PASCO COUNTY, FLORIDA
Assistant County Administrator Amendment (SSDA02-02)
(Development Services) from AG/R (Agricultural/Rural)
to RES-1 (Residential, 1du/ga)
It is recommended that the data herein presented be given formal consideration by the Local Planning Agency.
The LPA shall review the appropriateness of such proposals with respect to the Goals, Objectives, and Policies of the Comprehensive Plan, and shall report same to the Board of County Commissioners. The Board may amend the Comprehensive Plan upon receiving a recommendation from the LPA that the proposed change will not adversely affect the public interest. In assessing the merits of a plan amendment, the Local Planning Agency (LPA) and the Board of County Commissioners shall not be limited to consideration of the particular property affected by the proposal. Each shall consider implications the amendment would have on the Land Use Plan Map in the vicinity of the affected property and the development policies being pursued there.
Section 163.3187(1)(c), Florida Statutes, allows a local government to process Comprehensive Plan amendments directly related to proposed small-scale development activities without regard to statutory limits on the frequency of amendments. A small-scale development amendment may be adopted under the following conditions:
1) The proposed amendment involves a use of 10 acres or fewer.
2) The total number of amendments approved for the year does not exceed 80 accumulative acres.
3) The amendment does not involve the same property granted a change within the prior 12 months.
4) The amendment does not involve the same owner’s property within 200 feet of property granted a change within the prior 12 months.
5) The amendment does not involve a text change to the goals, objectives, and policies of the local government comprehensive plan.
6) The amendment is for a site-specific, small-scale development activity.
7) The property that is the subject of the proposed amendment is not located within an area of critical state concern.
8) If the proposed amendment involves a residential land use, the residential land use has a density of ten units or less per acre.
On November 5, 2001, Steven C. and Teresa S. Smith, property owners, submitted an application to the Growth Management Department to change the Future Land Use designation pursuant to Chapter 163.3187(1)(c), Florida Statutes, Amendment of Adopted Comprehensive Plan, Small Scale Development Amendments. Stuart Rogers, P.E., is designated as Agent of Record. This property is located on Spring Valley Road. The property comprises 9.98 acres and is identified as Parcel ID No. 18-24-21-0000-00100-0000, a portion thereof. The applicant is requesting a Future Land Use designation change from AG/R (Agricultural/Rural) to RES-1 (Residential, 1 du/ga).
The subject property is part of 37.5 acres owned by the applicant, which is all zoned A-R. The parent parcel contains 21.9 acres with a Future Land Use designation of RES-1, which permits a residential density of 1 dwelling unit per gross acre; and 15.6 acres with a Future Land Use designation of AG/R, which permits a residential density of 0.20 dwelling units per gross acre. The applicant is proposing to extend the existing RES-1 Future Land Use designation to include an additional 9.98 acres. The requested change in the future land use designation from AG/R to RES-1 will bring more of the applicant’s property into conformance with the parcel’s A-R zoning which permits a residential density of 1 dwelling unit per gross acre. The property being considered in this request is currently undeveloped.
Zoning History:
Original zoning of A-R Agricultural-Residential
Current Zoning and FLU:
1. Surrounding Future Land Use (FLU) Classification, Current Zoning District (CZD), and Current Uses (CU) are as follows:
North: FLU RES-1 (Residential – 1 du/ga)
CZD A-R (Agricultural-Residential District)
CU Single Family
East: FLU AG/R (Agricultural/Rural)
CZD A-R (Agricultural-Residential District)
CU Single Family
South: FLU AG/R (Agricultural/Rural)
CZD A-R (Agricultural-Residential District)
CU Vacant
West: FLU AG/R (Agricultural/Rural)
CZD A-R (Agricultural-Residential District)
CU Blanton Lake
2. Access to this property from Spring Valley Road.
3. There are no sidewalks in place along either side of Spring Valley Road.
4. The Public Transportation Division’s fixed route is not available in this area.
5. There is no sewer and water infrastructure available to service the subject property.
6. The subject property is not located within any of the Pasco County Hurricane Evacuation Levels.
7. The surrounding area is rural in character with areas to the east and north of the subject property sparsely developed with single-family residences on large lots. The area to the south is undeveloped and the western portion of the property extends into Blanton Lake.
8. There are no archaeology resources in close proximity to the subject property according to the Department of State Master Site File.
9. The property is located in a non-urbanized area of the County as determined by the 2000 US Census.
10. The proposed amendment meets the State requirements for a small-scale development amendment. Prior to this amendment, Pasco County has not changed the Future Land Use classification this calendar year.
Consistency with COMPREHENSIVE PLAN POLICIES AND OBJECTIVES:
Amendments to the Land Use Plan Map shall be consistent with other portions of the Land Use Plan Map and with the Goals, Objectives, and Policies of the Future Land Use Element.
The proposed Small-Scale Development Amendment is supported by the following Pasco County Comprehensive Plan Policies.
Chapter 2, Future Land Use Element, Land Use Concept, Policy 1.1.1
Designate on the Future Land Use Plan Map land use categories of RES-6 and higher in locations, which exhibit the fewest, environmental and service level constraints as determined by the Conservation, Coastal Zone and Public Facilities Elements of this Comprehensive Plan. Conversely, designate on the Future Land Use Plan Map land use categories of RES-3 and lower in locations which exhibit the most environmental and service level constraints as determined by the Conservation, Coastal and Public Facilities Elements of this Comprehensive Plan.
Comments: Policy 1.1.1. determines that locations which are lacking in County services should have land use designations of RES-3 and lower. County water and sewer do not service the subject property; therefore the proposed land use designation of RES-1 is appropriate.
Residential development within the RES-1 Land Use Category must meet one of the following criteria:
a. Be less than 300 acres in size
Comments: The subject property for which the proposed change in land use designation is being requested is 9.98 acres in size. If approved, the total amount of the parent parcel with a land use designation would equal 31.88 acres.
Chapter 2, Future Land Use, Table 2-3
Residential – 1.0 du/ga – Intent – to recognize those areas suited for residential development at a maximum of 1 dwelling unit/gross acre, and to establish locations within such areas which may be eligible for appropriate residential support uses.
Comments: The Future Land Use designation to the north of the subject property is RES-1. The Future Land Use designation approximately ½ mile to the east of the subject property is also RES-1. This proposed Future Land Use designation change would expand the existing RES-1 Future Land Use designation to the north.
Chapter 10, Public Facilities Element – Potable Water, Level of Service Standards, Policy 1.1.6.
Require the installation of a public water system for domestic supply where connection to an existing public water system is not available and the development is located in an area designated by the Future Land Use Map as RES-3 or higher and:
a. the development consists of more than 25 residential units
Comments: The subject property is not serviced by the County’s water system. While the proposed Future Land Use map amendment would allow for the development of 32 residential units by creating a total of 32.88 acres with a RES-1 Future Land Use designation, the development would not be required to connect to the County water system because the Comprehensive Plan only requires the use of the County water system when the Future Land Use designation is RES-3 or higher.
Based upon staff review of the Comprehensive Plan, analysis of the request, and information provided in the application, the Growth Management Department staff has determined that the proposed Future Land Use Classification change on 9.98 acres from AG/R (Agricultural/Rural) to RES-1 (Residential – 1 du/ga) appears to be consistent with the Pasco County Comprehensive Plan and compatible with existing development.
ALTERNATIVES AND ANALYSIS:
1. Adopt staff report as the LPA’s report to the Board, which includes the recommendation for approval of the proposed amendment.
2. Chose not to adopt staff report as the LPA’s report to the Board.
3. Direct staff to another course of action.
RECOMMENDATION AND FUNDING:
The Growth Management Department staff recommends that the LPA approve Alternative No. 1.
No funding is required for this action.
ATTACHMENTS:
1. Location Map
APPROVED AGENDA ITEM FOR
DATE________________________
BY___________________________