Dade City approves first-reading comp plan amendment and rezoning for West Hill Estates after debate over compatible zoning

The Dade City Commission voted unanimously to approve a first-reading large-scale comprehensive plan amendment and an accompanying quasi-judicial rezoning for the West Hill Estates development, a roughly 68.67-acre site on the south side of Saint Joe Road.

Staff said the property was annexed with a pre-annexation agreement recognizing development rights under Pasco County and that the project already has county approvals for 55 single-family homes. Catherine Ralston, community and economic development director, told the commission the applicant seeks a future land use designation of Low Density Residential (LDR) and the city zoning district RS-1 to reflect the county R-1 standards under which the site was developed.

The issue prompted extended discussion over the compatibility of the city's newly drafted SDR (Suburban Density Residential) categories and whether those districts — still awaiting final adoption in forthcoming land development regulations — would apply to a project already platted and substantially built under county standards. City Attorney Brackens and staff explained that because homes were already built or substantially approved under county R-1 rules and because the city's SDR-related zoning districts have not been adopted in final form, applying LDR/RS-1 would avoid creating nonconformities that could invalidate existing approvals.

Residents and nearby property owners spoke during the public hearing. Sarah McKnight criticized changes to the future land use map that she said effectively removed SDR as a viable option and urged commissioners to “really look at every proposed change to the future land use.” Margaret Woods contended the city should not increase density beyond the county designation and asked why SDR could not be accommodated; she called putting the property at LDR "ridiculous" given surrounding RES-3/SDR land uses.

Commissioners weighed those concerns against the annexation agreement and the applicant's existing county entitlements. Commissioner Shive and other members noted the site's county approvals and the city's obligation under the annexation agreement to provide substantially similar entitlements. Commissioner Church and others raised the prospect that SDR, as drafted, may not match the built lots without amending the proposed SDR zoning to mirror RS-1 standards — a change staff said could be considered when land development regulations are finalized.

Ordinance 2025-13 (large-scale comprehensive plan amendment) will be transmitted to state reviewers as required by law and return for a second reading; the first-reading vote carried 4-0. The related zoning amendment, Ordinance 2025-14, was approved in its quasi-judicial hearing by the same 4-0 vote.

The commission closed the public hearing and approved the measures on the evening's vote. The ordinances’ files note the project was previously approved by Pasco County (PDD23-0266) and that the comprehensive plan amendment will follow the state's review schedule before final adoption.