The subject properties are currently zoned Pasco County Residential Mobile Home and C-2 General Commercial. The properties are located at the northwest corner of US Highway 19 and Gulf Drive and two properties are located along Leisure Lane. The existing land use consists of commercial and vacant land. The surrounding area to the north, east and south is commercially developed and the area to the west is residential with mobile homes.
The existing commercial and the vacant properties are suitable for Highway Commercial permitted uses as US Highway 19 and Gulf Boulevard is already developed with commercial uses.
The City is proposing to rezone the property from Pasco County Residential Mobile Home and C-2 General Commercial to Highway Commercial. Existing structures will remain and any new development will be consistent with the requirements of Highway Commercial.
The proposal is consistent with the following Goals, Objectives, and Policies of the City’s adopted Comprehensive Plan:
- FLU 1 To promote compatible land uses which will maximize, enhance and preserve New Port Richey’s unique and attractive characteristics in a manner consistent with the economic, physical, ecological and social needs, capabilities and desires of the community.
- FLU 1.3.2 The City shall promote commercial development that serves to maintain or enhance the economic health of the City, and to increase job opportunities, per capita income and convenience for residents.
- FLU 1.3.3 Commercial land uses shall be located in a manner which ensure the compatibility with the type and scale of surrounding land uses and where existing or programmed public facilities shall not be overburdened.
Pursuant to Section 4.02.01(A)(5) of the Land Development Code (LDC), the City of New Port Richey requires concurrency review and determination with all rezoning applications. However, as per LDC Section 4.02.02(2), projects developed on sites having existing development may be deemed concurrent if the owner/developer provides satisfactory proof to the City Manager or designee that the new development will not have an increased impact on the provision of public facilities and services to that which the prior development had at the time of the adoption of the land development code.
Based upon a moratorium being issued for the subject property and the City’s plans to upgrade the infrastructure, the site has been deemed to be concurrent by the City Manager.
Pursuant to LDC Section 5.01.11, the Development Department, Development Review Committee, and Land Development Review Board shall consider all of the following guidelines when making a recommendation to the City Council on a rezoning application:
1. Whether the proposed zoning district is one of the zoning districts intended to implement or be consistent with the future land use map designation of the property;
2. If more than one zoning district implements or is consistent with the future land use map designation of the property, whether the proposed zoning district is the most suitable zoning district;
3. Whether there are substantial reasons why the property cannot be used in accordance with its present zoning district, or the existing zoning district is otherwise unsuitable;
4. Whether the proposed zoning district is consistent with the character of the existing land use pattern;
5. Whether the proposed zoning district abuts a property with a zoning district similar in intensity to the proposed zoning district, or serves as a suitable transition zoning district between two (2) or more different abutting zoning districts;
6. Whether there are substantial changed or changing conditions in the character of the area where the property is located so that the proposed zoning district is now suitable;
7. Whether based upon the property's size, shape, or characteristics the proposed zoning district is out-of-scale with the surrounding area;
8. Whether the proposed zoning district is premature, based upon the existing conditions in the surrounding area;
9. Whether there is a substantial public need or purpose for the proposed zoning district consistent with the public health, safety and general welfare;
10. Any other factors that may be relevant to the rezoning, such as its location within an enclave, recent annexation into the city, or to conserve the value of buildings and natural resources;
11. The totality of the circumstances; and
12. Any competent substantial evidence presented at the public hearings.
The annexation of the subject property presents an opportunity for the City to encourage redevelopment of an area that is substandard and to encourage development that is consistent with the City’s standards. The zoning to Highway Commercial will bring the properties consistent with the surrounding properties and promote economic development and orderly commercial growth. The rezoning is not premature since Florida Statutes require annexed property to be given a land use and zoning designation.
The rezoning promotes the public health, safety and welfare as appropriate uses compatible with the surrounding area will be developed appropriately as infrastructure is improved.
Accordingly, based upon the above, positive findings can be made with regard to these criteria.
The Land Development Review Board reviewed this matter at their regular meeting on October 24, 2024 and recommended that a Zoning Map amendment from Pasco County Residential Mobile Home and C-2 General Commercial to Highway Commercial would be consistent with the City’s Comprehensive Plan and Future Land Use Map.