Pasco commissioners approve County Line MPD with conditions; board adds 30-year limit on residential entitlements

The Pasco County Board of County Commissioners on July 15 voted to approve the Evans County Line 80 master plan unit development (MPD) rezoning for an approximately 80-acre site near the Blanton Road and I-75 interchange in northeast Pasco County.

Planning staff explained the rezoning request seeks to change the site's zoning from AC (agricultural) to MPD to allow up to 300 multifamily dwelling units (townhomes or condominiums), roughly 100,000 square feet of support commercial, and about 1,500,000 square feet of light industrial/warehouse distribution uses. The MPD also includes a required scenic-corridor buffer and a rural cross-section for Lake Iola Road consistent with LDC 6.04.

William Vermillion, planning development economic growth, presented the application and noted a companion economic development agreement (EDA) had been considered that morning. The MPD conditions were updated at the board's request to align with the EDA and to extend the period before multifamily entitlements could be sought from 20 years to 30 years.

Joel Tu, the land-use consultant for the applicant, told the board the developer will construct whatever trail cross-section the county requires, and he recommended a multi-use paved path to provide continuity with nearby improvements. Several commissioners emphasized that any multi-use path or equestrian trail on Lake Iola Road should be consistent with the trail installed in nearby developments and with the RV park under construction to the south; staff and the applicant agreed to coordinate on design and location.

A member of the public, Scott Bland, testified in opposition, citing traffic congestion, concerns about sewage and septic, and safety for cyclists. Bland said the development would add significant vehicle and truck trips to already-increasing traffic flows on Spring Lake Highway and nearby roads and urged commissioners to deny the rezoning.

Board members deliberated about connectivity for cyclists and whether proposed trails would realistically draw riders off the road. Commissioners noted prior agreements to require rural cross-section right-of-way, additional buffering to the north where rural homes exist, and coordination with FDOT on interchange improvements. After discussion, a motion to approve the MPD subject to the planning commission conditions and the updated MPD conditions (including the 30-year residential entitlement timeline and the rural cross section for Lake Iola Road) passed on a voice vote.

The approved MPD conditions require additional buffering to the north, a scenic corridor buffer along Lake Iola Road, and the applicant's commitment to coordinate with the county and FDOT on interchange improvements. A variation request to waive an interconnect to the east and north remains part of the file because of wetland constraints to the east and existing rural homes to the north.

The board did not change the project's density or mix of uses but did incorporate the updated timing and roadway cross-section into the MPD conditions; staff said the changes reflected agreements reached with the applicant and members of the public at earlier hearings.

The project record includes a planning commission recommendation of approval and the developer's revised master plan and conditions. The county will require construction of right-of-way and trail improvements in accordance with the adopted MPD and the county's rural cross-section standards when the development proceeds to platting and site plan stages.