Commission amends first-reading zoning for Evans property to RS-1; second hearing set

The Dade City Commission on Jan. 14 approved an amendment at first reading to the zoning map for a roughly 142-acre property owned by Evans Property Inc., changing the proposed district to RS‑1 (residential, single‑family, maximum 4 dwelling units per acre). The change passed on a 3‑2 roll call and will return for a required second public hearing and re-advertisement before final adoption.

The vote matters because the property already is annexed and carries a low‑density future land‑use designation. Commissioners and staff said the zoning decision sets the maximum allowable density under the city’s Land Development Regulations but does not authorize any construction. City attorney and staff repeatedly noted the difference between a zoning entitlement and later development approvals, which require engineering, utility service agreements and demonstration of adequate water/sewer capacity before building permits are issued.

City planning counsel Patrick Bracken told the commission the annexation ordinance required the developer to enter agreements addressing water, sewer, transportation, parks and school improvements prior to commencement of development. Bracken said those requirements relate to later development approvals and do not prevent the commission from assigning a zoning district now.

Ron Pianta, a civil engineer with Coastal Engineering and Associates, testified about how density is calculated. "Gross density is based upon the entire site size," he said, noting the county and city practice of calculating maximum units from gross acreage (including wetlands and other non‑buildable areas). He estimated that wetlands and necessary roadway/drainage areas would reduce an initial gross entitlement substantially and said the applicant had estimated fewer than 300 net units under the higher zoning the applicant first requested.

Commissioners pressed staff and the project engineer for clarity on the difference between gross and net yields. Commissioner questions focused on: (1) the site’s roughly 40+ acres of wetlands the engineer identified, (2) a subsequent 20% typical reduction for roads/retention/buffers, and (3) the need for utility capacity studies and development agreements before construction could begin.

Members of the public spoke during the hearing. Giles Mangamez, who said his property abuts part of a related development area, raised concerns about an unrelated nearby subdivision proposal he called Highland Trails and alleged early construction activity and community impacts. Staff noted those public comments would be part of the record and that the zoning action here does not authorize construction or site‑work.

The motion on first reading amended the draft ordinance to RS‑1 consistent with the Planning Board recommendation. The first reading passed 3‑2 on a roll call vote: Mayor Pro Tem Woodard — Nay; Commissioner Cosentino — Aye; Commissioner Shive — Aye; Commissioner Church — Nay; Mayor Scott Black — Aye. The item will return for second reading and re‑advertisement (likely in February, at the commission’s next regularly scheduled meeting) where the public will have another opportunity to comment and staff will present any required revised ordinance text for final adoption.

Ending: The commission’s action sets a maximum conventional zoning entitlement for the Evans property but leaves detailed outcomes — unit counts, infrastructure commitments and the timing of any construction — contingent on later engineering and capacity reviews that must precede development approvals.