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Pasco County Planning Commission

Pasco planning board wants more input on public safety needs

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The Pasco County Planning Commission — which makes recommendations related to the county’s growth — wants public safety agencies to provide more meaningful comment on proposed zoning and land use changes.

The planning board voted at its Jan. 19 meeting to ask for a discussion with representatives from the Pasco Sheriff’s Office and Pasco County Fire/Rescue.

That request arose from the planning board’s consideration of a proposed land use change that would allow up to 158 townhomes on two parcels on Clinton Avenue, a quarter-mile west of U.S. 301.

The planning board recommended approval of that request, but not before some planning board members said they’d like the county’s public safety agencies to provide greater detail in their comments on a potential development and the increased public safety needs it will create.

Ladder 38 is located at Pasco Fire Rescue Station 38, at 7541 Paramount Drive, in the Watergrass subdivision of Wesley Chapel. (File)

Planning board member Jaime Girardi observed that he notices that many applications come in with “no comment” from public safety agencies.

County planner Doreen Roy told the planning board that when a request like this comes through, it is forwarded to the agencies for their review.

“I constantly have to send out an email, to see if we get comments and sometimes we just get an email back, ‘No comments.’”

Girardi continued: “But the sheriff’s department did respond back, ‘No comment’?”

Roy replied, “Correct.”

Planning board member Peter Hanzel added: “Just to springboard from that, what about the fire department?
Roy replied: “The fire department, I usually never hear from them.”

Hanzel responded: “I think it’s unfair to the public, as a whole, that these two departments that are extremely critical to safety of any county, do not respond, other than in a negative fashion.

“I think there should be some pressure applied that they indicate that, ‘Yes, we have reviewed this and we do not concur, or we concur, or we have comments,” he said. “I think that needs to be a positive response, rather than no response.”

Chief Assistant County Attorney David Goldstein told the board: “The problem with saying that they have to provide comments, is that it has the potential of slowing down an otherwise meritorious application for months and months simply because the department doesn’t want to focus on it.

“Applicants were put in limbo for months and months because staff was waiting on comments from affected agencies and not getting any,” Goldstein said. “At some point, it becomes a fairness to the applicant issue.”

Hanzel said he has no desire to slow the process down.

But planning board member Derek Pontlitz asked if the Pasco County Commission can compel the agencies to respond.

The county has jurisdiction over Fire/Rescue, but not over Sheriff Chris Nocco, who is an independent constitutional officer.

However, Goldstein added: “We also don’t have the authority to compel the school board to do it, either, but they do. They recognize the value of being able to participate in the planning process.”

Goldstein added: “At one point, I thought the sheriff recognized the value, too, because at one point he asked for a seat on the Planning Commission.”

But the Pasco County Commission turned down that request.

Goldstein said that county staff responded by involving the sheriff’s office more in the pre-app and application process, but he doesn’t know why the sheriff’s office isn’t more actively involved in the process.

The attorney continued: “The school board actively participates and probably gets certain developer concessions that they otherwise wouldn’t have gotten, had they not participated in the process.”

Even when the county is planning very large projects, it doesn’t get much feedback from public safety, Goldstein added.

“For example, the Villages of Pasadena Hills has sites allocated for parks, sites allocated for schools, roads, utilities. To the best of my knowledge, there’s no specific sites allocated for fire stations or sheriff substations.

“Probably the same thing in Angeline. So, it is a problem. I’ve raised this concern in the past, but I don’t have a solution,” Goldstein said.

Planning board member Chris Williams, who represents the school board, agreed with Goldstein’s assessment.

With the master-planned unit developments coming to Pasadena Hills, fire station sites likely will be needed, Williams said.

Pontlitz noted: “Public safety appears to be a little bit more reactive, than proactive.

“We could get away with being more reactive when there wasn’t a whole lot of growth going on. But there’s a lot of growth going on,” he said.

It’s an issue, he added “because it takes time to actually purchase assets and hire a staff. In the case of fire/rescue, to buy new trucks and ambulances, it has to be budgeted well in advance. That could be a couple years process right there.

“So, the earlier in the planning process this gets addressed, with some substance, the better,” Pontlitz said.

The planning board’s comments follow repeated appearances by union representatives for Pasco’s Fire/Rescue responders urging the county board to provide additional resources to reduce their emergency response times. Sheriff Chris Nocco also has appeared before the board to highlight the law enforcement agency’s significant manpower needs.

Published January 25, 2023

Pasco approves about 400 new residential entitlements

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The Pasco County Commission has set the stage for an additional 240 single-family homes, near an area known as the Villages of Pasadena Hills in the southeast part of the county.

The board voted unanimously on Jan. 10 to approve a request to change the county’s long-range plan to increase the development potential on 61 acres of land, at 59430 Billmar Road, in Wesley Chapel.

The land previously was designated for up to three dwellings per acre, but the county board changed the category to allow up to six units per acre.

However, the applicant has agreed to a maximum of 240 units, which works out to be an average of 3.93 units per acre.

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

The development is perceived as a transitional land use between the Villages of Pasadena Hills and surrounding higher density residential land uses. The request also is considered to support the mission of the county’s South Market area, according to materials in the county board’s agenda packet.

The site abuts the Chapel Crossing master-planned unit development (MPUD) to the west and Avalon Park West, formerly known as the New Rivers MPUD, to the south.

The access to the site is on Billmar Road, a 13-foot-wide private residential dirt road. There is a proposed trail that will bisect along the south side of the project site named the Eiland Boulevard Trail.

There also is a proposed arterial roadway identified on the highway vision road map as Zephyrhills Bypass extension planned for future development that will provide additional access south of the proposed project site.

There are no roads or access located to the east side of the subject site.

A rezoning request for the Hamilton Oaks MPUD is associated with the land use change.

In another action the county board approved a rezoning to change an agricultural-residential zoning to a medium density multifamily district, allowing the development of 158 townhomes.

The 30.2-acre site, at the intersection of Chancey Road and Diana Drive, historically has been used for timber and grazing.

Published January 18, 2023

Saddlebrook Resort redevelopment inches closer to approval

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The Pasco County Planning Commission voted 5-2 to recommend approval of a proposed change to the county’s comprehensive plan — as a first step toward the redevelopment of Saddlebrook Resort, in Wesley Chapel.

Despite the planning board’s positive Jan. 5 vote, members said they won’t support a needed companion zoning change unless it has a far greater degree of detail.

Saddlebrook opened in 1981 and achieved an international reputation for excellence in its tennis and golf facilities and programs. Through the years, premier athletes have flocked there to use the resort’s facilities — and its golf and tennis academies have helped prepare future champions.

There appears to be broad consensus that improvements are needed at Saddlebrook Resort, but residents and planning board members want myriad questions answered before a proposed redevelopment gains approval. (File)

Despite having a reputation as a crown jewel for Pasco County, there’s broad consensus that the 40-plus-year-old resort needs to be refreshed.

Mast Capital, based in Miami, is seeking approval to redevelop the property. But to do so it must gain approval from the Pasco County Commission to change the county’s comprehensive plan and also approval of a new master plan for Saddlebrook.

The planning board serves as an advisory board to the county commission.

Saddlebrook residents and attorneys packed the planning board’s public hearing, which lasted about four hours.

Residents expressed skepticism about Mast Capital’s intentions. They urged the planning board to protect Saddlebrook’s beauty, serenity, wildlife and legacy.

Greater clarity demanded
Two major sticking points centered on potential impacts from the proposed redevelopment and a lack of specificity in the plans.

Attorney Barbara Wilhite, representing Mast Capital, said her client has been meeting with Saddlebrook residents through the resort’s five homeowner’s associations.

Wilhite outlined Mast Capital’s proposal and said changes have been made, based on community feedback.

For instance, Mast Capital dropped a request to add 60 single-family residences and 100 townhomes on land the current proposal designates for golf course and golf course-related uses.

Wilhite also noted she’s working with attorneys on private deed restrictions, which will legally bind future uses of the land — a highly unusual step that her client is willing to take.

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

The plan proposes combining the two 18-hole Arnold Palmer golf courses into a single 27-hole course.

“There are several holes that are plagued with terrible drainage situations that make them unplayable for significant amounts of time, throughout the year,” explained Eran Landry, a managing director for Mast Capital. “It’s going to take millions of dollars just in the golf course drainage improvements to change that.”

Landry said the company is in talks with two golf course designers.

Resident Patrick Hogan, who lives on Laurelwood Lane, told the planning board: “We’re on the Palmer course. It’s a Palmer course. There’s only one Arnold.

“It affects the value of our homes. That’s what we’re concerned about,” Hogan said.

Residents also want specificity regarding what “golf-related uses” would be allowed — and where the uses would be located.

They, and planning board members, also want to know where the tennis courts and driving range will be.

Mast Capital is seeking to increase the entitlement for commercial and retail uses from 100,000 square feet to 105,000 square feet; to 55 beds for the existing golf and tennis academy; to add a 12,000-square-foot clubhouse; to add 155 townhomes; and, to add 465 apartments.

The new development fronting State Road 54 will be a mixture of commercial and residential, in a walkable area featuring neighborhood parks, patio seating, a wide boulevard and other amenities.

Changes needed to reverse resort’s decline
“You want to create spaces that allow people to feel good, and obviously want to congregate and hang out, and enjoy their experiences at the resort. We intend to do that,” Landry said.

His company plans to spend millions to change the direction of the resort, which has been in decline, he said.

Mast Capital wants to add features such as a splash pad for kids; an ice cream shop for families; and, a coffee bar. It also wants to upgrade the pool area, which Landry characterized as “completely underwhelming.”

Plans call for a complete overhaul of existing resort rooms.

“Those resort rooms are just not competitive, relative to any other hotels nearby or other resorts. The occupancy and the rates have been in decline for a significant amount of time. We intend to change that,” Landry said.

A clubhouse is planned, too. Those are a common fixture at premier golf destinations, Landry said.

Wilhite said plans call for a dual left-turn lane and a dedicated right lane at the resort’s exit to improve traffic flow. A new right-in, right-out access onto State Road 54 also is planned to serve the project’s development along the state road.

Protect community’s character
Residents urged the planning board to protect the community they love.

“Driving home and entering the neighborhood has always felt like entering an oasis, a beautiful, quiet, natural haven,” said Judith Ranells, of Fox Hunt Drive, a Saddlebrook resident since 1988.

“The beauty within Saddlebrook is simply spectacular,” agreed Joann Barbetta, who lives on Fox Hunt Drive, too. “The expansive and dense collection of trees, the winding roads, the spacious driving range were all thoughtfully laid out.

“The homes are spaced far apart and there’s a lot of privacy and large, open spaces.

“The peacefulness and serenity of that can’t be overstated.

“Saddlebrook is also a place where you regularly interact with the best elite athletes in the world,” she added.

Her husband, Larry Barbetta, helped to form the Save Saddlebrook Coalition. The coalition seeks to protect the interests of residents throughout the community.

“We want to encourage investment enhancement in this community. We definitely do. But I cannot accept, and the coalition cannot accept, a complete lack of detail. There’s no idea where the (golf course) holes will go. There’s no idea where the driving range will go. That’s not written anywhere.

“This is really important to us. It’s incredibly important to us. It’s our lives,” he said.

Nancy Foster has lived on Saddlebrook Way for more than two decades.

“While living here, I’ve been privileged to watch pro tennis players practice and train.

“We have courts that provide for these players to play at Wimbledon, the French Open, the Australian Open and, of course, at home, at the U.S. Open. That’s why they come here.

“Keeping tennis courts and golf courses are important to the resort,” she said.

Foster cherishes the resort’s wildlife, too.

She described it this way: “There is a hawk who announces his arrival, as he flies over my house, every day. A coyote visiting my back porch, taking a nap. A bobcat checking out my backyard. Then the deer arrive. The many wild turkeys with their young, marching through. Let me not forget the otters, turtles and especially the owls keeping a watch over my pet bird, which is fortunately living in the house.”

Residents and planning board members raised question after question — and made it clear they want them answered before the next phase of the process, which involves the rezoning request.

After the planning board hears that request, both the land use and zoning change applications will be heard on the same day by the Pasco County Commission. That date has not yet been set.

Published January 11, 2023

Pasco needs more ways to get places, officials say

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A request for a rezoning in East Pasco sparked concerns about a lack of road connections between it and an adjoining neighborhood.

The issue came up during consideration of a request to rezone 38.29 acres zoned for agricultural uses to the Deer Springs master-planned unit development (MPUD) allowing up to 115 detached dwellings or 100 detached dwellings and 5 acres of office uses.

The new development is planned next to the Cobblestone MPUD, but there are no planned road connections between the two neighborhoods — because the county approved a waiver for the requirement.

Attorney Shelly Johnson, representing Deer Springs, told the county board: “There’s no place to connect to the north.”

County planner Tammy Snyder said it’s not possible to make road connections between the two developments because of Cobblestone’s development plan.

“It (Cobblestone) has platted residential lots and a great big stormwater pond abutting their southern boundary. So, there’s nowhere for this project (Deer Springs) to connect directly north to Cobblestone,” Snyder said.

Pasco County Commissioner Kathryn Starkey questioned the planning that would allow that to happen.

“Why is there not connectivity to the neighborhoods around it?” Starkey said.

“I think there should be multiple ways to go north and south,” Starkey said. “There should be stub out connections,” she said.

“I just think we should be connecting,” she said. “If we don’t have a grid, you’re going to be bottlenecking.”

She added: “I just don’t like all of these neighborhoods that we’re building that don’t connect to anything, and I think we’re going to get ourselves in trouble.

“I just want to make sure we’re not making mistakes that we’ve made in the last 10, 15 years,” Starkey said.

She told county staff: “We need to be sure that going forward, that everybody is connecting.”

Despite those concerns, the request received recommendations for approval from both the Pasco County Planning Commission and from county planners, and it ultimately passed on a 5-0 county board vote.

Starkey’s not the only one who has raised concerns about the lack of connectivity.

Back in June, Chief Assistant County Attorney David Goldstein raised the same issue during a discussion of the update of the county’s long-range plan.

Goldstein said the county has a tool, in its land development code, requiring connections between neighborhoods but said that it allows the requirement to be waived too frequently.

The interconnections are intended to give motorists additional ways to get around, without routinely being forced onto main roads to reach their destination.

The county has made progress in creating walkable communities, Goldstein said, but it needs to be more consistent in requiring interconnectivity between neighborhoods.

Published December 28, 2022

Saddlebrook request to get extra public hearing

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The Pasco County Commission wants the community to have another chance to hear about proposed changes at Saddlebrook Resort, in Wesley Chapel, and to have the opportunity to weigh in on them.

The county board voted to continue the request to the public hearings portion of its Feb. 7  meeting, in Dade City.

Saddlebrook Resort includes a hotel, spa, tennis and golf complex. It also is home to Saddlebrook Tennis Academy, Saddlebrook Golf Academy, Saddlebrook Preparatory School and two 18-hole, Arnold-Palmer designed golf courses. Some big changes are being proposed to the resort and the Pasco County Commission wants to be sure that residents understand those plans before the issue is brought to the county board for a vote. (File)

In the interim, though, it directed its staff to arrange for the issue to go before the Pasco County Planning Commission for another hearing on Jan. 5, before returning to the county board in February for a vote on the request.

Both meetings will begin at 1:30 p.m., and be held in the board chambers at the Historic Pasco County Courthouse, at 37918 Meridian Ave., in downtown Dade City.

Jack Mariano, the newly elected chairman of the Pasco County Commission, urged his colleagues to send the issue to the planning board for a hearing, to ensure that the community has an opportunity to hear the proposed plans and to voice any concerns.

The applicant did hold community meetings within Saddlebrook, but those were organized by individual homeowner associations, said Barbara Wilhite, the applicant’s attorney.

Mariano said he wants anyone who is interested to be able to hear the same presentation and he wants that to happen before it reaches the board for a decision.

Based on documents in the planning board’s Sept. 22 agenda packet, the request calls for amending the county’s future land use map on about 420.5 acres on a site that is south of State Road 54, east of Service Road.

Saddlebrook has an existing master-planned unit development (MPUD), which has existing entitlements, development and infrastructure.

But a substantial modification has been requested to add acreage to the existing MPUD and to convert one existing golf course and the driving range into commercial/retail, multifamily, single-family, dorm rooms, clubhouse and restaurant uses, according to documents in the planning board’s Sept. 22 agenda packet.

Saddlebrook Resort includes a hotel, spa, tennis and golf complex that opened in 1981 and is home to Saddlebrook Tennis Academy, Saddlebrook Golf Academy, Saddlebrook Preparatory School and two 18-hole, Arnold-Palmer designed golf courses.

Saddlebrook currently contains a number of different uses including commercial/office, multi-family, single-family, recreational and hotel/convention center uses.

The proposed use calls for converting the area that is the golf driving range into the town center for Saddlebrook, the background materials say.

The request must gain approvals from the county board, to clear the way for the proposed project.

At the initial planning board meeting, the request had been included on the consent agenda — meaning it could be approved without discussion, but planning board member Jon Moody pulled the item for discussion.

Moody doesn’t believe that large-scale projects should be included on the consent agenda.

He also expressed concerns about the county’s public notice requirements for such requests.

“My particular concern in Saddlebrook is that a great number of the property owners, adjacent to the golf course, to which this comp plan amendment applies, live out of state, many of them live out of country, so they didn’t see the sign posted,” Moody said during the planning board meeting.

Mariano said the planning board needs to take up the issue again because “I don’t feel that the planning commission got a good hearing,” he said.

Wilhite said her client had a series of public hearings and has been listening.

“We have been making changes,” she said.

But Mariano said: “The Planning Commission, I feel, needs to hear a complete presentation.”

“I think it should be all at once, everybody hearing the same thing,” he said.

Mariano said he knows that Saddlebrook residents want more communication.

“They feel that their voices weren’t heard from the get-go,” Mariano said.

Wilhite responded: “We have been making changes. We have been listening,” she said. “I’m very confident that the things that my client is doing, that we’ll have a lot of buy-in, actually, as we go forward.”

Published December 14, 2022

Hale Road rezoning is rejected

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Opponents to a proposed rezoning on Hale Road erupted in cheers and applause, when the Pasco County Commission voted 5-0 against the request.

KB Home had sought to put a total of up to 107 homes on two parcels on the north side of Hale Road and another parcel on the south side of Hale Road. Both properties are near Collier Parkway, in Land O’ Lakes.

Opponents turned out in force to protest a request that would allow 107 homes on two parcels flanking Hale Road. The Pasco County Commission rejected the proposed rezoning on a 5-0 vote. (Mike Camunas)

Opponents came ready to do battle.

They made it easy to identify their opposition, by wearing fluorescent lime-green T-shirts.

They filled seats throughout the county board’s chamber. Some carried protest signs.

Maryann Bishop, who owns a 19-acre property next door to the proposed rezoning, on the north side of Hale Road, hired an attorney and a traffic engineer to fight the request.

Besides the family home, the property also is occupied by the Rosebud Continuum Ecological and Science Education Center. It also has a nature trail, a lake, bat houses, bee hives and farm animals.

Bishop and her attorney, Jane Graham, spelled out a multitude of reasons to deny the request.

They cited a recommendation for denial from the Pasco County Planning Commission, which listed 13 reasons for rejecting the rezoning.

Before showing up to the county board’s meeting, opponents voiced their objections to the Pasco County Planning Commission.

They also reached out to members of the county board, and they bombarded them with emails.

It didn’t take long to find out which team the people wearing lime green T-shirts were on, during a Nov. 15 public hearing before the Pasco County Commission. They came ready to make a case against a rezoning proposed on Hale Road, and, in the end, they won.

For their part, the applicant’s team noted that KB Home was proposing 2.4 houses per acre, far fewer than the six houses per acre contemplated in the county’s long-range plan.

They also noted changes made in the plan, after the planning board’s denial, intended to address safety concerns.

For instance, Cyndi Tarapani, a professional planner, told the county board: The project previously proposed two driveways to access the proposed development on the north side of Hale Road and one driveway to access the homes planned on the south side of the road.

After the planning board meeting, the applicant revised its plan to show access to Collier Parkway from the southern parcel, where all but 22 homes are planned.

The applicant also agreed to add turning lanes and sidewalks, to address traffic concerns, she said.

But those concessions failed to sway opponents.

Maryann Bishop, who owns property next to a proposed rezoning on Hale Road, offers a multitude of reasons for why the request should be denied. She was addressing the Pasco County Commission during a public hearing on Nov. 15 at the Historic Pasco County Courthouse. Her attorney, Jane Graham, is seen in the background.

They said Hale Road is a substandard road and objected to adding any new development beyond what’s already zoned.

To bolster their case, they showed photographs of a garbage truck getting stuck, after failing to negotiate a sharp turn. A school bus that tried to get around it got stuck, as well as another vehicle, according to an area resident, who testified at the public hearing.

Several speakers said it’s not uncommon for accidents to occur, people to crash into fences and people to run off the road into ditches.

Those ditches often fill with water and are choked with weeds, speakers added.

Students in grades six through 12 who live within 2 miles of school no longer receive “courtesy” rides from Pasco County Schools, because of a shortage of bus drivers and money.

Area resident Debra Martinez told the county board: “These kids scare me to death in the morning. They’re walking in the road because they can’t walk in the ditch … It’s not a good situation on Hale Road.”

Opponents also testified about kids being at risk, as they ride their bikes, while carrying backpacks, on a substandard road that carries considerable traffic.

As a case in point, they showed a photo of a student walking on the edge of the road, with little room to spare for passing motorists.

Russell Watrous, one of the opponents, told commissioners: “Hale (Road) is not safe. I’ve driven Hale Road now for 28 years, back and forth to work. I’ve seen it change from a peaceful country road to something that’s really unsafe.”

He also raised questions about compatibility, noting the proposed lots with 40- and 50-foot frontage are far smaller than nearby lots and developments.

Watrous said he’s worried that approval of this request would trigger requests from similar properties and would set a dangerous precedent for the area.

Tarapani noted the applicant had placed its 50-foot lots in areas next to larger lots and had committed to providing buffering.

Land O’ Lakes High student Lilly Xu, speaking on behalf of the school’s Scientific Journal Club, is sworn in during the public hearing. She submitted, via an email to Commissioner Ron Oakley, a packet of 200 emails from Land O’ Lakes High students, expressing their views on the proposed rezoning.

Several speakers, including Lilly Xi, president of the Scientific Journal Club at Land O’ Lakes High School, urged the county board to consider the area’s sustainability.

Prior to the meeting, Xi had submitted a packet of 200 emails or notes from Land O’ Lakes High students, expressing their thoughts on the issue.

Many students raised concerns about the need to protect the environment, to respect the ecosystem and to keep wildlife out of harm’s way.

One student told commissioners that “rapid-fire growth” isn’t in the interest of the people.

Area residents emailed commissioners, too.

Emily Keen reached out to Commissioner Mike Moore.

In part, she said: “I desire an end to developers coming into our neighborhoods to profit and then taking their money and running after they have put a strain on the environment, wildlife, our local community, roadways, water supply, water quality, and even understaffed/underfunded schools that don’t have room for more students.”

Keen also shared photos of white-tailed deer, sandhill cranes, a swallow-tailed kite, wood stork, spicebush swallowtail butterfly and Sherman’s fox squirrel. She said the photos were taken on her property, about a half-mile away from the proposed rezoning.

The public hearing lasted more than three hours, ending ultimately with a recommendation for denial by Commissioner Jack Mariano.

“I’ve never seen as much fact-based evidence in a hearing that we saw today. I’ve never see a planning commission go through and list 13 reasons to why a project shouldn’t go forward,” he said.

Like the opponents, Mariano cited concerns about safety, compatibility, stormwater runoff, a lack of streetlights and a substandard road without sidewalks.

“This just doesn’t fit,” Mariano said.

East Pasco project calls for up to 100 homes and 5 acres of office

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The Pasco County Planning Commission has recommended approval of a request that would allow up to 115 single-family detached residences or up to 100 residences plus 5 acres of office.

The request, known as the Deer Springs master-planned unit development (MPUD), seeks to convert the zoning on 38.29 acres of land now zoned for agricultural and agricultural-residential uses.

The proposed development is on the west side, and abutting, Crystal Springs Road, about 3,200 feet east of Gall Boulevard and about 4,700 southwest of the city limits for the City of Zephyrhills.

The planning board recommended approval, but not before increasing the proposed setbacks on the properties. Initially, the proposed setbacks called for houses to be set back only 10 feet from the property line.

But planning board members Jaime Girardi and Jon Moody questioned how landscaping requirements could be met, since that 10 feet of setback is required for utilities and trees can’t be planted in spaces where utilities are located.

Board member Chris Williams asked why the staff would allow a condition that is virtually impossible to meet.

Brad Tippin, the county’s development review manager, said the applicant would have to meet the county’s code requirements — regardless of the conditions listed in the zoning request.

The rezoning sets a maximum limit for the development. If it can’t be achieved while meeting all of the county’s requirements, it can’t be achieved, Tippin said.

In essence, it just gives the applicant more flexibility, said Shelly Johnson, the attorney for the applicant.

Those responses didn’t satisfy the planning board.

It recommended approval, contingent on conditions that increase the setback requirements and specify a maximum amount of lot coverage.

Moody asked the county planning staff what the setback and lot coverage requirements were for the Cobblestone development, an adjacent subdivision.

He then recommended that approval of the Deer Springs request be contingent upon matching the requirements imposed on Cobblestone.

His colleagues agreed, recommending approval of the request, based on Moody’s revision.

In other action, the planning board recommended approval of a comprehensive plan amendment from a category allowing up to three residences per acre to one that allows up to six residences per acre. In this case, the applicant is seeking a maximum of 240 residences on 61 acres at a location that’s east of Billmar Road and north of the Zephyrhills Bypass.

The site abuts the Chapel Crossing master-planned unit development to the west and Avalon Park West to the south. A separate rezoning request is being pursued, as well, and that must be approved before development could take place.

These planning board recommendations now go to the Pasco County Commission, which has final jurisdiction on land use and zoning issues.

Published November 09, 2022

Pasco board rejects request for towing operation

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It’s not that the Pasco County Commission objects to a towing operator setting up shop in the county, it’s just the proposed location for one on U.S. 41 isn’t the right spot, board members unanimously agreed at the Oct. 11 meeting.

Concerns raised by nearby residents resonated with the board.

Those neighbors raised objections to the likely noise that will result after the towing business opens. They said a 24-hour operation isn’t compatible with the residential neighborhood that’s behind it.

Opponents also said the nature of the business isn’t exactly what they expected, as the county aspires to set a tone for redeveloping the main north-south artery in the heart of Land O’ Lakes.

Several neighbors spoke out against the proposal, including residents of a nearby 54-home subdivision and the owner of a commercial property next door.

One speaker talked about the current hazardous conditions, as motorists try to make U-turns at median cutouts along U.S. 41.

Tow trucks transporting vehicles will add to the hazards by making it harder for motorists to see, while they’re attempting U-turns, and causing greater traffic backups.

In general, opponents said, the proposed operation would not fit in.

The Pasco County Planning Commission and county planners both recommended approval of the request for the towing operation on a 0.62-acre site on the east side of Land O’ Lakes Boulevard, about a mile north of State Road 54.

Applicant Christopher Brown said his company provides a necessary service.

He said his business is under contract with apartment complexes and homeowner associations to remove cars that are double-parked, parked in fire lanes, or parked on properties without permits.

As Pasco grows, the demand for the towing services increases, Brown said.

Brown, who had a contract to purchase the property if his request was approved, said he understands property rights. He pledged he would be a good neighbor.

He said his trucks are new and they don’t have backup beeping sounds. He also offered to provide additional buffering and add soundproofing.

In the end, however, those promised weren’t enough.

Commission Chairwoman Kathryn Starkey told Brown she understands the need for this type of towing service, but said the proposed location just won’t work.

She asked the county’s staff to work with the applicant to see if they can help him find a more appropriate location.

The board voted 5-0 to deny the conditional use request.

Published October 19, 2022

Pasco approves new office building on North Dale Mabry Highway

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The Pasco County Commission has approved a rezoning that will clear the way for Tampa Civil Design to build a new 10,000-square-foot office on about 8.5 acres, on North Dale Mabry Highway, about 1,900 feet north of the Hillsborough County line.

The action came after some area residents appeared before the county board, seeking assurances, on the public record that the new development would not be using a private road known as Preston Lane for access to the office, either during construction or after the building opens.

The county board’s action was in keeping with recommendations for approval by Pasco County planners and the Pasco County Planning Commission.

Jeremy Couch is the applicant on the request. He often appears before the county board in his professional capacity, on zoning issues.

The proposed site of a new 10,000-square-foot office sits on 8.5 acres on North Dale Mabry Highway, about 1,900 feet north of the Hillsborough County line. (Mike Camunas)

His attorney, Barbara Wilhite, told board members that the application is a straight-forward request for an office in an area that’s been designated for retail, office and residential development.

She also noted its access is off of North Dale Mabry Highway.

But area residents wanted to be absolutely certain that the office won’t use the private road they live on.

John Calamari, who lives on Preston Lane, reiterated concerns he raised at the planning commission’s public hearing on the request.

He told the county board members: “I am a professional engineer. I’ve been licensed in multiple states for over 40 years and in the state of Florida since 1998. Prior to that, I was in construction. I’ve made my living that way for 50 years. I’m not opposed to construction and expansion. However, there are some items that need to be clarified.

“Mr. Couch just stated that he will not use Preston Lane for construction purposes, meaning as a haul road for heavy equipment and materials.

“However, he did not make it clear that it will not be used as a means of entry and exit for the occupants of his building, so that needs to be clarified.

“Secondly, it has been established that Preston Lane is a substandard drive.

“Preston Lane is only 10-feet wide.

“The paved surface does not allow passing of two vehicles. Somebody has to back down 500 feet, 900 feet, or they have to pull off on somebody’s driveway or a lawn. So, we would need to absolutely establish that it would not be used for vehicular traffic from the proposed office.”

Philip Passintino, another resident of Preston Lane, told commissioners: “We’re talking about protecting Preston Lane as a private road.”

He then showed board members a photo of a mail truck driving down the road, to help them visualize the road’s width.

“As you can see, a mail truck has to do a K-turn just to turn around to do the other side of the street.”

“Why do we care? Because we had to pay for a resurfacing awhile back for $35,000. We need to do that again. We were assessed $14,000 to make the corrections to Lake Como Drive, which is a feeder road to ours,” he said.

Area residents want to be sure that the road is protected.

They also wanted assurances that the buffering requirements will be met.

Wilhite assured the county board that her client will meet the county’s buffering requirements for the property.

Because of questions raised by the residents, Pasco County Commission Chairwoman Kathryn Starkey asked: “Will the applicant be using a private road to access his property?”

Commissioner Ron Oakley added: “I had the same question.”

Couch responded: “I swear, occupants of the building will not use Preston Lane for ingress and egress. I’m going to fence it off. I have no interest in using Preston Lane for anything. I’m going to put a fence on the perimeter and there will be no access to Preston Lane.”

He also told the board that the property is on North Dale Mabry Highway and he wants his business to have a North Dale Mabry Highway address.

After the board approved the rezoning, Commissioner Mike Moore remarked: “It is great to see more office, and congratulations on expansion because that means another Pasco County business is doing awesome things.”

Published October 12, 2022

Hale Road rezoning gets ‘no’ vote from divided planning board

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In the end, a majority of the Pasco County Planning Commission voted to recommend denial of  a rezoning requested for a 109-home subdivision in Land O’ Lakes.

The proposed site for the development is on the southwest and northwest corner of the Hale Road and Collier Parkway intersection, straddling Hale Road. It is approximately 5,700 feet east of U.S. 41, according to documents contained in the planning board’s Sept. 22 agenda packet.

The planning board voted 3-2 to recommend denial.

Opponents to a proposed rezoning on Hale Road want the request to be rejected. The sign also indicates a backlash against elected leaders, springing from dissatisfaction regarding Pasco County’s continued growth. (Mike Camunas)

That vote followed about four hours of testimony, with representatives for the applicant claiming the proposed single-family development is compatible with the sea of single-family developments surrounding it.

Opponents questioned the claim of compatibility, raised issues about Hale Road’s ability to handle the additional traffic, voiced concerns about potential environmental damage that could arise and cautioned against setting a precedent for increased development on similar properties on Hale Road.

In calling for denial, the planning board cited Hale Road’s substandard road conditions, incompatibility with surrounding development, and other issues.

County planners, however, had recommended approval of the request.

Next, the Pasco County Commission will consider the request. It has final jurisdiction on land use and zoning issues.

Cyndi Tarapani, of Tarapani Planning Strategies, represented KB Home, at the planning board’s meeting.

She told the planning board:  “We believe we made every reasonable effort to be a good neighbor.”

The future land use designation for the property allows up to six homes per acre, Tarapani noted. This proposal calls for 2.5 homes per acre.

The future land use designation would allow up to 214 homes. The applicant’s initial request was for 150, but that has since been reduced to 109, Tarapani said.

The developer also plans to use 50-foot lots on areas adjacent to neighboring subdivisions and plans to provide buffering, even though none is required, the professional planner added.

Plus, the developer will pay $281,600 to mitigate traffic impacts and will provide a left-turn lane into the property, she said.

But none of the developer’s changes appeased the opposition.

Opponents came ready for battle
An army of objectors — many wearing green shirts and some carrying signs — turned out to the public hearing.

The contingent included students from Land O’ Lakes High School who argued against the rezoning, based on research showing potential environmental threats.

Opponents repeatedly raised concerns about safety hazards on Hale Road, which the county deems a substandard road.

Mike Della-Penna, who lives nearby, said: “There haven’t been many improvements on Hale Road in the 32 years I’ve lived there and I don’t expect many to be happening.”

Others said the proposed density is contrary to existing lot sizes in nearby developments.

“You have an established pattern of development on Hale Road, and these lots don’t meet that standard,” said Lisa Moretti, who opposes the rezoning.

This sign urges rejection of a proposed rezoning on Hale Road, which would allow a subdivision of 109 houses on Hale Road. A portion of the proposed site is next to the Rosebud Continuum, at 22843 Hale Road. (Mike Camunas)

Moretti cited eight approved developments on Hale Road, which have larger lot sizes.

“The proposed development is 109 lots, over 2 ½ times as many as the largest approved development already there and over five times greater than the average approved development,” Moretti said.

“This (proposed) development is totally an aberration of compatibility,” Moretti said.

Dr. T.H. Culhane, another opponent, stepped up to the podium wearing a Patel College of Global Sustainability T-shirt.

“I request, respectfully, that you recommend denial for this land-grab application for this last tiny refuge of wildlife, this last sanctuary of sanity, in an increasingly sprawl-filled neighborhood,” said Culhane, a University of South Florida professor.

Culhane talked about working for six years at the Rosebud Continuum, at 22843 Hale Road. It’s a place that focuses on promoting sustainable living practices.

“I and my professional colleagues — graduate students — have conducted landscape research, habitat restoration and wildlife surveys.

“We’ve worked hard on invasive species removal and repatriation of Florida native plants and wildlife,” Culhane said.

“I scuba-dived Lake Rosebud to observe the alligators and fish, therein, and watched and delighted with the sandhill crane families and gopher tortoises that are all over making their nests, now that we’ve re-wilded the property.”

The Rosebud Continuum relies on the area’s existing character, he said.

“On the world stage, we know we can be far more innovative than the current Hale proposal,” said Culhane, who told the planning board he holds a master’s degree and PhD in urban planning from the University of California Los Angeles.

Michelle Dillard, a nearby resident, raised concerns about the potential runoff causing pollution of nearby lakes. Residents near King Lake already have spent thousands to improve the water quality in that lake, she said.

“We have to keep our lakes safe. We have to keep them alive,” Dillard said.

Speakers asked the planning board to protect the interest of current residents, rather than accommodating developers.

Brian Bishop — whose mother, Maryann Bishop, owns the property occupied by the Rosebud Continuum — said he’s concerned about adding traffic to Hale Road.

“I think we’ve already established that the situation on Hale Road is not a desirable one,” he said. “To me, this is a no-brainer.”

He asked the planning board to not allow KB Home “to make a bad situation worse.”

One resident invited the planning board members to come out to the area to watch traffic when school lets out. She said there’s one particular bicyclist, who has a large backpack on — that she’s seen nearly get hit on more than one occasion.

Russell Watrous, another rezoning opponent, voiced concerns about a potential precedent being set by approval of this request.

“There are four pieces of property on Hale Road, very similar to the one KB Home wants to develop right now,” he said. “We’re at a turning point in Land O’ Lakes, and you can see it. Almost every one of these feeder roads and back, secondary roads are being developed,” Watrous said.

Published September 28, 2022