The Latest On The Pebble Creek Golf Club Rezoning

“I Feel Very Strongly That This Board Let This Neighborhood Down.” — Hillsborough Commissioner Ken Hagan 

On June 9, chief assistant Hillsborough County attorney Cameron Clark explains the need for the “constrained remand” by the Board of County Commissioners, as “Save Pebble Creek” supporters hold up “Remand” signs. (Photo is a screenshot from the BOCC’s June 9 Land Development Hearing on YouTube) 

The group calling itself “Save Pebble Creek” has very few opportunities left to try to, as they see it, save their neighborhood. The Hillsborough County Board of County Commissioners (BOCC) voted 5-1 on June 9 to “remand” the proposed GL Homes project — the home builder has been trying for year to purchase the 149 acres of the Pebble Creek Golf Club’s golf course (which closed in July 2021) and build 250 single-family homes on the property — back to the Zoning Hearing Master (ZHM) on Monday, July 20, 6 p.m., but for a very limited, constrained purpose. 

Just for clarification, a “remand” in a land development or zoning context “occurs when a higher authority (like a court or appellate board, in this case, the 2nd District Court of Appeals) sends a project application or dispute back to a lower authority (like a local planning commission or, in this case, the BOCC) for further review, additional findings, or reconsideration.” 

Chief assistant county attorney Cameron Clark (photo) told the Board that the only part of the case that could be remanded was to add an “ex parte” communication (Note – An “ex parte” communication in land development is any “one-sided” communication between a project applicant, supporter or opponent and a decision-making board member outside of a public hearing) by Ace Golf and still-Pebble Creek Golf Club owner Bill Place to District 5 County Commissioner Donna Cameron Cepeda. 

In his email to Comm. Cepeda dated Apr. 7, Place wrote, “I believe the GL [Homes] project offers the best possible solution for residents and we have worked with them every step of the way,” which will need to be included in the official record of the project. 

And, while the remand will not include the last line of Place’s email (but it is a matter of public record), it said, “I did not want to make the offer before your position was taken on this (not that it would have influenced), but I would be quite happy to support your re-election.” 

After Clark explained to the commissioners exactly what the BOCC could and couldn’t remand, Dist. 7 Comm. Joshua Wostal moved to remand Place’s ex-parte communication issue to the Zoning Hearing Master at the BOCC’s zoning hearing on July 20. 

After the motion was seconded by Dist. 1 Comm. Harry Cohen, Board Chair & Dist. 2 Comm. Ken Hagan explained to the Save Pebble Creek supporters (who held up “Remand” signs behind Clark as he spoke) in attendance that no public comments could be made at that meeting. 

Prior to the vote, Comm. Hagan asked Clark, “Do you see any avenue or opportunity to broaden that remand at this time?” 

Clark responded, “I would say that’s very difficult. It’s not impossible but all the issues that have already been discussed in this case…the evidence that’s been submitted…that the Board discussed in its denial and that were discussed by the court…essentially, those are closed issues at this point. So, new evidence on, say, the desirability of maintaining open space, things of that nature, would not be helpful at this point because, essentially, it’s already been determined that those issues were resolved by the court.” 

Hagan then said, “I’m just going to say, having represented Pebble Creek for 24 years…I feel very strongly that this Board let this neighborhood down. Unfortunately, that ship has sailed and the county attorney has made it very clear what our options are [now].” 

Dist. 6 Comm. Chris Boles then asked Clark, “When this comes back before us, after the July 20 [ZHM] hearing, will there be an opportunity for public comment at that time, and will it be limited only to what happened at that hearing? Would you expound upon that?” 

Clark responded, “So, just as the ability to comment at the July 20 ZHM hearing is going to be limited — and I believe this comes back to [the BOCC] Land Use in September — there will be a new oral argument opportunity but it would be limited to that issue only because everything else that’s [already] in the record is going to be the same as it was in July 2023, and there’s already been oral arguments on all of those issues.” 

The commissioners then voted 5-1 (Dist. 4 Comm. Christine Miller was absent) in favor of the remand, with Comm. Hagan casting the lone dissenting vote. 

Save Pebble Creek founder Leslie Green released this statement after the BOCC’s vote: 

“It is unfortunate that after the BOCC voted against the rezoning application, its decision-making authority was ultimately limited by a court ruling that prevented the Board from relying on its original reasons for denial, including consistency with the Comprehensive Plan. 

“I believe that if the County had pursued one additional appeal, the BOCC’s denial would have been upheld, and this matter could have been resolved much sooner. We were hoping for a much broader remand that would have allowed consideration of the soil contamination issues and an update to the 2022 traffic study. I fear living here during the soil cleanup.” 

As Clark explained prior to the vote, the BOCC first denied the GL Homes rezoning application in July of 2023: “The developer appealed that denial to circuit court, where the applicant prevailed,” Clark said. “The county then appealed that ruling to the appellate court, where the county prevailed. It was sent back to the circuit court, where the circuit judge essentially ‘fixed’ his order and once again quashed the Board’s denial from July of ‘23, which effectively rewinds this application back to [that date]. The effect of the court order is to place significant restraint on the Board’s action.” We will update this story after the July 20 ZHM hearing. 

Hillsborough County School Board District 6 — Is Perez Vulnerable?

Karen Perez 

Editor’s Note — As the Midterm Election season begins to heat up in both Hillsborough and Pasco Counties — and throughout the entire State of Florida — we will attempt to preview as many of the local races in which voters in New Tampa & Wesley Chapel can cast ballots between now and the Primary Election on Tuesday, August 18, and continuing up until the General Election on Tuesday, November 3. Our first preview is the nonpartisan District 6 Hillsborough School Board race between the two-term incumbent (and current Board Chair) Karen Perez and her opponents Sally Harris Williamson and Kenneth “Ken” Gay.

Two-term District 6 incumbent Karen Perez, 62, is the only candidate of the three who has ever lived in New Tampa and she has been both the chair and vice-chair during her eight years on School  Board. 

Karen has seen  — and had to deal with — all of the changes happening throughout the District. She and her fellow School Board members also unanimously voted last month to put extending the half-cent sales tax that — according to Superintendent of Schools Van Ayres — has already funded 910 completed projects, to the tune of $1.25 billion, thanks to the first eight years of the tax. The original half-penny sales tax will expire in 2028 unless voters approve extending it for ten more years.

As for what Karen thinks are the major accomplishments the School Board has made during her tenure, she says that the graduation rates at both Wharton and Freedom have gone up during her tenure. “And, across the District, we’re up to a 93% graduation rate, which is great,” she says. “But this year, we want to look at that 7% who didn’t graduate and see what they need, and put those services and supports in place to get that remaining 7% over that threshold.”

Karen also mentions that throughout the Tampa Bay area, “a lot of students didn’t go to school (this year) because of ICE (Immigration & Customs Enforcement) — because they were afraid. But, we didn’t have too much of that in New Tampa.”

She added, however, that a few years ago, “There were a lot of kids skipping school, hanging out at the Walmart (next to Wharton) and we had complaints from Walmart about those students, but that’s tapered down, so I’m excited about that change, too.”

Karen also says that she attended this year’s awards ceremony at Freedom High and Liberty Middle School, and a lot of accolades were being given to students, their parents and the teachers  for improving the students’ grades — and the schools’ grades. 

“Liberty is looking like an ‘A’ school and Freedom is looking like it will be a ‘B’ school this year,” she says, “so that parent involvement has really made a big difference.”

She also says that she and Dist. 3 Board member and chair Jessica Vaughn, who also lives in New Tampa, are looking into trying to find teacher-only housing in the New Tampa area, “and of course, paying our teachers a livable wage is still Priority One for me,” she says. “New Tampa is an amazing area and we want our teachers to be able to afford to [live and] remain in this area.” 

Karen also is trying to make sure that underutilized schools are filled, “which is why we have to move Pizzo’s students to schools with empty space (including Tampa Palms Elementary), so the ‘Schools of Hope’ don’t come in to claim those spaces. I want our parents to know that I’m a big ‘No’ on giving up any of our space to the Schools of Hope.” 

She’s also had Superintendent Ayres looking into adding vocational programs for students who may not be college bound at more than just the two current vocational schools (in Plant City and on Hillsborough Ave.).

And finally, Karen says that as a clinical social worker for children, adolescents and young adults, she has been a champion for helping find ways to improve the mental health of students across the District, “which is a big issue these days that was always swept under the rug before,” she says.

For more info or to donate to her campaign, visit KeepKarenPerez.com.  At our press time, Karen’s campaign had raised $37,632, the most of the three Dist. 6 candidates.  

Sally Harris Williamson 

Meanwhile, candidate Sally Harris Williamson is the only other candidate in the Dist. 6 race who previously served on the School Board. 

“Miss Sally,” 75, who won the Dist. 2 runoff election in 2014 (52.53-47.47% over Michelle Popp Shimberg, after finishing a distant second to Shimberg in the Primary Election), served from 2014-18 and as the Board chair from 2018 until her term ended in Jan. 2019.

She lost her Dist. 2 seat to Stacy Hahn in 2018 and was defeated for the at-large Dist. 7 seat by Lynn Gray in a runoff in 2020. 

Sally has lived in Hillsborough County since she was in the third grade and graduated from Robinson High. She was a career counselor at Monroe Middle School and then at Tampa Bay Tech before opening the Circle C Ranch Academy preschool in South Tampa. “The ‘C’ stood for  ‘Circling Children with Love,” she says. “I had 180 children for 41 years.”

The school, “had a farm environment, right outside the gates of Macdill Air Force Base,” she says. “I had horses, cows, goats, sheep, chickens and pigs. The kids got to go out and collect and cook the eggs. It was for ages one to four.”

She adds that, as time went on, “it became a special needs place, just as Asperger’s and autism seemed to be exploding. When I opened it (in 1982), autism affected one child in 20. But, when I closed it (in 2023), it was one in seven.”

Sally and her husband (the late Bob Harris) ended up adopting a special needs child and she and husband M.C. Williamson have fostered as many as 100 girls in their home over the years. 

“But I also got my staff fully trained,” she says. “We had occupational therapy, physical therapy, speech…we serviced the whole child. And the kids got to spend a lot of time outdoors.”

She says she realized that by the time her special needs kids graduated from high school, “they weren’t learning anything. They didn’t have any skills. When the School District received a $100-million grant from the Bill & Melinda Gates Foundation (in 2009; primarily used to increase salaries across the District), they took the vocational programs — carpentry, auto mechanics — out of the middle and high schools and put them at just a couple of vocational centers. But, these kids and their families wanted to go to their neighborhood schools, so I ran for School Board in 2014 to try to help.”

But, Sally says, “That was a horrible time to be on the School Board. My first week on the job, I was put in a position that they were firing Superintendent Mary Ellen Elia, and my vote was the swing vote. And I had enough information to know that we were financially in trouble from trying to match that [Gates] grant, because we had to meet that grant 50-50 and the District was in the red. But they were keeping it quiet. There was just so much drama.”

She added, however, that new Superintendent of Schools Jeff Eakins got the half-penny sales tax put on the ballot, “and he said that if it passed, by the end of the ten years, the District would be out of debt, the reserves would go back up to 10% and we would not need to go after the tax again. Well, it’s on the ballot (in Nov.) to extend the tax another 10 years and I can’t wait to get in [office], dig in and find out why. I’m a tough cookie. I can get in there, pay attention and come up with creative ideas of what to do.”

Sally also says that the School District still is not prepared for the numbers of special needs children there are living in the District, “Thank heavens, we have some fabulous charter schools out there that are meeting the needs of these kids.” She adds that in order for public school districts to properly help these special needs students, “they have to have the freedom to isolate the children who can’t mainstream, but the rules will have to change to do that.”

She doesn’t know a lot of information about New Tampa’s schools in particular, not even realizing that our area’s once-overcrowded schools are now losing more and more students to nearby charter and private schools. “I think what really needs to happen, but the District is scared to do it, is redraw all school boundaries by neighborhoods. Then, you wouldn’t have to close any schools.”

For more info or to donate to Sally’s campaign, visit SallyHarris.org. At our press time, her campaign had raised $20,345, the least of the three Dist. 6 candidates.  

Kenneth “Ken” Gay

And finally, candidate Dr. Kenneth “Ken” Gay says he is “a fifth-generation Floridian,” whose family originally settled in rural Union-Bradford County and “came down to this general area — along the Palm River.”

Ken, 67, has now been an educator for 39 years, having helped open Lopez Elementary in Seffner in 1984 and ultimately serving as the school’s assistant principal until his retirement in 2022.

“When I got out of school, I subbed a little bit and I always knew that teaching was my niche,” he says. “At first I was going to be a history major, but when I did my substitute teaching, I said, ‘No, I’m going to stick with elementary education.’” 

As he was nearing the end of his long teaching career, Ken says, “It was suggested that I go into administration, that’s when I became the assistant principal [at Lopez].”

Once he retired, after working 37 summers filling in for assistant principals across the District, Ken says, “I got picked up by More Health,” a Tampa Bay-area nonprofit which delivers health and safety education to students throughout the District. “I’m still doing that at 70-80 schools throughout the summer.”

He also works for the District’s alternative certification program as a mentor for out-of-field teachers who are working with a five-year temporary teaching certificate. “So, I’ve been doing both of those and, at the same time, serving as a historical docent,” at Tampa’s Cracker Country.

Ken, who holds a Ph.D. degree in Child & Youth Studies from Nova Southeastern University, as well as graduate degrees in Educational Leadership and Elementary Education, says he decided to run for School Board (his first run was in 2024, where he finished a distant second of four candidates to incumbent Henry “Shake” Washington for the Dist. 5 seat) because, “I’ve always had an inkling that we need a better individual, a better voice on the Board. I have a lot of strengths — my doctorate, my child and youth studies — and I think I can bring that to the forefront. I just feel that we’re not going in the right direction with the individual that’s serving in this [Dist. 6] position.”

And, even though he lost in 2024, “I thought I did fairly well for an unknown running against an incumbent (Ken received 24% of the vote). “I have an understanding of the system internally and I can bring that experience to the Board.”

And, although he also didn’t know much about New Tampa’s schools in particular, Ken says that he “talks to teachers across the District all the time and many are concerned about student discipline, not necessarily in the classrooms, but on the bus, in the lunch rooms, etc. We have to be more consistent with those systems. Every building has their own procedures and routines, but are we using them faithfully? I don’t think so.”

Ken says he tells the teachers he works with to, “have high expectations for every child, but have some concrete systems for dealing with behavior and be consistent with it.”

He also says that teachers tell him that they’re “overwhelmed by all of the paperwork and compliance issues. We have to unload some of the burden on our teachers because this District is losing good teachers.”

Ken also says that the reason many good schools, including those in New Tampa, are losing students these days is because, “the charter schools are drawing them out. Parents also are unhappy with some of the politics. But, I trusted the system with my children and my daughter had an IEP (Individualized Education Program for students with disabilities), so I know that route, both as an educator and personally.” He adds that taking these special needs children out of the public school system and putting them into charter schools, “may not necessarily be the right answer either.”

Ken says that if he is elected, his biggest concerns will be, “To make sure that we are being clear with the standards for discipline, building up the morale of our teachers, holding the system accountable and making sure that we look at cost-cutting measures…have a forensic audit…to find out where it makes the most sense to cut costs.”

Among the items he says will help with cost-cutting are “[expanding] the e-bus program and we also need to get with the 21st century and look at digital textbooks. We’re spending $20-$30 million a year on textbooks. And, we need to examine the contracts we have with our vendors, see where we can cut costs there.”

For more info or to donate to Ken’s campaign, visit VoteKennethGay.com. At our press time, Ken’s campaign had raised $30,877.50, second among the three Dist. 6 candidates.

Udo Ulo Tea Lounge Also Opens At KRATEs

Although we still hadn’t seen any updates about the opening of the Brazilian restaurant called Triamo, we were excited to find a new Nigerian-style tea house called Udo Ulo Tea Lounge that is now open at the KRATE at The Grove container park. 

Photo above from @udoulo on Instagram.

I spoke with owner Denisha Allen, who said that, “Udo Ulo means ‘House of Peace’ (in the Igbo language spoken in Nigeria) and is the perfect ‘third place lounge and maker space’ for people who work from home who are tired of, when they want to get out of the house, having to sit in uncomfortable chairs at the local coffee shop. This is a super-comfortable, relaxing environment, where it’s like working from your couch or your bed, but without the distractions of the TV or having to clean your house.” 

Denisha, who has previously advised governors and members of Congress, also founded the nonprofit organization Black Minds Matter. 

And, perhaps best of all, Udo Ulo offers unlimited tea with admission and memberships are available. It sure looks comfy to this reporter! 

For more information about Udo Ulo, visit UduUlo.com. — GN 

Aug. 18, 2026, Primary Election Guide For Wesley Chapel Residents

Please remember that these are the names that will be on the ballot for the August 18 Primary Election only. Races where there is no primary election needed do not appear on this list. We apologize if we inadvertently left any races or qualified candidates off of our list. 

Federal Races:

All Registered Wesley Chapel Republicans can vote in the following race:

U.S. Senate

Ashley Moody (Incumbent-Rep)

Neelam Taneja Perry (Rep)

Ernest “Ernie” Rivera (Rep)

Chris Gleason (Rep)

All Registered Wesley Chapel Democrats can vote in the following race:

U.S. Senate

Angie Nixon (Dem)

Alex Vindman (Dem)

All Registered Wesley Chapel Democrats can vote in the following races:

U.S. Representative, District 12

Darren McAuley (Dem)

Kimberly Overman (Dem)

U.S. Representative, District 15

Christopher Irizarry (Dem)

Robert People (Dem)

State Of Florida Races:

All Registered Wesley Chapel Republicans can vote in the following race:

Governor

Jay Collins (Rep)

Byron Donalds (Rep)

James Fishback (Rep)

Jim Holcomb (Rep)

Arthur Joseph McCaffrey (Rep)

Daniel Nokovich (Rep)

Paul Renner (Rep)

Rachel Rodriguez (Rep)

James W. Shaw (Rep)

Caneste Succe (Rep)

Bobby Williams (Rep)

All Registered Wesley Chapel Democrats can vote in the following race:

Governor

Evelyn Castillo-Bach (Dem)

Thomas Eloy Fernandez (Dem)

Dayna Marie Foster (Dem)

David Jolly (Dem)

Dotie Joseph (Dem)

Stephann Norman (Dem)

All Registered Wesley Chapel Republicans can vote in the following race:

Chief Financial Officer

Blaise Ingoglia (Incumbent-Rep)

Frank William Collige (Rep)

All Registered Wesley Chapel Democrats can vote in the following race:

Chief Financial Officer

Earle Ford (Dem)

Annette Taddeo (Dem)

All Registered Wesley Chapel Republicans can vote in the following race:

Commissioner of Agriculture

Wilton Simpson (Incumbent-Rep)

Matt Taylor (Rep)

All Registered Wesley Chapel Democrats can vote in the following race:

Commissioner of Agriculture

Joey Mendoza Atkins (Dem)

Donald A. “Don” Prichard (Dem)

All Registered Wesley Chapel Voters can vote in the following races:

Circuit Court Judge, District 6, Group 39

Elizabeth “Liz” Constantine (NOP)

Stefen Diskey (NOP)

Circuit Court Judge, District 6, Group 44

Oxalis Garcia (NOP)

Elizabeth “Liz” Jack (NOP)

Pasco County Races:

All Registered Wesley Chapel Republicans can vote in the following races:

County Commissioner – District 5 (Elected Countywide)

Lisa Yeager (Incumbent – Rep)

Jonathan Deckard (Rep)

All Registered Wesley Chapel Voters can vote in the following races:

*School Board – District 1 (Elected Countywide)

Gino Collura

Kimberly Coward

Christopher King

Brian Perras

*School Board – District 3 (Elected Countywide)

Matt Geiger

Sean O’Flannery

Dr. Kirk Phillips

Erin Stroupe

Mollyana Ward

*School Board – District 5 (Elected Countywide)

Megan Harding (Incumbent)

Michelle Mandarin

Bubbakoo’s Burritos & Little Greek Coming To Phase II Of The Shops Of New River!

Developer Charlene Worrell of Suncoast Retail Developers, Inc., says, “We have one 1,250-sq.-ft. end cap space remaining at Shops of New River – Phase II, located next to 2+2 Restaurant on C.R. 54 at New River Rd.” 

The tenants with signed leases so far at the new 7,000-sq.-ft. plaza are Little Greek Fresh Grill, Bubbakoo’s Burritos and Wesley Chapel Dental Care

Little Greek is a Tampa Bay-area mini-chain with seven locations, including one on Bruce B. Downs Blvd. in New Tampa and one on U.S. Hwy. 41/Land O’Lakes Blvd. in Land O’Lakes. It is known for fast, fresh Greek- and Mediterranean-style food, like the gyro platter shown left. For more information, visit LittleGreekFreshGrill.com. 

Bubbakoo’s is another local mini-chain with three Bay-area locations, including one on Gall Blvd. in Zephyrhills. It features uniquely-named, delicious looking “Signature Creations” like the Birria Crunchstack (below right photo), Nashville Hot Chicken Burrito and General Tso’s Taco Trio. 

Since the opening of Bubbakoo’s is several months away (Worrell says the first tenants will be moving in to the new plaza by around the end of this year), I will have to take a ride to the Zephyrhills locations to try some of these tasty-looking options. For more info, visit Bubbakoos.com. 

Wesley Chapel Dental Care will occupy Spaces B&C (3,250 sq. ft. total) on the graphic above, but we did not have any additional information about it at our press time, other than a website — WesleyChapelDentalCare.com — where interested potential patients can sign up. 

For more info about Phase II of the Shops of New River, call Worrell at (813) 340-5151 or email her at Charlene.Worrell@ suncoastrental.com. — GNÂ