PASCO COUNTY, FLORIDA
Members of the Board of
County Commissioners
Public Hearing: 9/17/02, 9:30 A.M., NPR
It is recommended that the data herein presented be given formal consideration by 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 Board of County Commissioners shall not be limited to consideration of the particular property affected by the proposal. Each shall consider implications of the amendment 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 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 May 16, 2002 Bert Chase, property owner, 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. H. Clyde Hobby and King Helie are designated as Agents of Record. This property is located on the southwest corner of U.S. 301 and Long Avenue, one-half mile North of Dade City. This property comprises 9.5 acres and is identified as Parcel ID No. 22-24-21-0000-07400-0000. The applicant is requesting a Future Land Use Classification change from ROR (Retail/Office/Residential) to IL (Industrial-Light).
On August 27, 2002 the Board of County Commissioners sitting as the Local Planning Agency (LPA) adopted staff’s report as the LPA’s report to the Board, and recommended that the Board approve transmittal of the proposed amendment to the Florida Department of Community Affairs (FDCA) (GM02-1162).
On September 4, 2002 the Board of County Commissioners directed staff to schedule the required public hearing for the Adoption of an Ordinance Amending the Pasco County Future Land Use Map pursuant to Chapter 163.3187(1)(c), Florida Statutes, Amendment of Adopted Comprehensive Plan, Small-Scale Development Amendments (GM02-1286).
A brief history of the zoning is provided for consideration.
1. On November 24, 1981, the Board approved Petition No. 1771, to change an C-1 Neighborhood Commercial District to C-2 General Commercial District for a parcel located west of the subject request.
2. On September 25, 1984, the Board approved Petition No. 2644, to change a C-1 Neighborhood Commercial District to C-2 General Commercial for another parcel located west of the subject request.
Current Zoning and FLU:
3. 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 District
CU Trucking company, parts, sales, service and storage lot
East: FLU ROR (Retail/Office/Residential)
CZD C-2 General Commercial District & I-2 General Industrial District
CU Vacant lot and warehouses
South: FLU ROR (Retail/Office/Residential)
CU Heavy equipment parts and service, and a fleet fueling facility
West: FLU ROR (Retail/Office/Residential)
CZD C-2 General Commercial District & C-1 Neighborhood Commercial District
CU Abandoned CSX Railroad ROW, used auto parts, junkyard
4. Access to this property will be gained from U.S. 301 and/or Long Avenue
5. There are sidewalks in place along U.S. 301.
6. The Public Transportation Division’s fixed route is not available in this area.
7. Utility infrastructure for water and sewer are in place along U.S. 301.
8. The subject property is not located within a level of the Pasco County Hurricane Evacuation Levels, and is not within a coastal high hazard area.
9. The surrounding area is characterized by commercial uses, industrial uses and vacant property.
10. There are no archaeological resources in close proximity to the subject property according to the Department of State Master Site File.
11. The property is located in an urbanized area of the County.
12. The proposed amendment meets the State requirements for submittal of a small-scale development amendment request. The County has changed 5.98 acres of the Future Land Use classifications on property in this calendar year pursuant to Section 163.3187 (1) (c), Florida Statutes.
13. 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
ROR Allowable Development Pattern $1,699,575
IL Allowable Development Pattern $1,592,539
ROR (Retail/Office/residential) Allowable Development Pattern:
0-65% of at least two of the three uses Retail/Office/Residential.
Maximum Nonresidential Intensity Area Ratio of 0.60.
Dwelling Restrictions Maximum of 24 dwelling units per gross acre.
IL (Industrial-Light) Allowable Development Pattern:
Retail land uses within any planned industrial distribution or office park shall be limited to 15% of the net project acreage.
Maximum Nonresidential Intensity Area Ratio of 0.50 for industrial and 0.27 for retail.
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:
Land Use Map as IL (Industrial - Light), IH (Industrial - Heavy), or MU (Mixed Use) and
which are at or near to either railroads, major highways, bulk electric power sources, solid
waste disposal sites, airports, or activity centers, provided that such uses are also
consistent with other applicable goals, objectives, and policies of this Comprehensive
Plan.
Comments: This small-scale development amendment request to IL (Industrial-Light) is adjacent to a major road, U. S. 301, and the CSX railroad line is 500’ from the subject property. Electric, and solid waste disposal sites are also available.
Permit industrial development of a character, at an intensity, and in a location that complements existing and planned public facilities.
Comments: Current abutting land use on the Northeast and Southeast sides are IH (Industrial-Heavy). Current uses on the north, south, west and east are “industrial-type” uses (Heavy equipment parts and service, fleet fueling facility, used auto parts, and a junkyard). This proposed land use change would be of a character, intensity and location that would be compatible with existing land use without any adverse effects to abutting and surrounding uses.
Chapter 2, Table 2-3 Comprehensive Plan for Unincorporated Pasco County Future Land Use Classification System, IL (Industrial - Light)
Intent – to recognize areas suitable for light industrial uses or for other uses without objectionable, aesthetic impact, and without adverse noise, smoke, dust, vibration, or glare impacts.
Comments: The intent of the Pasco County Comprehensive Plan Future Land Use Classification for IL is compatible with the proposed use of the subject parcel. This area of the county is an established area exhibiting a broad range of industrial and commercial uses.
The County shall develop and maintain programs designed to expand and enhance the County's economic base.
Comments: Pasco County is deficient in its industrial land use classifications. The proposed land use change would add more acreage of this land use to the county’s existing amount of industrial land use classifications. The Pasco County Economic Development Council is actively pursuing targeted industries for relocation to Pasco County, and there is a need for stand-alone industrial properties.
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 9.5 acres from ROR (Retail/Office/Residential) to IL (Industrial-Light) 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 (SSDA02-04); and approve and authorize the Chairman to sign the letter of transmittal to the Florida Department of Community Affairs (five originals).
2. Deny the adoption of the proposed Small-Scale Development Amendment (SSDA02-04).
3. Direct staff to another course of action.
RECOMMENDATION AND FUNDING:
The Growth Management Department staff recommends that the Board approve Alternative No. 1; and direct Secretarial Services to distribute the five originals as follows: one original letter to be retained by Secretarial Services and four original letters to Growth Management Department, New Port Richey, for distribution.
ATTACHMENTS:
1. Location Map
2. Letter of Transmittal to the Florida Department of Community Affairs (5 originals)
3. Existing 2015 Future Land Use Map Sheet 8
4. Proposed 2015 Future Land Use Map Sheet 8
SPS/RT/GM02-1197
APPROVED AGENDA ITEM FOR
DATE________________________
BY___________________________