Planning Commission: May 2026
Pasco County
b. Upon the effective date of this DA , County agrees to post , in a separate TDF
This item concerns a Development Agreement (DA) related to a Master Planned Unit Development (MPUD) in Pasco County. The agreement outlines how the County will manage Development Tax Funds (TDFs) paid by the Developer for roadway improvements. The County will set aside a specific portion of these TDFs in a separate account. The Developer can receive credits against these funds for actual, reasonable, and eligible costs spent on roadway improvements. These costs include design, permitting, mass grading, soil stabilization, bonding, insurance, testing, construction engineering and inspection (CEI) services, and drainage and mitigation obligations. The agreement specifies limits on the percentage of total construction costs for bonding, insurance, testing, CEI, design, permitting, and construction management. This agreement is currently under review by the Planning Commission. The project will involve site clearing and grading, underground utility work, road and driveway paving, and potentially design and engineering services. Local contractors, suppliers, and service providers involved in site preparation, heavy civil construction, engineering, and material supply may find opportunities as this project moves forward. Engaging early before final bids and permits are established could provide a competitive advantage.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
c. Development Uses of Land: The Project is currently zoned MPUD Master Planned
Planning Commission listed this item on its agenda for 2026-05-07 in Pasco County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
c. Tender of Improvement Area: Upon the issuance of the Notice to Proceed by the
This item concerns the Tender of Improvement Area for a development project in Pasco County. Upon the developer issuing a Notice to Proceed to their contractor, the project area will be considered tendered. The developer's contractor will then have custody and control of the project areas and will be responsible for maintaining a safe work zone for the public. This stage indicates the project is planned and moving towards construction. The work will likely involve site preparation, utility installation, and general construction activities. Contractors, suppliers, and service providers in site preparation, general contracting, and related trades may find opportunities. Engaging early, before bids and permits are finalized, can provide a competitive advantage.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
- Applicant:
- Developer
c. Upon completion of design of the Roadway Improvements, Developer shall be
This item concerns planned roadway improvements that are currently under review by the Planning Commission. The developer will be eligible to receive Tax District Fund (TDF) Credits for design and permitting costs once the roadway improvements are designed. These credits will be adjusted based on the final construction contract price, not to exceed 12% of that total. The process involves submitting requests for credits monthly, with the County establishing a credit account within sixty days of undisputed submissions. Disputed amounts will carry over or can be appealed. The County will list the roadway improvements in its Capital Improvement Plan (CIP) or other transportation plans to facilitate these credits. This project will likely involve site clearing, grading, underground utility work, and paving, followed by the construction of the roadway itself. Local contractors, suppliers, and service providers in site preparation, heavy construction, and utility work may find opportunities. Reaching out early, before final plans and bids are set, could provide a competitive advantage.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
c. Wetland and Floodplain Mitigation: In the event that the permitted floodplain
This item concerns wetland and floodplain mitigation related to planned roadway improvements. If these mitigation areas are permitted and built separately from other project impacts, the Community Development District for Onsite Phase A will need to take ownership and maintenance after construction is finished and accepted. This process is currently under review. The work would involve site preparation and potentially construction of mitigation features. Contractors specializing in environmental services, site work, and potentially landscape installation could be involved. Engaging early could provide an advantage before final plans and permits are established.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
d. County Observation: The County's personnel and authorized representatives
This item concerns roadway improvements planned for Pasco County. The County's personnel will observe and test materials for all work related to these improvements. If deficiencies are found that do not match the approved plans or specifications, the Developer must correct them at their own expense. The Developer is ultimately responsible for ensuring all roadway work meets the County's standards. This item is currently under review. The project will involve site clearing and grading, underground utility work, and road paving. Contractors, suppliers, and service providers are encouraged to reach out early to learn more about this project before official plans, bids, and permits are finalized. This early engagement can provide a competitive advantage.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
d. County Review and Approval of Design : Developer has or shall complete and
Pasco County is reviewing design plans for roadway improvements. The developer must submit 100 percent complete design and right-of-way plans to the County for review and approval before seeking bids. This project involves the finalization of detailed plans for road construction. Once approved by the County, these plans will become County property. This stage represents an early opportunity for contractors, suppliers, and service providers to engage with the developer before bidding begins. Early involvement can provide insight into project needs and timelines for site clearing, grading, utility work, paving, and final landscaping.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
d. Public Facilities: Adequate transportation facilities are available for the Project
This item concerns a Master Planned Unit Development (MPUD) in Pasco County. The project requires adequate transportation, potable water, and wastewater services, which will be provided by Pasco County Utilities and potentially other third parties or the County. Solid waste disposal services will be available through existing licensed collectors and the County's system. All necessary drainage improvements will be the responsibility of the Developer, following MPUD terms and regulations. This project is currently under review by the Planning Commission. The scope of work will involve planning and potentially construction for transportation infrastructure, water and wastewater systems, solid waste management, and comprehensive drainage improvements. Contractors specializing in civil engineering, site preparation, utility installation, and general construction may find opportunities as the project moves forward. Early engagement is advised before final plans and permits are established.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
d. Simultaneously with the first two requests for credit issuance, Developer may apply
This item concerns a financial process for a development project known as Smith 80. The developer can exchange TDF Credits for cash reimbursements from a paid account. These requests can be made quarterly and must include details on collected TDFs and corresponding lots or addresses. The County will issue reimbursements within sixty days if funds are available, following Prompt Payment Act rules. This process is currently under review by the Planning Commission. The scope of work involves financial tracking, documentation, and reimbursement processing. This early stage presents an opportunity for financial services, accounting, and legal professionals to engage with the developer and understand the project's financial mechanisms before they are fully established.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
e. Developer may sell and assign TDF Credits against the TDF (excluding the
This agenda item concerns the sale and assignment of TDF Credits by a developer from the Smith 80 TDF Credit Account. These credits can be used by end users within VOPH, but not for the External Improvement Fee portion of the TDFs. The developer may also register these credits for sale at par value with the VOPH Fee Credit Registry (FCR). The FCR will process credit transactions and related payments for Transportation Fees, Utility Surcharges, and DAR credits when the FCR is used. Transactions and payments made independently of the FCR must still be validated by the FCR for proper accounting. This process involves tracking credit transfers and payments related to development fees within VOPH. This item is currently under review by the Planning Commission. The work involves administrative processes for tracking and validating financial transactions related to development fees, rather than physical construction. Businesses involved in financial services, legal services, and administrative support could find opportunities in assisting developers or end users with navigating these credit systems and ensuring compliance with county regulations. Early engagement with the FCR Administrator or relevant county departments may provide clarity on the process and requirements.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
e. Permitting Requirements: Developer and/or its contractor shall obtain any and all
This item concerns permitting requirements for a development project in Pasco County. The developer or their contractor must secure all necessary permits from the County and relevant local and State agencies, including the Southwest Florida Water Management District. This stage indicates the project is planned or under review, prior to detailed site plans, bids, and permits being finalized. The work will involve obtaining permits, which is a foundational step before any physical construction begins. Contractors, suppliers, and service providers interested in future work should monitor the permitting process. Early engagement can provide an advantage as project details become clearer.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
e. Reservations or Dedications for Public Purpose: All reservations and dedications
Planning Commission listed this item on its agenda for 2026-05-07 in Pasco County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
e. Right-of-Way: Prior to the County 's acceptance of the Roadway Improvements,
This item concerns required right-of-way obligations and floodplain mitigation for roadway improvements. Before the county can accept these improvements, a developer must meet these obligations. This includes conveying necessary floodplain mitigation to a Community Development District responsible for maintaining a specific area, Onsite Segment A. Additionally, if needed, an easement for drainage into the stormwater system and ponds will be required. This process is currently under review. The work would involve site preparation, grading, and potentially underground utility and stormwater system construction, followed by road paving. Contractors specializing in site prep, grading, concrete, paving, and utility work, along with suppliers of construction materials, could find opportunities. Engaging early is advantageous as plans and permits are being finalized.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
f. Construction Requirements : During the construction phases of the Roadway
This item concerns construction requirements for planned Roadway Improvements. The developer will be responsible for overseeing all construction activities, ensuring they meet county plans and specifications. This includes on-site inspection by a Florida-registered professional engineer, obtaining necessary permits, and supervising all work. Independent laboratory testing of roads, stormwater drainage, and utilities will be required, with failed tests reported immediately to the County Engineer. A professional engineer must also certify that all designs, permits, and construction conform to county standards. The developer must submit design drawings, as-built drawings, and permit close-outs to the County. This project is currently under review, indicating an early stage in the development process. The scope of work will likely involve site preparation, grading, utility installation, road paving, and final inspections. Local contractors, suppliers, and service providers in site prep, grading, concrete, paving, utility work, engineering, and testing services may find opportunities. Engaging early, before final plans and bids are set, offers a chance to compete for this upcoming work.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
f. County Cooperation: The County shall, upon Developer's request, cooperate with
This item concerns a planned roadway improvement project. The County will work with a Developer to process permit applications for the design and construction of these improvements. The Developer is expected to secure all necessary permits. The project is currently in the planning and permit processing stage. This will involve site preparation, grading, utility work, paving, and potentially landscaping. Contractors, suppliers, and service providers in site preparation, heavy construction, utility work, paving, and landscaping may find opportunities. Early engagement with the Developer could be advantageous as plans and permits are being developed.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
f. Local Development Permits Needed: Prior to the construction of the Roadway
This item concerns a future project requiring roadway improvements. The developer must get local development permits before starting construction. This process is planned and under review. The work will likely involve site clearing, grading, underground utility installation, and paving. Contractors, suppliers, and service providers in site prep, grading, concrete, paving, and utility work may find opportunities. Early engagement before final site plans, bids, and permits are issued could be advantageous.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
f. The County reserves the right to pay out annually, the cash value of any unused,
Planning Commission listed this item on its agenda for 2026-05-07 in Pasco County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
g. County Review: Developer agrees and recognizes that the County shall not be
Planning Commission listed this item on its agenda for 2026-05-07 in Pasco County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
g. Findings: The County has found that the Project, as permitted and proposed, is
Planning Commission listed this item on its agenda for 2026-05-07 in Pasco County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
h. Requirements Necessary for the Public Health, Safety, and Welfare : The
Planning Commission listed this item on its agenda for 2026-05-07 in Pasco County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
h. Utilities Relocation : Developer shall coordinate the relocation of any utilities
This agenda item concerns planned utility relocation work related to future roadway improvements. The developer is required to coordinate the relocation of any utility infrastructure that conflicts with the planned road construction. The owner of the utility infrastructure will pay for the relocation, except for county utilities, which the County Utilities Department will cover. The developer must notify the County before relocating utilities and get approval. The County may choose to make construction plan accommodations to avoid utility relocation. Once installed, utilities will be transferred to PCU. This project will involve site preparation, underground utility work, and potentially road paving. Contractors specializing in utility relocation, underground work, and civil engineering services may find opportunities. Early engagement before final plans and permits are set could be advantageous.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
i. Compliance with Legal Requirements and Permitting: The failure of this DA to
Planning Commission listed this item on its agenda for 2026-05-07 in Pasco County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
i. Right-of-Way Acquisition: Developer warrants and represents to the County that
This item concerns right-of-way acquisition for planned roadway improvements. A developer has warranted that no additional right-of-way beyond what is being conveyed is needed for the construction of roadway improvements or to meet developer obligations. This matter is currently under review by the Planning Commission. The project scope involves the acquisition and conveyance of necessary land for road construction. Future phases would include site clearing, grading, utility work, paving, and final landscaping. Local contractors, trades, suppliers, and service providers are encouraged to engage early to understand the project's needs as plans develop, as this offers an advantage before bids and permits are finalized.
- Board:
- Planning Commission
- Date:
- 2026-05-07
- Type:
- Agenda_item
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