Planning panel approves Olivia Rose Manor assisted‑living home with larger setbacks, drainage easement option

The Hernando County Planning and Zoning Commission on July 14 approved a special‑exception use permit for Olivia Rose Manor LLC to build a single‑story assisted‑living residence intended to house 14 residents, voting 5‑0 after changes to staff conditions.

The commission approved a site plan for an approximately 6,000‑square‑foot residence with a common living room, dining area, ADA‑compliant restrooms, caregiver accommodations and a full kitchen. Commissioners added a requirement that the petitioner work with county engineering on stormwater access and that the front/roadway setbacks be increased to 50 feet from any road frontage. The commission also directed staff to add language that the petitioner may be required to provide an easement to Hernando County for maintenance or access to the on‑site retention pond, if the county engineer deems it necessary.

The change matters to neighbors because the parcel was rezoned in 2021 for a 12‑lot single‑family subdivision; the petitioner instead proposes one larger residence to serve seniors. Planning staff said the special‑exception process allows assisted‑living facilities in residential zoning without a full rezoning.

Petitioner Terrence Schabillion, who said he and his wife operate an existing Olivia Rose Manor facility nearby, told the commission the project is intended to provide a home‑like alternative for seniors: “We’re not trying to recreate the neighborhood. The reason we want to be in the residential neighborhood is because most of our seniors want to still be in home. They don’t want to be put into a facility.” He said the proposed home would generate far less traffic than the previously‑approved 12 single‑family homes.

Planning staff noted the structure will be subject to commercial review at building permit stage and must meet setback and landscape conditions from the 2021 rezoning (H21602). Public comments included concerns about proximity to bus stops and property values. Resident Vanessa Justino said she lives on Chip and Dale Street near the site and asked why the operator could not expand its existing facility instead of building on this parcel.

Todd Crosby, interim public works director and county engineer, told the commission that drainage structures on the property will need to be reviewed at permitting and any changes to the retention pond must comply with the Southwest Florida Water Management District and county requirements. Crosby explained that if the retention area is on private property, maintenance responsibility will shift to the private owner but the county may require an easement for access or drainage rights.

Commissioner Nick Holmes moved to approve the special exception with the added 50‑foot setbacks and the easement language; Commissioner Jonathan McDonald seconded. The motion passed 5‑0.

Commission discussion also addressed on‑site parking (the preliminary plan shows a small parking area, including an ADA space), the developer’s stated plan to retain open space for residents, and the requirement that any operational changes return to county staff and the commission if they later seek a different land use.

The petitioner said he will work with staff on final plan details before building permits. No litigation or other legal challenges were noted at the hearing.