Pasco County Council Update
Caliente Resorts MPUD — 96 Condominium Units on Former Tennis/Pickleball Courts — Continued Multiple Times — Approved 4/21
The Board of County Commissioners approved a substantial modification to the Caliente Resorts MPUD (Petition RZ-7857, File PDE26-7857) requested by LOL Properties Inc. on roughly 4.93 acres along the western side of Caliente Boulevard, approximately 0.31 miles northeast of Caliente Boulevard and Land O'Lakes Boulevard. The amendment authorizes 96 condominium units (plus 2 new tennis courts and 2 new pickleball courts to relocate the displaced facilities), increases the project density via a companion Comprehensive Plan Amendment changing the FLUM from COM (Commercial) to RES-24 (Residential, 24 du/ga), and incorporates the standard Live Local provision (Condition 44). The applicant must build a 405-foot northbound right-turn lane at U.S. 41 / Caliente Boulevard. Maximum building height was set at 85 feet for both mid-rise and standard multifamily, with 1.5 parking spaces per unit and condominium-form ownership required prior to the first building permit. The case was continued at PC on 2/19/26 and again at BCC on 3/24/26 before adoption. The Planning Commission unanimously recommended approval on 3/19/26.
Pasco Countywide Mobility Fee Increase — LDC §1302.2 Amendment — First Reading
The BCC took up an ordinance amending Pasco County Land Development Code Section 1302.2 (Mobility Fees) to raise transportation impact fees beyond the phase-in caps in §163.31801(6), Florida Statutes. Staff cited population growth and rising transportation construction costs since the last major mobility fee update in 2021 (preceding updates: 2014, 2018, 2021). The ordinance is structured to (a) increase fees on land uses where current subsidies are no longer warranted, and (b) preserve discounts for urban infill, redevelopment, mixed-use, and workforce housing per the home-rule authority under §163.3180(5)(f). Florida statute caps generally limit impact-fee hikes to once every four years; the County is proceeding under the statutory exception that allows larger increases with documented data. This is the first reading; final adoption follows public hearing.
West Market Area ROR Density Bump — 24 du/ac to 32 du/ac — LPA Recommended Approval With Edits
Comprehensive Plan Amendment CPA26(01) (File PDE26-0435) is a text amendment to the Future Land Use Element (Appendix Section FLU A-6) raising the maximum residential density on Retail/Office/Residential (ROR) FLU-designated parcels in the West Market Area from 24 du/ac to 32 du/ac. The Local Planning Agency held a public hearing on 3/19/26 and recommended approval, but with three edits: striking the words "redevelopment" and "repurposing" from the first sentence, striking the last sentence (which scoped the applicability of the density increase), and eliminating the corresponding glossary terms. Staff (Hayat Mazili, Principal Planner; Joseph Reinbold, Planner II) framed the amendment as supporting mixed-use feasibility and broader housing types along major corridors with transit access. The BCC took up transmittal on 4/21/26. This change materially increases yield potential on every ROR parcel in the West Market Area.
Old Dixie RV Resort MPUD — 52 RV Spaces, R-4 to MPUD Rezoning — Continuance Granted
Zoning Amendment for Ground Floor Storage, LLC ("Old Dixie RV Resort MPUD," File PDE26-7895) seeks to rezone approximately 12.56 acres on the east side of Old Dixie Highway (Parcel ID 22-24-16-0000-00100-0060), roughly 0.56 miles north of New York Avenue and Old Dixie Highway, from R-4 High Density Residential to MPUD to allow up to 52 RV spaces. Existing FLU is RES-6; site is in Flood Zone AE within the West Market Area. Conditions on the table include a 180-day maximum stay, minimum RV space size of 1,500 sq ft, lighting standards, a binding conceptual layout plan, and a 12-foot multi-use path along the Old Dixie Highway frontage. The BCC granted continuance per staff recommendation; case prepared by Kurt Siverson, Planner II. Commissioner Jack Mariano's district.
Morris Bridge Road / SR 56 Development Agreement — MB 56 LLC to Build Improvements for Cash Reimbursement — Approved
The BCC approved a Development Agreement (File PDE26-0110) with MB 56 LLC for South Central Pasco, south of the Morris Bridge Road / State Road 56 intersection. Under the DA the developer will design, permit, and construct: widening Morris Bridge Road to four lanes from north of the Colston Avenue intersection, with stormwater/retention onto the River Landings MPUD on the west side; a four-lane roundabout at Morris Bridge Road and the project access for Parcel ID 30-26-21-0000-00200-0030 (with right-in/right-out at the parcel access near the roundabout); an eastbound right-turn lane and westbound left-turn lane at Morris Bridge Road / SR 56; and a 10-foot multi-use path along the west side of Morris Bridge Road. Improvements are reimbursable through verified engineered cost estimates with PDE and the County Engineer (per Exhibit B); items not eligible for reimbursement remain the developer's cost. The Planning Commission voted unanimously on 4/9/26 that the DA was consistent with the Comprehensive Plan and recommended approval. Staff: Robert Irving / David Engel, Director of Planning, Development and Economic Growth.
SE-7902 Pallamari Properties LLC — Two Duplex Units in R-2 — Denied at Planning Commission
Pasco County Planning Commission's Order to Deny on Special Exception Application 7902 (Pallamari Properties LLC) came forward on the BCC consent agenda. The applicant sought to construct two duplex units (one duplex per lot) on Tracts 108 (0.47 acres) and 109 (0.40 acres) — total approximately 0.87 acres — under R-2 Low Density Residential standards. Site has FLU RES-6, Central Market Area, with access from Lakewood Drive (a residential street with only ~30 feet ROW). The PC found the proposal inconsistent with Comprehensive Plan Objective FLU 1.4 (Protection of Residential Neighborhoods) and Policy FLU 1.10.1.b. & d. (Compatibility Review), concluding the duplexes would not be compatible with the surrounding single-family neighborhood. The standards in LDC §402.4.F were determined not to be met. Denial is on the record.
SE-7845 BDI Properties / TLE Wells Roads — Daycare Reduced From 200 to 160 Children Plus 4,000 SF Vet Clinic — Approved
Special Exception SE-7845 (File NI26-0644) modifies the existing SE-6241 (originally approved 8/11/2004) at the southwest corner of Wells Road and Curley Road on approximately 2.08 acres in the A-R Agricultural-Residential District. The modification reduces the previously approved daycare enrollment from 200 to 160 children and adds a 4,000 sq ft veterinary clinic with associated parking and stormwater. FLU is RES-1; site is in the Central Market Area, outside the Urban Concentration and Rural Areas. Access is from Curley Road (arterial), Wells Road (collector), and Eloian Avenue (local). Applicant: BDI Properties US LLC. A site plan (SITEPLN-2023-00251) for a 10,000 sq ft daycare had previously been approved 12/10/2024. Commissioner District 1.
SE-7757 Townsend Road Industrial — 59,097 SF RV/Boat Storage on 5 Acres in I-1 — Approved
Special Exception SE-7757 (Petition PDD24-7757, File NI26-0637), in the name of Brian Post and Kerry Matthew/Townsend Road Industrial, was approved for a 59,097 sq ft free-standing enclosed RV/boat storage facility on approximately 5.00 acres at the northeast corner of Townsend Road and Old Lakeland Highway (Parcel ID 18-25-22-0000-00500-0040), East Central Pasco. Site is zoned I-1 Light Industrial Park; surrounding zoning is A-R/A-C with RES-1 FLU, mobile/manufactured residential to the west, CSX railroad ROW to the east. Conditions require Townsend Road to be brought up to minimum design and maintenance standards under LDC §901.4 (substandard road agreement SSRRA-2023-00202) from Old Lakeland Hwy to the project access. Lead planner: Liam Devine. Commissioner District 1.
SE-7862 FLEX-CP LLC / Odessa Town Centre — 31,500 SF Gymnastics Training Facility in A-R — Approved
Special Exception SE-7862 (File NI26-0646) approved a maximum 31,500 sq ft Private School (Gymnastics Training Facility) on approximately 2.00 acres in the A-R Agricultural-Residential District at the northwest corner of Old Gunn Highway and Interlaken Road, within the Odessa Town Centre PD. Hours limited to Monday–Thursday 9 a.m.–9 p.m. and Friday–Sunday 9 a.m.–10 p.m. A parking study is required at PSP/PDP submittal because the LDC has no parking ratio for gymnastics facilities. Cross-access required to parcels north and west; a minimum 5-foot sidewalk along Old Gunn Highway frontage per LDC §901.8; and a 6–8 foot opaque fence/wall/berm/hedge buffer along the north and west property lines. Applicant: FLEX-CP LLC. Commissioner District 3.
SE-7874 Meares Four LLC — RV/Boat Storage on Existing Plumbing Yard in C-3 — Approved
Special Exception SE-7874 (File NI26-0647) was approved for a free-standing RV and boat storage facility on a 1.59-acre portion of a 9.10-acre site at the southwest corner of Shady Hills Road and Lenway Road, east of the Suncoast Parkway (14525 Shady Hills Road, Spring Hill, FL 34610; Parcel 30-24-18-0000-00100-0017, portion of). Existing zoning is C-3 Specific Use, with a pending rezoning to standard C-3 Commercial/Light Manufacturing — the special-exception approval is contingent on the rezoning becoming effective (Petition 7769). FLU is ROR. The site currently houses Meares Plumbing; the applicant proposes to use the unbuilt 1.59 acres for RV/boat storage that can be redeveloped if needed for the plumbing business. Applicant: Meares Four LLC. Commissioner District 5.
SE-7822 Irina Whitmire — Dog Boarding/Breeding Kennel for 25 Dogs in A-R — Approved
Special Exception SE-7822 (File NI26-0642) approved a dog boarding and breeding kennel limited to a maximum of 25 dogs on approximately 4.40 acres on the west side of Tulane Street, approximately 340 feet east of Cordel Street, West Pasco, in the A-R Agricultural-Residential District. Conditions include a 50-foot setback from all property lines for any structures devoted to kennel activities and a requirement that all kennel structures have three sides, a roof, and a floor for weather protection. Applicant: Irina Whitmire. Commissioner District 4.