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Serving Pasco since 1981/Serving Lutz since 1964

Pasco County Planning Commission

Pasco seeks to hike fees for market-rate apartments

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The Pasco County Planning Commission is recommending approval of an ordinance that would raise mobility fees charged for market-rate apartments.

The proposed ordinance also would eliminate mobility fees for single-family and multi-family projects that qualify under the county’s definition of affordable housing.

In recommending approval, the planning commission suggested that the higher rates take effect on Jan. 1, 2021. The changes had been proposed to take effect on Aug. 10.

The Pasco County Commission will have the final word on the issue.

Planning commissioners decided to recommend a delay in implementation based on their concerns about the current economy, and after hearing those same worries expressed by the public.

Ed Rogers with Florida Design Consultants, who spoke on behalf of Crown Community Development, urged commissioners to delay implementing higher fees.

“Crown Community Development currently has two projects under active development that are fully entitled and have multi-family components. Chapel Crossings is in the urban service area and Watergrass is in the suburban area.

“In both projects, Crown has contracts pending with market-rate apartment developers who are on the cusp of moving forward,” Rogers said.

He referred to a County Commission workshop, when that board decided to seek higher mobility fees for market-rate apartments and to drop the fees for affordable housing.

“We were living in a different economy back in February,” Rogers said. “In fact, the first item on the workshop agenda that day was the county budget for the next fiscal year, and the OMB (Office of Management and Budget) presented to the board a glowing picture of the economy, which was vibrant at the time.

“The COVID-19 crisis and its significant economic impacts hadn’t yet made its imprint on anybody’s consciousness at that point.

“But, we now live in a different world where more than 30 million Americans have sought unemployment benefits because of the effects of the coronavirus on the economy,” Rogers said.

Raising the fees now could jeopardize Crown’s pending multi-family sales, he said.

He asked that consideration of the proposed fee increases be tabled until the economy is “on a more certain and positive track.”

Attorney Barbara Wilhite, who also spoke on behalf of Crown Community Development, cited similar concerns.

Planning Commission Chairman Charles Grey also questioned the timing of the proposal.

“I think this is probably not a good time to increase fees to anybody that wants to bring a benefit to our county. It’s a fact that would discourage them. We need growth.”

“To me, this is a bad time to do it,” Grey said.

Planning Commissioner Chris Poole agreed, noting that he’s read about the state’s sales tax being decimated in March and that the numbers are expected to be even worse for April.

“Given the uncertainty that we’re facing, I really think that this is an issue that should be tabled and picked back up at a later date,” Poole said.

One representative for the Bay Area Apartments Association spoke in opposition of the higher fees for market-rate apartments, while another representative of that association spoke in favor of eliminating the mobility fees for affordable housing.

Ultimately, planning commissioners voted to recommend that the proposal be found consistent with the county’s comprehensive plan.

The proposed rate changes now go to the Pasco County Commission for consideration.

Published May 27, 2020

Rezoning recommended for Thomas townhomes

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The Pasco County Planning Commission has recommended approval of a rezoning that would allow a 218-unit townhome development, off U.S. 41, about one-half mile north of Ehren Cutoff.

When it was originally proposed, there was significant neighborhood opposition, but no one spoke against the project during a May 21 virtual planning commission, and there was a letter of support for the project submitted by Jeremy Couch, president of the Glen Pine Homeowners Association.

“I understand that this developer has voluntarily agreed to several conditions that will be an improvement for how the property could be developed under the current land use and zoning,” Couch’s letter says.

“Having a townhome development at this location will not only benefit the surrounding property owners and the owners on Lake Thomas, it will benefit our community, as well.

“U.S. 41 needs continued investment to be the place that many desire it to be.

“With new homes, quickly come new retail and restaurant opportunities, that the area so dearly needs.

“We look forward to this project and additional development on U.S. 41,” the letter adds.

A land use change was previously approved by the Pasco County Commission, which cleared the way for consideration of a rezoning on the 45-acre site.

Applicants for the rezoning are N & Z Corporation and Two Sisters Land Trust.

During the course of public hearings on the land use change, Barbara Wilhite, an attorney representing the applicants, noted that the applicants have agreed to numerous conditions that address concerns raised by neighbors.

Among those conditions are height restrictions for the townhomes and buffering requirements. Additionally, no boating access — either motorized or not — will be allowed to Lake Thomas.

Also, access into and out of the project will be off U.S. 41, with a gated emergency-access only entrance to Little Lake Road, according to the conditions.

Planning Commissioner Chris Poole expressed concerns about traffic the development will generate, but ultimately voted in favor of the motion recommending approval of the request to the Pasco County Commission.

The land’s existing zoning allowed 100 single-family homes. The rezoning, if approved by the Pasco County Commission, allows 218 townhomes.

Published May 27, 2020

Commissioners act on rezoning requests

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Pasco County Commissioners approved a rezoning that will allow a 1.95-acre lot to be split, to allow two single-family homes — despite strenuous objections by neighbors.

The property is on the north side of Country Club Road, about 550 feet west of Old Pasco Road, in Wesley Chapel.

Attorney Barbara Wilhite, representing the applicant, told board members that her client merely wants to allow two dwellings, instead of one, on the property.

Her client has agreed to a deed restriction that would limit the use of the property to two dwellings and also would prohibit access through the property, to Sienna Cove, the development behind it.

Carl Stone, who lives on Country Club Road, asked the board to reject the request, noting that the subdivision’s zoning was set in 1986 by the County Commission.

He also noted that some of the lots didn’t comply with the area’s zoning at the time and were grandfathered in. And, he said a similar request was rejected by the board in 2005.

Other area residents raised concerns about drainage, and the potential precedent the rezoning could set.

Cynthia Lunghofer put it like this: “We want to make sure that there isn’t a precedent being set that could lead to larger parcels being broken up, and potential for townhome or multifamily development.

Neighbors also noted the character of the area, which they described as peaceful and beautiful, and urged commissioners to protect it.

County planners and the Pasco County Planning Commission recommended approval of the request.

And, despite neighbors’ objections, the county board approved the request, pending the filing of the deed restrictions regarding the maximum number of dwellings and prohibiting access through the site.

In other action, commissioners approved:

  • A rezoning to allow 415 single-family detached and/or attached townhome units on approximately 69.18 acres in the Mango Hills master-planned unit development southwest of the State Road 52 and Old Pasco Road intersection. The rezoning was approved on the board’s consent agenda, with no public comment from the audience.
  • A rezoning to allow boat and RV storage on a 4.9-acre site on the east side of Kittyhawk Drive, about 700 feet north of Freefall Avenue, near Zephyrhills. The rezoning was needed to bring the use into zoning compliance. The request was approved on consent, without public comment.

In other action, commissioners directed the county attorney to work with the Pasco County Commission on Human Trafficking to ensure a bathhouse ordinance is in place when the Super Bowl comes to Tampa in Feb. 7, 2021.

The ordinance would ban illegal massage parlors, which serve as fronts for prostitution and human trafficking, said Commissioner Ron Oakley, who raised the issue and asked for board members to approve, making the issue a priority for the county attorney’s office.

Finally, a request for a conditional use permit to allow a residential treatment center in Wesley Chapel has been dropped.

The request would have allowed a facility for up to 30 residents on Pomello Trace in Wesley Chapel.

The applicant, Jordanes Hippolite, wanted to create an elderly care center, on a site at 29436 Pomella Trace, that’s smaller than a half-acre.

Neighbors had objected strenuously and the Pasco County Planning Commission recommended denial.

Neighbors said the facility would threaten their way of life — in a community where residents frequently take walks with their pets, and their children ride bicycles up and down the street.

County planners had recommended approval with a number of conditions, but their recommendation became moot, when the applicant withdrew the request.

Published March 18, 2020

Pasco eyeing big changes to apartment mobility fees

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The Pasco County Commission has signaled it wants to end mobility fee incentives that it provides for new market-rate apartment construction within the county.

At the same time, commissioners are looking to waive mobility fees for builders of affordable housing — homes or apartments.

Commissioners also are eyeing a mobility fee waiver aimed to spur new construction in an area along U.S. 19, in West Pasco.

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)

Transportation mobility fees are the charges that accompany new construction, with the intent of addressing the impacts that the new building causes on nearby transportation systems.

Pasco has used mobility fee incentives to encourage various types of construction, including apartments.

But, at a Feb. 25 workshop, commissioners indicated they want change —  and county staff indicated it will begin laying the groundwork to arrange public hearings on the issue.

Commissioners cannot take votes during workshops, and no public testimony is allowed.

While no public comment was taken, the proposed changes likely will draw considerable interest from apartment developers and their representatives.

Numerous high-end apartments have been built or approved along the State Road 54/State Road 56 corridor in recent years — drawing the ire of Commission Chairman Mike Moore.

He voiced his displeasure, again, during the board’s workshop.

“If you look at surrounding areas, i.e. Hillsborough County, what they’ve done — i.e., Brandon — that’s what you’re turning my district into, on 54/56.

“We’re oversaturating this one area,” he said. “The people that live there can’t stand it.

“We’ve turned 54/56 into apartment row. That’s what it looks like. It’s ugly. It’s disgusting. It’s bad development. It’s bad for the future. It’s bad for this county. It looks ridiculous,” he said.

“You’re taking 54/56 frontage — that’s not what it should be. If anything, it should be employment sites,” Moore said.

He’s also concerned about long-term impacts.

“People are going to pay for it, 10 or 15, 20  years down the road. Our future commissioners are going to pay for it when you have all of these dilapidated old buildings that are going to be standing on 54/56 because we can’t keep up.”

Moore said he doubts the removal of incentives will stop apartment development in Pasco.

Pasco County Chairman Mike Moore has been a vocal critic of apartment development along the State Road 54/State Road 56 corridor. (File)

“Why in the world are we incentivizing them? You can call it a subsidy all you want. It’s free cash,” Moore said.

Although the discussion of dropping the incentives began with discussion of apartment development along the 54/56 corridor in urban service area, County Administrator Dan Biles asked commissioners if they also wanted to end the incentives in the rural and suburban zones, as well as the urban zone.

They indicated they do.

Meanwhile, in a separate presentation on affordable housing during the same workshop, commissioners were asked to consider granting mobility fee waivers for construction of affordable apartments and homes.

Board members indicated they would support that request.

Commissioner Jack Mariano also asked if the county could waive a 25% mobility fee for construction on vacant land in an area of West Pasco that needs an economic boost.

Commissioner Kathryn Starkey also called for the county to do more to spur development in that area, noting efforts to date have not been effective.

County staff said the additional revenues from ending the multi-family incentives would generate enough to cover waiving mobility fees for new affordable housing and for waiving the 25% fee on the development vacant land in the specified area of West Pasco.

The proposed changes will be prepared for consideration by the Pasco County Planning Commission, which will make a recommendation to the board.

The Pasco County Commission then will take final action on the issue during a public hearing.

Any changes would likely take at least 90 days to go into effect.

Published March 4, 2020

New subdivision approved off Bell Lake Road

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The Pasco County Commission has approved a rezoning for a 27-home subdivision, at the northwest intersection of Bell Lake and Alpine roads.

The site for the proposed subdivision is about 1 mile east of U.S. 41, in Land O’ Lakes.

The approval will allow houses with a minimum of 40-foot-wide lots to be built on the 9.5-acre site.

The board’s vote, at its Feb. 4 meeting, was the second time it approved the request.

A previous vote, taken on Jan. 7, was voided after it was discovered an error had been made on the public notice of that meeting.

Todd Pressman, representing the applicant, said plans call for a rental home community.

The price points of the homes being constructed there would be in mid-200s to mid-300s, he said, but they are being built for a segment of the market that prefers renting to home ownership.

Pressman showed the board a power point with representations of the type of houses that American Homes 4 Rent plans to build.

Several neighbors spoke against the requested rezoning. They said the lot size is incompatible with surrounding developments.

They also cited concerns about the condition of area roads that would serve the subdivision. Other worries include potential impacts on the area’s drainage, and potential safety hazards for children because the area lacks sidewalks.

One of their biggest concerns, though, was the fact that the company building the homes specializes in rental homes.

They expressed concerns that those living in rental homes are less committed to upkeep because they aren’t as invested as individual homeowners. They also noted that renters tend to be more transient than homeowners.

County Attorney Jeffrey Steinsnyder said that the county doesn’t consider the question of whether a property will be rented, or owned, when deciding land use issues.

The Pasco County Planning Commission recommended denial of the request, citing incompatibility between the requested lot size and the area’s existing development pattern.

But, county planners recommended approval, noting the county’s long-range plan allows up to six dwellings per acre, and saying this development represents an appropriate transition.

Pressman pointed out that the request is for 2.85 dwellings per acre, less than half of what’s allowed in the county’s land use plan. He also cited the property’s planned 200-foot buffer.

But, neighbors said the site plan indicates that the homes will be clustered together, which effectively reduces the lot size.

They said the planned lot sizes simply are not a good fit for the area.

Conditions for approval include a requirement to improve Alpine Road, to the entrance of the subdivision. The development also must install a left-turn lane on Bell Lake Road, and provide  sidewalks on the frontage of the subdivision.

Eric Swanson, land manager for American Homes 4 Rent, a national homebuilder, said the average household income for its renters is $100,000.

He also described the typical renter as an older millennial with a family, and said renters typically stay at a property for two years to three years.

Pasco County Commissioner Kathryn Starkey said this type of housing — rental homes — is a trend across the country, according to Urban Land Institute reports.

Neighbors expressed a variety of concerns.

Troy Gotschall, lives on Ladera Lane, just north of the planned subdivision.

“My biggest concern with this whole project is that the size of the lots do not meet what is in the surrounding area. That’s just not acceptable to us. It doesn’t make sense.

“It really gives us a heartache,” he said.

David Hodierne, who also lives on Ladera Lane, told commissioners: “Obviously, rentals concern us.”

He added: “One of the main questions I ask is: What need is truly being filled here? We have a high-density subdivision going into our rural community.

He cited the county’s declining percentage of owner-occupied homes and pointed to a recent action by commissioners to create a rental registry ordinance. When adopting that ordinance, commissioners cited concerns about the potential problems that result when rental properties are neglected, or attract criminal activity.

Margaret Gotschall, who lives on Fallglo Lane, said “the condition of the roads (Bell Lake and Alpine) is certainly a concern, especially with construction and increased traffic,” she said. “Bell Lake Road has deep, call them, ditches, on the side of the road.

“Alpine Road is very narrow. It’s deteriorating. The shoulders on both sides are caving in. It would need tremendous work to accommodate the additional traffic, and of course, the construction equipment that’s going to be going over these roads while this development is being constructed,” she said.

Karen Joeb, of Alpine Road, said “my grandson gets off the school bus. He steps in a ditch, to get across the road, to get across Alpine to come home.”

Curt Lessl, who lives on Alpine Road, said he’s already lost 160 maple trees in his backyard due to flooding.

“Putting this many homes, 10 feet apart from each other, on that small of property will overload that wetlands, which feeds into the wetlands and the drainage system that feeds into Banjo Lake right behind my property. It’s going to make an impact.

He also asked: “What guarantee do we have that this company, who is going to come in put in these rental properties, is going to maintain those rental properties.

“What’s going to happen when they decide to sell it to some other company that doesn’t have the same interest at heart? And then they sell it, and we’re left holding the bag.”

He urged commissioners: “Leave this area the quiet, small, low-density residential area that it has been for the last 50 years.”

Despite neighbors’ objections, commissioners sided with their planning staff’s recommendation and approved the rezoning, 5-0.

Published February 12, 2020

Denial recommended on senior care site in Wesley Chapel

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The Pasco County Planning Commission has recommended denial of a request for a conditional use permit to allow a residential treatment facility for up to 30 residents on Pomello Trace in Wesley Chapel.

Planning commissioners voted 5-0 against the request by Jordanes Hippolite, who is seeking permission to create an elderly care center, on a site at 29436 Pomella Trace, that’s smaller than a half-acre. The property is about 200 feet east of Caroline Drive.

The applicant proposed a single-story 4,500-square-foot facility. The application said the facility is intended for elderly residents.

In the application, the applicant states in part that, “as a Registered Nurse of 20+ years of experience, I’m writing this letter to request assistance in granting permission to build a home  for elderly care in Wesley Chapel.

“As a dedicated caregiver to elderly residents of assisted living and memory care communities  since 2000, I have worked as a nurse, where I assist residents with dementia and Alzheimer’s disease with daily living needs.”

The county’s planning staff recommended approval, with a number of conditions.

But, several neighbors urged planning commissioners to reject the request.

Jeff Kirschner, of 29431 Pomello Trace, told planning commissioners that residents frequently take walks in the neighborhood with their pets, and their children ride their bicycles up and down the roads because there are no sidewalks.

He said the proposed care facility would be more appropriate on State Road 54 and is not “congruent” with the existing neighborhood.

“This was somebody’s backyard that someone purchased and wanted to make a commercial entity because of the convenience of it,” he said.

Michelle Obregon, of 29419 Pomello Trace, lives across the street from the proposed residential care center.

“I’ve been in the neighborhood for almost 15 years. The reason I chose the neighborhood was because of it being a quiet neighborhood to raise children in. I love Wesley Chapel. I love my neighbors.

“We only have one entrance in our neighborhood.

“We already have to share the road with those coming in and out. We have to share the road with our neighbors that are walking with their children. We have to share the road for the neighbors who are walking with their dogs. We have to share the road with the children who are riding bikes because we do not have sidewalks. We have to share the road with kids that are coming off the buses in the morning and afternoon.

“I know my neighbors. I do not know the people that will be living at the facility. I do not know the families of the people that would be living at the facility.

“This is a residential neighborhood. We want to keep it a residential neighborhood. We didn’t purchase for commercial to be put in there,” she said.

Other neighbors offered similar objections. They also raised concerns about ambulances coming and going to the residential care center, and about noise, drainage and property values. One neighbor submitted a petition with 112 signatures from people opposing the proposed use.

Planning commissioners Peter Hanzel and Michael Cox raised questions about trying to fit a facility of this nature on a lot of this size — while meeting necessary parking requirements.

“It’s almost like putting 10 pounds of sugar into a 5-pound sack,” Hanzel said.

“I don’t see the space there.

“To be very honest with you, I think at some point, you need to re-evaluate your business plan,” Hanzel added. “I don’t see it mathematically working out.”

Cox said: “Even at 20 (residents), how would you provide enough parking for the families that are coming out, and your staff and the support that would require.”

Cox added: “My mother was in an assisted living manor care unit for a long time. There was about 30 residents on the floor that she was on, and seeing the support staff that they had for those residents, there is no way in God’s green earth that you’re going to be able to do that on that piece of property.”

Cox called for denial of the request, which the board adopted.

The planning commission’s recommendation now goes to the Pasco County Commission, which has final jurisdiction on the request.

Published February 12, 2020

Neighbors battle townhomes near Lake Thomas

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Residents living near Lake Thomas are fighting a proposed townhome project, on approximately 42 acres, on the west side of U.S. 41, about one-half mile north of Ehren Cutoff, in Land O’ Lakes.

Barbara Wilhite, an attorney representing the applicant, appeared at the Jan. 23 Pasco County Planning Commission hearing, seeking a change to the county’s land use plan to increase the potential density on the site from three dwellings per acre to six dwellings per acre.

Obtaining the land use change is just the first step in the process. A rezoning also would be required before the townhomes could be built.

Wilhite said her client is aiming for a 218-unit townhome project on the property, which represents a density of 4.8 units per acre.

She said meetings have been held with neighbors and, as a result, conditions will be included with the rezoning request to address concerns that have been raised.

Several neighbors voiced objections during the public hearing.

Shirley Schmidt, 21133 Marsh Hawk Drive, Land O’ Lakes, who lives at The Preserve at Lake Thomas, said 300 feet of her property is immediately adjacent to the subject property.

The developer has listened, but she still objects, she said.

“He’s made revisions to address many of our concerns, but there is one overwhelming objection that cannot be mitigated if this project is approved — density, and its impact on traffic.

“The Ridge Road extension project, which is going forward within a few years, will dump a huge flow of traffic onto (U.S.) 41, just north of where this project is located.

“That alone will result in an unbearable increase in the traffic volume. Now, add yet another 400 vehicles from this project, and you’ll be one step closer to total gridlock.

“The traffic light at 41 and Ehren Cutoff is dangerous already. Residents from the proposed townhouse development, who need to go north, will be turning south onto 41 and crossing three lanes of traffic in the space of approximately 200 yards, to do a U-turn. That southbound turn lane creates a blind zone for those headed north and attempting to turn into our subdivision.

“We, in The Preserve at Lake Thomas, lost a resident not less than three months ago to a horrible accident, with this exact scenario.

“Please protect the rights and safety of the existing residents with your ‘No’ vote on this project,” she urged planning commissioners.

Scott Hitt, of 21008 Little Lake Thomas Road, is concerned about impacts of intensifying development.

“You get a bunch of people piled in on top of each other and you’re going to get stuff that starts happening. Right now, we leave our doors unlocked. We have stuff all over the place. Nothing goes missing. It’s kind of a cool place. It’s a gem that’s hidden away in here.

He urged commissioners to reject the request: “It’s not a good fit.”

“We’re not against development. Development is good, just not R-6.”

Planning Commission Chairman Charles Grey asked: “What is good?”

“R-3 (the current land use) is good,” Hitt replied.

Joe Seidle, of 20955 Lake Thomas Road, has lived in the area since 1982.

“We’re not saying we’re anti-growth. We’re saying, ‘It’s too many units,’” Seidle said.

“I haven’t heard one compelling need to change the land use. It’s Res-3, why are we changing it?”

Kathy Eshleman, of 5419 Shell Road, turned in two petitions with signatures from 99 people who couldn’t attend, but are opposed to the request.

She voiced her opposition, and she told planning commissioners she would prefer the development of single-family homes, within the existing density.

Other speakers objected to the intensification of development and voiced concerns about the

potential impacts on traffic, drainage and the quality of Lake Thomas.

Changing Land O’ Lakes’ character?
Ed Bly, of 21117 Lake Thomas Road, asked planning commissioners to consider the precedent that change would set. “This decision will forever change all of Land O’ Lakes, not just the Little Lake Thomas community,” Bly said.

Jane Smith, of 5353 School Road, Land O’ Lakes, is worried about the impacts to the lake, as more people move into the area. “I’m concerned about the runoff, with 218 units.”

Wilhite brought a team of experts to talk about her client’s intentions for the project.

Alexis Crespo, a certified land use planner with Waldrop Engineering, said the client recognizes that a binding project plan and conditions are important, in order for his request to be successful.

Many changes have already been made to the plan, in response to concerns that have been raised, she said.

For instance, the proposed access to the site will be directly from U.S. 41.

Also, the units will be clustered internally to limit impact from the buildings on adjacent single-family residences.

The units also will be limited to four-unit townhomes, two stories in height, she said, and the project will have substantial buffering.

The conditions for the proposed rezoning also address concerns about boat access to Lake Thomas, she said.

“This will have a passive boardwalk for residents, but no motorized or non-motorized boats will be able to access the lake from this project.”

She said the proposed project is consistent with the county’s vision for infill development in areas where there are water, sewer, schools and roadways to serve it.

She also noted that townhomes represents a diversity in type of residential development, and said many beautiful master-planned communities within Pasco County regularly incorporate housing diversity within their communities.

Steve Henry, of Lincks & Associates, said the additional traffic generated from the change compared to what’s currently permitted would have a negligible effect on U.S. 41.

He also noted the developer plans to put a right-turn lane in and a right-turn out lane at the project’s driveway.

Roy Mazur, professional engineer with WRA Engineering, said the project would not be allowed to cause flooding to on-site or off-site property, or to create adverse impacts on water quality.

“Even though a lot of the site will be impervious — there will be concrete, asphalt, buildings — our discharge in the developed condition cannot exceed that the discharge of the existing condition. That’s why the (retention) ponds are there,” Mazur said.

Wilhite also noted that the installation of the boardwalk will prevent access to the lake.

Chief Assistant County Attorney David Goldstein noted that Crespo had presented a site plan that had more detail than is typically included in a master unit plan development.

He asked Wilhite if the zoning request for the master plan unit development will have a detailed plan that will be adopted with the zoning.

Wilhite said her client is willing to document commitments, but hasn’t finalized the plan that will accompany the rezoning request.

“Nobody likes us to say things and then not do them. I get that. That’s not our intent,” Wilhite said.

Planning Commissioner Michael Cox asked Wilhite if her client is committed to proposed conditions contained in the master plan unit development narrative, including no access onto Little Lake Thomas Road, no boat access onto Lake Thomas and buffering requirements.

Wilhite said: “That’s correct.”

“It seems to me that these conditions address a ton of the concerns of residents,” Cox said.

Wilhite also noted: “The boardwalk concept was put in place as a means of enforcing what we say, which is no motorized, or non-motorized access to Lake Thomas.”

It provides a barrier to keep boats out, she explained.

Chairman Grey said,  “We’re here really to talk about the number of units we want to allow on the site. Personally, I think maybe R-6 is a little bit too intense.”

The planning commission voted 4-3 to recommend approval of the requested land use change.

Commissioners Richard Tonello, Peter Hanzel and Chairman Grey voted no.

The issue now goes to the Pasco County Commission, which makes final land use and zoning decisions in the county.

The County Commission is scheduled to consider the request on Feb. 18 at 1:30 p.m., in the board chambers at West Pasco Government Center, 8731 Citizens Drive in New Port Richey.

Published February 05, 2020

Planning Commission recommends against rezoning

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The Pasco County Planning Commission has recommended denial of a request that would allow a small subdivision off of Bell Lake Road, in Land O’ Lakes.

The rezoning application, filed by Michael David Vincent, sought to change the allowable density of development on about 9.5 acres, at the northwest corner of the intersection of Bell Lake Road and Alpine Road. The site is about 1 mile east of U.S. 41.

Planning commissioners recommended denial, despite a recommendation for approval from the county’s planning staff.

Todd Pressman, a consultant representing the applicant, said the rezoning would allow a maximum of 32 single-family dwellings on the property. But, he said the target number of houses for the site would be 27.

Pressman also said the zoning would allow a minimum lot width of 35 feet, but that the target width would be 40 feet.

Pressman said the request would yield about four houses per acre, in an area where the county’s long-range planning designation allows up to six houses per acre.

And, the consultant cited policies within the county’s comprehensive plan that call for infill development, encourage a range of housing types and support workforce housing.

“We believe this is a very good request. It will be a very nice little subdivision addition to Pasco County,” Pressman said.

However, two neighbors of the proposed rezoning urged planning commissioners to reject the request.

“The main concern is the size of the lots,” said Troy Gotschall, who lives on Ladera Lane. He noted that most of the lots in the area “are at least a half-acre in size.”

Gotschall is also concerned about “just the look and feel changing drastically from the rural area where we’ve lived for the last 20 years.”

Another neighbor, Dave Hodierne, another Ladera Lane resident, raised concerns about the potential for the new development to be rental homes. He said he’s worried about the potential negative impact that could have on the value of his home.

Hodierne also noted that traffic to the new development, using Alpine Road, would create problems because Alpine Road is narrow.

Chief Assistant County Attorney David Goldstein informed commissioners that one of the conditions for approval requires that Alpine Road be improved to county standards, from Bell Lake to the entrance of the new subdivision.

Pressman told commissioners that the development is envisioned to be rental homes for families. He wasn’t sure of the anticipated square footage, but offered the possibility of 2,000 square feet. He also said price points for the homes were estimated to range from $259,000 to $345,000.

Goldstein said the county does not regulate zoning based on whether a home would be owner-occupied or a rental property.

Planning Commissioner Jaime Girardi raised objections to the request based on its compatibility with surrounding development.

“I have a problem with these small lots,” he said.

Nectarious Pittos, the county’s director of planning and development, told planning commissioners: “It meets the density requirement” of the county’s comprehensive plan.

But, Goldstein told commissioners: “Nobody is entitled to the maximum the future land use plan allows.”

Planning Commissioner Peter Hanzel expressed concerns about the planned development.

“What’s the square footage? What’s it going to look like?”

Hanzel added: “I question whether it’s going to enhance that portion of Land O’ Lakes.”

Girardi also challenged Pressman’s description of the project meeting a policy goal of providing a variety of housing types.

“Why is this different than the other products that are being built up and down (State Road) 54? It sounds like what they’re building in every community,” Girardi asked.

On a motion by Hanzel, seconded by Girardi, planning commissioners voted to recommend denial of the request.

The Pasco County Commission has final jurisdiction on zoning and land use issues.

Published November 27, 2019

Offices planned on State Road 54, near Ballantrae

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Plans are in the works for an office development on 12.8 acres on the north side of State Road 54, about three-tenths of a mile from Ballantrae Boulevard.

The Pasco County Commission has sent a request, from Colwell Avenue Properties IV, of Lutz,  for a proposed land use change to state agencies for review.

The land use change must occur first, before a request for a rezoning on the property can be considered by commissioners. The Pasco County Planning Commission and the county’s planning staff recommended approval of the change.

The current zoning on the property, at 17905 State Road 54, is a residential category that allows up to three dwelling units per acre.

The applicant plans to build two 60,000-square-foot Class A office buildings, which each will be three stories tall. The maximum building height would be 65 feet, according to documents included in the agenda item.

The proposed project also would include 548 parking spaces, including 16 handicapped spaces and 139 compact spaces.

A county agenda memo, prepared by Amy E. Hyler, planner II, said “the proposed office development will be located along State Road 54, an arterial roadway, and will serve as an effective transitional use.”

The agenda memo, recommending approval, also notes that the property “is located within the South Market Area and Urban Service Area and supports the vision and mission of the South Market Area as this area is characterized by dense, vertical nonresidential development, promoting higher-density, compact development that encourages a mixed-use community.

“The proposed development abuts the residents and commercial uses in the Ballantrae master-planned unit development,” the recommendation for approval adds.

The county planning staff also notes that the new offices will generate jobs, which helps to accomplish the intention of Pasco County’s Urban Service Area by creating a live, work, play environment to attract high quality development.

Pasco County is encouraging the development of this office project through economic incentives.

At its Oct. 22 meeting, the Pasco County Commission approved a plan that will provide development incentives totaling $2,935,000, according to a county agenda memo.

The county will provide a low-interest forgivable loan of $1.5 million through its PADS and PORS program, which will be secured by a mortgage on the property. The interest rate of the loan is proposed to be set at 1.6% per year, with a 10-year term. The loan balance reduction is based on achieving certificates of completion for the building shells and/or securing tenants for long-term leases. The release of the loan funding is conditioned on the company obtaining necessary comprehensive plan and zoning amendments, the memo says.

The ad valorem tax rebate is capped at $1,435,000 based on the current property millage rate and assessed valuation data obtained through the county’s tax appraiser’s office. That will be paid out over a 10-year period, which will begin when the first building shell receives a certificate of completion, the memo adds.

The county has estimated that the project will either directly or indirectly create 400 jobs, with an estimated annual payroll of $17.7 million. The project’s total economic benefit to the Gross County Product will average $26.5, according to county estimates.

The agenda memo also notes: “The company’s initial economic incentive request was for $4,965,000, but this amount was significantly reduced after extensive negotiations with county staff.”

Published November 20, 2019

Higher density approved near Town of St. Leo

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The Pasco County Commission has approved a land use change and rezoning to allow increased development at the edge of the Town of St. Leo, despite the Town’s objections.

The approved rezoning allows up to 600 dwellings, 340,000 square feet of commercial and 60,000 square feet of office on 177 acres at the southwest corner of State Road 52 and Prospect Road. Under the approved land use change, up to 300 additional dwellings would be allowed.

A barn now occupies the site.

The Town of St. Leo abuts the northwest portion of the property, and the site is surrounded by the Villages of Pasadena Hills Special Area Plan area.

County planners and the Pasco County Planning Commission recommended approval on the requests for the land use and zoning changes.

But, the Town of St. Leo, represented by attorney Patricia A. Petruff, objected to the rezoning.

She said the requested density is incompatible with St. Leo’s character. She raised concerns about disrupting the view shed that residents in the town now enjoy.

“We had asked for some of those homes to be single-story. We had asked for enhanced landscaping,” Petruff said. “We don’t think the transitions are appropriate or adequate.”

She also said: “You are required to address visual intrusion.”

Planners and representatives for the applicant, however, said the proposed development is an appropriate transition between the Villages of Pasadena Hills and the Town of St. Leo.

Attorney Barbara Wilhite and planning consultant Matt Armstrong represented the applicant.

The new State Road 52 alignment goes through the property, and increased demand for development in the area is expected.

The plan calls for the main access to the property to be off of Prospect Road, south of the intersection of State Road 52, which is an existing signalized intersection.

Wilhite and Armstrong said the project will provide residential and non-residential options for services for students near campus. They also noted that conditions of approval for the project go well beyond the county’s land development code.

“We have brought forward a project that is the right project for this area, and does respect the area,” Wilhite said.

But, Petruff urged commissioners: “We’re respectfully requesting that you table this and direct staff to take another look at those transitions.”

Commissioner Mike Moore observed that aside from the Town’s attorney, no one else spoke in opposition. He made a motion to approve the request.

Commissioner Kathryn Starkey also noted that Saint Leo University is nearby.

“You’ve got a university that has a lot of density right there,” she said, before commissioners voted to approve the rezoning. The comprehensive plan amendment had been previously approved, in a separate vote.

Published November 20, 2019