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Planning commission denies Black Horse Realty special-exception after neighbors cite code violations and public-safety concerns
Summary
The Hernando County Planning & Zoning Commission on Jan. 8 denied a request by Black Horse Realty (SE 2411) to operate an equestrian therapy and special-events venue with RV hookups, citing neighbors’ testimony and county code-enforcement records that showed a pattern of unauthorized camping and repeated violations.
Hernando County’s Planning & Zoning Commission on Jan. 8 voted to deny a special-exception request from Black Horse Realty (SE 2411) that would have allowed equestrian therapy, special events and RV hookups on a roughly 19.6-acre property near Phyllis and Arlene roads.
Staff summarized the application and proposed performance conditions intended to limit intensity (hours of operation, caps on events and conditions on RV hookups). Petitioner representatives said the site had historically been an equestrian farm and that they intended to restore it, operate therapy sessions and provide limited RV hookups for participants and visitors.
Many neighbors opposed the request. Several speakers — including Bob and Shannon Morgan, and others who live within 500 feet — told the commission they had documented repeated code violations and on-site, transient camping that continued after code-enforcement notices and a special-magistrate hearing. Neighbors provided photographs and said incidents included public defecation and unauthorized advertising for rentals; they asked the commission to deny the request or impose strict conditions including short trial periods and unannounced inspections.
Multiple commissioners and citizens, and Planning staff, cited the special-magistrate finding in November 2024 that the applicant had violated county code by allowing campers on the site and the repeated, alleged noncompliance. Commissioners debated whether to grant a limited conditional approval with strict reporting and inspection terms, or to deny given the pattern of violations. The commission voted to deny the application; commissioners and staff urged the applicant to work with staff if they wished to resubmit after resolving code-enforcement issues and demonstrating compliance.
Motion and vote: A motion to deny SE 2411 passed by a 4–1 vote.
