Subject:
Title
Case No. FLU-25-02 (St. Philopateer Mercurius Coptic Orthodox Church)
A request for a Future Land Use Map amendment from Residential Suburban to Institutional on approximately 4.0 acres located at 2261 Tampa Road in Palm Harbor, unincorporated Pinellas County.
label
Recommended Action:
Recommended Action
Based upon the evidence and findings contained in the staff report and attachments, Case No. FLU-25-02 is recommended for approval:
An ordinance approving the application of St. Philopateer Mercurius Coptic Orthodox Church for a Future Land Use Map (FLUM) amendment from Residential Suburban (RS) to Institutional (I) on approximately 4.0 acres.
• The subject property is located at the northwest corner of Tampa Road and Riviere Road in Palm Harbor.
• The majority of properties in the area are single family residential, with some institutional uses and limited professional service uses nearby. Retail businesses increase as U.S. Highway 19 approaches to the east.
• Tampa Road is designated as a Scenic Non-Commercial Corridor-Residential (SNCC-Residential) on the Countywide Plan Map, limiting properties to certain non-commercial uses such as institutional-type and residential uses.
• In 2019, the subject property was rezoned to Limited Institutional (L-I), to support the establishment of a religious institution.
• The applicant intends to continue improvement of the property in support of the existing religious institution to accommodate a growing congregation. A FLUM amendment is necessary to support the plans for expansion.
• The Local Planning Agency recommended approval of the request (vote 4-0). No one appeared in support nor opposition.
Body
Strategic Priorities:
Healthy and Safe Communities
2.2 Enhance community safety
Prosperity and Opportunity
3.4 Enhance educational and cultural opportunities
Summary:
Summary
The subject property consists of approximately 4.0 acres located at 2261 Tampa Road in Palm Harbor. The site is currently developed with a small religious institution (church) and two (2) single-family homes. According to the submitted application, the applicant intends to improve the property with new expanded church facilities to meet the demand from a growing congregation.
The current RS land use designation allows for primarily residential and agricultural development as well as limited, secondary uses including, for example, institutional, transportation/utility, and other nonresidential where certain property size and location criteria are met. Up to 2.5 dwelling units per acre are permitted in the RS land use designation. Furthermore, the RS designation allows for a non-residential use Floor Area Ratio (FAR) of up to 0.3 and an Impervious Surface Ratio (ISR) of up to 0.6.
The proposed “I” land use designation allows, for example, schools, hospitals, medical clinics, community assembly facilities (e.g., religious institutions), libraries, and government offices. Permitted secondary uses include residential and recreation/open space. Up to 12.5 dwelling units per acre are permitted in the “I” land use designation. Furthermore, the “I” designation allows for a non-residential use FAR of up to 0.65 and an ISR of up to 0.85.
The property in its current state received a zoning atlas amendment (Z-17-10-19) from Residential Agriculture (R-A) to LI in 2019 to establish a religious institution (church). The current LI zoning classification generally permits uses similar to the “I” land use designation; however, important to note, the LI zoning classification does not permit residential dwelling units. Therefore, the property as zoned today could not be developed as residential. There is no companion zoning atlas amendment application with this land use change request.
Surrounding Uses, Land Use Designations and Zoning Districts
The subject property is located along Tampa Road at the northwest corner of Riviere Road in Palm Harbor. Tampa Road is a four (4)-lane arterial roadway and furthermore has a SNCC-Residential designation on the Countywide Plan Map. 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. U.S. Highway 19 is approximately one-quarter mile directly east; and Belcher Road is approximately 800-feet directly west.
The majority of properties in the area are single family residential, with some institutional uses and limited professional service uses nearby. Retail businesses increase as U.S. Highway 19 approaches to the east.
Properties directly adjacent to the subject property are primarily designated as RS on the FLUM, with the exception of properties directly across Riviere Road which are designated RL. The closest “I” designation is approximately 370 feet to the north along Riviere Road. The U.S. Highway 19 corridor is primarily designated Residential Office Retail (ROR). Such property designations begin approximately 570 feet to the east.
While the subject property is zoned LI, all surrounding property to the west, north and east are zoned Rural Residential (R-R). Property to the south across Tampa Road are zoned Single Family Residential (R-1). The U.S. Highway 19 corridor is primarily zoned Commercial Parkway (CP). Such property designations begin approximately 570 feet to the east.
The Countywide Land Use designated on the subject property and all adjacent properties is Residential Low Medium on the Countywide Plan Map. If this FLUM amendment proposal were to be approved, a subsequent Countywide Plan Map amendment to Public/Semi-Public would also be required through Forward Pinellas and the Countywide Planning Authority.
Flood Risk
The subject property is neither within the Coastal High Hazard Area (CHHA) nor the Coastal Storm Area (CSA). The subject property is not within a Flood Zone and is out of the 500-year floodplain. The subject property is not within an Evacuation Zone.
Conclusion
Staff finds the proposed land use amendment from RS to “I” is appropriate for the subject property and general area. The subject property is currently approved as a religious institution which is already a permitted use under the current RS FLUM category as well as the current LI, zoning designation. A change to “I” would allow the applicant to seek redevelopment and improvements to the property as a religious institution with a higher FAR than currently permitted under the RS land use category. An institutional use (private school) exists across Riviere Road to the east and there are other religious institutions in the area. Finally, Tampa Road is a four (4)-lane divided major arterial roadway as well as a SNCC-Residential, limiting properties to certain non-commercial uses such as institutional-type and residential uses. The current use of the property and desired future improvements are supported by this SNCC-Residential designation along Tampa Road.
Body
Background Information:
The LPA recommended approval of this FLUM amendment request during its May 14, 2025, meeting (Vote 4-0).
Surrounding property owners within 300 feet of the subject property were notified by mail. Signs advertising the public hearing were posted on the subject property.
Fiscal Impact:
N/A
Staff Member Responsible:
Glenn Bailey, Interim Director, Housing and Community Development
Partners:
N/A
Attachments:
LPA Report
Case Maps
Impacts Analysis
Traffic Analysis
Ordinance (including survey and legal)
Business Impact Estimate
Legal Ad
Legal Ad Map
Presentation