Civic Issues
Topics getting the most attention in Pasco County public meetings, ranked by how frequently they are discussed.
22 issues in development
Comprehensive Plan update review timeline
Commissioners pressed staff on why the new comprehensive plan is behind schedule; Director David Engel explained the LPA asked for a pause and the future land use element will be presented within weeks, with a May workshop and adoption targeted by Labor Day.
Construction traffic on local roads ('good neighbor' rules)
A new ordinance requires developers with collector/arterial access to use those roads, avoid school zones, keep local roads clean, and repair damage they cause. Commissioners pushed for more — including rules on dust blowing off sites into neighbors' pools and permit-hold penalties.
Affordable housing density bonus in the SDR category
Resident Nancy Hazelwood warned the Board that pushing more 'affordable' housing right before a potential recession could flood the market and crash prices.
Two Rivers expansion and surf park
The Two Rivers developer wants to boost entitlements to 4,047 single-family homes, 2,500 multifamily units, big jumps in retail/office/industrial space, plus a hotel, assisted living and a 35-acre water park on 3,396 acres in southeast Pasco. Hearings were continued to June 11.
Gagne apartments and east Pasco traffic
A 300-unit apartment plan at Chancey Road and Gall Boulevard stalled over worries about two-lane roads that are already gridlocked; the applicant will re-advertise a possible redesign with more commercial space.
Kent Grove Drive Rural Density and Infrastructure
Neighbors showed up in force worried about flooding into Riles Branch, dust from dirt Lucier Lane, and the fact that county water and sewer don't yet reach the site. The Board continued the rezoning a month so the developer, staff, and residents can do a field review together.
Guardian Angel Senior Living facility on Wilson Road
A 125-bed senior care facility cleared the commission with a recommendation of approval, after a neighbor's letter raised concerns about security lighting and the site's past life as a juvenile detention center. The applicant promised a written response to the objector and accepted a Live Local restriction.
Wooden bridge prohibition in residential subdivisions
Staff proposed banning wooden bridges in new subdivisions after two CDDs got stuck with expensive maintenance bills. Commissioners pushed back, calling it overreach that punishes everyone for a couple of bad experiences — the provision was continued for more work.
Developer road quality and inspections
Commissioners complained that developer-built road segments — like on Hudson Avenue and St. Joe Road — came out bumpier and inconsistent with county-paved sections. Staff committed to holding developers to county specifications and inspecting their work.
Mitchell 41 Development
A massive planned development along U.S. 41 in northwest Pasco — 2,100 residential units, 880,000 square feet of light industrial and 99,000 square feet of office — advanced on consent, along with its companion comprehensive plan amendment.
Central Pasco Employment Village review
Commissioner Weightman asked staff to re-examine the aging employment village plan — the jobs-to-residential balance, infrastructure on SR 52 and Ehren Cutoff — as the market shifts and development pressure builds.
Protecting parks and green space from affordable housing siting
Commissioner Weightman wants a formal county policy keeping parks and green space off the table for disaster-recovery or Live Local affordable housing projects, and the Board agreed to formalize one.
Palmetto Ridge mega-development (2,800 homes)
A plan for 2,800 homes and 100,000 square feet of commercial on roughly 3,536 acres in north central Pasco was recommended for approval with conditions. The school district is still negotiating with the developer about getting a school site inside the development.
New Horizons — 31 homes off Wells Road
A modest Wesley Chapel-area rezoning that also builds the missing piece of Wells Road — with a multi-use path — and got neighbors' blessing after a site meeting with the Boyette family's produce stand business.
Caliente Resorts expansion — 96 condos and lost courts
Caliente residents pushed back hard on losing three tennis courts, six pickleball courts, and a basketball court to make room for 96 condo units in four-story buildings. The applicant says the courts are underused and will be relocated; residents who use them daily disagree.
Unbuilt single-family entitlements in Connected City
A surprise for the school board rep: about 4,000 entitled single-family homes in Connected City were never built because developers over-entitled their land. Planners are mapping how those unused entitlements could be redeployed — which matters for future school capacity.
Kenton Road Commercial MPUD hotel and retail project
A 9.43-acre project at Kenton and Elam Roads in the Connected City area would bring 110,000 square feet of commercial space and a 120-room hotel. It's now pushed to March 5, so neighbors will have to wait to weigh in on final action.
Blackwell Multifamily and Office Complex MPUD reconsideration denied
A 15-acre development on State Road 54 near Starkey Boulevard died last meeting on a 2-2 tie, and the applicant asked for a do-over. Commissioner Weightman made the motion to reconsider, but it failed 2-2, so the denial stands.
Elite 52 mixed-use development near Pilot Country airport
A 156-acre project would add 108 homes, big-box-scale retail, and a hotel next to the Pilot Country airpark community. Neighbors worry about flooding, privacy, traffic, and new residents clashing with airport operations; the developer scaled back from 300 townhomes and added buffers.
Evans G-2 Village Density Increase
Density jumps from 117 to 350 units in a Pasadena Hills village. Starkey blasted the site plan as a strip mall and demanded something special for the village center.
Adrian Phillip Town Center at Overpass/Old Pasco
A 32.51-acre commercial site near the I-75 interchange becomes a mixed-use town center with apartments, townhomes, hotel and office. Starkey fought for more office space over apartments; the board approved the comp plan and rezoning 3-2.
Murphy Road MPUD – 434 Homes
A 118.82-acre rezoning for 434 single-family homes at Murphy Road and CR 54 was approved, with Oakley abstaining over a conflict.