Hernando County  
Planning & Zoning Commission  
Regular Meeting  
Minutes  
May 12, 2025  
CALL TO ORDER  
The public meeting was called to order at 9:00 a.m. on Monday, May 12, 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 on-line at  
www.hernandocounty.us.  
Attendee Name  
Kathryn Birren  
Axl David  
Title  
Chairwoman  
Vice Chairman  
Nicholas Holmes  
Justin Noe  
Regular Member  
Regular Member  
Xenia Pino  
Alternate Member  
James Lipsey  
Victoria Anderson  
Kay Griffith  
Ex Officio Non-voting Member (School Board Rep.)  
Assistant County Attorney  
Planning Manager  
Scott Herring  
Michelle Miller  
Heidi Prouse  
Public Works Director/County Engineer  
Planner III  
Deputy Clerk  
Regular Member Jonathan McDonald was not present at the meeting.  
Invocation  
Pledge of Allegiance  
Poll Commission for Ex Parte Communications  
Chairwoman Birren and Member Pino announced that they had had no ex parte  
communications concerning the quasi-judicial petitions being considered at this meeting.  
Members Holmes, David and Noe announced they had had ex parte communications  
concerning the quasi-judicial petitions being considered at this meeting.  
County Attorney Statement  
Assistant County Attorney Victoria Anderson advised the Commissioners that any ex parte  
communications, however received, could play no part in their deliberations.  
Administering of the Oath  
STAFF ANNOUNCEMENTS  
Planner Michelle Miller announced that handouts were distributed for Item Nos. F-4 [Rezoning  
Petition Submitted by Meritage Homes of Florida, Inc., R. Tyler Vansant, Esq. (H2478)] and  
E-1 [Special Exception Use Permit Petition Submitted by Unitarian Universalist Church in the  
Pines (SE2414)]. It was also announced that there was a scriverner's error in the Agenda, and  
that the next upcoming meeting is to be June 9, 2025, not August 11, 2025.  
APPROVAL/MODIFICATION OF AGENDA  
Motion  
To approve the Agenda with changes.  
(Note: Item Nos. E-1 [Special Exception Use Permit Petition Submitted by Unitarian  
Universalist Church in the Pines (SE2414)] and E-2 [Special Exception Use Permit Petition  
Submitted by James H. Haney (SE2503)] were moved to Standard Agenda.)  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Nicholas Holmes  
Birren, David, Holmes, Noe and Pino  
McDonald  
ABSENT:  
ADOPTION OF THE INFORMATION PACKETS INTO EVIDENCE  
Motion  
To adopt the packet into evidence.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Axl David  
Justin Noe  
Birren, David, Holmes, Noe and Pino  
McDonald  
ABSENT:  
PUBLIC HEARINGS  
UNIFIED AGENDA  
Special Exception Use Permit Petition Submitted by Unitarian Universalist Church in  
the Pines (SE2414)  
This item was moved to the Standard Agenda during approval of the Agenda.  
Special Exception Use Permit Petition Submitted by James H Haney (SE2503)  
This item was moved to the Standard Agenda during approval of the Agenda.  
Conditional Use Permit Petition Submitted by Christopher Rossey (CU2502)  
Approval of Minutes for Regular Meeting of April 14, 2025  
Motion  
To approve the Unified Agenda.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Nicholas Holmes  
Birren, David, Holmes, Noe and Pino  
McDonald  
ABSENT:  
STANDARD AGENDA  
Special Exception Use Permit Petition Submitted by Unitarian Universalist Church in  
the Pines (SE2414)  
The Board accepted public input on this matter.  
Motion  
To deny.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Axl David  
Birren, David, Holmes, Noe and Pino  
McDonald  
ABSENT:  
Special Exception Use Permit Petition Submitted by James H Haney (SE2503)  
The Board accepted public input on this matter.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Justin Noe  
Xenia Pino  
Birren, David, Noe and Pino  
Holmes  
NAYES:  
McDonald  
ABSENT:  
RECESS/RECONVENE  
The Board recessed at 10:50 a.m. and reconvened at 11:05 a.m.  
Board member Noe was not present when the meeting reconvened.  
Chairwoman Birren was not present when the meeting reconvened, and Vice Chairman Axl  
David assumed the chairmanship.  
Rezoning Petition Submitted by Shady Oaks Project, LLC (H2515)  
Chairwoman Birren rejoined the meeting and resumed the chairwomanship.  
The Board accepted public input on this matter.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Xenia Pino  
Birren, David, Holmes and Pino  
McDonald and Noe  
ABSENT:  
Rezoning Petition Submitted by Cabot Citrus OpCo LLC (H2513)  
It was determined that this item would be paused and heard after Item No. F-3  
[Comprehensive Plan Amendment Petition Submitted by Cabot Citrus OpCo, LLC  
(CPAM2501)].  
Comprehensive Plan Amendment Petition Submitted by Cabot Citrus OpCo LLC  
(CPAM2501)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Axl David  
Birren, David, Holmes and Pino  
McDonald and Noe  
ABSENT:  
Rezoning Petition Submitted by Cabot Citrus OpCo LLC (H2513)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Axl David  
Nicholas Holmes  
Birren, David, Holmes and Pino  
McDonald and Noe  
ABSENT:  
Rezoning Petition Submitted by Meritage Homes of Florida, Inc., R. Tyler Vansant, Esq.  
(H2478)  
The Board accepted public input on this matter.  
Board Member David made the following Motion:  
Motion  
To deny.  
The Motion died for lack of a second.  
Board Member Holmes made the following Motion:  
Motion  
To approve with the modifications as presented.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
NAYES:  
ABSENT:  
DEFEATED  
Nicholas Holmes  
Xenia Pino  
Holmes and Pino  
Birren and David  
McDonald and Noe  
RECESS/RECONVENE  
The Board recessed at 12:50 p.m. and reconvened at 1:00 p.m.  
Rezoning Petition Submitted by Francisco Herrera (H2476)  
There was no public input.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Axl David  
Xenia Pino  
Birren, David, Holmes and Pino  
McDonald and Noe  
ABSENT:  
Rezoning Petition Submitted by Mavaro, LLC (H2503)  
The Board accepted public input on this matter.  
Motion  
To approve the staff recommendation.  
VERIFY THE MOVER/SECONDER  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Xenia Pino  
Birren, David, Holmes and Pino  
McDonald and Noe  
ABSENT:  
Rezoning Petition Submitted by Brandon Burich & Dream Custom Homes (H2504)  
The Board accepted public input on this matter.  
Motion  
To approve the staff recommendation.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Axl David  
Nicholas Holmes  
Birren, David, Holmes and Pino  
McDonald and Noe  
ABSENT:  
Rezoning Petition Submitted by Kim Poteet and Shane Duryea (H2506)  
The Board accepted public input on this matter.  
Motion  
To approve with modified conditions as approved by the Planning Department.  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
ADOPTED  
Nicholas Holmes  
Axl David  
Birren, David, Holmes and Pino  
McDonald and Noe  
ABSENT:  
COMMISSIONERS AND STAFF ISSUES  
The Board commented on various issues.  
Hernando County School Board Member James Lipsey announced that he would not be  
present at the next meeting scheduled for June 9, 2025, and that he would provide written  
comments ahead of the meeting.  
ADJOURNMENT  
The meeting was adjourned at 2:10 p.m.  
UPCOMING MEETINGS  
The next regular meeting of the Planning and Zoning Commission is scheduled  
for Monday, June 9, 2025, beginning at 9:00 AM, in the Commission Chambers