HomeMy WebLinkAboutOrdinance No. 1526-26 LDC Amendment - Platt ReviewINSTR# 2026162737 OR BK 11484 PG 3606 Page 1 of 4
08/28/2026 07:44 AM Rcpt: 2996852 Rec: 35.50 DS: 0.00 IT: 0.00
Nikki Alvarez-Sowles, Esq., Pasco County Clerk & Comptroller
ORDINANCE NO. 1526-26
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY. OF
ZEPHYRHILLS, FLORIDA, AMENDING THE CITY OF ZEPHYRHILLS
LAND DEVELOPMENT " CODE; AMENDING PART 11.01.00,
PROCEDURES FOR OBTAINING DEVELOPMENT PERMITS,
INCLUDING SECTION 11.01.03, COMPLETENESS. REVIEW, AND
SECTION 11.01.04, REVIEW AND DECISION; AMENDING PART 11.03.00,
SUBDIVISION REVIEW, INCLUDING SECTION 11.03.04, FINAL
RECORD PLAT REQUIRED;. AND SECTION. 11.03.04.03, APPROVAL
PROCEDURE; PROVIDING FOR ENFORCEMENT; PROVIDING FOR
CONFLICTS AND REPEALER; PROVIDING FOR SEVERABILITY;
PROVIDING FOR CODIFICATION; PROVIDING FOR NOTICE AND
PUBLICATION; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City Council finds it necessary to update and clarify its Land Development
Code to ensure consistency with modem development practices and applicable state law; and
WHEREAS, the City seeks to streamline development review procedures and improve
clarity in permitting and subdivision processing; and
WHEREAS, the City of Zephyrhills is a duly constituted municipal corporation of the State
of Florida.and is granted broad home rule powers pursuant to Article VIII, Section 2 of the Florida
Constitution and Chapter 166, Florida Statutes, to enact ordinances for the protection of the public
health, safety, and welfare; and
WHEREAS, pursuant to Section 163.3202, Florida Statutes, the City is required to adopt
and maintain land development regulations, and pursuant to Chapter 177, Florida Statutes, the City
regulates the platting and subdivision of land within its jurisdiction; and
WHEREAS, the amendments set forth herein are consistent with, and further the goals,
objectives, and policies of, the City of Zephyrhills Comprehensive Plan, as required by Sections
163.3194 and 163.3201, Florida Statutes; and
WHEREAS, the Local Planning Agency reviewed the proposed amendments and rendered
its recommendation of approval to the City Council at a duly noticed public meeting; and
WHEREAS, the City Council has provided due public notice and conducted public
hearings on this ordinance in accordance with Section 166.041, Florida Statutes, and the City of
Zephyrhills Land Development Code; and
WHEREAS, the City Council finds that the streamlining of completeness review, decision
timeframes, and final record plat approval procedures set forth herein will promote the efficient
and predictable processing of development applications while protecting the public health, safety,
and welfare; and
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of
Zephyrhills, Florida, as follows:
SECTION 1. AMENDMENTS TO PART 11.01.00 - PROCEDURES FOR
OBTAINING DEVELOPMENT PERMITS
Section 11.01.03 "Completeness Review" of the City of Zephyrhills Land Development
Code is amended as follows:
Sec. 11.01.03. Comp1ctcncs review Receipt and Completeness
Within 5 business dais of receipt of an application the Administrator shall confirm receipt of
the pplication. Within 30 business days the Administrator shall review the application for
completeness and issue a written notification to the applicant indicating that all required
information is submitted or specify. in writing, the areas where the application is deficient.
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OR BK 11484 PG 3607 Page 2 of 4
Applications and submittals for development permit review which are determined to be incomplete
may be delayed or terminated as prescribed herein unless appropriate information is submitted to
bring application into conformance with submittal requirements herein. Upon a finding of
incompleteness, the Administrator shall notify the applicant of the action.
Section 11.01.04 "Review and Decision" of the City of Zephyrhills Land Development
Code is amended as follows:
Within 12030 business days (excluding county �jy holidays) of receipt of a complete application,
or within 180 business days for applications that require final action through a quasi-judicial or a
taublic hearing unless otherwise specified herein, the Administrator shall review the application
and decide whether to grant or deny the requested development permit. The Administrator's
decision shall be based on whether the proposal complies with all applicable provisions of this
code and other applicable City regulations. The Administrator's decision shall be in writing.
Section 11.03.04 "Final Record Plat Required" of the City of Zephyrhills Land Development
Code is amended as follows:
(A) Final record plats require administrative approval by the nPRC in accordance with level one
review as prescribed by Table 11.00.01 and section11.02.02.03 Plamuna Director, actin; as the City's administrative authority_ pursuant to Chapter 177. Florida Statues.
(B) A final record plat is a drawing of the final design and legal description of a plat or a portion
of the plat showing the boundaries, locations and dimensions of all lots, rights -of -way,
easements and restrictions. The final record plat is for the purpose of providing a perpetual
record of the subdivision and for the conveyance of land. The final record plat shall be
submitted within one year of approval of the preliminary plat and shall conform to the
requirements of Chapter 177 Florida Statutes.
Section 11.03.04.03 "Approval Procedure" of the City of Zephyrhills Land - Development
Code is amended as follows:
(A) Within 11 working days following receipt of the cheek prints, the Administrator „ notify
oz:dtry
the applicant and/or his r her surveyor in writing ofany and all deficiencies the final
,wit; � n recordplat. The applicant shall correct all deficiencies and print and reproducible
err submit onea
Within seven (7) workini days following receipt of a final , record plat or replat
application the Administrator shall provide written notice acknowled receipt of the
application, identifying any missing information or documents, describing the review process,
and identifying the a licable review timeframe. The appjjcant shall correct any deficiencies
and resubmit the recauired documents for continued review.
The A dm str te��r ,�ieerd pla+i-c along with a statement by of
(B) substantialcompliance to the City Council for acceptance t andsignatureof the presiding
7
Upon completion of the review the Planning Director shall a p rove or den the final
record . lat within the review timeframe identified in the written acknowledgient. Approval
shall be based u on a determination that the final record piat complies with this Code and
Chanter 177, Florida Statutes. The Planning Director and City Manager shall execute the
approved final record plat. If the Plannipg Director denies the final record. lat. the denial
shall be in writin and shall identify each area of noncompliance and the specific leal
authority supporting the denial.
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OR BK 11484 PG 3608 Page 3 of 4
(D) If authorization to accept the final record plat hat3 not been granted by the City Council within
its conditions of preliminary plat approval, the City Council shall consider the final record
plat at a regularly scheduled meeting without public hear.....
SECTION 2. COMPREHENSIVE PLAN CONSISTENCY
The City Council fmds that the amendments adopted by this ordinance are consistent with,
and further the goals, objectives, and policies of, the City of Zephyrhills Comprehensive Plan, in
accordance with Sections 163.3194 and 163.3201, Florida Statutes.
SECTION 3. ENFORCEMENT
The provisions amended by this ordinance shall be subject to, and enforceable under, the
enforcement, remedy, and penalty provisions of the City of Zephyrhills Land Development Code
and the City Code of Ordinances, all of which remain in full force and effect.
SECTION 4. CONFLICTS AND REPEALER
All ordinances and resolutions, or parts thereof, in conflict with the provisions herein
contained are hereby superseded and repealed to the extent of such conflict.
SECTION 5. SEVERABILITY
If any section, sentence, clause, phrase, or provision of this ordinance is for any reason held
invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a
separate, distinct, and independent provision, and such holding shall not affect the validity of the
remaining portions of this ordinance.
SECTION 6. CODIFICATION
It is the intention of the City Council that the provisions of this ordinance shall become and be
made a part of the Land Development Code of the City of Zephyrhills, and that the sections of this
ordinance may be renumbered or re -lettered to accomplish such intention.
SECTION 7. NOTICE AND PUBLICATION
Notice of this ordinance shall be given and published in the manner required by Section
166.041, Florida Statutes, the City Charter, and the City of Zephyrhills Land Development Code.
SECTION 8. EFFECTIVE DATE
This ordinance shall become effective upon passage on the second reading and signing by
the mayor.
The foregoing Ordinance No. 1526-26 was read and passed on the first reading in an open and
regular meeeioigegf tl e City Council of the City of Zephyrhills, Florida, on this 10th day of August,
2026k:'
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Attest:
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Ricardo'Qumones,5Cffy . ierk Steven F. Spina, Ph.D.
G ' ' ' �;`� Council President
The foregoing Ordinance No. 1526-26 was read and passed on the first reading in an open and
regulir..,me�tittA' of the.,,City Council of the City of Zephyrhills, Florida, on this 24" day of August,
2026. ��` '" ''� '••. yy
Attest ' ,__y ,
- r.
Rican crQuiion s; ty.Clerk ..a Steven F. Spina, Ph.D.
k G , .. • Council President
(iNiv. t
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OR BK 11484 PG 3609 Page 4 of 4
The foregoing Ordinance No. 1526-26 was approved by me this 24th day of August, 2026.
Melonie Bahr Monson, Mayor
Approved as to legal form and legal content
for the reliance of the City of Zephyrhills only:
Matthew E. Maggard, Esq.
City Attorney
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