Substantial Modification (Consent) – River Ridge MPUD Master Planned Unit Development – River Ridge Homes, Inc. – Rezoning Request from MPUD Master Planned Unit Development to MPUD Master Planned Unit Development District to Allow for the Reinstatement of Entitlements from the River Ridge DRI to the River Ridge MPUD, Increasing Commercial Entitlements on Parcel K3, Increasing Residential Entitlements on Parcel J/L, Decreasing Commercial Entitlements on Parcel I2, Increase the Height Limit on Parcel P2, and Associated Revisions to the Conditions of Approval on Approximately 1,388.2 Acres, Located in West Central Pasco County
What the county recorded
Staff recommendation
Approval with Conditions
No disposition in the minutes
The approved minutes do not say what became of this item. That is a gap in the record, not a decision. It is the normal state for 24% of items. Most of those are regular business and board reports that the minutes do not dispose of in writing. This archive never infers an outcome from the fact that someone called a vote.
The source document
The county’s agenda for Planning Commission, Jun 19, 2025
The published PDF, as served by the county. This item is one entry in it.
This case, across meetings
PDE-25-7688 in full →PDE-25-7688 was taken up 4 times between Apr 17, 2025 and Aug 19, 2025 — this is appearance 3.
- Apr 17, 2025PlanningPC1▶No disposition in the minutes
- May 20, 2025BoardP47▶Approved
- Jun 19, 2025PlanningPC6▶No disposition in the minutesthis item
- Aug 19, 2025BoardP60▶Approved
What was said
Machine transcription of 15m of recording, with speaker names inferred from voice matching. 76% of 87 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
Taken up 2 times, not once through — set aside and returned to. Each stretch is below, in the order it happened.
1/2Taken up at 25:12
Uh okay, P C five. Chairman, PC five and PC six are companion items, and we do have individuals sign up to speak. We ask that these items are moved to the regular agenda.
Okay. So we'll pause P C five and six.
Okay, th those go to regular. Okay.
All right. So that's those are the only items on regular, right? Yeah. Yeah. Okay, and uh the applicant present? Okay.
Anyone here uh to object on us? Okay. Um who requested that they be pulled? Uh
people sometimes speak. Pardon me? There's people signed up to speak.
Oh okay.
So All right. So we have to have a presentation.
Okay.
2/2Taken up again at 39:20
Item PC six, the companion rezoning to PC five. Item PC six is PDE twenty-five seventy-six eighty-eight to be presented by staff. I'm staff.
I staff. Good afternoon, Planning Christian. That
looks better.
Kurt Siversen, Planning Development and Economic Growth. Before use PDE twenty five seventy six eighty eight of rezoning the request of River Ridge and Beauty. Um signposting proof was provided to the clerk's office this morning.
The county map. The subject site is illustrated by the Red Star. We're in West Central Pasco County, Commissioner Yeager's District, and the central market area. Proposes a substantial modification to the River Ridge MPU. The substantive intent is to reinstate the MPU entitlements. consistent with the built environment of River Ridge. In addition to reinstating the entitlements, changes to particular parcels have been requested Before mentioned, parcel K three seeks an increase of commercial entitlements, originally approved for 64,285
square feet. An additional 60,700 square feet is requested, totaling 125,000 square feet of C C one and C two commercial uses. Parcel J L seeks an increase of residential entitlements for the maximum development of one additional townhome four units. This increases the total residential entitlements of JL from two hundred fifty-six to two hundred and sixty. Parcel I-2 seeks a decrease of commercial entitlements originally
approved for thirteen thousand eight hundred square feet. A reduction of two hundred and ten square feet is proposed, totaling thirteen thousand five hundred and ninety square feet of C1 commercial uses. Parcel P two seeks an increase from the height limit from forty five feet to fifty feet. The conditions of approval have been revised to codify the prospective changes to these parcels. It's our location map. In red we see the River Ridge and Puty boundary. Generally located on the south side of Ridge
Road, a portion of River Ridge Mputties located at the northeast intersections of Ridge and Moon Lake Road. De Cubulus Road is the main thoroughfare of River Ridge and Beauty.
Our zoning map proposes not a change of zoning. The site maintains an MPUD zoning and will maintain an MPUD zoning by approval of this action.
Our future land use map. Future land use classification of River Ridge has a respective residential three, residential six, and residential nine classif classifications as illustrated. Heard prior, the pending plan development seeks parcels K three, P two, and I two. The rest will maintain their future Land use classifications.
Context map. The River Ridge MPD, inclusive of the former DRI development of regional impact, is mostly built out and contains residential communities totaling two thousand one hundred and fourteen units. Non-residential endeavors of four hundred and sixty six thousand two hundred and ninety square feet. The River Ridge MPD contains public uses, including the River Ridge High School and Middle School Complex, conservation land, park acreage, and a golf course. South and east of the River H M Puty are conservation lands owned by the
Southwest Florida Water Management District. Here is our 2025 MPD master plan. Inclusive of the before mentioned b perspective changes to parcels I two, a reduction square feet. P two, the height limit, K three, and addition square footage. And J L uh additional residential entitlements.
A variation has been requested and reviewed concurrently with the project. This is a variation from LDC section 805.6. Requesting that non-residential parcel owners under single ownership are responsible for open space, landscape areas, wetland areas, related infrastructure without a CDD. PDE recommends approval of this variation request as it seeks the intent of the LDC section. our recommendation
of item PDE twenty five seventy six eight eight with the provided conditions and approval. Thank you for your time and consideration. I myself am available and my supervisor, very talented, William Vermillion, are available for questions. Thank you.
Pottery will get you nowhere. You never know. Sometimes it does.
Okay, thank you. Thank you. Thank you, William.
Barbara Will Height still at sixty three twenty seven Grand Boulevard, New Port Richey. Mm I have spoke to the the folks that are here before, so I know they're from Dawson Creek Lane. If you want to pull up an aerial with 'Cause I noticed it wasn't we didn't have the particular parcel in the PowerPoint. So it might be helpful to bring up the uh Pasco mapper, yeah. Cause they're gonna speak to it. Um I think that's what they're going to talk to you about is Dawson Creek Lane. That is where we're we're seeking an increase entitlements. That's
parcel within parcel JL, MPD parcel JL, where we're seeking four additional units to put on a vacant parcel on Dawson Creek Lane. We made sure that we noticed I noticed each one of them and put a sign on this vacant parcel. So I know they have questions. We've offered to meet with them outside in this meeting as well with the client to go over you know any questions they may have and certainly answer their questions here that they may bring forward. So with that introduction to the that you can see where this is when they're speaking to you and have staff bring that up and for me to briefly introduce it. I'm
gonna sit down and listen to their comments because I haven't heard them yet and then we'll help address them afterwards. Thank you.
Mm-hmm. Okay, so it's that it's that little vacant parcel there, uh on the north.
Yes.
East Gap.
Mr. Trevor?
Yes.
All an individual has pre-registered to speed, Ms. Kathryn Mike.
Yes, if you give us your name and uh address please.
Kathryn Knight, [address removed].
Okay.
Um I'm here to represent our HOA today and we were just concerned about the addition of the building. Um I think I have a better understanding after listening to PC five about what entitlements are. Uh that was my main question. Increasing residential entitlements on parcel JA, which is Dawson Creek Lane. Um so what were they previously and did they change and they're looking to change something back? Right
now? and the other thing was to explain Um condition uh approval recommendation for approval with conditions. So we have concerns about the d the area itself, the the location of it, drainage for our street, the idea that our street will be used for heavy equipment to build another unit and what uh What kind of Insurance do
we have about the builders maintaining the integrity of our streets and our Swift Mud drainage? in relationship to Swift Mud and to The present buildings already there.
Okay.
So I don't know if it's planning department or but I think it's probably the builder that we have to discuss most of these items with.
Well what we'll do is w once we get through the questions from whoever needs to speak today. The applicant will come back up and try to answer all these questions that you're going to have.
Okay, so I have some questions. Do you want me to
so they'll know what they are?
Okay. Um main thing is our street because we are responsible for the maintenance of our streets. We want to know if They do put up a bond to protect themselves and us in case of damage to the street. uh the drainage on the property. the height of that lot where they want to build in relation to the existing building next to it. Does that building need a entirely new drainage system to protect the existing building?
impact on damage in regards to our sm swift mud because the hurricanes flooded that area in question last fall. And uh just the impact. And other things are minor like if they put the building up and when they do, uh mailboxes, do we lose the two extra parking spots on the street now next to the mailboxes because of this building? And uh Those are my main questions.
Okay, we'll see if we can get them answered.
Okay, thank you.
Uh-huh. Who would be next?
Mr. Chair, we did not have marked individuals pre registered to speak.
Pardon me? Nobody else be registered, okay. Is there anybody else that would like to speak that hasn't registered?
This is your chance to speak if you have anything to say. Mm-hmm.
Okay, uh I don't think I see any hands. So Barbara would you like to come up?
Yeah. Yeah, I must have just missed
It was
past the
provision.
Barbara Will Hate again for the record, I'm gonna bring my client up, Tracy Shoal, he so he can answer the questions. He's gonna develop this. These are these aren't really rezoning questions, so um he's gonna need to answer them and again I encourage them to meet um to go over all these details. So
All right, very good. Okay. Hello everybody. Tracy Shoal, [address removed], River Ridge area.
Okay, Tracy, have you been sworn?
Okay, so Has he? Okay. I did raise my right hand, sir. So let's see we I'm gonna try to I chicken scratch this down to the best of my ability so We would be a part of the HOA. I understand there's some there was also a question about the size.
You're gonna
have to look forward, Trace.
So we'll go you know, we don't we we suggested a quadplex, but it may be a try. We don't know yet till we lay. that out. Second thing, the the builder will have bond insurance as far as damage to the roads and everything, we would be a hundred percent responsible for that, fixing the roads also coming through the gate because that would be a main thoroughfare through the through the back gate there going into edgewater. So yes, of course we would be responsible for that. As far as the height, the impact and the drainage, uh through engineering
and the planning, we will resolve those questions. So it's best I can do there.
All right, since you were the only speaker, do you have any uh follow-up? Do you have anything that you didn't get answered?
But I appreciate that information. Okay. Is there is a
we're gonna need your name and address again.
[address removed]. There is an easement on some of that property from the street to the number ten, 'cause we are on the golf course, the number ten hole, uh even though the golf course uh is not being used right now. Is that gonna be impacted? Um h how would if any other f future development would want to be in that on that golf course, how would they access that? If that easement is is that easement still in place?
That's your final question.
Yes.
Okay. Tracy, would you s state your name and then again so we know who you s who you
are speaking? Tracy Shoal, [address removed]. Uh the golf course we will not uh do any future development, especially on number ten, since that rest behind Edgewater, we'd probably do something as far as beautifying that for the community uh of Edgewater right back there. So there wouldn't be any access needed through number 10 going back to eleven, twelve, thirteen. 11, 12, 13 pretty much flood in the last three hurricanes. So we're still trying to decide what to do with the back
nine, but as far as the back nine being a future golf course, uh no plans to do so.
Okay. Thank you very much. Appreciate that.
Thank you. If any other if you have any other questions, let me know.
I have a question. You do? Yeah, I do. Yeah,
go.
Yeah. I've I just want to talk about that K three.
K three, yeah.
Yeah, so 'cause I was looking, can you put the aerial up a little bit better? And uh 'cause I'm looking at the uh parcel and I'm looking at the wetlands, you take that all out, that out there. And then I'm looking at that public next door and I'm just wondering. Do you need all that score footage and It just seems like a lot, but I don't know. Yeah, right.
trying to get K three more entitlements since twenty twenty two, so the answer's yes.
Okay. 'Cause the public's like it's forty thousand square feet.
Different. Yeah, different different but yes. Thank you.
Yeah, okay, Richard. Yeah. Okay. All right. Do I hear a motion? Motion to approved. Second. We have a motion and a second for the discussion of the motion. All in favor signify by saying aye. Aye. Aye. Opposed? Like signed? All right. Motion carries and shows that Jamie abstained abstained.
All right.