[{"_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",6533574,"mediaKeyId","3726974-db378c267460c34405007173b4e69164","parentId",3726974,"title","Votes at a glance: key Planning & Zoning actions, June 9, 2025","audioSeconds",5,"startMs",1470000,"endMs",1475000,"viewUrl","/Search/View?dp=1&key=3726974-db378c267460c34405007173b4e69164&start=1470&end=1475","thumbnailUrl","https://assets.pipeline.soar.com/3726974-db378c267460c34405007173b4e69164/thumbnail_1470000.jpg","articleUrl","/articles/6533574/Hernando-County/Florida/Votes-at-a-glance-key-Planning-Zoning-actions-June-9-2025","mediaUrl","https://secure.pipeline.soar.com/6533574-ec78776f603b3940e03804da1999eee7/orig.mp4?Expires=1771077756&Signature=QCeEf5PofpRP-80XxJ-qgZ85vDaqyAanBi2oaNY4gB8c1YRDHjNNbXbLe0OQlS4WUsqa6ppTXe5I~cz1JEUdq7DK3pmEf9Hf8~ZQrVE65ni7vsLnbj7bEExinBU1sJyomzylE9CKyv2DGmMk5BqtXCOA5OikkAJKdgm3xmUX2~-D5IYjjIxa5LNa~E02wL~nWiiHCLRh321718vaubjKTsQeU2ZlVffA0cInKJnxeuXOs0kwTpmVZzuTFGi80MTe1VIo38ayyWoqAR0iCOi~I1uRSiN5hPr00hTzIQtqJsOMbg3UMnbvFoZylq2fvrkIa5CAHqL3-zBLN-Dxen32xQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Hernando County","date","2025-06-09T08:56:00Z","article","The Hernando County Planning & Zoning Commission voted on several land-use items on June 9. The most significant actions were:

- H2501 (County Line Road rezoning): Recommended approval 3-2 to rezone roughly 18.9 acres for a mixed commercial/multifamily/townhome project (recommendation advances to Board of County Commissioners; additional traffic/concurrency reviews required).

- H2471 (Southern Valley Homes PDP rural): Approved 5-0. The commission recommended converting the petitioner’s requested AC zoning to a PDP rural district limited to produce market, garden supply and similar agricultural-support uses; commissioners added an architectural-theme requirement to preserve rural character and required coordination with public health for septic systems and with Public Works on trip generation.

- CP1490027 (Emerald Creek Phase 2 conditional plat): Approved 5-0. The 352-lot single-family conditional plat was found consistent with county standards and concurrency; staff will enforce buffers and conditions established at the prior rezoning.

- H2511 (rezoning for farm animals): Approved 5-0. A small rezoning to agricultural residential to allow limited livestock on combined 2.4-acre parcels (applicant agreed to follow AR rules including lot-size and animal limits).

- H15975 (Cannery / commercial remodel): Approved 5-0. A small commercial zoning conversion to permit vehicle-cleaning and storage operations with staff conditions on sidewalks, FDOT coordination and site-permitting.

Other procedural votes included approval of the unified agenda items without public comment and minutes adoption with corrections noted and recorded by staff.

Outcome summary: Multiple items advanced to either final BOCC consideration or to the permitting and conditional-plat stages. The County Line Road rezoning was the only item with a split vote (3-2) and will be watched closely for traffic/concurrency conditions when it reaches the BOCC.","mediaType","Video","parentTitle","Hernando County - Planning & Zoning Commission on 2025-06-09 9:00 AM - Regular Meeting - Jun 09, 2025","oneSentenceSummary","The commission approved multiple land-use items including Emerald Creek Phase 2, a local farmers market PDP and a County Line Road rezoning (recommended 3-2); several smaller rezones and conditional plats were also approved.","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},6533577,"Commission clears Emerald Creek Phase 2 conditional plat, with staff assurances on buffers and concurrency",533,957000,1490000,"/Search/View?dp=1&key=3726974-db378c267460c34405007173b4e69164&start=957&end=1490","https://assets.pipeline.soar.com/3726974-db378c267460c34405007173b4e69164/thumbnail_957000.jpg","/articles/6533577/Hernando-County/Florida/Commission-clears-Emerald-Creek-Phase-2-conditional-plat-with-staff-assurances-on-buffers-and-concurrency","https://secure.pipeline.soar.com/6533577-9a0711b9beda439dfe3dbec193e6e290/orig.mp4?Expires=1771077756&Signature=GpGMEu3fI62BruALawVqUvGY3CIhrhcSl7aGKnSv6yZ5mAnuLT5nx8iNQS9nfpS9DTaVxlp~OzDltFxJ2Mv5Ey1jifaMNkVmueCfMI6NyLHuDypXiPz77gSjU4YMKouCmCY6nSd8stO5fwJvVZaQEMepVH6RB2oTfi457Q9nlRJ~OVBoJfuotiC9Le0DLilfoxqLItlok7vRORHf28mvjOEnKnBUtTlUW5L2hhEbr~~hLGtlVlZ~hvF9yVfTgpDrYBmExDSJ1h9HWjRkJXrSl5exNBxZv50jBYzIrWtOnKNISMpN8IEafeVinvBz1hA-U-q6tBSssOdceAdHRxthYg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission voted unanimously to approve the conditional plat for Emerald Creek Phase 2 on Monday, allowing the developer to move forward with a 352-lot single-family subdivision on the southeast corner of Commercial Way and Saltralia Road.

Petitioner Don Lacey of Coastal Engineering represented the applicant and described the project as the southern portion of a prior-approved rezoning. Lacey said the new phase would include neighborhood recreation areas, internal roads and required buffering from adjacent older subdivisions.

Staff report and consistency check: Planning staff told commissioners the conditional plat had been reviewed by county agencies and “found to be consistent with county standards,” and that a certificate of concurrency had been issued. Staff also noted the property had previously been rezoned and that this stage was a technical review to ensure the plat conforms to those approvals and the land-development regulations.

Public comment: A neighbor, Don Johnson, asked the commission to confirm that previously approved buffers and minimum lot widths would be enforced. He said some adjacent clearing and grading had caused local residents to worry about tree lines and visual screening along U.S. 19. Staff read aloud conditions from the rezoning order and confirmed minimum lot width, lot-size and buffer requirements — including a 75-foot visual buffer along U.S. 19 in places where previously required — will be enforced at plat and site construction stages.

Vote: Vice Chair Maxwell David moved to approve the conditional plat; commissioners voted 5-0 to accept the staff recommendation.

Why it matters: The approval moves a major residential phase forward on a property already rezoned by the Board of County Commissioners in 2022. Staff said the project will be constructed under the terms of the earlier zoning action and will need to satisfy routine engineering, stormwater and tree-protection requirements during the construction plan and permitting reviews.

Ending: With P&Z approval complete, the developer can continue through technical permitting; staff and the petitioner said they will continue to coordinate on buffers and landscaping to address neighbor concerns.","The Planning & Zoning Commission approved the conditional plat for Emerald Creek Phase 2, a 352-lot single-family addition near Commercial Way and Saltralia Road; staff said the plat meets land-development rules and concurrency has been certified.",{"_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},6533582,"Commission approves planned commercial farmers market after design, parking changes",3703,1672000,5375000,"/Search/View?dp=1&key=3726974-db378c267460c34405007173b4e69164&start=1672&end=5375","https://assets.pipeline.soar.com/3726974-db378c267460c34405007173b4e69164/thumbnail_1672000.jpg","/articles/6533582/Hernando-County/Florida/Commission-approves-planned-commercial-farmers-market-after-design-parking-changes","https://secure.pipeline.soar.com/6533582-99e2c1142ee7eef8e4e83ac6a854b579/orig.mp4?Expires=1771077756&Signature=Ed8LcFy3Q2yk1nGdT~FWeO1i98u21GyLhAAcq64e04XSMoEkNRMC7zsFDmy8KHoRcBeW9N2JGt~F4ZRqJsvKETKrWhQ95c5ufiz7RKeMkDsKHaxwR1XnXhk45Q5Zp4ujfHdAUFvtUmLOs5Xdo0jnu-9qewfmexjFMvclBivKAp7l4x84KzZu1qrMEqlnIG5hK3Z6ZLGa9tGYnDoN~IftdKQr4jbhy6sy0z5REiyCWoFa0LBjSUN4hbzQuKNJgRmGzdzp-kadFUfCX-pM8FjQkZBas8h1JrLJF37jNCRik6R5Y14aebXGidUH-Wvh2dKZLSXvcHtAr7NZNanxf6X8uA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission on Monday recommended approval of Southern Valley Homes’ rezoning request to create a rural planned development for an open-air farmers market on agricultural land south of a largely rural neighborhood.

Why it matters: The commission and staff framed the request as an effort to support local agriculture and small business while protecting surrounding rural residential uses. Staff recommended converting the applicant’s requested Agricultural-Commercial zoning to a Planned Development Project (PDP) — rural, limiting allowed retail uses and requiring coordination on septic and traffic access due to utilities being absent on-site.

Staff summary and request: Planning staff said the petitioner asked to rezone an agricultural parcel to allow an open-air produce market with vendor pavilions, a produce market, garden supply and nursery uses and limited dry goods retail, while restricting other retail uses. Staff recommended PDP rural with a set of conditions limiting use types, preserving buffers and requiring coordination with Public Works and the Florida Department of Health for traffic and on-site sewage evaluation.

Public comment and petitioner response: Neighbors and the applicant discussed parking and proximity of restrooms to a mapped spring and floodplain. Resident Debbie Davenport asked if overflow parking was possible and whether the bathroom septic would threaten the spring. The petitioner and staff said the site plan shows about 200 parking spaces and that any septic system must be reviewed and permitted by the Florida Department of Health and would be handled during site-plan review.

Commission debate and conditions: Commissioners pressed the developer about building materials and streetscape. Commissioner Mike Fulford moved to approve with an added condition requiring a “comprehensive architectural theme” described as rural/agricultural to help the project blend with nearby residences. Commissioners also confirmed limits on uses, and staff added language clarifying parking standards, septic review and right-of-way/trip-generation coordination with Public Works.

Outcome: The commission approved the rezoning and PDP design 5-0. Planning staff will incorporate the commission’s direction into the draft conditions sent to the Board of County Commissioners for final action.

Ending: The project was presented as supporting local agriculture and small businesses while staff and the commission required design and utility safeguards intended to reduce impacts on neighbors.","Planning commissioners approved Southern Valley Homes’ rezoning to a rural planned development for a proposed open-air farmers market project after the petitioner agreed to limit permitted uses and adopt an agricultural/rural architectural theme.",{"_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},6533587,"Planning panel approves County Line Road mixed-use rezoning after heated traffic debate",2973,2827000,5800000,"/Search/View?dp=1&key=3726974-db378c267460c34405007173b4e69164&start=2827&end=5800","https://assets.pipeline.soar.com/3726974-db378c267460c34405007173b4e69164/thumbnail_2827000.jpg","/articles/6533587/Hernando-County/Florida/Planning-panel-approves-County-Line-Road-mixed-use-rezoning-after-heated-traffic-debate","https://secure.pipeline.soar.com/6533587-87cee25c4e793c04dbf10d0b16dc3f9c/orig.mp4?Expires=1771077756&Signature=NDg4G5wzHB0A1AgsEzrp9QnO9J6X5BYhUVsEaAVQH899EqSubskRZuRbsaM4Zr2ZXj3nVRruT5hrbuXhX01Gg4hu7a8kTrvFQ0ec34kE531RY0Jbtq0PZQXcKIg2hL7cyW1Hsbh625uv3Xq2U2RPUyGLixtlxoTeFcjZl13e5lVMhYGBjf6SuIFBsMGf5TCL712bwD1dBqFfPM1QfY1jPNgVmbNnfQmcSxS9iW~F75AWBniXp0UpLi5sFeEDt72X0hcMnQbR8ktSlXPx7GUTqvTFgs2umC2BWupxeEd21Mc2aHwu4idvV1mK5hMwmNubaF~12qJE2ysHCef87dczlQ__&Key-Pair-Id=KUT5TJCACFTXG","The Hernando County Planning & Zoning Commission on Monday recommended approval of a rezoning request for roughly 18.9 acres north of County Line Road, sending the measure to the Board of County Commissioners after a contentious public hearing that focused on traffic and environmental concerns.

The petitioner, represented by land-use attorney Alan Garman, proposed mixed commercial buildings with apartments above, a townhome ring and single-family lots behind them. Planning staff advised the commission the proposal is consistent with County Line Road strategy in the county comprehensive plan and could fit the site’s future land-use designations if certain conditions are met.

Why it matters: Citizens and several commissioners said the site sits on a stretch of County Line Road that already struggles with congestion and safety; speakers warned adding new housing and retail could push the corridor from “amber” to a more critical condition in regional planning terms and complicate emergency access. Commission members balanced those concerns against the petitioner’s point that the rezoning secures a structured, mixed-use transition from the roadway into surrounding neighborhoods.

Commission discussion centered on traffic analysis and required off-site improvements. Public Works Director Scott Herring told the commission his department requires a traffic-impact study whenever a development is expected to generate more than 50 peak-hour trips and that any study must identify needed mitigation — such as turn lanes or signals — and that identified improvements typically fall on developers to build.

Residents who live near the proposed development questioned timing and cumulative impacts. John Clabello, who said he represents the Rainbow Hills HOA, told the commission: “If the road was allowed to go through Potagold Lane to Oldway Drive, that will only increase traffic problems and eventually destroy the estate there.” Other neighbors flagged flooding, gopher tortoises and nighttime noise as risks tied to increased density.

Petitioner response: Garman said the project has been designed to transition from commercial at County Line into lower-density uses to the north. He said the developer is prepared to dedicate right-of-way for future widening and to work with county engineers on required off-site transportation and drainage improvements. “We are willing to design a reverse-frontage road and dedicate 60 feet of right-of-way for the expansion of County Line Road,” he said.

The vote and what’s next: The commission voted 3 to 2 to recommend approval. Commissioners who voted in favor cited the project’s consistency with long-term planning for County Line Road and the ability to address traffic and stormwater through conditions during site-plan review; those opposed said the corridor’s current performance and the timing of needed public improvements make the rezoning premature.

The county engineer and planning staff noted additional reviews are required at later stages — conditional plat and construction drawing phases — when vehicle-trip estimates, concurrency and utility capacity will be finalized and mitigation requirements established. The rezoning will next be scheduled for a hearing before the Board of County Commissioners, where final approval is required.

Ending: The board’s recommendation advances an entitlement that had drawn strong neighborhood opposition; the item will return to county commissioners, where public comment and the availability (and timing) of identified road improvements will figure prominently in the final decision.","The Planning & Zoning Commission voted 3-2 to recommend rezoning 18.9 acres near County Line Road to permit a mixed project of commercial, apartments and townhomes; residents pressed the commission about traffic, flooding and wildlife.","actionData","errors"]

Article not found

Votes at a glance: key Planning & Zoning actions, June 9, 2025

Commission clears Emerald Creek Phase 2 conditional plat, with staff assurances on buffers and concurrency

Commission approves planned commercial farmers market after design, parking changes

Planning panel approves County Line Road mixed-use rezoning after heated traffic debate