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PDE26-0437 — Mixed-use development: 4,047 single-family detached units, 2,500 multi-family units, 1,335,000 sq ft office/target industry, 1,335,000 sq ft industrial, 1,335,000 sq ft retail, 300 assisted living beds, 480 hotel rooms, and 35-acre recreational water park (Peak Surf Park) in Pasco County, FL
This substantial modification to the Two Rivers MPUD will permit a large-scale mixed-use development featuring nearly 6,500 residential units, significant commercial and industrial space, and a 35-acre recreational water park on approximately 3,405 acres straddling State Road 56. The project involves substantial density increases and water usage concerns that generated significant public opposition regarding environmental impacts, water resources, and infrastructure capacity, though staff and the Commission approved the modification.
- Continued 2 times — repeatedly pushed to a later hearing
| Case number | PDE26-0437 |
|---|---|
| Type | PD Amendment |
| Location | North and South Side of State Road 56 from Morris Bridge Road to Gall Boulevard, Southeast Pasco County, FL |
| County | Pasco County |
| Acreage | 3405.0 |
| Current zoning | MPUD Master Planned Unit Development District |
| Requested zoning | MPUD Master Planned Unit Development (substantial modification) |
| Proposed use | Mixed-use development: 4,047 single-family detached units, 2,500 multi-family units, 1,335,000 sq ft office/target industry, 1,335,000 sq ft industrial, 1,335,000 sq ft retail, 300 assisted living beds, 480 hotel rooms, and 35-acre recreational water park (Peak Surf Park) |
| Petitioner | Two Rivers Development LLC et al |
| Owner | Two Rivers Development LLC et al. |
| Hearing | 2026-09-03 |
| Hearing body | Pasco County Planning Commission |
| Staff recommendation | approve |
| Status | continued |
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Property & nearby activity
Case history
Every time this case appeared on an agenda we watched, and what changed.
- First seen — 2026-07-27: First seen on an agenda (backfilled from our archive) · PC2
- Continued — 2026-06-11: Continued from 2026-05-07 to 2026-06-11 · Planning Commission
- Continued — 2026-09-03: Continued from 2026-06-11 to 2026-09-03 · Pasco County Planning Commission
- Staff recommendation — 2026-09-03: Staff recommendation: approve · Pasco County Planning Commission
Also on the 2026-09-03 Pasco County agenda
- CONUSE-2026-0002 — Private Helicopter Landing Zone
- 26-0038 — Private helicopter landing pad (recreational and occasional use, limited to a few flights per month)
- W35-1101 — Agricultural-Residential uses and residential densities as permitted in AR-5 district
- AC-100 — Residential (single-family home, guest apartment/dwelling unit, and horse barn)