Subject:
Title
Case No. FLU-25-08 (Justin Gingerich, Ignite Academy, Inc.)
A request for a Future Land Use Map amendment from Residential Rural to Institutional on approximately 5.23 acres located at 2271 Keystone Road in East Lake Tarpon.
label
Recommended Action:
Recommended Action
Based upon the evidence and findings contained in the staff report and attachments, Case No. FLU-25-08 is recommended for approval:
An ordinance approving the application of Justin Gingerich, Ignite Academy, Inc. for a Future Land Use Map (FLUM) amendment from Residential Rural (RR) to Institutional (I).
• The applicant is seeking a FLUM amendment on a 5.23-acre parcel.
• The request would allow the applicant to redevelop the property with a private school for kindergarten through eighth grade students.
• The subject property fronts Keystone Road, a designated Scenic/Non-Commercial Corridor (SNCC). This is the only point of access to the subject property.
• A companion Zoning Atlas amendment request (Case No. ZON-25-07) is also proposed.
• The Local Planning Agency recommended approval of the request (Vote 5-1).
o Four people appeared in favor, citing the appropriateness of and need for the school in the area.
o Five people appeared in opposition, citing incompatibility with surrounding single-family homes and increased traffic.
o 61 Letters in opposition have been received by the Zoning Division.
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Strategic Priorities:
Prosperity and Opportunity
3.4 Enhance educational and cultural opportunities
Summary:
Summary
The subject property is approximately 5.23 acres, located at 2271 Keystone Road in East Lake Tarpon, and is currently developed with a single-family home. The applicant is seeking to redevelop the property with a private school to accommodate approximately 300 students from grades Kindergarten through Eighth (8th) Grade (K-8). The applicant previously leased another north county location for their school operation with a church near the intersection of Trinity Boulevard and East Lake Road that has a FLUM designation of “I” and is zoned Residential Agriculture (R-A). However, the church decided not to renew their lease, and the school is actively looking for a new location within proximity to their current location. The property is currently under contract to purchase, subject to this FLUM amendment request and a companion Zoning Atlas amendment request (Case no. ZON-25-07).
The subject property is designated RR on the FLUM and is proposed to be amended to “I”. The RR category generally permits a K- eight (8) private school; however, the County Comprehensive Plan, as required by the Countywide Rules, has an acreage threshold within the RR category that limits institutional-type uses (including schools) to a maximum of five (5) acres. Otherwise, a FLUM amendment to a different category is necessary; thus, the reason for this FLUM amendment request to change the land use to “I”.
The subject property is located within the East Lake Tarpon Community Overlay District, as designated on the FLUM. The Overlay District includes Objectives and Policies to guide the future development of the community.
The property is zoned R-A, which allows for single-family residential lots (2-acre minimum) and a range of agricultural activities. Educational uses, including public and private schools may be permitted as a Type-2 use in an R-A zone. The proposed zoning designation Limited Institutional (LI), would allow for the private school use by right. According to the County’s Land Development Code, “The purpose of the LI District is to designate, develop and accommodate public uses that serve the needs and interests of the surrounding community.”
Surrounding Uses:
The subject property is directly adjacent to mostly single-family residences and vacant lands. Within the vicinity of the property, there is a range of residential-type dwelling units, institutional uses, and some limited retail and professional service-type uses. To the north and east, the character is mostly large-lot suburban and rural; while to the west and south, the character is more suburban with a stronger mix of housing types and nonresidential use types. The property takes direct and sole access from Keystone Road, which is a four (4)-lane divided arterial roadway.
FLUM designations adjacent to the property include RR directly to the north, east and partially to the south. Residential Low Medium (RLM) is also to the south, across Keystone Road. Property to the west and partially to the north is within the City of Tarpon Springs and classified as Residential Very Low on their city’s FLUM. All properties surrounding the subject property, with the exception of properties within the City of Tarpon Springs, are also within the East Lake Tarpon Community Overlay District.
Scenic/Non-Commercial Corridor (SNCC):
The subject property fronts along Keystone Road, which is designated as a Scenic/Non-Commercial Corridor-Rural Open Space (SNCC-Rural Open Space) on the Countywide Plan Map and as recognized by the County Comprehensive Plan. Such designation places restrictions on the types of Countywide Plan Map land use designations permitted along the corridor as well as a restriction on office, personal service/office support, and retail commercial uses. The County’s Land Development Code generally requires additional landscaping as well along such corridors.
Flood Risk:
The subject property has a low flood risk. It is neither within the Coastal High Hazard Area (CHHA) nor the Coastal Storm Area (CSA). The subject property lies within Flood Zone X.
Conclusion:
Staff is of the opinion that the proposed FLUM amendment is appropriate for the subject property and is generally compatible with the surrounding development pattern, allowing for limited institutional type uses that can serve the needs of and support the surrounding community. Also, the property is located along and has access limited to Keystone Road, a four-lane divided arterial roadway. Such frontage and access characteristics support development other than residential. The proposed land use category is compatible with the East Lake Tarpon Community Overlay District as well as the SNCC-Rural Open Space policies and regulations. Finally, staff finds the proposed amendment consistent with the County Comprehensive Plan.
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Background Information:
The LPA recommended approval of the request during its October 8, 2025, public hearing (Vote 5-1).
Surrounding property owners within 250 feet of the subject property were notified by mail. A sign advertising the public hearing was posted on the subject property.
Fiscal Impact:
N/A
Staff Member Responsible:
Gregg Mims, Director, Housing and Community Development
Scott Swearengen, Planning Section Manager, Housing and Community Development
Partners:
N/A
Attachments:
Ordinance
LPA Staff Report
Case Maps
Impact Assessment
Traffic Analysis
Business Impact Estatement
Application (including Certificate of Ownership and Legal Description)
Legal Ad
Presentation