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Commission approves updates to Dade City land-development rules, including higher lot-coverage for some residential zones
Summary
On second reading the commission adopted Ordinance 2024-05 to revise residential dimensional standards, raising certain lot-coverage limits and adding townhome design rules; vote carried 5-0 amid public questions about calculations and impacts.
The Dade City Commission on second reading unanimously adopted Ordinance 2024-05, which amends Article 3 (zoning districts) and Article 5 (density, intensity and dimensional standards) of the Dade City Land Development Regulations.
Consultant Tara Salmeri of Client/Active Studio described technical changes requested at a January 14 commission meeting. Key changes include revising RS-1 zoning maximum lot coverage for principal structures from 30% to 40% (with accessory coverage at 25%) and adding language about townhomes: “a maximum of 4 townhomes may be attached with a combination with a combined width not to exceed 80 feet. If the total width exceeds 80 feet, a minimum 10 foot separation between buildings is required,” Salmeri said.
The public hearing drew several residents asking for clarification on how the new percentages would play out on typical lots and whether detached garages, porches or driveways counted toward lot coverage. Peggy Woods and other speakers said the proposed changes represent a large shift — from 30–40% historically up to 65% or higher in some categories — and expressed concern about aesthetics, stormwater and unintended developer choices. Tara Salmeri and staff explained that the 80% maximum specifically applies to townhome lots (which have different minimum widths) and that comparisons to planned developments (PDs) are not a direct apples‑to‑apples match because PDs normally give up open space in different ways.
Salmeri also acknowledged a formatting issue in the dimensional table (height cells) and clarified the downtown historic area retains entitlements that predate the current code. Commissioners discussed timing of a broader code update; Salmeri advised that a full rewrite is not imminent and that targeted adjustments now provide standards where entitlements otherwise existed without explicit coverage rules.
After public comment and commissioner discussion, Commissioner Schiapp moved to approve the ordinance on second reading; Mayor Pro Tem Woodard seconded. A roll-call vote recorded ayes from Commissioner Church, Commissioner Cosentino, Mayor Pro Tem Woodard, Mayor Black and Commissioner Shive, carrying the measure 5-0.
Staff said the city will hold follow-up workshops on code changes and that the new table will be available online for developers and the public.
