Saint Joe Ranch four-COP alcohol sales at amusement park
What the county recorded
This item is not from the published agenda
It is a stretch of the recording that this archive identified as a separate matter — a call to order, a recess, or something taken up that the agenda does not list. There is no official title, no staff recommendation and no disposition, because the county never recorded one. Everything below is inferred.
The source document
The county’s agenda for Planning Commission, Jun 11, 2026
The published PDF, as served by the county. This item is one entry in it.
What was said
Machine transcription of 12m of recording, with speaker names inferred from voice matching. 94% of 70 lines carry a name. It shows what was said, not what was decided, and both the words and the names can be wrong.
to be presented by STATF.
Just a primary planning development. Right.
Seth twenty six thirteen, Saint Jamia JLC in BPI
tours.
L
L C Is a conditional use request? Viral wine and liquor for C O P for on purpose cons consumption. only in conjunction with an amusement park in AC agricultural district. Is that only his AC agricultural? Putrillion use the designation is AG agricultural. Um I just explained the request for the for C O P. And then the location of the property, approximately 840 feet east of the intersection of Saint Joe Road. Belly Brothers Bulgar. There's
the general location. North Market area in the northeast Pascoa
County
Rural Area.
There's the context of that.
figurate the area of the at the site again and where this differs from the aerial from the previous one is that that red outline area is the area proposed for the alcohol consumption.
And say
it's
Future Lady Smith, A G. You get resolution properly to space me?
So this conditional use will supersede and replacing the single improved conditional use permits CU nineteen thirty-nine. Which was four C uh for a two C O P in conjunction with the amusement park use. So this would allow for the sale of alcoholic beverages, including beer, wine, and liquor for on-purpose consumption. You can jump to them. Yes. Sale up all methods are recommended during the following hours. Sunday, Monday, Tuesday, Wednesday, Thursday, no way earlier than 8 a.m., not even until
11 p.m. Fridays and Saturdays, no earlier than eight a.m., no later than one AM. Hello. This approval was subject to the provisions of the LDC section 4024J, revocation of special exception and conditional use approvals. And as Amy mentioned, that's one reason why we have this as a separate conditional use. Alcoholic beverage laws can change. So we did want to have it separate from the actual municipal park conditional use.
Okay. Uh our recommendation is to recommend approvals of the board of county commissioners. Just wanted to speak quick.
under the recommend recommended
conditions section.
Thank you.
Mr. Chairman Clark Hubby, and I'll be very
brief on this one. We've had alcohol permits out there and been operating for 12 years. We have not had an alcohol-related driving fence off of the site. Um in all of that time we've got a lot of people there. And the reason why is our client does a very good job policing alcohol on the site because there are liability issues. And so that's a very serious thing to our client. The reason for the request is that the distributors are coming to us and a great deal of what people probably think are beer products
that are sold at 7-Eleven and stuff like that now have liquor in them. It's a lot of the stuff that you see when you're going in to pick up a 12-pack or whatever and you look in there, a lot of them have liquor now. So it requires the four COP. This isn't unique to our area. The Florida Cracker Kitchen that opened up in St. Joe on St. Joe Road, a couple of miles down the road, sells liquor in there. It's where as well as beer and wine. as does Disney World at this point. So the time has has changed on that front. And
I'm happy to listen to our neighbors how respond.
Change for the sales at all. I don't think they were in the original. He he my client's saying he
does not believe that they've changed from the original. Thank you.
They have to speak on the speaker.
And the reason they wanted it all to be
combined was so they could have alcohol across both parcels. I respectfully request that the uh Christie's um you have rec address on record. I respectfully request that this conditional use application PDE 26 through Dash C U 13 be denied or continued until additional evidence is provided, demonstrating compliance with the county's approval standards. This request is not simply a continuation of an existing approval. It represents a significant intensification of the current alcohol authorization by expanding
from a two-COP beer and wine permit to a full COP for liquor license and extending alcohol sales throughout a large 118-acre amusement and entertainment complex. First, the applicant has not demonstrated compatibility with the rural and architectural character of this area. The property is located within the Northeast Pasco rural area and carries an agricultural future land use designation. While recreational uses may be permitted, the burden
remains on the applicant to demonstrate that full liquor sales and late night operations. are compatible with the surrounding agriculture and residential areas. The staff report contains little analysis supporting that conclusion. Second, the applicant has not provided sufficient evidence addressing the public health, safety, and welfare impacts associated with the expanded alcohol consumption and late-night operations. The proposed hours would allow alcohol sales until 11 p.m. on weekdays and 1 a.m. on
weekends. Rural roadways such as the St. Joe Road and Bellamy Brothers present unique safety concerns, and the record contains no alcohol-related public safety analysis. Third, environmental review appears incomplete. The staff report acknowledges that the detailed wildlife surveys and wetland delineation information are still required. Until those studies are completed and evaluated, the board does not possess all the information necessary to fully assess impacts associated with the intensified use of this
property. Fourth, the transportation mitigation identified by the county staff has not been completed. The traffic review determination that a left lane left turn lane is required on St. Joe Road with completion anticipated in fall of 2027. Approval of an intensified alcohol-related use before required transportation improvements are in place is premature. Finally, the applicant already possesses an approved alcohol permit for beer and wine sales associated with the amusement
park. The record does not demonstrate why the existing authorization is inadequate or why expanded liquor sales are necessary. The burden of proof rests with the applicant, and I do not believe that the burden has been met. A mixture of alcohol and late night hours does not create a family-friendly environment. Nothing good ever happens after midnight. For these reasons, I respectfully request the denial of the application or at a minimum a continuance until the outstanding environmental transportation and compatibility issues have been fully
addressed. Thank you for your consideration.
Nancy Hazewood,
34110, a nice place. Um I I was noticing the Busch Gardens who serves beer, they close up at eight o'clock. And if you take a look at Disney World and all those other places.
So bushcard and stuff for Palace Cream, they stay with a bunch letter for them. These
are just one night a year. year.
No, no, for the whole season. It's usually roughly
spring. What does this stay open to?
But not clock clock. Yeah. Okay.
Oh, and then there's Disney World and some of the others. Did they stay open later? And my information said.
No.
Not that late, maybe eleven o'clock.
I was just concerned about the time and them serving alcohol. I'm not sure it's such a good thing to do on there. Um, I'd appreciate your consideration on what um Christy said about this. that maybe more is not the best thing in the world for this area. And um that said I did notice where they've got the ability to put up illuminated signs on St. Joe Road
and If we check and they're screwing up our skies in Northeast Rural, does that mean we get to call code enforcement on? Well.
Thank you. Yeah.
First. You need to remote Okay, I have a question for Okay. Okay. Or do you know if
Well Uber and Lifts. Coppery in this area. If I mean if you had somebody who was
I realize that to
try to monitor it, but if you did have
somebody that was
too
intoxicated to drive. I'll give you a taxi service. I'm gonna have my client speak to it, but Ben Nagengast, who operates it. We have an extensive program that works with Riots here, but he can describe, give your name, address, and whether you've been swarmed. My name is
Benjamin Nagengast. Uh my address is [address removed]. And I have been supported. Uh we have a a policy that was written up by an attorney when we first started uh this process and it's in accordance with the Florida uh DVPR regulations in order for us to be, I believe it's um um certified as safe served. There's a certification process, an additional higher bar for those who serve alcohol. So our internal procedure is that if
an individual is deemed intoxicated and they intend to drive home, they do not have a ride, then we pay for a ride share service and we are served by rideshare where we are. So we pay for them to get it right home and the organization, the company pays for that. We have a entire process. Correct. And
they do operate.
Correct.
Okay. Good, good. I don't know if now from Barbara Rule Pasco County whether that faculty you operate there. That's what I was asking about.
Well it's it's um we we get Uber Eats and these types of things all the time. So
Okay. Estamos mejor.
Sure, I'll be very brief that the
staff report in and of itself is competent substantial evidence in support of the application. So I don't have to further revive. what she said about the traffic generation, but I think everyone knows that the Difference between selling selling beer and liquor does not generate any more traffic. It's not in the ITE codes. That's not what generates traffic. We run a safe facility, it's been very successful. And if staff can put the map up that I have there, you'll see that we have the written. Yeah,
we have all of those neighbors have sent letters of no objection to what we're doing. So we're doing something right. Being good
neighbors. Thank you. Thank you.
Yeah, motion.
Yeah, I think it's pretty well established then.
Universal evaporates uh Halloween Horn nights, uh they they stay open to similar hours and they serve. Um liquor as well as uh your mind and um if they say they'll be doing just fine with it. I don't for following item. Thank you. Okay. Second for the discussion. All in favor, signify by saying aye. Opposed, like sign.
Yeah.