Rendering of the proposed Village at Hunter’s Lake
TOP STORIES OF 2017: Approvals For Hunter’s Lake & The Cultural Center & More Assisted Living
While things continue to explode in nearby Wesley Chapel — with new homes, restaurants, hotels and even a Crystal Lagoon — New Tampa also had some notable development news in 2017.
After some quiet years, a few new local businesses opened. Among them were the Discovery Village at Tampa Palms Assisted Living & Memory Care facility on Commerce Park Blvd. and a RaceTrac gas station and convenience store on Bruce B. Downs (BBD) Blvd.
Discovery Village joins The Legacy at Highwoods Preserve and the Memory Lane Cottages in Tampa Palms for New Tampa residents who want to keep their elderly family members close to home. Another new assisted living facility, Promise Pointe at Tampa Oaks, which is being developed by the same company that is building The Beach House in Wesley Chapel, will open in 2018 at the Fletcher Ave. exit off I-75.
A new community, Stafford Place (off Tampa Palms Blvd., behind BJ’s Wholesale Club), has been building homes and taking in residents. And, the University of South Florida Federal Credit Union opened a New Tampa branch— its first standalone branch — at the northwest corner of BBD and Imperial Oak Blvd., in the Trout Creek area in front of Winn-Dixie.
The biggest development news in 2017, however, involved The Villages at Hunter’s Lake, which will be constructed right across BBD from Hunter’s Green.
Developers of the Hunter’s Lake project were approved by the Tampa City Council in June to add a second and third access point off BBD, paving — pardon the pun — the way for Hunter’s Lake to move forward.
The project, approved 6-0 by the Council, will include 241 multi-family units, the long-awaited New Tampa Cultural Center and a strip shopping center.
Plans for the construction of those access points have already been submitted, and the project, still awaiting some permitting, could break ground next year. The stretch along southbound BBD already is being prepped for construction work (see our 2017 Roads Recap on page 10).
The multi-use project will be built on the parcel’s 14 acres of developable land (the entire parcel is 80 acres) and will include a 30,000-sq.-ft. Cultural Center, a four-story, 241-unit multi-family project called The Haven at Hunter’s Lake and even a green grocer, such as gourmet supermarket Fresh Market or Sprouts.
Hunter’s Lake also will include a retail shopping strip center, a restaurant (with a drive-through window) and a community park with a dog park.
The project has been described by developers and local leaders as a hub of sorts for New Tampa, comparable to Hyde Park in South Tampa.
North of the county line, development continued practically unabated, and we’re pretty sure New Tampa residents have seen or heard about most of these (thanks to us):
*Florida Hospital Center Ice opened as the largest skating facility south of New York state. The Taste of New Tampa’s return was held at FHCI.
* The ballyhooed Crystal Lagoon in Wesley Chapel now has water. It was topped off last week, and the water looks like everything it was advertised to be. Epperson, the community where it is located, finally has residents. Expect it to become one of the area’s trendiest places to live.
* A new sports complex, expected to be a mecca for state and national tournaments for youth basketball and volleyball teams, was approved for the Wiregrass Ranch area. If you have a youth team of any sort in New Tampa, expect the facility to be a regular stop.
* Costco opened on the south side of S.R. 56. ‘Nuff said.
* The Sierra family property on the north side of S.R. 56 in the Cypress Creek Town Center is in full development mode, as at least 10 businesses began to take shape in 2017, from restaurants like Chuy’s Tex-Mex and Bahama Breeze Island Grille to businesses like hair and nail salons, and the area’s first Five Below discount store.
Also included are plans for a green grocer – Earth Fare has been mentioned – on the north side of S.R. 56., and an Aldi grocery store right across the street on the south side of S.R. 56.
J.D. Porter says big things are coming to Wiregrass Ranch, including Raymond James.
Following almost five years of discussions and anticipation — mixed in with a nice-sized helping of doubt — the long-talked-about Raymond James Financial campus is one huge step closer to becoming a reality at the corner of S.R. 56 and Mansfield Blvd.
Wiregrass Ranch developer JD Porter finally received the news two weeks ago that he has been waiting more than two years for, as the U.S. Army Corps of Engineers has proffered an environmental permit for the 65 acres of property just east of the Shops at Wiregrass mall.
“We were all thrilled, everyone in the family,’’ said Porter, the owner and operator of Wiregrass Ranch Inc. “We worked very, very closely with the Army engineers, and it is nice to finally reach a resolution.”
Porter joked in April at a Wesley Chapel Chamber of Commerce (WCCC) Economic Development meeting that he was tired of hearing about the delays involving Raymond James, but insisted (as he has many times in the past) that the facility was still imminent. He predicted then he would have the Army Corps permit in a few weeks, and though it took just a little bit longer he is now ready to proceed.
“Right now, we have all the permits in hand to proceed forward,’’ Porter said.
The St. Petersburg-based financial services company has been working for several years on the process with the Porter family and, in early 2011, agreed to purchase the land at an undisclosed price, provided the permitting could be completed.
The deal was approved by the Pasco County Board of County Commissioners (BOCC) later that year. In exchange for $15-million in incentives and tax breaks, the county would reap the benefits of what would eventually be planned as six four-story buildings totaling roughly 1-million-sq.-ft., and housing 750 employees by 2024, which will inject millions into the county tax rolls.
Although the Raymond James campus was originally scheduled to begin building in 2012, with the first 100 employees arriving by 2014, the project stalled.
In 2014, a few months after another financial firm, T. Rowe Price, jettisoned its plans to build on 72 acres near the Suncoast Pkwy., Raymond James postponed its project. But, the financial services giant did say it still had plans for the property.
Now, there is renewed optimism that Raymond James will make the impact promised years ago.
“I’m glad that’s over and done with,’’ said District 2 commissioner Mike Moore. “The economic impact will be huge for Pasco County as a whole. There will be nothing bigger in the county.”
Moore said Raymond James will become the largest non-governmental employer in Pasco. “And, anytime you bring in a large employer like that, things start to happen around it,’’ he says.
Bill Cronin, the new president and CEO of the Pasco Economic Development Council (EDC), said when he started in January, one of his first meetings was with Raymond James, citing the importance of getting the company here.
“The investment by Raymond James will be one that, when other companies look to grow here, they will see that someone else has blazed that trail for them,’’ Cronin said. “It will make my job a little easier, to show people there are others that have made this positive decision.”
He added, “Success begets success.”
The next step for Porter will be to re-negotiate the development agreement and adjust some of the original timelines with the BOCC, which will likely take place in the next month or so.
“That triggers the closing,’’ Porter said.
Porter thinks the addition of the financial facility is a major piece of what he hopes the Wiregrass Ranch area will become, as it should drive up home sales and makes the area more attractive to other businesses.
“I think whether we’re talking Raymond James, or the mall or Florida Hospital Wesley Chapel, the state college, you are looking at the kinds of things that define cities and define regions,’’ Porter says. “We’re lucky to land four of them in a short time, when some communities don’t have this after 30 or 40 years.”
Pasco County planner Matt Armstrong hopes to settle the debate over Wesley Chapel borders.
Following presentations last month by both the Greater Wesley Chapel (WCCC) and Central Pasco (CPCC) Chambers of Commerce, the Pasco County Board of County Commissioners (BCC) could be set Wesley Chapel borders with Lutz/Land O’Lakes that ultimately should finally settle a long-simmering dispute at the BCC’s monthly meeting on Tuesday, April 26.
The commissioners are expected to vote on a recommendation from Pasco planners on definitive borders between the two Census Designated Places (Wesley Chapel and Land O’Lakes/Lutz together are both CDPs) during the meeting at the West Pasco Government Center Board Room in New Port Richey.
Until then, county planners and administrators are poring over a stack of documents from each side — and even getting some help from the folks at Google maps —interpreting where those borders should be.
“We are looking to establish a city boundary by legislative action,’’ said Matt Armstrong, the county’s executive planner. “None of these areas that are Census Designated Places have that. That’s some of the reason people have struggled with this.”
After separate meetings with the two groups last month, Armstrong said representatives from both areas will meet with each other in the next few weeks, with the county’s planning department serving as the moderator.
“Ultimately, we will be bringing a report to the Board of County Commissioners with a recommendation on what we think the boundaries will be,’’ Armstrong says. “The Board can hear public comment, and then we will be asking them to establish the borders.”
When broken down, the primary dispute seems to be over the slice of land between Wesley Chapel Blvd. and I-75 in the Cypress Creek Town Center Development of Regional Impact (DRI), which has been exacerbated recently by the steady business development in the area.
Armstrong said he was at one recent border meeting where a representative from one of the new businesses on the east side of Wesley Chapel Blvd. said they were happy to “be here in Lutz.”
But, take a look at the web page for Culver’s, which calls its restaurant on E. Bearss Ave. in Tampa “Culver’s of Tampa,” its restaurant in Largo “Culver’s of Largo,” and its restaurant in Port Richey “Culver’s of Port Richey.” At its brand new location on S.R. 56 west of the Tampa Premium Outlets mall, however (which physically is located on Sun Vista Dr. in Lutz), it is called “Culver’s of Wesley Chapel.”
And it isn’t alone. While all of the area being debated by the WCCC and CPCC has either Land O’Lakes or Lutz addresses and zip codes, many businesses in the area identify themselves as being in Wesley Chapel.
“It’s just a mess,’’ Armstrong says.
Where Are The Wesley Chapel borders?
While the current debate is about borders, it originally began, as we detailed in our last issue, as a disagreement over the renaming of the Wesley Chapel Blvd. extension where the extension now crosses southbound over S.R. 56 and continues toward County Line Rd.
The southern portion of the extension, said CPCC member Sandy Graves at the time, needed to represent Lutz-Land O’Lakes, the area through which it cuts. A petition requesting that the name of the southern portion of the extension be changed to Circle O Ranch was presented to the BCC on Jan. 19. But, Wesley Chapel Chamber of Commerce CEO Hope Allen protested, saying it needed to remain Wesley Chapel Blvd., as all of the businesses in the area already call it that and have for years.
Instead of making a decision, the BCC decided to explore the issue further. The Board members decided that defining the borders between Lutz-Land O’Lakes and Wesley Chapel needed to be settled first.
That set off a fact-finding mission by each side, in an effort to buttress their respective arguments. Representatives of Lutz-Land O’Lakes believe their border extends west to I-75. The Wesley Chapel side thinks its western border extends to Wesley Chapel Blvd. So, essentially, the area between Wesley Chapel Blvd. and I-75 is at the heart of the dispute.
The Wesley Chapel Chamber met with Armstrong and his staff Feb. 19, two weeks after he met with the CPCC.
“I think the meeting went fine,’’ said Allen. “I think we got our point across and delivered the message we went to deliver.”
Allen said her group presented a 70-page document backing their claims, as well as a 2005 Vision Report that the WCCC says was approved by Pasco commissioners.
The CPCC countered that its 2003 Vision Report was adopted first, and brought noted USF political science professor Susan McManus to its meeting with Armstrong to help make their case. McManus has co-written books on the history of Lutz and Land O’Lakes.
Armstrong jokes that he is becoming an expert on the histories of the two places, thanks to all of the material that has been presented to him to help settle the dispute, including volumes of McManus’ work, a trove of newspaper articles and even local historian Madonna Jervis Wise’s book on the history of Wesley Chapel (see pg. 1). The book, entitled Images of America: Wesley Chapel, says that Wesley Chapel was founded in the 1840s, and is shown on a 1879 survey map of Pasco County, before Land O’Lakes was established in 1949.
However, the dispute is not over what town existed first. And, even in carefully-researched historical records, there are no definitive boundaries laid out because neither area was ever incorporated, or essentially created as its own city with its own governmental structure.
But, the respective “hearts” of both areas — U.S. 41 in Land O’Lakes and the area around Boyette Rd. and S.R. 54 in Wesley Chapel — are unmistakable, says Armstrong.
“The history points to early beginnings, and we know where the hearts of those communities are,’’ Armstrong said. “But, the boundary in between gets a little fuzzy.”
Pasco County currently only has six incorporated areas — the cities of Zephyrhills, Dade City, San Antonio, Port Richey and New Port Richey, and the incorporated town of Saint Leo.
The rest of the county is comprised of unincorporated Census Designated Places, like Wesley Chapel, Land O’Lakes/Lutz, Trinity and Hudson, to name a few. And, Armstrong says that 450,000 of the 490,000 people living in Pasco reside in those currently unincorporated areas.
Armstrong admits that so many areas without defined borders can create the kind of confusion we are seeing in Wesley Chapel and Lutz/Land O’Lakes, where postal zip codes have changed and there is a myriad of other “boundaries,” which can be confusing.
“Part of the frustration for the citizens who lives in any one of these places is, ‘What the heck, the zip code says this, the Census Designated Place says something else, my kids are going to school based on other boundaries and my voting precinct is somewhere else,’’’ Armstrong says. “It’s been like this for years, and now, it’s coming to a head.”
That’s actually a good thing, he says, because it is being done in the open and publicly. Much of the Lutz-Land O’Lakes anger stems from the belief that past decisions made by the BCC cut the area out of the process to accommodate Wesley Chapel’s growth and ongoing “branding.”
Wesley Chapel Blvd. is an example, according to Graves. It sprouted as a road name for the portion of S.R. 54 from S.R. 56 to Lexington Oaks when the Lutz-Land O’Lakes contingent thought it was going to be Worthington Gardens Blvd., a decision she said “happened overnight.”
The former “Wesley Chapel” placemaker sign was another example cited by Graves. It was put up a few hundred feet west of where Wesley Chapel Blvd. begins, clearly in Lutz’s 33559 zip code. Armstrong said the sign’s arrival “lit a match” in Pasco, and Graves led the fight to have the sign removed — which it was.
“The whole process hasn’t been completely transparent,’’ Armstrong says. “But, this time, it is.”
Both sides have been passionate about their arguments. The claim that the area, its residents and businesses would be much better served if the area was clearly defined as theirs. And, both claim history is on their side.
History, though, may give way to common sense.
“We will collect all of the history from both groups and look at some of the rational (potential) boundaries between the two things,’’ Armstrong says. “There may be a natural feature that divides the two, or a major road. But, it needs to make sense today, and that may be separate from history.”
When Ernie Monaco, the director of planning for Pasco County, tossed out the idea — during a meeting to discuss borders — to representatives from the Greater Wesley Chapel Chamber of Commerce (WCCC) last month that they might want to revisit the idea of incorporation, he got the attention of Russ Miller.
“I was surprised to hear that from a county employee,’’ said Miller, often credited with creating the WCCC, although he says he was one of six co-founders, “just the loudest.”
The mention of incorporation took Miller, who was at the meeting to discuss Wesley Chapel’s boundaries, on a trip down memory lane.
In 2003, Miller and fellow WCCC member Jim Williams led a charge to incorporate Wesley Chapel, hoping to turn the quickly-growing Census Designated Place (CDP) into a full-fledged city, with its own government and its own rules, particularly in the areas of land use and zoning.
The incorporated municipality (which can be referred to as a city, town or village) of Wesley Chapel would have extended eight miles east and west from Cypress Creek Rd. to Morris Bridge Rd., and eight miles north and south from County Line Rd. to Elam Rd. (which is roughly three miles north of S.R. 54).
The proposed municipality would have included all of the developments in Wesley Chapel at the time — Lexington Oaks, Meadow Pointe, Northwood, Quail Hollow, New River Township, Saddlebrook and Seven Oaks.
Miller, who lived in Wesley Chapel from 1981-2009 before moving to Palatka, hired a firm to help with a feasibility study.
The effort, which at the time would have taken 11 percent of Pasco County’s land area and included 28,000 residents and 10,000 homes, didn’t get very far and ultimately failed.
Miller said the developers and local daily newspapers were against it, and time was short to get a referendum approved ahead of the 2004 elections.
Also, the idea of another layer of property taxes (to fund a potential city government) did not appeal to some residents, especially since Pasco was already requesting a 1-cent increase in the county sales tax to be on the 2004 ballot.
Even the WCCC effectively came out against incorporation.
“We were just a group of lay people who saw a benefit in incorporating Wesley Chapel,’’ Miller said. “But, we didn’t have the money to fight the developers and the people in the community who were against it, and we got negative press. I have people still say to me, ‘Why did you stop?’ Now, they’re sorry.”
Miller says he just recently threw out all of the paperwork from that failed attempt. However, he still thinks incorporation is the way to go, and doing so would surely settle the long-standing border dispute with Lutz-Land O’Lakes.
“It’s never bad to control your own destiny,’’ Miller says. “Residents get a total say on how the community’s future will look. Now, where is the power? The county government. And where are they located? West Pasco controls it.”
Could a Wesley Chapel incorporation effort succeed today?
In Pasco, 450,000 of the county’s 490,000 residents live in unincorporated areas, meaning decisions about their land, police and schools are made by the county government.
Pasco County only has six municipalities: the cities of New Port Richey, Port Richey, San Antonio, Dade City, Zephyrhills and the town of Saint Leo.
In the 2010 census, Wesley Chapel’s population was listed at 44,092, a number that has grown and at the time was already nearly three times greater than the next largest city (New Port Richey, 14,934) and more populous than all of the other cities and towns put together.
“Had we succeeded, Wesley Chapel (today) would be the biggest and most powerful city in the entire county,’’ Miller laments.
While the WCCC came out against the incorporation efforts in 2003, none of those members are among the more than 500 the Chamber claims today.
“We don’t have an official stance,’’ says WCCC CEO Hope Allen, but she said it may be revisited by the Chamber’s current Board of Directors.
Pulling off incorporation won’t necessarily be any easier today. It takes money and lawyers, a feasibility study that can take up to two years to complete and will need the support of the local State legislative delegation, who would then bring it to the full state legislature, which could then approve it through a special act and put it on a referendum on the ballot.
“I saw an awful lot of interest from the chamber leaders two weeks ago,’’ Miller says about the Feb. 19 meeting. “If they were serious, and wanted to spend the money to promote it, I’d give it a 50-50 chance. But, it’s got to be sold to the residents. And, you need a cast iron stomach and the financial wherewithal to fight the battles.
He adds, “I absolutely would like to live long enough to see the day when Wesley Chapel is incorporated!”
Wesley Chapel Leading The Growth In Pasco, K-Bar Ranch Driving New Tampa’s Completion
When you’ve been doing the same job for more than 21 years, you’re likely to see a lot of things change.
Well, in my capacity as the publisher and editor of the Neighborhood News for New Tampa and Wesley Chapel since 1994, I’ve seen housing booms and housing busts come and go — with the biggest boom hitting New Tampa and Wesley Chapel in 2004-06 (followed by the bursting of the local housing bubble in 2007-08). Continue reading
*Florida Hospital Center Ice opened as the largest skating facility south of New York state. The Taste of New Tampa’s return was held at FHCI.
Although the Raymond James campus was originally scheduled to begin building in 2012, with the first 100 employees arriving by 2014, the project stalled.
