Pasco planning commission approves 178‑unit Livingston townhome development with buffer and traffic conditions

The Pasco County Planning Commission voted to recommend approval of the Enclave of Livingston master planned unit development, a proposal for 178 townhomes on about 46.3 acres west of 20‑Mile Level Road and east of the Collier Parkway/State Road 54 intersection. The commission approved the request with conditions addressing buffering, product dimensions and roadway access. The applicant plans rear‑loaded townhomes in the interior of the site and front‑loaded units along the perimeter, with a binding concept plan that accounts for Category 1 wetlands on the property. The applicant updated a timing and phasing analysis to reference the county’s 2050 LRTP cost‑feasible plan and agreed to dedicate right of way for an extension of Livingston Avenue to the site’s northern boundary. The county and the applicant also agreed to limit construction access: Livingston Road is to be stabilized and used for construction access and the extension will be used for major construction staging; 20‑Mile Level Road is restricted to utility work and limited mobilization. To address intersection capacity at Livingston Avenue and State Road 54, the project will construct a modified northbound lane configuration — a left‑turn lane plus a shared through/right lane and an additional right‑turn lane — and upgrade signal geometry, a design county engineers described as acceptable to FDOT and the county. Neighbors and the developer negotiated site changes and conditions during the hearing. Residents from Huntington Ridge raised concerns about drainage, privacy and elevation differences between the developments; the applicant agreed to provide a 10‑foot Type B landscape buffer with an opaque fence along the common property line with Huntington Ridge and to avoid chain‑link or wood fencing in that location. The applicant also asked to correct the conditions of approval to reflect the product shown to neighbors: a minimum 24‑foot unit width for the townhome product rather than a 20‑foot minimum listed in the draft. The applicant requested removal of the second paragraph of condition 24, which had caused neighborhood confusion about closing 20‑Mile Level Road; the applicant and staff agreed that paragraph should be deleted. After presentation, public comment and discussion of the traffic and drainage responses from the applicant’s engineers and county staff, the commission moved and seconded a motion to recommend approval with the modifications noted on the record. The motion carried, and the item will be forwarded to the Board of County Commissioners with the commission’s recommended conditions.