Hernando County  
Planning & Zoning Commission  
Regular Meeting  
Minutes  
May 11, 2026  
CALL TO ORDER  
The public meeting was called to order at 9:00 a.m. on Monday, May 11, 2026, in the John  
Law Ayers Room, Government Center, Brooksville, Florida. This meeting was advertised in  
the Hernando Sun newspaper and the Agenda Packet was available online at  
www.hernandocounty.us.  
Attendee Name  
Kathryn Birren  
Justin Noe  
Title  
Chairwoman  
Regular Member  
Xenia Pino  
Alternate Member  
James Lipsey  
Natasha Lopez Perez  
Michelle Miller  
Scott Herring  
Scott Rimby  
Ex Officio Non-voting Member (School Board Rep.)  
Assistant County Attorney  
Planning Manager  
Public Works Director  
Capital Program Manager  
Agenda Coordinator  
Victoria Via  
Vice Chairman Jonathan McDonald and Member Steven Markford were not present for the  
meeting.  
Invocation  
Pledge of Allegiance  
Poll Commission for Ex Parte Communications  
Chairwoman Birren announced that she had had ex parte communications concerning the  
quasi-judicial petitions being considered at this meeting  
Member Noe and Alternate Member Pino announced that they had had no ex parte  
communications concerning the quasi-judicial petitions being considered at this meeting.  
County Attorney Statement  
Assistant County Attorney Lopez Perez provided the standard admonition that the Planning  
and Zoning Commission decisions were to be based only on the evidence presented in the  
quasi-judicial proceedings.  
Administering of the Oath  
STAFF ANNOUNCEMENTS  
Planning Manager Michelle Miller announced that Item Nos. 17465 [Rezoning Petition  
Submitted by Land Supplier, LLC (H2339)] and 17456 [Master Plan Revision Submitted by  
Southeast Investments, Inc., On Behalf of Jacobsen Property Investment, LLC; Christopher  
Gandy; and William Samuelson and Melissa Samuelson (H2605)] had requested to be  
postponed to June 8, 2026 Planning and Zoning Commission Meeting by Staff.  
APPROVAL/MODIFICATION OF AGENDA  
Motion  
To approve the Agenda.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
ADOPTION OF THE INFORMATION PACKETS INTO EVIDENCE  
Motion  
To adopt the information packets into evidence.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
PUBLIC HEARINGS  
UNIFIED AGENDA  
Approval of Minutes for Regular Meeting of April 13, 2026  
Approval of Minutes for Regular Meeting of August 14, 2023  
Motion  
To approve the Unified Agenda.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
STANDARD AGENDA  
Motion  
To move Item Nos. 17465 [Rezoning Petition Submitted by Land Supplier, LLC (H2339)] and  
17456 [Master Plan Revision Submitted by Southeast Investments, Inc., On Behalf of  
Jacobsen Property Investment, LLC; Christopher Gandy; and William Samuelson and Melissa  
Samuelson (H2605)] to the beginning of the Standard Agenda.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
Rezoning Petition Submitted by Land Supplier, LLC (H2339)  
There was no public input.  
Motion  
To postpone to June 8, 2026 with all readvertising costs as responsibility of the applicant.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
Master Plan Revision Submitted by Southeast Investments, Inc., On Behalf of Jacobsen  
Property Investment, LLC; Christopher Gandy; and William Samuelson and Melissa  
Samuelson (H2605)  
There was no public input.  
Motion  
To postpone to a future hearing date.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
Special Exception Use Permit Petition Submitted by A Technological Advantage, Inc.,  
d/b/a ATA Career Education a/k/a ATA College On Behalf of Spring Hill Associates,  
LLLP, f/k/a Spring Hill Associates, LTD (SE2605)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
Special Exception Use Permit Petition Submitted by Old Florida Forever, LLC (SE2606)  
The Board accepted public input on this matter.  
Motion  
To deny.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
Rezoning Petition Submitted by Land Supplier, LLC (H2339)  
This item was voted on earlier in the meeting.  
Rezoning Petition Submitted by Williams Realty and Investments Inc. (H2603)  
RECESS/RECONVENE  
The Board recessed at 9:35 a.m. and reconvened at 9:40 a.m.  
Rezoning Petition Submitted by Williams Realty and Investments Inc. (H2603)  
There was no public input.  
Motion  
To postpone to June 8, 2026.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
Master Plan Revision Submitted by Southeast Investments, Inc., On Behalf of Jacobsen  
Property Investment, LLC; Christopher Gandy; and William Samuelson and Melissa  
Samuelson (H2605)  
This item was voted on earlier in the meeting.  
Rezoning Petition Submitted by Legendary Realty Services, Inc. (H2612)  
The Board accepted public input on this matter.  
Motion  
To approve the staff recommendation with modifications.  
(Note: The motion pertained to Modified Performance Condition Nos. 7 as approved by the  
Planning Department.)  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
Rezoning Petition Submitted by Windy Southall and Henry Southall (H2614)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Xenia Pino  
Justin Noe  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
RECESS/RECONVENE  
The Board recessed at 10:05 a.m. and reconvened at 10:10 a.m.  
Master Plan Revision Petition Submitted by Palmwood Holdings LLC (H2615)  
The Board accepted public input on this matter.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Xenia Pino  
Justin Noe  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
Rezoning Petition Submitted by Hernando Investments, Inc. (H2616)  
The Board accepted public input on this matter.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, Noe and Pino  
Holmes, Markford and McDonald  
ABSENT:  
COMMISSIONERS AND STAFF ISSUES  
No issues to discuss.  
ADJOURNMENT  
The meeting was adjourned at 10:50 a.m.  
UPCOMING MEETINGS  
The next regular meeting of the Planning and Zoning Commission is scheduled  
for Monday, June 08, 2026, beginning at 9:00 AM, in the Commission Chambers