Pasco planning panel backs revised Evans County Line 80 MPUD with conditions

The Pasco County Planning Commission recommended approval on April 3, 2025, of the Evans County Line 80 master planned unit development (MPUD) and related zoning amendment, forwarding the measure to the Board of County Commissioners with conditions after extensive staff negotiations, applicant concessions and public comment.

The commission’s recommendation follows a revised MPUD from Evans Properties Inc. that removes multifamily housing for 20 years, caps warehouse distribution at 500,000 square feet, limits retail to about 100,000 square feet and anticipates roughly 900,000–1,000,000 square feet of smaller commercial/flex space intended to serve the local market. As part of the package, the applicant and county staff are drafting a companion economic development agreement (EDA) that would provide up to $11,000,000 in infrastructure incentives; that EDA would include a clawback provision if multifamily is reintroduced within the 20-year period.

Why it matters: The project is in the county’s Employment Center designation inside the Northeast Rural Protection area and touches scenic-road frontage on Lake Iola Road. The commission’s decision affects local land use, traffic patterns and the likely character of future development in a corridor that planning staff say requires a sub‑area master plan.

Key changes and commitments

- Multifamily: The applicant agreed to a 20-year moratorium on multifamily development included in the MPUD conditions (applicant characterized as an elimination for that period). County and applicant counsel will finalize language in the EDA and the MPUD documents.

- Square‑f…