Planning commission denies Society Hill rezoning for Lake Lindsay golf resort after hours of public opposition

Hernando County’s Planning & Zoning Commission voted to deny a rezoning request from Society Hill Capital Partners (case H2420) that would have converted about 292 acres near Lake Lindsay from agricultural to a combined planned development district for a private golf club, lodging cottages and accessory facilities.

The applicant’s team described multiple revisions to the proposal since it first appeared before the commission: the lodging was reduced from 120 to 68 units, the golf layout was reduced from a larger scheme to an 18-hole course on the north side of Lake Lindsay Road, and the developer proposed a donation of five acres for a future fire station. Cliff Manuel of Coastal Engineering, the project presenter, said the southern portion of the site would remain undeveloped and be held for passive recreation or conservation. “We have extended that buffer to larger than the minimum 25-foot requirement,” Manuel said, noting a 100-foot perimeter buffer and a conservation easement around wetland areas.

Despite the concessions, dozens of residents, conservation groups and scientists urged denial during a long public-comment period. Speakers cited concerns about groundwater and irrigation demand, pesticide use and public-health studies linking heavy pesticide exposure to neurological disease, sinkhole risk, traffic and emergency-response capacity, and the loss of wildlife habitat. Linda Morehouse, an animal health professional, warned of disease risks tied to habitat loss. “Habitat loss impacts human health by reducing medicinal resources… and the potential for diseases spread increases,” she said. Other speakers pointed to the Withlacoochee State Forest and Audubon properties nearby and urged conservation and protection of wildlife corridors.

Commissioners debated compatibility. Commissioner Mike Fulford said the application had not demonstrated a public net benefit sufficient to outweigh neighborhood concerns. After discussion, Fulford moved to deny the rezoning; the motion was seconded and approved by the commission.

Why it matters: The item drew large turnout and detailed scientific and community objections about water use, wildlife and traffic. While the developer argued the proposal was consistent with the county’s comprehensive plan and cited mitigation measures, opponents said the site’s rural character, water resources and biological sensitivity made the rezoning inappropriate.

Key project details provided at the hearing: - Applicant: Society Hill Capital Partners, case H2420. - Site: ~292 acres east of U.S. 41 and Lake Lindsay Road. - Proposal: rezoning from AG to combined planned development (PDP) to allow an 18-hole golf club, private lodging (reduced from 120 to 68 units), a clubhouse (up to 30,000 sq. ft.), and donation of 5 acres for a future fire station. - Buffers: applicant proposed 100-foot perimeter buffers and conservation easements around wetlands. - Water/sewer: on-site irrigation well(s) and options including advanced treatment systems and internal stormwater storage; applicant said they planned to use captured stormwater to reduce groundwater withdrawals. - Workforce: applicant estimated ~40 full-time employees and about 15 seasonal employees; projected ~10,000 rounds of golf annually (applicant’s estimate, presented for comparison to typical club traffic).

Speakers (attributed in this article): - Cliff Manuel, Coastal Engineering (project presenter). - Mike Fulford, Commissioner (moved to deny). - Zena (Senia) Pino, Commissioner (seconded/board member). - Linda Morehouse, animal health professional (public commenter). - Carol Yekimo Alvelo, resident (public commenter). - Kim Belanger, hospitality professional and professor (public commenter).

Authorities referenced (as discussed at the hearing): - Hernando County comprehensive plan and land development code (applicability and consistency discussed by staff and applicant). Referenced by: Coastal Engineering/Staff.

Actions (formal): - Motion: Deny rezoning request H2420 (Society Hill Capital Partners) to convert ~292 acres from agricultural to a combined planned development district for a private golf club and associated uses. Motion made by: Mike Fulford. Seconded by: (record shows) Zena (Senia) Pino. Vote: all in favor (unanimous among present commissioners). Outcome: denied. Notes: Denial followed extensive public comment; commissioners cited compatibility and lack of demonstrated public benefit.

Clarifying details: - Site area: approximately 292 acres (applicant statement). - Lodging: reduced from 120 to 68 units (applicant representation). - Donation: developer proposed donating 5 acres for a future fire station (applicant representation). - Buffers: applicant proposed 100-foot setbacks; stated intention to place buffer areas into conservation easement. - Water: applicant stated intent to use lined retention ponds to capture rainfall and reuse stormwater for irrigation; several speakers and commenters raised concerns about cumulative groundwater withdrawals in the region and potential impacts to nearby private wells and wetlands.

Provenance (evidence excerpts from transcript): - topicintro: {"block_id":"t_2358.20","local_start":0,"local_end":220,"evidence_excerpt":"Item number f1 on your standard agenda is a rezoning petition submitted by Society Hill Capital Partner LLC. It is item number H2420... The request is a rezoning from agricultural to combined planned development project... the applicants reduced the number of units from 120 to 68 and agreed to donate 5 acres to a future fire station."} - topfinish: {"block_id":"t_9871.91","local_start":0,"local_end":120,"evidence_excerpt":"My motion is to deny based on substantial competent material evidence... Motion to deny made by mister Mike Fulford, seconded by Zena. All in favor? Aye."}

Provenance transcript evidence spans capture the applicant’s presentation, extensive public comment and the final vote.

Proper names mentioned: Society Hill Capital Partners; Coastal Engineering; Withlacoochee State Forest; Hernando Audubon.