The Pasco County Planning Commission voted to recommend approval of a rezoning to a Master Planned Development (MPD) for the Murphy Road project, a proposal to develop up to 434 single‑family detached lots on roughly 118.82 acres in southeastern Pasco County.

William Vermillion of Planning, Development & Economic Growth reviewed revisions since an earlier hearing: the developer reduced entitlements from an original proposal of about 672 units to 434 detached lots; increased minimum lot widths to 55 feet; and added enhanced Type B and Type D buffers and landscaping. Vermillion said the applicant requested two variations: not to provide interconnections to certain substandard roads and relief from spacing requirements for two access points along County Road 54; staff found the requested spacing relief acceptable given frontage constraints and recommended approval with conditions.

“Staff will make sure the site distance requirement and access management are addressed,” a staff member said during discussion.

Clark Hobby, representing the applicant, told the commission the change reduces overall entitlements and improves neighborhood compatibility: “We’re seeking 36% less units than we presently have under the existing zoning,” he said, and emphasized larger lot sizes and added buffers.

Residents raised repeated concerns about flooding, drainage and traffic. Liam Devine (school impact) summarized the school analysis attached to the agenda packet: 434 single‑family units would generate about 80 elementary, 35 middle and 53 high‑school students. James Navarro and other neighbors asked for additional mitigation measures for stormwater, noting that prior hurricane flooding had left standing water on adjacent lots.

County and applicant representatives repeatedly pointed to regulatory limits: commissioners and staff explained that county and South Florida Water Management District (SWFWMD) rules require post‑development runoff not to exceed pre‑development discharge and that developers must obtain required permits before moving forward. The applicant noted that potable water capacity in parts of the service area (city of Zephyrhills) may limit immediate development until the city commits to service capacity or county facilities are extended.

After questions and public comment, commissioners moved and approved PC6 by voice vote. The recommendation will go to the Board of County Commissioners with conditions addressing buffers, access design, stormwater controls and timing related to potable water capacity.