DADE CITY — Concerns over water overshadowed arguments about traffic and growth as the Pasco County Planning Commission unanimously recommended approval of major changes to the Two Rivers development, including a proposed surf and water park and hundreds of additional homes.
After years of public hearings dominated by complaints about congestion and density, residents at the July 9 meeting instead focused almost entirely on whether Pasco can support more water-intensive development, concerns that are heightened by an ongoing drought.
The changes would expand development entitlements within the massive master-planned community in eastern Pasco County, allowing up to 4,047 single-family homes, 2,500 multi-family residences, 1.3 million square feet of retail space, a 300-bed assisted living facility, a 480-room hotel and a 35-acre surf park on 3,405 acres along State Road 56.
The unanimous recommendation now heads to the Board of County Commissioners.
The land that would become Two Rivers has been targeted for development dating to the late 2000s. The current Two Rivers development received its formal Pasco County zoning approval in 2021.
Attorney Clark Hobby, representing master developer Eisenhower Property Group, defended the project’s latest gross density increase, saying “we are essentially asking for just over 700 units on a project that already has, I think, about 5,700 units. It’s not a huge amount, and even when those units are allowed, you’re still at a density level that’s commensurate with the rest of our urban service area in the South Market area.”
Hobby also made the case for approval by reminding the commission that the developer helped underwrite S.R. 56’s expansion years before the county could afford to pay for it.
“The surcharges on Two Rivers pay for about 60% of the total costs of lanes three and four of S.R. 56 for over six miles,” he said, adding that in addition, the county will receive an estimated $50 million in future mobility fees.
However, water was the dominant issue of the meeting, just as it has been at recent data center meetings.
More than a dozen speakers — some from Plant City, Hudson and Tampa, demonstrating the regional reach of water issues — spoke out against the zoning changes, citing concerns about overall water usage, including that from the surf park.
One speaker said the area did not need another Adventure Island.
However, Tony Miller, developer of the proposed surf park, described a complex that not only included a small lagoon for surfing, but also a boardwalk, festival field, hotel and food hall.
“It is a lot more than just surfing,” he said. “This will be the best beach club in Tampa Bay, in Florida. This will be a really great opportunity to have a great beach right here in Pasco County. It’s going to be a hub for recreation and entertainment.”
Local residents still questioned the water use, and the effects it might have on local wells.
Joe Cimino, an engineer for the applicant, pushed back on the water-use concerns, telling the commission that comparable golf courses and data centers use far more water than the proposed surf park.
He also pointed out that while the park is pitched as a 35-acre facility, the actual surf lagoon is only six acres, requiring about 8 million gallons to fill — equating to “two and a half inches over that 120 acres” of surrounding land.
“It will have zero impact on anything outside our property boundaries,” he said.
The water will be pumped over a two to three week period and policed by the Southwest Florida Water Management District, according to Cimino.
“It’s smaller than Mirada. It’s smaller than Epperson,” he said. “That’s what we’re dealing with here. So it’s not a 35-acre lagoon, and hopefully that eases some concerns.”
Zephyrhills’ Nancy Hazelwood, who is opposed to the project, said she hopes the water park lives up to what Miller says it will be.
She asked if there were any guarantees that the project won’t be underwhelming, adding that there weren’t any renderings or details that have convinced her.
“You know, I’ve gone back to these places that they’ve said, ”Oh, it’s wonderful and look at all the loveliness we’re going to create,” she said. “And I’ve been underwhelmed 99% of the time.”
County assistant attorney David Golstein had the same concerns. He acknowledged the presentation didn’t have a lot of written details about the surf park.
“It’s very general,” he said. “All it says is really that it won’t be a lagoon.”
He did say he supported what Miller is describing, but he and other commission members requested firmer details.
“All I’m saying is that if we’re going to be giving up some nice office industrial land, and it’s going to be this great tourism draw, I agree with Miss Hazelwood,” Goldstein said. “Let’s get what we’re being promised.”
The commission included the condition that the developer draft more specific surf park language, something akin to a binding concept plan, before the item goes to the BOCC.
Not every speaker opposed the plans. Nancy Williams, who lives in Two Rivers, said she and her husband were excited about the project.
“I’m feeling that the developer is doing what they can to do for the environment, at the same time giving us the homeowners the things that we want in a new community,” she said. “So we’re happy with what’s going on, and you need to keep that in mind as well.”