The subject development site is generally located at the northeast corner of Grand Boulevard and Ridgewood Drive. The site includes numerous parcels consisting of buildings, parking lots, and vacant land which previously comprised the former Community Hospital of New Port Richey which was demolished in 2016.
The applicant is requesting to amend the zoning designation for the subject parcels from the existing designations of Office, GOVT, or CR-3 to PDD. This amended zoning would facilitate the future development of the site with single-family attached homes and apartments along with their related amenities.
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 1.1.4 The City shall promote the efficient use of natural resources and public facilities and services by encouraging the use of innovative land development techniques such as planned developments, clustering of land uses and mixed use development.
- 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.
Pursuant to Section 4.02.01(A)(5) of the Land Development Code, 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 information provided by the applicant in their application, as well as the fact the site was previously occupied by the Community Hospital of New Port Richey, 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 closing and demolition (2016) of Community Hospital resulted in the largely vacant 23.98-acres that is the subject development site. Since the demolition, very little outside of disinvestment has occurred in the surrounding area and the subject redevelopment would likely serve as a catalyst for redevelopment.
While the majority of the development site abuts various surrounding rights-of-way, the parcels abutting the site are zoned either C-2 or P/SP District, and while neither of these districts have similar intensity their existing uses (retail plaza, fire station) are compatible with the proposed development.
No other PDD’s currently exist within the area of the subject development site; however, it is the intent of the PDD to provide an alternative method of land development not available within the framework of other zoning districts that may be assigned to land which is to be developed utilizing innovative design techniques to accommodate a mixture of residential uses on a single parcel of land. Further, the PDD is the most appropriate district available within the LDC to implement a residential development of the density that would be allowable within the MDR-20 Future Land Use Category.
Accordingly, based upon the above, positive findings can be made with regard to these criteria.
Pursuant to LDC Section 7.16.03, an application for any Planned Development District zoning/rezoning shall not be approved unless the following conditions are met:
1. One acre or more of real property must be included to establish a Planned Development District with a Residential Planned Development or an Office Planned Development Subdistrict designation.
The subject development site consists of 23.98 acres, and is proposed to be developed residentially. Accordingly, a positive finding can be made with regard to this condition.
2. Three acres or more of real property must be included to establish a Planned Development District with a Commercial Planned Development Subdistrict designation.
The subject development site will not include a commercial component. As such, this condition is not applicable.
3. Five acres or more of real property must be included to establish a Planned Development District with an Industrial Planned Development Subdistrict designation.
The subject development site will not include an industrial component. As such, this condition is not applicable.
4. The property proposed for any zoning/rezoning must be adequately and economically served by the city and/or developer with public facilities and services as are necessary for the health, safety and welfare of the residents.
The development site has been deemed concurrent by the City Manager as per LDC Section 4.02.02. Accordingly, a positive finding can be made with regard to this condition.
5. Evidence must be provided by the applicant to the city that development of the Planned Development District will not degrade the level of service for any public facility beyond the acceptable standard as established in the comprehensive plan.
The development site has been deemed concurrent by the City Manager as per LDC Section 4.02.02. Accordingly, a positive finding can be made with regard to this condition.
6. The proposed zoning/rezoning and ultimate development of the Planned Development District must be found consistent with and further the purpose of the City of New Port Richey's Comprehensive Plan.
As previously discussed in this staff report, positive findings can be made with regard to compatibility and consistency between the development proposal and the adopted Comprehensive Plan.
The Land Development Review Board reviewed this matter at their regular meeting on October 24, 2024 and recommended that a Zoning Map amendment from Office, GOVT, and CR-3 to PDD would be consistent with the City’s Comprehensive Plan and Future Land Use Map.
It should be noted that staff is still currently waiting on a survey for the subject property and therefore that information, as well as the legal description, will be advanced to you before your meeting on December 17, 2024.