amended narrative to planned development zoning

1

AMENDED NARRATIVE TO

PLANNED DEVELOPMENT ZONING

APPLICATION

*****

SUMMIT VIEW II

Submitted by:

Jacob T. Cremer, Esquire

Cynthia D. Spidell, AICP

Stearns Weaver Miller

401 East Jackson Street, Suite 2100

Tampa, Florida 33602

(813) 222-5051

As of March 26, 2021

2

Project Narrative

This is a request to assign a Dade City Zoning District of Planned Development-Residential

(“PD-R”) in conjunction with a Voluntary Annexation Petition and Comprehensive Plan

Amendment application for real property known as the Summit View II (the “Project”). The

Project is currently zoned R-1 Rural Density Residential District (“R-1”), Agricultural-Residential

District (“A-R”) and Neighborhood Commercial District (“C-1”) pursuant to the Pasco County

Land Development Code. By way of orientation, the property is generally located in

unincorporated Pasco County as set forth below (the “Property”).

Vicinity Map:

The Project is located at Parcel IDs 29-24-21-0000-01600-0000, 29-24-21-0000-01600-

0010, 32-24-21-0000-00200-0000, 32-24-21-0000-00600-0000, and 32-24-21-0000-00900-0020.

The Property consists of +/- 169.268 acres located at the southeast corner of St. Joe Road and

Happy Hill Road within unincorporated Pasco County (the “County”). The County Future Land

Use (“FLU”) designation for the Property is RESIDENTIAl-3 DU/GA (“RES-3”); however, the

concurrent Comprehensive Plan Amendment application would assign the Dade City FLU

category of Suburban Density Residential (“SDR”), which is the functional equivalent of the

County’s RES-3 FLU classification.

3

Current Future Land Use Map:

Current Zoning Map:

4

Aerial Map:

A. Request:

This request is to assign a Dade City zoning district of PD-R in conjunction with a

corresponding annexation into Dade City and a large-scale Comprehensive Plan Amendment to

change the FLU designation to SDR.1 The Voluntary Annexation Petition, Comprehensive Plan

Amendment application, and this zoning application is the result of collaboration with the existing

landowners and the adjacent developer of Summit View PD. Additionally, the subject area is

located in the Annexation/Joint Planning Area per the Annexation Agreement Boundary (2004)

and is thus an area targeted for growth and annexation.

If the annexation is approved, a Dade City FLU classification and Zoning District are

required. In order to ensure the smooth transition of the area from unincorporated Pasco County

into Dade City, the applicant is submitting all three (3) applications concurrently. Although this

PD-R will have its own PD Master Plan and will independently comply with the applicable land

1 The applicant originally applied for the Low Density Residential (“LDR”) Future Land Use category. However, after

discussions with County and Dade City staff, as well as local citizens, the applicant has changed the Future Land Use

request to SDR. However, due to changes to the Comprehensive Plan, the City currently does not have a valid zoning

category in the SDR Future Land Use category. The applicant is working with the City to have PD-R listed as an

approvable zoning category within SDR.

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development regulations for Dade City, it is the master developer’s vision to continue a

development pattern consistent with the adjacent Summit View PD to the south.

Pursuant to Section 3.5 of the Dade City Land Development Code (“LDC”), the general

purpose of the PD district is to (1) provide increased flexibility, accessibility, open space,

amenities, and flexibility in housing types, (2) utilize efficient land use patterns, and (3) promote

quality design and environmentally sensitive development through site characteristics. As

proposed and conditioned, the PD Master Plan and proposed conditions of approval all foster and

further these general provisions.

The benefits of a PD district vs. a Euclidean District are summarized as follows:

A PD allows the master developer to offer the residents of Dade City a variety of housing

product and lot sizes, cluster development and preserve open space.

Given the unique location of this Project, the clustering of development and preservation

of open space will allow the residents of Summit View II to enjoy conservation lots and

lake lot views.

Additionally, the PD-R zoning district requires a PD Master Plan, whereas a Euclidean

District does not.

The PD Master Plan further demonstrates the advantages of the PD District, by showing

the locations of lots, diversity of lot sizes, roadways including sidewalks/multiuse paths,

protected wetland areas, wetland buffer areas, proposed interconnectivity and access

locations.

Specifically, the applicant has volunteered to comply with the following:

1. Assign the PD-R zoning district upon annexation to ensure protection of wetlands and

preservation of open space above LDC minimums.

2. In order to address concerns brought up at the community meeting, the applicant has

committed to a 25-foot tree/landscape buffer along Happy Hill Road and St. Joe Road.

3. Cap the total amount of 40’ lots to 35% of the total lots;

4. Committing to placing the 40’ and 50’ lots closer to the abutting LDR Future Land Use

category projects while placing the larger lots along the lake and at the intersection of St.

Joe Road and Happy Hill Road.

5. Agreed to provide a condition of approval to include lighting standards that can help

address light pollution concerns.

6. Placing an active park along Happy Hill Road to further buffer development from the

neighbors.

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B. Consistency with Comprehensive Plan:

The Project is consistent with the proposed FLU category within the Dade City

Comprehensive Plan because it is within the permitted gross density maximum and is compatible

with the surrounding residential development as conditioned. Please see the corresponding

Comprehensive Plan Amendment Application for the detailed analysis.

i. Density Requirements

The proposed PD-R zoning district density of 496 dwelling units is below the maximum

allowed per the SDR Future Land Use of 507 dwelling units. The following tables calculate density

using gross and net developable acreage:

Gross Density: 2.93 du/gross acre (496 du/169.268 gross acres)

Net Density: 4.62 du/net acre (496 du/107.42 net developable acres)*

*Estimated as wetland delineation still in progress

By assigning the PD-R zoning district, the development pattern can be clustered on the

remaining net acreage in order to protect wetlands, provide a 25’ buffer around the lake, provide

a 25’ buffer along Happy Hill Road and St. Joe Road, and provide park and open space protection

in excess of the minimum required by the Dade City LDC. The lot sizes are necessary in order to

balance the open space, wetland buffering, and roadway buffer needs with the density needed for

a successful community.

ii. Consistency with Development Pattern

As discussed in the corresponding Comprehensive Plan Amendment application, the

Project is consistent with the Pasco County Comprehensive Plan, Dade City Comprehensive Plan,

and is compatible with the surrounding development pattern.

C. Transportation Analysis.

The transportation analysis will be coordinated by Steven J. Henry, P.E. of Lincks &

Associates.

D. Public Facilities Analysis.

As the area is annexed into Dade City, this zoning will create new demand on public

facilities not previously included in capacity calculations. Based on the Agreement between Pasco

County and the City of Dade City Establishing Designated Service Areas for Water and

Wastewater, this Project area is to be served by Dade City. Below are charts outlining the Potable

Water Impacts and Wastewater Impacts.

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Potable Water Impacts

Zoning District Proposed Density

LOS Standard (gallons per du)

LOS Impact (gallons per

day)

Planned Development - Residential* 496

130

64,480

*Capacity analysis based on PD-R Zoning District of 496 dwelling units as the Zoning Application to be considered concurrently with the CPAL application.

System Category - Potable Water Gallons Per Day

Current Permitted Capacity 5.000 mgd

Current After Daily Demand 1.306 mgd

Available Capacity 3.694 mgd

Projected Water Demand from Project 0.064 mgd

Capacity after approval of Project 3.630 mgd

Wastewater Impacts

Zoning District Proposed Density

LOS Standard (gallons per du)

LOS Impact (gallons per

day)

Planned Development - Residential* 496

110

54,560

*Capacity analysis based on PD-R Zoning District of 496 dwelling units as the Zoning Application to be considered concurrently with the CPAL application.

System Category - Wastewater Gallons Per Day

Current Permitted Capacity 1.500 mgd

Current After Daily Demand 0.609 mgd

Available Capacity 0.891 mgd

Projected Water Demand from Project 0.055 mgd

Capacity after approval of Project 0.836 mgd

The following standard condition of approval is anticipated to be included for this Project

addressing public facilities:

The City of Dade City shall provide water and/or wastewater service to the project.

A utility service agreement shall be executed and a master utility plan for the project

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shall be submitted to the Public Works Director for review and approval prior to

the construction plan approval. The developer shall construct all water and

wastewater facilities within the development to current City standards.

The applicant will coordinate the required school questionnaire with the Pasco County

District School Board and report the results of that questionnaire with Dade City as soon as the

information becomes available.

Regarding Fire Rescue and Fire Suppression, the subject area is already located in the

Pasco County MSTU and will be serviced by Pasco County Fire Rescue. As with Summit View

PD to the south, a condition of approval requiring fire hydrants to be installed consistent with

applicable regulations is anticipated.

E. Zoning Standards for the Site Specific Amendments to the Official Zoning Map.

Section 2.4.2(E) of the Dade City LDC requires an applicant to provide competent

substantial evidence that they comply with the following requirements:

i. The proposed zoning of PD-R is consistent with and furthers the goals,

objectives, and policies of the Comprehensive Plan.

The PD-R and corresponding PD Master Plan as proposed and as conditioned ensure

consistency with the applicable provisions of the Comprehensive Plan. The proposed zoning of

PD-R is consistent with the proposed FLU category of SDR, which allows up to 3 du/ga. This

Dade City FLU category is the functional equivalent of the current Pasco County FLU

classification of RES-3 du/ga. Please see the corresponding Comprehensive Plan Amendment

Application for the detailed analysis; however, in short the Comprehensive Plan encourages

annexations, promotes efficient development patterns to promote the preservation of wetlands and

open space, and encourages buffering to facilitate compatibility with the surrounding area.

ii. The proposed amendment is not in conflict with any portion of these LDRs or

any of the City Code of Ordinances.

The proposed amendment as conditioned and depicted on the PD Master Plan ensures

consistency with the applicable LDC provisions and City Code of Ordinances.

iii. The proposed amendment will result in a logical and orderly development

pattern.

The proposed amendment does result in a logical and orderly development pattern by

clustering lots to protect wetlands and open space, requiring an internal roadway network, and

providing recreational amenities and an internal sidewalk/trail system.

It should be noted that this area as further described in our Memorandum dated March 9,

2021, “Response to Pasco County Comments on Summit View II Annexation Petition and

Comprehensive Plan Amendment” is designated for growth as follows: (1) this area is located

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within an area designated for annexation to accommodate future Dade City growth; (2) this area

is identified in the Northeast Pasco County Special Area Plan as “Urban Uses”; (3) this area already

has a FLU classification of RES-3 du/ga, which requires connection to potable water/wastewater

systems.

Furthermore, as depicted on the corresponding surrounding FLU Maps, the area is

surrounded by Unincorporated Pasco County RES-3 to the north and east, Dade City LDR category

to the east and south (allows up to 6 du/ga) and RES-1 to the west. Notably, the surrounding FLU

classifications on all sides is residential, i.e. it is not Rural Residential nor is it Agricultural. Even

Lake Jovita MPUD, which is RES-1 du/ga, offers a variety of housing options and lot sizes as little

as 45-foot lots. At our Community Meeting and at a public hearing for a neighboring rezoning, we

heard and read emails of opposition by certain neighbors who wish to oppose development. As

further described in the above referenced memorandum, this Project is not located in the Overlay

and its provisions do not apply to this Project. However, in an effort to demonstrate good faith, the

applicant has included a condition of approval to provide a 25-foot tree buffer corridor along the

Project’s applicable abutting areas of Happy Hill Road and St. Joe Road. In conclusion, any

attempt to limit this Project to 1-5 acre lots is actually inconsistent with the existing and proposed

Comprehensive Plan classifications and is counterintuitive to an orderly development pattern.

iv. The proposed amendment will not create premature development in

undeveloped or rural areas.

The proposed amendment facilitates development and fulfills growth needs previously

anticipated for this area. Therefore, it is not premature development in an undeveloped or rural

areas. As it is already in an area designated RES-3 and surrounded by RES-3, LDR, and RES-1, it

was always contemplated for suburban style residential development. Please see additional

analysis regarding this topic in the attached Memorandum dated March 9, 2021, “Response to

Pasco County Comments on Summit View II Annexation Petition and Comprehensive Plan

Amendment.”

v. The uses permitted by the proposed amendment are not incompatible with

existing land uses of adjacent lands and/or the uses permitted by the zone

district classifications of adjacent lands.

As can be demonstrated on the attached historical development maps and aerials,

development and growth trends have been changing the character of the area over the last few

decades. We are aware of the concerns expressed by neighbors about how the character of the

area has changed and is changing and have thus proposed conditions above and beyond what the

Dade City LDC requires to ensure a smooth transition, such as placing the recreational amenity at

the Project’s entrance off of Happy Hill, providing a 25-foot tree/landscape buffer along St. Joe

Road and Happy Hill Road, and transitioning the smaller lots closer to the south and east with the

larger lots to the west and north. However, as documented in the memorandum discussed above

and as can be visualized via the historical development maps, this Project as proposed and as

conditioned is consistent with adjacent lands such as Summit View I project to the south, which

also has 40-foot lots.

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vi. The proposed amendment will not adversely affect the character of the general

area where it is proposed to be located by creating excessive traffic, density

and/or intensities of use, building height and bulk, noise, lights, or other

physical effects or nuisances.

The PD-R District and PD Master Plan as conditioned will not adversely affect the

character of the general area:

The traffic study demonstrates that no excessive traffic will be created as the

analysis shows that at build-out, the affected roadways will continue to operate

within the adopted level of service.

No intensity is proposed and density will be within the existing adopted FLU

classification for the Project of 3 du/ga.

No increases in height above the standard residential districts are being sought and

the applicant has agreed to offer Dark Sky compliant lighting fixtures for the homes

and streetlights (if streetlights are required).

vii. The uses permitted by the proposed amendment will not deviate from the

development pattern (both established and as proposed by surrounding zone

districts) of the area where the proposed amendment is located.

The proposed pattern is consistent with and an extension of the approved Summit View I

project, to the south of this Project and is within an area that has been planned for growth.

viii. The proposed amendment will not encourage urban sprawl, either by resulting

in strip or ribbon commercial development, leap-frog development or low

density single dimensional development.

Please see the detailed urban sprawl analysis in the corresponding Comprehensive Plan

Amendment application. The proposed amendment will not encourage urban sprawl.

ix. The proposed amendment will not result in the creation of an isolated zone

district unrelated to adjacent and surrounding zone districts (spot zoning).

The proposed amendment is a residential project surrounded by other residential projects

and is therefore definitively not spot zoning.

x. The proposed amendment will not result in development in a location where

there are no plans by the City or other governmental entities to provide public

facilities to serve the development (roads, potable water, wastewater, parks,

stormwater management, and solid wastes), and there are no assurances by

the private sector that public facilities are planned and will be available to

adequately accommodate development.

The proposed amendment will not result in development in a location where there are no

plans by the City or other governmental entities to provide public facilities. To the contrary, the

proposed amendment is located in a designated future annexation area. Additionally, based on the

11 #9282419 v7

Agreement between Pasco County and the City of Dade City Establishing Designated Service

Areas for Water and Wastewater, this area is to be served by Dade City.

xi. The proposed amendment will not result in significantly adverse impacts on

the natural environment, including but not limited to water, air, noise,

stormwater management, wildlife, vegetation, wetlands, and the natural

functioning of the environment.

The applicant and Project shall comply with all applicable environmental permitting

regulations to ensure mitigation of impacts. No wetland impacts are proposed at this time.

Additionally, if street lighting is required, the applicant has agreed to providing Dark Sky

compliant street lights and exterior housing lights. Should the City allow the development to

proceed without a street lighting requirement, the applicant would also be willing to offer exterior

house lighting such as coach lights with photocells in lieu of street lighting.

As stated above, any attempt to limit the proposed density and lot sizes of this Project to

1-5 acre rural lots as proposed by some of the surrounding neighbors would: (1) be inconsistent

with the Comprehensive Plan, which requires any development in the RES-3 FLU to connect to

water/wastewater utilities, (2) discourage efficient land development patterns, (3) not be conducive

to preserving open space and recreation amenities, and (4) conflict with the City’s objective to

annex lands in the targeted annexation area. Furthermore, such limitations on development would

also be inconsistent with the County’s own Northeast Pasco County Rural Special Area Plan

designating this area as “Urban Uses.” Therefore, the proposed Project is consistent with the LDC,

furthers the objectives and goals of the City’s Comprehensive Plan, and ensures an orderly land

development pattern to facilitate the growth management needs of the City.

Exhibit List

Exhibit A – Property Location Map

Exhibit B – Annexation Joint Area Map/Annexation Agreement Boundary 2004

Exhibit C – Existing Zoning District

Exhibit D – Proposed PD Zoning District

Exhibit E – Soils, Flood Zone, Aquifer Recharge, Wetlands and Biological Hotspots

Exhibit F – Historic and Archeological Resources

Exhibit G – Transportation Maps in Support of Transportation Impact Analysis

Exhibit H – Aerial Map of Site and Surrounding Area

City of Dade City

PROPERTYLOCATION

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Location MapTITLE: PROJECT:PROJECT:

Pasco County, Florida

Subject Parcels

City Limits

MIAMI | FORT LAUDERDALE | TAMPA | TALLAHASSEE | CORAL GABLES

This map is a general depiction of boundaries obtained from public records and is not a legal description or survey.

Summit View IIo0 0.25 0.50.125

Miles

1:30,000

Map Date: Feb-26-2021 By: CP Smith

1 inch = 2,500 feetExhibit A

11/19/2020 ANNEXATION AREA-JPA.jpg (816×1056)

cms.revize.com/revize/dadecity/ANNEXATION AREA-JPA.jpg 1/1

Exhibit B

City of Dade City

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Exhibit C Existing Zoning

TITLE: PROJECT:PROJECT:

Pasco County, FloridaSummit View II

Subject Parcels

Adjacent Parcel Boundaries

Dade City Limits



ZONINGPasco County

AC

AR

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City of Dade City

RG-1

PD-H1

0 250 500125Feet

1:6,000

Map Date: Dec-23-2020 By: CP Smith

1 inch = 500 feet

City of Dade City

AR

PD-R

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Exhibit DProposed Zoning



Subject Parcels


Dade City Limits



ZONINGPasco CountyACARC1ERR1RMHCity of Dade CityRG-1PD-H1PD-R

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1:6,000


1 inch = 500 feet

City of Dade City

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Exhibit E.1Soils



Subject Parcels


Dade City Limits



USDA NRCSSOILS

0, Water

2, Pomona fine sand

5, Myakka fine sand

6, Tavares sand: 0 to 5 percent slopes

7, Sparr fine sand: 0 to 5 percent slopes

9, Ona fine sand

23, Basinger fine sand: depressional

27, Anclote fine sand

28, Pits

32, Lake fine sand: 0 to 5 percent slopes

37, Paola-Urban land complex: 0 to 8 percent slopes

43, Arredondo fine sand: 0 to 5 percent slopes

44, Arredondo fine sand: 5 to 8 percent slopes

45, Kendrick fine sand: 0 to 5 percent slopes

ID SOIL NAME DRAINAGE0 Water2 Pomona fine sand Poorly Drained5 Myakka fine sand Poorly Drained6 Tavares sand: 0 to 5 percent slopes Moderately Well Drained7 Sparr fine sand: 0 to 5 percent slopes Somewhat Poorly Drained9 Ona fine sand Poorly Drained

23 Basinger fine sand: depressional Very Poorly Drained27 Anclote fine sand Very Poorly Drained28 Pits32 Lake fine sand: 0 to 5 percent slopes Excessively Drained37 Paola-Urban land complex: 0 to 8 percent slopes Excessively Drained43 Arredondo fine sand: 0 to 5 percent slopes Well Drained44 Arredondo fine sand: 5 to 8 percent slopes Well Drained45 Kendrick fine sand: 0 to 5 percent slopes Well Drained

Summit View IIo0 250 500125

Feet

1:6,000


1 inch = 500 feet

City of Dade City

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Exhibit E.2Wetland Class



Subject Parcels


Dade City Limits



WETLAND CLASS

1

2

3

PARCEL ID DEEDED ACRES

GIS ACRES

WET ACRES WET % CLASS

29 24 21 0000 01600 0000 35 34.14 23.61 69.2% 129 24 21 0000 01600 0010 3.58 3.13 0.00 0.0% 132 24 21 0000 00200 0000 30 30.23 17.67 58.4% 132 24 21 0000 00600 0000 99 99.38 20.55 20.7% 132 24 21 0000 00900 0020 2.4 2.37 0.00 0.0% 1

Summit View IIo0 250 500125

Feet

1:6,000


1 inch = 500 feet

City of Dade City

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EXHIBIT E.3FEMA FLOOD ZONES



Subject Parcels


Dade City Limits



o0 310 620155

Feet

1:6,000


1 inch = 500 feet

FEMAFLOOD ZONES

AE,

A,

X, AREA OF MINIMAL FLOOD HAZARD

Summit View II

City of Dade City

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29 2421 0000

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Exhibit E.4Aquifer Recharge



Subject Parcels


Dade City Limits



o0 310 620155

Feet

1:6,000


1 inch = 500 feet

AQUIFERRECHARGE

RECHARGE/LESS THAN 1

RECHARGE/1 TO 10

RECHARGE/GREATER THAN 10

DISCHARGE/1 TO 5

DISCHARGE/LESS THAN 1

DISCHARGE/GREATER THAN 5

City of Dade City

29 2421 0000

01600 0000

29 2421 0000

01600 0010

32 24 21 000000200 0000

32 24 210000

00600 0000

32 2421 0000

00900 0020

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MA

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UE

ABBOT CHARLESRO

AD

MT

ZIO

N R

OA

D

HAPPY

HIL

LR

OA

D

ST JOE ROAD

LYNAN FARMS DRIVE

AUSTON DRIVE

MA

UD

IE L

AN

E

SPRUCE

KNO

BC

OU

RT

VALLEY RIDGE ROAD

AR

KV

IEW

ES

TA

TE

S R

OA

D

WIL

LO

W R

UN

EMORY ESTATE LANE

HA

LE

RO

AD

RIA

DA

W

AY

BRICK

CHURCH LOOP

EA

ST

ER

LIN

G R

OA

D

Exhibit E.5Biological Hotspots



Subject Parcels


Dade City Limits



o0 310 620155

Feet

1:6,000


1 inch = 500 feet

BIODIVERSITYHOTSPOTS

Not Significant

3-4 Species Overlap

5-6 Species Overlap

7+ Species Overlap

City of Dade City

29 2421 0000

01600 0000

29 2421 0000

01600 0010

32 24 21 000000200 0000

32 24 210000

00600 0000

32 2421 0000

00900 0020

")578

")579


MA

HW

AH

AV

EN

UE

ABBOT CHARLESRO

AD

MT

ZIO

N R

OA

D

HAPPY

HIL

LR

OA

D

ST JOE ROAD

LYNAN FARMS DRIVE

AUSTON DRIVE

MA

UD

IE L

AN

E

SPRUCE

KNO

BC

OU

RT

VALLEY RIDGE ROAD

KV

IEW

ES

TA

TE

S R

OA

D

WIL

LO

W R

UN

EMORY ESTATE LANE

HA

LE

RO

AD

RIA

DA

W

AY

BRICK

CHURCH LOOP

EA

ST

ER

LIN

G R

OA

D

Exhibit FHistoric and Archeological

Resources



Archaeological Sites (None)

Cemeteries (None)

Subject Parcels


Dade City Limits



o0 250 500125

Feet

1:6,000


1 inch = 500 feet

City of Dade City

")578

")52A

")41

")579

")41

")578

¬«52

16

0717

17

18

07

06

17

17

07

17

14

16

06

18

18

16

Exhibit G.1 - TransportationFunctional Classification



Subject Parcels

Dade City Limits



FUNCTIONALCLASSIFICATION

06 - Minor Arterial RURAL

07 - Major Collector RURAL

14 - Principal Arterial-Other URBAN

16 - Minor Arterial URBAN

17 - Major Collector URBAN

18 - Minor Collector (Fed Aid) URBAN

o0 0.25 0.50.125

Miles

1:24,000


1 inch = 2,000 feet

City of Dade City

")578

")579

Exhibit G.2 - TransportationRoadway Maintenance Responsibility



Subject Parcels

Dade City Limits

STATE

COUNTY

MUNICIPAL



o0 250 500125

Feet

1:6,000


1 inch = 500 feet

City of Dade City

29 2421 0000

01600 0000

29 2421 0000

01600 0010

32 24 21 000000200 0000

32 24 210000

00600 0000

32 2421 0000

00900 0020

")578

")579


MA

HW

AH

AV

EN

UE

ABBOT CHARLESRO

AD

MT

ZIO

N R

OA

D

HAPPY

HIL

LR

OA

D

ST JOE ROAD

LYNAN FARMS DRIVE

AUSTON DRIVE

MA

UD

IE L

AN

E

SPRUCE

KNO

BC

OU

RT

VALLEY RIDGE ROAD

PA

RK

VIE

W E

STA

TE

S R

OA

D

WIL

LO

W R

UN

EMORY ESTATE LANE

HA

LE

RO

AD

RIA

DA

W

AY

BRICK

CHURCH LOOP

EA

ST

ER

LIN

G R

OA

D

Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN,

and the GIS User Community

Exhibit H.1Aerial Map



Subject Parcels


Dade City Limits



o0 310 620155

Feet

1:6,000


1 inch = 500 feet

41

52A

41

579

578

35700

533

533

3570

0

52

301

9898

301

98301

PASCO HIGHSCHOOL

PASCOFAIRGROUNDS

FLORIDAHOSPITAL

JOHN S BURKSMEMORIAL PARK

FDOT DADE CITYMAINTENANCE

YARD

JAMES IRVINEDUCATION

CENTER

PASCO SHERIFF'SOFFICE

Current Dade City Limits

Subject Parcels

Subdivisions Pre1980

Subdivisions 1980s

Subdivisions 1990s

Subdivisions 2000s

Subdivisions 2010s

Subdivisions 2020s

Pasco Landmarks

Developed NonAg Land <=5ac

EXHIBIT H.2 AERIAL MAPSURROUNDING DEVELOPED AREAS OF 5

ACRES OR LESS

TITLE: PROJECT:

Pasco County, FloridaSUMMIT VIEW II0 1,500 3,000750

Feet

1:18,000

Map Date: Mar-25-2021 By: JE Hyde

1 inch = 1,500 feet



amended narrative to planned development zoning

Documents