The Diverging Diamond Interchange (DDI) is nearing completion and, as a result, S.R. 56 will be closed to all traffic at I-75 from approximately 11 p.m. on Friday, April 1, to sometime during the day on Sunday, April 3.
No traffic will be permitted to travel through the work zone across I-75, according to the Florida Department of Transportation (FDOT). S.R. 56 is being closed to switch the roadway to the DDI traffic pattern.
S.R. 56 traffic will be detoured using S.R. 56, Bruce B. Downs (BBD) Blvd. (S.R. 581) and S.R. 54/C.R. 54 (Wesley Chapel Blvd.) as shown on the map above.
FODT says the DDI will not be at full capacity until closer to the expected project completion this summer. The contractor, Superior Construction Company Southeast, LLC, has more work to do to open an additional lane on both eastbound and westbound S.R. 56, and another turn lane from the northbound I-275/I-75 exit ramp onto westbound S.R. 56.
While S.R. 56 is closed, two ramps will be available to use at the I-75/SR 56 interchange — the eastbound S.R. 56 entrance ramp onto southbound I-75, and the northbound I-275/I-75 exit ramps onto eastbound S.R. 56. All other traffic will be directed via detour signs to use the I-75 interchange at S.R. 54/C.R. 54.
Just east of the intersection of S.R. 56 and Meadow Pointe Blvd. is a busy place these days.
Construction has begun, rather quietly, on the S.R. 56 extension project that is expected to have a huge impact on central-to-eastern Pasco traffic and development.
After years of trying to figure out a way to pay to extend S.R. 56 from Meadow Pointe Blvd. to U.S. Hwy. 301/S.R. 41, and then pulling off a complicated deal to get approval from the Pasco County Board of County Commissioners, ground finally started moving in February on the extension without a big kick-off.
“We wanted to do something, we just couldn’t make it happen with everyone’s schedule,’’ said District 2 Commissioner Mike Moore. “But, they are moving dirt, and that’s the important thing.”
Moore and others had tried to arrange a groundbreaking ceremony, but once the U.S. Army Corps of Engineers gave the okay in early February, construction company Cone & Graham wasted little time digging in.
“We didn’t want anything to hold it up,’’ Moore said.
The road, which was originally envisioned as a two lanes, is now a four-lane $65-million project that is being touted as a big victory for economic development opportunities in the area, as well as increasing the tax base in both Zephyrhills and Wesley Chapel as new homes continue to be built throughout the area. The extension also will relieve traffic on both S.R. 54 and S.R. 56, and provide easier access to I-75. It also will open a new path to Morris Bridge Rd., which also connects into the New Tampa area.
Currently, Wesley Chapel and Zephyrhills residents only have the two-lane S.R. 54 for east-west traveling between the areas, a trip that can be grueling during rush hours and other times.
But, S.R. 56 will provide more and easier access. And, with a widening of S.R. 54 project set to go for later this year, Moore says it will soon be “smooth sailing” for local commuters.
The S.R. 56 extension is a partnership with the City of Zephyrhills and four developers.
Funding for the project, which will cost less than $58 million (not including $8 million in interest), is being provided by the Florida Department of Transportation (FDOT), Pasco County, the City of Zephyrhills and the developers of Wesley Chapel Lakes, Wyndfields, River Landing and Two Rivers Ranch.
The developers are expected to add (gulp) more than 10,000 homes along the extended S.R. 56 from where it currently ends at Meadow Pointe Blvd. As for “soon,” the road is expected to be completed by the end of 2019.
By then, Moore joked, the county will have a ceremony ready to go to celebrate its newest transportation improvement.
West Palm Beach-based commercial developer John Dowd played a pivotal role in the development of the Wesley Chapel and Wiregrass Ranch area near S.R. 56 when, with the stalwart help of JCPenney as the lead anchor, he helped spearhead the birth of The Shops at Wiregrass mall.
Dowd admitted that it wasn’t easy. Right before the mall finished, the economy started to slow. Had it been six months later, Dowd doesn’t think the mall would have ever been built. “We had tenants come to us who had literally just signed leases and wanted out,’’ he said. “Everybody was so afraid of what was going to happen to the world.”
But, thankfully, the world did survive. And, so did the mall.
John Dowd shows a map of the Wiregrass Ranch DRI and where some of the planned construction will take place.
Dowd is back in the area, and is again teaming up with local landowner/developer JD Porter to help give the Wiregrass Ranch Development of Regional Impact (DRI) another economic shot in the arm.
At the Wesley Chapel Economic Development meeting at Mulligans (inside New Tampa’s Pebble Creek Golf Club) on April 28, Dowd and Porter regaled a crowd of more than 100 local business leaders with tales from the past, but mostly of a future they see as bright and bustling.
The Wiregrass mall, which Dowd said didn’t have the start everyone had hoped when it opened in 2008, is now enjoying the kind of success that was expected. That is triggering further development in the area, as the Porter family carefully and judiciously parcels out its land to businesses and developers who fit into their long-range plans.
Dowd said he was attracted to working with the Porter family because of the family’s deliberate style. Unlike many landowners, JD Porter said he is no rush to sell to the highest bidder and turn an instant profit. Instead, the Wiregrass Ranch DRI continues to only greenlight projects the Porter feel add value to the entire area.
Wiregrass Ranch Set To Expand
Here’s some of those plans Porter and Dowd shared at the Economic Development meeting:
1. On S.R. 54, just down the road from Walmart, the first project between Dowd and Porter will be a 12,600-sq.-ft. strip center, with two nicely designed buildings. Two restaurants are already signed up, with two more close to coming aboard as well. The project will feature a typical mix, including a cell phone store, nail and hair salons, restaurants and “good neighborhood use” businesses.
“We already have more interested tenants than we have space for,’’ Dowd said.
2. On S.R. 56, east of the Wiregrass Mall expansion (which will include restaurants, a movie theater and a grocery store), Porter and Dowd are doing is having site work done at another shopping center, to be called Wiregrass Commons at 56, which will include a “green” or specialty grocery store.
Nothing has been signed yet, Dowd said, and “we’re not doing any of the small stuff until we get an anchor signed up. Once that happens, that will be a 50,000-60,000-sq.-ft. project in total and a nice addition to the area.
3. Porter also said a hotel would be finalizing a deal within 30 days, and that is expected to also immediately east of the Wiregrass Commons at 56 project. He did not say which hotel, but we have heard rumors it will be a Marriott Fairfield Inn.
4. Even further east on S.R. 56, the long-awaited Raymond James Financial campus is close to officially announcing its arrival.
No, seriously.
JD Porter (left) says big things are coming to Wiregrass Ranch, including Raymond James.
Porter joked that he was sick and tired of talking about the long-rumored project, which some had begun to doubt. But doubt no more.
“We got good news (April 27) and I truly believe within the next 2-3 weeks we’ll have a permit,’’ Porter said. “Having that permit triggers the closing. Having that closing means the other two or three office users, which we are we are talking to right now — anywhere from 600,000 square feet to another 1.2-million-sq.-ft., Fortune 50 companies — they close, and I would suspect we’re going to see movement within the next 4-6 months after that.”
Porter said Raymond James will add between 4,000-6,000 jobs, and that you can double that total to 8,000-12,000 jobs with the other unnamed businesses set to follow.
That will also begin to create some of the day traffic that Dowd says is necessary if the area is going to attract more quality restaurants, as well.
5. Porter said they will be closing on an assisted living facility, “in the next 45-60 days”. Porter didn’t disclose any other information, but the facility will be called Beach House at Wiregrass Ranch Assisted Living & Memory Care, which is owned by the Prevarian Companies.
The facility will be multiple stories when completed next to North Tampa Behavorial Health, which also is expanding and will be adding 48 rooms by the end of the year.
6. As part of trying to force vertical integration into the development plan, Porter said that in 30-45 days construction also should begin on a condo project, called Altis at Wiregrass, which will be located directly north of Wiregrass Commons at 56.
“If I would’ve said condos in Pasco County 3-4 years ago, you probably would have told me to get the hell out of here,’’ Porter said. “Well, it happened.”
Porter hinted at four-story structures, with rooftop pools and verandas. “Something typical of Hyde Park and South Tampa,’’ he said. “But not typical Pasco County.”
The condos, which according to site plans will include 394 multi-family dwellings in 15 separate buildings, are part of Porter’s plan to build new and different projects in the area. “If you wanna play in the sandbox, you have to step it up,’’ he said. “We are very fortunate to be in the right area. If people want to be here, bring something new to the table.”
Just The Beginning Of New Phase For Wiregrass Ranch
Porter promised other major announcements concerning major retailers still to come. But for now, he is pleased with the area’s progress, citing the proximity of an expanding hospital, a state college with room to grow into a full-fledged university and more retail in the area. He also expects an increase in new homes as well, and once the residential areas mature a mixed-use town center can be developed.
Members of the Wesley Chapel Chamber of Commerce Board, including past President Jeff Novotny (holding plaque) were honored to present the plaque that will adorn the boardroom at the WCCC office in The Grove named for the late Don Porter to Don’s son JD and daughter Quinn (center), during the Chamber’s Economic Development briefing at which JD and commercial developer John Dowd spoke about Wiregrass Ranch.
Porter also said his family is rethinking its commitment of donating 120-acres to the county to build a park in the area. A tennis center fell through more than a decade ago, as did a proposed baseball complex on the site last year. In November the county announced it would be seeking partners in a public-private relationship to build an indoor facility on land that also would include outdoor fields.
But Porter, frustrated with the county’s inability to move forward on donated land, says he may take back some of it back by the end of the year and build the park privately, as part of his long-range plan to provide the area with “synergy”.
“We are looking to create something we can be proud of out here not just tomorrow, but 10-50 years down the road,’’ he said.
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.”
Vom Fass casks, coming soon to the Shops at Wiregrass Mall.
The Shops at Wiregrass mall in Wesley Chapel will welcome a handful of new stores in the coming months, and while Wiregrass officials aren’t looking to compete with bigger malls like Westfield Brandon, the latest batch of new choices for area shoppers gives the local mall a unique mix that general manager Greg Lenners thinks will continue to make it a prime destination.
Currently seeking an alcohol permit for tastings, Vom Fass is slated to open sometime this spring. Construction already has begun on the store, which will be near Macy’s and the mall’s Center Court.
Vom Fass, which takes it’s name from the German phrase “from the cask”, will offer premium culinary oils, traditional balsamic oils and vinegars, vinegar specialties, and exclusive fruit balsamic vinegars, as well as rare spirits and liqueurs and a boutique selection of wines. Many of the store’s products are cask-aged and stored in cask pyramids.
“What’s made us great for the community is the diverse mix of retailers we’ve always carried here,’’ Lenners said. “It’s kind of a unique blend of stores. We thought Vom Fass would be a perfect fit. No one in the area that has that kind of store.”
This will be the seventh Von Fass store in Florida; the closest ones are located in Sarasota and St. Petersburg.
Candy, 3D And More On Tap For Shops at Wiregrass Mall
Rocket Fizz Soda Pop & Candy Shop also is coming this spring, to Suite #115, near JC Penney.
Founded in 2007 in California, Rocket Fizz has become the largest and fastest-growing soda and candy shop brand in the country, according to its website. The 74 stores nationwide all offer a massive selection of candy, soda, retro and gag gifts, concert and movie posters and tin signs.
“A pretty cool concept, in my opinion,’’ Lenners said. “It’s got a 1950s, specialty convenience store feel to it.”
3D Musketeers Printing, offering custon color-printed three-dimensional figurines, is expected to open by the end of the month.
And as we were the first to report back in January, this fall will see the Wesley Chapel debut of Irish 31. The popular restaurant is referred to as “The People’s Pub” by their customers and dubbed “Irish-plus-gourmet” by Neighborhood News publisher and foodie Gary Nager.
Irish31 in Hyde Park. Construction has begun on a location at the Shops at Wiregrass Mall.
Irish 31 is being built next to Panera Bread. Lenners said he thinks the mall has already hit a home run with its food offerings, and Irish 31 only strengthens that opinion.
Visionworks, which has roughly 700 optical retail stores in 40 states, is expected to open this fall as well. Construction has begun on the building, which will be across from Moe’s Southwest Grill on the S.R. 56 side of the mall.
Another tenant will share that property (though Lenners was unable to announce it at our press time because the lease hasn’t been signed).
A few stores that have recently opened include Lola Perfume, located in Suite #160 (next to Hollister), and Soleciety Sneaker Boutique,which sells collectible athletic shoes from around the globe, in Suite #170 (next to Zales), and has only been open a few weeks.
