Pasco board approves 2 Rivers master‑plan changes, ties 240 new apartments to surf‑park completion

Planning staff and the applicant described a comprehensive plan text amendment and companion MPUD substantial modification affecting approximately 3,405 acres in the South Market area (State Road 56 corridor). The package increases multifamily entitlement, adds assisted‑living beds, nearly 1.3 million square feet each of office and light industrial in places, additional retail, 480 hotel rooms and a proposed 35‑acre recreational water/surf park. Staff emphasized that the increased multifamily entitlement would be split among townhouse/attached products and garden‑style apartments, and that a cap of 240 garden‑style apartments would be linked to conditions in the MPUD.

Transportation consultant Steve Henry told the board FDOT has an interim 4‑lane project for US‑301 (56→Chancey) currently in design and scheduled for construction in 2029; the applicant committed to build intersection and interim lane improvements to help capacity and to pull funds for Morris Bridge widening as needed. The applicant and its representatives stressed the project’s infrastructure investments — including water/sewer extensions and mobility‑fee contributions — and argued the surf park and supporting hotel/retail make the broader mixed‑use plan viable. The board adopted the comprehensive plan amendment and MPUD modification subject to the conditions in the packet, including the apartment cap and the requirement that the garden‑style apartments may not be pursued until the surf‑park receives a certificate of occupancy or three years from approval.