[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6673113,"mediaKeyId","2108938-befbb76a033a76c36f1751e839688aad","parentId",2108938,"title","Planning commission denies Black Horse Realty special-exception after neighbors cite code violations and public-safety concerns","audioSeconds",3707,"startMs",4426000,"endMs",719000,"viewUrl","/Search/View?dp=1&key=2108938-befbb76a033a76c36f1751e839688aad&start=4426&end=719","thumbnailUrl","https://assets.pipeline.soar.com/2108938-befbb76a033a76c36f1751e839688aad/thumbnail_4426000.jpg","articleUrl","/articles/6673113/Hernando-County/Florida/Planning-commission-denies-Black-Horse-Realty-special-exception-after-neighbors-cite-code-violations-and-public-safety-concerns","mediaUrl","https://secure.pipeline.soar.com/6673113-d9d4f317373db6799abb156dc9417eb8/orig.mp4?Expires=1773672093&Signature=XPZA~jAJ-fqi9zItRzG7Js5YUs~yIBnUCQD5TeZJyziB9O908sB-gZFLLSPewp~ihNt11NE53SbzfdRuy1E6Tbh-u~1~HLGi6qe3BS67VRLlV-noJRQkCw75AaMxZ30VobFFfcc7KF01FFklndaCDtXYp6v2my4dlfgYt8120ImwtbkLkqY1~pCmlyRRIUGSsoNerfsx0Wq0uXNj2XKC2MqJxu9nHQhwIVdBDiAlfo-qgdleLkCUpp-KVcs9fUnAlUwh~6uc87xEyxuJwEoBQg5QH86RoNRmhCzsNzeEfUZOlEWuSJDESbbtzo6eB3VAwJLGWFOS3oYJLS0flrW4FQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Hernando County","date","2025-01-13T08:55:00Z","article","Hernando County’s Planning & Zoning Commission on Jan. 8 voted to deny a special-exception request from Black Horse Realty (SE 2411) that would have allowed equestrian therapy, special events and RV hookups on a roughly 19.6-acre property near Phyllis and Arlene roads.

Staff summarized the application and proposed performance conditions intended to limit intensity (hours of operation, caps on events and conditions on RV hookups). Petitioner representatives said the site had historically been an equestrian farm and that they intended to restore it, operate therapy sessions and provide limited RV hookups for participants and visitors.

Many neighbors opposed the request. Several speakers — including Bob and Shannon Morgan, and others who live within 500 feet — told the commission they had documented repeated code violations and on-site, transient camping that continued after code-enforcement notices and a special-magistrate hearing. Neighbors provided photographs and said incidents included public defecation and unauthorized advertising for rentals; they asked the commission to deny the request or impose strict conditions including short trial periods and unannounced inspections.

Multiple commissioners and citizens, and Planning staff, cited the special-magistrate finding in November 2024 that the applicant had violated county code by allowing campers on the site and the repeated, alleged noncompliance. Commissioners debated whether to grant a limited conditional approval with strict reporting and inspection terms, or to deny given the pattern of violations. The commission voted to deny the application; commissioners and staff urged the applicant to work with staff if they wished to resubmit after resolving code-enforcement issues and demonstrating compliance.

Motion and vote: A motion to deny SE 2411 passed by a 4–1 vote.","mediaType","Video","parentTitle","Hernando County - Planning & Zoning Commission on 2025-01-13 9:00 AM - Regular Meeting - Jan 13, 2025","oneSentenceSummary","The Hernando County Planning & Zoning Commission on Jan. 8 denied a request by Black Horse Realty (SE 2411) to operate an equestrian therapy and special-events venue with RV hookups, citing neighbors’ testimony and county code-enforcement records that showed a pattern of unauthorized camping and repeated violations.","taxTitle","Hernando County, Florida","taxId",2876,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6673116,"Commission approves Lake Hideaway conditional plat despite neighbors’ objections over notice and density",2083,2324000,4407000,"/Search/View?dp=1&key=2108938-befbb76a033a76c36f1751e839688aad&start=2324&end=4407","https://assets.pipeline.soar.com/2108938-befbb76a033a76c36f1751e839688aad/thumbnail_2324000.jpg","/articles/6673116/Hernando-County/Florida/Commission-approves-Lake-Hideaway-conditional-plat-despite-neighbors-objections-over-notice-and-density","https://secure.pipeline.soar.com/6673116-7397278c76548ebb0597889b784984a4/orig.mp4?Expires=1773672093&Signature=AXzpaDrKkUzq0U9DdNI80qBI5fN0ST~L3SLS2oT7yh1h5bHlk9VV-hONa4qVtn4txJ7shLSqK3x-yGpZNW8XwitdM2nBSbDhRhZTX-MijW3sBtiNz8ePNs8nQXI8EJkr7N2oCqsf8~ZJKb4rZX5DXOd3AlEC91SX~-wbFEkHqiJ9oe0QnaBdYVsqUDeJToBEnZ4r-zlBf47-fzKiXz5hR0VQk1XqJpblvl2QJ9AarDgYpTT7Tlsq3w4OZDGCTOFikyzf3msxAuDAKdAeeomIYWymqH1gYLxYi1UryWmZtQl8VEj5QCVC3DGAxfSFpQTarGaC9eTMXumzQgSSGnWGdA__&Key-Pair-Id=KUT5TJCACFTXG","The Hernando County Planning & Zoning Commission on Jan. 8 approved a conditional plat (CP 148-1392) for Pod D of the Lake Hideaway development, which would add townhomes to a triangular parcel within a larger master plan area.

Staff and the applicant told the commission the parcel’s multifamily entitlements trace to an original development-of-regional-impact (DRI) and to the master plan approved in 2008; staff said the conditional plat is consistent with those entitlements and county standards. Coastal Engineering representative Don Lacey described the layout and said staff recommended approval.

Residents from nearby Woodland Waters, including Jeannie Galvo and Mary Mazzuco, told commissioners they believed multifamily units would be sited away from adjacent single-family neighborhoods and said some homeowners had not received timely notices. Several speakers urged stronger HOA notification and argued the county’s 500-foot mailing rule misses interested homeowners. Commissioners and staff responded that the project’s density and locations were foreseen in the DRI/master-plan process, that the master plan gave the developer some flexibility in placing uses, and that the conditional-plat step reviews whether the planned layout conforms to those earlier approvals.

Commission action: Commissioner (mover) made a motion to approve the conditional plat; Commissioner Jonathan McDonald seconded. After discussion the commission approved the plat (voice vote).","The Hernando County Planning & Zoning Commission on Jan. 8 approved a conditional plat for a triangular parcel in the Lake Hideaway development that would allow townhomes, despite objections from nearby Woodland Waters residents who said they had expected multifamily uses to be sited elsewhere and complained about the county’s notification process.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6673120,"Planning commission approves special-exception for assisted-living facility on Grove Road",115,2185000,2300000,"/Search/View?dp=1&key=2108938-befbb76a033a76c36f1751e839688aad&start=2185&end=2300","https://assets.pipeline.soar.com/2108938-befbb76a033a76c36f1751e839688aad/thumbnail_2185000.jpg","/articles/6673120/Hernando-County/Florida/Planning-commission-approves-special-exception-for-assisted-living-facility-on-Grove-Road","https://secure.pipeline.soar.com/6673120-55fcfa761012429644c170ed2d96d50c/orig.mp4?Expires=1773672093&Signature=ZF3HuLtt-kIRbJBCXXVJa7rwmvdEKeH9yhrviqgZcXtleWcENt9Pn-F7ppFOAYmDqcAcA06oNjzCV4CjYIAfFzhNPknmQdkDTeOTHQyIf-yyNp9-uoZmxugMefwQ66UHJJxUzhpDDvMbb~NeTieKh0aOr7JThAa24Wrlo26p0ZTNUixv2~2hAzPW05KINRGlGMIrFOiYLD0mPotL7pgYtyJzT3qXSzFKRepK7Z3M-vRlYtDKwWNfW1wM5OS4kmExCSHZJsfNXJvwXPGgehL6srRobUktcK4-Z6G4SPIW~SZMpAnZua63R00Qe9bb5EaPKdKH7Y0pD4sLmJp8yRO5MQ__&Key-Pair-Id=KUT5TJCACFTXG","The Hernando County Planning and Zoning Commission on Jan. 8 approved a special-exception permitting an assisted-living facility (SE 2410) for a 71,100-square-foot building and up to 14 residents on a 4.6-acre parcel south of Gar Street near Grove Road.

Staff said the parcel is surrounded by complementary uses — clinics, hospitals and other assisted-living projects — and recommended approval with performance conditions. Development Services Director Omar De Pablo presented the application and told the commission staff had found the proposal consistent with county standards and the area’s zoning.

The petitioner did not request changes to the staff recommendation. No members of the public asked to speak on the item during the unified-agenda call; the commission moved to approve the special-exception by voice vote.

Motion and vote: Commissioner Mike Fulford moved to approve SE 2410; Commissioner Nick Holmes seconded. The commission approved the motion (voice vote).","The Planning & Zoning Commission approved a special-exception permit (SE 2410) allowing a 71,100-square-foot assisted-living building with up to 14 residents on a 4.6-acre parcel near Grove Road. Staff recommended approval with performance conditions; no public comment was recorded.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6673109,"Society Hill rezoning postponed to give developer more time after large public turnout",707,5176000,5883000,"/Search/View?dp=1&key=2108938-befbb76a033a76c36f1751e839688aad&start=5176&end=5883","https://assets.pipeline.soar.com/2108938-befbb76a033a76c36f1751e839688aad/thumbnail_5176000.jpg","/articles/6673109/Hernando-County/Florida/Society-Hill-rezoning-postponed-to-give-developer-more-time-after-large-public-turnout","https://secure.pipeline.soar.com/6673109-a2a4b4e5b11f69c30bee848020205943/orig.mp4?Expires=1773672093&Signature=WBlBq2J0Ie3EhXjgZwjmCb1Ude6kK3R9F1pbs5DQD5itoxnSq3JM~hCsLo1KMLdDQCTT6ZaMcxhrolCSCFskKy5AGQsXBq3RAcXlTDzo8A5fRWfKS3shlXkKlhmB2tA9wCg174xbH9eynW-qtreRjAU6TvTdDQONyA3YciaIYLsEjbDb7GnKX-z24MTfaVZEG-lPfqO0RVigHUTnfPPd5o8vS-EWMbklGY7shejSLlsoE1x9C2yhy6sPJVYo08M76nhALHV3oLmF-kpF3HSP7lx8DRmrCVBwJ3DOmOpJ15TAblCDS4EmXnNSCIibegJMCAz~DWZFOYKfahj9GnPOmg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission agreed on Jan. 8 to postpone consideration of a rezoning petition from Society Hill Capital Partners (H 2420) to the April 14 meeting at the petitioner’s request.

The petitioner told the commission they had conducted a public inquiry workshop on Dec. 3 and received numerous resident comments about access, buffering, road impact and environmental questions. The development team requested additional time to revise the master plan and allow staff departmental review of any revised materials. Development Services Director Omar De Pablo said staff had no objection to a postponement and noted the board could either grant the request or proceed with a hearing; commissioners weighed the public’s expectation for input against the value of staff review time.

The commission voted 4–1 to postpone the rezoning to April 14 to allow the petitioner and staff more time to work through issues and bring a revised package back to the commission.","A rezoning petition from Society Hill Capital Partners (H 2420) was postponed to April 14 at the petitioner’s request so staff and the developer can address public concerns raised at a December 3 neighborhood informational workshop. The Planning & Zoning Commission voted 4–1 to postpone.","actionData","errors"]

Article not found

Planning commission denies Black Horse Realty special-exception after neighbors cite code violations and public-safety concerns

Commission approves Lake Hideaway conditional plat despite neighbors’ objections over notice and density

Planning commission approves special-exception for assisted-living facility on Grove Road

Society Hill rezoning postponed to give developer more time after large public turnout