The subject properties are currently zoned Pasco County Residential Mobile Home. The properties lie along Leisure Lane and Van Doren Drive in a linear fashion. There is a mix of single-family homes, mobile homes and vacant lots. The surrounding area to the north, east and south is commercially developed and the area to the west is developed as multifamily.
Many of the lots in the subject properties do not meet the City’s minimum lot size standard for residential lots. The City recently added a new zoning district, R-4 Coastal Cottage, that will allow homes to be built on small lots.
The City of New Port Richey is proposing to rezone the property from Pasco County Residential Mobile Home to R-4 Coastal Cottage. All new construction will be single-family homes that will meet the current building codes and FEMA requirements.
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 1.2 Maintain the integrity and quality of life, in existing residential areas through decision making that promotes traditional neighborhood development, family-orientation and “small town” character.
- FLU 1.2.2 The City shall encourage a balanced land use mix providing for a variety of housing styles, densities and open space.
- HOU 1.1.5 The City shall continue to allow a variety of residential densities and housing types through the Future Land Use map and the Land Development Code.
- FLU 1.2.7 The City shall discourage the development or redevelopment of mobile homes in areas within flood zones, especially where dwelling units are not raised and supported above flood elevation.
Pursuant to Land Development Code (LDC) Section 4.02.01(A)(5), 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 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 to the City to encourage redevelopment of an area that is in need of reinvestment and to encourage development that is consistent with the City’s standards by providing suitable public meetings. In addition, the zoning to R-4 Coastal Cottage will create a transition between commercial and multifamily residential in both scale and intensity. 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 homes can be built on small lots that will connect to improved infrastructure.
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 to R-4 Coastal Cottage would be consistent with the City’s Comprehensive Plan and Future Land Use Map.