After nearly two decades in New Tampa, with one name change and a move to a new location, Saffron Indian Cuisine, located inside the convenience store at the Mobil gas station at 10865 Cross Creek Blvd., has permanently closed.
The restaurant, which was first opened in our area by the husband-and-wife team of Nimesh and Sunita Chheda in the Cross Creek Center plaza on Cross Creek Blvd. at Kinnan St. (that location is now occupied by the Nepalese restaurant Gorkhali Kitchen) more than 17 years ago, enjoyed some success, despite being located inside a gas station convenience store, but Nimesh had told me several months ago that he and Sunita were planning to retire, he just didn’t say when that would happen. Unfortunately, I was unable to reach either of them for comment for this story.
In the good news department, however, I spotted a new sign in the Pebble Creek Collection (at 19651 BBD Blvd.) that a new restaurant called Bamboo Sushi Bowls was moving into the space (Suite D1) previously occupied by 35 Below ice cream, which closed several months ago.
Although a Google search of the name said that the restaurant was already open, the website BambooSushiBowls.comstill correctly says that the restaurant is “Coming Soon” and is “Now Hiring.”
I will say that the pictures of the food shown on the website (and in the photo, above), and the menu itself, look quite promising.
Calling Bamboo “Your new go-to spot for delicious deconstructed (and customizable) sushi bowls that blend traditional flavors with a modern twist,” the restaurant’s menu has tempura-style sushi rolls, miso soup, fried chicken dumplings, edamame, summer rolls, create-your-own and named (like the “Twister,” with tuna, salmon, squid salad, icrab stick, cucumber, carrots, edamame, takun, bamboo sauce, mango and mandarin ginger dressing sushi bowls and more. We do not yet know Bamboo’s opening date, but we’ll keep you posted. Visit the website to get on their email list. — GN
Although parts of the new laws may end up being challenged in the courts, many portions of them went into effect on July 1
By Iris Vitelli, Neighborhood News Correspondent & Gary Nager
Among the many bills Gov. Ron DeSantis signed into law in May was Florida House Bill (HB) 1203, which is now changing the way many homeowners associations do business. (Photo is from FLVoiceNews.com)
A number of the bills Florida Governor Ron DeSantis signed into law on May 31 of this year will have far-reaching effects on homeowners (HOAs) and condominium associations, licensed community association managers (LCAMs) and home and condo owners themselves.
According to PearlAntonacci.com(the website of the Pearl Antonacci Group of Compass Real Estate, based in Boca Raton), the 2024 HOA (Florida House Bill 1203) and condo (HB 1021) laws introduce stringent requirements for structural safety, financial transparency, and board governance:
“Key highlights include:
• Reserve Studies & Funding: Condo associations are now required to conduct comprehensive reserve studies periodically. This ensures that sufficient funds are available for major repairs and replacements, providing a clear financial roadmap for future needs.
• Increased Transparency: Associations must provide detailed financial reports to all members annually, ensuring that every dollar spent is accounted for, fostering trust and clarity within the community.
• Structural Integrity Inspections: In light of past incidents, there is a heightened focus on the physical health of buildings. Regular, mandatory inspections are to be carried out to guarantee the safety and durability of the structures.
• Insurance Adjustments: The laws mandate that condo associations maintain robust insurance policies covering a wide range of potential damages, which might lead to increased premiums but significantly better protection against unforeseen events.
• Enhanced Board Requirements: Board members are subject to stricter eligibility criteria and training requirements, aiming to professionalize HOA management and enhance decision-making processes.
For homeowners, these changes mean more rights and protections from potentially overreaching HOA boards. It’s important for homeowners to be proactive, by attending HOA meetings and staying informed about their rights under the new laws.”
But, while not all of Florida House Bill (HB) 1203 is yet in effect, many of these changes did take effect on July 1. The new law requires homeowners associations, certain community association managers and community association management firms “to post certain documents on their websites or make available such documents through an application by a date certain.” The law also provides that an association or its agent is required to apply and enforce certain standards regarding architectural or construction improvements “reasonably and equitably.”
Key Changes & Requirements
Several new laws address property management companies. While some HOAs and property management companies have adhered to these now-required practices for years, others were rushing to comply by July 1, when most of the requirements kick in. However, the website requirement is extended to January 1, 2025. The law states that HOA documents must be accessible via a website or mobile app, with a password-protected portal for homeowners. Required documents include:
• Declaration of Covenants & Amendments
• Articles of Incorporation & Amendments
• Bylaws & Amendments
• Current Rules
• Contracts & Bids
• Annual Budget
• Financial Reports
• Insurance Policies
• Director Certifications
• Agendas & Minutes
• All Contracts, Notices & Documents related to Conflicts of Interest
• Member Meeting Notices & Agendas
• Board Meeting Notices & Enclosures
Although many documents will be available on the HOA’s website, homeowners can still request to view documents kept by the property management company. Requests must be made by certified mail, and appointments will be arranged. Homeowners may take pictures or request and pay for copies of the records.
Penalties & Compliance
The law now explicitly states that directors or property managers who knowingly solicit, offer, or accept kickbacks are guilty of a third-degree felony.
If a director is removed, the Board must fill the position immediately. When entering into a contract with an HOA, the contract must have a conflict of interest section. The property management company may recommend a vendor they have a stake in but must now disclose that information in the contract.
Fining Committees & Procedures
Not all HOAs already have a fining committee but under the new law, all HOAs are now required to establish such a committee. This committee will be made up of homeowner peers, and can not include any Board members or HOA employees. The committee will hear the homeowner’s explanation for not addressing the violation or contacting the property manager to make arrangements. After hearing the homeowner’s side, the committee will decide whether or not to impose the fine. The only authority the fining committee has is to approve or reject the fine; they cannot make alternate arrangements with the homeowner.
Previously, the fining committee met at a location; the new law states that a homeowner can attend these meetings via phone or other electronic means. This law also prohibits a fine or suspension from being imposed if the violation is cured before the hearing has been held.
The law also prevents associations from levying fines and suspensions for leaving garbage at the curb 24 hours before or after collection time or for leaving holiday decorations or lights on longer than allowed by governing documents, unless they are left for more than a week after the HOA gives written notice of the violation.
Expert Opinions
Attorney Jonathan Ellis, who is Board-certified in condominium and planned development law and a Partner and Community Associations Business Sector Chair at the Tampa office of Shumaker, Loop, and Kendrick, and an expert in HOA law, says, “Unfortunately, year after year, more amendments complicate HOA operations. Associations will need to consult counsel more often.” He adds that, “many changes are beneficial but will require HOAs to spend money to accommodate them.”
For example, he says, “One change that could end up in front of a judge is the new law about commercial vehicles. Homeowners can now park in their driveways. The new law lacks a clear definition of what is considered a commercial vehicle. Is it the definition of the Dept. of Motor Vehicles or the minivan that has a ladder on the top? If someone challenges it, a judge will get involved.”
Ellis also says that the cost to create, update and maintain an HOA website and for HOA directors to complete certification classes will likely be passed on to the homeowners. Previously, property managers would have new Board members sign a form stating they had read the documents and encouraged them to do so. The new law now requires that all new Board members take the Certification Course and mandates 4 additional hours of education each year for properties with 2,500 or fewer units, or 8 hours per year for larger properties.
“Although some changes may be open to interpretation and might end up in court, one thing is clear: Mandating directors to take the certification class and additional education is a positive development,” Ellis says.
He adds, “The new law says HOAs may no longer prevent a homeowner from protecting their home against hurricanes. This may mean changes to the architecture of the property.” He advises HOAs to consult an architect to understand what this means for the HOA’s Architectural Review Committee.
In case you missed it, Treble Makers Dueling Piano Bar & Restaurant is now under new ownership, as Jordan and Jason Scott (top photo) have purchased the popular eatery and night spot from the former partnership trio of Lee Bevan and brothers Jamie and Joe Hess.
Jordan and Jason, the latter of whom is an accomplished pianist and musician himself who previously booked the dueling piano players that perform every Friday and Saturday (and now Thursday night, too) at Treble Makers, formally introduced themselves to their customers on June 20.
“We’re committed to making sure the food, service and entertainment meet and exceed your expectations,” Jason said. “We do have some menu changes coming up but first, we’re working as hard as we can to make sure you always enjoy your visit to TrebleMakers.”
In the meantime, the restaurant’s cool robot server (below right) will still bring you the same delicious menu items (like the baked Imperial crab dip below left) many of you already know and love. And, don’t forget to try the new $8 lunch specials!
For more information about Treble Makers (6034 Wesley Grove Blvd.), including the new $8 lunch menu items, call (813) 406-4371 or visit TrebleMakersofWC.com.
Scenes from ABC Action News’ “Good Morning Wesley Chapel” segments on June 14: (above) Anchor Deiah Riley visits with our friends from Retro Dogs and Bakery X at the KRATE at the Grove Container Park (below right).(below left) Roving reporter Sean Daly visits Pasta di Guy. (bottom right) Co-owner Adel Youussef of the Garden of Eden Olive Oil Co. at the KRATEs was featured in a segment. (bottom left) Daly interviews the owners of Sorbo Wesley Chapel coffee shop. (Above photo by Charmaine George; the others are screenshots from the “Good Morning, Wesley Chapel” segments).
Great job, Deiah & Co.! On June 14, WFTS-TV “ABC Action News” anchor Deiah Riley brought her roving “Good Morning” show back to Wesley Chapel, as she set up on the main stage at the KRATE at The Grove Container Park from 6 a.m.-10 a.m.
There were the usual great previously recorded segments with the likes of North Tampa Bay Chamber president & CEO Hope Kennedy and members of the Boyette family (one of the original citrus farming families that settled in the Wesley Chapel area) being interviewed, as well as a discussion of whether “Downtown Wesley Chapel” will actually be located in Avalon Park or the Wiregrass Ranch community and a feature about the increased amenities at the Wesley Chapel District Park.
But of course, what got our attention the most were the live dining segments with Riley interviewing the owners of several of the KRATEs, and roving reporter Sean Daly (right) visiting with some of the better- and lesser-known eateries in Wesley Chapel, including (top photo) the new Retro Dogs, Garden of Eden Olive Oil Co., Bakery X (middle right), Sorbo Wesley Chapel coffee shop (bottom left), Moschella’s Italian Eatery & Market, Florida Ave. Brewing Co., Pasta di Guy (top left photo) and several more.
Although there are, of course, so many other places in Wesley Chapel, I really enjoyed this full morning of local businesses being featured on TV. Again, great job! — GN
It may end up with many names, but one day, it will all be connected. The photo below left is the existing Wyndfields Blvd. in Union Park, looking north toward the future Wyndfields Blvd. extension through the South Wyndfields development. (Above) This photo is taken on the under-construction Watergrass Pkwy. extension in the Watergrass community, looking south towards the future connection to River Glen Blvd. in Avalon Park Wesley Chapel. See the map below to see where these pieces of the roadway connect. (Photos by Joel Provenzano)
There’s a main north/south road that’s planned to connect New Tampa directly into the middle of Pasco County. It will run from the K-Bar Ranch Pkwy. extension in Hillsborough County, all the way north to eventually intersect with Prospect Rd., near the south side of the Mirada development in San Antonio. You read that correctly.
Once completed, this one road of many names will be a little over 11 miles long (mostly in Wesley Chapel) and end up connecting 10 major existing and future developments together, becoming one of Pasco’s most important north-south thoroughfares. But, most local residents aren’t even aware of the overall plan occurring right in their own backyards. We did the research and pored through hundreds of public records to bring you the complete picture.
This road will be much bigger than many might realize. At just over 11 miles long, that would make it longer than the combined north-south stretches of Morris Bridge Rd., Eiland Blvd., and Handcart Rd. The only north-south road that might be longer in the area would be the Meadow Pointe Blvd./Curley Rd. combination, once those thoroughfares are fully connected together as one road, with the planned realignment of Curley Rd. through the Chapel Crossings community.
Parts of Wyndfields Blvd. already exist, but different segments are now being constructed at different times, in bits and pieces — and with a number of different names. It’s like a ninja road that is very stealthily being put together, with multiple names and multiple dead ends, seemingly isolated in each development. But, before you know it, it will be stitched together to become one major continuous road.
The History
If you’ve been paying attention, you probably couldn’t help but notice that Wyndfields Blvd. (the southernmost portion of this road) has been getting mentioned a lot in recent Neighborhood News articles including; “Will Rezoning Provide Viera’s Safety Cut -Through in K-Bar?” a couple of issues ago.
But Wyndfields (the 1,200-acre MPUD development) has been talked about for a long time — almost 20 years — and has been mentioned in over a dozen articles in this publication since then.
Many times, decades before they are ever built, county planners will envision where future roads will go, as areas begin to grow with new development, and new infrastructure is needed. These are know as “Vision Roads” and are often the responsibility of land developers to build in order o get their communities approved. These roads often take the names of the major DRIs (Developments of Regional Impact) or MPUDs (Master Planned Unit Developments) in which they are located. That’s why this one road will possibly end up with at least five different names when it’s all finally built.
Why Should We Care?
Wyndfields Blvd. will be one of three “local collector” connections between Pasco and Hillsborough counties, including Meadow Pointe Blvd. (existing), and Kinnan St./Mansfield Blvd. (restricted). Of course, there also is Bruce B. Downs Blvd. (C.R. 581), which is located between the Wiregrass Ranch and Seven Oaks communities but only goes 3.5 miles from the Hillsborough line north to S.R. 54 in Pasco.
But, the north-south “Vision Road” we’re calling Wyndfields Blvd. has long been a high priority for Pasco County. Many local leaders, developers and residents feel that connecting multiple developments together fosters stronger communities and helps to alleviate and spread out the traffic burden from other main roads, and reduce travel times. Some on the Pasco side have proven to be a little more cautious when that traffic may originate from Hillsborough.
Gary Gaal, a New Home Consultant with M/I Homes in K-Bar Ranch, says that, “Every future road benefits us even more.” Gaal has been working out of K-Bar for years, has attended HOA meetings, and has heard from county representatives. He is hopeful that with each new approved connection to spread out the traffic burden, Pasco might be more amenable to opening up the long-contentious Kinnan/Mansfield connection. “Any time you have open roads it helps immensely, but I understand Pasco’s hesitancy,” he says.
When asked if he believes Pasco would open up Kinnan/Mansfield with the completed Wyndfields connection, Dist. 7 City of Tampa Councilman Luis Viera says he doesn’t believe it would be a done deal, but notes, “Having a pathway there [to get the connection open] would be great, it would be good and encouraging for all residents.”
The connections to Hillsborough were studied years ago as part of a report commissioned by Pasco County, which reviewed the potential traffic impacts. What appears to be a done deal, however, is the Wyndfields Blvd. connection between the two counties, which is part of the required development agreements on both sides of the county line.
Details Of The Road Plan
So what’s the total length of Wyndfields Blvd. from Hillsborough up through Pasco? How much is already constructed and open to traffic, how much is under construction and how much is still planned? How will it affect each of the developments it goes through? Below are the lengths of the road (and its names), from south to north, in each community. For the full details of each, see the map below):
K-Bar Ranch (New Tampa): (proposed as Wyndfields Blvd.) – 0.9 miles
Union Park: (existing Wyndfields Blvd.) – 1 mile
Wyndfields South: (under construction [UC] as Wyndfields Blvd.) – 0.9 miles
Two Ridges: (UC as Two Ridges Rd.) – 1.6 miles;
(proposed Two Ridges Rd.) – 0.4 miles
Avalon Park WC: (existing River Glen Blvd.) – 1.5 miles; (proposed River Glen Blvd.) – 0.2 miles
Magnolia Island & Evans: (prop. name unknown) – 1.3 miles
Total Length of the Road: 11.3 miles
K-Bar Ranch: Huge (2,200+ acres total) K-Bar Ranch has been a long-term growing community, with new houses still being built, making it the only “unfinished” major community in New Tampa. In a previous issue from this year, we had an article talking about the newest part of K- Bar that the Eisenhower Property Group (EPG) submitted to Tampa on March 1, called “K-Bar Ranch Homestead Parcel Phase 1.” This community would have just under 500 new homes on a 400-acre site adjacent to Morris Bridge Rd. EPG is well on its way to having its rezoning approved as, a couple of weeks ago, it passed its first reading with the City Council.
The most important part of this proposed community were the two roadway extensions shown in the plans. The first was the proposal to extend K-Bar Ranch Pkwy. to the east, out to Morris Bridge Rd. The second was a proposed north-south collector road shown to connect K-Bar Ranch Pkwy. with the existing north-south road (Wyndfields Blvd.) inside of Union Park, connecting Hillsborough County to Pasco.
While it’s not known if the road’s name will still be Wyndfields Blvd. in K-Bar, at its very southern end, this collector road will align with Nature’s Spirit Dr., inside of K-Bar’s separately developed Easton Park community, where there currently is an odd intersection to nowhere. This intersection is where K-Bar Ranch Pkwy. will pass through east-west. From this intersection, the road would travel 0.9 miles north into Pasco County.
In the previous article, it was mentioned that Wyndfields Blvd. ended 540’ north of the county line, but between the article’s release and now, this missing 540’ in Union Park has now been constructed, bringing the end of pavement right up to the Hillsborough County line, making it easier for the K-Bar development to connect to it.
Union Park: Union Park is a large (580-acre) MPUD isolated back behind Meadow Pointe, where the last of its 1,800 dwelling units were just completed and sold this year by DR Horton. Until the Woodcreek development was recently built next door, the only way in and out of Union Park was via Oldwoods Ave. out to Meadow Pointe Blvd., where a traffic signal had to be installed to handle the heavy traffic. With the roads now built in Woodcreek, there is now an indirect way to get out to S.R. 56.
The existing north-south road (Wyndfields Blvd.) currently starts at the Pasco/Hillsborough county line and runs north through Union Park for about 1 mile (as a two-lane road) and it ends at Oldwoods Ave., just past the wood bridge at a T-intersection (near Union Park Charter Academy; see photo on pg. 6). Pasco owns a small tract of land on the west side of that school, where the road will be extended up into the bottom of Wyndfields South to continue north to S.R. 56. This will provide a much easier (and direct) way for residents of Union Park to get in and out of their community with good access to S.R. 56 and Morris Bridge Rd.
Wyndfields South: Wyndfields South will be a 378-acre development (mostly on the south side of S.R. 56) being built in many phases by DR Horton in conjunction with engineering firm WRA. Current plans show that it will have a total of approximately 960 residential units (138 villas, 212 townhomes, and 610 single-family lots). It’s part of the greater Wyndfields MPUD which encompasses 1,200 acres.
In the plans, Wyndfields Blvd. is expected to be two lanes (as built by the developer from its southern property line near Union Park to run north up to S.R. 56 ), for a distance of approximately 0.9 miles, with the option for Pasco County to widen it to four lanes in the future, as was shown in the recent “Innovate Pasco 2050” Planned Wesley Chapel Area Road Improvements list.
Wyndfields South includes the recently constructed community of Woodcreek, which also will have a connection to Wyndfields Blvd. via internal roadways (Rosepine Blvd.). The Bainbridge Apartments that are currently under construction also will have a rear connection to Wyndfields Blvd. To handle all of the traffic and allow for easier lefts-out for residents, the Wyndfields developer is responsible to permit, pay for, and install a new traffic signal at the intersection with S.R. 56 when it meets warrants. Wyndfields Blvd. will widen out to a 4-lane road as it approaches the signal.
Two Ridges: Two Ridges is the area immediately north of S.R. 56 and, as you might expect, contains two ‘Ridge’ communities being built by GL Homes — Winding Ridge on the south side and the age-restricted (55+) Valencia Ridge under construction on the north side, which stretches from the north side of Winding Ridge (where the east-west Chancey Rd. extension will be built) all the way up to S.R. 54. These communities also are part of the Wyndfields MPUD.
The road (now named Two Ridges Rd.) will extend north for 2 miles as a 4-lane divided corridor, starting at S.R. 56, where it will align with Wyndfields Blvd, and ending at S.R. 54, where it will align with the existing signal at River Glen Blvd that goes into Avalon Park. Currently, the southern 1.6 miles of Two Ridges Rd. (connecting with S.R. 56) is under construction and the northern 0.4 miles (to connect with S.R. 54) will be done at a later date.
The southern part needed to be done now, as it provides the only access into Valencia Ridge. The existing community of Ashton Oaks also will be connected to this new road at Grecko Dr., giving those residents access down to S.R. 56 for the first time.
Avalon Park Wesley Chapel: Avalon Park is the massive 1,800-acre MPUD on the north side of S.R. 54 at River Glen Blvd., which includes a number of established and new communities, some of which are still under construction by home builder DR Horton. The road (River Glen Blvd.) has been around for a long time now, and currently serves as the community’s main north-south road.
The signal at the newly widened S.R. 54 was designed in such a way that the new Two Ridges Rd. will be able to easily tie in as the southern leg of that intersection, allowing motorists to continue north into Avalon Park. As you travel north, that existing portion of River Glen Blvd. is 4-lane divided, and about 1.5 miles long, but there is still roughly 0.2 miles left to construct on the north end to tie into the future Watergrass Pkwy. extension that will be constructed in the Vida’s Way community.
Vida’s Way: Vida’s Way is a new 332-acre community that’s currently being constructed by Pulte Homes. It’s located just north of Avalon Park Wesley Chapel and just south of Watergrass. It’s part of the larger Depue Ranch MPUD, which encompasses approximately 930 acres. The road will be extended 1 mile north through here, and will eventually connect River Glen Blvd. to Watergrass Pkwy., ultimately giving Watergrass residents another way to access S.R. 54.
Currently, only the northern half (0.5 miles) of the road (the Watergrass Pkwy. extension) is under construction, as a 4-lane divided roadway, which is connecting to Watergrass Pkwy. The active construction ends at the south side, where the future east-west Wells Rd. extension also will be going through this community. The remaining 0.5 miles of the Watergrass Pkwy. extension will be south of that, and will connect with the north end of River Glen Blvd. to become one road.
Watergrass: Watergrass is an established MPUD of nearly 1,040 acres of beautiful homes. A little less than halfway through Watergrass, along Overpass Rd., you’ll run into the existing north-south Watergrass Pkwy., which serves communities like Whispering Oaks Preserve and Windchase Villas on the north end and, on the south end, Whisper Pointe, The Gardens and Cypress Bend. This existing stretch of road is about 0.8 miles long, top to bottom.
As the new part of the Watergrass Pkwy. extension is being built in Vida’s Way to the south, the developer also is widening the existing part through Watergrass from 2 lanes to 4-lane divided, from the southern end near the Cypress Bend community up to Overpass Rd. At the northern end, Watergrass Pkwy. dead-ends as a two lane road at the Kirkland Ranch property line.
Kirkland Ranch: Kirkland Ranch is situated to the north of Watergrass, immediately east of Curley Rd., on just over 1,000 acres of land. It’s mostly undeveloped, except for the existing Kirkland Ranch Academy of Innovation and the brand new Kirkland Ranch K-8 dedicated magnet school that, according to the Pasco School District’s website, will be focusing on world languages and entrepreneurship. The magnet school is planning to be open for the upcoming 2024-25 school year.
According to the Pasco Vision Road map, the Watergrass Pkwy. extension is planned to run north through Kirkland Ranch, behind both schools, for approximately 1.7 miles, until it intersects with Keifer Rd. at the north end of Kirkland’s property boundary. Currently, Kirkland has not submitted any preliminary development plans to the county, so this community is still a ways out. It’s unknown if the extension will retain the Watergrass name or be called something different.
Magnolia Island & Evans: Just north of Kirkland Ranch and Keifer Rd. are two developments listed in the Pasco development mapper, Magnolia Island MPUD (216 acres) and Evans (219 acres) which are part of the historic Villages of Pasadena MPUD. According to the map, the vision road will extend north through these two developments for approximately 1.3 miles until it intersects with Prospect Rd. at the north end. There are no current plans for either development, so it will still be a least a few years before the full 11 miles of what we collectively refer to as Wyndfields Blvd. is completed.
