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Zoning & Site Development

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1. What can I build or develop on my property?

There are many resources available online to help you find the answer to this question. What is the Future Land Use of the Property? What is the Zoning of the Property? Please go to Pasco View which is available online to start doing research. Once the Future Land Use (FLU) classification is identified, you can look up the FLU in Chapter 2, Future Land Use Element of the Comprehensive Plan. Additionally, once you have identified the zoning via Pasco View, you can look up Zoning Standards via the Land Development Code and go to Zoning Standards. Still have questions? Please contact Zoning and Site Development at (727) 847-8132.

2. If I am only remodeling inside a building, do I need a site plan?

If the value of the remodeling is 25% or more of the depreciated value of the building (not including the land), certain sections of the Land Development Code may have to be fulfilled, such as installation of landscaping. In that case, a site plan will be needed although a professional engineer may not have to be involved. Please request a meeting with staff by filling out the pre-application meeting form and emailing it as discussed above.

3. I know what I want to do with this property. How do I get started?

Request a pre-application meeting with county personnel to discuss your project. Fill out the pre-application meeting request form and email the request. At the meeting, you will be provided with a variety of general information regarding Pasco County’s application requirements and processes, contact information, applicable codes, applications and current fees. When possible, County staff will provide information unique to your property or proposal and will be available to answer questions. Minutes of the meeting will be provided after the meeting to attending applicants. In certain instances, staff may request more information be submitted or feel the need to check current regulations and meet with you again. The meeting request form provides more details, but in general, you should have in mind the specific use or uses for the property and the approximate building size for non-residential development or the approximate number of lots for subdivisions and able to provide at least a sketch of the project.

If you have an engineer lined up for your project, he or she should also attend. Pre-Application Meeting Request Form

4. I want to subdivide or sell off a part of my property. What do I need to know?

In general, the division of a parent parcel into three or more parcels, or any division of lands that were platted on or after May 1, 1974, or any division of lands previously divided in accordance with a local development order, for the purpose of transfer of ownership or building development is a subdivision.

There are different types of subdivisions based upon the Future Land Use classification and number of proposed lots and the location in the County. Some subdivisions are quite small and simple, such as when someone wants to do a second “cut” from another lot along a road frontage so that three lots have been created out of the original parent parcel. Others involve hundreds of lots with roadway, stormwater ponds, parks, utilities and other requirements. With few exceptions, subdivisions must be approved by the County. Please request a meeting with staff to discuss your particular situation as detailed by filling out the pre-application meeting request form and email the request.

5. Can I park my boat, recreational vehicle or trailer on my property?

Trailers, as defined in the Land Development Code, including travel trailers, recreational vehicles, motorized homes, pickup coaches, boats, boat trailers and noncommercial utility trailers, may be parked or stored in any residential zoning district subject to the following requirements:

1. At no time shall parked or stored trailers be occupied or used for living, sleeping, or housekeeping except as provided herein.
2. Trailers may be temporarily parked and occupied on existing residentially zoned and used property, in accordance with C below, for a period of seven days without a permit. However, a temporary trailer parking permit shall be required after seven days and shall be limited to a maximum of 30 days out of any six-month period in each case as issued. Permits would be applied for from the Permits and Development Information Department.
3. Parking and storage of trailers shall be limited to the interior of automobile garages or other available on-lot accessory building or to that portion of the lot to the rear of the principal building. Additionally, trailers may be parked on the side yard provided that the following conditions are met:
   1. A minimum side yard, as determined from the regulations of the applicable zoning district, still exists after the trailer has been parked in the side yard.
   2. The trailer is parked behind the front building line of the principal building.
   3. In the case of double frontage or corner lots, the trailer is parked on the side which does not front on a street.
   4. On double frontage or corner lots, the front of the building will be that side of the building which has the main entrance into the building. The zoning / code compliance administrator may determine the location of the main entrance administratively upon request of the property owner.
   5. The following shall not be considered trailers for purposes of this section: motorcycles, dune buggies, pickup trucks, and vans (even if outfitted for camping).
4. Trailers may be temporarily parked in the front yard for loading, unloading, and cleaning only.

6. How many animals are allowed on Agricultural-Residential zoned property?

Maintaining livestock for the occupant's use or need only is not to exceed three grazing animals per acre. Maintaining small animals and fowl for the occupant's use or need only is not to exceed a ratio of 20 per acre. For additional information go to Article 500 Zoning.

7. Are there special requirements on waterfront property?

All waterfront property which, for the purposes of this section shall be defined as those properties which abut navigable bodies of water, shall be subject to the following minimum requirements:

1. No building or structure shall be located within 15 feet of the mean high water line. This applies to dwelling structures, accessory buildings, enclosed swimming pools, and any type of construction that presents a visually solid type wall.
   1. All fences which are constructed along the rear property or mean high water line and side property lines shall be a maximum height of four feet and shall be so constructed so as to not obstruct vision within 15 feet of the rear property line or mean high water line.

8. Can I park my truck / commercial vehicle on my property?

Parking of trucks, truck tractors, and certain commercial vehicles in certain residentially zoned areas is prohibited:

1. No commercial vehicles, and no commercially related equipment shall be permitted to park in any areas of unincorporated Pasco County which are zoned R-1, R-2, R-3, R-4, R-MH, R-1MH, R-2MH, PUD, MF-1, MF-2, MF-3, E-R, ER-2, A-R, and AR-1 Zoning Districts, except when such commercial vehicles and equipment are being utilized as part of a business lawfully operating in the said zoning districts. The following are specifically exempt from this section:
   1. Properties zoned A-C agricultural and AC-1 agricultural
   2. Properties larger than five acres zoned A-R agricultural-residential and AR-1 agricultural-residential
   3. Properties with a bona fide agricultural classification as determined by the county property appraiser
   In addition to the foregoing exemptions, one commercial vehicle with no more than one rear axle may be parked or stored on properties one acre or larger in the A-R agricultural-residential and AR-1 agricultural-residential zoning districts. Vehicles belonging to or leased to public utilities, such as electric companies or water or sewer providers, which are being kept at employee residences for purposes of emergency call-out response, are also exempt from this section.
2. The provisions of this section shall not apply to:
   1. A commercial vehicle parked in a residential neighborhood while the operator of the said commercial vehicle is making a delivery, or conducting business, within the said residential area or when the commercial vehicle is parked within an enclosed structure
   2. The use of a commons area in any residentially zoned neighborhood for the parking of a commercial vehicle, provided that the commons area is actually used as a commons area or is duly recorded and platted as a commons area, and provided further that the use of the said commercial vehicle is for the benefit of the community in which it is situated, or the use is for the benefit of a charitable project sponsored by the community as a whole or sponsored by any civic or charitable group within the community. For purposes of this Subsection only, community is defined as the residentially zoned neighborhood which is serviced by the commons area
3. Any use of E-R, R-1, R-2, R-3, R-4, R-MH, R-1MH, R-2MH, PUD, MF-1, MF-2, or MF-3 zoned property for the parking of trucks, truck tractors, or commercial vehicles in existence prior to the adoption of this section shall not be considered a nonconforming use for purposes of this article.

9. What is an accessory structure and where can it go on my property?

An accessory structure is a subordinate use clearly incidental and related to the principal structure, building, or use of land, and located on the same lot as that of the principal structure, building or use, including but not limited to, swimming pools, pool decks, utility sheds, detached garages and screened rooms.

Accessory buildings or structures shall not be constructed within five feet of any rear or side lot line. No building or structure shall be located within 15 feet of the mean high water line. This applies to dwelling structures, accessory buildings, enclosed swimming pools, and any type of construction that presents a visually solid type wall.

10. What are the requirements for fences in Pasco County?

A permit is generally not required unless the supports of the fence are made of concrete block or brick or if the fence is a masonry wall. All fences must meet code requirements. Additional restrictions apply to waterfront property.

Review the attached brochure below for a full list of rules. If you still have additional questions, you can ask us a question on line or via telephone at (727) 847-8142. Fence Brochure

11. What are property maintenance requirements?

Accumulation of debris; property maintenance:

1. It shall be unlawful for any owner, occupant, tenant, lessee, or other person responsible for the condition of property to permit or maintain, or for any person to cause, an accumulation of rubbish, waste, trash, or debris, decaying vegetative matter, exposed salvageable material, or other man-made materials upon any lot, tract, or parcel of land where the effect of such accumulation is to cause or create:
   1. A visual nuisance or other unsightly condition visible from adjoining public or private property
   2. An actual or potential haven or breeding place for snakes, rats, rodents, or other vermin of like or similar character
   3. An actual or potential breeding place for mosquitoes
   4. A fire hazard to adjacent properties
   5. An adverse effect on or impairment of the economic welfare of adjacent properties
   6. A hazard to traffic at road intersections or rights-of-way within the county
   7. A nuisance as defined by law or other unsanitary condition
   For purposes of this section, "rubbish, waste, trash, or debris" shall mean and include without limitation garbage; rubbish; refuse from residential, commercial, or industrial activities; animal waste; scattered recyclable material, scattered personal items, including clothing and household goods; kitchen and table food waste or other waste that is attendant with or results from the storage, preparation, cooking, or handling of food material; paper; wood scraps; yard waste, tree or landscape debris and rotting fruit; cardboard; cloth; glass; rubber; plastic; carpet; discarded vehicle tires or other vehicle or watercraft fixtures or parts; household goods and appliances; tools and equipment that are broken, derelict, or otherwise in disrepair; and similar materials. Proof of adverse effect, impact, or impairment to economic welfare shall not require expert opinion testimony or a showing of any specific decrease in property value and may be given by fact-based opinion of affected property owners or occupants or any other person generally knowledgeable concerning property in the area.
2. Exemptions. This section shall not apply to generally accepted horticultural, agricultural, or environmental enhancement practices including, but not limited to, use of decaying vegetative matter for composing, mulching, or habitat creation.

12. What are the regulations for model centers?

In general, all model center locations shall be designated on the preliminary plan by the developer or his successor in interest. Model Centers

13. What is zoning?

Zoning districts are geographic areas established by the Board of County Commissioners in which limitations are applied to property use, minimum lot areas and dimensions, setback requirements, height restrictions, etc.

These districts also contain lists of uses, other than permitted uses, that property can be used for by obtaining a Special Exception or Conditional Use approval.

14. How can I find out the zoning of a particular piece of property in unincorporated Pasco County?

To research the zoning of a particular property on line, you can access Map Pages to look up a property by the parcel ID number, the address or the owners name. Select the map overlay that shows the zoning district.

For additional information you can contact the Zoning and Site Development Department at (727) 847-8142.

15. Can I have a portable storage unit?

1. Location and placement - Portable storage units may be temporarily located in residential and commercial zoning districts only so long as they do not obstruct vehicular or pedestrian traffic. Such units shall not be placed in such a manner that a person lawfully using the sidewalk must detour into the street in order to go around the unit.
2. Duration
   1. A portable storage unit may remain at a site used for residential purposes for up to 30 calendar days, with one portable storage unit allowed at a site at a time. There will be two allowances per calendar year.
   2. A portable storage unit may remain at a site zoned for commercial use and actually used for commercial purposes for up to 60 calendar days, with two allowances per calendar year, provided that the unit is not visible from surrounding parcels or from the right of way (i.e., the units are buffered by tall opaque fencing, located behind the building, located on a portion of a parcel with no abutting development, etc.), or provided its location is provided for on an approved site development plan.
   3. Redelivery of a portable storage unit for purposes of unloading will be allowed for a period of five days.
3. Construction
   1. For sites where the portable storage units are being used in connection with new construction or extensive renovation or repair of property, portable storage units related to and used for the ongoing construction or storage of construction materials during such construction shall be allowed for the period of continuous construction provided there is an active and valid building permit for the property. Any portable storage unit at the site that is not specifically related to and used in connection with the construction shall be subject to the limits otherwise imposed in this section of the Code. Within five calendar days of expiration of a building permit, passage of all final inspections, or issuance of a certificate of occupancy (whichever is later), the portable storage units shall be removed.
   2. In the event of fire, hurricane or natural disaster causing substantial damage to the principal structure on the property, a portable storage unit shall be allowed on site, subject to all applicable sections of this chapter, for 60 calendar days regardless of the existence of a valid building permit.
4. Violations - It shall be unlawful for a portable storage unit to remain at a site in excess of the time periods or in violation of the locations permitted under this section. Each day that any such portable storage unit remains at a site in violation of the provisions of this section shall constitute a violation.
5. High winds - Within 12 hours after issuance of a hurricane warning including Pasco County, all portable storage units shall be removed or secured in such a manner so as to minimize the danger of such units causing damage to persons or property from high winds.

16. How do I obtain a special exception permit?

Applications for Special Exception Permits are submitted to the Zoning and Site Development Department.

The review procedures are:

• Applications for special exceptions shall be submitted at least 45 days prior to the scheduled public hearing before the planning commission.
• The public hearings referenced above shall be preceded by publication of notice of the time, place, and purpose of the hearing or hearings, in a newspaper of general circulation in the county, in accordance with the LDC and the provisions of Chapter 125.66 Florida Statutes.

In addition to the above-noticed requirements, a sign shall be posted on the land which is the subject of the hearing, at least 14 days prior to the date of the public hearing by the planning commission. The sign shall be erected on the property in such a manner as to allow the public to view the same from one or more streets. In the case of landlocked property, the sign shall be erected on the nearest street right-of-way, with an attached notation indicating the general distance and direction to the property for which the special exception is sought. In all cases, the number of signs to be used shall be left to the discretion of the county administrator, or his designee; provided, that the numbers shall be reasonably calculated to adequately inform the public of the proposed special exception.

Notice of the time, place, and purpose of the public hearings shall also be mailed to owners of property within 500 feet of the property lines of the land for which the special exception is sought. For the purposes of this Code, names and addresses of property owners shall be deemed those appearing on the latest ad valorem tax rolls of Pasco County and the adjacent county as applicable.

Proof of publication, mailing, and posting of the notice required above shall be presented, by affidavit, 7 days prior to the public hearing held by the planning commission.

The Planning Commission is the Final decision making authority in regard to Special Exception Permits.

17. What is an MPUD?

A Master Planned Unit Development is a planned community which typically has mixed uses, with recreational space and a variety of housing.

18. When is a right of way use permit required?

A right of way use permit is required when a roadway is maintained by the County.

Section 311 of the Land Development Code states:
No construction, underground or aboveground, or any facility, shall be accomplished on any county rights of way without written approval from the county administrator or his designee. Any application for approval of construction operations on any county-owned rights of way shall furnish a detailed drawing showing the complete scope of the proposed work in quadruplicate to the county administrator or his designee for approval prior to the commencement of any work. A copy of this permit is to be kept readily available at the site of the work at all times.

Right of way use permits are submitted to the Zoning and Site Development Department.
ROW- Right Of Way Application

19. How do I find out the regulations for placing a trailer on my own property?

You can contact Pasco County Zoning and Site Development Department at (727) 847-8142 to obtain information concerning zoning regulations on your property.

20. What are the height regulation on my property?

Height regulations are determined by the zoning classification, however, the following are exceptions to the height regulations:

• Public, semi-public, or public services buildings, hospitals, public institutions, or schools when permitted in a district, may be erected to a height not exceeding 60 feet, and churches or temples may be erected to a height not exceeding 75 feet if the building is set back from each yard line at least one foot for each additional two feet of building height above the height limit, otherwise provided in the district in which the building is located.
• Special industrial and commercial structures such as cooling towers, elevator bulkheads, fire towers, tanks, water towers, and primary antenna support structures which require a greater height than provided in the district may be erected to a greater height than permitted provided:
  1. The structure shall not occupy more than 25 percent of the lot area
  2. The setbacks of the district in which the structure is erected shall be increased by one foot for each three feet of height over the maximum height permitted. However, in no case shall setbacks be less than one-third of the total height of the primary antenna support structure including antennas.
• The height limitations of this section shall not apply to flagpoles, church spires, belfries, chimneys, and residential antennas, or the first story of mobile homes which are in compliance with the county building codes.

21. What is a PSP-small development?

PSP-small development shall be that development identified as follows:

• Professional, commercial, institutional, or industrial development involving building floor area of less than 20,000 square feet where no subdivision is involved
• Multifamily development involving less than 30 units where no subdivision is involved
• Other development, not including subdivision, land spreading construction and demolition debris disposal facilities, or mining, involving less than ten acres of real property
  

Applications for site development projects are submitted to the Zoning and Site Development Department.

FKA Class 1

22. What is development?

Development is the carrying out of any building activity or mining operation, the making of any material change in the use or appearance of any structure or land, or the dividing of land into three or more parcels.

To inquiry as to the type of permit you may need please contact the Zoning and Site Development at (727) 847-8142.

23. What is the definition of a yard and what requirement are there?

The definition of a yard is a required open space, unoccupied and unobstructed by any structure or portion of a structure from 30 inches above the general ground level of the graded lot upward, provided, however, that fences and walls and accessory structures and buildings may be permitted in any side or rear yard subject to height limitations and setbacks as indicated herein. The requirements can be found in the Pasco County Land Development Code under Article 500 Zoning. Section 530.2, Yard Requirements.

24. When do Architectural Standards apply?

Architectural Standards must comply with the Pasco County Land Development Code, Article 1100 Zoning, Sec. 1102, Large-scale, commercial-retail design standards :

Applicability: Large-scale, commercial-retail buildings and all buildings within large-scale, commercial-retail, development projects

Large-scale, commercial-retail building: A commercial building whose total gross building area, including outdoor display and sales areas, is equal to or exceeds 25,000 square feet. For determining building area, buildings located closer than 20 feet apart shall be considered one building

Large-scale, commercial-retail, development project: A commercial development project where the project is developed as a common plan of development and contains a large-scale, commercial-retail building

25. How do I obtain a Conditional Use Permit?

Applications for Conditional Use Permits are submitted to the Zoning and Site Development Department. The review procedure is:

• Review procedure: An application for a conditional use permit must be submitted to the Zoning and Site Development Department. The county planning commission and the board of county commissioners shall hold separate public hearings on such an application within 60 days after all information and facts comprising the application have been submitted. Due public notice shall be given prior to the said hearings.
• Public Notice Required: The public hearings referenced above shall be preceded by publication of notice of the time, place, and purpose of the hearing or hearings, in a newspaper of general circulation in the county, inaccordance with the LDC and the provision of Chapter 125.66 FS.

In addition to the above-noticed requirements, a sign shall be posted on the land which is the subject of the hearing, at least 14 days prior to the date of the public hearing by the planning commission. The sign shall be erected on the property in such a manner as to allow the public to view the same from one or more streets. In the case of landlocked property, the sign shall be erected on the nearest street right-of-way, with an attached notation indicating the general distance and direction to the property for which the conditional use is sought. In all cases, the number of signs to be used shall be left to the discretion of the county administrator, or his designee; provided, that the numbers shall be reasonably calculated to adequately inform the public of the proposed conditional use.

Notice of the time, place, and purpose of the public hearings shall also be mailed to owners of property within 500 feet of the property lines of the land for which the conditional use permit is sought. For the purposes of this Code, names and addresses of property owners shall be deemed those appearing on the latest ad valorem tax rolls of Pasco County and the adjacent county.

Proof of publication, mailing, and posting of the notice required above shall be presented, by affidavit 7 days prior to the first public hearing.

Written final determination: The final determination of the board of county commissioners shall be a written form issued to an applicant after the completion of the review and public hearings.

26. What is a PSP-large development?

PSP-large development shall be that development identified as follows:

• Professional, commercial, institutional, or industrial development involving building floor area of 20,000 square feet or more, where no subdivision is involved
• Multifamily development involving 30 or more units where no subdivision is involved
• Other development, not including subdivisions, land spreading, construction and demolition debris disposal facilities, or mining, involving ten acres or more of real property

Applications for site development projects are submitted to the Zoning and Site Development Department

FKA Class 2

27. What must I do if my project does not qualify as development?

Projects which do not qualify as development must only submit a project plan sufficient to demonstrate that the project will conform to this Code and the comprehensive plan. Such project shall be reviewed for compliance with this Code and the comprehensive plan by the county administrator, or his designee.

Developers of projects are advised that dedication of rights of way and/or easements and utility connections may be required as a condition of approval of development plans. In addition, other local, state, and federal regulatory permits may be required before building permits may be issued.

28. Can I have a dumpster?

Residential properties in A-R, AR-1, AR-5, AR5-MH, E-R, ER-2, A-C, and AC-1 zoning districts that are more than one acre, or which the Pasco County Property Appraiser has classified as bona fide agricultural land under the agricultural assessment provisions of F.S. 193.461, may use dumpsters of eight cubic yards or smaller on a permanent basis to store large volumes of refuse as the primary method of garbage collection and disposal for the residence as long as the dumpster is a portable, nonabsorbent, enclosed container with a close-fitting cover or doors which is capable of being serviced by mechanical equipment. Dumpsters larger than eight cubic yards may be used only on a temporary basis, and are subject to the regulations set out in subsections (A)--(E) below. Properties that are five acres or larger in A-R and A-C zoning districts are exempt from the regulations in this section.

Dumpsters are permitted on all other residentially zoned properties only on a temporary basis, and are subject to the following regulations:

1. Location and placement - Dumpsters may be temporarily located on residential property only so long as they do not obstruct vehicular or pedestrian traffic. Such units shall not be placed in such a manner that a person lawfully using the sidewalk must detour into the street in order to go around the unit.
2. Duration - A dumpster may remain at a site used for residential purposes for up to 30 calendar days, with one dumpster allowed at a site at a time. There will be two allowances per calendar year allowed.
3. Construction
   1. For sites where a dumpster is being used in connection with new construction or extensive renovation or repair of property, dumpsters related to and used for the ongoing construction or demolition during such construction shall be allowed for the period of continuous construction or demolition provided there is an active and valid building or demolition permit for the property. Any dumpster at the site that is not specifically related to and used in connection with the construction or demolition shall be subject to the limits otherwise imposed in this section of the Code. Within five calendar days of expiration of a building permit, passage of all final inspections, or issuance of a certificate of occupancy (whichever is later), all dumpsters shall be removed.
   2. In the event of fire, hurricane or natural disaster causing substantial damage to the principal structure on the property, a dumpster shall be allowed on site, subject to all applicable sections of this chapter, for 60 calendar days regardless of the existence of a valid building permit.
4. Violations - It shall be unlawful for a dumpster to remain at a site in excess of the time periods or in violation of the locations permitted under this section. Each day that any such dumpster remains at a site in violation of the provisions of this section shall constitute a violation.
5. High winds - Within 12 hours after issuance of a hurricane warning including Pasco County, all dumpsters shall be removed or secured in such a manner so as to minimize the danger of such units causing damage to persons or property from high winds.

29. Is my structure nonconforming?

A nonconforming structure is a structure lawfully existing prior to the enactment of this Code or any subsequent amendment or created by government action that could not be built under the terms of article 500 by reason of restrictions on area, lot coverage, height, yards, or other characteristics of the structure or its location on the lot.

30. What is a temporary use and is a permit required?

The following uses may be permitted temporarily (for a period of up to four weeks in any six-month period) after issuance of a zoning permit by the Zoning/Code Compliance administrator and any necessary building permits by the Building Official:

• Christmas tree and tent sales
• Facilities for the transshipment, processing, fabrication, or manufacture of materials for public works projects may be permitted as temporary uses during the construction periods of specific public works projects so long as such temporary uses do not cause adverse effects on adjacent lands or uses
• Carnival, circus, music festivals and street fairs
• Mobile amusements, banners, and lighting equipment for promotion, advertisement, and grand openings
• Tent revival meetings
• Other uses that are deemed appropriate by the Zoning/Code
  Compliance administrator

Before issuing a permit, the County staff shall determine that the site is adequate for its intended temporary use according to the following:

• The proposed activity is in compliance with all safety, health, and environmental standards, and is not detrimental to the surrounding area
• The site is of a sufficient size to accommodate the intended temporary use
• Safe and orderly flow of traffic can be ensured

Applications for temporary uses are submitted to the Zoning and Site Development Department (727) 847-8142.

31. What is a bottle club?

A bottle club is where, in the ordinary course of business, the proprietor of the premises or his employees sell, or otherwise provide in exchange for consideration, a drinking container, water, beverage, or other product or article either for the purpose of utilizing the same in conjunction with consumption of an alcoholic beverage on said premises, or with the knowledge, actual or implied, that the same, will be or is intended to be utilized in conjunction with consumption of an alcoholic beverage on said premises.

32. Where can I find a Master Planned Unit Development application and checklist?

Find a Master Planned Unit Development application and checklist on our website. Master Planned Unit Development Application

33. What are the regulations for signs in unincorporated Pasco County?

Sign information for unincorporated Pasco County can be found here: Pasco Sign Code 2012

34. What is a short term rental or vacation home?

A short-term rental or vacation home is a dwelling unit which is made available more than three times per year for periods of fewer than 30 days or one calendar month, whichever is less, at a time for use, occupancy, or possession by the public, regardless of the form of ownership of the unit.

Dwelling units commonly referred to as "timeshares," "vacation rentals," and "holiday rentals" which possess the above characteristics are included within this definition. Bed and breakfast establishments are excluded from the definition. Also excluded from the definition are multiple-family dwellings, the individual units of which are offered exclusively for rent. The exemption of multiple-family dwellings from the definition of "short-term rental" shall not be construed as authorizing multiple-family dwellings to be operated as hotels, motels, or other transient lodging establishments.

A short-term rental shall not be made available for periods of less than six days at a time.

35. Is my use nonconforming?

A nonconforming use is a use which legally exists prior to the enactment of this Code or any subsequent amendment thereto, and which does not comply with the regulations of the district in which it is located. Such nonconforming use may consist of a nonconforming use of land, a nonconforming use of structure, or a nonconforming use of land and structure. Nonconforming uses are incompatible with permitted uses in the same district and will not be modified or enlarged, except by special exception.

36. What are the hours of sale for alcoholic beverages?

All places of business which are licensed to sell alcoholic and intoxicating beverages within the county may be open for business and sell and serve alcoholic and intoxicating beverages in accordance with the license under which they operate during the following hours:

• From Monday through Saturday of each week, between 7:00 am and 2:00 am of the following day
• On Sundays between 11:00 am and 2:00 am of the following day

No alcoholic or intoxicating beverages may be sold or served at any other times than those specified above. On each New Year's Eve the time for closing shall be extended to 3:00 am of the following day.

37. When can a special exception and/or a conditional use be revoked?

For more information, view the review and revocation of special exceptions and conditional use permits.

38. Can I have a temporary portable toilet?

• Removal - Temporary toilet facilities provided in connection with construction or renovation in residentially zoned districts shall be removed by the person responsible for the unit within 14 calendar days of cancellation of the rental contract for the unit, or within 14 calendar days of the issuance of a certificate of occupancy for the structure that is under construction or renovation, whichever is sooner.
• Storage - Properties upon which such units are stored when not in use shall be fenced with opaque fencing in such a manner so that the units are not visible to abutting residentially zoned properties.
• Violations - It shall be unlawful for a portable toilet unit to remain at a site in excess of the time periods permitted. Each day that any such unit remains at a site in violation of the provisions shall constitute a violation.

39. What requirements regulate a new/used car and/or vehicle dealership?

New and pre-owned passenger and commercial vehicle, truck, trailer, motorcycle, boat, and recreational vehicle sales and leasing and incidental displays and/or storage and/or service departments, where such service work is carried on altogether within the building, shall be permitted uses within the C-2 general commercial zoning district only if the property is designated as mixed use (MU) or retail/office/residential (ROR) on the county comprehensive plan future land use map and the standards of section 613.2 of the Land Development Code are met. Requirements that Regulate a New and Use Car and Vehicle Dealership

40. In what zoning district can a Sexually Oriented Business (SOB) operate from?

Sexually oriented businesses shall be allowed within in the I-2 general industrial district only, and then only if the following restrictions are met:

1. No sexually oriented business shall be located within 1,000 feet of:
   1. Any pre-existing zoning district within the county that is zoned for residential or office use including, but not limited to, residential planned unit development districts and office planned unit development districts
   2. Any of the following lawfully pre-existing businesses that are located within jurisdictional boundaries of the county:
      1. Day-care facility
      2. Place of religious worship
      3. Public park
      4. School
   3. The distances provided for in section 534.1 of this Code shall be measured in a straight line, without regard to intervening structures or objects, from the nearest portion of any building in which the sexually oriented business is operated to the nearest property line of a parcel:
      1. Upon which such a lawfully pre-existing day-care facility, place of religious worship, public park, or school, is located
      2. Within a district zoned for residential or office use
   Further restrictions and definitions can be found in the Pasco County Land Development Code, Article 500, Section 534.

41. What is a Conditional Use?

A Conditional Use is a public or private use which is not permitted as a matter of right in a zoning district but which is permitted only where approved by the Board of County Commissioners and where such use complies with the conditional use standards set forth in the Land Development Code.

42. What is Class IV development?

Class IV development shall consist of all land spreading, mining activities and all construction and demolition debris disposal facilities.

43. When is a Master Planned Unit Development (MPUD) required?

An MPUD is required when it falls within the parameters of Article 300, Section 303.2.A.3.

44. What are the regulations for Wetland Protection?

The regulations for wetland protection shall be in compliance with the Pasco County Land Development Code, http://www.pascocountyfl.net/DocumentCenter/Home/View/3855.

45. What are the regulations for Sludge / Waste Residual Spreading?

Sludge / Waste Residual Spreading shall be in compliance with the Pasco County Land Development Code, Article 600, Sec. 608, Waste disposal and land spreading operations.

These activities require a Conditional Use, where the zoning district allows, and a Class IV Site Development Permits.

Applications for this activity would be submitted to the Zoning and Site Development Department.

46. What is a small lot of record?

Notwithstanding the limitations imposed by any other provisions of this section, any lot or parcel, which existed prior to December 1, 1975, and, located within an original zoning district as established at the time of the adoption of zoning and not meeting the minimum requirements for that zoning district, shall be considered a small lot of record. A small lot of record may also be created as a result of governmental action, including, but not limited to, right of way dedication or reservation.

47. What is my zoning code?

Your zoning designation can be found by inserting your name, address or parcel identification number (which is a 19 digit number that can be found on your tax bill) on Map View. Once there click on "Land Use Planning," make zoning "usable" and "active," go to top and "Refresh Map." On left hand side click "Identify" and then click on subject parcel. Zoning information will pop up in a separate window. If you need help navigating the website, please call Customer Service at (727) 847-2411 and we will be happy to help.

48. What am I allow to do within my zoning district?

Once you have determined what zoning district you are in you can find the list of the permitted uses in the Pasco County Land Development Code, Article 500.

49. How do I rezone my property?

Property can be rezoned in accordance with the Pasco County Land Development Code, Article 300, Section 303.2A.

Applications for rezoning are submitted to the Zoning and Site Development Department. You can contact a Zoning Specialist by calling (727) 847-8134.

50. What are the rules for selling alcoholic beverages within unincorporated Pasco County?

Off-premises sales of beer, as defined in F.S. §563, shall be exempt from the provisions of the Land Development Code. Additionally, the sale of beer, wine and other liquor in supermarkets for off-premises consumption shall be exempt from the provisions of the Land Development Code. For the purposes of this section, the term supermarket shall mean a retail store employing at the location of sale a minimum of eight full-time employees on the longest working shift and whose primary business is the retail sale of food products, apart from alcoholic beverages, where such business is located in a building, or portion thereof, of greater than 20,000 square feet in size. Nothing in this subsection shall be construed as exempting any operation, whether a supermarket or any other operation, which permits the sale of beer, wine, or other liquor for on-premises consumption. It is expressly declared that it is the intent of the board of county commissioners to include such on-premises operations within the scope of the provisions of this Code.

Section 402.3 is applicable to all unincorporated areas in the county upon which alcoholic beverages are to be sold or consumed.

Nothing herein contained shall be construed to permit the sale or consumption of alcoholic beverages at any site in the unincorporated area of the county where there was no building in existence on the original date of adoption of this Code, without compliance with the provisions of section 402.3.

A conditional use application must be filed for properties in planned unit developments and master planned unit developments before a conditional use will be permitted in an area which is designated for uses comparable to those allowed in a zoning district in which conditional uses are identified as a possible use of property.

Verification of alcohol permits and Conditional Use Applications are conducted/applied for at the Zoning and Site Development Department.

51. What zoning districts allow kennels?

Kennels are allowed in the following zoning districts with the approval of a special exception:

• A-C
• AC-1
• A-R
• AR-1

Kennels are a permitted use in the C-2, General Commercial district.

52. What are the regulations for outdoor advertising signs (billboards)?

For complete details refer to Section 406.2

53. How can I find out my zoning designation?

Your zoning designation can be found by inserting your name, address or parcel identification number (which is a 19 digit number that can be found on your tax bill) on Map View. Once there click on Land Use Planning, make zoning usable and active, go to top and Refresh Map. On left hand side click Identify and then click on subject parcel. Zoning information will pop up in a separate window. If you need help navigating the website, please call Customer Service at (727) 847-2411 and we will be happy to help.

54. What am I allow to do within my zoning district and where can I fine the information?

Once you have determined what zoning district you are in you can find the list of the permitted uses in the Pasco County Land Development Code, Article 500.

55. How do I rezone my property?

Property can be rezoned in accordance with the Pasco County Land Development Code, Article 300, Section 303.2A.

Applications for rezoning are submitted to the Permits & Development Information Services Department. You can contact a Zoning Specialist by calling (727) 847-8132.

56. When is an MPUD, Master Planned Unit Development required?

An MPUD, Master Planned Unit Development is required when it falls within the parameters of Article 300, Section 303.2.A.3.

57. What is a Conditional Use?

A Conditional use is a use which is not permitted as a matter of right in a zoning district but which is permitted only where approved by the Board of County Commissioners and where such use complies with the conditional use standards set forth in article 500 of the Land Development Code.

58. How do I obtain a Conditional Use Permit?

Applications for Conditional Use Permits are submitted to the Permits and Development Information Services Department.

The review procedure is:
1. Review procedure: An application for a conditional use permit must be submitted to the Permits and Development Information Services Department. The county planning commission and the board of county commissioners shall hold separate public hearings on such an application within 60 days after all information and facts comprising the application have been submitted. Due public notice shall be given prior to the said hearings.2.   Public Notice Required:  The public hearings referenced above shall be preceded by publication of notice of the time, place, and purpose of the hearing or hearings, in a newspaper of general circulation in the county, with the first such publication to be at least 15 days prior to the date of the hearing and the second such publication to be at least five days prior to the hearing, excluding Sundays and legal holidays. For the purposes of compliance with this provision, notice of both hearings may be given simultaneously, provided the time requirements set forth above are either met or exceeded.

In addition to the above-noticed requirements, a sign shall be posted on the land which is the subject of the hearing, at least 15 days prior to the date of the public hearing by the planning commission. The sign shall be erected on the property in such a manner as to allow the public to view the same from one or more streets. In the case of landlocked property, the sign shall be erected on the nearest street right-of-way, with an attached notation indicating the general distance and direction to the property for which the conditional use is sought. In all cases, the number of signs to be used shall be left to the discretion of the zoning administrator, or his designee; provided, that the numbers shall be reasonably calculated to adequately inform the public of the proposed conditional use.

Notice of the time, place, and purpose of the public hearings shall also be mailed to owners of property directly affected by the hearing. For the purposes of this Code, persons or property owners directly affected by the conditional use shall be presumed to be those who own property immediately abutting the property lines of the land for which the conditional use is sought, or who own property immediately across a street or other easement from such land. For the purposes of this Code, names and addresses of property owners shall be deemed those appearing on the latest ad valorem tax rolls of the county.

Proof of publication, mailing, and posting of the notice required above shall be presented, by affidavit, at the public hearings held by the board of county commissioners.

Written final determination: The final determination of the board of county commissioners shall be a written form issued to an applicant after the completion of the review and public hearings.

59. How do I obtain a special exception permit?

Applications for Special Exception Permits are submitted to the Permits and Development Information Services Department.

The review procedures are:

1. Applications for special exceptions shall be submitted at least 45 days prior to the scheduled public hearing before the planning commission.

2. The public hearings referenced above shall be preceded by publication of notice of the time, place, and purpose of the hearing or hearings, in a newspaper of general circulation in the county, with the first such publication to be at least 15 days prior to the date of the hearing and the second such publication to be at least five days prior to the hearing, excluding Sundays and legal holidays. For the purposes of compliance with this provision, notice of both hearings may be given simultaneously, provided the time requirements set forth above are either met or exceeded.

In addition to the above-noticed requirements, a sign shall be posted on the land which is the subject of the hearing, at least 15 days prior to the date of the public hearing by the planning commission. The sign shall be erected on the property in such a manner as to allow the public to view the same from one or more streets. In the case of landlocked property, the sign shall be erected on the nearest street right-of-way, with an attached notation indicating the general distance and direction to the property for which the special exception is sought. In all cases, the number of signs to be used shall be left to the discretion of the zoning administrator, or his designee; provided, that the numbers shall be reasonably calculated to adequately inform the public of the proposed special exception.

Notice of the time, place, and purpose of the public hearings shall also be mailed to owners of property directly affected by the hearing. For the purposes of this code, persons or property owners directly affected by the special exception shall be presumed to be those who own property immediately abutting the property lines of the land for which the special exception is sought, or who own property immediately across a street or other easement from such land. For the purposes of this code, names and addresses of property owners shall be deemed those appearing on the latest ad valorem tax rolls of the county.

Proof of publication, mailing, and posting of the notice required above shall be presented, by affidavit, at the public hearing held by the planning commission.

The Planning Commission is the final action body in regard to Special Exception Permits.

60. When can a special exception and/or a conditional use be revoked?

Review and revocation of special exceptions and conditional use permits.
A. Jurisdiction. The county board of county commissioners hereby reserves to itself the jurisdiction and authority to review and revoke conditional use permits or special exception uses.

B. Definitional provisions. As used with reference to the review and revocation of conditional use permits or special exception uses in accordance with this section, the term board shall mean the board of county commissioners.

C. Request for review.
1. Any person who is substantially and adversely affected by a conditional use or a special exception use which has been authorized by the board of county commissioners or planning commission may petition the board of county commissioners for a review of the said conditional use or special exception, at a public hearing where such use, or the continuation of such use:
a. Constitutes an annoyance to the community
b. Is injurious to the health, safety, or welfare of the community or of the public
c. Tends to corrupt the manners and morals of the public or of the community
d. Tends to attract vagrants, loiterers, or habitually intoxicated individuals
e. Has a history of repeated incidents of violence
f. Results in a substantial depreciation or lowering of property values in the community or neighborhood

2. The affected person shall present a petition bearing the signature of at least ten property owners of the immediate affected area in which the conditional use or special exception is located, as a prerequisite to review of the conditional use permit or special exception by the board of county commissioners. The said petition shall be filed with the zoning administrator or his designee and, upon determination of probable cause as to the existence of the conditions recited by the petitioner, shall be presented to the board of county commissioners, with an indication as to the factual circumstances and reasons which necessitate review by the board of county commissioners. The applicant shall submit a fee to defray the cost of processing and reviewing the petition.

3. No petition shall be reviewed by the board of county commissioners where a previous review has already occurred in accordance with the procedures of this section, unless the petitioner demonstrates that a material change of circumstances has occurred since the last review. Petitions which do not allege facts which demonstrate a material change in circumstances may be summarily dismissed by the zoning administrator or the board of county commissioners, prior to the public hearing.
D. Review and revocation of conditional use permit or special exception by the board of county commissioners.
1. Upon presentation of a petition filed in accordance with the provisions of paragraph C.
2. Above, the board of county commissioners shall schedule a public hearing on the petition, for the purpose of reviewing the conditional use permit or special exception. Notice of the time and place of such hearing, and of the allegations contained in the petition, shall be given in writing to the party to whom the conditional use permit or special exception was issued. In addition, notice shall be given to adjoining property owners in the same manner as was required prior to the original grant of the conditional use permit or special exception by the board of county commissioners or planning commission, respectively. In addition, any publication of notice which is required prior to the grant of a conditional use permit or special exception by the board of county commissioners or planning commission shall be required. All notice required by this section shall be given in the same form and within the same time limits as is normally utilized in the consideration of an original grant of a conditional use permit or special exception.

2. At the public hearing, the board of county commissioners shall take testimony from all parties and, upon consideration of the evidence presented, shall have the authority to, upon a finding that the evidence establishes the existence of one or more criteria set forth in section 303.5C.1., above:
a. Revoke the conditional use permit or special exception approval; or
b. Permit the continuation of the conditional use or special exception, with additional conditions or stipulations. If no such finding is made, the board of county commissioners shall permit the continuation of the conditional use or special exception.

Petitions for the review of a conditional use permit or special exception approval would be submitted to the Permits and Development Information Department.

61. What are the rules for selling alcoholic beverages within unincorporated Pasco County?

Applicability of the Land Development Code to the sale of alcoholic beverages.
A. Off-premises sales of beer, as defined in F.S. § 563, shall be exempt from the provisions of the Land Development Code. Additionally, the sale of beer, wine, and other liquor in supermarkets for off-premises consumption shall be exempt from the provisions of the Land Development Code. For the purposes of this section, the term supermarket shall mean a retail store employing at the location of sale a minimum of eight full-time employees on the longest working shift and whose primary business is the retail sale of food products, apart from alcoholic beverages, where such business is located in a building, or portion thereof, of greater than 20,000 square feet in size. Nothing in this subsection shall be construed as exempting any operation, whether a supermarket or any other operation, which permits the sale of beer, wine, or other liquor for on-premises consumption. It is expressly declared that it is the intent of the board of county commissioners to include such on-premises operations within the scope of the provisions of this code.

B. Section 303.3 is applicable to all unincorporated areas in the county upon which alcoholic beverages are to be sold or consumed.

C. Nothing herein contained shall be construed to permit the sale or consumption of alcoholic beverages at any site in the unincorporated area of the county where there was no building in existence on the original date of adoption of this code, without compliance with the provisions of section 303.3.

D. A conditional use application must be filed for properties in planned unit developments and master planned unit developments before a conditional use will be permitted in an area which is designated for uses comparable to those allowed in a zoning district in which conditional uses are identified as a possible use of property.

Verification of alcohol permits and Conditional Use Applications are conducted/applied for at the Permits and Development Information Services Department.

62. What is an accessory structure and where can it go on my property?

Accessory structure.A subordinate use clearly incidental and related to the principal structure, building, or use of land, and located on the same lot as that of the principal structure, building, or use, including but not limited to, swimming pools, pool decks, utility sheds, detached garages, and screened rooms.

Accessory buildings or structures shall not be constructed within five feet of any rear or side lot line. No building or structure shall be located within 15 feet of the mean high water line. This applies to dwelling structures, accessory buildings, enclosed swimming pools, and any type of construction that presents a visually solid type wall.

63. What are the regulations for a private swimming pool?

Private swimming pools, in zoning districts where permitted, shall comply with the following conditions and requirements:

A. The pool is intended and is to be used solely for the enjoyment of the occupants of the principal use of the property on which it is located.

B. It may be located only in the rear yard or side yard of the property on which it is an accessory use, or in the front yard if the parcel is more than five acres in size.

C. It may not be located, including any walls or accessory structures adjacent thereto, closer than five feet to any property line of the property on which located.

D. The swimming pool area or the entire property on which it is located shall be either walled, fenced, enclosed, or otherwise protected so as to protect uncontrolled access by children from the street or from adjacent properties. The said barrier shall not be less than four feet in height and shall be maintained in good condition. When a fence is used, the requirements are:
1. All residentially zoned or used property.
a. No openings shall be greater than four inches in width, except for necessary gates.
b. Metal or wire, if used, shall not be less than 11.5 gauge.
c. Barbed wire fences are permitted in agricultural districts over one acre, provided the minimum height is four feet and providing the said fence consists of a minimum of six strands separated by a minimum of eight inches.

E. Swimming pools enclosed by a screen mesh shall maintain a minimum five-foot side and rear setback from the property lines.

F. Aboveground pools with a side wall(s) more than four feet in height need not be fenced or enclosed, provided access to the interior of the pool is so constructed or installed as to prevent access thereto by persons other than the owners or occupants.

G. Split rail or picket fences shall be minimum four feet in height with a maximum spacing of four inches between rails or posts.

Permits for Private Swimming Pools and any Screen Mesh Pool Cages are applied for at the Central Permitting Division.

64. Can I park my boat, recreational vehicle or trailer on my property?

Find more information on the Recreational Vehicles page.

65. What is a small lot of record?

Notwithstanding the limitations imposed by any other provisions of this section, any lot or parcel, which existed prior to December 1, 1975, and, located within an original zoning district as established at the time of the adoption of zoning and not meeting the minimum requirements for that zoning district, shall be considered a small lot of record. A small lot of record may also be created as a result of governmental action, including, but not limited to, right of way dedication or reservation.

66. What is a temporary use and is a permit required?

View more information about Temporary Use.

67. Are there special requirements on waterfront property?

Waterfront property.All waterfront property which, for the purposes of this section shall be defined as those properties which abut navigable bodies of water, shall be subject to the following minimum requirements:

• No building or structure shall be located within 15 feet of the mean high water line. This applies to dwelling structures, accessory buildings, enclosed swimming pools, and any type of construction that presents a visually solid type wall.

• All fences which are constructed along the rear property or mean high water line and side property lines shall be a maximum height of four feet and shall be so constructed so as to not obstruct vision within 15 feet of the rear property line or mean high water line.

68. Can I park my truck / commercial vehicle on my property?

Find more information about parking in Pasco County.

69. What is a short term rental or vacation home?

A short-term rental or vacation home is a dwelling unit which is made available more than three times per year for periods of fewer than 30 days or one calendar month, whichever is less, at a time for use, occupancy, or possession by the public, regardless of the form of ownership of the unit.

Dwelling units commonly referred to as timeshares, vacation rentals, and holiday rentals which possess the above characteristics are included within this definition. Bed and breakfast establishments are excluded from the definition. Also excluded from the definition are multiple-family dwellings, the individual units of which are offered exclusively for rent. The exemption of multiple-family dwellings from the definition of short-term rental shall not be construed as authorizing multiple-family dwellings to be operated as hotels, motels, or other transient lodging establishments.

A short-term rental shall not be made available for periods of less than six days at a time.

70. Can I have a portable storage unit?

Learn more about portable storage units.

71. What is a Site Plan Development fka Class II development?

Class II development shall be that development identified as follows:
1.Professional, commercial, institutional, or industrial development involving building floor area of 20,000 square feet or more, where no subdivision is involved.
2.Multifamily development involving 30 or more units where no subdivision is involved.
3.Other development, not including subdivisions, land spreading, construction and demolition debris disposal facilities, or mining, involving ten acres or more of real property.

Applications for Class II development projects are submitted to the Zoning and Site Development Department.

72. Where can I find information on new Site Plan or development plan projects?

View the New Project Info and Status Sheet lists.