[{"_1":2,"_98":-5,"_99":-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",[32,75,86],{"_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",6502189,"mediaKeyId","5558936-df90b24ae054df63ba421a124b997617","parentId",5558936,"title","Planning & Zoning roundup: Waverly Grove approved; multiple items postponed or denied; several permits approved","audioSeconds",5110,"startMs",772000,"endMs",5882000,"viewUrl","/Search/View?dp=1&key=5558936-df90b24ae054df63ba421a124b997617&start=772&end=5882","thumbnailUrl","https://assets.pipeline.soar.com/5558936-df90b24ae054df63ba421a124b997617/thumbnail_772000.jpg","articleUrl","/articles/6502189/Hernando-County/Florida/Planning-Zoning-roundup-Waverly-Grove-approved-multiple-items-postponed-or-denied-several-permits-approved","mediaUrl","https://secure.pipeline.soar.com/6502189-ee349c07ccd489cb0c18acf9995a5a9d/orig.mp4?Expires=1770651206&Signature=bywPRXM8It9bP7gXovSxCB89qcBhq8Y9ZN9He5u4FBNphaOayIzHy4DnU95Ya3yfSUPw3Zx~2JuUO-L-Zsljhr93hctcUTOO2cPuh9eygZplyiElr0dLQM9C9ULdm4xG~l7OFxY-7xcjHq-P~fr48I3fbhneCfvowPw8nBZ-RuE543CyISJYajsQ3UfZ4RQfza1hRv~WcYLj3QBrOZowrTYIWRwAqR1Lac0lXGW0tjCkMLvUM5BMwKXhqCHpLLadRAsVsAgGl2X8VAWPEllghvuYmaszbdam3cYF0EwuwbPzOlCKM~mp0zhHpFD59JZXIMF5xut-A65pQPdSm8fY-A__&Key-Pair-Id=KUT5TJCACFTXG","author","Hernando County","date","2025-08-11T08:56:00Z","article","Hernando County Planning & Zoning Commission handled a mix of routine approvals, postponements and controversial items at its recent meeting. Highlights include approval of a conditional plat for Waverly Grove, postponements of Rolling Rock and Seville Phase 1 to Sept. 8 so the school district and developers can finalize mitigation agreements, denial of the Society Hill Lake Lindsay rezoning, and a slate of smaller approvals and denials summarized below.

Votes at a glance (actions summarized):
- Waverly Grove Conditional Plat (file 1497705): Approved by the commission after staff recommended approval; motion and second recorded in the meeting and carried unanimously among present commissioners. (Action: approved).
- Rolling Rock Conditional Plat (file 1498214): Postponed to a date certain (Sept. 8) after the school district objected that a certificate of concurrency / legally binding proportionate-share mitigation agreement was not in place. (Action: postponed to Sept. 8).
- Seville Phase 1 (file 1494521): Postponed to Sept. 8 for the same reason as Rolling Rock. (Action: postponed to Sept. 8).
- Society Hill rezoning (H2420): Denied after extensive public comment on water, wildlife, and compatibility. (Action: denied).
- Tractor Supply — Outdoor display area for trailers (Suncoast Landings PDP): Approved; staff presented comparable store examples and found the display would be set back and buffered by landscape and pond features. (Action: approved).
- Old Florida Forever venue special-exception/modification: Approved (special exception for a venue for multi-day events) with the existing condition retained that multi-day events coordinate with law enforcement; applicant may use private security if sheriff’s office agrees. (Action: approved).
- Assisted living facility expansion (special exception): Approved with the petitioner reducing the requested beds; condition 5 modified to authorize 11 residents (petitioner elected to limit capacity from an initial request of 14). (Action: approved, condition modified).
- Conditional use/mini-golf and event requests at Adventure Coast property: Postponed to Sept. 8 to allow staff and the applicant to confirm site plans and include an advertised parcel in the application. (Action: postponed to Sept. 8).
- Additional commercial-vehicle parking (special exception): Denied in cases where the commission found neighborhood impacts or safety concerns (one similar application in this meeting was denied; each case was evaluated on its facts). (Action: denial).
- Lockhart Road rezoning to C-2 (commercial): Denied by the commission; commissioners cited lack of demonstrated net benefit to nearby residents and requested a clearer end-use or plan before rezoning agricultural parcels. (Action: denied).
- Rezoning from R-1C to AR for small hobby farm (private use): Approved; staff found the request consistent with the underlying rural future land-use classification and no significant code conflicts. (Action: approved).
- YouthThrive duplex rezoning (PDP-SF to PDP-MF on Spring Hill Drive): Approved; staff recommended approval to allow the nonprofit to proceed with construction of two attached affordable units donated for local housing. (Action: approved).

Why it matters: The meeting illustrated two recurring county planning tensions: (1) how to apply concurrency and school-mitigation rules to avoid over-committing future school capacity, and (2) how to evaluate rezoning requests for agricultural land near corridors slated for growth. Commissioners repeatedly asked for clearer, project‑specific mitigation or end‑use plans before approving rezonings.

Speakers and roles cited in the roundup (selected): Michelle Miller (Planning Department staff), James Lipsey (school district representative), Cliff Manuel (project presenter, Coastal Engineering), petitioners for Tractor Supply and other smaller items, multiple residents and representatives of conservation groups including Hernando Audubon.

Provenance (representative evidence excerpts from the meeting transcript):
- Waverly Grove read and moved/approved in the unified agenda (staff presentation). {\"block_id\":\"t_890.785\",\"local_start\":0,\"local_end\":120,\"evidence_excerpt\":\"Item number 1 then would be conditional plat for 1497705 for Waverly Grove...staff would recommend approval. Motion to approve...All in favor? Aye.\"}
- Rolling Rock/Seville concurrency discussion begins with school district presentation by James Lipsey and concludes with postponements to Sept. 8. {\"block_id\":\"t_994.245\",\"local_start\":0,\"local_end\":320,\"evidence_excerpt\":\"The basic concern that the school district has...we are formally objecting to the conditional plat approval at this time...we respectfully request postponement until the September 8 date certain hearing for P&Z.\"}
- Tractor Supply presentation and approval: staff and applicant presented example stores and location within Suncoast Landings PDP. {\"block_id\":\"t_12240.415\",\"local_start\":0,\"local_end\":160,\"evidence_excerpt\":\"Tractor Supply...the pink area is an area that will be paved...the trailers would be displayed along the western border adjacent to the parkway...staff recommended approval.\"}

What’s next: Several items were continued to Sept. 8, which creates short deadlines for applicants and county staff to finalize agreements and supplemental materials (particularly the school mitigation agreements referenced above). Items denied (Society Hill; Lockhart Rd rezoning) may be resubmitted or appealed to the Board of County Commissioners.

Searchable tags: Waverly Grove, Rolling Rock, Seville, School concurrency, Tractor Supply, YouthThrive, Society Hill, Lake Lindsay, rezoning, postponement, denial.","mediaType","Video","parentTitle","Hernando County - Planning & Zoning Commission on 2025-08-11 9:00 AM - Regular Meeting","oneSentenceSummary","At the Hernando County Planning & Zoning meeting commissioners approved several routine matters, postponed two conditional plats for school concurrency, denied a major rezoning (Society Hill), and took action on a batch of permits including Tractor Supply outdoor display and a YouthThrive duplex rezoning.","taxTitle","Hernando County, Florida","taxId",2876,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":46,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6502194,"Planning commission denies Society Hill rezoning for Lake Lindsay golf resort after hours of public opposition",3524,2358000,"/Search/View?dp=1&key=5558936-df90b24ae054df63ba421a124b997617&start=2358&end=5882","https://assets.pipeline.soar.com/5558936-df90b24ae054df63ba421a124b997617/thumbnail_2358000.jpg","/articles/6502194/Hernando-County/Florida/Planning-commission-denies-Society-Hill-rezoning-for-Lake-Lindsay-golf-resort-after-hours-of-public-opposition","https://secure.pipeline.soar.com/6502194-c8be7e7dfe16fdb6507df1d913e8a456/orig.mp4?Expires=1770651206&Signature=iPSoq1CluEtaI3y4T9EcToRtju~G0Kl5dfmY-liyPPAsuToDWOINmxDB-A0qE9F9BYzjm~ca1RH3kGHieIVNRbarlYQ5LrnYYlImjmAVC7khdGix-aQsVsS5stu9gm~tdGZdRjnI~RBd3bh4j74Zs3OzwIJvYz8nKZKXGF9BcQz6h03Uq2canLYQEKLugdj8KVjdQcpZZgmt7rDAOvd3HO4uEAFaAGQu2QpUUJ9sj5ypPOGNBgwe9aUCVrWPx8VGv-Bz1Ch2ByaN13Sre~Aqu1dTGH4HKqh7l-p-S25tkqCF1w7nxcUDyFxMdr80f8gZNcnzbJSMvS5K7XRid9sQOQ__&Key-Pair-Id=KUT5TJCACFTXG","Hernando County’s Planning & Zoning Commission voted to deny a rezoning request from Society Hill Capital Partners (case H2420) that would have converted about 292 acres near Lake Lindsay from agricultural to a combined planned development district for a private golf club, lodging cottages and accessory facilities.

The applicant’s team described multiple revisions to the proposal since it first appeared before the commission: the lodging was reduced from 120 to 68 units, the golf layout was reduced from a larger scheme to an 18-hole course on the north side of Lake Lindsay Road, and the developer proposed a donation of five acres for a future fire station. Cliff Manuel of Coastal Engineering, the project presenter, said the southern portion of the site would remain undeveloped and be held for passive recreation or conservation. “We have extended that buffer to larger than the minimum 25-foot requirement,” Manuel said, noting a 100-foot perimeter buffer and a conservation easement around wetland areas.

Despite the concessions, dozens of residents, conservation groups and scientists urged denial during a long public-comment period. Speakers cited concerns about groundwater and irrigation demand, pesticide use and public-health studies linking heavy pesticide exposure to neurological disease, sinkhole risk, traffic and emergency-response capacity, and the loss of wildlife habitat. Linda Morehouse, an animal health professional, warned of disease risks tied to habitat loss. “Habitat loss impacts human health by reducing medicinal resources… and the potential for diseases spread increases,” she said. Other speakers pointed to the Withlacoochee State Forest and Audubon properties nearby and urged conservation and protection of wildlife corridors.

Commissioners debated compatibility. Commissioner Mike Fulford said the application had not demonstrated a public net benefit sufficient to outweigh neighborhood concerns. After discussion, Fulford moved to deny the rezoning; the motion was seconded and approved by the commission.

Why it matters: The item drew large turnout and detailed scientific and community objections about water use, wildlife and traffic. While the developer argued the proposal was consistent with the county’s comprehensive plan and cited mitigation measures, opponents said the site’s rural character, water resources and biological sensitivity made the rezoning inappropriate.

Key project details provided at the hearing:
- Applicant: Society Hill Capital Partners, case H2420.
- Site: ~292 acres east of U.S. 41 and Lake Lindsay Road.
- Proposal: rezoning from AG to combined planned development (PDP) to allow an 18-hole golf club, private lodging (reduced from 120 to 68 units), a clubhouse (up to 30,000 sq. ft.), and donation of 5 acres for a future fire station.
- Buffers: applicant proposed 100-foot perimeter buffers and conservation easements around wetlands.
- Water/sewer: on-site irrigation well(s) and options including advanced treatment systems and internal stormwater storage; applicant said they planned to use captured stormwater to reduce groundwater withdrawals.
- Workforce: applicant estimated ~40 full-time employees and about 15 seasonal employees; projected ~10,000 rounds of golf annually (applicant’s estimate, presented for comparison to typical club traffic).

Speakers (attributed in this article):
- Cliff Manuel, Coastal Engineering (project presenter).
- Mike Fulford, Commissioner (moved to deny).
- Zena (Senia) Pino, Commissioner (seconded/board member).
- Linda Morehouse, animal health professional (public commenter).
- Carol Yekimo Alvelo, resident (public commenter).
- Kim Belanger, hospitality professional and professor (public commenter).

Authorities referenced (as discussed at the hearing):
- Hernando County comprehensive plan and land development code (applicability and consistency discussed by staff and applicant). Referenced by: Coastal Engineering/Staff.

Actions (formal):
- Motion: Deny rezoning request H2420 (Society Hill Capital Partners) to convert ~292 acres from agricultural to a combined planned development district for a private golf club and associated uses. Motion made by: Mike Fulford. Seconded by: (record shows) Zena (Senia) Pino. Vote: all in favor (unanimous among present commissioners). Outcome: denied. Notes: Denial followed extensive public comment; commissioners cited compatibility and lack of demonstrated public benefit.

Clarifying details:
- Site area: approximately 292 acres (applicant statement).
- Lodging: reduced from 120 to 68 units (applicant representation).
- Donation: developer proposed donating 5 acres for a future fire station (applicant representation).
- Buffers: applicant proposed 100-foot setbacks; stated intention to place buffer areas into conservation easement.
- Water: applicant stated intent to use lined retention ponds to capture rainfall and reuse stormwater for irrigation; several speakers and commenters raised concerns about cumulative groundwater withdrawals in the region and potential impacts to nearby private wells and wetlands.

Provenance (evidence excerpts from transcript):
- topicintro: {\"block_id\":\"t_2358.20\",\"local_start\":0,\"local_end\":220,\"evidence_excerpt\":\"Item number f1 on your standard agenda is a rezoning petition submitted by Society Hill Capital Partner LLC. It is item number H2420... The request is a rezoning from agricultural to combined planned development project... the applicants reduced the number of units from 120 to 68 and agreed to donate 5 acres to a future fire station.\"}
- topfinish: {\"block_id\":\"t_9871.91\",\"local_start\":0,\"local_end\":120,\"evidence_excerpt\":\"My motion is to deny based on substantial competent material evidence... Motion to deny made by mister Mike Fulford, seconded by Zena. All in favor? Aye.\"}

Provenance transcript evidence spans capture the applicant’s presentation, extensive public comment and the final vote.

Proper names mentioned: Society Hill Capital Partners; Coastal Engineering; Withlacoochee State Forest; Hernando Audubon.","Hernando County Planning & Zoning Commissioners voted to deny a request to rezone 292 acres for a private golf club and cottages after extended public comment focused on water, wildlife, and compatibility concerns.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6502199,"School officials object to two conditional plats; planning commission postpones Rolling Rock and Seville to Sept. 8",1035,994000,2029000,"/Search/View?dp=1&key=5558936-df90b24ae054df63ba421a124b997617&start=994&end=2029","https://assets.pipeline.soar.com/5558936-df90b24ae054df63ba421a124b997617/thumbnail_994000.jpg","/articles/6502199/Hernando-County/Florida/School-officials-object-to-two-conditional-plats-planning-commission-postpones-Rolling-Rock-and-Seville-to-Sept-8","https://secure.pipeline.soar.com/6502199-20dfeeea5f639c4814d6bae1af013caf/orig.mp4?Expires=1770651206&Signature=YsZd2Nt3ZoWTo-qyB9IaGgXC~sDmsik9K8tPiQzKZ2xhJndRXA6Vi01GTXFgQBDIsqDFcBjjVFKv0mCY1cTlcrnzo7~lXOCYt0UG4JloTUDtOwQPbuM5o~RwLfC4lE3QzqePgSF~2H3hXBgdfGqLM5mZ~158EkNpaFJRN9fLwhK1uOX1DQL-mzINVYmKyscgyRo79~LIHaD~nPuvp~3jxuwgkxD24RmCCOTvNOLTRGJVL321~b-w1W~3MuQnVfv7ayuPCdEtvkiKZpPjsVmfUISOI0QQo7z19Fjz8Dbt-7sPAZbrirY6CNNXvPyWV1YkS1RShC44ISHJmsfv-fTQCQ__&Key-Pair-Id=KUT5TJCACFTXG","Hernando County Planning and Zoning Commissioners postponed action on two conditional plats after the school district said it could not certify adequate capacity or a legally binding mitigation agreement. The two items — Rolling Rock (file 1498214) and Seville Phase 1 (file 1494521) — were continued to a date certain, Sept. 8.

The school district’s representative, James Lipsey, told the commission that the county’s land-development code requires a certificate of concurrency or an executed proportionate-share mitigation agreement before a county may issue approvals that would vest development. “We are almost there, but we are not there yet,” Lipsey said. He read ordinance text and code sections into the record, including a county provision that a certificate of concurrency for schools will be issued only upon the district’s written determination that capacity will be in place or under actual construction within three years or, alternatively, the execution of a legally binding proportionate-share mitigation agreement between the applicant, the school board and the county.

Developers told the commission they were prepared to sign mitigation agreements. Trent Stevenson of Laredwell Consulting, representing DRB on Rolling Rock, said, “We are ready to sign the agreement from our end. If it is the wish of the board to continue this until September, we're okay with that.” Brian Surak of Clearview Land Design, representing Seville’s developer, said his client had been working with the school district since April and was concerned about ongoing delays but acknowledged the commission’s duty to follow county code.

Commissioner Mike Fulford moved to postpone both applications to a date certain so the developers and the school district could finalize the outstanding proportionate-share mitigation agreements; the motions were seconded and carried by the commission. The school district told the commission it planned to approve a template agreement at its Sept. 9 school board meeting and expected multiple proportionate-share agreements to be presented for signature at that time.

Why it matters: County ordinances tie land-use approvals to school concurrency and proportionate-share agreements; approving conditional plats before those steps are complete could create a precedent the school board and district counsel say would make it harder to secure legally binding mitigation in the future.

Details and context:
- Rolling Rock (file 1498214): proposed 76 multi-family residential lots on approximately 6.91 acres on the north side of Cortez Boulevard; staff noted that concurrency would be re-evaluated at construction drawing stage and highlighted a requirement that the developer coordinate with the school board on a proportionate-share mitigation agreement. The commission postponed to Sept. 8. (Action: postponement to date certain.)
- Seville Phase 1 (file 1494521): developer reduced lodging from an earlier proposal and said it would accept the risk of building without a signed agreement; the commission postponed to Sept. 8. (Action: postponement to date certain.)

Speakers (attributed in this article):
- James Lipsey, school district representative (spoke on ordinance and concurrency requirements).
- Trent Stevenson, Laredwell Consulting (representing DRB/developer for Rolling Rock).
- Brian Surak, Clearview Land Design (representing Seville developer).
- Mike Fulford, Commissioner (moved postponements).
- Senia Pino, Commissioner (seconded/seated commissioner on votes).

Authorities cited (as referenced at the hearing):
- County ordinance on certificates of concurrency (Section cited on record: “Section 23-2-63”). Referenced by: James Lipsey.
- County code standards for proportionate-share mitigation agreements (referenced by James Lipsey).

Actions (formal):
- Motion: Postpone conditional plat approval for Rolling Rock (file 1498214) to a date certain, Sept. 8, 2025. Mover: Mike Fulford. Seconder: Senia Pino. Outcome: postponed. Notes: School/district and developer to finalize proportionate-share mitigation agreement before final construction approvals.
- Motion: Postpone conditional plat approval for Seville Phase 1 (file 1494521) to a date certain, Sept. 8, 2025. Mover: Mike Fulford. Seconder: Senia Pino. Outcome: postponed. Notes: Developer and school district to finalize proportionate-share mitigation agreement.

Clarifying details:
- Rolling Rock: 76 multi-family residential lots; approx. 6.91 acres; file 1498214; concurrency to be re-evaluated at construction drawing stage.
- Seville Phase 1: developer revised lodging from 120 to 68 units (developer representation); file 1494521.
- School board timeline: district counsel told commissioners the school board will workshop a template mitigation agreement the week of Aug. 26 and intends to approve agreements at its Sept. 9 school-board meeting; the district expects to execute multiple proportionate-share mitigation agreements simultaneously.

Provenance (evidence excerpts from transcript):
- topicintro: {\"block_id\":\"t_994.245\",\"local_start\":0,\"local_end\":240,\"evidence_excerpt\":\"Good morning, chair, commissioners. James Lipsey representing the school district... The basic concern that the school district has... school concurrency has not yet been determined...these proportionate share mitigation agreements have not yet taken place.\"}
- topfinish: {\"block_id\":\"t_2007.83\",\"local_start\":0,\"local_end\":120,\"evidence_excerpt\":\"Motion to postpone to a date certain. Motion made by mister Fulford, seconded by miss Pino. All in favor? Aye.\"}","Hernando County planning staff recommended approval of two conditional plats, but the school district said certificates of concurrency and legally binding proportionate-share mitigation agreements were not in place. The Planning & Zoning Commission postponed both items to a Sept. 8 date certain.","actionData","errors"]

Article not found

Planning & Zoning roundup: Waverly Grove approved; multiple items postponed or denied; several permits approved

Planning commission denies Society Hill rezoning for Lake Lindsay golf resort after hours of public opposition

School officials object to two conditional plats; planning commission postpones Rolling Rock and Seville to Sept. 8