COMMUNITY RESEARCH NOTES - HISTORICAL WORKING COPY Published September 29, 2026. This is community analysis, not an agency finding. Later updates supersede earlier pending/download notes: the county ZIPs have been reviewed; 13 new requests were sent September 29; Talavera written records have been received and published. See documents.html for the current tracker. Internal local filenames referenced below are research references, not additional public download links. # Kent Grove / Mitras research checklist Updated September 28, 2026 from Kent Grove Community Facebook posts accessible through the user's account, Pasco County agenda records and county GIS services, and the prior research conversation. Facebook reports are leads, not verified county findings. The group is private; links require appropriate access. No posts, messages, or comments were sent. ## New Facebook findings and county records to locate ### September 28 follow-up: intersection queues and additional official records See [traffic and flooding evidence update](kent-grove-traffic-flooding-findings.md) for new source links, page references, resident traffic observations, and a prioritized records list. The posted county timing/phasing attachment was read in full: it is a three-page review form for 85 homes, not the full intersection analysis for the later 77-home proposal. New leads include county road-flooding review standards, the 2007 FDOT report recording earlier Kent Grove/SR 52 signal and drainage concerns, and the county's 2024 Local Mitigation Strategy. The full Lincks analysis, revised traffic models, current intersection counts and project drainage model remain outstanding. No records requests were sent. ### 0. Original May 27, 2026 rezoning notice photographed by a resident Chris Campbell posted a photograph of a Clearview Land Design, P.L. notice headed “Mitras Project.” The notice identifies **Petition RZ-7901**, an application to rezone from **AR (Agricultural-Residential) to R-4 (High Density Residential)** for development of up to **77 single-family detached homes**, with **Mitras Family Holdings LLC** listed as owner/applicant. The photographed notice lists public hearings before the Planning Commission on **June 11, 2026, at 1:30 p.m.** and the Board of County Commissioners on **August 11, 2026, at 1:30 p.m.**, at the Historic Pasco County Courthouse, 37918 Meridian Avenue, Dade City. Source post and image: https://www.facebook.com/groups/486106508067775/permalink/27737387652512959/ Image: https://www.facebook.com/photo/?fbid=26798993869727248&set=gm.27737387652512959&idorvanity=486106508067775 Comments on the post supply additional leads, still requiring independent verification: Rebecca Field says Kent Grove was repaved past the project area and stopped; Barbara Edwards says the site is wetland/flood-zone land with a creek and wildlife; other residents predict worsening flooding, traffic and infrastructure impacts. The comments are evidence of resident concerns and observations, not official findings. Find: the original mailed notice or county notice file; RZ-7901 application and hearing record; exact legal description and site plan; road-paving project plans, limits and funding; wetland/flood-zone/creek maps; and any explanation for the apparent road-project stopping point. ### 0A. Official county zoning, road and flood-related records located - **PDE26-7901 / Mitras Project ; June 11, 2026 Planning Commission:** the official county addendum agenda identifies the 40.96-acre site on the west side of Kent Grove Drive, approximately one mile north of State Road 52, and recommends approval of the change from A-R Agricultural-Residential to R-4 High Density Residential. Official agenda PDF: https://pascocofl.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=10691,plainText=false) - **August 25, 2026 Board of County Commissioners:** the official agenda again lists PDE26-7901 with a recommendation to approve. Official agenda PDF: https://pascocofl.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=11844,plainText=false) . The third-party Pasco.watch page reports a continuance to September 22; the linked official minutes were not successfully retrieved. The agenda itself does not establish the vote or hearing discussion. - **September 22, 2026 Board of County Commissioners:** the official agenda lists PDE26-7901 as public-hearing item P53 with “Continuance Requested.” Official agenda PDF: https://pascocofl.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=11949,plainText=false) . The meeting record reviewed here does not show a final decision. Track the next agenda and any later minutes before describing the rezoning as approved or denied. - **County hearing facts reproduced in the August 25 meeting transcript:** staff describes approximately ten acres of Category 1 wetland, proposed access from Kent Grove Drive as a county-maintained residential roadway with approximately 30 feet of right-of-way, an additional 20-foot dedication, and existing access from Hamlin Road through a 25-foot privately maintained easement. Staff also describes a voluntary cap of 77 homes and a $375,000 contribution toward Kent Grove Drive improvements. The transcript archive is third-party and machine-generated; verify against the county recording or certified transcript: https://pasco.watch/item/42489 . - **Original county staff memorandum now read directly:** the June 11, 2026 six-page report is available at https://pascocofl.portal.civicclerk.com/event/1895/files/report/27836 . Its author is Joseph Reinbold, Planner II; parcel **05-25-18-0000-00100-0000**. It identifies the applicant as **Mitras Family Extended LLC**, differing from the photographed notice's “Holdings LLC”; retain the discrepancy until the application and ownership records resolve it. This is a staff recommendation, not evidence of a final rezoning vote. - **Road condition and rehabilitation ; memorandum p. 5, findings 15–17:** staff explicitly recognizes Kent Grove Drive as substandard and not exempt from Substandard Roadway Analysis (SSRRA-2025-00084). It says the SR 52–Lussier Lane segment is in the FY26 work plan for full-depth reclamation, with preliminary geotechnical work started as of July 11, 2025. It references a June 9, 2026 Public Works agreement for a $375,000 contribution and an application for ALTSTD-2026-00044. The report does not establish that the alternative standard was approved, payment was made, or rehabilitation was completed. Obtain those underlying records. - **Contribution timing ; memorandum p. 2, finding 3B:** the proposed deed restriction ties payment to no later than 45 days after final, non-appealable approval of the first preliminary site/construction plans on terms acceptable to the county and developer. It also calls for submission of those plans within six months after final, non-appealable rezoning approval. Verify the executed agreement and recorded restriction before relying on these as operative terms. - **Floodplain and wetlands ; memorandum pp. 4–5, findings 6 and 12:** staff places the northern portion in Flood Zone A and the remainder in Zone X, and requires a SWFWMD-approved wetland delineation survey with the site-plan application. These statements connect the resident concerns to county review requirements; they do not quantify flood depth, establish storm causation, or prove a future design is adequate. - **Stormwater review ; memorandum pp. 5–6, finding 18:** Public Works comments dated June 11, 2025 require contact with SWFWMD Engineering & Watershed Management for the latest floodplain study information and compliance with applicable county floodplain requirements at the first site-development permit. All passthrough/flowthrough drainage is to have an access-and-maintenance easement to Pasco County. The text gives the county the **right, but not the obligation**, to access and maintain it. Obtain the actual drainage/easement exhibits, maintenance assignment, floodplain study and modeling. - **Utilities ; memorandum p. 4, finding 11:** the nearest connection is described as approximately one mile south at SR 52; access to a US 41 connection would go through Talavera. Staff leaves connection points and offsite extensions for engineering/construction-plan review, with developer-funded offsite improvements. This is an official connection to the Talavera concern, but it does not establish CDD consent or the reported later denial. - **Older property actions ; memorandum p. 4, finding 10:** staff references rezoning petition 728 approved October 24, 1978 and petition 3505 approved November 25, 1986; the latter included roadway-improvement conditions and a prohibition on a travel-trailer park. Locate the original resolutions and exhibits to determine the historic road obligations. County GIS resources to use for parcel and map verification: the zoning/project-pipeline service (including “Zoning In Review” and related tables) at https://pascogis.pascocountyfl.net/giswebeserver/rest/services/Zoning_Landuse_ProjectPipeline_MIL1/MapServer ; the storm legend showing FEMA floodways, observed flooding, watersheds and stormwater easements at https://pascogis.pascocountyfl.net/gisweb/rest/services/FeatureDatasetsPro/Storm/MapServer/legend ; and the 2018 aerial imagery service at https://pascogis.pascocountyfl.net/giswebi/rest/services/Aerials/Pasco_2018/ImageServer . County maintenance and public-records leads: the Public Works Cityworks asset/work-order portal is https://publicworks.pascocountyfl.net/Cityworks/Login.aspx ; Pasco's paving-assessment lien search is https://secure.pascocountyfl.net/PavingLienSearch/ ; and the Property Appraiser's parcel search is https://search.pascopa.com/ . Use these to request or verify road-rehab work orders, paving assessments, right-of-way documents and parcel easements for Kent Grove, Lussier, Orange and Hamlin. ### 1. Talavera utility connection decision ; highest priority In a September 15, 2026, 11:50 a.m. comment, Chris Walsh states that Talavera CDD decided not to allow the developers to connect to its utilities. He also reports speaking with Jack Mariano after a meeting and receiving an assurance that the developers could not circumvent that decision. Neither the decision nor the reported assurance has been independently verified in this review. Source: https://www.facebook.com/groups/486106508067775/posts/29089760020609042/?comment_id=29089948323923545 Find: the CDD meeting date, adopted minutes, motion, vote, supporting engineer/legal memoranda, correspondence with the applicant and county, easement denial or other operative document, and any later reconsideration. Determine exactly whether the action concerned an easement, utility connection, or both. Obtain any revised alternative utility route, capacity confirmation, and county utility review after the decision. Connection to prior research: March 19, 2025 packet reportedly contains Matt O'Brien's request for utility easements at Tract 2 / Tract RW near Porfirio Place. January 21, 2026 minutes in the February packet reportedly discuss a $50,000 JEN Partners offer and a request for environmental engineering advice. The Facebook comment supplies a later decision lead, not the missing official decision itself. ### 2. Existing flooding and downstream impacts Cody McBride's featured post describes a meeting focused on flooding of Kent Grove Drive and concern that development could worsen neighborhood flooding. An image is attached; its capture date, exact location, and evidentiary value still need verification. Source: https://www.facebook.com/groups/486106508067775/permalink/29089760020609042/ Find: original dated flood photos/video; rainfall and storm dates; road closure/service-call records; drainage and culvert maintenance history; existing and proposed drainage-basin maps; downstream discharge calculations; floodplain/wetland delineations; stormwater modeling and agency review comments. ### 2A. Original local flood photos ; October 10–12, 2024 These are resident-generated records from the Milton-period flooding and are the strongest photo evidence located in this pass: - **October 10, 2024 ; Sandra Lagrange:** “I’m flooded bad need the drain opened if anyone is willing to help.” The attached photo shows standing water beside a home/carport and a vehicle. Comments dated October 10–11 include neighbors responding that they were on the way. Post: https://www.facebook.com/groups/486106508067775/permalink/9088622694482737/ . Photo: https://www.facebook.com/photo/?fbid=1487998455477731&set=gm.9088622694482737&idorvanity=486106508067775 - **October 12, 2024 ; Stacy Norman:** “Vernon dairy and Lussier,” with two attached photos showing muddy water across a roadway/drive area and around vehicles. Comments recall longstanding water in the ditches, describe the area as badly flooded, and ask whether water came from the lake toward Greenfield. Post: https://www.facebook.com/groups/486106508067775/permalink/9102268866451453/ . Photos: https://www.facebook.com/photo/?fbid=8542206522535701&set=pcb.9102268866451453 and https://www.facebook.com/photo/?fbid=8542206722535681&set=pcb.9102268866451453 These photos show conditions and resident responses; they do not by themselves establish the rainfall total, drainage ownership, or a development-related cause. Preserve the original files and metadata if residents can provide them, and map the exact “Vernon dairy and Lussier” location before using it as an exhibit. ### 2B. Recent flooding statement tied directly to the development discussion Cody McBride's post says a neighborhood meeting focused on “the flooding of Kent Grove dr” and the potential for greater flooding if the proposed development is approved. A body-of-water/road image is attached. The post is a direct neighborhood statement and photo lead, but the exact image date and location still need verification. Post: https://www.facebook.com/groups/486106508067775/permalink/29089760020609042/ Image: https://www.facebook.com/photo/?fbid=1595035885453586&set=gm.29089760020609042&idorvanity=486106508067775 ### 2C. Earlier local storm and road-water evidence - **2021 ; Janet Arndt-Pratt, Orange/Hamlin road water:** “We have some action on Orange let's hope they were able to help this really bad spot in front of my house,” with a photo. A comment thread discusses repeated maintenance, puddles after rain, the need for roads to be higher than properties, storm drains and retention ponds, and avoiding runoff into swamps and creeks. Post/photo: https://www.facebook.com/groups/486106508067775/permalink/4808153402529709/ and https://www.facebook.com/photo/?fbid=10159556254255138&set=gm.4808153402529709&idorvanity=486106508067775 . The engineering points are resident commentary requiring verification, but the post documents a recurring local road-water problem. - **2022 ; Elicia Willis storm-damage photo set:** “Anyone else have storm damage? Free firewood if you want to come and get it,” with five attached photos and local comments. Post: https://www.facebook.com/groups/486106508067775/permalink/5385888581422852/ . This is storm-damage context rather than direct flood proof. - **2020 ; Rayna Ray storm-obstruction photo set:** “Did the storm take this out earlier???” with two photos; comments ask whether the county will clean it up and identify nearby homes/graves. Post: https://www.facebook.com/groups/486106508067775/permalink/3495893533755709/ . This is evidence of storm-related local obstruction and response, not a measured flood record. - **2022 ; Valencia grading after rain:** Ashleigh Hinnerschietz says that if the rain subsided, a professional company would grade from 17248 Valencia to the bend at the mailboxes; she reports a $2,800 quote and says the road is “absolutely ridiculous.” The result was found under the group’s 2022 “rain” search; a direct permalink was not captured in this pass. Search lead: https://www.facebook.com/groups/486106508067775/search/?q=rain . Locate the original post before citing it formally. ### 2D. Creek and historical storm leads - **August 5, 2021 ; James Roman, Catfish Creek:** a video post says “Catfish creek is really flowing” and asks who remembers swimming there. Post: https://www.facebook.com/groups/486106508067775/permalink/4627528463925538/ . The video is a useful baseline for documenting the channel and its normal/seasonal flow, but it is not itself proof of flood causation. - **November 2025 comment thread ; Hurricane Elena recollection:** on Cody McBride's Ryals Branch/“Catfish Creek” trestle post, Kellie Shepard recalls that Hurricane Elena in 1985 washed the creek road out and that residents played in the washed-out area until the water fell. Post: https://www.facebook.com/groups/486106508067775/permalink/25695808566670888/ . This is a resident historical recollection requiring old photographs, road-repair records, and a precise crossing location. - **September 26, 2024 ; Valencia channels:** Annette Noack wrote that Walter cut channels into the sides of Valencia Drive “to try to help with potential flooding.” The original post is visible in the 2024 “channels” search with that exact date; Facebook did not expose a stable permalink in the search result. Search lead: https://www.facebook.com/groups/486106508067775/search/?q=channels . Preserve this as a lead until the original post URL and any associated photos are located. ### 2F. 2021 Cotee Preserve / Ryals Branch access-road and bridge record - **2021 ; Ronald Klap:** a post says the Cotee Preserve access road was “bad or worse,” trails received no maintenance, trees were down, and the bridge over Ryals Branch had been gone for more than two years. Five attached photos document the access road, trail and bridge area. Post: https://www.facebook.com/groups/486106508067775/permalink/4817588864919496/ . Photos: https://www.facebook.com/photo/?fbid=10227556070146416&set=pcb.4817588864919496 , https://www.facebook.com/photo/?fbid=10227556071266444&set=pcb.4817588864919496 , https://www.facebook.com/photo/?fbid=10227556072026463&set=pcb.4817588864919496 , https://www.facebook.com/photo/?fbid=10227556072706480&set=pcb.4817588864919496 , and https://www.facebook.com/photo/?fbid=10227556073186492&set=pcb.4817588864919496 . - The comment thread adds a county-maintenance lead. Scott Craig says the county installed Cotee Preserve signs years earlier without fixing the access roads. Joey Maynard says Orange Drive and Minneola Road had been graded and holes filled after Natural Resources moved an office to the preserve, and says a county repair proposal for the Ryals Branch bridge was denied by higher-ups; he describes a sturdier permanent replacement requiring surveys, studies and approvals. These are resident statements, not official findings. Find: Pasco Natural Resources work orders and maintenance logs; bridge inspection reports; the submitted bridge-repair proposal, denial or deferral record, surveys and studies; access-road grading records; and any emergency-access or downstream drainage implications. Compare the photo dates and exact locations with county GIS and aerial imagery. ### 2G. 2018 road-condition and paving leads - **2018 ; Kellie Shepard / WTSP pothole report:** the group's 2018 “road” search shows a post linking to a WTSP segment titled “Pasco Co. neighbors sick and tired of road filled with potholes.” External lead: https://www.wtsp.com/mobile/video/news/local/pascocounty/pasco-co-neighbors-sick-and-tired-of-road-filled-with-potholes/67-8373028 . The original Facebook permalink and the segment's exact filming location were not exposed in the search result; locate both before treating it as a Kent Grove-specific exhibit. - **2018 ; Brenda Galentine Harrold / Kent subdivision paving project:** a post says she spoke with Sue, the Public Works paving manager, who had mailed letters seeking right-of-way for a Kent subdivision paving project. It states that the proposed right-of-way was 25 feet, that residents would not lose property, and that 50% of ballots had to be returned for paving to proceed. Michele Vernon replies that her road letter was signed and mailed. The stable post permalink was not exposed in this pass; search lead: https://www.facebook.com/groups/486106508067775/search/?q=road . Find: the original WTSP segment and location; the Public Works letter and paving-project map; roads included or excluded; right-of-way dedications; ballot and threshold records; funding and construction dates; and any relationship to later Orange, Hamlin, Valencia or Kent Grove maintenance complaints. These older sources establish road-condition and paving history, not flooding by themselves. ### 2E. Records to pair with the photo timeline For October 2024 and the older storm leads, request rainfall totals and event dates; Pasco road-closure, work-order and drainage-complaint records for Kent Grove, Lussier, Valencia, Vance, Orange and Hamlin; culvert/drain cleaning records; emergency-service or 911 call logs where releasable; and any county or SWFWMD stormwater inspections. Ask residents for original-resolution files, capture dates, exact locations and permission to use the photographs as exhibits. ### 3. Ryals Branch, wetlands, wildlife corridors, and emergency access Joey Maynard's featured November 20 meeting announcement identifies a roughly 40-acre Hamlin/Kent Grove parcel and specifically lists downstream flooding, road conditions, emergency access, wetlands, a Ryals Branch tributary, wildlife corridors, and county/SWFWMD questions. The post describes an earlier developer/engineer/design-firm Q&A. It uses “AR to RES-4”; confirm official zoning and future-land-use terminology against the application rather than treating the post's wording as authoritative. Source: https://www.facebook.com/groups/486106508067775/permalink/25792223747029369/ Find: Q&A presentation and any notes/recording; current site plan and access routes; fire-rescue access comments; wetland/tributary delineations; SWFWMD permit application, technical requests and responses; environmental/wildlife surveys; downstream receiving-water analysis. Compare original public representations against later revisions. ### 4. Reported October 20, 2026 vote A Cody McBride search-result post advertises a September 27, 6:30 p.m. community meeting at the creek and says commissioners are expected to vote October 20, 2026. This is an unverified schedule lead. Source search: https://www.facebook.com/groups/486106508067775/search/?q=development Observed post identifier: 29108066812111696. Find: official October 20 agenda, hearing notice, item number, latest staff report/addendum and any continuance. Verify public-comment and exhibit-submission deadlines. ### 5. Additional news lead A September 15 post by Amber Lynn Thompson points to an Erik Waxler / Tampa Bay 28 segment about Osteen Avenue road-development concerns in New Port Richey and suggests it as a possible media lead. This does not establish that the station has covered Kent Grove or that the projects are comparable. Source search: https://www.facebook.com/groups/486106508067775/search/?q=development Observed post identifier: 29093899276861783. Find: original segment, project details, and any relevant public records before drawing comparisons. ### 6. Construction-bidding claim ; unverified A September 15 comment in the flooding thread asserts that construction is already out for bid. No supporting bid document is included in the text reviewed. A bid would not itself establish rezoning or permit approval. Find only if useful: actual bid advertisement, scope, owner, project identifier, and associated permits; distinguish this project from nearby construction. ## Existing outstanding records retained from prior research - Hale Road PDD22-7574: resident exhibits, Jane Graham's three submissions, expert traffic evidence, and materials supporting the September 22 and November 15, 2022 denial actions. - Mitras REZONE-2025-00016 / RZ-7901 / PDE26-7901: complete current application, revisions, and staff review history. - SSRRA-2025-00084: actual July 11, 2025 roadway-analysis approval and conditions, as referenced by the applicant. - ALTSTD-2026-00044: final decision, conditions, and legal/engineering basis for the proposed alternative to road upgrades. - June 9, 2026 Public Works contribution agreement: executed version, $375,000 contribution terms, improvements required, funding, timing, and enforcement. - T&P-2025-00032: complete traffic timing/phasing review and updates. - Talavera: original easement request, engineer's environmental opinion, final decision and subsequent utility alternatives (now prioritized using the September 15 comment). ## Scope of this review Reviewed the group search results for “development,” “flood,” “flooding,” “flooded,” “rain,” “storm,” “water,” “road,” “bridge,” “Ryals,” and related creek/drainage terms across the 2018–2026 date filters, plus the featured flooding post and neighborhood-meeting announcement. Official county agendas, the original June 11, 2026 Mitras staff memorandum, and county GIS service descriptions were then checked against the Facebook leads. The FY26 work-plan information is verified as a statement in that memorandum; the underlying work plan was not independently obtained. GIS layer availability does not yet establish overlap with a specific parcel. This is not an exhaustive review of historical posts or county records. Executed agreements, final decisions, drainage studies, wetland surveys and maintenance work orders remain outstanding. ## September 28 update: county ZIPs supplied and reviewed The owner supplied all three ZIPs locally. See `kent-grove-county-package-review.md` for detailed findings and PDF page references. The full 97-page signed T&P study is now obtained. It contains AM and PM counts at KGD/SR52 but operational analysis only for PM conditions at SR52/Shady Hills and SR52/US41. The missing item is the separately required KGD/SR52 Access Management Analysis, not the original T&P study. The SSRA ZIP contains only a one-page narrative; the detailed road analysis and July 11 approval remain outstanding. County October 2025 comments identify inadequate capacity at the proposed Talavera water connection. The ecology report documents stream/floodplain habitat and references SWFWMD #916070. These are historical findings; current approvals and mitigation still need verification.