Hernando County  
Planning & Zoning Commission  
Regular Meeting  
Minutes  
November 10, 2025  
CALL TO ORDER  
The public meeting was called to order at 9:00 a.m. on Monday, November 10, 2025, 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  
Axl David  
Title  
Chairwoman  
Vice Chairman  
Mike Fulford  
Alternate Member  
Nicholas Holmes  
Justin Noe  
Regular Member  
Regular Member  
James Lipsey  
Kay Griffith  
Ex Officio Non-voting Member (School Board Rep.)  
Planning Manager  
Scott Herring  
Michelle Miller  
Natasha Lopez Perez  
Scott Rimby  
Public Works Director/County Engineer  
Senior Planner  
Assistant County Attorney  
Utilities Development Services Supervisor  
Agenda Coordinator  
Victoria Via  
Regular Member Jonathan McDonald was not present at the meeting.  
Invocation  
Pledge of Allegiance  
Member Noe announced that today marks the 250th Birthday of the United States Marine  
Corps and expressed gratitude to all who have served, past and present.  
Poll Commission for Ex Parte Communications  
Chairwoman Birren, Member David, and Alternate Member Fulford announced that they had  
had no ex parte communications concerning the quasi-judicial petitions being considered at  
this meeting.  
Members Holmes and Noe announced the ex parte communications that they had had  
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  
Senior Planner Michelle Miller announced that Item No. 16660 [Conditional Use Permit  
Petition Submitted by Pamela Merrill (CU2506)], 16649 [Rezoning Petition Submitted by  
Medhat Kodsi (H2477)], and 16652 [Rezoning Petition Submitted by Richard Roach and  
Kimberly Roach (H2535)] had requested to be postponed by Staff. It was also announced that  
Item No. 16639 [Master Plan Revision and Rezoning Petition Submitted by Granger  
Development LLC (H2509)] had requested a postponement.  
APPROVAL/MODIFICATION OF AGENDA  
Motion  
To approve the Agenda.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Justin Noe  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
ADOPTION OF THE INFORMATION PACKETS INTO EVIDENCE  
Motion  
To adopt the information packets into evidence.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Mike Fulford  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
PUBLIC HEARINGS  
UNIFIED AGENDA  
Approval of Minutes for Regular Meeting of November 4, 2024  
Approval of Minutes for Regular Meeting of December 9, 2024  
Approval of Minutes for Regular Meeting of January 13, 2025  
Approval of Minutes for Regular Meeting of February 10, 2025  
Approval of Minutes for Regular Meeting of October 13, 2025  
Conditional Plat File # 1498214 Rolling Rock  
Motion  
To approve the staff recommendation regarding the Unified Agenda.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Justin Noe  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
STANDARD AGENDA  
Special Exception Use Permit Petition Submitted by Steven Berry and Christina Berry  
(SE2514)  
The Board accepted public input on this matter.  
Alternate Member Fulford made the following Motion:  
Motion  
To approve the staff recommendation.  
The Motion died for lack of a second.  
Member David made the following Motion:  
Motion  
To deny.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
NAYES:  
ABSENT:  
ADOPTED  
Axl David  
Nicholas Holmes  
Holmes, Birren and David  
Fulford and Noe  
McDonald  
RECESS/RECONVENE  
The Board recessed at 10:10 a.m. and reconvened at 10:15 a.m.  
Conditional Use Permit Petition Submitted by Pamela Merrill (CU2506)  
There was no public input.  
Motion  
To postpone to a date uncertain.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Nicholas Holmes  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Master Plan Revision and Rezoning Petition Submitted by Granger Development LLC  
(H2509)  
There was no public input.  
Motion  
To postpone to a date certain of February 2025.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Axl David  
Justin Noe  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Rezoning Petition Submitted by Medhat Kodsi (H2477)  
There was no public input.  
Motion  
To postpone to a date certain of December 8, 2025.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Mike Fulford  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Rezoning Petition Submitted by Richard Roach and Kimberly Roach (H2535)  
There was no public input.  
Motion  
To postpone to a date certain of December 8, 2025.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Nicholas Holmes  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Conditional Use Permit Petition Submitted by Roberto & Andrea Heinz (CU2507)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Mike Fulford  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Conditional Use Permit Petition Submitted by Francis McLaughlin (CU2508)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Justin Noe  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Conditional Use Permit Petition Submitted by BWR FL, LLC (CU2509)  
The Board accepted public input on this matter.  
Motion  
To approve the staff recommendation with modifications.  
(Note: The motion pertained to Modified Performance Condition No. 6 as  
approved by the Planning Department.)  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Axl David  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Master Plan Revision and Rezoning Petition Submitted by Granger Development LLC  
(H2509)  
This item was pulled and voted on earlier in the Agenda.  
Rezoning and Master Plan Revision Petition Submitted by 520 SW 15 Street LLC  
(H2527)  
The Board accepted public input on this matter.  
Member Noe temporarily left the meeting and returned shortly thereafter.  
Alternate Member Fulford temporarily left the meeting and returned shortly thereafter.  
RECESS/RECONVENE  
The Board recessed at 12:00 p.m. and reconvened at 12:15 p.m.  
Rezoning and Master Plan Revision Petition Submitted by 520 SW 15 Street LLC  
(H2527)  
Motion  
To approve the staff recommendation with modifications.  
(Note: The motion pertained to Modified Performance Condition Nos. 9 and 10 as  
approved by the Planning Department.)  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Nicholas Holmes  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Rezoning Petition Submitted by Medhat Kodsi (H2477)  
This item was pulled and voted on earlier in the Agenda.  
Rezoning Petition Submitted by Aaron Lee Branham Sr. (H2534)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Mike Fulford  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Rezoning Petition Submitted by Richard Roach and Kimberly Roach (H2535)  
This item was pulled and voted on earlier in the Agenda.  
Rezoning Petition Submitted by Ville Di Toscana (Robert Bozzi) (H2536)  
Chairwoman Birren passed the gavel to Vice Chairman David and temporarily left the meeting,  
and upon returning shortly thereafter, she resumed the Chairmanship.  
There was no public input.  
Motion  
To approve the staff recommendation with modifications.  
(Note: The motion pertained to Modified Performance Condition No. 16 as  
approved by the Planning Department.)  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Justin Noe  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Rezoning Petition Submitted by Erran O’ Donnell, Sasha Ripa, David E Soch and Maria  
C. Soch (H2537)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Mike Fulford  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
Master Plan Revision Petition Submitted by Sand Ridge Hernando 47, LLC (H2542)  
Member David temporarily left the meeting and returned shortly thereafter.  
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. 17 and 19 as  
approved by the Planning Department.)  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
NAYES:  
ABSENT:  
ADOPTED  
Nicholas Holmes  
Mike Fulford  
Holmes, Fulford and Noe  
Birren and David  
McDonald  
RECESS/RECONVENE  
The Board recessed at 12:20 p.m. and reconvened at 12:30 p.m.  
Master Plan Revision Submitted by Goettle Special Services Co (H2543)  
There was no public input.  
Motion  
To approve the staff recommendation with modifications.  
(Note: The motion pertained to Modified Performance Condition No. 9 as  
approved by the Planning Department.)  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Axl David  
Nicholas Holmes  
Holmes, Birren, David and Noe  
Fulford  
NAYES:  
McDonald  
ABSENT:  
Rezoning Petition Submitted by Maine Drilling and Blasting Inc (H2544)  
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, 8 and 9 as  
approved by the Planning Department.)  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Justin Noe  
Holmes, Birren, David, Fulford and Noe  
McDonald  
ABSENT:  
RECESS/RECONVENE  
The Board recessed at 3:30 p.m. and reconvened at 3:40 p.m.  
COMMISSIONERS AND STAFF ISSUES  
Construction Drawing Requirements and Landscaping Buffers for Livability at the  
Edges Presentation Submitted by Kay Griffith and Sabrina Dugan with SwiftGov.ai  
The Board commented on the presentation.  
ADJOURNMENT  
The meeting was adjourned at 4:25 p.m.  
UPCOMING MEETINGS  
The next regular meeting of the Planning and Zoning Commission is scheduled for Monday,  
December 8, 2025, beginning at 9:00 AM, in the Commission Chambers