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Serving Pasco since 1981/Serving Lutz since 1964

Pasco County Planning Commission

Pasco eyeing expansion of Villages of Pasadena Hills

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The Pasco County Planning Commission has recommended expansion of the Villages of Pasadena Hills.

The proposal also calls for shifting entitlements from one village in VOPH to another.

The proposed changes, which would be made to the county’s comprehensive plan, also call for improvements to enhance the area’s road network.

The planning board held a public hearing on the item, which now goes to the Pasco County Commission for final action.

The inclusion of additional parcels will help facilitate the construction of essential vision roads of the VOPH Master Roadway Plan, according to background materials in the planning board’s agenda packet.

The additional parcels would be along the current alignment of the Zephyrhills Bypass.

A related action, recommended for approval by the planning board and county planners, calls for a future master-planned unit development, called Hamilton Oaks, to construct a portion of the road for mobility fee credits. 

Additionally, the proposal calls for shifting the boundaries in VOPH’s Village B and Village F to enable Prospect Road to be extended by a developer and to create a connection to the existing Curley Road.

The proposed Hamilton Oaks MPUD allows for up to 240 single-family residences. That application also requests for the development to be included within the boundaries of VOPH.

In other action at its Nov. 2 meeting, the planning board:

  • Recommended approval of a change to the county’s comprehensive plan that would increase allowable residential development on 28.23 acres at the southeast intersection of Ashton Oaks Boulevard and State Road 54. The current land use designation calls for three dwellings per acre. The new designation would allow six units per acre. The applicant is proposing 140 platted townhomes at the site.
  • Recommended approval of a zoning change that would change the zoning on about 19.82 acres of industrial land at the southwest corner of State Road 52 and Ehren Cutoff from general industrial to light industrial. The change would allow light industrial uses on the portion of the site fronting State Road 52, while preserving general industrial uses on another portion of the property. In essence, the intensity of uses would decrease.
  • Approved a request for the Cherry Hills West master-planned unit development that will rezone land now zoned for agricultural residential to a designation that would allow a maximum of 160 single-family detached residences on 34.07 acres on the east side of VFW Road, south of County Road 52.

Published November 22, 2023

Long-range plan should spell out costs for priorities, planning board says

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Pasco County and its consultant have held a series of public meetings around the county to help assess where the county is, where it wants to go and how to get there during its visioning process for its Pasco 2050 plan.

It turns out that participants have had a lot to say, and some of those thoughts were shared with the Pasco County Planning Commission at a meeting in September.

Hayat Mazili, the county’s project manager for the Pasco 2050 planning effort, and Nicholas Hill, a consultant from Inspire Placemaking Collective, covered many high points in a session with the Pasco County Planning Commission.

Priorities that have been identified include:

  • Stronger tree preservation regulations
  • Cultivating wildlife corridors
  • Protecting productive aquifer recharge areas
  • Increasing efforts to monitor and increase the county’s water supply system
  • Increasing transportation efficiency, by improving crossings over U.S. 19
  • Identifying opportunities to increase the interconnectedness of Pasco’s roadway systems
  • Fostering greater transit, sidewalk and trail connections

Hill also noted: “Whether or not they were in the rural area, or the urban area, we also heard tons of folks say, ‘Protect rural lands and character.’”

Participants offered ideas to achieve that, too.

Those include:

  • Limiting increases in maximum permitted densities within the rural areas
  • Maintaining the Northeast Rural Overlay
  • Working with agricultural property owners to develop incentives for placing portions of their property in conservation
  • Evaluating and refining standards for solar farming

“They also wanted a robust park system by 2050,” Hill said.

Their suggestions for making that happen include:

  • Identifying land acquisition opportunities for new parks
  • Requiring the provision of on-site parks and recreation facilities for new large-scale developments
  • Increasing the connectivity of multi-use trails
  • Expanding programming catered to the county’s most vulnerable populations.

Other suggested priorities include:

  • Working to eliminate regulatory barriers for redevelopment
  • Seeking to strategically reduce minimum living areas
  • Allowing additional housing types within select residential zoning categories
  • Working with developers to make sure our most vulnerable populations have housing

A desire for vibrant and walkable spaces was expressed, as well.

Planning participants recommended:

  • Working with developers to establish town centers
  • Permit limited commercial developments close to neighborhoods
  • Refining landscaping standards to match the character of the surrounding community

Planning process participants also shared scores of other priorities and strategies.

But, so far, the vision plan fails to identify costs for the various priorities.

Planning Commission Chairman Charles Grey noted: “Oftentimes, what the public wants doesn’t merge with what the public is willing to pay for.”

David Goldstein, chief assistant county attorney, asked the planners: “Is there a reason you didn’t ask the question, ‘Which of these would they be willing to spend taxpayer money on?’

“It seems like you’ve got a group of people over here saying, ‘We want all of these things,’ and to the chairman’s point, they all cost money. But unless you know which of these things they’re willing to put their money where their mouth is, I’m not sure how helpful it is.

“Are they willing to pay additional taxes to grow the park system?

“Are they willing to pay for transportation efficiency?

“Santa’s wish list can be 20 pages long, but there’s only so many things that Santa can afford.”

Planning board member Derek Pontlitz asked the planners: “Is there any reason why you couldn’t have a rough projection for costs for these things?

“One thing might be completely cost-prohibitive. Another thing might be pretty easy.”

Hill said there is an exercise that can be done that assigns values to different types of improvements and seeks public participation on setting priorities for expenditures.

Goldstein said it’s a good idea to plan for the costs: “Somebody needs to put a monetary reality check on our comp plan.”

Planning board member Jon Moody said the county needs to assess its resources, decide how it can better use them and then determine what infrastructure is needed to support them.

“We have to work with the resources that we have, not the resources we wish we had,” Moody said.

Planning board members noted that some desires that have been expressed are contradictory.

As planning board member Jaime Girardi said, “There’s a lot of competing interests. Someone will tell you that they want affordable housing, but they want big lots.”

Pontlitz noted: “A lot of the people who want to preserve the character are people that live here already, whereas the 40-foot lot buyers are people who are moving in from out of the area.”

It’s also important to recognize the natural growth of communities, Moody said.

Towns typically spring up around major routes of transportation, such as ports, rails, airports and highways, he said.

“Planning doesn’t happen just because we say, ‘This should be here because we said so.’ That’s not happening in the real world,” Moody said.

The planning board’s discussion was just one of many that are expected between now and the adoption of the 2050 plan.

The public will be invited to participate throughout the process, Mazili said. 

“This is an ongoing conversation with the public,” Mazili said. “The comprehensive plan is for the community and by the community. We want them to be involved every step of the way.”

You can find out more about the process, planning efforts to date and to get involved by visiting Pasco2050.com.

Published October 25, 2023

Proposed project includes hospital, hotel, offices, apartments

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The Pasco County Planning Commission has recommended approval of a zoning change that would clear the way for a hospital, hotel, retail, offices and multifamily development at the northeast corner of McKendree and Overpass roads.

The Pasco County Planning Commission has recommended approval of a zoning change that would clear the way for a hospital, hotel, retail, offices and multifamily development at the northeast corner of McKendree and Overpass roads. (Mike Camunas)

Attorney Clarke Hobby, representing the applicants, said the request calls for a 365,000-square-foot specialty hospital, noting there’s only one other hospital like it in Central Florida. Hospital plans call for a helipad, but Hobby said it will not be heavily used.

The requested change also would allow:

  • 1,275 multifamily units, which can include apartments, townhomes and other multi-family arrangements
  • 155,000 square feet of retail
  • 250,000 square feet of medical office
  • 150,000 square feet of office
  • 250 hotel rooms

The proposed development is within Connected City. 

In addition to recommending approval of the rezoning request, the planning board also recommended approval of a proposed development agreement that requires the developer to design, permit and construct certain roadway improvements, including floodplain compensation, wetland mitigation, drainage and retention associated with a segment of McKendree/Boyette Road. In exchange, the developer will receive transportation development fee credits.

Hobby provided background on the 176-acre site, which is in the Connected City area.

“Pasco County was directed by the state of Florida to create this Connected City area in 2015,” Hobby said.

“The county subsequently adopted policies in 2017 that created this series of regulations,” he said. “The state felt it was important and wanted the county to shorten the approval process to bring this kind of a product to the market.”

Connected City has a financial plan and a master plan, Hobby said.

That plan includes 26,000 multifamily units, which includes apartments, townhouses and duplexes, he said.

The idea is to allow employees to live close to work, Hobby added.

Area residents, however, raised concerns about whether the proposed development will be compatible with nearby properties.

They also expressed worries about the additional traffic, crowded schools and potential negative impacts on area lakes.

The planning board recommended approval of the master-planned unit development zoning request, but changed a condition relating to the height of a buffer wall for the closest neighbor.

The conditions now require an 8-foot wall, rather than a 6-foot wall.

Planning board members also responded to concerns by neighbors about the possible degradation of area lakes.

To address that issue, the board added a condition that prohibits motorized boats being operated on the lakes by occupants of the MPUD.

Richard Tonello, an alternate on the planning board representing Pasco County Schools, said the district has evaluated the additional students that would be generated by the development. He said the district will be opening the Kirkland K-8 magnet school in the fall, and also has capacity at Kirkland Ranch Academy of Innovation, another magnet school.

He also noted that the district owns sites, or is pursuing acquisition for others, to meet future demands.

Planning board member Jamie Girardi said he understands that residents in the area have been living in a rural setting, and have been for years.

But Girardi noted: “This is now part of Connected City. It is not going to be rural.”

The requests for the MPUD zoning and the development agreement now go to the Pasco County Commission, which has final jurisdiction on zoning and land use issues.

Published October 11, 2023

The pros, cons of requiring road connections

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On the one hand, motorists benefit when there’s more than one way to get through an area.

On the other, creating roadway connections between new developments and existing neighborhoods can cause disruptions to the peace and quiet of residential life.

That’s the gist of a discussion that came up during the Sept. 21 Pasco County Planning Commission meeting when an applicant was seeking a waiver from a county requirement that calls for creating connection from new developments, on all four sides of the property.

The discussion came up during the review of an application from Mary Burke and Thomas Schrader to allow up to 625 multi-family units and 106,686 square feet of commercial uses on 57.49 acres, north of County Road 52 and east of Interstate 75.

Pasco County Planning Commission requiring roadway connections between new developments and existing neighborhoods could cause cut-through issues for the residential areas on Oak Street and Florida Avenue, in San Antonio, for example. (Mike Camunas)

The land is part of Connected City, a sizable area that was designated years ago for a greater intensity of development, job creation, high speed internet and good connections within the area, either through golf cart paths, roads or both.

The applicants sought permission to eliminate required connections on the west and on the east.

County staff agreed to the waiver on the west side of the property because there’s a Category 3 wetland and a self-story business that would impede connecting there.

But county planners rejected the request for the waiver to the east.

They determined that an interconnection to the east is feasible at Oak Street and Florida Avenue.

Christie Barreiro, of Heidt Design, represented the applicants during the public hearing.

She told the planning board that her client is proposing three access points into the project, two from County Road 52 and another one at a new vision road being built through Connected City.

“We feel that we have those three access roads, one to the east isn’t necessary for development,” she said.

She also noted that providing the connection suggested by county staff could create a cut-through issue for the residential areas on Oak Street and Florida Avenue, in San Antonio.

“Oak Street is the north-south street and Florida Avenue is the east-west,” she said, noting both streets are maintained by the City of San Antonio.

“There are eight single-family homes on Oak Street.

“There are eight additional parcels on the north side of Florida Avenue, not all of them have homes on them. The south side of Florida Avenue has two property owners, multiple parcels but only two property owners,” she said.

She said her clients believe that full access on Oak Street would not be welcomed by the nearby residents in San Antonio.

She also noted that the roads are not currently up to county standards and requiring her clients to bring one of those roads up to county standards would be an undue burden.

County Attorney David Goldstein asked Barreiro: “Why not connect to the northeast?”

She responded that could be a possibility.

Goldstein said if that occurs, no waiver would be needed.

Brad Tippin, the county’s development manager, said county staff was attempting to create a way to create access to Curley Street.

But Goldstein replied: “It seems to me that it would be more important to be able to connect to property within Connected City. Connected City was given that name for many reasons. Part of it was interconnectivity. I’m not sure why we’re not connecting to other property in Connected City.”

Planning board member Jon Moody said he understands that establishing connections between developments is a high priority with at least one Pasco County commissioner, and possibly others, as well.

But Moody noted forcing such connections can have negative consequences in established neighborhoods.

He said he understands the general need for requiring interconnectivity, but he added, individual situations must be considered.

“I’ll point to a couple of examples where an interconnect has destroyed a neighborhood,” Moody said.

“Fox Hollow Drive, between U.S. 19 and Little Road. You took a wonderful, quiet street and have turned it into a cut-through that’s a de facto highway. I would never walk on one of the sidewalks along Fox Hollow Drive. That would be taking your life into your hands. And, if I had children, I could never live along Fox Hollow Drive.

“Jasmine (road), same thing. We took a street, we cut it from U.S. 19 to Little Road. We have interconnection and now we made it miserable for residents who live along that road.

“Connections can be good, but we can’t do them at the expense of a neighborhood.”

Moody added that he appreciates the applicant’s respect for existing residents.

“Sometimes we have to apply some common sense to some of this.

“All interconnects are not the same. They’re not one size-fits-all. And, we can’t destroy a neighborhood for the sake of providing an interconnection. We have to look to make sure it’s a responsible interconnection,” Moody said.

Planning board member Jaime Girardi made the motion for approval, which the planning board supported. The approved motion does not require the connection to the east to the residential streets in San Antonio that had been suggested by county staff.

The request now goes to the Pasco County Commission for final action.

Published October 04, 2023

Lutz Church of God gains approval for Land O’ Lakes location

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The Lutz Church of God has been granted a special exception from the Pasco County Planning Commission, allowing it to locate a church on 8.50 acres, on the west side of School Road, at the northernmost intersection of Land O’ Lakes Boulevard and School Road.

The planning board approved the request, with conditions. Planning board Peter Hanzel voted no, saying he doesn’t think the proposed church is compatible with the surrounding development.

Lutz Church of God has been granted a special exception from the Pasco County Planning Commission, allowing it to locate a church on 8.50 acres, on the west side of School Road, at the northernmost intersection of Land O’ Lakes Boulevard. (Mike Camunas)

In granting the request, the planning board stipulated that the future church be prohibited from allowing access to the lake by motorized boats.

The church’s pastor said that won’t be a problem.

It may have an observation deck at some point, so people can view the lake, but has no plans for a boat launch, he said.

Three neighbors spoke against the request.

They said they were worried that the church could create an access to the lake, which already suffers from water quality issues, posing an ecological threat to the lake.

They said if that access was granted, there’s no way of knowing how many members of the congregation would use that access.

They also said the church’s traffic and other impacts would just be another thing they’d have to live with, in an area that already has traffic from nearby Sanders Memorial Elementary School, a church and Christian school on School Road, and Land O’ Lakes Heritage Park.

Planning board members told opponents of the project that the church would not be able to add a boat dock without environmental clearances, which would be unlikely to occur.

The site is flanked on the north by Edmonson Electric; on the east by School Road, vacant property and Land O’ Lakes Boulevard; on the south by wetlands and vacant land; and on the west by Lake Thomas and wetlands.

The site currently has a single residential dwelling, which will remain on the property to be used for church purposes, according to the church’s pastor.

Published September 20, 2023

Massive project proposed on State Road 52

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The Pasco County Planning Commission has recommended approval of a request by Jeffrey Hust and Margaret Hust for a mixed-use development that includes 1.6 million square feet of mixed use and 1,000 multi-family dwellings.

The proposed mixed uses are 800,000 square feet of light industrial, 400,000 square feet of office and 400,000 square feet of commercial and retail uses.

The proposed master-planned unit development (MPUD), known as Abbey Crossings, is being planned for 245.24 acres on the south side of County Road 52, intersecting with McKendree Road.

The land currently is zoned for agricultural and commercial uses.

In addition to the rezoning, the applicant is asking for greater flexibility in the neighborhood park design for the multi-family apartments and is seeking a reduction in the on-site parking requirements.

The planning and development department has reviewed the requested variations and found that they meet or exceed the intent of the code, according to the planning commission’s Aug. 24 agenda materials.

The proposed project is within the boundaries of Connected City, specifically in the Business Core Center.

No one spoke during the planning board’s meeting for or against the project.

The request now goes to the Pasco County Commission for final action.

Published September 06, 2023

Higher park impact fees are coming to Pasco, so are more parks

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The Pasco County Commission has approved park impact fees of $3,450.15 per residential dwelling.

The higher fees, adopted by the board on July 11, take effect on Jan. 1, 2024.

The new rate is a whopping increase from the current rate of $891.82 per single-family unit and $627 per multi-family unit.

Impact fees are charged to new construction to address demands caused by growth.

State law limits impact fee increases to 50%, unless extraordinary circumstances can be demonstrated.

Recreational centers, such as the Wesley Chapel Recreational Complex, are popular gathering spots for people of all ages. They offer a variety of programs — giving people a chance to keep fit and make friends. (Courtesy of Pasco County)

In addressing the board about the proposed rate hike, Keith Wiley, the county’s director of parks, recreation and natural resources, noted that Pasco hasn’t raised its park impact fees since 2002. He also pointed out that the county has experienced unprecedented growth, while also encountering steeper costs because of inflation.

Simply put, the county can’t keep up with increasing demands caused by Pasco’s increased population, he said.

The higher fees will support projects outlined in a master plan that addresses park and recreation needs through 2045.

The master plan includes more than 20 new parks, expansions or other facilities — aimed at providing more recreational opportunities throughout the county.

Joe Farrell, of the Central Pasco Realtor Organization, spoke during the county board’s July 11 public hearing.

“In general, we are supportive of impact fees. We understand there are needs in our community — and the answer, almost all of the time, is money, for those needs,” Farrell said.

However, he told the board: “One thing we’d like to see more expressly identified, or lined out in this ordinance, in the fee schedule area there’d be an exemption for affordable housing. The cost of housing is going up, that’s not news to anyone.

“What is unusual is that when interest rates are going up, the prices are either stabilizing, staying the same, or going up, too; that’s unusual and we’re seeing that throughout Tampa Bay.

“That means there’s still going to be an increased need and an increased cost for construction in our region.

“So, we’re really looking out for those kinds of folks — just basically for our workforce. For first-time homebuyers, it’s getting harder and harder,” Farrell said.

Farrell’s appeal found some support from Pasco County Commission Chairman Jack Mariano:  “They’re not looking for a full exemption, but maybe a partial.”

But Commissioner Seth Weightman said he could not support the request.

“I’m opposed to the exemption, until we understand the full impacts of the Live Local Act. I don’t think we need to be giving any further exemption to fees for affordable housing,” Weightman said.

The Land O’ Lakes Recreation Complex, 3032 Collier Parkway in Land O’ Lakes, provides a chance to sit on a bench and relax for a while, watch a ball game, go for a ride on a swing and do all sorts of other activities. (File)

The Live Local Act, approved by the Florida Legislature during its last session, allows land that has been zoned for commercial or industrial uses to be converted to multifamily development and to qualify for a tax exemption — provided the development meets requirements relating to a provision of affordable housing.

It is unclear, at this point, what impact the new law will have on the ability of local jurisdictions to promote economic development, and on tax revenues that support local budgets.

Weightman has been paying close attention to potential impacts.

“We have five (Live Local projects) in the pipeline,” Weightman said.

“I think we need to wait 12 months to understand the impact of this bill and what it can mean to our tax base before we make any decision on this particular exemption,” he said.

However, Weightman added, he would be willing to take another look at the issue in 12 months — after more is known about potential impacts from Live Local.

While stakeholders asked for the higher fees to be phased in, the Pasco County Planning Commission asked the board to consider a smaller increase.

The planning board pointed to other jurisdictions with lesser fees and to an economy that is not as strong as it was when the county board began talking about the increased park impact fee last year.

But the planning board’s concerns did not sway the county board.

After the rate increase was approved, Wiley said, via email, that the board’s action demonstrates that the county knows that parks, recreation centers and natural resources play an essential role in the community.

“The approval of the impact fee by the Pasco Board of County Commissioners shows the board’s tremendous and unwavering support for our team and the services we provide,” the parks department leader said.

“This increase will help us fund more than 20 major park projects across the county and will allow us to continue to improve the quality of life of Pasco County residents by providing even more athletic, recreational, cultural and educational opportunities,” Wiley said.

Published August 09, 2023

Airport development regulations coming in for a landing in Pasco

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The Pasco County Planning Commission has recommended approval of an ordinance that will create airport overlay districts to prevent potential threats to airport operations and air navigation.

The proposed ordinance would apply to Zephyrhills Municipal Airport, publicly owned and publicly maintained; Tampa North Aero Park and Pilot Country Airport, publicly used and privately owned; and Hidden Lake Airport, privately used and privately owned, according to Denise Hernandez, Pasco County’s zoning administrator.

It also will apply to the Brooksville Airport, but only in terms of height restrictions, which are controlled by the Federal Aviation Administration (FAA), Hernandez said.

Existing development will be deemed a conforming use, meaning it can remain and, if something should happen to damage or destroy those uses, they can be rebuilt, Hernandez told planning board members during their June 22 public hearing on the topic.

The ordinance will be codified in a new section of the county’s land development code relating to Airport Overlay Districts.

The Zephyrhills Municipal Airport, seen here, will be subject to a new airport overlay expected to be adopted by the Pasco County Commission on Aug. 8. The new overlay district also would apply to Tampa North Aero Park, Pilot Country Airport and Hidden Lake Airport. The idea is to prevent potential threats to airport operations and air navigation. (File)

Florida statute requires all local airports to adopt zoning regulations that are consistent with state law, Hernandez said. Airports that had adopted airport zoning regulations had to modify them to be consistent with that law.

“It basically states that we had to adopt, administer and enforce airport protection zoning regulations and land use compatibility zoning regulations,” Hernandez explained.

Efforts to draft the Airport Overlay Districts began in 2017, when the Pasco County Commission established an Airport Zoning Commission.

At that time, the Airport Zoning Commission consisted of  the Tampa North Aero Park, the Pilot Country Airport and the Zephyrhills Municipal Airport. In 2021, Hidden Lake Airport was added.

The Pasco County Commission also took action in 2018 to approve an interlocal agreement with the City of Zephyrhills and Hernando County.

The county board also hired a consultant to do noise contour studies, which were adopted by a resolution of the board.

“Those noise contour studies are embedded within the ordinance that you’re looking at today,” Hernandez told the planning board.

She also noted that a moratorium on development near airports was adopted by the county board in 2022. That moratorium is set to expire on Aug. 15.

During the moratorium, Hernandez, Senior Assistant County Attorney Elizabeth Blair and other county staffers worked with stakeholders including land use attorneys, planners, engineers, airport owners, pilots and other interested parties to address the issues.

“The Airport Zoning Commission held workshops. The Airport Zoning Commission held public hearings,” Hernandez said.

Once adopted, the ordinance will be administered by the county’s planning and development department, with appeals going to the planning board.

The ordinance defines different areas pertaining to an airport, such as the airport influence area, the airport zone and the airport surface area, and establishes uses that would be acceptable, would be allowed with mitigation and would be prohibited.

Seeking fair application of new regulations
Planning board member Jon Moody wanted assurances that the new regulations would be applied fairly and consistently.

Blair said the county patterned its ordinance after Santa Rosa County, which has an extensive airport zoning regulation land use compatibility chapter in its land use development code.

She said that’s because Santa Rosa has scores of military installations and also has an airport, similar in size to Tampa Park Aero North Airport.

Blair added: “We looked at our zoning maps. We looked at our Future Land Use maps. We looked at aerials, the property appraiser’s website, etc. — to actually see, what is the potential for the actual use of the land in the approach surface floor?

“One of the things you don’t want to have in your approach surface area is a large assembly of people,” Blair said. “Obviously, you don’t put churches or schools or so forth in the area.

“If you look at the true reality of what’s going on in Pasco County under these areas, almost everything is built out, except for around Zephyrhills and Pilot country,” she added.

Moody said he wants to ensure that decisions regarding requests for development near airports are not arbitrary and capricious.

“My clients call to the county. They say, ‘I want to do this.’ Then someone at the county says, ‘Oh, no, no, no, you can’t do this, because in this ordinance it says, this.

“Well then, what we find out is that they got kind of half of the information,” Moody said.

Mitigation is possible
“The process is intended to be a dialogue. ‘We identified a potential hazard here. How can we engineer a way (to solve the problem)?’,” Blair said.

“There’s not a whole lot of bright, fast rules. But there’s ways to acknowledge that there might be a harm that should be addressed,” she said.

Blair added: “Prior to the pre-application meeting, the airport operator is to be contacted with a proposal for what they’re doing. The airport operators have a lot more expertise as to what type of things would affect safe airport operations and safe air navigation.

“They’re making comments to staff, which staff would consider.”

An airplane descends toward the runway at the Zephyrhills Municipal Airport. New protections are on the way for Pasco County’s airports.

“This is the opportunity, much like an alternative standard, where if there is a harm that’s identified — that’s legitimately a problem under FAA standards, then you can engineer away the problem.

“A perfect example of that is what’s happening across the street from Tampa North Aero. There was a discussion there … In that situation, we actually met with the future applicants of property in the runway protection zone at that airport.

“They had initially gone to the airport … and said, ‘Hey, we’re thinking about putting some self-storage in here, what do you think?

“The owner of the airport said he was OK with that.

“Then they came to the county and said, ‘We think we want to do professional office, instead.’”

“Well, it’s probably not a good idea to have people in buildings 40 hours a week near the airport,” Blair said.

Once the airport operator learned of the proposed change, the operator told the county that it wouldn’t be a good idea to have an office in a runway protection zone, the attorney said.

The applicant responded to the county’s concerns by removing the buildings from that area and using that area instead for a parking lot, street and dry detention area, Blair said.

Hernandez also noted applicants need to go to the FAA and get a declaration that their plans do not pose a hazard to air navigation. Plus, she said: “There is opportunity for mitigation.”

Zephyrhills has a set of rules, too
Blair noted: “With the Zephyrhills Airport, we do have an interlocal agreement with the city that is going to be updated as part of this process. There are some things in their actual regulations that are incredibly out of date.

“They are very happy with the ordinance. So, we’d like to incorporate some of this into how they operate.

“We’ve also pointed out in this ordinance, here, about the two different jurisdictional issues going on here, so that folks coming to the county realize that they do need to go to Zephyrhills, as well. Zephyrhills have their own rules that apply.

“Zephyrhills has some really great plans for expansion. They’ve received state funding. They’ve updated their master plan. They’re building a new hangar.

“We’ve actually invested money there, through (Pasco) EDC (Economic Development Council) in projects there, so, a lot could potentially happen out there,” Blair said.

The airport overlay district ordinance is scheduled for first reading by the county board on July 11, with an adoption hearing set for Aug. 8.

Published July 12, 2023

Saddlebrook Resort appears poised for massive makeover

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In its heyday, Saddlebrook Resort enjoyed an international reputation for excellence, and attracted luminaries from the worlds of professional golf and tennis to compete and train there.

Those glory days diminished over time, as fewer resources were invested in the property, which is located off State Road 54, east of Interstate 75.

The current owner, Miami-based Mast Capital — who purchased the resort from original owner Tom Dempsey — has proposed a redevelopment plan it says will recapture Saddlebook’s potential to be a world-class resort.

Mast’s initial plans faced a wall of resistance.

The Pasco County Commission will consider a Saddlebrook redevelopment proposal on July 11.(File)

Over time — through 30-plus private, community, public, in-person and virtual meetings — Mast has changed its plans and opposition decreased.

Efforts continue by some Saddlebrook residents and their attorney to push for additional concessions and more assurances, but the gap between the two sides is considerably smaller.

Issues involving the request were thoroughly discussed during the June 8 meeting of the Pasco County Planning Commission, which makes recommendations to the county board relating to land use and zoning requests.

“We’ve done a lot of work since we were here in January. We’ve had a lot of meetings over time,” Barbara Wilhite, an attorney representing Mast told the planning board.

“We’ve worked very hard on a private deed restriction,” Wilhite said, noting that will ensure that golf course land would remain golf course land.

“Every home in Saddlebrook that is now on a golf course is still on a golf course and maintains their view,” said Jordan Kornberg, managing director and head of acquisitions for Mast.

The company has agreed to a binding concept plan and to phasing conditions that are intended to give Saddlebrook residents assurances that the company will be making an investment in the resort itself, not just redeveloping land along State Road 54 into a mixture of apartments, town homes, office and retail uses.

“We’ve ensured that ultimately, for development to happen, we need to make a significant commitment to the improvement of the resort to ensure that ultimately Saddlebrook will be improved and receive the investment that we all know it needs,” Kornberg said.

In broad strokes, Mast’s redevelopment plan has four parts: two areas are within Saddlebrook’s gated community and two are outside, flanking State Road 54.

Area 1 and Area 2 are outside of the gated community.

The plans for Area 1 call for 75,000 square feet of commercial retail/office, 465 multifamily units and 35 townhomes.

The plans for Area 2 call for 25,000 square feet of commercial retail/office and 120 townhomes.

Area 3 and Area 4 are within the existing resort community.

Plans for Area 3 address tennis courts, parking, the renovation of the clubhouse and resort area.

Plans for Area 4 call for the redesigned golf courses and relocation of the driving range, which currently fronts State Road 54.

The developer also has committed to improvements aimed at increasing the access points into and out of Saddlebrook, to address additional traffic the redevelopment will create.

Eran Landry, a managing director of Mast said: “Our intention is to really enhance what is out there today.

“The community has been very vocal about wanting to make sure that it feels good as you come in,” he said.

Plans call for the village center to have retail on the ground floor, with offices on the upper floors.

Planning board member Chris Poole asked Mast if some parking could be placed under apartment buildings, to reduce the amount of surface parking.

But Landry responded: “The economics doesn’t work.”

Wilhite said that Mast will commit to an enhanced landscaping plan.

Larry Barbetta, of the Save Saddlebrook Coalition, said he doesn’t want to minimize the progress that’s been made.

However, he said some gaps remain.

“Specifically, we need better commitments on the resort renovations, in terms of the scope of the renovations and the timing,” Barbetta said.

Concerns also continue over the amount and type of development that would be added and the amount of traffic it would create, he said.

Barbetta wondered if it would be possible to shift some of the proposed density to another area of the plan.

But Wilhite said “the design is village-focused. It’s the density that you need to have a village.

“If you drive around Pasco you’ll notice that we have mostly anchor-based retail, with outparcels. It’s all auto-dependent. It serves people driving by.

“When you try to create a village center, you need density.”

“You have restaurants where people want to stay and eat outside and listen to music, and you have festivals and markets. The density is very important for people to have those kinds of businesses,” she said.

Jane Graham, attorney for the Save Saddlebrook Coalition, told the planning board: “We’re getting really close, but we’re not there yet. There are continuing issues as far as the density and the compatibility of land use.”

But planning board chairman Charles Grey noted that it’s important to keep in mind that Mast’s investment is needed for the overall common good.

“From all of the reports that I’ve heard, Saddlebrook needs somebody to come in there and put some money into it.

“These people seem to be making a monumental effort in working with you,” Grey told Graham.

“If somebody is going to come and try to rescue Saddlebrook, give them something. They’ve got to have a carrot, too.

“You have to think for the greater good of everybody in there,” Grey said.

At the same time, Grey complimented both the applicants and the community for being willing to work together to iron out differences.

“You’ve come a long way. I think you’re almost there.

“I think we’ve got to do what we can to push it over the edge because if you lose out on this investor, who knows when the next one might come along, especially in this market,” Grey said.

Published June 21, 2023

Planning board recommends OK for Plantation Palms cell tower

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The Pasco County Planning Commission has recommended approval of a 195-foot cell tower to be erected on land at the Plantation Palms Golf Club, 23253 Plantation Palms Blvd., in Land O’ Lakes.

That decision came after the planning board’s second hearing on the request. Planning commissioners delayed action on the request at their April 6 meeting — requesting additional information on a cell tower’s potential impacts on the property values of neighboring properties and investigating another siting option.

At both public hearings, a couple living near the proposed tower urged the planning board to consider the impact the tower would have on their view and also potential negative consequences it could have on their property values.

This cell tower at the Land O’ Lakes Recreation Complex, at 3032 Collier Parkway, cannot accommodate the kind of antenna that T-Mobile wants to install, so a 195-foot tower is being proposed at nearby Plantation Palms Golf Club. (File)

The proposed anchor tenant at the Plantation Palms cell tower site would be  T- Mobile, which currently has antenna equipment on a flagpole-style cell tower at the Land O’ Lakes Recreation Complex, at 3032 Collier Parkway, in Land O’ Lakes.

Mattaniah Jahn, representing the applicant, Vertical Bridge, brought in an expert to address the property values issue.

David Taulbee told the planning board that he has compiled data for years relating to property values. He said “there’s no indication that this tower is going to have any impact, whatsoever, on property values.”

During the April 6 meeting, planning board member Jaime Girardi asked if an alternative site had been considered, on another site at the county’s Land O’ Lakes Recreation Complex.

But according to testimony provided on May 4, the parks department has no interest in adding another cell tower at the recreation complex site.

Another issue that came up at the previous meeting was whether the revenue was needed to support the golf course’s maintenance.

Plantation Palms has more than 800 homes whose values were threatened when the golf course previously closed.

During the April 6 meeting, Charles Grey, the planning board’s chairman, said he thinks the revenues from the cell tower likely would help to maintain the golf course — which is important in maintaining property values throughout Plantation Palms.

Grey reiterated that position on May 4: “I don’t know anyone that’s getting rich off of running a golf course. If I were living there, it would be important to me to keep the golf course. I’ll put up with the tower rather than lose the golf course.”

But one of the neighboring opponents disagreed with Grey’s premise, noting that he’s a golfer and it can be hard to get a tee time at the course.

Bill Place, owner of Plantation Palms, described the golf course’s need for revenues in an April 25 letter that Jahn read for the record.

Place led the efforts to restore the golf course, after it had been closed for two years.

The initial estimate of $2.5 million to restore the golf course was too low, according to Place’s letter.

“Damage from two years’ of closure and neglect resulted in the need to replace all 18 greens, AC systems, irrigation pumps, most drainage pipes, and fixing just about every square foot of the course and clubhouse,” the letter says.

“Over $3 million has been invested so far, and deferred maintenance remains that will take at least five years and hundreds of thousands of dollars,” the letter continues.

Residents invested in helping to repair the golf course, but that golf club subsidy ended in 2020, according to Place. However, Place’s letter says, “repair and renovation continues with more drainage work, turf improvement, roof replacement, irrigation system restoration and bunker repair work.”

“Plantation Palms knows what it’s like to lose their golf course and see the property values plummet. They’re also very aware of the high cost of restoration,” Place wrote

“When the opportunity to gain some recurring revenue by hosting a cell tower presented itself, we enthusiastically supported the proposal, especially since it could be located in a remote area, near our maintenance barn.”

Place attended the meeting virtually and confirmed he’d submitted the letter.

While opposed to the placement of the tower near their home, the couple also asked the planning board to allow Plantation Palms homeowners to weigh in on the tower’s design — if one is to be erected.

Jahn presented four potential designs which can accommodate T-Mobile’s service goals: a monopole, a shrouded monopole, a bell tower and a monopine design.

Planning board member Derek Pontlitz said he understands the couple’s concern.

“No property owner wants to have anything  unsightly in their backyard,” he said, whether that’s electrical lines or something else.

“At the same time, the world is changing, technology is changing every minute and there are ramifications to the other side as well, if we don’t have this technology,” he continued.

The planning board has “to think about the greater good,” Pontlitz added. He called upon his colleagues to recommend approval of the request, with the stipulation that Plantation Palms residents are allowed to weigh in on the cell tower’s design.

Planning board member Chris Poole seconded the motion, saying he could support it, as long residents have a say in the cell tower’s design.

The issue now goes to the Pasco County Commission for final action.

Published May 31, 2023