On March 3, 2020, the City Council approved the first reading and transmittal of Ordinance No. 2020-2184 to the Florida Department of Economic Development (DEO) to amend Table FLU 1.1.3 of the Future Land Use Element of the City’s Comprehensive Plan. The amendment proposes to amend Table FLU 1.1.3 to accomplish the following:
1. Increase the maximum density of the Downtown future land use classification to 25 dwelling units per acre based on converting non-residential development to residential development and up to 30 dwelling units per acre with application of conversion and City’s Transfer of Development Rights program;
2. In the Downtown future land use classification revise the term “Transient Accommodation” to “Public Accommodation”;
3. In the Downtown future land use classification add “Parking lots and structures” as a primary use;
4. In the Downtown future land use classification, exempt public/semi-public uses form the requirement of including a residential component if greater than 1 acre in size;
5. Increase the maximum density of the Downtown Core future land use classification to 45 dwelling units per acre based on converting non-residential development to residential development and up to 60 dwelling units per acre with application of conversion and City’s Transfer of Development Rights program;
6. In the Downtown Core future land use classification revise the term “Transient Accommodation” to “Public Accommodation”;
7. In the Downtown Core future land use classification add “Parking lots and structures” as a primary use;
8. In the Highway Commercial future land use classification revise the term “Transient Accommodation” to “Public Accommodation”;
9. In the Highway Commercial future land use classification move “Public/Semi-public” from a secondary use to a primary use;
10. In the Highway Commercial future land use classification add “Parking lots and structures” as a primary use;
11. In the Highway Commercial future land use classification increase from 3 acres to 5 acres the maximum size of a “Public/Semi-public” before it must have the future land use changed to the Public/Semi-public future land use classification;
12. In the Highway Commercial future land use classification clarify that a planned development district for residential is an overlay.
13. In the Highway Commercial future land use classification include days of operation as part of the consideration of a “Research/development, small-scale light manufacturing/assembly, storage/warehouse” uses.
On March 19, 2020, the proposed amendment was transmitted to DEO, other state and regional review agencies, and Pasco County for review and comment. DEO had no comments or objections to the proposed amendment. The City received comments from the Florida Department of Transportation (FDOT) and the Southwest Florida Water Management District (SWFWMD). The comment letters are attached.
FDOT comments are advisory in nature and relate to the requirements for permitting of a new driveway on US 19 for Keiser University.
SWFWMD comments request the City provide an analysis of the change in potable water demand from an increase in density. In review of SWFWMD’s comment, the proposed amendment will not significantly alter potable water demands. The increase in residential density is offset by the decrease in non-residential development or the transfer of development rights from one property to another property. The net change is minimal.
It is important to note that the proposed amendment transmitted to DEO on March 19, 2020, contained an error in the Table FLU 1.1.3 related to the current maximum permitted density in the Downtown future land use classification. The transmitted amendment utilized an out-of-date version of Table FLU 1.1.3 that capped the maximum density in the Downtown future land use classification to 15 dwelling units per acre. However, on February 7, 2017, the City Council adopted Ordinance No. 2016-2095, which had already increased the maximum density in the Downtown future land use classification at 20 dwelling units per acre. This ordinance, Ordinance No. 2020-2184, reflects the correct density for the Downtown future land use classification at 20 dwelling units per acre.
In addition, Ordinance No. 2020-2184 also adds the provision of increasing the threshold from 3 acres to 5 acres for the requirement for a public/semi-public use in the Highway Commercial future land use to change to the Pubic/Semi-public future land use. This change is to support the development of the Keiser University on the southeast corner of US 19 and Main Street.