[{"_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",6268867,"mediaKeyId","3048679-5a9d0a1e871738dd086779328f979feb","parentId",3048679,"title","Planning commission approves Old Dixie Highway Marina conditional use with daylight-hours condition and environmental measures","audioSeconds",509,"startMs",7144000,"endMs",7653000,"viewUrl","/Search/View?dp=1&key=3048679-5a9d0a1e871738dd086779328f979feb&start=7144&end=7653","thumbnailUrl","https://assets.pipeline.soar.com/3048679-5a9d0a1e871738dd086779328f979feb/thumbnail_7144000.jpg","articleUrl","/articles/6268867/Pasco-County/Florida/Planning-commission-approves-Old-Dixie-Highway-Marina-conditional-use-with-daylight-hours-condition-and-environmental-measures","mediaUrl","https://secure.pipeline.soar.com/6268867-4b02d4643e427d2a3985a8fdaa32c3ed/orig.mp4?Expires=1770776512&Signature=hSF5rfu6hmOCAfyuRcYnYQQcKVfF8BXe1xfq1UQ4-pnKzgyuV0ffYFsd1BFT1mYI15FXovZqyKn5Eh1vw1Rr-1ipeiXMNRr2IVxdgVVNgtr8KoeSJVfE6bdCRuGPPB5O4WzU~r3bZKLj72RGRdQo8-uLSojOwcfTcSDb~mZiZVlMSvJIx8sOlfozYWRUSmOdoKzx9X8cNUI5nDYtG9RP5cU0zyTUajJhmrgVJFQPbVX4bKT13LSwTdubCuaLah2s~T3ir8O1KTlvko4E1Di4Uo7L2bgW95idaBaPzVA9R8--Th2XM-U~lfWFsORVbsUlXXG7ozfvXBVQJtcRGClQgQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Pasco County, FL ","date","2025-04-18T08:43:29.93Z","article","The Pasco County Planning Commission on Tuesday approved a conditional-use request to convert an existing commercial waterfront parcel and an adjacent upland lot into a commercial marina with up to 125 dry-storage spaces and eight wet slips, subject to conditions addressing environmental protection, fuel handling, storm preparedness and operating hours.

Planning staff presented the application (PC item) as a commercial marina consisting of an upland trailer-storage yard and a waterfront boat-ramp and docks. Staff recommended approval with conditions reflecting Pasco County’s marina policies: hurricane/ all-hazards preparedness plan, a fuel-management and spill-contingency plan, additional signage and design measures to treat the basin as an idle-speed/no-wake zone, and compliance with any applicable Pasco County manatee protection measures.

Tim Lowe, owner/operator of Port Hudson Marina and the applicant’s family operation, described a staged, staff-operated launch model in which compact tractors would move trailers across Harbor Drive to the ramp; boats would be launched and docked by marina staff, reducing on-street queueing. Lowe said the operation would target mostly smaller recreational boats (under 25 feet) and be run on a membership-style boutique model with controlled access.

More than half a dozen nearby residents spoke in strong opposition at the public hearing, raising flooding and contamination concerns (historical oil and fuel washing up in the canal during storms), navigation and shoreline impacts (oyster beds and shallow areas), the safety of children who recreate in the canal, road capacity and visibility along Harbor Drive, and the condition of Pine Street as an emergency alternative. Residents also asked about lighting, bus-stop proximity and potential boat congestion within the long but narrow canal.

Applicant and consultants responded that marina operations would be staff-controlled and that the design includes floating docks and boat lifts (only a small number of vessels expected to remain in-water), that they plan to rebuild the waterfront docks and provide staging to avoid boats circling in the basin, and that a hurricane preparedness plan and fuel-handling safeguards would be provided. County engineers and the applicant’s transportation consultant also described the site’s existing traffic volumes on Harbor Drive as relatively low and said crossing sight distances and turning speeds support occasional trailer crossings.

During deliberations, commissioners added a modification to the staff recommendation limiting hours of operation to dawn-to-dusk (amending the original staff phrasing). Commissioners also noted the county process to adopt a no-wake/idle-speed designation for the canal and clarified the applicant will fund required signage and mitigation measures.

Why it matters: The marina approval touches public-safety, environmental and neighborhood-quality questions: fuel spill risk in a long, slow canal; boat traffic and wake impacts on private docks and oyster beds; school-bus locations and road visibility near the launch; and hurricane readiness and evacuation logistics.

What’s next: The applicant must submit detailed plans (fuel handling and spill contingency, hurricane preparedness, basin design for idle-speed designation) and satisfy county permitting and improvement conditions. The item will also appear before the Board of County Commissioners where county-level signage (no-wake designation) may be adopted.","mediaType","Video","parentTitle","4.17.25 Pasco County Planning Commission Meeting","oneSentenceSummary","The Planning Commission approved a conditional use for a commercial marina at Old Dixie Highway and Harbor Drive, allowing up to 125 dry-boat storage spaces and eight wet slips but adding conditions including environmental protections, a spill-response plan and limiting operation to dawn-to-dusk.","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},6268872,"Planning commission grants special exception for dog kennel on 4.4-acre lot with conditions limiting ownership and dog-count",2527,5001000,7528000,"/Search/View?dp=1&key=3048679-5a9d0a1e871738dd086779328f979feb&start=5001&end=7528","https://assets.pipeline.soar.com/3048679-5a9d0a1e871738dd086779328f979feb/thumbnail_5001000.jpg","/articles/6268872/Pasco-County/Florida/Planning-commission-grants-special-exception-for-dog-kennel-on-44-acre-lot-with-conditions-limiting-ownership-and-dog-count","https://secure.pipeline.soar.com/6268872-69f19db97d59868ae811b17129c4f696/orig.mp4?Expires=1770776512&Signature=gO6E0eRd-E61PzLYmJhsSHOdHlw~wZQFvSWC36oEBj0c0qkj1BW~76441Ub2pddT2dR2hgB1mtK7JdLXENn~sM0HyJkuMHVxVcYz32kg15C9mhaOqCvLtMQw1nqkC1jHXnsp1F3zlpVL8C-NMVrz32uklwWHDO-4MfZQUhV59Y50SrKjjug3hc9UalLgiOuV0c2SgeD0yXbcc1rH4tiGcV2A2pYF3A11p-KB2TS90S3AT5MaDqf2nkbkRIr-Z6FaixmMW~x246D-Womt9RNUMa1vHmnZjbCzjpFN4~JXi4Rh6JeECuhnM3mA7IAJbPddTHonJYXeOk3MJUAaBLW8mA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved a special exception allowing operation of a dog kennel/boarding use on a 4.4-acre agricultural-residential parcel, but the commission imposed conditions tying the special exception to the current owner and limiting the time frame for reducing the number of dogs on the property.

Staff reported that code enforcement received complaints in February 2024 alleging operation of a kennel and more animals than allowed in the AR zoning district; inspectors found 34 dogs and 12 swine at the property at the time of complaint. Animal Services reported the animals at the property met minimum shelter, water and sanitary standards when inspected, but the number exceeded the nine-dog limit for a residential property without a special exception. Code enforcement also recorded other violations (e.g., address posting, vegetative debris) that have since been addressed.

Applicant Irma (Irina) Whitmire said she is a veterinarian, that most of the dogs are small-breed chihuahuas and French bulldogs that she keeps as personal pets rather than as a commercial breeding operation, and that she is actively trying to rehome some animals. Whitmire and staff confirmed she did not intend to operate a continuous rescue intake or a commercial breeding kennel and that some outstanding compliance matters had been remedied.

Neighbors and other callers raised concerns about property values, potential noise and the circumstances of the original enforcement complaint; staff said the complaint came from an individual who does not live in the immediate neighborhood and confirmed there were three related code-enforcement complaints in the record.

The commission debated whether the approval should be transferable with the land, given the outstanding enforcement history and neighbors’ concerns. Commissioners ultimately voted to add a condition that the special exception be personal to Whitmire (not transferable on sale) and to require the number of dogs be reduced to 17 within 12 months. That amended package of conditions passed on recorded voice votes.

Why it matters: The case underscores how special-exception approvals are used to manage non-standard residential animal keeping and how commissions can craft tailored conditions to address neighborhood concerns and outstanding enforcement matters. Making an approval “personal” to one owner is a tool the commission can use to limit long-term, transferable land uses in sensitive settings.

What’s next: The applicant must comply with the conditions (including the dog-count reduction and the personal limitation). Code enforcement and animal services will continue to monitor compliance; the special exception will remain a public record tied to the property and to the conditions the commission imposed.","After code enforcement history and neighbor concern, the commission approved a special exception to allow up to 25 dogs initially, but added conditions making the approval personal to the applicant and requiring the number be reduced to 17 within a year.",{"_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},6268876,"Planning commission approves gymnastic training facility at Odessa Town Center; staff requires parking study and road reconstruction",1586,3391000,4977000,"/Search/View?dp=1&key=3048679-5a9d0a1e871738dd086779328f979feb&start=3391&end=4977","https://assets.pipeline.soar.com/3048679-5a9d0a1e871738dd086779328f979feb/thumbnail_3391000.jpg","/articles/6268876/Pasco-County/Florida/Planning-commission-approves-gymnastic-training-facility-at-Odessa-Town-Center-staff-requires-parking-study-and-road-reconstruction","https://secure.pipeline.soar.com/6268876-5ab64ccab26d6dbf265f7088422c0fad/orig.mp4?Expires=1770776512&Signature=gTZTd9ntbwj3P9gH~WSfBpThrhsLCRdWQBU-synoltajtuB0KZBTdx~mqmkQn48viTKVqPDbc6S2ZGqq1SPNaxSOpBmzvi3fphOW57Sx0WotxeNr3CaWX7Jv4Tzl9fsiK966J0ghMKXQzvXWNh65SKKDAvi1JRWBFqQkw6WPuwTsDLgn~oLQVOTbf52xrnqZONgEAOZ2oTXdChP-K1KKfB1U~CzeZnKwFZFOrimWo7BcFBngAnjNhyHCy~SAj-DLuKBfF0aawGUPeJwzRNLdApd1-dqeLE-UQksrKO2l5JjxjtZEwA8Kl5ryy6ztQc3SaE5garwc3pgTi06ASbT0mQ__&Key-Pair-Id=KUT5TJCACFTXG","The Pasco County Planning Commission approved a special exception for a proposed private school / gymnastics training facility in the Odessa Town Center PD, conditional on several staff-mandated requirements including a parking study and reconstruction of Old Gunn Highway from the project entrance to Interlaken Road.

Amy Toll, planning staff, said the application requested a 31,500-square-foot facility on roughly two acres at the northwest corner of Old Gunn Highway and Interlaken Road. Because the land-development code lacks a parking standard specific to gymnastics training facilities, staff recommended a condition requiring the applicant to supply a parking study at the time of preliminary development/site plan.

Staff also recommended operational limits and site-design requirements: hours of operation (proposed, later clarified), cross-access to adjacent parcels to improve circulation, a 5-foot sidewalk along Old Gunn Highway frontage, and a 6-foot minimum/8-foot maximum opaque buffer along the north and west property lines (no chain-link). Toll said the applicant must also reconstruct the portion of Old Gunn Highway from the project entrance south to Interlaken to meet county standards.

Neighbors asked questions about stormwater management, on-site retention, and whether the conceptual plan’s 85 parking stalls would be adequate for competitions and peak events. Jim Spivey and Ricky Miller, who live on Interlaken/Old Gunn, urged the commission to ensure parking and drainage are sufficient and raised concerns about the condition of Old Gunn Highway north of the project (the portion Lowe’s previously reconstructed ends before Interlaken).

Applicant representative Shelly Johnson said the team accepted the staff conditions and would perform the required parking analysis once the project moves into permitting; engineer Michael Raser said he would prepare a substandard-road application and a traffic/parking study during permitting to address outstanding questions.

Commissioners debated the parking and roadway conditions but concluded the staff conditions—and the applicant’s commitment to a parking study and to reconstruct Old Gunn from the project driveway to Interlaken—addressed the main public concerns. The commission approved the special exception on a voice vote.

Why it matters: The facility will create a large, specialized athletic use in a developing mixed-use area, raising transportation, parking, and stormwater questions that staff and the applicant are required to resolve prior to permitting. The project also illustrates how the planning process uses condition-based approvals and post-approval engineering review to address technical concerns.

What’s next: Applicant must submit the parking study, finalize stormwater design and demonstrate the required road reconstruction and cross-access measures at preliminary site plan and permitting stages.","The commission approved a special exception for a 31,500-square-foot private gymnastics training facility in the Odessa Town Center plan development, subject to a parking study, Old Gunn Highway reconstruction from the project entrance to Interlaken, and landscaping and buffering conditions.",{"_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},6268878,"Pasco planning panel approves Mitchell SJP rezoning for business park, with neighbor concerns about notice and impacts",1940,614000,2554000,"/Search/View?dp=1&key=3048679-5a9d0a1e871738dd086779328f979feb&start=614&end=2554","https://assets.pipeline.soar.com/3048679-5a9d0a1e871738dd086779328f979feb/thumbnail_614000.jpg","/articles/6268878/Pasco-County/Florida/Pasco-planning-panel-approves-Mitchell-SJP-rezoning-for-business-park-with-neighbor-concerns-about-notice-and-impacts","https://secure.pipeline.soar.com/6268878-447662d59028c7f4cd7b0d36e82bb70f/orig.mp4?Expires=1770776512&Signature=XfdUoG7ino2m1i-9E96wvk7yDRX-Jx9s1PeRCXttZ6ZKK1BHlX5f6H6oBWXSZoTdnkewKePV9v3xqiAtaR83q4~5a~6G7Rsve8iWHDy5JuXEokk-40zMbUnxTAR-Lb9RGCb8RRgKQneXC3enrwFj05ruPNOQYiU1ZYZW6q4-P0Vsh67HxsQbVPJYZRAECrdvIv8TaTdO-WcxP8sbBRDOYJlhgWOQFT8-zUXdXtE1Zlir6DonVLzJsuwYjkyziTGfGee9zOYcEu0~uND-qOH4LkiXGjmj885YhIWHjb3J5mN-LHJdOC5MTCoo5kQcD5~SaGIqpqnOZaeYd~CcDr0D0w__&Key-Pair-Id=KUT5TJCACFTXG","The Pasco County Planning Commission on Tuesday voted to approve a rezoning request that will allow a large master-planned industrial/office campus and a small commercial node on about 92.6 acres near State Road 54 and Starkey Boulevard.

Planning staff described the proposal as a conversion of an existing I-2 industrial-zoned site to an MPD (Master Planned Development) allowing a 515,000-square-foot “business park” component and a roughly 107,660-square-foot commercial retail node along State Road 54. The MPD includes a number of conditions and five requested variances addressing vehicular access, responsibility for open space and stormwater without an HOA or CDD, blended mobility fees in the business park, and internal landscape buffers.

Kurt Cyrus, planning staff, said utilities exist for the site, that a bus-stop is planned along SR 54 frontage, and that the applicant committed $15,000 toward a connection to the Starkey Trail. The staff report recommended approval with conditions and found that the MPD is consistent with the county’s Western Hub/sub-area policies and economic objectives.

Clark Hobby, attorney for the applicant (St. John Properties / the Mitchell family), told the commission his client intends to build a campus-style, light-industrial/flex business park and maintain long-term ownership of the buildings. Hobby said the plan reduces potential intensity compared with historic heavy-industrial entitlements on the site, and estimated the completed business park could generate roughly 1,800 jobs based on comparable developments.

Two neighboring residents spoke in opposition during public comment. Molly Fisher, of Foxwood, said the area currently serves as a rare pocket of green space used by local families and expressed concern that MPD zoning would permit later pivots to denser or different uses, and could start a domino effect of flexibilizing adjacent parcels. Marie Chisholm, a resident of Country Place Mobile Home Park, said tenants there had not been individually notified of the application and described traffic and affordability pressures in the neighborhood.

Staff and the applicant responded that the MPD as proposed does not include residential uses, that many traditionally allowed heavy-industrial uses would be voluntarily prohibited, and that the county’s notice program notifies registered neighborhood organizations rather than every individual tenant on a property-appraiser mailing list. Staff confirmed the applicant had mailed the property owner of the mobile home park and that the owner’s name appeared on the application’s notice list.

The commission approved the MPD rezoning on a voice vote; the record also shows an abstention was entered by one commissioner who had disclosed an involvement in the project. The commission’s approval includes the conditions and the variances described in staff’s findings.

The item will now move to the Board of County Commissioners, where residents were reminded they may testify again.

Why it matters: The rezoning converts a large tract long zoned for heavier industrial uses into a mixed light-industrial/business park and a commercial node intended to generate jobs along a busy roadway. For neighbors, questions about notice, buffering, traffic, and the long-term pattern of development were central to their concerns. The county’s conditions seek to address some of those issues through buffers, access management, and off-site trail funding.

What’s next: The Planning Commission’s recommendation will be transmitted to the Pasco County Board of County Commissioners for final action; the staff report and conditions will travel with the item.","The Pasco County Planning Commission approved a master planned development rezoning for the Mitchell SJP site near State Road 54 that allows a roughly 515,000 sq. ft. business park and a commercial node, after staff presentation and public comment on neighborhood impacts and notice procedures.",{"_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},6268864,"Pasco County planning commission forwards county’s proposed fire/rescue impact fee increase after staff workshop",2144,12128000,14272000,"/Search/View?dp=1&key=3048679-5a9d0a1e871738dd086779328f979feb&start=12128&end=14272","https://assets.pipeline.soar.com/3048679-5a9d0a1e871738dd086779328f979feb/thumbnail_12128000.jpg","/articles/6268864/Pasco-County/Florida/Pasco-County-planning-commission-forwards-countys-proposed-firerescue-impact-fee-increase-after-staff-workshop","https://secure.pipeline.soar.com/6268864-831f411f60c2cfb8baa9fc8db45e227d/orig.mp4?Expires=1770776512&Signature=GkO5RuE24eVoAkeTFjpF~8EN0esb-rN7~u5dIKL2VtThXFyYalNlgGvi00EE72EXuPksalIYig1wp88IngpdugMrVBQwMYVPqJM6JdvPSNZ4dEeh1jWnBm-M25uOD1gopQqWfYW4FQAXAAFZu5HoReMC9i0VkO2LKEwYZc-czz1NdujR3aA7Ehi64pdwYnq3M~NHKGaoXQFUkmOhTVoY63~aL05LUZsmaTeD4rXoo92BDmZq~LKPZXTsig5~ubu~tcRmSwNZblbQWF62UczY-XPBEC8wemCVceDhItv~P5mtAg6qCrvFMGkcpncEzI030YFbJjDvFj1HkJfML4kRow__&Key-Pair-Id=KUT5TJCACFTXG","Pasco County planning and fire-rescue officials presented a workshop and a related ordinance to the Planning Commission seeking authority to raise fire-combat and rescue service impact fees. Presenters cited rapid population growth, rising construction and land costs, and a shortfall in capital funding for new fire stations and apparatus.

Fire Chief Ryan Gwen and Fire Marshal Justin (presenting) summarized the department’s operational pressures: population growth since the county’s 2003 adoption of the current fee structure, a jump in calls for service and capital-cost inflation that has outpaced the county’s impact-fee revenue stream. Consultants from Stantec (presentation summarized by Peter Napoli) outlined their hybrid methodology for recalculating fees, which blends existing fixed assets and planned capital improvements and measures capacity needs in “functional population” units.

The draft study recommended raising residential and nonresidential components for fire and rescue. The combined recommended change would raise the residential component for fire and facilities/equipment and, in combination with rescue fees, produce a roughly 60% increase when the two fee categories are combined—though the consultant noted the result varies by land use bucket and by how the county chooses to allocate future capital projects. Consultants also recommended removing an unusual existing $50,000 cap on nonresidential floor-area assessments.

County staff emphasized the legal and procedural path required by state law: because House Bill 337 (2021) limits how quickly impact fees can change without demonstrating “extraordinary circumstances,” the county conducted the required demonstrated-need analysis and two public workshops. Commissioners asked technical questions about the basis for projected station needs and the effect of the cap removal on nonresidential fees. Staff said periodic updates (every five years) would be appropriate going forward.

The item before the commission included 2 parts: (1) a workshop presentation of the impact fee study (informational) and (2) a vote on an ordinance that would implement the changes consistent with the statutory process. After the workshop, commissioners voted to transmit the ordinance item to the Board of County Commissioners for final action.

Why it matters: Fire/rescue impact fees provide capital funding for new stations, apparatus and other fixed assets that local growth requires. Staff argued the existing fee structure has not kept pace with demographic and cost changes, and that without changes the county could face a capital shortfall that slows station construction and raises response-time risks.

What’s next: The ordinance will go to the Board of County Commissioners for consideration; the county expects the fee update to be phased per state law if adopted.","Pasco County staff and consultants presented a study recommending increases to the county’s fire-combat and rescue service impact fees to address population growth and construction-cost inflation; the commission moved to forward a county ordinance to adjust fees after a workshop and a required vote on the legislative item.","actionData","errors"]

Article not found

Planning commission approves Old Dixie Highway Marina conditional use with daylight-hours condition and environmental measures

Planning commission grants special exception for dog kennel on 4.4-acre lot with conditions limiting ownership and dog-count

Planning commission approves gymnastic training facility at Odessa Town Center; staff requires parking study and road reconstruction

Pasco planning panel approves Mitchell SJP rezoning for business park, with neighbor concerns about notice and impacts

Pasco County planning commission forwards county’s proposed fire/rescue impact fee increase after staff workshop