The Laker/Lutz News

Serving Pasco since 1981/Serving Lutz since 1964

Pasco County Planning Commission

Pasco lifts restriction on Sunday morning alcohol sales

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The Pasco County Commission has removed the county’s ban on the Sunday morning sales of alcoholic beverages.

Now, alcohol sales on Sunday will be treated like alcohol sales on any other day of the week in the county, said County Attorney Jeffrey Steinsnyder. Previously, the sales weren’t allowed on Sundays before 11 a.m.

No one spoke during the public hearing and commissioners voted 5-0 to amend the ordinance, during the board’s Dec. 8 meeting. The change will take effect within 10 days of the board’s action.

The change was prompted by Commissioner Kathryn Starkey, who raised the issue at a board meeting in September.

“A lot of counties in the state and around the country have kind of moved away from this old-fashioned law,” Starkey said, at the time.

She said constituents had told her they’d like to get rid of the restriction, and said she’d previously witnessed people milling around in the grocery store, waiting so they could purchase alcohol to take with them when they were headed out to go boating, scalloping or to another activity.

She also said people who shop for groceries on Sunday morning shouldn’t be prevented from buying alcohol.

The board also approved the selection of Shawn Foster LLC, doing business as Sunrise Consulting Group, to serve as the board’s outside consultant for a maximum of $60,000 a year. The board listened to presentations by Foster and by a representative for Shumaker Advisers Florida LLC before selecting Sunrise.

At a board meeting in November, a panel of county staffers had recommended Corcoran and Associates, doing business as Corcoran Partners, be selected as the outside lobbyist.

But, commissioners rejected the process and requested presentations before making a selection. Corcoran Partners did not participate in the presentations.

In other action, commissioners:

  • Reorganized the board naming Ron Oakley as chairman and Starkey as vice chairwoman.
  • Approved numerous small changes to the county’s land development code, including a change in the process to approve permits to sell alcohol. Previously, those requests were heard by the Pasco County Planning Commission, which made a recommendation and then by Pasco County Commission, which had the final authority. Now, those requests will be considered administratively by county staff, unless some sort of exception is requested. The Pasco County Commission will decide on those cases, unless there’s an appeal.
  • Approved a unified sign plan for Krate, at the Grove at Wesley Chapel, to provide applicants with an opportunity to create attractive signage having uniform or cohesive design of color, texture, materials, or architectural features which contribute to place-making throughout the development. Krate, which is under development, is an open-air, urban-themed container park with retail shops, restaurants, outdoor seating areas, and live entertainment. The Grove is east of Oakley Boulevard and west of Interstate 75, about 650 feet north of Wesley Chapel Boulevard.

Published December 16, 2020

Agricultural zoning allowed, with conditions

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Charles Gilbert Tucker received the approval he wanted for a small tree farm on a 5.46-acre tract, 1,750 feet south of Cypress Lane and Dupree Lane, in Land O’ Lakes.

Tucker said he needed the rezoning, in order for the property to qualify for an agricultural exemption, for taxing purposes.

The Pasco County Commission approved the request on Nov. 17, contingent on Tucker obtaining a deed restriction to limit operations on the site to a pine tree farm, and other non-commercial farm uses.

The deed restriction is intended to prevent uses that could have negative impacts on neighbors.

Pasco County Commission Mike Moore recommended a deed restriction be added to Tucker’s property, noting that it was a solution discussed during the Pasco County Planning Commission’s consideration of the request.

Tucker had agreed to the restriction, but planning commissioners did not require it when recommending approval.

Moore asked Tucker if he remained willing to obtain a deed restriction, and the property owner said he has no objections to doing so.

Tucker said he plans to use the property for a pine tree farm and for citrus trees for personal use.

The rezoning won’t take effect until Tucker obtains the deed restriction.

Published December 09, 2020

Pasco land development code changes are coming

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Changes are coming to Pasco County’s land development code — but most of them are minor fixes to the regulations that govern the way land can be used in the county.

One of the biggest changes in the proposed amendments involves the way requests for package sales and on-premises consumption of alcohol are approved.

Previously, the changes went to the Pasco County Planning Commission for a recommendation, and then to the Pasco County Commission for approval.

Under the amended land development code, the changes would go to the county’s administrative staff for approval, and to the planning commission for variance requests.

The county has rules about the minimum distance for alcohol sales from schools, parks and churches. If someone wants a variance from those rules, that request will be considered by the planning commission.

That process change is being made by staff, at the county commission’s request.

These are among the other changes being recommended:

  • The side setback can be reduced to no less than 5 feet for R-4 subdivisions developed after Dec. 8, 2020, as long as they meet drainage requirements and do not allow side entry
  • In neighborhood commercial districts: Adds fitness centers as a permitted principal use; adds sale of alcoholic beverages as permitted principal use, subject to administrative approval
  • In general commercial district: Adds sale of alcoholic beverages as permitted principal use, subject to administrative approval
  • In section regulating fraternal lodges and social and recreational clubs: Clarifies that lot area and setbacks for fraternal lodges and social and recreational clubs do not apply in such clubs proposed in certain locations and zoning categories. Also clarifies buffering and landscaping requirements
  • Amends a section regarding the County Commission’s jurisdiction to indicate that the board reserves the jurisdiction and authority to review and revoke Special Exception, and

Conditional Use, and Administrative Use Permit for the Sale of Alcoholic Beverages approvals.

  • In the section relating to mobile food operations, the requirement for a county permit is deleted, since that is now handled by the state.

No one spoke during the county board’s first public hearing, held on Nov. 17, on the proposed changes. Final action is expected during the 1:30 p.m. public hearing on Dec. 8, in New Port Richey, after The Laker/Lutz News press deadline.

Published December 09, 2020

KRATE begins taking shape at the Grove

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An attraction that will offer a new and unique retail and restaurant experience is beginning to take shape — as crews set down shipping containers that will house the businesses at KRATE, in the Grove at Wesley Chapel.

This shipping container is being maneuvered into place at the Grove at Wesley Chapel. (Courtesy of the Grove at Wesley Chapel)

While crews work at the site, the developers also are proceeding with a unified sign plan for the district, with the Pasco County Planning Commission reviewing those plans at its Nov. 19 meeting.

The county’s planning staff found that the signs detailed in the plan “are consistent with the urban industrial theme’s uniform and cohesive design based upon color, texture, materials, and architectural features.”

The first 17 containers at KRATE will be home to nine businesses, according to a news release from the Grove at Wesley Chapel. They will be occupied by tenants offering diverse dishes and items like Asian noodles, Puerto Rican fare, desserts, and charcuterie boards, according to the news release.

When completed, which is expected around the end of the year, KRATE will feature 94 containers and 55 units, comprised of 70% restaurants and 30% retail.

This is what KRATE, a container park planned in the Grove at Wesley Chapel, is expected to look like when it’s finished.

Other restaurants at KRATE will feature international foods, including cuisine from Colombia, Peru and Germany.

The retail shops will include a music store and a Lego product superstore.

The overall design includes plenty of outdoor seating, string lights, and speakers throughout the property – touches that contribute to a sense of community.

Many tenants moving into KRATE are entrepreneurs coming from cities such as Tampa, Miami and Chicago — looking to start businesses in an unique concept, the release says.

KRATE also will feature a stage with daily live entertainment, a dog park and a playground.

Local muralists have been commissioned to create Instagrammable wall art, the news release adds.

“There is nothing like this in the world,” Mark Gold, partner in Mishorim Gold Properties, said in the release.

Mishorim Gold Properties purchased the Grove for around $64 million in September 2019. Gold invested more than $110 million into the renovation of the property, which includes a movie theater of the future, a miniature golf course and a water park.

Published December 02, 2020

Planning commissioners recommend land use changes

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The Pasco County Planning Commission has recommended a change to the county’s long-range land use map that would permit a greater intensification of development on a tract in a central area of Pasco County.

It also is recommending changes to policies affecting future development in the Villages of Pasadena Hills, in eastern Pasco County.

The recommendations will be considered by the Pasco County Commission, which has final authority over county land use and zoning matters.

The proposed change in Central Pasco involves increasing the maximum density from three dwellings per acre up to six dwellings per acre, on 77.21 acres on the south side of Tower Road, south of Bexley Village Drive.

The new land use designation would allow a maximum of 325 dwelling units, in a combination of single-family detached homes and townhouses.

The acreage is surrounded by a planned development called Bexley South, to the north; the Suncoast Meadows, to the south; Ballantrae, to the east; and Sapphire Village, to the west.

County planners recommended approval of the request, determining that the proposed plan amendment “is an appropriate location for the change in land use.”

Barbara Wilhite, an attorney representing the applicant, said plans call for 325 single-family dwellings.

No multifamily is proposed, she said, noting the specific plan will come back in a separate request for a rezoning to create a master-planned unit development.

On the issue involving the eastern Pasco development, planning commissioners agreed with a recommendation from the Villages of Pasadena Hills Property Owners Group to reduce the required wetlands buffer from 100 feet to 25 feet.

In supporting that recommendation, planning commissioners rejected a recommendation by  the VOPH policy committee that would have changed the requirement to match the requirement in the rest of the county.

The Planning Commission also rejected a recommendation by the parks, recreation and natural resources department that would have required a more extensive buffer. The county’s planning staff supported the parks and recreation department’s recommendation, but planning commissioners supported the property owners’ recommendation.

Pat Gassaway, representing Heidt Design, told planning commissioners the goal is to take a look at the rules and update them to today’s market.

The current rules, he said, “require preservation of upland habitat without bound,” Gassaway said.

The update also includes myriad of other changes in the VOPH plan, with the goal of the changes to create a more level playing field between regulations required in this planning area and others, and to make the Villages of Pasadena Hills “more market friendly and more competitive,” Gassaway said.

The county has undergone significant changes since the Villages of Pasadena Hills was adopted in 2008, Gassaway said.

Published December 02, 2020

Neighbors object to proposed house near wetlands

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A property owner’s request for a variance to front-yard setback requirements has attracted opposition from nearby neighbors.

Sachin K. Shah appeared before the Pasco County Planning Commission on Nov. 19, seeking a variance to the front yard setback requirements for the property on the east side of Raintree Road, about 1,350 south of Rainbow Lane, in Lutz.

The normal setback requirement is 50 feet, but Shah is requesting that be reduced to 30 feet.

Shah told planning commissioners the smaller setback is needed to reduce potential impacts on the wetlands behind the house.

But, several neighbors appeared before the planning commission raising objections to the request.

They said the property that Shah wants to build on has been known to be an unbuildable lot for decades because of its proximity to wetlands and the flood zone.

They said building on the lot will worsen the area’s flooding problems.

The lot is surrounded by single-family detached homes, in the Meadowbrook Estates and Sierra Pines subdivisions.

One neighbor told planning commissioners that he had told Shah that the lot was not a buildable lot, but that warning did not sway Shah.

Shah told planning commissioners that a drainage solution will need to be engineered, but he said the setback variance will reduce the impacts to the wetlands.

Will Poon, a senior engineer for Pasco County, said the property poses “a lot of physical challenges,” in terms of handling runoff, and the placement of a septic tank.

“Right now, what I see, is you’re very limited in uplands,” Poon said.

Brad Tippin, a development review manager for the county, agreed with Poon’s assessment: “This is absolutely going to be a challenging site to develop.”

Planning commissioners, however, said their role is to rule on the variance request, not whether a house should be built on the lot, and they voted to grant the variance.

Shah now will be required to meet the regulatory requirements of various agencies, in order to proceed with his plans.

Published December 02, 2020

Changes are coming to Pasco’s land development code

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One of the biggest changes in a batch of proposed amendments to Pasco County’s land development code involves the way requests for package sales and on-premises consumption of alcohol are approved.

Previously, the Pasco County Commission has considered these requests.

Under the proposed change, the requests would be handled administratively, unless a waiver is requested — which would be considered by the Pasco County Planning Commission.

The shift is highly likely to be approved by the county board, since they requested it.

The update to the land development code creates a new section where package sales and on-premises consumption of alcoholic beverages are approved administratively.

That section also adds the Planning Commission as the decision-making body, when specific distance waivers are requested from places of religious worship, schools and parks.

Another change in update clarifies that single-family detached homes on individual lots are only permitted on parcels zoned R-MH Mobile Home District prior to Dec. 8, 2020.

Other proposed changes:

  • Allows the side setback to be reduced to no less than 5 feet for R-4 subdivisions developed after Dec. 8, 2020, as long as they meet drainage requirements and do not allow side entry
  • In neighborhood commercial districts: Adds fitness centers as a permitted principal use; adds sale of alcoholic beverages as permitted principal use, subject to administrative approval
  • In general commercial district: Adds sale of alcoholic beverages as permitted principal use, subject to administrative approval
  • In section regulating fraternal lodges and social and recreational clubs: Clarifies that lot area and setbacks for fraternal lodges and social and recreational clubs do not apply in such clubs proposed in certain locations and zoning categories. Also clarifies buffering and landscaping requirements
  • Amends a section regarding the County Commission’s jurisdiction to indicate that the board reserves the jurisdiction and authority to review and revoke Special Exception, and

Conditional Use, and Administrative Use Permit for the Sale of Alcoholic Beverages approvals.

  • In the section relating to mobile food operations, the requirement for a county permit is deleted; and, the section specifies that such mobile food operations are allowed at construction sites, as long as they are intended to serve patrons working at the site.

In other action, the planning commission recommended approval of a rezoning request by Charles Gilbert Tucker to change the designation on his 5.46-acre property to allow an agricultural designation that qualifies for an agricultural tax break. Tucker told planning commissioners that he just wants to have a pine tree farm, as well as some orange trees for personal use. He intends to sell some of the pine trees, but does not envision a large-scale operation.

The property is on the east side of Conner Drive, about 1,750 feet south of the intersection of Cypress Lane and Dupree Drive, in Land O’ Lakes.

The planning commission recommended approval, despite concerns about potential impacts raised in an email from a neighbor.

The Pasco County Commission will determine the final outcome of both the proposed land development code amendments, and of Tucker’s request.

Published November 11, 2020

New recycling facility proposed for State Road 52

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The Pasco County Planning Commission has recommended approval of a rezoning to allow the construction of an industrial material sorting facility and commercial uses on a 65.71-acre site, in Central Pasco County.

Specifically, the rezoning would allow recycling operations in a 500,000-square-foot industrial sorting facility and 150,000 square feet of commercial uses on the site.

The new facility would be located on the north side of State Road 52, about 2,400 feet west of U.S. 41, according to Pasco County documents.

The current zoning on the land is agriculture, general commercial and light industrial. The new zoning would be for a master-planned unit development.

The request received a recommendation for approval by county planners and was on the Planning Commission’s consent agenda.

No one spoke against the request during the Aug. 27 public hearing, and planning commissioners unanimously recommended approval of the request to the Pasco County Commission.

RBR Properties West Florida LLC is the applicant for the rezoning to allow the project known as Paw Materials, according to county documents.

Most of the property is currently unimproved, with the exception of some existing structures and a pole barns, from a closed saw mill, abutting State Road 52.

The Planning Commission’s recommendation for approval is contingent upon 53 conditions, which include specific hours of operation; regulate noise, spell out types of recycling activities and other uses that are allowed; and specify buffering, fencing and other requirements.

The applicant also must meet requirements of environmental agencies, and must abide by conditions related to traffic circulation, turn-lanes and other improvements.

In the office development portion of the rezoning, the maximum building height shall be 75 feet, and the maximum lot coverage will be 75%, according to the conditions.

The request next will be considered by the Pasco County Commission, which makes final zoning and land use decisions.

Published September 09, 2020

Boundary process beginning soon for Starkey K-8

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Construction of the new Starkey K-8 school is well underway, and Pasco County Schools has begun notifying families that may be affected by the boundary changes that will be required to assign students to the school.

The school — part of a complex that includes a theater, library and cultural center — is scheduled to open in the 2021-2022 school year.

Significant progress has been made on the construction.

“I drove by Starkey K-8 the other day and it is just incredible how that building has come up out of the ground,” Superintendent Kurt Browning told Pasco County School Board members at their Sept. 1 meeting.

“It is a phenomenal facility,” Browning said. “It’ll be a huge addition to the Starkey Ranch development, so we’re excited about that.”

But, whenever a new school opens, the district must draw new boundaries — a process that can sometimes become controversial.

Browning told board members that the district is preparing to begin the boundary process for Starkey K-8.

“We’ll be communicating with potentially impacted families currently attending Odessa Elementary School, Longleaf Elementary School and River Ridge Middle School, regarding the timeline and the process,” Browning said.

“Our plan is to open the K-8, as a K-7, its first year, and then become a K-8, in its second year,” Browning said, noting that district staff would be sending out communications in the afternoon. following the board meeting.

“I wanted the board to know about it, first,” he said.

Watergrass and Wesley Chapel elementary schools also may see some boundary shifts, Browning said, but he added there are no students currently in the areas that would be affected.

“Proposed maps will be developed this month and a parent night workshop is planned for Oct. 6, at Odessa Elementary School,” Browning said. “The public hearing for the boundaries proposal is planned for Nov. 17 at 6 p.m., with final school board action on Dec. 1.

“We’ll continue to communicate with potentially affected families throughout this process and provide opportunities for feedback. And, this time, we’ll be relying heavily on our ‘Let’s Talk.’”

In other news, Deputy Superintendent Ray Gadd shared information regarding the district’s inventory of surplus sites that are available for future construction of schools, as the district grows.

There was a time when the district didn’t have any land for future schools, Gadd said, describing how he would drive around the county in his pickup truck searching for acreages with for sale signs.

When he found one, he’d have Chris Williams, the district’s director of planning, check it out.

Over time, the district has acquired a number of sites, through purchases and as part of development orders that require sites to be dedicated for schools, as part of development approvals.

“We now have very tight procedures for receiving land from developers,” Gadd explained to board members.

“We are well-positioned for the future, in terms of building schools and preparing for future growth in this county.”

School board member Alison Crumbley applauded Gadd and other district staffers who have addressed this issue, noting she remembers when the district faced significant challenges in securing affordable land.

Meanwhile, the Pasco County Planning Commission recently took an action that relates to a planned district school site.

Planning commissioners voted on Aug. 27 to recommend the school district’s proposed site for the Kirkland Academy of Innovation, on a 104.4-acre site, southeast of the intersection of Curley Road and Kiefer Road.

The planned project will consist of two buildings, totaling 228,458 square feet.

No one spoke in opposition to the request at the planning commission’s meeting.

Published September 09, 2020

Pasco mobility fee rates expected to change in September

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The Pasco County Commission is poised to remove an incentive that benefits market-rate apartments throughout the county.

Stripping the incentive will, in essence, create a higher fee for those apartments.

At the same time, commissioners are expected to encourage more affordable housing across the county and to spur redevelopment in the West Market Area — by eliminating mobility fees in those categories.

Commissioners held a virtual public hearing on the changes on June 2 and are scheduled to hold a second, and final, virtual public hearing on June 16 at 1:30 p.m.

This apartment development, near Wesley Chapel Boulevard and State Road 56, is among many complexes built in Pasco County during recent years. The Pasco County Commission wants to take away its mobility fee incentive for new market-rate apartment developments. (File)

The money generated by removing the incentive for market-rate apartments in theory would offset the elimination of mobility fees in the affordable housing and West Market Area categories.

No fee changes are planned for low-rise condominiums/townhomes; high-rise condominiums; age-restricted multifamily, and congregate care facilities.

Also, no increase is proposed for apartments in projects that have mixed-used trip reduction measures, are traditional neighborhood developments or are transit-oriented developments.

Two speakers from the Bay Area Apartment Association called in, to address the board.

Eric Garduno, government affairs director for the association, told the board: “We’re happy to see this proposal reduces mobility fees for affordable multifamily housing, but we are concerned that it increases fees for multifamily housing in the standard urban, suburban and rural categories.

“It wasn’t long ago that commission set mobility rates for the county, which adjusted fees for dozens of land use categories,” Garduno said. “For this proposal to single out multifamily seems arbitrary in light of those recent actions.”

Garduno also made a case for increased construction of apartments in Pasco County.

“Market data demonstrates, actually, there’s strong demand for apartments in Pasco County, with occupancy rates over 92% for the last 10 years, even as new apartments are added each year.

“The other thing to keep in mind is the economic contributions that apartments make to the county. Each apartment community represents millions of dollars of investment. And, each represents jobs. Construction jobs to build them. Onsite management to run them, and professionals like plumbers, electricians, to fix them,” Garduno said.

Wendy Milenkevich, vice president of Bay Area Apartment Association, applauded the county board’s efforts to encourage more affordable housing.

“According to the 2019 rental market survey conducted by the Shimberg Center for Housing Studies at the University of Florida, 29% of Pasco County’s population is considered below income and pay more than 30% of their income towards housing. This is a clear indication that additional affordable housing is needed in our county,” she said.

“Despite this need, it is often a challenge to build affordable multifamily housing. Between increasing costs of land, labor and materials that go into building and maintaining apartment communities, it is difficult to keep at a level that low-income households can afford, without specific incentives provided by government.

“According to the National Apartment Association, on average, 14 cents of every dollar charged in rent goes toward government taxes and fees. Reduction in fees could create the margins that make the difference between a project being built, or not,” she said.

Milenkevich congratulated Pasco County for taking a step toward more affordable housing.

“Providing incentives like these is an important proactive measure by local government.

“We applaud you for taking steps to better encourage affordable housing,” she said.

Commissioners also indicated that they support a Sept. 1 effective date, despite a recommendation by the Pasco County Planning Commission to delay implementation until Jan. 1, 2021.

Planning commissioners reasoned that now isn’t a good time to raise fees, given the crushing impact that COVID-19 has had on the economy.

The apartment association’s Garduna asked commissioners to follow the planning commission’s recommended Jan. 1 implementation.

The county board, however, was not swayed by the planning commission’s recommendation and indicated support for moving ahead with the fee changes at the earliest practical date.

Published June 10, 2020