Item Coversheet
      

5919 MAIN STREET .  NEW PORT RICHEY, FL 34652 . 727.853.1016


TO:City of New Port Richey City Council
FROM:Debbie L. Manns, ICMA-CM, City Manager
DATE:4/16/2024
RE:First Reading, Ordinance No. 2024-2289: Rezoning for 6727 Trouble Creek Rd.

REQUEST:

The request is for City Council to conduct a first reading of an ordinance to rezone 3.76 acres of property located at 6727 Trouble Creek Rd. from Commercial (C-2) and Multifamily (MF-30) to Light Industrial (LI).



DISCUSSION
:

The subject property is located at the northeast corner of Trouble Creek Road and Voorhees Road.  The western half of the property consists of an office building and open space.  The eastern half is wetlands.  The existing use is an office for a pressure washing business.  Conditions for a zoning clearance of the business prohibited outdoor storage of vehicles and equipment.

 

Proposal:

 

The applicant is requesting to rezone from C-2 and MF-30 to Light Industrial which will allow outdoor storage of vehicles and equipment as a conditional use.

 

Allowed Uses in Light Industrial

 

If rezoning is approved any permitted use in the Light Industrial zoning district can locate on that property.  Several of the permitted uses in Light Industrial would create a nuisance to the surrounding residential neighborhoods.  The following uses are permitted in the Light Industrial zoning district:

 

1. Manufacturing;

 2. Research and development;

 3. Wholesaling/distributing;

 4. Indoor storage and/or warehousing;

 5. Indoor retail sales;

 6. Restaurants to serve businesses located in and around the light industrial zoning district;

 7. Accessory uses

 8. Adult use establishments.

 9. Telecommunications towers.

 10. Urban agriculture.

 11. Medical marijuana treatment center dispensing facility.

 12. Beer gardens, tap rooms, brewpubs, nano-breweries, microbreweries and breweries.

 13.All other uses as determined by the development review committee which further the intent of the adopted comprehensive plan.

 

Compatibility with Comprehensive Plan

 

The proposal is inconsistent with the following policies of the City’s Comprehensive Plan.

 

FLU 1.2.4         Existing residential areas shall be protected from the encroachment of incompatible activities; likewise, other land use areas shall be protected from the encroachment of incompatible residential activities.

 

FLU 1.7.2         Industrial land uses shall be encouraged and protected where they will be compatible with surrounding land uses.

 

FLU 1.7.3         Supporting and complementary industries and ancillary commercial services should be located in proximity to each other to accomplish a linkage between industries and services.

 

Planning Review

 

Industrial uses are considered incompatible with residential areas.  The use can be noisy, smelly and unattractive.  Industrial areas are normally located at the fringe of a city away from residential and neighborhood commercial areas.  Additionally, large trucks and heavy equipment are hauled to and from the site which would create additional nuisance.

 

If approved, the property will be the only one with a Light Industrial zoning in the immediate area, basically creating a spot zoning issue.  The proposed use would create a nuisance of heavy vehicle traffic and noise to the surrounding neighborhoods.  Additionally, any permitted use in the Light Industrial zoning district would be allowed if the property changed ownership.



RECOMMENDATION:

Based on the above analysis, the Development Review Committee (DRC) reviewed the request and found that a rezoning to Light Industrial is inconsistent with the City’s Comprehensive Plan and Future Land Use Map and therefore recommended denial of the rezoning request to the LDRB, concurrently with the Land Use Amendment and Conditional Use applications

 

The LDRB conducted a quasi-judicial review of this case at its January 18, 2024 meeting.  The board reviewed the testimony and evidence and found that the request is inconsistent with the City’s Comprehensive Plan and Future Land Use Map and recommends denial of the rezoning request to the City Council.



BUDGET/FISCAL IMPACT:

No funding is required for this item.
ATTACHMENTS:
DescriptionType
Ordinance No. 2024-2289: Rezoning for 6727 Trouble Creek Rd.Ordinance
Rezoning ApplicationBackup Material
Authorized AgentBackup Material
Zoning and Future Use MapBackup Material
Landscape PlanBackup Material
LDRB Minutes - January 18, 2024Backup Material