Pasco planners recommend approval of River Ridge land-use fixes and a commercial increase on Parcel K3

The Pasco County Planning Commission on Wednesday recommended approval of a pair of companion items to amend the county comprehensive plan and modify the River Ridge MPUD, reinstating previously approved entitlements for two parcels and adding commercial square footage to a third.

The action concerns Comprehensive Plan Amendment PDE-25-0148 (River Ridge PD) and Rezoning PDE-25-7688. Planning staff described the package as a set of “build-out cleanup” changes intended to carry earlier MPUD entitlements into the county’s comprehensive plan after a prior Development of Regional Impact (DRI) was rescinded, and to adjust individual parcel entitlements where owners had valid preexisting rights.

“This is a build out cleanup,” said Barbara Wilhite, an attorney representing property interests in River Ridge. “When the DRI was rescinded, it created conflicts with the comp plan and issues with the MPUD.” She explained the amendment largely restores MPUD entitlements on parcels P2 and I2, and increases commercial entitlement for parcel K3 to allow greater commercial floor area.

Planning staff explained the specifics at the meeting. Brian Juncker, a planner with Pasco County’s Planning, Development and Economic Growth Department, said the amendment re‑maps three parcels (P2, I2 and K3) and would create a new special-area policy, Policy FLU 7.184, for the River Ridge PD. Kurt Siverson, also with Planning and Development and Economic Growth, told the commission the rezoning is a “substantial modification” intended to reinstate MPUD entitlements consistent with the built environment of River Ridge.

Under the package presented, parcel I2 would carry forward 13,590 square feet of commercial; parcel P2 would restore its MPUD entitlements (including a requested increase in height limit from 45 to 50 feet); and parcel K3 would receive an increase in commercial entitlements. The applicant’s materials and presentations contained slightly different arithmetic for K3’s net gain — staff and the applicant noted a discrepancy in the meeting record and said the agency memo would be corrected.

Several nearby residents and a homeowners association representative spoke during public comment about local impacts. Catherine Knight, representing the Dawson Creek Lane HOA, raised concerns about drainage, street damage from construction traffic and protection of existing SwiftMud (stormwater) systems. “We want to know if they do put up a bond to protect themselves and us in case of damage to the street, the drainage on the property,” Knight said.

Developer Tracy Scholl, who identified himself as the project developer, said the builder would “have bond insurance” and that his team would be responsible for road repairs and for resolving height and drainage through engineering and permitting. “As far as the height, the impact, and the drainage, through engineering and the planning, we will resolve those questions,” Scholl said.

Wilhite and staff also addressed a question about an existing easement to the golf course near Dawson Creek Lane; Scholl said there are no plans to develop the golf course’s back nine and called any work there focused on beautification.

The commission moved to recommend approval of the comprehensive-plan amendment (PC 5); the motion passed. The companion rezoning (PC 6) also passed with a recorded abstention. Commissioners did not adopt additional binding conditions beyond those in the staff report; staff said final conditions and engineering will be resolved during permitting and MPUD/plan-development review.

Why this matters: the actions restore and adjust long-standing entitlements for previously approved development rights and add commercial capacity at a visible Ridge Road location. Developers argued the changes resolve conflicts that arose after the DRI rescission; neighbors sought assurances about traffic, drainage and street repairs.

The commission’s recommendation will be transmitted to the Pasco County Board of County Commissioners, which may accept, modify or reject the recommended changes in its public hearings.