned about overloading Seven Oaks Elementary School.

Chris Williams, who represents Pasco County Schools on the planning board, said the proposed development would generate 30 elementary school students.

Saez voiced skepticism about that projection.

But, Williams said the biggest impact on schools comes from single-family developments.

As the school district’s director of planning, Williams is in charge of the planning done to address future school needs.

He said he has no concerns about the impact on schools from the proposed development.

“We don’t object to this particular development,” Williams said.

Revised on Jan. 3, 2021