Seven Oaks Parcel S-19 Multifamily, located between Sam’s Club and S.R. 56, east of Ancient Oaks Blvd., may finally be ready to move forward with a mixed-use residential/commercial project. (Map source: Pasco County, modified by NN)
More than three years after it was first reported that a developer had finally secured approval for the long-discussed Seven Oaks mixed-use apartment project just north of S.R. 56 and east of Ancient Oaks Blvd., new details indicate that construction on the long-vacant land next to the Wesley Chapel Sam’s Club could begin at any time.
The mixed-use development, currently referred to in county documents as “Seven Oaks Parcel S-19 Multifamily,” is planned for the still-empty lot immediately adjacent to the Sam’s Club parking lot (see map).
While the project does not yet have an official marketing name, its scope and design are now firmly in place.
According to recently submitted plans, the developer applied for a site development placard in November 2025, signaling that the project has cleared most major hurdles and is eligible to move forward.
Final construction plans were submitted to the county at the beginning of 2026, another key milestone that positions the project for an imminent groundbreaking.
The Seven Oaks Parcel S-19 project will span approximately 10.6 acres and feature a blend of residential and commercial space designed to complement the rapidly developing S.R. 56 corridor.
Plans call for two four-story buildings containing a total of 320 apartments — 188 one-bedroom/studio, 113 two-bedroom and 19 three-bedroom apartments. Similar to The Flats at Avalon Park Wesley Chapel project, the apartments will all sit above ground-floor commercial space, creating a walkable, truly mixed-use environment.
The commercial component will include approximately nine flexible retail or office ground-floor suites, located on the north side of Building 2A, totaling 26,099 square feet. These spaces are expected to attract a mix of small shops, professional services or (hopefully, at least from our standpoint) dining options that will cater to both residents and nearby shoppers.
A number of amenities are a major part of the project’s design. A central swimming pool will be located in the middle of Building 1, providing a shared outdoor space for all residents. Building 2A will include a four-story parking garage, helping to manage traffic and reduce surface parking.
In total, the site will provide 610 parking spaces, exceeding minimum requirements to accommodate residents, visitors and commercial tenants alike.
The land has remained vacant for years, despite its prime location, just steps from Sam’s Club and minutes from I-75.
When the Wesley Chapel Neighborhood News first reported on the project in November 2022 in an article entitled “Developer Finally Gets Approval for Seven Oaks Project,” many residents expressed cautious optimism that the property would finally be put to use after it was met with significant pushback — after the Pasco County Board of County Commissioners had placed a moratorium on new apartments in the Wesley Chapel area.
Now, with permits for the project advancing and construction authorization in place, that optimism appears increasingly justified.
While no official groundbreaking date has yet been announced, county records suggest construction could begin at any time, now that the site development placard has been requested.
Once under way, this mixed-use project is expected to bring new housing options, additional commercial services and increased activity to one of Wesley Chapel’s already-busy central intersections.
And, as growth along S.R. 56 continues, the Seven Oaks Parcel S-19 development represents another significant step in the area’s transformation from suburban crossroads to a denser, more urban-style commercial and residential hub.
Residents can expect to see additional updates in these pages as construction begins and leases for the commercial tenants are announced.
Construction at the intersection of K-Bar Ranch Pkwy. at MB Rd. (Photo by Joel Provenzano)
If it feels like Morris Bridge Rd. (MB Rd.) has been in a constant state of change lately, you’re not imagining it. From New Tampa through Wesley Chapel, this important north–south corridor, once considered little more than a two-lane country road, has seen closures, construction crews, and long-awaited reopenings — with even more changes on the horizon.
As Neighborhood News has reported over the past several years, MB Rd. is gradually transforming from a quiet rural connector into a critical link between several fast-growing communities in Hillsborough and Pasco counties.
Here’s a closer look at what’s recently been completed, what’s under way, and what’s still to come — with a focus on three intersections that are shaping the future of the MB Rd. corridor.
MB Rd. At Future K-Bar Ranch Pkwy.
As we first reported in April 2024, the final phase of K-Bar Ranch in Hillsborough County is more than just another residential expansion — it’s a long-planned transportation connection that will finally open all of K-Bar Ranch to MB Rd., benefiting both New Tampa and Wesley Chapel residents alike. That vision is now becoming reality.
Construction is under way on the eastward extension of K-Bar Ranch Pkwy. past Easton Park to MB Rd. Once completed, this connection also will allow access from Wesley Chapel, including from Union Park and Meadow Pointe, via the planned Wyndfields Blvd. extension to the south and the existing Meadow Pointe Blvd. extension.
The map of the planned K-Bar Ranch Pkwy. extension we ran in Apr. 2024. (Source: NN)
Although the Neighborhood News first told our readers the story of this future connection about a year and a half ago (see map), crews are now actively building the new phase of K-Bar Ranch, and the collector road that will extend Wyndfields Blvd. south into the New Tampa development. For Union Park residents in particular, this means a new and more direct route into Tampa — and fewer bottlenecks on already-crowded roads.
Turn lanes are currently being added along MB Rd. at the future K-Bar Ranch Pkwy. intersection (top photo), and a traffic signal will follow. The signal is required under the developer agreement and will help manage the increased traffic once the road opens.
According to the K-Bar Ranch III CDD Preliminary Engineer’s Report (Jan. 2025), construction on the overall final build-out is planned to run from Mar. 2025 through December 2028, and is broken into two phases.
Phase 1 includes 471 single-family homes, followed by 188 townhomes in Phase 2. Based on issued permits and the pace of construction, it’s likely the road connection will be completed before Phase 2 even begins — possibly even this year.
In short, the long-anticipated direct connection between K-Bar Ranch, Union Park, Meadow Pointe and MB Rd. is now closer than ever.
MB Rd. At Bonnet Hole Dr.
Just north of Cory Lake Blvd. (less than two miles south of Cross Creek Blvd.), the Hillsborough County section of MB Rd. reopened the week of Christmas after a full closure that frustrated many residents — particularly those still remembering the road’s prolonged shutdown following Hurricane Milton in Oct. 2024.
The Dec. 8-Dec. 22 closure was necessary to complete stormwater drainage repairs between Apache Dr. and Bonnet Hole Dr., as Hillsborough County explained in a public release. To put it plainly — collapsing and aging culverts under the roadway had to be fully replaced.
Although only a small segment of MB Rd. was actually shut down, detours were lengthy due to the lack of alternative routes. During our communications, county officials acknowledged the inconvenience to residents.
Typically, fully closing the road allows crews to complete the work much faster than staged lane closures would have, especially on two-lane roads where it’s harder to shift traffic and breakup the digging into two phases, due to limited space.
Chris Wilkerson, senior media relations strategist for Hillsborough’s Public Works Dept., told us this single stormwater project cost approximately $240,000. When asked if more closures are coming, Wilkerson confirmed that two additional stormwater-related closures are expected on MB Rd. in 2026 — one just north and one just south of the recent work area — so residents will need to keep an eye out for when those closures are announced.
MB Rd. at Chancey Rd. (Pasco)
Meanwhile, in Pasco County, the long-closed intersection of MB Rd. between S.R. 56 and Chancey Rd. finally reopened just before Christmas, ending months of detours and speculation about what went wrong.
Despite early rumors of the closure being caused by a “sinkhole,” Pasco officials clarified that the issue was actually a damaged, buried 16-inch water main. When the main failed, it washed away soil beneath the roadway, creating a large underground void that looked like a sinkhole, but was not a traditional limestone collapse.
The unexpected discovery of the water line — struck during routine work — complicated the repair. Replacement parts had to be specially ordered, delaying construction for months. Pasco officials had warned residents back on Sept. 19 that delivery and installation of the water main alone could take at least eight weeks, followed by another five to eight weeks to rebuild the road.
In the end, the project was completed almost exactly within that extended timeframe.
But, while the intersection is now open, some residents have been disappointed to see no new left-turn lanes added. According to Pasco officials, those improvements are part of a larger widening project that is still in development.
The county’s current Capital Improvement Projects (CIP) list, adopted in June 2025, shows plans to widen MB Rd. to a four-lane divided roadway between S.R. 54 and S.R. 56. Construction is tentatively scheduled in two phases:
2028 – From S.R. 54 south through the Chancey Rd. intersection
2029 – From south of Chancey Rd. to S.R. 56
Of course, the project has already been delayed once and timelines could change again.
The Big Picture
Taken together, these three intersections tell the story of MB Rd. today — a corridor under pressure from rapid growth, environmental challenges and aging infrastructure — but also one that’s steadily being improved.
Some work is finished, some is still under way and more is coming in the next few years. For residents of New Tampa and Wesley Chapel alike, the changes along MB Rd. promise better connectivity in the long run, even as the short-term disruptions unfortunately continue.
As always, the Neighborhood News will keep you updated with what’s happening with the MB Rd. corridor — one closure, one construction zone and one reopening at a time.
Some Neighbors In Meadow Pointe Adjacent To The New Development Have Concerns About Flooding, Noise & More
Photo provided by Judy Johnson
Introduction by Gary Nager
Story by Joel Provenzano
Although some locals still firmly believe that the area needs a Trader Joe’s market even more, there’s no doubt that the beginning of construction of our area’s first and only Whole Foods market is among the most hotly anticipated new developments in Wesley Chapel.
Some of the long-term residents who live in the adjacent Meadow Pointe I community, however, aren’t necessarily as excited. They’re wondering, when it comes to development, how close is too close?
With Whole Foods now under construction, some of those neighbors are voicing their concerns to the Neighborhood News.
These neighbors in The Savannahs subdivision of Meadow Pointe I are asking a number of questions, including one big one:
If a man-made retention pond was built as an original feature of a community’s design and has been part of your backyard since 1992, don’t you have the right to assume that the pond was there to stay?
Why would anyone assume otherwise? In our area, it is virtually unheard of that ponds near established community homesites would end up being removed.
But, there is a pond located behind the homes on Openfield Loop that is being removed for this new commercial development — despite multiple failed previous attempts to develop the 16-acre property located north and east of the intersection of Aronwood Blvd. and Bruce B. Downs (BBD) Blvd. into a full-fledged commercial site — and the fact that no previous developer had proposed removing the pond.
All of the neighbors we spoke with understood that the land would eventually be developed into a neighborhood commercial site, as it has been zoned for that purpose since before their homes were built adjacent to it.
What these homeowners could not have anticipated, however, was that the latest developer (SJC Ventures) would propose moving that development even closer to their backyards by eliminating the natural buffer the pond provided — anywhere from 50-200 feet, depending upon which lot your house was located.
And that, the homeowners told us, is where the true concern lies: the edge of the parking lot would now only be 15’ from some of their backyard property lines — close enough to throw a paper airplane and hit a parked car.
The expansive pond buffer — along with the previously approved 20-foot landscape buffer for the southernmost home, as shown in an earlier plat — are being eliminated. In its place, a standard white vinyl fence (possibly) and a uniform 15-foot buffer would directly separate six homes (see map below) from a 160,000-sq.- ft. commercial center, while the views of an additional four homes would be indirectly impacted.
Put plainly, the pond would be removed to make room for approximately 90 of the development’s 881 proposed parking spaces.
That said, the removal of existing man-made ponds for site reconfiguration does occur — just not typically in a young, rapidly growing area like Wesley Chapel, where fresh commercial developments are still popping up all over.
This type of development change normally takes place in older areas where outdated commercial developments are torn down, ponds are removed and new drainage facilities are put in place — whether that be in the form of relocated new ponds, or below-ground “vaults” to provide for more building area or parking.
It’s crazy to think that at 33 years old, and without any aged commercial development, that this parcel fits that criteria, as it is one of the oldest commercial lots (per zoning) in Wesley Chapel.
At its core, this issue reflects the broader tensions that accompany growth and development — where long-held expectations about how things were, or were meant to remain, collide with the sometimes unfortunate realities of change. It is a familiar struggle, one that increasingly places evolving commercial developer interests at odds with those of existing residents — a dynamic we have found ourselves reporting on with growing frequency.
Can more compromise and common ground be found, so everyone still gets what’s important to them?
The Developer’s Goal
The site plan showing the locations of Whole Foods & Lifetime Fitness on developer SJC Ventures’ site plan. We don’t yet have info as to exactly where, or even in which buildings, the other businesses mentioned in the story will be located. (Site plan source: Pasco County)
The goals of neighborhood commercial development are to provide needed services and jobs for nearby residents and, of course, to make money. Having options of where to shop, where to eat and where to get health care can make an area more desirable and more enjoyable as a place to live, because people generally appreciate having proximity, freedom of choice and variety.
The affected homeowners we spoke with understand this, and wanted to make it clear that they’re not against the commercial development now under construction from SJC Ventures, but they do have some concerns.
Meanwhile, most everyone who isn’t directly abutting the property has taken to social media to let everyone know how happy they are that the area is getting the major anchor tenant:
Whole Foods — The 35,518 sq.-ft. modern grocery store owned by Amazon. As mentioned earlier, only a Trader Joe’s might have caused more excitement, but unfortunately, we spoke with Trader Joe’s corporate, which said the company currently still has no plans for a Pasco location. Many Amazon Prime members, however, are rejoicing, because of the benefits and deals offered by Whole Foods to Prime members.
Lifetime Fitness — The club is to be the second (and larger) standalone tenant. Lifetime is a slightly more upscale full-service gym that will offer everything — including two large outdoor swimming pools. Some of the homeowners we spoke with said the pools will cause additional noise and lighting at night (the Lifetime gym on Harbour Island stays open until 10 p.m. on weeknights and until midnight on weekends) that might not have been necessary if everything was fully indoors.
As gyms go, Lifetime Fitness will be quite large, offering two levels and nearly 84,500 sq. ft. of indoor floor space, plus the outdoor pools. Anyone familiar with gyms understands that this means a very large amount of parking is needed.
The Lifetime building will have a maximum height of 45’, according to the site plan. The edge of the gym building will be 92’ from the closest residential property.
The remaining property will be 40,450 sq. ft. of strip-style shops and restaurants and will include the following tenants:
PopUp Bagels — A highly rated bagel shop with existing locations in Carrollwood and the Westshore business district. Pop-Up Bagels serves hot, whole bagels with a variety of rotating shmears (cream cheeses). It’s a place for bagel purists.
CAVA — A popular quick-service Mediterranean restaurant that serves healthy food fast (ordered and made at the counter), a chain that is quickly spreading across Tampa Bay, with 10 current locations.
Naked Farmer — A very highly rated American-style “farm-to-table” quick service restaurant (ordered and made at the counter; like a more upscale Fresh Kitchen) with flavorful, healthy options. Naked Farmer has two existing locations in South Tampa, including one in the Water St. area of downtown Tampa.
Petfolk — Veterinary & Urgent Care with multiple locations across Florida.
The Tox — A popular wellness and detox spa with a highly rated location in South Tampa.
Nail Salon — Tenant TBD.
According to an SJC Ventures release, there’s still roughly 15,000 sq. ft. available. Health, wellness and wholesomeness seem to be the overarching themes for this development, with SJC expecting to have these businesses start opening in the 2nd quarter of 2027.
Digging Deeper
The map of the area showing where the development (outlined in red) will be located. Please note that the location of the red line is approximate and is not intended to provide an exact location of the boundaries of the project. (Inset photo) The flooding on Openfield Loop caused by Hurricane Milton. (Map source: Google maps modified by Neighborhood News)
We had a chance to meet with many of the affected homeowners in person, and speak with them as a group. They’re all long-time residents in one household each in The Savannahs:
• Judy Johnson (8-year resident)
• Laura Knight (name she asked us to use, a 17-year resident)
• Jill McDaniel (32-year resident)
• George Ryan (32-year resident)
Each had a chance to share what they felt were their important personal issues with the project, and a few common themes emerged:
1. Flooding
2. Privacy/Security/Noise
3. Lighting
4. Setbacks/Buffers
We reached out to SJC Ventures through its general contractor (VCC Construction), and although SJC has been responsive to the homeowners, the company did not respond to our inquiry (at least not by this issue’s deadline).
However, both Pasco County and the Engineer of Record for the developer’s project, David Fauxan, did speak with us to provide some clarity about the development codes and practices being called into question by the homeowners, as well as our own technical questions.
Fauxan also has been an engineer on the original Meadow Pointe project since its conception in the early 1990s.
Amanda Hunter, a public information officer for Pasco County, says that, “The county is aware of the homeowner concerns and has attempted to address those.” However, the homeowners told us they were not impressed with the county’s communication and that no one from the county had visited with them in person, to see their concerns first hand, including:
Flooding — For the residents, the proposed removal of the pond has created concerns about flooding, especially considering that flooding during Hurricane Milton left water coming literally right up to their doorsteps (see inset photo above). The residents fear that if the pond wasn’t there, that water would have come right into their homes.
Hunter responded to the flooding concerns with the following statement: “The developer is retaining storage for stormwater under the parking lot, via a vaulted system, instead of an open stormwater pond.”
Fauxan added that the vault system would provide just as much, if not greater retention, than the pond to be removed. We confirmed that the plans do show an extensive vault system under most of the parking lot.
“Honestly, the whole site could have been a pond, and it still would not have fixed the issue,” Fauxan says about last year’s flooding. Ironically, he mentioned that the adjacent Trout Creek watershed, which goes all the way up to S.R. 54, has been strained by development over the years, changing the flood plain from what it used to be.
He added, “The flood elevation used to be ‘X’ back in 1992 (when the homes were built). But now, it’s ‘X’ + 4 feet,” meaning that the flood zone boundary actively shifted from where it used to be. “We’re raising the [project] site elevation [by up to] 2 feet because the new buildings need to be 1 foot above that new flood elevation.”
Homeowner George Ryan confirmed what Fauxan explained, saying that his home, which was previously in Flood Zone X, is now in Zone AE “per the revised boundary,” so he has to have flood insurance for the first time in the 32 years he’s lived there — and that occurred before the SJC development ever broke ground.
What does all this mean for the homeowners? Allegedly, if the area sees another Milton-like storm, which dumped 15” of rain, the water will rise again to exactly where it was after the hurricane, regardless of the pond. But, only time will tell if all of those calculations are correct.
Fauxan explained that one small improvement is planned to address existing conditions. Once a more detailed survey of the area between the residential and commercial properties has been completed, the developer intends to grade the commercial site to actively collect any water that falls near the shared property line — close to the existing wall — and redirect it into the site’s stormwater management system.
The retention pond to the left of this wall will be removed under the SJC Ventures development plan. (Photo by Joel Provenzano)
Privacy/Security — Since the pond was previously supposed to act as a natural buffer, the community only built the roughly 6-foot-tall brick wall (photo) up to the first home at the pond’s edge, where it abruptly ends. This means that three other homes will have no physical separation between them and the development’s parking lot, other than the planned landscaping.
Fauxan said that the developer intends to install a white vinyl fence to mitigate this concern, stating that the fence was shown in the development’s landscaping plans.
However, the homeowners said that, based on what they were told, the fence would be at the developer’s discretion, and a review of the August landscaping plans showed only trees and hedges along the property line, but no fence.
It’s possible the latest landscaping plans were not uploaded to the permit site.
Lighting — With a building and parking so nearby to their homes, the homeowners are concerned about lighting spilling into the properties, but we were not able to locate a light plan or a lighting analysis, so it’s difficult to analyze what those levels may be. Trees and shrubs in the buffer should help to reduce the light pollution.
Setbacks/Buffers — According to Fauxan and Pasco County, all of the project’s buffers meet the current code. But, while it’s within the acceptable threshold, is it still too close?
When we asked the county why a 30’ setback wasn’t used or why the 20’ buffer from the previous plat was reduced to 15’, the county responded: “The plat in [that question] is a reference to an older project that was not pursued. Per Table 905.2-D of the land development code (LDC), a type ‘B’ buffer is required between commercial and residential uses. A type ‘B’ buffer is 15 feet wide. Note — a landscape buffer and its width are different than a building setback, per our Zoning Code in Chapter 500 of the LDC, which is what you’ve referenced.”
In addition, “As a note, this project meets the building setback requirement. It’s not a construction setback, but a setback from a structure. The structures are set back appropriately and in accordance with the land development code.”
This means that while commercial structures must be set back at least 30’ from the adjacent residential property line, parking is permitted to be within 15’ of it, underscoring how technical compliance does not always equate to neighborhood comfort. Paper airplanes away!
(Above, left & right) The Hueland Pond Blvd. extension, which will be called Maggie Hill Blvd., is shown in the maps of two new planned communities in Wiregrass Ranch. (Map source: Pasco County)
The Wiregrass Ranch area north of S.R. 56 is about to get another major connector road — with construction anticipated to start very soon.
Since it was first built in 2016, Hueland Pond Blvd. (see maps) has ended at a large T-intersection with S.R. 56. That will soon change, as the Wiregrass Ranch development submitted final engineering plans with Pasco County on Oct. 14 to extend Hueland Pond Blvd. further to the north by about a mile, past S.R. 56 and through the cow fields, intersecting with another recently extended corridor — the east-west Chancey Rd.
The new Hueland Pond Blvd. extension will be known as Maggie Hill Blvd and will connect and align exactly where the new back gate for the 55+ community of Esplanade at Wiregrass Ranch is located.
The extension of Hueland Pond Blvd. is being designed to serve a couple of upcoming communities and will be a 4-lane divided roadway with 10’-wide sidewalks on both sides, making it very pedestrian-friendly.
Flanked by the 76 gas station on the east side and Florida Cancer Specialists on the west, the intersection of Hueland Pond Blvd. with S.R. 56 will become yet another major roadway for Wiregrass Ranch, as development continues around it.
These road improvements were approved nearly 20 years ago under the original Wiregrass Ranch Master-Planned Unit Development (MPUD) plan, and since that time, Maggie Hill Blvd. always been shown on the master development map as a critical future road, being placed in a sweeping ‘S-shape,’ almost exactly where the old cattle ranch service path (above photo) exists today.
Per the development agreement with the Florida Department of Transportation (or FDOT), Wiregrass Ranch will be responsible to construct a traffic signal on S.R. 56 once traffic volumes at the intersection warrant one. The intersection will eventually feature dual left turn lanes in each direction.
All of this will probably come sooner rather than later, because plans have also been submitted for two new communities (pictured in the two maps) to be constructed on the north side of S.R. 56, both taking advantage of the upcoming extension of Hueland Pond/Maggie Hill Blvd.
The first one will be a 225 single-family-home community with access directly off of Maggie Hill Blvd, and the other one will feature 111 single-family homes with access off of Chancey Rd. — both on the west side of the proposed Hueland Pond/Maggie Hill extension.
Unfortunately, no builder info has been announced yet, nor do either of the planned communities yet have a name, but preliminary plans have been submitted that are being reviewed by Pasco County.
This photo (above) is looking south from Chancey Road across the cow fields toward S.R. 56, at the point of future connection of Hueland Pond/Maggie Hill Blvd.
Ziggi’s Coffee Drive-Thru has updated its permit application, which previously announced that the growing coffee chain was going to open on Mansfield Blvd.
But, new plans now show that Ziggi’s will instead open on Hueland Pond Blvd., just south of S.R. 56 and the 76 gas station and Daybreak Market (see map, left).
The new permit application announcing this different location was just submitted last month. Preliminary site engineering plans have been submitted for Pasco County’s review, which say:
“The project proposes the development of a new 1,800+/- sq. ft. coffee shop with a drive through, associated parking and drainage improvements.”
Ziggi’s Coffee currently has about 100 locations in 18 U.S. states, but only one other location — in St. Augustine — currently open in Florida . The company is in a rapid growth phase, however, with more than 200 additional Ziggi’s Coffee locations now in development. For more info, visit ZiggisCoffee.com. — Joel Provenzano & GN
