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Tarpon Springs planning board recommends approval of two Land Development Code updates
Summary
The Tarpon Springs Planning and Zoning Board voted unanimously to recommend two separate ordinances (26‑12 for Article 5 and 26‑13 for Article 8) that streamline plan development regulations, add a Mixed‑Use Plan Development District and clarify when traffic studies or management plans may be requested.
The Tarpon Springs Planning and Zoning Board voted unanimously to recommend two Land Development Code updates that staff said simplify plan development rules and bring mobility standards into alignment with the city’s 2045 comprehensive plan. Chairperson Kuzkudis moved to approve ordinance 26‑12 (Article 5) and the board unanimously recorded yes votes; the board later approved ordinance 26‑13 (Article 8) the same way.
Ally Keane, interim planning director, told the board the proposed Article 5 edits remove repetitive language, move permitted uses into a consolidated table, allow an alternative dimensional plan in the RPD district, and make conceptual development plan review optional. "We really went through this article multiple times, to remove a lot of repetitive definitions and regulations," Keane said, adding staff had also consolidated expiration and extension standards and clarified that waiver requests must be submitted in writing with justification.
Keane said Article 8 — plan consistency, concurrency and mobility management — had not been updated since the early 1990s and that staff removed outdated references and state requirements no longer applicable. "We removed references to a hearing officer, which is something that we do not do and we also do not have in Tarpon Springs," Keane said, and described edits to level‑of‑service standards and requirements for when transportation management plans and traffic studies are required.
Board members asked several clarifying questions. One member requested a zoning map showing permitted and conditional uses for the new Mixed‑Use Plan Development District (MUPD); Keane said nothing is zoned MUPD today and the district is an option for future unified projects, and staff can provide a map on request. On short‑term rentals, Keane said: "Short term rentals, which is tourist homes under this code. I do not believe that they're allowed at all in that district, so it's not something that would even be an option." On traffic studies she said county and MPO standards typically trigger required studies for deficient roadways, but the proposed code adds local authority to request studies or management plans for non‑deficient roadways when a project’s impact warrants it.
Keane used the Riverbend development and the Mears Shopping Center (with a new Aldi and residential units) as examples of projects where a mixed‑use designation could have simplified zoning by allowing a single unified designation, rather than multiple overlapping districts. She told members that tax treatment is handled by the Pinellas County property appraiser and is based on actual use rather than zoning designation.
After discussion the board moved and seconded approval of each ordinance. For ordinance 26‑12 (Article 5) the roll call was recorded as: Miss Wade — yes; Mister Morris — yes; Mister Collins — yes; Miss Swenson — yes; Miss Early — yes; Mister Rockline — yes; Chairperson Kuzkudis — yes. The board then moved and seconded approval of ordinance 26‑13 (Article 8); the roll call returned the same unanimous yes result. Both motions were recorded as approved and will be forwarded as recommendations to the board of commissioners.
The board closed the meeting and adjourned at 6:54 p.m.
