State objections to a proposal to turn a lime rock mine in coastal northwest Pasco into a high-end vacation resort shouldn't be construed as a death knell for the project nor a prerequisite for a complete overhaul. It is, however, indicative that a preliminary application is far from satisfactory as state planners consider the wisdom of changing Pasco's long-range land-use map to accommodate the SunWest Harbourtowne proposal.
The message from the project developers? They're working on it and the details will be part of the development order being negotiated with Pasco County. It's a rational explanation, but the fine print must be available for public scrutiny well in advance of a County Commission hearing on the project in December.
The state Department of Community Affairs already weighed in, raising objections this week to SunWest Harbourtowne putting homes in a high-velocity wind zone, and Pasco County's failure to follow its own comprehensive plan requirements to safeguard wildlife.
DCA considered the project as part of an amendment to the county's land plan. The project requires approval of state planners, county commissioners, and state and federal environmental regulators, a process that is expected to last until at least summer 2011.
SunWest Harbourtowne wants to build as many as 2,500 residential units (half of which would be time shares/vacation rentals) a golf course, hotel, shops and a marina on 2,300 acres between U.S. 19 and the Gulf of Mexico in rural Aripeka. Under current land-use rules, the site could be home to 3,500 homes and light industry. The owners would not be mandated to do reclamation work because the mining operation pre-dates such requirements. In that regard, developers tout the project as a significant improvement for the environmental landscape.
Supporters envision it as a high-end resort surrounding five lakes carved from the mining operation that could spur redevelopment of blue-collar Hudson, a community that gained notoriety more than a decade ago for the spread of adult entertainment businesses. Pasco County, meanwhile, is keen on the development because its southern border is to be a newly dredged channel to the Gulf abutting a new 312-acre county park with multiple boat ramps.
That enthusiasm, however, cannot overwhelm environmental stewardship and responsible land planning. The project, just a stone's throw from Hernando County, already faces objections from environmentalists who fear damage to the wildlife habitat, including land used by endangered Florida Black Bear. Likewise, the state water district drew prior criticism for authorizing a land swap with SunWest that altered bear habitat in the region. Some of the wildlife concerns likely will be addressed by future off-site mitigation.
Pasco County also shouldn't be encouraging new development in a high-wind velocity zone and 101 residences along the western edge of the project's prime lake location fall into that category. Another consideration is the area's propensity for sinkhole activity, something the developers acknowledge will require more geo-technical review and engineering work before plans are finalized.
As the review process continues, commissioners and county staffers need to ensure their quest for enhanced tourism, economic development and even boating opportunities for their constituents don't burden an already stressed insurance market that continues to ask the public to assume more of the liability risk.
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