Commission Approves Mitchell MPUD for Business Park; Developer to Fund Multi‑Use Trail Connection Study

Pasco County commissioners voted to approve the Mitchell Master Plan Unit Development (MPUD), a large business‑park proposal in southwest Pasco County that will allow up to approximately 515,000 square feet of business‑park space and about 107,000 square feet of commercial retail on roughly 92 acres (Item P‑56).

Planning staff recommended approval with several variations and conditions tailored to the site’s wetlands, internal circulation and fee treatment. The developer negotiated a blended mobility‑fee approach for the employment campus (a single blended fee at building‑completion rather than parcel‑by‑parcel assessment, to accommodate multiple tenants). Staff also recommended variations to buffering and stormwater maintenance to allow parcel owners or the developer to maintain required features without forming a community development district if the ownership model does not require it.

Applicant representatives said the project would be a high‑quality business park developed by Saint John Properties and is expected to generate approximately 1,800 jobs based on the firm’s national experience with similar “flex” buildings. The developer offered a $15,000 contribution to fund county engineering costs to evaluate and, if feasible, construct a multi‑use connection to the Starkey Trail in coordination with Duke Energy.

Why it matters: the MPUD converts longstanding industrial zoning to a planned business park with design standards intended to attract higher‑paying, employment‑generating tenants while providing buffers and wetlands protections near neighboring residences. Commissioners emphasized landscaping, fencing and long‑term maintenance; staff said Saint John generally intends to retain ownership and maintain common areas.

Outcome: the board approved the MPUD after hearings and staff review. The approval includes conditions requiring enhanced buffers and landscaping along residential edges, stormwater and wetland protections, and the blended mobility fee structure. The applicant will coordinate design details with county staff during subsequent site‑plan and permitting reviews.

Next steps: the developer will proceed to site‑plan and permitting reviews; staff will work with the applicant on phasing, trail coordination with Duke Energy and construction drawings. The county will require the developer’s funding and permitting for a Starkey Trail connection if the route is feasible and if Duke Energy permits the crossing.