The Laker/Lutz News

Serving Pasco since 1981/Serving Lutz since 1964

Pasco County Planning Commission

Private school, more retail, on planning commission agenda

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The Pasco County Planning Commission will consider requests for a private school, and increased retail development, among items during its Jan. 10 public hearing at 1:30 p.m.

Planning commissioners will consider these requests on their consent agenda.

  • Request from Tracy L. and Raul Rodriguez Jr./Keiro Academy, for a private school on 20.6 acres of land zoned for agricultural and residential use. The parcel is on the east side of Bellamy Brothers Boulevard, about one-half mile north of Darby Road.

According to the applicant’s information, “Our student population will primarily demonstrate anxiety, sadness, defiance and school refusal issues stemming from technology overuse. Our students simply need to reconnect with nature in a screen-free environment, and to develop social and life skills to succeed. We intend to create a program exclusively for boys age (15 to 20) and seek to maintain a daily census of 32 students who will live on the property.

“Keiro Academy will not accept students with histories of violence, crime, drug or alcohol abuse issues.”

County staff has recommended approval of the request, with conditions.

  • Request for a substantial modification to the Cypress Creek Town Center master planned unit development (MPUD) — Pasco 54, Ltd.; Pasco Ranch, Inc.; and JG Cypress Creek LLC.

This request calls for changes that would allow for an increase of retail/commercial square footage from 1,998,400 square feet to 2,399,500 square feet, which is an increase of 401,000 square feet; a decrease in hotel rooms from 350 rooms to 135 rooms; and, an increase of multifamily units from 230 units to 600 units, on approximately 490 acres of land.

County staff has recommended approval of the request, with conditions.

When an item is on the consent agenda, the planning commission won’t discuss it, unless a member of the board has questions, or someone in the audience wishes to speak on the item.

On their regular agenda, planning commissioners are expected to hear from representatives from Duke Energy Florida LLC, regarding a proposed landscaping plan in connection with the company’s request for an electrical substation on the north side of Satinleaf Lane, approximately 650 feet west of Smith Road, in Wesley Chapel.

The Planning Commission previously approved Duke’s request for the special exception, but that was subject to the applicant submitting a landscaping plan for review and approval.

The proposed landscaping plan calls for more extensive screening than previously proposed, including more trees and different varieties of planting materials.

The planning commission meeting will be in the board room on the second floor of the courthouse, at 37918 Meridian Ave., in Dade City.

Published January 9, 2019

Pasco County considers mobility fee rate update

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The Pasco County Commission is considering changes to its mobility fee rate structure, which could lead to higher rates in a couple of categories by virtue of removing discounts they now receive.

The update also calls for lowering fees in seven land-use categories, and changing the fee charged for residential development in rural areas on lots of 5 acres or more.

Mobility fees are based on the transportation impacts caused by new development, which is typically expressed in the number of trips the development generates, as well as the length of the trips it creates, according to Bill Oliver, of W.E. Oliver P.E., LLC, the county’s consultant on the mobility fee update.

The mobility fees are charged to new construction.

Currently, the mobility fee for a new single family home is $9,800 in the rural district; $8,570 in the suburban district; and, $5,835 in the urban district.

During a Sept. 25 workshop, a majority of commissioners agreed that removing a 7 percent incentive for apartments in the county’s urban fee district would not pose any problems for the county.

Commissioner Mike Moore urged his colleagues to drop that incentive.

“It’s no secret, my frustration, on every corner and every street, we’re putting up apartments,” Moore said.

“We don’t need any more high-end apartment complexes on 54 and 56, in that corridor. So, why would we incentivize them?”

“We’re talking about taking up valuable land, frontage of (State Roads) 54/56, that could be job creators, and they’re getting filled with apartment complex after apartment complex and storage facility after storage facility, and it’s getting crazy.

Commissioner Kathryn Starkey, however, expressed reluctance.

“We have a shortage of workforce housing. I think we ought to be careful,” Starkey said.

Moore said he’s talking about high-end apartments that are popping up along the corridor.

Starkey said one way to address her concern might be to set a threshold to identify apartment developments that could continue to receive an incentive, and those which would not.

While commissioners cannot take any actions at workshops, their discussion can indicate which way they’re leaning. In this case, they agreed to bring back the apartment incentives issue for when they hold a public hearing on the proposed fee update.

On another category, Starkey failed to sway a majority of commissioners when she suggested eliminating, or at least reducing, the incentive for hotel development.

“I’m not sure we need to subsidize hotels anymore,” Starkey said. “They’re running at 90 percent occupancy.”

Moore said he’d want more information before going that route.

“Do we have enough product yet? How much product do we need in Pasco County before we take that away?” Moore asked.

Starkey said the incentive wouldn’t have to be stripped entirely, but the county could charge something.

“They’re paying zero,” she said.

Commissioner Jack Mariano suggested looking at the issue again in five years, when the county plans to do its next update of the mobility fee rates.

Commissioner Ron Oakley agreed: “We’re trying our best to be a premier county and we’re getting there. Don’t put the brakes on before we get there.”

On another issue, Oakley said asked if the county could reduce the gap between the fees paid in rural districts, versus the other fee districts.

Oliver explained that the rates paid in rural areas are higher because residents living there drive longer distances, thereby having a greater impact on the county’s roads. They also enjoy a higher level of service because there’s less congestion.

Oakley said the disparity in rates bothers rural residents.

“They’re concerned about having to pay so much more here, and everybody says ‘Well that’s because you’ve got a longer trip  on the road and that’s got more impact.

“It seems like it’s harsh,” Oakley said, noting a lot of “have been arguing and fussing” because of high mobility fees.

David Goldstein, chief assistant county attorney, said the proposed fee schedule addresses that issue.

Under that schedule, a new single-family home built on 5 acres or more in the rural district would pay the same fee as the same-size home built in the suburban district, which is $8,570. Those built on smaller lots in the rural district would continue to pay $9,800.

Goldstein noted: “Our vision for the rural area really is larger lots, so we didn’t think that a large lot in the rural area should be penalized for building on a large lot in the rural area.”

The update calls for reducing fees in these categories: High-rise condominiums; age-restricted communities; congregate care facilities; college/university in suburban/rural areas; churches in suburban areas; hospitals; and hardware/paint stores (but not big box stores such as Lowe’s or Home Depot).

The update also introduces five new land uses: Non-veterinary kennel; breakfast/lunch only restaurant; fast-casual restaurant; ice-skating arena; and active/passive warehouse.

Besides changing specific categories, there’s also a proposal to update the mobility fee schedule every five years, instead of approximately every three years, as has been the practice.

Lengthening the time between updates, coupled with an increasing number of permit applications, would allow the county to reduce the permit administration fee from $392 per permit to $136 per permit, Goldstein said.

The update also proposed additional incentives to spur development along U.S. 19.

Next, the proposed fee schedule goes to the Pasco County Planning Commission for its recommendation, and then it comes back to County Commission for final action.

The Planning Commission is scheduled to take up the issue at an Oct. 25 public hearing. The County Commission has two public hearings scheduled, on Nov. 27 and Dec. 11.

If adopted, county staff recommends that the new fees take effect on Jan. 1.

Mobility Fees update
Pasco County is considering an update to its mobility fee schedule.

Some quick facts:

  • Pasco County’s mobility fee was last updated in 2014. (Since then, infrastructure costs have increased by 6.7 percent and the county’s incentives program has expanded).
  • Fees have essentially held constant since 2011.
  • The county has rural, suburban and urban fee districts.
  • There are 11 fee schedules, with 81 land uses in each schedule.
  • The fee schedule has incentives to encourage specific types of development, in specific areas. (The county pays those subsidies, using taxes from nongrowth sources).
  • The update introduces five new land uses. They are: Non-veterinary kennel; breakfast/lunch only restaurant; fast-casual restaurant; ice-skating arena; and active/passive warehouse.
  • The update also calls for reducing fees in seven land use categories. They are: High-rise condominiums; age-restricted communities; congregate care facilities; college/university in suburban/rural areas; churches in suburban areas; hospitals; and hardware/paint stores (but not big box stores such as Lowe’s or Home Depot).
  • The proposal also calls for updating the mobility fee schedule every five years, instead of every three; and, reducing the administrative fee for permit applications from $392 per permit to $136 per permit.

Source: Bill Oliver, of W.E. Oliver P.E., LLC, the county’s consultant on its mobility fee schedule update. This information was presented by Oliver to the Pasco County Commission during a workshop on Sept. 25.

Published October 3, 2018

Planning Commission recommends approval of controversial tower

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The Pasco County Planning Commission has recommended approval of a 110-foot observation tower on the south side of St. Joe Road in Dade City.

The approval came despite objections from two planning commissioners, as well as county planners, and an area resident and the owner of some adjacent property.

The request now goes to the Pasco County Commission, which has the final authority.

Terry and Mary M. McKnight, 36210 St. Joe Road, of Dade City, want to install the observation tower on a 9.84-acre site on St. Joe Road, about 4,965 feet east of Happy Hill Road.

Planning commissioners Michael J. Cox and Roberto Saez both strenuously opposed the request.

“I think this is just a real gross abuse of the land development code,” said Planning Commissioner Cox. “The land development code was written to not allow this kind of thing in an agricultural area.”

He also noted: “That’s pretty intrusive to other people. This thing is going to stick up five floors above the tree line.”

Plus, Cox said, “It’s not consistent with the rural character of that area.”

Planning Commissioner Saez put it bluntly: “I’m totally against this.

“I don’t like to create this precedent in the county,” Saez said, adding, “It’s more about privacy than anything else, in my opinion.”

The county’s planning staff recommends denial of the request.

During an Aug. 9 Planning Commission hearing on the request, however, the issue was continued and planners were asked to bring back conditions that could be attached to an approval.

The planners provided a list of 17 conditions, including that the tower cannot be used for commercial purposes. Among the other conditions: The tower must be painted green, loud music cannot be played in the tower and no electronic or recording devices are allowed on the tower, except for cellphones.

Terry McKnight said the applicant is agreeable to the conditions.

But, Steve Futch, of 2975 Plantation Road in Winter Haven, spoke against the request. He said the McKnights’ property is adjacent to property that was his mother’s land.

That property will be transferred to heirs of the family, and they oppose the request for the 110-foot tower.

The observation tower “will not promote rural or estate-type living,” Futch said.

The height of the structure would be the equivalent of an 11-story building, he added, “that would tower over the adjacent properties and be seen from a significant distance in all directions.”

He asked commissioners to consider the impacts the tower would have on its neighbors.

“Imagine having your private property being observed from such a high ‘observation tower’ which could easily be an invasion of  your privacy, your personal use of the property,” Futch said.

Another area resident, who lives across the lake from the proposed tower, said many of the people who would see the tower do not live close enough to receive notification of the McKnights’ request.

Despite the Planning Commission’s recommendation for approval, the county’s planning staff continues to recommend denial of the request, said Denise Hernandez, the county’s zoning administrator/special projects manager.

Published September 19, 2018

Pasco County Commission denies solar farm appeals

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The Pasco County Commission has denied two appeals seeking to block the construction of a solar farm on pastureland, outside Dade City.

Gordon and Kathleen Comer, and Sandra Noble, who live near the proposed solar farm site both challenged the Planning Commission’s approval of a special exception permit for the project.

Attorney Gordon Schiff represented the Comers and attorney Rena Frazier represented Noble during the Pasco County Commission’s Sept. 4 hearing on both appeals.

Those living near the proposed Mountain View Solar Farm said the project will destroy the area’s scenic views. (File)

Attorney Cate Wells represented Tampa Electric Company (TECO).

First Solar Electric, which has a contract with TECO, wants to install about 460,000 photovoltaic solar panels on about 205 of 350 acres of pastureland, on both sides of Blanton Road. Portions of the site are bordered by Frazee Hill and Platt roads.

The solar farm, known as the Mountain View Solar Project, would produce power to be fed to  TECO’s power grid.

From the onset, the proposed project has been controversial.

Opponents packed the meeting room during the Planning Commission’s hearing, with speakers contending that the solar farm would destroy one of the county’s best assets – its scenic views.

At the appeals hearing, Frazer said the solar farm is a major utility that should be located within a master-planned development.

Both Schiff and Frazer said the project should be denied because it violates the county’s Northeast Rural Protection plan.

Wells, representing TECO, said the solar farm will be buffered by trees and shrubs, and will have little impact due to traffic or noise.

Charles Lee, director of advocacy for Audubon Florida, who spoke in support of the project during the Planning Commission hearing reiterated that support.

Lee said TECO has been generous in protecting wetlands and creating a 660-foot buffer zone for an eagle’s nest in the southeast corner of the site.

When the Planning Commission approved the special exception permit for the Mountain View solar farm, the county’s ordinances did not directly address solar farms.

County Commissioners subsequently approved an ordinance, in June, relating to the placement of solar farms.

Pasco County now allows solar farms as special exceptions in agricultural zones, and as permitted uses in some commercial and industrial zones. Future decisions on permitting are now decided by county staff and the Planning Commission, with the County Commission involved only when there are appeals.

During the Sept. 4 appeal hearing, both Schiff and Frazer said that Commissioner Ron Oakley should recuse himself.

“There was an article published right after the Planning Commission decision and Commissioner Oakley made a comment, and the comment was substantial enough to show that he exhibits bias in this proceeding,” Schiff said. “He favors approval, in fact he wants approval.

“In this case, Commissioner Oakley should recuse himself, and if not, he should be disqualified,” Schiff added.

Elizabeth Blair, senior assistant county attorney, said the issue had been researched and it was determined that Oakley had no bias and should participate.

Both Schiff and Frazer said the solar plant should be denied because it is inconsistent with the county’s Comprehensive Plan and Land Development Code. Both asked commissioners to reverse the Planning Commission’s decision and deny the application.

Frazer noted the solar farm cannot be adequately buffered because of the area’s terrain.

“The elevation of the land is such that the panels cannot be hidden,” Frazer said.

Wells, representing TECO, cited the County Commission’s June adoption of the ordinance relating to the placement of solar farms.

“The ordinance was intended to be remedial in nature, to clarify existing law and, as such, applied retroactively to all applications or appeals pending as of the effective date of this ordinance,” Wells said.

Noble has filed an appeal, challenging the county’s June ordinance, relating to the placement of solar farms.

Published September 12, 2018

Bexley borrow pit gains approval

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The Pasco County Commission has approved a request for a borrow pit to provide fill dirt for use at Bexley by Newland Communities, a master-planned community, off State Road 54 in Land O’ Lakes.

The development sought approval to operate the borrow to provide up to 1 million cubic yards of sand and dirt to be excavated and hauled over a period of four years.

The borrow pit will be reclaimed after the dirt hauling is completed.

The infill dirt will be used for internal uses at Bexley, but some of will need to be trucked across Tower Road, which is used by the public.

The borrow pit site is south of Tower Road, west of Sunlake Boulevard, and about half-mile east of Ballantrae Boulevard.

The borrow pit’s operating hours will be from 7 a.m. to 7 p.m. It will not operate on Sundays or holidays.

The Pasco County Planning Commission recommended approval of the request, and the County Commission approved it on its consent agenda, meaning there was no discussion of the item, at its Aug. 21 meeting.

Approval also is required from the Southwest Florida Water Management District, also known as Swiftmud.

Published September 5, 2018

Substation expansion plan sparks controversy

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Some area residents are protesting a proposal by Duke Energy Florida to expand an electrical substation at Smith Road and Satin Leaf Lane in Wesley Chapel.

Opponents claim the project will devalue their properties and create unsightly views.

The request for a special exception permit for the New River Substation expansion has been put on hold.

The Pasco County Planning Commission granted a continuance at Duke Energy’s request during an Aug. 9 public hearing in Dade City. The rescheduled hearing will be Sept. 6 at 1 p.m., in the Pasco County Commission’s chambers in Dade City.

The delay will give Duke Energy and area residents time to discuss conditions of the expansion.

While opposing the substation expansion, area residents said at the very least the power company should consider moving the substation from the southeast corner to the north side of the site. They say that would minimize impacts to property values, and lessen potential noise and visual pollution.

Resident Lee Schmidt spoke against the proposed expansion. “It will most definitely affect my property values,” Schmidt said.

Residents also said Duke Energy didn’t do enough to fully explain their plans, either in the letters that were mailed to residents or a July meeting with eight residents.

The energy company sent letters to 19 residents living closest to the project site to invite them to a meeting, according to a Duke Energy memorandum.

Resident Joshua Kling said Duke’s outreach “was really more reminiscent of a marketing campaign.”

Most of the proposed expansion would happen on the existing site, according to Duke Energy. But, additional acreage would be added to expand the parcel to about 10 acres.

The expansion is part of upgrades to the grid system necessitated by the merger several years ago between Duke Energy and Progress Energy. Duke Energy representatives said the company has a deadline of December 2021.

The nearest residences to the New River substation are within the Meadow Pointe and Ashley Homes communities. Residents receive their power from Withlacoochee River Electric Cooperative, not Duke Energy.

Access to the substation is off Satin Leaf, which is a private road. Additional access will be off Smith Road, a county-maintained roadway.

The expansion wouldn’t provide additional power, but would increase the capacity and reliability of Duke’s electrical grid, said attorney Manuel Vilaret, who represented Duke Energy.

Buffering of the site would include a fence, a berm and trees.

Sara Guntrum, Duke’s lead substation permitting specialist, said additional landscaping would provide “less (negative) visual impact than there is today.”

But, David Goldstein, Pasco’s chief assistant county attorney, said there were too few details on the buffering.

“It’s not clear to me,” he said. “You need to fix this condition.”

Goldstein said more details are needed on the heights of the berm and the trees, and the spacing distance between trees.

Planning Commissioner Michael Cox wondered if Duke had scouted other sites for a substation.

Guntrum said the nearly 30-day delay would give the company time to address concerns, and provide additional details on the project.

By Kathy Steele

Published August 29, 2018

Bexley seeks permit for on-site borrow pit

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Bexley by Newland Communities won approval from the Pasco County Planning Commission to operate a borrow pit at the master-planned community, off State Road 54, in Land O’ Lakes.

Approval also is required from the Southwest Florida Water Management District, also known as Swiftmud, and the matter also needs approval from the Pasco County Commission.

If approved, the conditional use permit from Pasco would allow up to 1 million cubic yards of sand and dirt to be excavated and hauled away over four years.

The borrow pit would be reclaimed afterward.

This rendering shows the master-planned community of Bexley by Newland Communities, at State Road 54, east of Suncoast Parkway. (File)

The infill dirt is for internal uses at Bexley. However, some portion of the dirt would cross over Tower Road, a road used by the public.

The borrow pit site is south of Tower Road, west of Sunlake Boulevard, and about half-mile east of Ballantrae Boulevard.

“The fill dirt is being removed and will be used for development of the office portion of the project,” said attorney Andrea Zelman.

Though some trucks will cross over Tower Road, all of the dirt will be used as part of the Bexley development, Zelman said.

The borrow pit’s operating hours will be from 7 a.m. to 7 p.m. It will not operate on Sundays or holidays.

Once work begins, signs will be posted to alert motorists of trucks accessing Tower Road.

Bexley is a master-planned community with about 1,700 acres located on the north side of State Road 54, east of the Suncoast Parkway, and on north and south sides of Tower Road.

The community is approved for up to 1,200 single family residences and 520 multifamily dwellings, as well as about 94,500 square feet of commercial and retail, and about 563,000 square feet of offices.

By Kathy Steele

Published August 22, 2018

Food trucks get the go-ahead

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Pasco County is close to rolling out the welcome mat to food trucks as a dining option.

The Pasco County Planning Commission approved a proposed food truck ordinance at its Aug. 9 meeting in Dade City.

Next, the Pasco County Commission will consider the ordinance, which establishes regulations on food trucks, as well as “veggie vans.”

Members of the county’s Food Policy Advisory Council helped craft the proposed ordinance. The advisory council also helped create the county’s first ordinance on community gardens.

Food trucks currently operate under regulations for special events, such as the Kumquat Festival in Dade City.

The Pasco County Fairgrounds is exempt from the ordinance because there already is a food venue agreement in place for that site.

If the ordinance is approved, no permits or registration would be required.

The ordinance aims to encourage more food truck events, including food truck rallies.

Other state agencies, including the Florida Department of Business and Professional Regulations, already regulate food truck operations for health and safety.

“Qualifying mobile food operations will be those having obtained all required permits and licenses from the State of Florida,” according to the county’s ordinance.

The county would, however, impose special regulations to operate a permanent food truck “court.”

Those venues typically have multiple food truck selections in one location, and provide amenities, such as restrooms, seating, trash cans and play areas.

Football tailgaters don’t need to fret that the barbecue ribs, chicken, hot dogs and burgers served up from the back of their trucks will be governed by the new ordinance.

“It doesn’t regulate folks doing private tailgating,” said Denise Hernandez, the county’s zoning administrator. “This is for public consumption (of food) being sold to the public.”

The history of food trucks dates back centuries to when street vendors sold their wares from pushcarts. Charles Goodnight gets credit for the first chuck wagon that trailed along with cowboys during cattle drives in the West in the mid-1800s.

The more recent food truck fad started several years ago, and has become a permanent feature of the food industry.

Operating hours for food trucks generally would be from 6 a.m. to 10 p.m. However, a location abutting residential would be open from 8 a.m. to 8 p.m.

Food trucks would not be able to park overnight. If they operate from one location more than 90 days, the county would consider the operation permanent. Other regulations would then apply.

The ordinance also allows county departments, such as parks and recreation, to reach individual agreements for temporary food truck operations on county-owned property. A reservation fee, to be determined by each department, may be required.

By Kathy Steele

Published August 22, 2018

Solar farm appeal is rescheduled

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A hearing on appeals to a proposed solar farm project has been rescheduled because of a glitch in advertising the original hearing date.

The Pasco County Commission, with the approval of all parties involved in the matter, agreed to continue the appeal until Sept. 4 at 1:30 p.m.

The original appeal had been set for Aug. 7.

The appeal will be heard in the commissioners’ meeting room in Dade City.

Two appeals were filed after the Pasco County Planning Commission approved a special exception permit for the solar farm in April.

One came from Gordon and Kathleen Comer; the other from Sandra Noble. Noble and the Comers live near the proposed project site, off Blanton Road, outside Dade City.

First Solar Electric, which has a contract with Tampa Electric Company (TECO), wants to install about 460,000 photovoltaic solar panels on about 350 acres, on both sides of Blanton Road. The solar farm, known as the Mountain View Solar Project, would produce on average of about 53 megawatts of power, which would be fed to TECO’s power grid.

The project has been controversial, and drew large, impassioned crowds to previous hearings.

Area neighbors say the project will destroy one of the county’s best assets – its scenic views. They also differ with how county officials have interpreted Pasco’s development regulations, and say that the solar farm is a power plant that should be placed in an industrial district.

County officials say the solar farm doesn’t fit the legal definition of a power plant, but it is suitable in some agriculturally zoned areas, with a special exception permit. They also say Pasco’s regulations are in line with how other counties approve solar farms.

Published August 15, 2018

Upscale townhomes proposed in Lutz

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A project to build upscale townhomes, off Willow Bend Parkway, won the approval of the Pasco County Planning Commission.

The favorable vote for the project is a recommendation. The Pasco County Commission has the final say.

Two residents spoke against the project, largely based on concerns about traffic. There also was concern due to speculation that the developer wanted to build an apartment complex with about 71 units.

Instead, plans call for upscale, two-story townhomes, with attached two-car garages.

The homes would be built in clusters to provide each homeowner with a view of the wetlands area that covers about 5 acres of the property.

Also, because of the wetlands, the number of townhomes likely will be in the range of 58 to 60, with the maximum number pegged at about 68 townhomes.

The minimum sales price of the town homes is expected to be $300,000.

“This site has very limited upland area. Townhomes is the perfect idea,” said Michael Horner, a planning and land use consultant representing the applicant, Dorothy Dahm Bard Trust. “My client has a good product.”

Although not a condition of the rezoning, Horner said the developer would agree to deed restrictions for the homeowners.

Resident Dennis Derbes, who lives near the proposed site, spoke during public comment on behalf of residents in his neighborhood.

They were opposed to a project for apartments, he said, adding he wasn’t sure how they would feel about the townhomes, instead.

But, Derbes noted: “One of our big concerns is traffic density. Willow Bend Parkway is an extension of County Line Road and is in horrific condition at the present time. The road wasn’t designed for the volume of traffic it has.”

Resident Sheryl Bowman lives adjacent to the property site. She also worried about traffic. She submitted letters of objection from other neighbors.

“Right now, it’s real hard for me to come in and out (off Willow Bend) because through traffic is so fast,” she said.

The parkway has a “blind curve” that adds to the road’s lack of safety, Bowman said.

County officials determined that the project would generate fewer than 50 additional vehicle trips per day at morning and evening rush hours.

One condition of the approval requires a wildlife survey to identify plants and animals that might be endangered or threatened.

Issues of concern brought by neighbors could be addressed as the plan goes through further review, Horner said.

“We want to be good neighbors,” he said.

Published August 15, 2018