Board approves binding concept for mixed‑use 'Adrian Phillip' at Old Pasco and Overpass

The Pasco County Board approved a comprehensive‑plan amendment and companion Master Plan Development (MPD) concept for a 32.5‑acre mixed‑use project at the northeast corner of Overpass Road and Old Pasco Road, voting 3–2 after more than two hours of discussion about parking, jobs and the site’s role near the Johns Hopkins campus.

Planning staff and the applicant described a binding concept plan that allows a range of uses — about 73,500 square feet of retail, roughly 74,000 square feet of office, a hotel area, townhomes, and up to 325 multifamily units in vertically integrated buildings — and ties multifamily occupancy to the construction of at least 15,000 square feet of vertically integrated nonresidential space. William Vermillion, a county planner, said the binding plan gives the mixed‑use development a 24‑month period to submit building permits; if building permits are not filed, some entitlements revert to previously approved commercial entitlements.

Developer representatives, including attorney Clark Hobby and Nathaniel Linden (Ryan Companies was described as a development partner), argued the plan would create a walkable town‑center with offices, restaurants and amenities that complement the Johns Hopkins hospital campus across the road. “This whole thing is driven by this binding concept plan,” Hobby said. “The multifamily in this project cannot receive any COs until they build at least 15,000 square feet of vertically mixed‑use space.” Ryan Companies’ Linden described shared parking calculations and said the proposed 1.6 parking spaces per apartment unit is consistent with mixed‑use shared‑parking practice.

Several commissioners questioned the mix of multifamily and office and asked staff to confirm whether nearby planned Johns Hopkins‑related multifamily would proceed; staff said some neighboring hospital site plans no longer include short‑term multifamily because of land constraints. Opponents were not present in numbers at today’s hearing, and the board moved the package forward by roll call vote 3–2. The board also approved the companion zoning item on a subsequent vote.