The Hangry Joe’s Hot Chicken & Wings “Mega Sando,” with cheese, waffle fries & Hangry Sauce. (Photos by Gary Nager and Joel Provenzano)
Hangry Joe’s Hot Chicken & Wings is now open in Wesley Chapel! The new chicken-focused, quick-service restaurant has opened on the north side of Wesley Chapel Blvd. just west of I-75, in front of The Grove, next to Brooklyn Water Bagel (in the former location of King of the Coop).
This is the eighth Hangry Joe’s location in Florida. The Wesley Chapel restaurant’s Grand Opening was held on Oct. 19, following a “soft” opening a few days before. The husband-and-wife team of Nico and Jalahany Gutierrez was on hand for the Grand Opening, making sure everything was running smoothly in their new franchise, as the line outside their location began building several hours before the new Hangry Joe’s opened.
First-in-line Richard Coley celebrates theribbon-cutting at the new Hangry Joe’s in Wesley Chapel, then enjoys his Mega-Sando
In fact, Zephyrhills resident Richard Coley, who was first on line, said he arrived “at about midnight” in order to be first. He even brought his own comfy chair with him!
As to why Richard — who said this was his third attempt at being first on line for a Hangry Joe’s opening (he was first in Zephyrhills and third at Cocoa Beach, when he said a couple came to the soft opening the day before “and just never left”) — is so taken with Hangry Joe’s, he said, “It’s the biggest chicken sandwich I’ve ever seen in my life…and it’s delicious!”
Richard was guaranteed one of the 25 top prizes given away to the first 100 people on line — one free “Sando” per week for a year (Jannah also got one of the 24 other randomly-distributed top prizes) — and as promised, the first 100 attendees all were served within the first hour of the new Hangry Joe’s opening.
Owner Nico Gutierrez (atleft behind the register) helped his employees deal with the crowd at the Grand Opening
Meanwhile, Nico, a Wesley Chapel resident for 14 years, wasn’t afraid to get behind the counter and help out both his customers and his staff. He wore a Hangry Joe’s branded polo, setting the example for his employees.
Nico also owns Code Ninjas, located in the New Tampa Center plaza at Bruce B. Downs (BBD) Blvd. at New Tampa/Cross Creek Blvd.
As to why someone who has a long professional background in software engineering got into the restaurant business, Nico said, “I worked in restaurants when I was younger and knew I would eventually get back to it.” He also said he got connected with the Hangry Joe’s brand when he was invited to a Founders Dinner back in February because he wanted to learn more about the franchise. From that first meeting to opening in October, things obviously moved pretty quickly.
The line stretched around the building by the time the new Hangry Joe’s opened.
When asked what really sets Hangry Joe’s apart from its competition, Nico explained that it’s the Korean touch — from the way the chicken is prepared to the way it’s fried. According to the company’s website, “Founders Derek Cha and Mike Kim [both from South Korea] are the dynamic duo behind the success of Hangry Joe’s Hot Chicken & Wings…,” and that, “Their meticulous approach to sourcing ingredients, like locally-raised chickens and Korean gochujang peppers, ensures that each dish is a perfect blend of heat, sweetness, and smoky goodness.” The company also prides itself on never freezing its chicken.
Unlike many fast food restaurants, the food that came out actually looked better than the pictures on the menu board! The “Sando,” their normal-size fried chicken sandwich, was plump and juicy, lightly fried, with the right amount of pickles and slaw, on a beautifully toasted bun.
The “medium” sauce had just the right amount of heat and flavor. For more extreme tastes, try the “Mega Sando” which is a huge half- pound chicken breast, and go all the way up on the heat scale to “Angry Hot,” but be aware that you’ll have to sign a waiver if you do!
In addition to sandwiches, wings and Kore- an-style nuggets, Hangry Joe’s also offers chicken & waffles, waffle fries, mac & cheese, salads and wrap sandwiches.
The new Hangry Joe’s Hot Chicken & Wings is located at 27835 Wesley Chapel Blvd., Unit 102. For more info, visit HangryJoesWesleyChapel.com or call (813) 519-4997.
Try the crispy wings with soy garlic sauce & Reese’s shake.
The smaller dirt mound near Enterprise care rental on Mansfield Blvd. is expected to be home to a drive-through coffee shop & self-storage facility. (Photos by Joel Provenzano)
If you thought we were done after last issue’s updates about some of the new businesses now open or still coming to Mansfield Blvd. in Meadow Pointe (and Wiregrass Ranch), guess what? We’ve got quite a few more for you!
Drive-Through Coffee & Self Storage
Ever since the end of 2023, when a 400’ long and 25’ tall dirt mound, perfectly shaped like a car jumping ramp, appeared along Mansfield Blvd. in the dirt lot near the new Enterprise car rental place, bets could have been made that more than a few passing motorists probably envisioned what it would be like to take a Dukes of Hazard or Evel Knievel-style jump off the end of it. It was just beckoning.
Well, if you didn’t do it — and we’re assuming no one did — you won’t get the chance again, as that dirt mound has been whittled away over the past few weeks and is being used to level out the rest of the roughly 21 acres of property owned by Wiregrass Ranch upon which it sits. The property is now being prepared for some new and future developments.
On the 1.6 acres immediately adjacent to Enterprise, it’s been long rumored that a drive-through coffee shop, specifically Ziggi’s, was going there. That is still a possibility, as site plans for the coffee shop were approved by Pasco back in June of 2023, showing a 1,947-sq.-ft. building, plenty of parking (23 spaces), and a long drive-through lane that could handle a 14-car queue from the window, which would put most Starbucks to shame.
It’s still not known for sure if Ziggi’s will still be the brand coming, or if what’s shown in the approved plan is what will be built at all. Time will tell after they’re done moving the dirt. Nothing else has been submitted yet for that parcel.
On the remaining 19.30 acres, there’s only one other development currently being proposed — and it’s likely to be the subject of still more jokes on local Facebook pages — a 102,600-sq.-ft., 3-story self-storage facility on the southern half of the property, furthest away from Mansfield Blvd. (near the school access road).
Plans for this storage facility were started months ago, but the most recent layout was submitted this month, making it a safe bet that this project is moving forward towards vertical construction. This would be the second self-storage place in Wiregrass Ranch, as a Morningstar storage (located behind the Audi dealership) opened in late 2018.
On the northern half of the property (closest to Mansfield), no business development plans have yet been submitted to the county, so Wiregrass is likely just making it “pad-ready” for future development with all those bulldozers — where the land is compacted, graded (leveled), zoned & platted, with approvals and utilities ready to go.
In these cases, specific building permits might be all that’s needed in the future.
Bay Paws Pet Resort
Back in our Apr. 16 issue, when we first announced Bay Paws Pet Resort was coming next to Wiregrass Ranch High, construction had not yet begun and building materials were being piled up behind a temporary chain link fence, in preparation for what will surely become a popular place for local pet owners.
There’s been a lot of progress on the Bay Paws Pet Resort on Mansfield Blvd.
Those materials have now taken shape, and the 15,000-sq.-ft. pet resort is coming together at a fairly brisk pace, with substantial and visible progress being made every week.
As the sign hanging outside states, Bay Paws will offer boarding, daycare and grooming on site (along with numerous other services). With it being located next to the schools, I’m sure many parents will be dropping off all their children (furry ones included) in one trip. The facility will offer a portal where customers can use cameras to monitor their pets throughout the day.
In addition to the building, there’s also going to be a generous 17,375-sq.-ft., fenced-in “outdoor turf group play area” and, according to the recently created Bay Paws Wesley Chapel Facebook site, this outdoor area also will include a “state-of-the-art splash pad” (there’s a cute video of what that looks like, with dogs enjoying it, on the Facebook page), like the one at the new Bay Paws location that just opened in Trinity. The page also says that a “Fall of 2024”opening is planned, with the exact opening date still to be announced.
MH Nail Studio
Two suites down from the new Enterprise Car Rental, and also in front of Wiregrass Ranch High, is the recently opened MH Nail Studio. While this isn’t the first nail salon in Wiregrass, it is the first one centrally located and closest to all the neighborhoods surrounding Mansfield.
The inside of the 1,800-sq.-ft. nail studio is a pleasant place to be, nice and bright (while still having soft lighting), with a very airy feeling, not too big or too small, with tall ceilings and everything appropriately spaced apart — MH has a well-executed and modern upscale layout with a welcoming staff.
Originally planning to open in August, some delays ended up pushing the salon’s Grand Opening to Sept. 12. Owner/operator Rubin Bao said that he lives just outside of Wesley Chapel, but decided to start looking for a location in Wesley Chapel, specifically the Wiregrass area, because he saw it as a developing and expanding area poised for growth.
Rubin explained that they signed this location in November of 2023 and had permits for construction in April of this year, and have worked diligently since then to get everything ready. Rubin credits his family and friends for helping him out, and getting him quickly past the learning curve of how to start and operate his very first Nail Studio.
He also credits and appreciates his customers for getting word out about their opening and says that being right near multiple schools has worked out pretty well, as staff from those schools, including one of the principals, has visited and told others about their experience.
And, since a lot of parents pick up their high schoolers from that plaza/gas station area, many have come in to check it out and decided to get their nails done together. He said it’s typically hard to find parking for about a 15-30-minute window each school day in the afternoon, but the exposure is a great upside!
When asked if he knew what was coming to the empty suites on either side of his nail salon, Rubin stated that he heard one might be a ramen noodle place. We’ll see!
Meadow Pointe II To Build On Empty Mansfield Blvd. Lot
A game plan has been formulated, and preliminary designs are finally moving forward for the large empty grass lot next to the Kids R Kids Learning Academy, on the southeast corner of the signalized intersection for Mansfield Blvd. (photo below) and County Line Rd., directly across the street from the neighborhood CVS Pharmacy.
This empty lot sits right in the heart of Meadow Pointe II, caddy-corner from the existing clubhouse, and is being planned as additional facilities for the community.
Justin Wright, the operations manager for Meadow Pointe II, says that, “The plan is to build a multiuse building for Meadow Pointe II. There are no plans [drawings] at this time as we just selected an architect to start the design process.”
The architect referred to will be Renker Eich Parks Architects, who were selected by community staff in August of this year. They are a local firm from St. Petersburg, who specialize in historic preservation and urban planning, but have done a number of public school and government building design projects, including for USF and the Pasco County School Board.
According to Wright, the uses of the future space are being specifically envisioned for maintenance operations, meetings and staff office space. The target year for construction to begin is 2025, and the community has currently set aside $900,000 for the building.
The additional land was purchased by Meadow Pointe II in November of 2018 from Trout Creek Properties for $850,000 (according to appraiser records). The total size of the parcel the community owns on that corner is now 5.32 acres, which includes the existing paved access road and the drainage pond behind (to the east of) Kids R Kids, and part of the wetland to the south. The buildable project area, that most residents see as the empty grass lot next to the signal, will be between 1.5-2 acres of the total 5.32 acres.
This current proposal might be a relief to many who have seen this lot sit mostly empty for 25 years, except for some rubble/rock piles and the occasional semi-truck that used to park out there.
The previous major proposal, that caused an uproar with the community residents in 2017-18, even leading to a signed petition against it and the eventual purchase of the property by Meadow Pointe II, was for a 7-Eleven gas station, which ended up going in front of Wiregrass Ranch High instead, at Mansfield and Hueland Pond Blvd., and which opened in 2022.
Despite some confusion when it first became operational, the new traffic signal at the intersection of Mansfield Blvd. & Oakwood Preserve Blvd. has helped calm traffic in the area. (Photo by Joel Provenzano)
The new traffic signal at Oakwood Preserve Dr./Wiregrass School Rd., in front of John Long Middle School, Wiregrass Ranch Elementary, and the back gate for The Ridge at Wiregrass community (see map below), was put into operation just in the nick of time for the start of the 2024-25 school year. In fact, the signal didn’t change from blinking yellow to full operation until Aug. 10, or just two days before school started throughout Pasco County.
Because of a number of delays, the county was only able to have the signal in “flash mode” for two days before that, whereas most new signals blink for at least 7-14 days before becoming operational, so motorists who drive through the area can get used to seeing it at that location.
Some observant drivers may have noticed that these delays, and the rush to get the signal turned on before the start of school, at first caused some pretty serious safety concerns.
But, with the ‘flash mode’ lasting only two days, that gave very little time for motorists to get acclimated to the new signal. This was initially made worse by the fact that since this intersection has been a 4-way stop for two years, most drivers using Mansfield were used to coming to a complete stop from each approach. It was extra confusing because the overhead signals for the Mansfield traffic began flashing yellow, even though the ground-mounted stop signs that had long been at that intersection (with their flashing red signals on top) were still there and operational.
To generally avoid confusion, national traffic engineering standards (as listed in the Federal Highway Administration’s Manual on Uniform Traffic Control Devices for Streets & Highways, or MUTCD) requires that if any flashing light is present, its color must match whatever condition is present, so with a stop sign for each approach, the overhead signals on the new span should have been flashing red for all directions (according to the standards), but it was flashing yellow instead for Mansfield, causing a mixed message.
Because of these inconsistent colors, it was directly observed that some motorists were still stopping at the stop sign like they should have been, while others on the same approach didn’t notice the stop signs, or were confused, and continued through the intersection without stopping (as most people do when they see an overhead flashing yellow signal). This caught many motorists who were turning from the side streets off guard, since they were expecting the Mansfield traffic to stop, naturally causing a few near misses and horn-honking.
Luckily, this confusing set-up was only present for two days before the stop signs were removed (from all four approaches) and the signal put into full operation. But, that did create another issue.
Since it was done so quickly, some motorists were observed coming to a complete stop at the stop bar, even though they had a solid green signal, likely because their subconscious muscle memory was taking over, since they were used to always stopping there. Horn honkers behind them alerted them to their error, and they proceeded on their way.
This happened four times while we were taking photos and observing the intersection, a full week and a half after it was put into normal operation. Even with the advanced “Signal Ahead” signs, it seems that there’s no replacement for time.
Concerns About Pedestrian Safety
To address pedestrian safety at the new signal, the county did something local motorists are used to, by giving it an “exclusive pedestrian phase,” which means that when the “Walk” symbol comes on after the button is pushed (at any time of day), it comes on for all of the crosswalk directions simultaneously, requiring ALL directions of vehicular traffic to stop without moving, including the right turns, until the walk phase ends, exactly like the operation of the signal down the street at County Line Rd. in front of the Meadow Pointe II clubhouse.
The location of the new traffic signal on Mansfield Blvd. in Wiregrass Ranch. (Google map modified by NN)
To help enforce the right turn restrictions, electronic “blank-out,” “No Right on Red” signs were installed next to the eastbound and southbound approach signal heads, and similar static signs were installed facing the northbound and westbound approach signals. But, the county also left cable coiled up on the line for more future electronic signs, if the need arises.
Crossing guards (trained as traffic control officers by the Pasco Sheriff’s Office) are still present at the signal on school days, to help out pedestrians. Since they are traffic control officers, they can direct traffic to move as needed, despite what color the signal shows, requiring motorists to pay attention to their commands and use extra caution when approaching the intersection.
Unfortunately, during our most recent visit, some motorists were observed still stopping at the red light, even though the crossing guard was clearly waiving them through.
The Need For The Signal
Mansfield Blvd. has seen its share of improvements over the past few years, many of which (including this signal) were geared towards safety. The original 4-way stop was installed shortly after it was announced by Pasco County Traffic Operations representative Venkat Vattikuti, at a meeting with Meadow Pointe residents in the fall of 2022. Eventually, flashing beacons were installed on top when it was clear that many residents were not “seeing” (or obeying) the stop signs.
Then, in 2023, there was resurfacing on Mansfield to address pavement that was quickly becoming gravel and flashing pedestrian beacons were added in front of the entrance to the Wrencrest subdivision in Meadow Pointe in 2024.
The all-way stop was continuous from the start. Many residents appreciated the interim solution (before the signal could be funded and installed) because of how it helped with pedestrian safety, but other residents felt that it unnecessarily backed up traffic by stopping every single vehicle on the main road.
What About The High School?
Traffic still may back-up a little at the time when the crossing guards are out there at the new signal, since the middle and adjacent elementary schools dismiss students only a few minutes apart from each other. However, traffic around the time of Wiregrass Ranch High’s dismissal has been observed to be much better at this intersection.
Back when it was just a 4-way stop, traffic would sometimes be seen backing up on Mansfield Blvd. for half a mile from the southbound stop sign, from traffic leaving the high school heading back into Meadow Pointe.
Now, the biggest issue for the high school seems to be a relic of its original design — the two outbound lanes onto Mansfield at Hueland Pond Blvd. Back when the high school opened in 2007 the entrance/exit was (for two years) strictly to the intersection where the new signal is at The Ridge, where Mansfield (at that time) came to an end.
Between 2007 and 2009, Mansfield Blvd. was extended northbound at the same time S.R. 56 was being extended eastbound from Publix to meet it, a coordinated effort by the developer of Wiregrass Ranch, the county and FDOT. When the Mansfield extension was completed, the two northern outbound lanes from the high school (a left and a right) were opened for use and were all that was needed, because the intersection was unsignalized, and there was no through traffic because Hueland Pond Blvd. didn’t exist yet.
The southern exit to Mansfield was subsequently closed (by a gate) and the northern entrance became the only way in and out of Wiregrass Ranch High.
In 2016, Hueland Pond Blvd. was constructed to align with the high school’s entrance and the signal was installed. The right turn lane coming out of the high school was converted to a through/right, and even though Hueland Pond was given a dual left, for whatever reason, the exit from Wiregrass Ranch High remained a single left, even though there was room in the median to add another left.
That single left and through/right make getting out of the high school a lengthy process. The through traffic (waiting for a green to go onto Hueland Pond) blocks traffic behind them as they wait to make a right turn onto Mansfield, and all it takes is one car wanting to go straight. It does appear that there is room to add a separate right turn lane if the county decides to add one.
Grand Hampton residents hail the new traffic light as a much-needed safety improvement; while others complain about its timing.
The map shows the new traffic signal at the main entrance to the Grand Hampton community on County Line Rd., the location of the Grand Hampton back gate & the existing traffic signals at Northwood Palms Blvd., Bruce B. Downs (BBD) Blvd., Imperial Oak (IO) Blvd. & Aronwood Blvd. (Google map modified by NN)
Back in the spring of 2004, left and right turn lanes were constructed on County Line Rd, leading into the then-brand-new, 600-acre community of Grand Hampton. Even back then, news reports talked about the delays and “bothersome” lane closures along County Line Rd to accommodate these changes, and the “rapid growth” of the area was causing inconvenience for a few long-time locals. Sounds like some things never change, right?
Well, some 20 years later, the residents of Grand Hampton (which today has a little more than 1,000 homes) got something new out front on County Line Rd. — a traffic signal. The signal was recently constructed, and then put into full operation on July 30. The county put it in “flash mode” for a week prior, and put up temporary electronic signs to alert motorists to the change in the traffic pattern.
When the new signal became fully operational, some local residents on social media expressed their frustration with it — citing long initial backups. Others, especially people living in Grand Hampton, countered that they saw the new signal as a necessary safety improvement and defended the county’s decision to put one up at that location.
Several local residents said that there have been serious crashes at that intersection over the years, and with the growing population in the new and existing communities along County Line Rd., including Woodside Trace and Belle Chase (see map), plus The Hammocks townhomes and the North Tampa Christian Academy and Creative Times Academy of Wesley Chapel, that risk would just continue to grow with an increasing number of cars passing the intersection everyday.
Why NOW?
A signal was first installed less than a mile down the street at Northwood Palms Blvd., at the entrance to the Northwood community (in early 2015), which helped in the interim, because when that signal turned green for the Northwood side street, it would create some gaps in the westbound traffic in front of Grand Hampton.
That was important, because in order to find a gap to make a left turn out into traffic at the Grand Hampton Dr. entrance to the community, both the east and west approaches have to be clear at the same time, and that can be challenging and tricky for motorists to safely judge on a busy two-lane “rural” road. That’s why the engineering signal warrants for a two-lane undivided road are traditionally lower, than say for a four-lane divided road that might have a median opening cars can pull into, pause, and check if the other direction is clear is safely proceed.
As more support businesses have been getting constructed to the west, including places like the Tampa Premium Outlets, Costco, Aldi, etc., residents began making more lefts out at Grand Hampton Dr. than they used to, gradually changing the traffic pattern over time, reducing the effectiveness of the “down stream” signal at Northwood Palms Dr. to provide relief. This also increased the through volumes on County Line Rd.
Traffic does back up on County Line Rd. at the new Grand Hampton Signal. (Photo by Charmaine George)
In 2018, in an effort to try and help make it a little easier to get out of Grand Hampton, the county reduced the speed limit along the corridor from 55 miles per hour to 45 mph. This was around the same time that the North Tampa Christian Academy finished construction.
But, even with those improvements, the corridor still retained its original high speed rural characteristic; as a two-lane undivided road with narrow lanes, no shoulders, no curb and gutter and, most critically, no sidewalks or bike lanes. Unfortunately, because the road still “felt” the same, speeds stayed on the higher side, and even though it’s been six years, some online commenters joked (at least we hope they were joking) that they didn’t even know the speed limit was ever reduced to 45 mph.
Accordingly, those who live in Grand Hampton had been reaching out to Hillsborough County for years about adding a signal for themselves, due to growing and continual concerns. And in his June 10 town hall meeting at the New Tampa Performing Arts Center (as we reported in our June 25 New Tampa issue), County Commissioner Ken Hagan said he was pleased that he was able to get funding for that need and mentioned that construction (of the now active signal) would be completed at the end of June.
Although County Line Rd. serves both Pasco County and Hillsborough, any issues or problems with the new signal can be reported to Hillsborough County, the entity that is responsible for monitoring and adjusting the signal’s timing and detection.
The Road Connecting Wesley Chapel To San Antonio Is Rapidly Becoming A Unique Destination Of Its Own
The map shows the portion of Curley Rd. from S.R. 54 on the southern end to where the northern portion meets S.R. 52. The numbers on the map correspond to the numbers in the story on pgs. 9-12. (Source: Google map modified by Neighborhood News; numeric locations on the map are approximate & map is not to scale)
While growth is inevitable when you’re anywhere along the outside edge of Tampa (the third largest city in Florida), the explosive growth in Wesley Chapel has been pretty much unfathomable, and northern Wesley Chapel (along Curley Road) has been no exception.
In fact, the area near Watergrass and the Epperson Crystal Lagoon (see map) has already grown so much, and so quickly, that the state and county realized a new interstate interchange was needed at I-75 and Overpass Rd. to handle all the current and future traffic this area will produce.
To give an example of the amount of growth we’ve seen, two years ago, Pasco County finally surpassed Hillsborough County in the total number of development permits requiring state approval. In 2013, there were just a handful of these new developmental permits, but each year since then, the number grew almost exponentially, and anyone who’s been here that long (or longer) has been able to see it with their own eyes. Even someone who moved here just three years ago could easily see massive changes around them — and not everyone is a fan of it.
If you go back 20 years or so, Curley Rd. featured unobstructed rolling hills, green pastures (many with cows) and spectacular countryside. There was a sense of calm and serenity many couldn’t find anywhere else. Curley Rd. was like a gateway to peace and freedom. Today, when you turn off S.R. 54 heading north on Curley, things have changed quite a bit.
First, the road itself needed to change. A number of roundabouts were added, and Curley Rd. was redesigned to be easily expandable to a 4-lane divided roadway in the future, without much reconfiguration. Eventually, the road also will be realigned at its south end through the Chapel Crossings community, where it meets up with Meadow Pointe Blvd. (as we’ve reported before).
But, if you drive in the new neighborhoods, past the houses on the western edge of Epperson, you can still catch glimpses of sprawling vistas between houses, especially near King Lake, which is visible from a section of recently completed M/I Homes. Those few lucky home owners now get to enjoy those million-dollar views for far less. But, long before now, this part of Wesley Chapel has been growing new communities to take advantage of this beautiful landscape.
Along Curley Rd. itself, Bridgewater was the last community that was completed during the pre-recession boom. Watergrass was started soon after, before the Great Recession of 2008-09, but sat stalled for nearly six years, before finally picking up steam again. Then came Epperson. Then came the Sentosa Epperson Apartments, literally centered on the area. Then came the pressing need for more “stuff.”
With the growth in population inevitably comes the need for support businesses like grocery stores, gas stations, medical offices, restaurants and schools. Some of these have already been added along Curley Rd. — such as the new Publix with its drive-through pharmacy and sit-down bar, Starbucks, Circle K and Florida Medical Clinic — and are a joy for most local residents. For entertainment and relaxing, the Epperson Lagoon and the even larger Mirada Crystal Lagoon (just north of Wesley Chapel) have proven to be very popular.
Note – Each of the developments mentioned on pages 9-12 corresponds to a number on this map.
The sign shows the location of the wooded 26-acre lot (one acre is for the access road) where a mixed-use apartment & office/retail development is proposed north of S.R. 54, on the west side of Curley Rd. (#1 on map) (Photo: Joel Provenzano)
1. Apartments and Commercial — On the northwest corner of the signal at S.R. 54 and Curley Rd. is a 26-acre wooded site (adjacent to the community of Pine Ridge; photo) that has caused quite a stir for both the county and residents alike, for a few different reasons.
In the fall of 2021, the first proposed mixed-use development at this site, called “Oakview,” was submitted by Heidt Design for a pre-application meeting with the county, but after many delays, Heidt contacted the county and canceled the meeting and the project itself. Oakview would have included an adjacent parcel (for a total of 42 acres) and would have required a county plan amendment to make it work.
The next proposal came in early 2023, for a corner medical facility with garden apartments in the back. This development also required a plan amendment and the county issued comments, but no further action was taken. The thing that made many local residents excited (except for the county and the state) was the proposal that came less than one month later (in March of 2023), this time for a Lowe’s Home Improvement store with a gas station in front and multiple other commercial outparcels. The announcement caused quite a stir in local social media communities, with many excited for the possibility of a Lowe’s being built.
But, this was only a concept proposal and both the county and state were very hesitant about it, due to the Lowe’s causing major traffic concerns, as the property didn’t have the appropriate access to handle the heavy traffic a Lowe’s and additional outparcels would generate. The pre-application meeting with Pasco ended up being canceled by the developer a month later (in Apr. 2023), but people were so excited that they didn’t realize the plan was withdrawn, and the story about Lowe’s kept getting shared on social media well into the beginning of 2024, causing a little confusion, because the next development proposal for apartments came in Aug. 2023. It’s unknown if a Lowe’s is planning to build anywhere else in Wesley Chapel.
As we reported in our Dec. 26, 2023, issue, the “Woods at Wesley Chapel” ended up proposing apartments for the entire 26-acre parcel (with one acre for an access road), which lessened the major traffic concerns (as apartments are much lower traffic generators than a major commercial development), but ended up creating new concerns for the county.
Pasco still wanted to see at least a lower intensity commercial use on the property — like medical/dentist offices or something similar — for job creation and to keep the land use diverse (not all residential), but the developer strictly wanted apartments, and even invoked the recently created “Live Local Act” (a state mandate that allowed “workforce” apartments on land not necessarily set aside or zoned specifically for that purpose, as long as it met certain affordable housing requirements).
Well, as we reported in that June 11, 2024, issue, the county has since opted out of the “Live Local Act,” which required the developer to go back to the drawing board, and they did. The most recent proposal (submitted on July 17) for a new pre-app meeting has now integrated commercial and retail in a very unique and slightly odd way, by “vertically integrating” and setting aside the ground floor of the apartment buildings facing S.R. 54 entirely to commercial use, and also have two traditional commercial outparcels on the east and west corners of the development (totaling 2.5 acres).
The vertical integration is what’s also being proposed for the apartments next to Sam’s Club on S.R. 56, again to appease the county’s desires for land to be used for jobs and businesses. When it’s all said and done, these “Woods at Wesley Chapel” apartments on Curley Rd. and S.R. 54 will have a total of 51,600 sq. ft. of commercial space. There will be eight apartment buildings of four stories each, with ten units per story, for a total of 300 units. Remember that for two of those buildings, the bottom floor will be entirely commercial (what would have previously been 20 additional residential units). Of the 300 units, 90 would have just one bedroom, 150 would be two-bedroom and 60 would be three-bedroom rental apartments.
There’s a proposed connection to Rotella Dr. in Pine Ridge which will give users of this site access to Curley Rd. It’s unknown when the developer for this current plan will be meeting with the county, but we’ll keep an eye on the status and see what the county decides.
2. Gas Station & Small Grocery Store — On the opposite side of Curley Rd. from the proposed Woods apartments, on the northeast corner of the signal at S.R. 54 and Curley Rd., are five connected parcels totaling about five acres that are currently sitting with just a couple of older houses on them.
Back in June of 2023, Solid Rock Property Group submitted a preliminary concept plan for a pre-app meeting (covering these five parcels) that proposed a 6,000-sq.-ft. gas station with 18 fueling positions and an adjacent 20,000-sq.-ft. small grocery store, consistent with something like an Aldi or even (but don’t even think it!) a Trader Joe’s?
Comments were submitted by the county in Aug. 2023, but no further action has been taken, no site plans or other documents have been resubmitted by that developer or any other, so it’s still up in the air what development will be on this property.
3. Storage Facility — Immediately north of the proposed gas station (on the east side of Curley Rd.), on a 4.5-acre lot, is a proposed two-story self-storage facility, totaling approximately 110,000 sq. ft. Plans for this facility started back in spring of 2023, but a rezoning of the property was required, and the plan ended up changing from three stories to only two, but still retaining the same total square footage. In addition, the original two driveways were reduced to only one, to satisfy access management requirements.
The developer (Public Storage) is still actively working on getting this facility approved. The most recent plans were submitted in June, but those were denied on a really odd technicality — due to the developer already having plans submitted only a month earlier in May that hadn’t been fully reviewed yet. And, since those plans were still active (not yet withdrawn), the county, according to its staff’s notes, must finish its review on the earlier plans first before starting review on the second set. The first plans (from May) show a minor widening of Curley Rd. to allow for a left turn lane into the driveway. The newer plans were not yet viewable in the county’s system.
4. Townhomes — Immediately to the north of the proposed storage facility (on the east side of Curley Rd.) was a planned 87-unit townhome project (by Resibuilt Homes) on a 13-acre lot, but that plan was withdrawn in Apr. 2022 before the developer even met with the county. It’s likely that the developer was just doing preliminary due diligence as the property has not been purchased yet and is still with the owner from that time (MRM Family Trust). No other plans have been submitted to the county since then, but the property is currently listed for sale by Doyle & McGrath for $13 million.
Vida’s Way (#5 below & on map) is a new single-family development that will be built on the eastward extension of Wells Rd. from Curley Rd. (Photo by Joel Provenzano)
5. Single Family (Depue Ranch/Vida’s Way) — Immediately to the north of the proposed townhome site (still on the east side of Curley Rd.) and extending north past Wells Rd. to the southern edges of the Bridgewater and Watergrass communities is the massive Depue Ranch Master-Planned Unit Development (MPUD), which encompasses approximately 930 acres. The first community being built in Depue Ranch is Vida’s Way, a 332-acre single-family-home community by Pulte Homes.
One of the most noticeable parts of this community for Curley Rd. will be the eastward extension of Wells Rd., which is a Pasco Vision Road. Today, Wells Rd. serves primarily the Wesley Chapel school complex, which consists of Wesley Chapel Elementary, Thomas Weightman Middle School and Wesley Chapel High, although there also is an entrance to Bridgewater from the already-built portion of Wells Rd.
There’s currently a signal at the T-intersection with Curley Rd., where (at some point) Wells Rd. will be extended to the east for almost four miles, to eventually connect with Eiland Blvd., providing residents another way to get to Zephyrhills. Along the route, Wells Rd. will pass through and intersect the Watergrass Pkwy. extension (which currently is under construction) and the future Zephyrhills Bypass extension. The developers along this route will be responsible for building their respective sections of Wells Rd. and then conveying it to the county.
6. Standalone Emergency Room in Epperson — On May 13 of this year, Epperson submitted a zoning verification letter request to Pasco, stating, “I hereby request a zoning verification letter that a Free-Standing Emergency Department is a permitted medical office use in the Epperson Ranch CC-MPUD and is a permissible use in the Service Ready Site Acreage portion of the MPUD. The proposed FSED will NOT allow for overnight stays. See LDC Section 522.9.I.4.c(1). Parcel ID Nos. 34-25-20-0000-00100-0012 and 35-25-20-0000- 00300-0020.”
The two parcels mentioned in this request (totalling 35 acres) make up the entire (and currently vacant) southwest corner of the signal for Curley Rd. at Overpass Rd., across Overpass Rd. from the new Publix. A freestanding emergency room would only take up a small portion of the 35 acres, but this is the very first hint at what might be coming to this corner.
Rave Commercial’s future medical & retail site (#7 on map)
7. Retail & Medical Offices — Immediately to the north of the existing Florida Medical Clinic office building on the east side of Curley Rd. (photo, near right) lies an empty grass field of approximately 2.4 acres, where a single sign installed by the developer, Rave Commercial, currently says “Medical Office Retail For Lease.” This is where a proposed two-story retail and medical office building, totaling 28,000 sq. ft., is going to be built. The site plan received approval on Feb. 12 of this year and the developer has since requested additional development documents to get started with construction, so the moving of dirt may begin soon.
8. Nail Salon — Noire Nail Bar is planning to develop 2,100 sq. ft. of space next to the new Publix in Epperson, as part of the Epperson Commercial-Phase 1 plan, which was started in 2022. Leaders Construction Inc. has been planning the build-out, and has been busy securing all necessary permits, appearing to have received final plan approval on July 24. Noire Nail Bar currently has 180 locations in Florida, including one next to the Mellow Mushroom on S.R. 56. Keep an eye out for it, as it was announced it will be opening with a staff of 20 in the fourth quarter of this year.
The site that could include a future Chick-fil-A.
9. Dentist, Veterinarian, Spa, Car Wash & Chick-fil-A? — Immediately south of the new Circle K gas station (on the east side of Curley Rd.), lies roughly 4.5 acres of land that are currently being developed with five potential different uses (three of which are under the same roof). The most recent was a permit taken out last month for the build-out of the 4,137-sq.-ft. Heartland Dental. The Goodvets and Ann’s Spa & Nails would occupy the remainder of this 9,220-sq.- ft. building (although the exact size of each business was unknown) that’s currently under construction.
The most exciting part of this land for most local residents was the Chick-fil-A that was reported to be coming as early as last year. Well, Chick-fil-A did submit a preliminary site plan on Oct. 25 (SITEPLN-2023-00234) for a pre-app meeting and the chicken sandwich chain also submitted a plan for permit approval of a 5,333-sq.-ft. restaurant on Feb. 28 of this year, which appears to have extra-long dual drive-through lanes. Time will tell if and when the Chick-fil-A might be built, as no sign announcing its arrival was yet on the property at our press time for this issue.
What was on the sign out front was “Clean Freak Car Wash Powered by Circle K” which is assumed to go next to the 9,220-sq.-ft. Promenade Retail building. Unfortunately, plan specifics for the car wash were not viewable on the county’s permitting site.
10. Wendy’s, Bank & Drug Store — Just north of the new Starbucks (on the east side of Curley Rd.), at the northwest corner of the roundabout with Victory Crossing, sits an empty parcel that is just under four acres. There are a few things in the conceptual planning stage for this parcel. Closest to the Starbucks is a 3,000-sq.-ft. bank that just came in for a pre-app meeting with the county on July 8. Pasco staffers seemed generally favorable but listed a number of requirements for developments in this area to achieve the specific look the county wants.
Immediately north of the bank, on the same parcel, a new 2,239-sq.-ft. Wendy’s is being proposed. Preliminary plans were submitted on July 9 for the county’s consideration. North of the Wendy’s, a new 10,000-sq.-ft. Walgreens Pharmacy has been proposed, but the meeting for Walgreens was back in Oct. of 2023 and nothing additional has been submitted to the county since then.
Many more “support” businesses along the Curley Rd. corridor are currently under construction, in the planning stages, on hold, or may not be coming at all. We listened to the rumors and investigated the facts and will try to continue to bring you more answers about all of these in the future.
The Kirkland Ranch K-8 Magnet School (#11 on map)
11. Education Facilities — But, “more” is definitely still coming, as would be expected with an area of so many residents. Two that are opening now are thankfully education and child-care related.
On July 25, the Amazing Explorers Academy held the Grand Opening of a new 12,110-sq.-ft. building, located on the southeast corner of Curley Rd. at Overpass Rd. The preschool’s sign says that Amazing Explorers caters to “Infants, Preschool, & After School,” while offering ‘a “STEAM (Science, Technology, Engineering, Art & Math) Investigations Curriculum.”
The other new educational facility — which is expected to open in time for the fast-approaching 2024-25 school year — is the brand new Kirkland Ranch K-8 dedicated magnet school (photo above). Located behind the existing Kirkland Ranch Academy of Innovation, the Pasco School District’s website says that the new K-8 school will be focusing on world languages and entrepreneurship.
Considering how much more of Curley Rd. there is extending north into San Antonio, all of these new and proposed uses are probably only the beginning. Of course, we’ll keep you posted as additional retail, restaurant, office, residential and other uses are announced and opened.
