TITLE
title
Rezoning Petition Submitted by Hernando Investments, Inc., for Property Located on Nature Coast Boulevard (H2616)
body
BRIEF OVERVIEW
Rezoning Request:
Rezoning from PDP(GC)/Planned Development District (General Commercial) with specific C-4 uses to PDP(HHC)/Planned Development District (Heavy Highway Commercial) with specific C-1, C-2, I-1 and I-2 uses and Special Exception uses
General Location:
Located on both the east and west sides of Nature Coast Boulevard, south of Cortez Boulevard and west of I-75
Parcel Key Number:
1538081, 1538090, 1538107, 1538116, 1538125, 1538134, 1538143, 1538152, 1635172, 1635163, 1635154, 1538063
Summary of Applicant’s Request:
The subject site is currently undeveloped with a zoning classification of PDP(GC) with Specific C-4 uses. The petitioner is requesting a rezoning to PDP(HHC) with specific C-1, C-2, I-1 and I-2 uses listed as follows:
The following requested uses from the C-1 District:
• Business, professional and nonprofit offices
• Restaurants with or without alcohol dispensation
• Hotels and Motels
• Light Building Material Establishment
The following requested uses from the C-2 District:
• Drive-in restaurants
• Tire and Automotive accessory establishments
• Automotive Specialty Establishments
• Automotive and Truck Rental Establishments
• Veterinarian and Animal Clinics or Hospital Establishments
• Domestic Rental Establishments
• Light Construction Service Establishments
• Automobile Service Establishments
The following permitted uses in the I-1 Light Industrial District
• Light Wholesale and Storage Establishments
• Light Outdoor Advertising Service Establishments
• Light Research, Development and Testing Laboratories
• Light Motor Freight Transportation Establishments
The following permitted uses in the I-2 Heavy Industrial District
• Heavy Research, Development and Testing Laboratories
• Heavy Building Material Establishments
• Heavy Construction Service Establishments
Special Exception Commercial Uses:
• Heavy Motor Freight Transportation Establishments
Special Exception Industrial Uses:
• Heavy Manufacturing
• Heavy Wholesale and Storage Establishments
It is anticipated that the Cortez Crossing Subdivision will develop with a mix of commercial and industrial uses, and the PDP/HHC designation provides the flexibility to develop with associated light commercial, heavy commercial and industrial uses with or without outdoor storage. Commercial uses would be located closer to SR 50, and the use mix would transition in intensity to the south consistent with currently developed lots in the subdivision.
Public Hearing History:
On May 11,2026 the Planning and Zoning Commission voted 3-0 to approve the petitioner’s request for a Rezoning from PDP(GC) with Specific C-4 uses to PDP(HHC) with specific C-1, C-2, I-1 and I-2 uses with unmodified performance conditions.
STRATEGIC PLAN INITIATIVES
The request is consistent with Strategic Theme A, "Economic and Workforce Development".
FINANCIAL IMPACT
A matter of policy. There is no financial impact.
LEGAL NOTE
The Board of County Commissioners has the authority to make the requested rezoning decision pursuant to Chapters 125 and 163 Florida Statutes. The Applicable Criteria for a Zoning District Amendment are contained in Appendix A (Zoning Code), Article VI. The Applicable Criteria for a PDP are found in Appendix A (Zoning Code), Article VIII. The Zoning District Amendment must be consistent with the Comprehensive Plan.
The Applicable Criteria for permitted uses for districts requested are contained in Appendix A (Zoning Code), Article IV, Section 3 (Commercial Districts) and Section 4 (Industrial Districts).
recommendation
RECOMMENDATION
It is recommended that the Board of County Commissioners adopt a resolution approving the petitioner’s request for Rezoning from PDP(GC)/Planned Development District (General Commercial) with specific C-4 uses to PDP(HHC)/Planned Development District (Heavy Highway Commercial) with specific C-1, C-2, I-1 and I-2 uses and Special Exception uses with performance conditions.