Planning commission trims West Market density amendment after debate over ‘redevelopment’ definition

The Pasco County Planning Commission voted to forward a text amendment that would allow up to 32 dwelling units per developable residential acre in the West Market Area, after editing the proposal to remove a restrictive “redevelopment and repurposing” definition.

Joseph Reinbold of Planning, Development and Economic Growth summarized the amendment as targeting previously developed, underutilized and obsolete sites along US 19 and nearby corridors, saying it is intended “for redevelopment and repurposing projects within the West Market Area” and does not apply to undeveloped vacant parcels.

Several commissioners pressed staff on where the line would be drawn between redevelopment and new development. One commissioner said a 30-acre parcel with a single old farmhouse could be treated as redevelopment under the proposed definition, and warned that “we don’t typically think of Mitchell Ranch as redevelopment” in the conventional sense. Reinbold and other staff said the intent was to prioritize sites with existing infrastructure and prior development, but the proposed definition did not include a clear percentage threshold.

After extended questioning about acreage, map extent and the potential for loopholes, Commissioner Moody moved to approve the amendment with two edits: strike the words tied to “redevelopment and repurposing” from the first sentence of the amendment and remove the two glossary terms from the proposal. The motion passed.

Planning staff said the change can be applied across ROR-designated parcels in the West Market Area to promote infill and reuse along growth corridors, and that the definition language could be revisited in the comprehensive-plan update (the “2050” effort) if needed.

Next steps: the Commission’s recommendation will be transmitted to the Pasco County Board of County Commissioners for final action.