Planning commission approves Tall Timbers MPUD rezoning with conditions, amid wetlands and parks debate

The Pasco County Planning Commission on a 4-3 vote recommended approval of PDE-25-7615, the Tall Timbers MPUD rezoning from AC (agricultural) to CC (Connected City) master plan unit development, a proposal that would allow up to 380 multifamily dwelling units and 180,000 square feet of nonresidential uses on about 38 acres near the northwest corner of Kenton Road and Tyndall Road.

The commission’s approval followed hours of staff presentations, technical testimony from the applicant’s civil engineer and county specialists, and public comment raising traffic, wetland and park-access concerns. Gavin Covey, Planning, Development & Economic Growth staff, described the binding concept plan, the vertically integrated mixed‑use requirement for the Kenton frontage and a package of conditions recommended to the Board of County Commissioners.

Why it matters: the site sits inside the Connected City Special Planning Area’s community hub and adjoins other large MPUDs that together shape the future urban core. Commissioners and residents pressed staff and the applicant over whether the proposal meets Connected City objectives — especially provision of parks, cultural assets and a walkable mixed‑use center — and whether wetlands and floodplain mitigation would preserve the site’s intended office/mixed‑use pads.

What was changed: the commission adopted several edits during the hearing. Commissioners amended Condition 9 to except neighborhood‑park attributes shown on the binding concept plan from deferral to site‑plan review, and they revised Condition 50 to allow required floodplain, stormwater compensation or wetland mitigation to be located within the residential portion of the MPUD, an off‑site mitigation bank, or a combination of both. Staff said the change was intended to ensure the office and mixed‑use pads remain developable rather than being eaten by mitigation requirements.

Engineering and environment: Eric Milberg, the applicant’s civil engineer, testified that on‑site wetlands are Category 2 and 3 and that off‑site mitigation bank credits are likely to be used; Jackie Jordan, the county’s senior biologist, confirmed a prior delineation that identified Category 2 and 3 wetlands and said the delineation will need to be updated and approved before SWFWMD (Southwest Florida Water Management District) permitting. Milberg said the preliminary concept locates ponds near existing wetland limits and that detailed sizing will be finalized with geotechnical data and the SWFWMD permit process.

Access and infrastructure: Commissioners emphasized that Kenton Road must provide primary access before substantial development occurs. The conditions require dedication of right‑of‑way for future Tyndall Road (71 feet along the north boundary) and participation in construction of the Kenton corridor; staff and applicants said Kenton construction is tied to neighboring MPUD obligations and developer agreements.

Public comment and park funding: Multiple speakers urged stronger commitments to parks and cultural amenities in Connected City, arguing the comprehensive plan’s “community hub” language had led residents to expect a large district park inside Connected City. Planning staff and consultants explained the county has been funding a large regional park (the VOPH Superpark) outside the Connected City footprint and said portions of Connected City impact fees were committed there; speakers called that a “bait‑and‑switch.” Commissioners asked staff to pursue clearer public messaging and said the board may need to consider revising park funding or the comp plan language.

Vote and next steps: Commissioner John Moody moved to recommend approval with the amendments discussed; the motion passed on roll call 4–3 (yes: Christopher Poole, John Moody, Derek Motlitz, Chris Williams; no: Jamie Girardi, Matthew Munn, Chairman Charles Gray). The Planning Commission’s recommendation, staff reports and conditions will go to the Board of County Commissioners for final action.

Votes at a glance: earlier in the meeting the commission approved a block of continuances for several agenda items and approved the consent agenda (including a conditional‑use amendment for DV Dade LLC to increase beds from 24 to 40 at an existing residential treatment facility) by voice vote. Those consent and continuance approvals were recorded before the Tall Timbers hearing and were not the subject of extended debate.