Hernando County  
Planning & Zoning Commission  
Regular Meeting  
Minutes  
January 12, 2026  
CALL TO ORDER  
The public meeting was called to order at 9:00 a.m. on Monday, January 12, 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  
Mike Fulford  
Title  
Chairwoman  
Alternate Member  
Nicholas Holmes  
Jonathan McDonald  
Justin Noe  
Regular Member  
Regular Member  
Regular Member  
James Lipsey  
Scott Herring  
Michelle Miller  
Natasha Lopez Perez  
Scott Rimby  
Ex Officio Non-voting Member (School Board Rep.)  
Public Works Director  
Senior Planner  
Assistant County Attorney  
Utilities Development Services Supervisor  
Agenda Coordinator  
Victoria Via  
Invocation  
Pledge of Allegiance  
Poll Commission for Ex Parte Communications  
Chairwoman Birren and Alternate Member Fulford announced that they had had no ex parte  
communications concerning the quasi-judicial petitions being considered at this meeting.  
Regular Members Holmes, McDonald, 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 we received Citizen Correspondence after the  
Agenda was posted for Agenda Item Nos. 16909 [Conditional Use Permit Petition Submitted  
by Lee Pedone (CU2514)] and 16910 [Master Plan Revision Petition Submitted by Dire Wolf  
Holdings, LLC (H2545)].  
Senior Planner Michelle Miller announced we received a Petitioner's Request for Agenda Item  
No. 16911 [Master Plan Revision Petition Submitted by SV Tampa Land LP (H2549)].  
Senior Planner Michelle Miller announced that our new Planning and Zoning Commission  
Member will be selected and starting on February 9, 2026.  
Election of Chair of the Planning and Zoning Commission for 2026  
Election of Vice Chair of the Planning and Zoning Commission for 2026  
Motion  
To postpone to a date certain of February 9, 2026.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Jonathan McDonald  
Birren, Fulford, Holmes, McDonald and Noe  
APPROVAL/MODIFICATION OF AGENDA  
Motion  
To approve the Agenda.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Nicholas Holmes  
Birren, Fulford, Holmes, McDonald and Noe  
ADOPTION OF THE INFORMATION PACKETS INTO EVIDENCE  
Motion  
To adopt information packets into evidence.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Justin Noe  
Birren, Fulford, Holmes, McDonald and Noe  
PUBLIC HEARINGS  
UNIFIED AGENDA  
Approval of Minutes for Regular Meeting of June 12, 2023  
Approval of Minutes for Regular Meeting of July 10, 2023  
Approval of Minutes for Regular Meeting of October 7, 2024  
Approval of Minutes for Regular Meeting of December 8, 2025  
Motion  
To approve the Unified Agenda.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Justin Noe  
Birren, Fulford, Holmes, McDonald and Noe  
STANDARD AGENDA  
Conditional Use Permit Petition Submitted by Bryan A. Pell and Nancy L. Pell (CU2511)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Nicholas Holmes  
Birren, Fulford, Holmes, McDonald and Noe  
Conditional Use Permit Petition Submitted by Brian Colon and Suzanne Colon (CU2512)  
Member Holmes recused himself from voting due to a conflict of interest resulting from his  
business with the property.  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
ADOPTED  
Justin Noe  
Mike Fulford  
Birren, Fulford, McDonald and Noe  
Holmes  
SECONDER:  
AYES:  
RECUSED:  
Conditional Use Permit Petition Submitted by Lee Pedone (CU2514)  
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. 14 and 15 as approved  
by the Planning Department.)  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Justin Noe  
Birren, Fulford, Holmes, McDonald and Noe  
RECESS/RECONVENE  
The Board recessed at 10:20 a.m. and reconvened at 10:35 a.m.  
Master Plan Revision Petition Submitted by Dire Wolf Holdings, LLC (H2545)  
The Board accepted public input on this matter.  
RECESS/RECONVENE  
The Board recessed at 11:10 a.m. and reconvened at 11:15 a.m.  
Master Plan Revision Petition Submitted by Dire Wolf Holdings, LLC (H2545)  
Regular Member Justin Noe left the meeting.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Mike Fulford  
Birren, Fulford, Holmes and McDonald  
Noe  
ABSENT:  
RECESS/RECONVENE  
The Board recessed at 12:20 p.m. and reconvened at 12:30 p.m.  
Master Plan Revision Petition Submitted by SV Tampa Land LP (H2549)  
The Board accepted public input on this matter.  
Regular Member Jonathan McDonald temporarily left the meeting and returned shortly  
thereafter.  
Motion  
To approve the staff recommendation with modifications.  
(Note: The motion pertained to Modified Performance Condition Nos. 5 as approved by the  
Planning Department.)  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Jonathan McDonald  
Birren, Fulford, Holmes and McDonald  
Noe  
ABSENT:  
RECESS/RECONVENE  
The Board recessed at 1:55 p.m. and reconvened at 2:00 p.m.  
Rezoning Petition Submitted by Dirt Doctor 11011, LLC (H2552)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Mike Fulford  
Birren, Fulford, Holmes and McDonald  
Noe  
ABSENT:  
Master Plan Revision Petition Submitted by Solid Rock Property Group (H2555)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Mike Fulford  
Birren, Fulford, Holmes and McDonald  
Noe  
ABSENT:  
Master Plan Revision Petition Submitted by Joseph Pastore (H2554)  
There was no public input.  
RECESS/RECONVENE  
The Board recessed at 2:10 p.m. and reconvened at 2:15 p.m.  
Master Plan Revision Petition Submitted by Joseph Pastore (H2554)  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Mike Fulford  
Nicholas Holmes  
Birren, Fulford, Holmes and McDonald  
Noe  
ABSENT:  
COMMISSIONERS AND STAFF ISSUES  
The Board commented on various issues.  
ADJOURNMENT  
The meeting was adjourned at 2:30 p.m.  
UPCOMING MEETINGS  
The next regular meeting of the Planning and Zoning Commission is scheduled for Monday,  
February 9, 2026, beginning at 9:00 AM, in the Commission Chambers