BROOKSVILLE — The Hernando County Commission rejected a mixed-use development Feb. 3, responding to residents who said the project would bring too much density and traffic to the rural “El Pico” area.
The 5-0 vote denied rezoning for an 18.89-acre parcel along County Line Road, where developers wanted to build four single-family homes, 170 townhomes, 15 apartments and 23,500 square feet of commercial space.
The proposal underwent multiple postponements in 2025 before commissioners ultimately rejected it based on compatibility and intensity concerns.
Residents of nearby Rainbow Hills Estates flooded the commission with written protests, citing traffic congestion on County Line Road, insufficient buffering, flooding worries, wildlife impacts and threats to their “quiet, rural lifestyle.”
The site is north of County Line Road, south of Pot O’ Gold Lane and about 1,000 feet west of the intersection of County Line Road and Suncoast Boulevard. “El Pico” is an old, unrecorded subdivision.
Prolonged review
The application first came before the Planning and Zoning Commission on June 9, 2025, which voted 3-2 to recommend approval of rezoning from AR-2 (Agricultural/Residential 2) to multiple planned development categories with deviations.
The County Commission postponed the request twice — once in August to allow discussion of County Line Road impacts, and again in October to finalize recommendations based on the road’s current level of service.
Developers also sought a setback deviation reducing the required buffer from 125 feet to 75 feet along County Line Road and increasing maximum lot coverage for single-family homes from 35% to 60%.
Residents push back
One couple wrote they were drawn to the area for peace, quiet and natural views.
“To eliminate that feature of our home is to eliminate the feature that drew us there in the first place,” they wrote. “It was so difficult to find, and it would be a shame for it to be gone so shortly after our purchase.”
Another resident noted, “This area known as El Pico is largely rural/agricultural, or single-family homes. Many of its residents came to the area to escape exactly this type of development.”
Alan Garman, representing petitioner Arsany 66th Street LLC, argued the plan was viable and would comply with all requirements. He acknowledged traffic on County Line Road was the primary concern, noting the road might not be improved until 2035 or 2040.
Garman said his client had no objection to a traffic study and emphasized the mixed-use design would limit trips from the townhomes. He wanted the zoning “locked down” before county development rules change, noting all the preparatory work costs money.
A Rainbow Hills Estates homeowners association representative said the density was too high. “They’re trying to maximize the dollar at the expense of everything else in the community,” he said, adding that approving the development would set a precedent causing “chaos.”
Commissioner Ryan Amsler said the development “doesn’t make sense at this time.”
Commissioner Brian Hawkins said, “The intensity is what’s keeping me up at night.”
County Commissioner John Allocco said, “I don’t think it’s a bad design. I just don’t think the location is right.” He also said the commercial element wasn’t large enough.
Hawkins moved to deny based on compatibility and intensity. The board voted 5-0 to reject the request.
In other action
The board reached consensus on moving forward with amending an ordinance regarding keeping chickens.
The board reached consensus to bring back a potential ordinance on short-term rentals.