PASCO COUNTY, FLORIDA
County Commissioners
To ROR (Retail/Office Residential)
Public Hearing: 5/29/02, 6:30 P.M., NPR
County Commissioners.
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 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 March 4, 2002 Wolfgang & Annemie Oelkers, property owners, submitted an application to the Growth Management Department to change the Future Land Use Classification pursuant to Chapter 163.3187(1)(c), Florida Statutes, Amendment of Adopted Comprehensive Plan, Small Scale Development Amendments. Vincent Lanzetta Jr. & Cassandra Cassetta, are designated as Agents of Record. This property is located at 6740 Tower Dr., one mile North of S.R. 52, and one block west of U.S. 19. This property, which is developed with an existing structure, comprises 0.7 acres and is identified as Parcel ID No. 4-25-16-0020-00300-0010.
The applicant is requesting a Future Land Use Classification change from RES-9 (Residential-9du/ga) to ROR (Retail/Office/Residential). If approved, this map amendment will extend the eastern boundary of an existing ROR Future Land Use classification.
A brief history of the zoning is provided for consideration.
1. On June 27, 1978, the Board approved Petitions No. 624 & 625, to change an R-MH Mobile Home District to C-2 General Commercial for two parcels located to the north of the subject request.
2. On September 28,1978, the Board approved Petition No. 698 (AKA 781), to change an R-MH Mobile Home District to R-4 High Density Residential District for the parcel located directly to the west of the subject request.
3. On September 28,1978, the Board approved Petition No. 699 (AKA 782), to change an R-MH Mobile Home District to C-2 General Commercial for the subject request.
Current Zoning and FLU:
4. Surrounding Future Land Use (FLU) Classification, Current Zoning District (CZD), and Current Uses (CU) are as follows:
North: FLU ROR (Retail/Office/Residential)
CZD C-2 General Commercial
CU Construction Materials Business
East: FLU ROR (Retail/Office/Residential)
CZD C-2 General Commercial
CU Pest Control Business
South: FLU RES-9 (Residential–9 du/ga)
CU Vacant Land
West: FLU RES-9 (Residential–9 du/ga)
CZD R-4 Single-Family Homes
CU Single-family residence
5. Access to this property will be gained from Tower Dr.
6. There are no sidewalks in place along either side of Tower Dr.
7. The Public Transportation Division’s fixed route is available in this area.
8. Utility infrastructure for water and sewer are in place along Tower Dr.
9. The subject property is located within Level A of the Pasco County Hurricane Evacuation Levels. This area is within a coastal high hazard area.
10. The surrounding area is characterized by commercial uses, residential uses and vacant property.
11. There are no archaeological resources in close proximity to the subject property according to the Department of State Master Site File.
12. The property is located in an urbanized area of the County.
13. The proposed amendment meets the State requirements for submittal of a small-scale development amendment request. The County has not changed the Future Land Use classifications on any property in this calendar year pursuant to Section 163.3187 (1) (c), Florida Statutes.
14. The following economic impact analysis shows the estimated impact cost for County services required to meet the specific Level of Service stated in the County’s Comprehensive Plan.
Future Land Use Scenario Demand Cost
RES-9 Average Development Pattern $38,270
ROR Proposed Development $125,864
Average Development Pattern:
RES-9: 90% Residential Development 10% Nonresidential Development with Floor Area Ratio of .27
PERTINENT COMPREHENSIVE PLAN POLICIES AND OBJECTIVES:
The following Pasco County Comprehensive Plan Policies appear to be pertinent in analyzing the proposed Small-Scale Development Amendment:
Provide predictable, yet flexible, commercial locations for business, maintain the vehicular capacity of public roads, and avoid linear "strip" commercial development.
Chapter 2, Future Land Use, Table 2-3
Retail/Office/Residential – Intent – to identify established areas exhibiting a broad range of commercial and residential uses, and to recognize the continued existence of such areas through the long-range planning time frame.
Chapter 2, Future Land Use Element, Commercial Development, Policy 3.1.6. Permit commercial development of a character, intensity, and location which complements surrounding land uses and public facilities.
Comments: Current surrounding land use on the south side is vacant with no current plans for development. Residential land use on the west side is currently buffered by a small amount of existing vegetation, and wood fencing, but further buffering should be considered and addressed during the zoning process. The building currently on site has been there for a number of years, and the applicant is moving into an area that has been established as commercial.
Chapter 2, Table 2-3 Comprehensive Plan for Unincorporated Pasco County Future Land Use Classification System.
Table 2-3 Future Land Use Classification ROR (Retail/Office/Residential) lists the general range of potential uses, which includes, light manufacturing, processing and assembling of goods.
The intent of the land use classification is to identify established areas exhibiting a broad range of commercial and residential uses, and to recognize the continued existence of such areas through the long-range planning time frame. Also, to establish appropriate sites for the development of major future community - or region-serving commercial uses and to permit the land use intensities necessary
to achieve this result.
Comments: The intent of the Pasco County Comprehensive Plan Future Land Use Classification for ROR is compatible with the proposed use of the subject parcel. This area of the county is an established area exhibiting a broad range of commercial and residential uses
Chapter 13, Economic Element, Economic Development Integrated with Planning, Objective 1.2 Policy 1.2.2 Continue efforts within Pasco County to identify and attract clean, light industries that are compatible with the county's quality of life, environment, and natural resources.
Comments: The type of proposed development would be compatible with the county’s quality of life, environment, and natural resources, as proposed for the subject site. Industry in this case refers to the “commercial production and sale of goods and services.”
Chapter 13, Economic Element, Economic Development Integrated with Planning, Objective 1.1
The County shall develop and maintain programs designed to expand and enhance the County's economic base.
Comments: The proposed land use change would add another diversified type of commercial development to Pasco County. This business ships its products around the world and is poised for growth.
Chapter 13, Economic Element, Economic Development Integrated with Planning, Objective 1.4 Policy 1.4.1.
Provide for the location and clustering of major commercial and industrial activities
according to the following guidelines:
a. In close proximity to principal arterials.
b. With access to appropriate utilities (water, sewer, electricity, gas, telephone) or to
allow for provision of these utilities.
c. With access to mass transit routes where feasible.
d. With on-site rail facilities, if appropriate, and available.
e. So as to have acceptable impacts to the natural environment and adjacent land
uses. (Consistent with Chapter 2, Goal 4, Objective 4.1.)
Comments: Each guideline above is addressed as follows
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 0.7 acre from RES-3 (Residential-9du/ga) to ROR (Retail/Office/Residential) would be consistent with the Pasco County Comprehensive Plan, and staff therefore recommends approval of the applicants request.
ALTERNATIVES AND ANALYSIS:
1. Approve adoption of the proposed Small-Scale Development Amendment (SSDA02-03); and approve and authorize the Chairman to sign the letter of transmittal to the Florida Department of Community Affairs.
2. Deny the adoption of the proposed Small-Scale Development Amendment (SSDA02-03).
3. Direct staff to another course of action.
RECOMMENDATION AND FUNDING:
The Growth Management Department staff recommends that the Board approve Alternative No. 1; approve and authorize the Chairman to sign the letter of transmittal to the Florida Department of Community Affairs (five originals); and direct Secretarial Services to distribute the originals as follows: one original letter to be retained by Secretarial Services and four original letters to the Growth Management Department for forwarding to the Florida Department of Community Affairs and the Tampa Bay Regional Planning Council with the required documentation.
No funding is required for this action.
ATTACHMENTS:
1. Location Map
2. Copy of the Future Land Use Map
3. Letter of Transmittal to the Florida Department of Community Affairs (5 originals)
SPS/RT/SSDA02-03
APPROVED AGENDA ITEM FOR
DATE________________________
BY___________________________