[{"_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",6638262,"mediaKeyId","2571564-ce9407b4a9b6aaaecdde15f3c3e1d064","parentId",2571564,"title","Commission reestablishes Rivard master plan with modified side setbacks","audioSeconds",3835,"startMs",10557000,"endMs",14392000,"viewUrl","/Search/View?dp=1&key=2571564-ce9407b4a9b6aaaecdde15f3c3e1d064&start=10557&end=14392","thumbnailUrl","https://assets.pipeline.soar.com/2571564-ce9407b4a9b6aaaecdde15f3c3e1d064/thumbnail_10557000.jpg","articleUrl","/articles/6638262/Hernando-County/Florida/Commission-reestablishes-Rivard-master-plan-with-modified-side-setbacks","mediaUrl","https://secure.pipeline.soar.com/6638262-04cd8fb7f252a5534cf3c14143f2da1e/orig.mp4?Expires=1773672185&Signature=Zca9GxMx8pQIZnUQjPwjhOtxe6QCm4poMoYEOJzBb9YioXE3lNjPqL7zDlrTihP0fp40Mcm0G2NWMOkVNN1SHnUFCHPADVNYp44bPtHse2fJ7q1yIsgE7~zVuuInPqPAzDIBu5IXxHnd6onwWaqkb-8p0fBXjQ1qAy-OtDrzQ1FZKsvguiNW3~QP3mTkKZX7GFOMtWPhs-uSzKgY3Z4pJhLkIeJFLDsfMl-UGkAiHBfo7gfOIByqfIo6DXXd--hQrioyxdb~uVns~lne-VfaPIoJuz2cmcqfuYY~OjJY0aa5V4o46gM2tRGPIIsLkl8ec-oo~GwiO6I32IChreClyQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Hernando County","date","2025-03-10T08:55:00Z","article","The Hernando County Planning and Zoning Commission voted 5–0 to reestablish an expired master plan for Rivard Development (H2510), while modifying a previously approved side‑yard setback.

The 63.7‑acre property, previously granted entitlements that included up to 240 residential units, had failed to initiate vertical construction within the two‑year period required to maintain active plan status. Under county code the project’s density and intensity entitlements remain vested; the commission considered a reactivation request to reestablish the master plan and permit the project to move forward to conditional plat and permitting.

Applicant counsel Kyle Bridal said the request would reactivate the prior approval without changing the authorized unit count or the overall design; the applicant provided a master plan that staff noted required updating to reflect conditions previously attached by the Board of County Commissioners. Staff included the earlier performance conditions in its packet to make the reactivation consistent with the Board’s prior action.

At the commission meeting several neighbors and HOA representatives spoke about drainage, emergency access and the single existing entrance (Rivard Boulevard/Brevard Boulevard). Planning staff pointed to three performance conditions in the previous approval that address drainage, floodplain elevation and post‑development stormwater control; those conditions will carry forward and be enforced at conditional plat and engineering review.

Commission action
Commissioner Holmes moved to approve the reestablishment with a single modification to staff recommendation 19.a: the smaller lots’ side setback shall be 7.5 feet instead of 5 feet. Commissioner Noe seconded the motion; the vote was 5–0 in favor. Staff will require the applicant to update the master plan packet to incorporate all prior performance conditions before the project may proceed to conditional plat.

Quote
“If you look at the lot sizes and setbacks, the board has moved toward a 7.5 foot minimum in recent years,” said a commissioner during discussion, noting the county’s evolving design expectations.

Next steps
The item is reactivated; the applicant must submit an updated master plan and the required engineering materials at conditional plat. Staff reminded the public that adopted performance conditions from the prior approval remain on the project and that drainage design and school concurrency will be reviewed during the conditional plat.","mediaType","Video","parentTitle","Hernando County - Planning & Zoning Commission on 2025-03-10 9:00 AM - Regular Meeting - Mar 10, 2025","oneSentenceSummary","P&Z reestablished the expired master plan for Rivard Development (H2510) and approved reactivation with one change: side yard setbacks on smaller lots were increased from 5 feet to 7.5 feet. The motion passed 5–0.","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},6638267,"Commission approves Broad Street self‑storage/flex space PDP with revised setbacks and landscape buffer",2022,8428000,10450000,"/Search/View?dp=1&key=2571564-ce9407b4a9b6aaaecdde15f3c3e1d064&start=8428&end=10450","https://assets.pipeline.soar.com/2571564-ce9407b4a9b6aaaecdde15f3c3e1d064/thumbnail_8428000.jpg","/articles/6638267/Hernando-County/Florida/Commission-approves-Broad-Street-selfstorageflex-space-PDP-with-revised-setbacks-and-landscape-buffer","https://secure.pipeline.soar.com/6638267-894e3ddaa2e90401c4bf02525937880e/orig.mp4?Expires=1773672185&Signature=IV-bEfoCD8v2fY9SdmVpF9OS8f9btdZ1WB1WYMDTZMBTXrpiyyP-YAGI9Y65N78gwoh6NC8CBLWJEfmwVxzPlHBAwJ2VNo~MmPwqgxdsv-VysNRq5fkNoMKWQttGFM~Dl2iKiFOx0lCgBOScIk5o30IdyZKljZV9jFj~eZ9o0559pwTqA2BgTcINpvtMzEm8kuFZiP3h4yT870bs98gGGa7h97OhGNbnA7tWbRbzjDKij77rHvIRgb9nSoqwXNK0fsPUx-9sG2Jxr51Ac5tg243GVJYQ-6X7NJqMc64Ewjv6CYjAgprPM2ZpkV0wC4Qea6IIqeX8xn8r8XJnWr7cCQ__&Key-Pair-Id=KUT5TJCACFTXG","The Hernando County Planning and Zoning Commission approved petition H2479, a rezoning to a Planned Development Project — Highway Commercial (PDP‑HC) for a 14.9‑acre parcel on Broad Street, by a unanimous 5–0 vote, with two clarifications requested by the board.

The proposal, represented by Don Lacey of Coastal Engineering, would allow a three‑story, 20,000‑square‑foot self‑storage building and roughly 20,000 square feet of commercial flex space on property east of US‑41 and south of the county fairgrounds. The applicant removed higher‑intensity C‑4 uses during the staff review to match the original advertising for this hearing.

After staff recommended approval with performance conditions, the commission and staff discussed buffers and the required reverse‑frontage/frontage road setback along Broad Street. Commissioners asked for a larger visual setback from Broad Street; the applicant agreed to increase the building setback listed in condition 8 from 75 feet to 100 feet. The board also approved a modification to condition 9: the smaller western “stub‑out” area along Broad Street will have a landscaped buffer rather than the previously prescribed 80% opacity vegetative fence; the remainder of the western boundary must meet the undisturbed, opaque vegetation standard where required.

Planning staff said the parcel includes environmental features and a wetland area that the project would avoid, and that the property’s plan design aims to preserve those features while providing a commercial entrance to serve Brooksville. A speaker from the public asked the commission to avoid bright white vinyl privacy fences; commissioners and staff discussed design and buffer language to preserve canopy trees and require landscaping along Broad Street.

Motion and conditions
Planning Commissioner David made the motion to approve with the two board modifications (increase Broad Street setback to 100 feet; adjust condition 9 to allow a landscaped buffer on the western stub‑out and retain opaque buffer elsewhere). The motion passed 5–0.

Next steps
Staff and the applicant will coordinate final performance conditions and the conditional plat process. Because the project uses a PDP, final site design, stormwater, access and other engineering issues will be reviewed later in the conditional plat and permitting stages.","The commission approved PDP H2479 by a 5–0 vote. The 14.9‑acre proposal near Broad Street would allow a three‑story, 20,000‑square‑foot self‑storage building and 20,000 square feet of flex space; commissioners required the Broad Street building setback be increased to 100 feet and clarified a western landscaping buffer.",{"_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},6638272,"Planning commission denies rezoning for Powell Road townhomes after heavy public opposition",5894,1591000,7485000,"/Search/View?dp=1&key=2571564-ce9407b4a9b6aaaecdde15f3c3e1d064&start=1591&end=7485","https://assets.pipeline.soar.com/2571564-ce9407b4a9b6aaaecdde15f3c3e1d064/thumbnail_1591000.jpg","/articles/6638272/Hernando-County/Florida/Planning-commission-denies-rezoning-for-Powell-Road-townhomes-after-heavy-public-opposition","https://secure.pipeline.soar.com/6638272-97801e9bb528fc20f5520515d58bcbd4/orig.mp4?Expires=1773672185&Signature=RkDZ1AeLZEvRUZb7VNuJujEXsWEYtcPLFJTsqLPcRxfzywPQ4kyzedo~3uOrnEyRWJSx2p2e6PliMj1ur3TBBThrYzz-4jpWjKJS1y9QkYxgDhHfqfhIj~mf6XwBLX3r2Lu0mq9pQwFm2G~SoJF2s4lpAZ3DxPSM7B3ShauJOBhoC518RRcD~axBulB6Qws3H85x1zeApDQPLc-jz4IjblvNrBVTSZgrF1vphFjBkh4Rc5J8fZZP4i1ObGZ372VQVuQ9WGE137WK8xY09uzAikc6YS48-eFMsdP0EkWDpbJ8sJtbRiREVkMr8~I2y~T2VXYTvcLAFreniAESQRhWSg__&Key-Pair-Id=KUT5TJCACFTXG","The Hernando County Planning and Zoning Commission denied rezoning petition H2438, a request to rezone approximately 20 acres along Powell Road for a 74-unit townhome project, by a 5–0 vote after more than an hour of testimony and robust public comment.

Planning staff summarized the petition as an AR‑2 (Agricultural Residential) to Planned Development request for 74 fee‑simple townhomes on 14 parcels. The petitioner’s representative, Don Lacey of Coastal Engineering, told the commission the project would convert undersized, pre‑platted ‘‘paper’’ lots to a unified planned development, construct local roads to county standards, provide additional right‑of‑way for a future Powell Road widening and add a proposed roadway (Corral Road) to improve access for Oakwood Estates residents.

More than two dozen residents and homeowners’ association representatives spoke against the rezoning during public comment. Concerns heard repeatedly included the project’s density relative to surrounding 2.5‑acre and 1‑acre lots, traffic and safety on Powell Road and Gloucester Road, potential flooding and drainage impacts on adjacent properties and claims that deed restrictions (HOA covenants) had been promised to property buyers and would be violated by townhomes. Speakers included Gloucester Road homeowners and presidents or spokespeople for Oakwood Estates and Oakwood Acres.

Planning commissioners voiced shared concerns about compatibility and transitions between the proposed multifamily product and the surrounding low‑density, agricultural and single‑family neighborhoods. Commissioner Nick Holmes said he was “already not in favor” after hearing the public comment and commissioners repeatedly described the project as out of scale for the area. A motion to deny the application carried 5–0 (mover: Nick Holmes; second: Justin Noe).

Petitioner remarks and next steps
Don Lacey said the applicant had attempted planning measures — road connections, right‑of‑way dedications, buffers and a proposed pedestrian connection to nearby schools — that he argued would mitigate the project’s impacts, and said the proposal was consistent with the county’s comprehensive plan. He also noted private HOA covenants are civil matters and not enforceable by the county in land‑use decisions.

The commission’s denial is a recommendation; the item will advance for consideration by the Board of County Commissioners on April 3. Residents were told they may also pursue private remedies related to HOA agreements if they believe covenants were violated.

Key facts
• Petition: H2438 (rezoning, applicant Joshua Whitney)
• Location: Powell Road area, parcels shown in staff map (14 parcels, ~20 acres)
• Proposal: 74 fee‑simple townhomes, PDP with deviations (setbacks, lot sizes, lot coverage discussed in staff report)
• Commission action: Denied by motion (Nick Holmes), second (Justin Noe); vote 5–0.

Quote
“We tried to do as much as we could,” said Don Lacey of Coastal Engineering, describing proposed improvements. “We would cure the multiple entrances that are already platted and work with the county engineer.”","The Planning and Zoning Commission voted 5–0 to deny rezoning petition H2438, a proposal for 74 fee-simple townhomes on about 20 acres along Powell Road (14 parcels). Residents raised traffic, drainage and covenant concerns; petitioner Don Lacey said the plan would improve local access and add right‑of‑way for Powell Road.",{"_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},6638277,"Planning commission postpones H2480 rezoning to April 14",16,1198000,1214000,"/Search/View?dp=1&key=2571564-ce9407b4a9b6aaaecdde15f3c3e1d064&start=1198&end=1214","https://assets.pipeline.soar.com/2571564-ce9407b4a9b6aaaecdde15f3c3e1d064/thumbnail_1198000.jpg","/articles/6638277/Hernando-County/Florida/Planning-commission-postpones-H2480-rezoning-to-April-14","https://secure.pipeline.soar.com/6638277-e16a9d0cb33ae06c2085a43924edab2c/orig.mp4?Expires=1773672185&Signature=hcT2Jh8qTFAk1HDfuK-UCXS4cWGDfDePnbGt~8jJAHOQfSvO-1AiB0ILm8fGztYRVEJkjtt-H3VBjVMtRGpy-LYu1iUtQeNIBywKv42OhCwcQh37zXdYEY7E3Nu87EhbLMzv7FRhA28NWVsm9hfUJH-pmWLj9Jx6WNck26d3pc29JPbiyiV8ZjE0af~-mBxBJy01jtipusYUio6bOpJ9tybSTkdCJTYnFaviYpYPeHDLPVRT~SELCoJrcBf85WChex5WExoNkYhFr7MCrra8~yNwSOR5XN4tuNxCktty9O3OQNHZ~kohKbPUkxIBnl4w21YMrZB9quSpENffqEoHIQ__&Key-Pair-Id=KUT5TJCACFTXG","The Hernando County Planning and Zoning Commission voted unanimously to postpone rezoning petition H2480 to a date certain, April 14, after staff and the applicant asked for time to review additional departmental comments.

The petitioners for H2480 asked the commission to delay consideration so they could respond to outstanding comments from county departments. Commissioner Jonathan McDonald moved to postpone to a date certain; the motion was seconded and passed 5-0.

Planning staff told the commission the requested postponement was intended to allow the applicant to provide clarifying materials and to coordinate required reviews. The commission approved the information packet and moved several items through the unified agenda before taking the postponement vote.

The postponement means the petition will not be heard at this meeting; the applicant and interested residents were directed to the April 14 meeting for the rescheduled hearing.

Votes at a glance
H2480 — Motion to postpone to April 14 — Mover: Jonathan McDonald; Second: (recorded second). Vote: 5–0 to postpone.

Procedural note: The decision to postpone does not constitute a final determination on the merits of the rezoning application; it merely resets the hearing to the new date.","The Hernando County Planning and Zoning Commission voted 5-0 to postpone agenda item H2480 to a date certain (April 14) after staff and the applicant requested time to review departmental comments.","actionData","errors"]

Article not found

Commission reestablishes Rivard master plan with modified side setbacks

Commission approves Broad Street self‑storage/flex space PDP with revised setbacks and landscape buffer

Planning commission denies rezoning for Powell Road townhomes after heavy public opposition

Planning commission postpones H2480 rezoning to April 14