5/7/26 PC Addendum Agenda
Planning Commission · 2026-05-07 · agenda
Pasco County Planning Commission Addendum Agenda for May 7, 2026. Multiple projects are listed. PC1: Comprehensive Plan Amendment (Continuance) for Two Rivers PD, file PDE26-0437, recommendation continuance requested. PC2: Zoning Amendment Substantial Modification (Continuance) for Two Rivers MPUD, file PDE26-7856, recommendation continuance requested. PC3: Comprehensive Plan Amendment (Consent) for Revilo Ranch, file PDE26-0356, recommendation approve. PC4: Comprehensive Plan Amendment (Consent) for Palmetto Ridge PD, file PDE26-0033, recommendation approve. PC5: Development Agreement (Consent) for Highland Homes, Clayton Properties Group Inc, file PDE25-0193, recommendation approve. P6: Ordinance amending the Pasco County Land Development Code, file PDE26-0025, recommendation approve. APC7: Zoning Amendment Substantial Modification (Consent) for Palmetto Ridge MPUD, file PDE26-7877, recommendation approval with conditions. Public comment is allowed on agenda items. No specific public sentiment is stated in the document.
Agenda items
- 1. AN ORDINANCE AMENDING THE PASCO COUNTY
- Engineering & Architecture
- Real Estate Development
- General Contractor
- Building & Industrial Supply
- Legal Services
- 1. Add 50,000 square feet of non-residential entitlements to Village B through text revisions to
- General Contractor
- Real Estate Development
- Engineering & Architecture
- Building & Industrial Supply
- 1. Consistency of Proposed Change with the Goals, Objectives, and Policies. The Planning,
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Windows, Doors & Glass
- Building & Industrial Supply
- Real Estate Development
- Legal Services
- Accounting & Tax
- 1. Consistency of Proposed Change with the Goals, Objectives, and Policies. The Planning,
- 1. Future Land Us e Classification Requires Concept Plan and Rezoning: Comprehens ive
- Engineering & Architecture
- Real Estate Development
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- 1. PDE25-0193: Highland Homes Development Agreement
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Carpentry & Cabinetry
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- 1. PDE26-0033 Palmetto Ridge Parcel List
- 1. PDE26-0356: Proposed Ordinance
- 1. PDE26-0437: Parcel ID Table
- 1. PDE26-7856: Proof of Publication
- 1. Site Characteristics. The subject property is located in the North Market Area within the Rural
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Engineering & Architecture
- Real Estate Development
- 1. Transportation Needs Assessment (TNA). On 12/16/2025, the PDE Transportation Planner
- Engineering & Architecture
- Business Consulting
- 1. Transportation Needs Assessment (TNA). On January 14, 2026, the Transportation Planner
- 1. WHEREAS CLAUSES
- 10. Active Transportation Planning. On 2/9/2026, Active Transportation, reviewed the proposal and
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Building & Industrial Supply
- General Contractor
- Landscaping & Lawn Service
- 10. PDE26-0033 Proof of Publication
- 11. PDE26-0033 Applicant Affidavit of Publication
- 11. Solid Waste. On 2/14/2025, Solid Waste reviewed the proposal and provided a status of “No
- 12. Stormwater. On 2/11/2025, Stormwater reviewed the proposal and had the following comments:
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Utilities (Sub)
- General Contractor
- 2) Thi
- 2. AN ORDINANCE AMENDING THE PASCO COUNTY
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- Government Authority
- 2. AND PROVIDING FOR ADDITIONAL TEXT AMENDMENTS AS NECESSARY FOR
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Drywall & Insulation
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- 2. Additional Amendments Recommended. No further amendments are necessary in
- 2. Additional Amendments Recommended. There is an accompanying rezoning petition in the
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Legal Services
- 2. Archaeological Sites. The subject property has multiple historic sites. A Cultural Resources
- Site Prep, Grading & Hardscape
- General Contractor
- Engineering & Architecture
- Building & Industrial Supply
- Real Estate Development
- 2. Conservation and Open Space: Planned developments are required to provide
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- Real Estate Development
- Landscaping & Lawn Service
- 2. PDE25-0193: VOPH Master Roadway Plan: 60AA typical
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Concrete & Masonry
- General Contractor
- Engineering & Architecture
- 2. PDE26-0033 Maps
- 2. PDE26-0356: Transportation Needs Assessment
- 2. PDE26-0437: Proof of Publication
- 2. PDE26-7856: Affidavit of Notice
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 2. PURPOSE
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Concrete & Masonry
- General Contractor
- Building & Industrial Supply
- 2. Pasco County Utilities (PCU). On August 22, 2025, PCU provided no comments on the proposed
- Utilities (Sub)
- Site Prep, Grading & Hardscape
- General Contractor
- Engineering & Architecture
- 2. Pasco County Utilities (PCU). PCU reviewed the proposal on 2/19/2025 and provided the
- Utilities (Sub)
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- 3) Thi
- 3. Analysis of the Capital Costs, Service Requirements, and Benefits. Pasco County shall
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Windows, Doors & Glass
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 3. Analysis of the Capital Costs, Service Requirements, and Benefits. Pasco County shall collect
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Utilities (Sub)
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 3. GENERAL REQUIREMENTS
- 3. Minimum Open Space: Open space areas sh all be designated as appropriate to meet
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Real Estate Development
- 3. PDE25-0193: Affidavit of Notice
- 3. PDE26-0033 Palmetto Ridge Subarea Policy
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- 3. PDE26-0356: Proof of Publication
- 3. Pasco Sheriff’s Office (PSO). On 2/4/2025, the proposal was distributed and a response was not
- 3. Pasco Sheriff’s Office (PSO). The application was distributed to PSO on August 4, 2025, for review
- Legal Services
- Engineering & Architecture
- 3. Right-of-Way (ROW). This project is located along State Road (SR) 52, a two-lane, 100-foot
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Construction (Other)
- General Contractor
- Building & Industrial Supply
- Engineering & Architecture
- 4) The t
- 4. Compatibility with Adjacent Uses: Due to the ability to cluster units and provide for a
- Site Prep, Grading & Hardscape
- Real Estate Development
- Engineering & Architecture
- 4. FINANCE AND CONSTRUCTION OF ROADWAY IMPROVEMENTS
- 4. Fire. On 3/11/2025, Fire responded, “No Comments”.
- 4. Fire. On August 5, 2026, Fire provided no comments on the proposed comprehensive plan
- 4. Live Local Provision. The applicant has agreed to MPUD Conditions of Approval (COA) on the
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Painting & Flooring
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- 4. PDE25-0193: Proof of Publication
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- 4. PDE26-0033 Proposed Ordinance
- 4. PDE26-0356: Public Notice
- Engineering & Architecture
- Real Estate Development
- General Contractor
- 4. Trails. Currently, there are no trails in the surrounding area. As part of FDOT’s SR 52 widening
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- General Contractor
- Building & Industrial Supply
- 5) D
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- 5) FROM RES-1 (RESIDENTIAL-1 DU/GA), RES-3
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Painting & Flooring
- Roofing
- Drywall & Insulation
- Windows, Doors & Glass
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Accounting & Tax
- Legal Services
- 5. Bus Stops. There are no bus stops or bus service to this area of the County.
- 5. Emergency Management. On 2/14/2025, Emergency Management responded, “No Comments”.
- 5. Emergency Management. On January 9, 2026, the Emergency Management department provided
- 5. Nonresidential-Use Locations: Commercial and other nonresidential uses within
- 5. PDE26-0033 PD Concept Plan
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Drywall & Insulation
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- Landscaping & Lawn Service
- 5. ROADWAY IMPROVEMENTS DESIGN, PERMITTING, AND RIGHT -OF-WAY
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- General Contractor
- Engineering & Architecture
- Building & Industrial Supply
- Real Estate Development
- Government Authority
- 581. The project will expand the existing two-lane road to a four-lane facility and include a 12-foot
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Construction (Other)
- Utilities (Sub)
- Building & Industrial Supply
- Engineering & Architecture
- 6) The total maximum entitlements for Villages L & M shall be
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- 6. BIDDING AND CONSTRUCTION
- 6. Minimum Size: Mixed-use planned developmen ts are required to be the size necessary
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- 6. PDE26-0033 2025 FLU Designation - PD Planned Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- 6. Parks, Recreation, and Natural Resources (PRNR). On August 7, 2025, PRNR identified no
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- 6. School District. On 12/17/2024, the Pasco County School District provided the attached School
- 7. PDE26-0033 School Impact Analysis
- 7. Parks, Recreation, and Natural Resources (PRNR). On 9/11/2025, Natural Resources commented,
- Site Prep, Grading & Hardscape
- Landscaping & Lawn Service
- Engineering & Architecture
- 7. TRANSPORTATION DEVELOPMENT FEES, CREDITS AND REIMBURSEMENTS
- 8. Office of Economic Growth (OEG). On 3/27/2025, OEG responded, “No Comments.”
- 8. PDE26-0033 Transportation Needs Analysis
- 8. PERFORMANCE , PAYMENT AND DEFECT GUARANTEES
- 9. INDEMNIFICATION AND INSURANCE
- 9. Metropolitan Planning Organization (MPO). On 7/7/2025, MPO responded, “No Comments.”
- 9. PDE26-0033 Residential Trend Analysis
- APC7 Zoning Amendment Substantial Modification (Consent) - Palmetto Ridge MPUD
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- Addendum
- All electronic devices must be turned off while in the Board Room.
- Historic Pasco County Courthouse
- Legal Counsel David Goldstein, Chief Assistant County Attorney
- P6 An Ordinance By The Pasco County Board Of County Commissioners Amending
- Legal Services
- Engineering & Architecture
- PC Addendum Agenda
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- PC Addendum Agenda
- PC Addendum Agenda
- PC Addendum Agenda
- PC1 Comprehensive Plan Amendment (Continuance) — CPA24(07) CPAL Two
- Engineering & Architecture
- Legal Services
- Business Consulting
- Real Estate Development
- PC2 Zoning Amendment- Substantial Modification (Continuance)- Two Rivers MPUD
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Windows, Doors & Glass
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- Government Authority
- PC3 Comprehensive Plan Amendment (Consent) – CPAS25(13) Revilo Ranch
- Legal Services
- Engineering & Architecture
- Real Estate Development
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- PC4 Comprehensive Plan Amendment (Consent) - CPA25(01) Palmetto Ridge PD
- Engineering & Architecture
- Real Estate Development
- PC5 Development Agreement (Consent) – Highland Homes, Clayton Properties
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- Pasco County
- School Board Representative Chris Williams
- Staff David Allen, Assistant County Administrator, Development Services
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- T: 26 R: 21
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Painting & Flooring
- Roofing
- Drywall & Insulation
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- Utilities (Sub)
- T: 26 R: 21
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- Utilities (Sub)
- T: 26 R: 21
- General Contractor
- Carpentry & Cabinetry
- Concrete & Masonry
- Drywall & Insulation
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- Landscaping & Lawn Service
- Walk-Ons
- a. Competitive Selection of Contractors : With respect to construction of the
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- a. Creditable Roadway Improvements
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Concrete & Masonry
- General Contractor
- Engineering & Architecture
- Building & Industrial Supply
- Landscaping & Lawn Service
- a. Design, Permitting, Right -of-Way Dedication, and Construction Requirements :
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Concrete & Masonry
- Construction (Other)
- Engineering & Architecture
- Building & Industrial Supply
- General Contractor
- a. Indemnification: Developer shall indemnify and hold harmless the County and its
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Legal Services
- a. Legal Description: The land subject to this DA is identified in Exhibit “A”.
- General Contractor
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- a. Performance and Payment Guarantees: Prior to commencing construction of the
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- Commercial & Business Insurance
- a. The Project shall be assessed TDFs in accordance with the Enabling Documents
- b. Defect Guarantees: Upon completion of the portion of the portion of the Roadway
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Construction (Other)
- Utilities (Sub)
- Engineering & Architecture
- b. Duration and Effective Date: This DA shall be for the earlier of either the duration
- b. Roadway Drainage Facilities : A community development district owns and
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Engineering & Architecture
- b. Roadway Improvements Construction: Developer shall proceed and complete the
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Concrete & Masonry
- Construction (Other)
- General Contractor
- b. Upon the effective date of this DA , County agrees to post , in a separate TDF
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- General Contractor
- Construction (Other)
- Building & Industrial Supply
- Engineering & Architecture
- c. Development Uses of Land: The Project is currently zoned MPUD Master Planned
- c. Tender of Improvement Area: Upon the issuance of the Notice to Proceed by the
- General Contractor
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- c. Upon completion of design of the Roadway Improvements, Developer shall be
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- General Contractor
- Utilities (Sub)
- Building & Industrial Supply
- Engineering & Architecture
- c. Wetland and Floodplain Mitigation: In the event that the permitted floodplain
- Site Prep, Grading & Hardscape
- Government Authority
- d. County Observation: The County's personnel and authorized representatives
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Concrete & Masonry
- General Contractor
- Building & Industrial Supply
- d. County Review and Approval of Design : Developer has or shall complete and
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- General Contractor
- Engineering & Architecture
- Building & Industrial Supply
- Real Estate Development
- d. Public Facilities: Adequate transportation facilities are available for the Project
- General Contractor
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Engineering & Architecture
- d. Simultaneously with the first two requests for credit issuance, Developer may apply
- Accounting & Tax
- Legal Services
- e. Developer may sell and assign TDF Credits against the TDF (excluding the
- Legal Services
- Finance (Other)
- Office & Business Support Services
- e. Permitting Requirements: Developer and/or its contractor shall obtain any and all
- Legal Services
- Engineering & Architecture
- General Contractor
- Utilities (Sub)
- e. Reservations or Dedications for Public Purpose: All reservations and dedications
- e. Right-of-Way: Prior to the County 's acceptance of the Roadway Improvements,
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Construction (Other)
- Utilities (Sub)
- Building & Industrial Supply
- Engineering & Architecture
- f. Construction Requirements : During the construction phases of the Roadway
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Construction (Other)
- Electrical
- Plumbing
- HVAC & Climate Control
- Utilities (Sub)
- Building & Industrial Supply
- Engineering & Architecture
- Accounting & Tax
- Waste Management
- f. County Cooperation: The County shall, upon Developer's request, cooperate with
- Site Prep, Grading & Hardscape
- General Contractor
- Utilities (Sub)
- Building & Industrial Supply
- Engineering & Architecture
- f. Local Development Permits Needed: Prior to the construction of the Roadway
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Construction (Other)
- Utilities (Sub)
- f. The County reserves the right to pay out annually, the cash value of any unused,
- g. County Review: Developer agrees and recognizes that the County shall not be
- g. Findings: The County has found that the Project, as permitted and proposed, is
- h. Requirements Necessary for the Public Health, Safety, and Welfare : The
- h. Utilities Relocation : Developer shall coordinate the relocation of any utilities
- Utilities (Sub)
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- i. Compliance with Legal Requirements and Permitting: The failure of this DA to
- i. Right-of-Way Acquisition: Developer warrants and represents to the County that
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Construction (Other)
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
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