Pasco team proposes form-based code and incentives to revive Grand Boulevard corridor

Pasco County planning staff presented findings from Grand Boulevard visioning workshops on July 24 and proposed a form-based code exercise plus targeted incentives to encourage redevelopment along the corridor. The study matters to property owners and residents along Grand Boulevard because staff identified walkability, mixed‑use centers, and public‑realm improvements as priorities and said landowners need incentives — not just regulatory changes — to spur private redevelopment. Amy Heiler, project manager with Planning and Development, said the project team held three workshops between April and June and received 108 survey responses. "Essentially, the common theme is ensuring walkability ... and just give it a nice revitalization," Heiler said. The study area was extended after public input to run from the city limits to Mile Stretch and staff said they are coordinating with the City of New Port Richey to align design standards across jurisdictional boundaries. Staff proposed hiring a consultant with form‑based‑code expertise to lead the technical code development while also preparing a supplemental document identifying properties that may require grant assistance, tax abatement or fee relief to become viable redevelopment candidates. Staff said economic development and grant programs would be deployed to support the form‑based code. Several Planning Commission members cautioned that codes alone will not drive redevelopment. One commissioner noted that other jurisdictions' form‑based codes have not by themselves produced widespread redevelopment and urged financial incentives — such as fee reductions or tax abatement — and grant strategies to attract developers. Staff said they expect the technical form‑based code work to be led by a consultant with form‑based expertise and indicated the code document would be accompanied by a technical supplement that identifies financing and incentive tools. No formal procurement decision occurred at the meeting; staff said the consultant scope and financing approaches remain under development. Next steps include consultant procurement for technical form‑based code work, coordination with the county's economic-development team on incentive strategies, and continued community engagement as the form‑based code is drafted.