A 1,219-acre master-planned community with up to 1,428 homes and nearly 1 million square feet of nonresidential space is moving forward on largely undeveloped land west of U.S. 41 in unincorporated Pasco County. The site sits about 2.75 miles north of State Road 52, and the project would push the county's rapid-growth corridor westward toward communities already feeling development pressure along the U.S. 41 and SR-52 corridors near Wesley Chapel.
The Pasco County Commission adopted Ordinance 26-27 on Tuesday, July 14, redesignating the property from a patchwork of residential, industrial, conservation, and office land-use categories to a single Planned Development designation. Chairman Jack Mariano signed the ordinance, attested by Clerk & Comptroller John A. Alvarez-Socorro. It was transmitted to the Florida Department of State on July 15.
The applicant is James & Dorothy Mitchell Investments Ltd. No representative of the developer is identified in the ordinance or public coverage of the project.
What the ordinance allows
At full build-out, the Mitchell U.S. 41 project could include up to 1,428 residential units and 979,000 square feet of nonresidential space. The development is phased to tie housing construction directly to job-creating uses:
- Phase 1: 650 homes permitted after 292,500 sq ft of nonresidential space is built
- Phase 2: 912 homes after 410,400 sq ft
- Phase 3: 1,174 homes after 528,300 sq ft
- Full build-out: 1,428 homes at a 1.5-to-1 jobs-to-housing ratio
The nonresidential component could accommodate manufacturing, distribution, logistics, research and development, or flex space, according to Tampa Bay Business & Wealth.
No tenants have been announced.
What changed
Before the amendment, the site carried a mix of RES-1, RES-3, Industrial-Light, Conservation, and Office future land-use designations. The new PD classification consolidates the property under a single framework that requires commercial and industrial construction before homes can be built.
Septic tanks are prohibited on the site. The developer must build utilities, roads, and stormwater infrastructure and must deed right-of-way for U.S. 41 within 90 days of the county's request. Wetlands with conservation designations remain protected.
How it got here
The Pasco County Local Planning Agency held a public hearing on Thursday, April 16, and found the amendment consistent with the county's Comprehensive Plan. The commission authorized transmittal to the Florida Department of Commerce on Tuesday, May 19. The state agency issued a letter of no comment, and no reviewing agency filed objections.
The ordinance takes effect 31 days after the state land planning agency notifies Pasco County that the amendment package is complete, provided no legal challenge is filed. No development orders or permits may be issued before that effective date.
Growth context
The project would extend Pasco's rapid-growth corridor westward. Master-planned communities such as Connected City and Angeline have driven development in eastern Pasco. Angeline alone spans 6,200 acres in Land O' Lakes and ranks among the nation's top-selling planned communities. The Mitchell project is roughly one-fifth that size.
Pasco's western corridor is already hot: Land O' Lakes (ZIP 34637) was ranked the nation's hottest housing market by Redfin in early 2026, with home sales up 36% year-over-year and a median sale price of $425,000, according to the Business Observer.
What's next
The Comprehensive Plan amendment establishes the planning framework, but the developer must still file a separate Master Planned Unit Development application with the county commission. The next Pasco County Planning Commission meeting is scheduled for Thursday, August 6, at 1:30 p.m. in the Historic Pasco County Courthouse Boardroom in Dade City. It has not been confirmed whether the Mitchell project is on that agenda. Residents may participate in person or via WebEx by pre-registering before 5 p.m. Wednesday, August 5, at 727-847-2411.
