The Road Connecting Wesley Chapel To San Antonio Is Rapidly Becoming A Unique Destination Of Its Own
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.
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.
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.
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.
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.
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.