[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6118039,"mediaKeyId","2725485-c33ed6c92ac61f39b1263bcdb969fb3c","parentId",2725485,"title","Resident voices drainage and trail concerns as PC8 continued to April 17","audioSeconds",310,"startMs",979000,"endMs",1289000,"viewUrl","/Search/View?dp=1&key=2725485-c33ed6c92ac61f39b1263bcdb969fb3c&start=979&end=1289","thumbnailUrl","https://assets.pipeline.soar.com/2725485-c33ed6c92ac61f39b1263bcdb969fb3c/thumbnail_979000.jpg","articleUrl","/articles/6118039/Pasco-County/Florida/Resident-voices-drainage-and-trail-concerns-as-PC8-continued-to-April-17","mediaUrl","https://secure.pipeline.soar.com/6118039-8312c547a7486e215d23f1aaddfad2f5/orig.mp4?Expires=1771160847&Signature=cEHL6-dPJO9kU9LjziXo1JMfhDWzT~z23nPn~QmriyMrvqtWsSaE6uoSbnOcH1KcUr5QR1P530GtK9Q3ea9zcyEj8Tz3KIfLmNGn~WhZ38enOwgozQc8fIBu9fWGfB8tSqiSzrOYclE~X4p6VKVW7TBTSGNU5GnPxovQTpz3ti8Z0rsgomH3Q7tBsIvl4elQqtIX5FkEbF2BzB5MAof-9rUUXft-jT2mNXVA7F7YFQtSKQzpdHF~xMgNAMMm76fR3WjUeYmT7tooN4dsWbYCv5FM1of-hd1-Y7-~eHvBGMod51gKwNdmMfbP1wb024jk5Cf0Xv6Uiwksw3nFeZvcWQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Pasco County, FL ","date","2025-03-21T12:15:15.193Z","article","Planning commissioners continued agenda item PC 8 to the April 17 Planning Commission meeting after hearing public comments from a nearby property owner who said recent road and trail construction had altered drainage near his driveway.

Herbert Heap, who identified himself as living on Old John Highway in Odessa, told the commission he owns property near the project site and described ponding and drainage problems near his driveway and along Interlaken Road. Heap asked where runoff from a proposed 31,000-square-foot building and its large parking area would be handled: \"If you got a 31,000 square foot building and all that asphalt, where's the water gonna go?\" he asked.

Staff reminded the public that a continuance had been requested by the applicant and that speakers should be aware that comments made at the continued hearing on April 17 would be the final opportunity to speak if they choose to wait. An applicant representative said they preferred to defer rebuttal to the continuance date.

Outcome: the commission voted to continue PC 8 to the April 17 Planning Commission meeting in New Port Richey.

Ending: staff said future engineering review at permitting would require demonstration of appropriate stormwater management and any rezoning or plan approvals would be subject to engineering review and permitting requirements.","mediaType","Video","parentTitle","3.20.25 Pasco County Planning Commission Meeting","oneSentenceSummary","Pasco planning commissioners continued agenda item PC 8 after hearing a nearby property owner describe flooding and drainage concerns related to a proposed 31,000-square-foot building and a five-foot multi-use trail; staff and the applicant requested the continuance.","taxTitle","Pasco County, Florida","taxId",12581,"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},6118044,"Planning commissioners find proposed docks-and-seawalls ordinance inconsistent after residents object to boat canopies",3422,8225000,11647000,"/Search/View?dp=1&key=2725485-c33ed6c92ac61f39b1263bcdb969fb3c&start=8225&end=11647","https://assets.pipeline.soar.com/2725485-c33ed6c92ac61f39b1263bcdb969fb3c/thumbnail_8225000.jpg","/articles/6118044/Pasco-County/Florida/Planning-commissioners-find-proposed-docks-and-seawalls-ordinance-inconsistent-after-residents-object-to-boat-canopies","https://secure.pipeline.soar.com/6118044-a638bd4af6334478826dfd4caea38821/orig.mp4?Expires=1771160847&Signature=RBqvEgrs4YVrP99irYEh-cv75PFf5GwexGrR6acQ2MVtpYZul2aXCFaw8iW-fQOpEQQ6PApXRzv4vn6UNeAyquJRIGCj03O~9kY9af7OXtJ8qDg8rc4ro81F6QpxNpHLA25RMXjEeodb7h2ebI37OrKp5il9-4TRfuqnVbpp90g2DUPTf1TCE0ha1ZV5Opk0J6rIiR1bW8eajD6ObSRLp~UUvL~e~PPbG8Rjamhziz9sJbP5SzTeejxeRXmDMios56CG36yXAZ3jOOwvhIOp6v8EUurlSEdsaP~5IL7f0zfI5efH79J2SYvRNDrk~sV5SSttiGec6ziay5ev2heI9Q__&Key-Pair-Id=KUT5TJCACFTXG","The Local Planning Agency considered a proposed Land Development Code amendment to the county's docks-and-seawalls rules that would reintroduce regulated canopies over boat lifts and docks, but after public comment and commissioner questions the Planning Commission voted to find the ordinance inconsistent with the comprehensive plan.

Staff said the update aims to reinstate a version of an earlier 2019 ordinance (19-12) that had allowed certain covers on inland lakes but was subsequently invalidated by the circuit court; the new draft would allow limited fabric \"boat lift canopies\" countywide subject to dimensional and material standards, a maximum 15-foot height above mean high water, and hurricane-readiness provisions (fabric that can be folded/rolled in advance of storms). The draft also proposed clarifying the mean-high-water and ordinary-high-water definitions for site-specific delineation.

Public commenters objected strongly. Barbara Wilhite, a Gulf Harbors property owner, said she \"bought into no boat canopies\" when she purchased her waterfront home and argued a countywide change would alter neighborhood character and private views. Other residents reiterated concerns about blocking views and expressed surprise at the proposal given many homeowners are still rebuilding after recent storms.

Commissioners asked technical and policy questions about where canopies could be attached (dock versus seawall), whether canopies would conflict with supplemental regulations that prohibit visually solid walls within a 15-foot mean-high-water setback, and whether allowable canopies should be limited to inland lakes or treated as a special exception. Staff said the 2021 drafting treated the proposed fabric canopy as a non-permanent cover that could be removed in advance of storms and that the board had in earlier years debated whether to allow covers countywide.

Outcome: after public comment and a lengthy internal debate, the Local Planning Agency voted to find the proposed docks-and-seawalls amendment inconsistent with the comprehensive plan and recommended denial. Commissioners suggested alternative paths (special-exception or conditional-use approaches) if the Board of County Commissioners wishes to allow some rooftop-like protection for vessels while preserving neighbor views.

Ending: the planning commission's recommendation will go to the Board of County Commissioners; staff noted the board previously debated the issue and that the final policy direction is up to the board.","After staff presented an ordinance draft that would allow limited roofed canopies over docks and boat lifts, public commenters and several commissioners raised view and consistency concerns; the planning commission voted to find the ordinance inconsistent with the comprehensive plan.",{"_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},6118049,"Pasco staff withdraw proposed tree-preservation ordinance after commission criticism; will amend fee resolution and hold workshops",3277,4824000,8101000,"/Search/View?dp=1&key=2725485-c33ed6c92ac61f39b1263bcdb969fb3c&start=4824&end=8101","https://assets.pipeline.soar.com/2725485-c33ed6c92ac61f39b1263bcdb969fb3c/thumbnail_4824000.jpg","/articles/6118049/Pasco-County/Florida/Pasco-staff-withdraw-proposed-tree-preservation-ordinance-after-commission-criticism-will-amend-fee-resolution-and-hold-workshops","https://secure.pipeline.soar.com/6118049-b6f4b3bcff7cadcc99a187f3c2b717b1/orig.mp4?Expires=1771160847&Signature=H~kiO8J2s8b3x5PB5gW48lGWFR3epae1aiQR85s3txsLABCHpU1Rs0RdM4wtjwyfQ62dcRQMqpMooyL2BT-Zdp4Vvdhcp9CTB4tJEhYf2Kmfm~1Q2uqmUdKmQJTNPqcfzw91Jvf1r5Bg4Jnb6rKW7WJYzyKH2BBK2Pb8V~3vupqOJnq0PPcPVNNkwGDXPP1ES6PXzEc3rph1z1ogvL2XDnHh-ZVjHqXkhZBGhsLBi3rLC0Bgh8Eml1skuz-rDTvajcxYYExHkf1zJIt9Cxuv8OGAPfpGuvpWvus62IE3RLtEkD4A3Q0l3BhxTxdBuvXauZEyRMQS9YdBWzXdjEm1Pg__&Key-Pair-Id=KUT5TJCACFTXG","Pasco County planning staff presented a proposed update to the county's tree-preservation ordinance that would have tightened exemptions, clarified survey and inventory requirements, and increased tree-mitigation fees and in-lieu payments; after extended public and commissioner debate staff withdrew the ordinance to pursue a separate fee-resolution update and a stakeholder workshop.

Planner Patrick Dutta outlined the package's major changes: removal of exemptions that previously permitted tree removal for fences or for creation of surveys without a permit; clarification that a tree-removal permit is required for trees of 5-inch DBH or greater except where state statute allows removal with an arborist risk letter; tighter tree-survey and inventory content requirements; and a revised tree-mitigation fee structure. Dutta summarized the proposed fees as $75 per inch for removed trees (with $150 per inch for qualifying heritage trees) and a new in-lieu option calculated per developable acreage of $2,750 per disturbed developable acre until May 1, 2026, increasing to $3,500 thereafter.

Commission discussion and public comment were lengthy and sharply critical in places. Commissioner John Moody argued the proposal was unlikely to \"move the needle\" on large-scale clear-cutting, saying \"these penalties are meaningless in the scale of the value of a lot\" and urging an incentive-based approach that rewards developers who preserve canopy rather than simply raising fees. Multiple commissioners and speakers asked whether the code's incentives and how the mitigation fund is used might be restructured; staff said the fund currently holds more than $3 million and proposed clarifying allowable uses so the county could spend funds on tree planting, neighborhood landscaping grants and beautification.

Developers, engineers and arborists at the meeting urged caution on some changes that would affect surveys and geotechnical access; staff agreed to rework language on geotechnical and survey exemptions to avoid delaying needed site investigations.

After debate staff withdrew the proposed ordinance and said it would immediately pursue two parallel steps: (1) amend the existing fee resolution (which sets mitigation rates by resolution) to update fees and clarify eligible uses of the tree-mitigation fund, and (2) schedule a Planning Commission workshop with industry stakeholders to develop a more comprehensive, incentive-focused approach to preserving trees and canopy. Planning director David Engel said the ordinance presented was intended as a \"first step\" and that staff would come back with a more coordinated program; he also confirmed county staff will work with the Tampa Bay Builders Association and other stakeholders.

Ending: staff will prepare a revised fee resolution for Board of County Commissioners consideration and convene workshops with the planning commission and development stakeholders to craft longer-term amendments, including possible codification of PM-26 landscaping/tree provisions and incentive mechanisms.","Planning staff proposed an update to the county's tree-preservation code that tightened permit exemptions, clarified survey requirements and raised mitigation fees; commissioners and industry representatives criticized its effectiveness and staff withdrew the ordinance to pursue a fee-resolution update and a stakeholder workshop.",{"_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},6118053,"Pasco planners present Resilient Pasco findings: West Market area shows concentrated tidal vulnerability; RSAP to be finalized in April",910,3623000,4533000,"/Search/View?dp=1&key=2725485-c33ed6c92ac61f39b1263bcdb969fb3c&start=3623&end=4533","https://assets.pipeline.soar.com/2725485-c33ed6c92ac61f39b1263bcdb969fb3c/thumbnail_3623000.jpg","/articles/6118053/Pasco-County/Florida/Pasco-planners-present-Resilient-Pasco-findings-West-Market-area-shows-concentrated-tidal-vulnerability-RSAP-to-be-finalized-in-April","https://secure.pipeline.soar.com/6118053-7ebd4d5088b1904f9687840921e591ab/orig.mp4?Expires=1771160847&Signature=QfleiJe6Hpe3ua~UvYR~Jev97Ux8kA0w~XX8KrfNth98q1Y~lnQj-LlttYF0NLHYaOo2glT6Oqa~Xlj8FhfRPeRcIZMHOhEJ0rKOhPq0wZ0eMZBTj1im3oihe~iTuMa5-ulUqaqMIZUVEj4PrLhyrUvVrWnjFU4VCkteLRUBJxHDSMgWvK6B2hV9hakPq6zbh0K3St1b4VNxanCEUn4LkIm8wcgVk2okXIocXqd0DNWAHcAg3SZfD~3jFiTLrWWTjKzeiO9T-iXFSi6xU2qduuC-~t73GtzxCesdCZJ069-HBOztk6MQ9409qSTpXLITPQt1QephL3CHNcP7KSDnFw__&Key-Pair-Id=KUT5TJCACFTXG","Pasco County staff and consultants presented a countywide vulnerability assessment and a draft Resilience and Sustainability Action Plan (RSAP) to the Local Planning Agency, identifying concentrated tidal and storm-surge vulnerability in the West Market area and setting an action-oriented implementation roadmap.

Amanda Hill of the county's Planning, Development and Economic Growth department told the commission that the project received a state planning grant administered by the Department of Commerce and that project work began in September 2023. She said the living shorelines plan and a countywide vulnerability assessment were completed in 2024 and the RSAP is expected to finish in April 2025.

Sean Le Havre, the consultant project manager, summarized technical findings: he said less than 5% of Pasco County overall is exposed to tidal flooding and storm surge under present conditions, but in the West Market area \"between 16 to 55%\" of the area was exposed across scenarios. He told commissioners the statutory driver for the assessment was the Resilient Florida program and Florida Statutes section 380.093, which requires flood vulnerability assessments if a local government wants to remain eligible for certain state infrastructure funding.

The RSAP organizes implementation around five themes: protecting neighborhoods; adaptable and transparent government; responsible resource management; healthy and connected communities; and targeted economic and cultural development. Le Havre said the plan contains 32 goals and 93 action items and assigns likely \"department champions,\" relative costs and timeframes so the county can prioritize actions over 5-, 10- and 20-year horizons.

Staff emphasized community engagement during RSAP development: the team held multiple public events and met with emergency management, business and special-interest stakeholders. Amanda Hill said mapping products and a geodatabase produced for the project will be distributed to county departments and the stormwater master-plan project manager has the mapping. She added the county intends to request adoption of the RSAP by resolution at the Board of County Commissioners meeting on April 22 and that the Office of Strategy and Sustainability will lead implementation.

Why it matters: the vulnerability assessment's detailed mapping and the RSAP's prioritized actions give Pasco a structured path to seek state and federal resilience funding and to align resilience actions with the Pasco 2050 comprehensive plan update and the county's stormwater master plan.

Ending: the Local Planning Agency heard the presentation as informational; staff said they will bring policy integrations to the comprehensive plan update and will forward the RSAP to the Office of Strategy and Sustainability for implementation and continued public outreach.","Consultants and county staff summarized a countywide vulnerability assessment and draft resilience and sustainability action plan that found concentrated tidal and storm-surge exposure in the West Market area and recommended 93 action items across five themes; staff plans to seek BCC adoption by resolution.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6118058,"Planning commissioners recommend County Line North PD and two adjacent MPUDs despite resident traffic and school concerns",1984,1721000,3705000,"/Search/View?dp=1&key=2725485-c33ed6c92ac61f39b1263bcdb969fb3c&start=1721&end=3705","https://assets.pipeline.soar.com/2725485-c33ed6c92ac61f39b1263bcdb969fb3c/thumbnail_1721000.jpg","/articles/6118058/Pasco-County/Florida/Planning-commissioners-recommend-County-Line-North-PD-and-two-adjacent-MPUDs-despite-resident-traffic-and-school-concerns","https://secure.pipeline.soar.com/6118058-05022cc7a67821de191448eaf2a0cf39/orig.mp4?Expires=1771160847&Signature=bHiQsK75n-rNWG3~qOjheYeNXOyowvEo480L8ZbWeV6m1sYIgtUEbzf-UODBVR4lq~NSX8G2vAq9tmD-bAixnTBDLipgg0-Dne-IIwMs-vvbMg0KoxE10lmWsqc2vPqCajX9V646y4U5pIO~0gdTCRpZ5SVx7b-XzxJGDa0hYIY0k6uswo7D6qI4k5SW0C-~UlxBBMOgQn22VHnCs85ibp5Z5cX~T1srW2ptmWV6P2sWWho3CFfePvh-3nsA9FqH5xRG7htCc~E-Ma7WYDCOc9b0njXLHAImeeefH944x4r8W0D6aFWda1m0NUS2NAOvQwzeBW4elwEV00fRkNRUjg__&Key-Pair-Id=KUT5TJCACFTXG","The Pasco County Local Planning Agency recommended approval of a comprehensive plan amendment (County Line North PD) and two companion rezoning/master-planned unit developments (Sun City County Line North MPUD and Suncoast Village MPUD) after staff said the projects align with the county's North Market area vision.

Planner Ed Sodium presented the County Line North PD package, telling the commission the proposal is \"approximately 38.68 acres\" and would build \"about 300 town homes and approximately 10,000 square feet of commercial and office space.\" He said the proposal includes a sub-area policy that limits density and places employment-generating uses on the arterial frontage, with residential behind.

The commission's nut graf: commissioners recommended the plan- and zoning-level changes to align the properties with neighboring PD and MPUD designations, while residents and two commissioners pressed staff and developers for more information about transportation improvements, sewer availability and school impacts.

In discussion, staff said Florida Department of Transportation (FDOT) is redoing the project development and environmental (PD&E) study for County Line Road and has not given a construction timetable; the FDOT concept shown to staff includes a 4-lane section with the multi-use path on the south side and a sidewalk on the north, but \"FDOT has no timeline,\" staff said. Staff and the applicant also said sewer extensions to the area are underway: developers have worked with the county and utilities partner REPA to bring water and sewer to the corridor and construction of sewer extensions began in January (staff comment).

School assignment was raised: a county schools representative told the commission the development previously would have been assigned to Mary G. L. Elementary but the added parcel split the site between districts; staff said they will resolve school-zone assignment before any building permits are issued.

Public comment included traffic and safety concerns from Shady Hills residents and neighborhood groups. Pastor Jen Kerouac, of Shady Hills Mission Chapel, urged the commission to weigh transportation and public-safety impacts and asked whether any affordable-housing component would be included. Barbara Wilhite, representing the applicants, said the developers coordinated plans among the three adjacent projects to create internal connectivity, preserve park space and place commercial uses on County Line Road.

Commissioners asked for clarity on several technical items: how the interparcel connections will be aligned (staff said Northridge, which is ahead in permitting, effectively sets the alignment), how right-of-way dedication compares to Hernando County's side of the road and whether proposed variations from the Land Development Code (internal buffer/visual screening and emergency access design) were acceptable. Staff said interconnects and cross-access have been conditioned; emergency access modifications were requested because of spacing constraints on County Line Road.

Votes at the meeting: the Local Planning Agency voted to recommend the related comprehensive plan amendment (PC 12) and the two rezoning/MPUD items (PC 13 and PC 14) to the Board of County Commissioners. The three motions passed on voice votes in the Local Planning Agency meeting.

What happens next: the items will move to the Board of County Commissioners for final action. Staff said they will continue coordinating with FDOT and utilities staff on right-of-way and sewer timing, and the applicants will resolve school-zone assignment before vertical construction.

Ending: the planning commission closed the public hearing portion after motions and will forward the package and staff recommendations to the Board of County Commissioners.","The Pasco County Local Planning Agency voted to recommend approval of a comprehensive plan amendment and two master-planned unit developments that together would add roughly 444 townhomes and 10,000 square feet of commercial space; staff and residents discussed traffic, sewer extension and school assignments.","actionData","errors"]

Article not found

Resident voices drainage and trail concerns as PC8 continued to April 17

Planning commissioners find proposed docks-and-seawalls ordinance inconsistent after residents object to boat canopies

Pasco staff withdraw proposed tree-preservation ordinance after commission criticism; will amend fee resolution and hold workshops

Pasco planners present Resilient Pasco findings: West Market area shows concentrated tidal vulnerability; RSAP to be finalized in April

Planning commissioners recommend County Line North PD and two adjacent MPUDs despite resident traffic and school concerns