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Commission approves first reading of LDR updates addressing lot coverage and townhome criteria; returns for second reading
Summary
The commission approved on first reading changes to the Land Development Regulations (Article 3 and Article 5) that revise lot-coverage percentages, add clarifying footnotes and introduce townhome dimensional criteria; the vote was 4‑1 with Mayor Pro Tem Woodard opposed.
The Dade City Commission on Jan. 14 voted 4‑1 at first reading to advance a package of Land Development Regulation updates (Ordinance 2024‑05) that revise dimensional standards, clarify lot‑coverage calculations and add townhome criteria where the use table permits conditional townhome development. The ordinance will return for second reading and final adoption after the city completes required advertising and any requested text changes.
Consultant Tara Salmeri (PlanActive Studio) reviewed the draft changes and told the commission she began the work after a review request in mid‑2024. Her presentation said the code had inherited standards from other municipalities and contained inconsistent or missing footnotes; the draft before the commission standardizes lot‑coverage rules, clarifies how coverage is measured, and adds explicit townhome dimensional criteria to the residential tables where the use table allows townhomes as a conditional use.
Supporters and critics spoke. Jerry Ferguson, speaking for Habitat for Humanity, urged the city to clarify townhome standards so nonprofit projects could move forward. He said townhomes "offer critical benefits for the community, including increased affordable housing options" and asked for clearer permitting timelines.
Other residents raised two types of concerns: (1) the draft’s proposed lot‑coverage percentages for single‑family districts (including a staff/proposed figure and alternatives discussed by commissioners), and (2) how increased allowable coverage could affect stormwater and neighborhood character. Resident Mary McKnight presented measured examples to show how some proposed percentages might exceed the buildable area after required setbacks; HOA president Cheryl Musgrove questioned downstream stormwater impacts and urged stronger enforcement during construction.
City staff and the consultant said lot coverage is measured as total impervious/constructed area (buildings, driveways, walkways and similar surfaces), not simply main‑house footprint, and that any later site work would require engineering review and stormwater controls. Staff also told the commission that planned developments (PDs) and subdivisions continue to be reviewed under separate standards and that the LDR update targets existing Euclidean zoning and infill needs.
The commission approved first reading with amendments and direction to staff to: (1) adjust RS‑1 lot coverage in line with the discussion (commissioners asked staff to compare with Pasco County and other local references), and (2) return with clarified townhome criteria and maximum grouping/attachment language so blocks of attached units cannot be placed without separation standards. The ordinance will be republished for second reading, scheduled for the commission’s next meeting (Jan. 28). The roll call was Commissioner Shive — Aye; Commissioner Church — Aye; Mayor Scott Black — Aye; Commissioner Cosentino — Aye; Mayor Pro Tem Woodard — Nay.
Ending: The change packages are technical but consequential: they clarify how the city will measure maximum lot coverage and add standards that could speed or slow infill and nonprofit housing projects, while staff will return with edits reflecting commissioner direction.
