Proposal:
The hospital proposes to expand its parking with the inclusion of the subject site. In order to add this piece to the overall campus, a land use plan amendment and rezoning is required. The Planned Development District (PDD) zoning requires simultaneous site plan approval.
The proposal amends the existing PDD zoning with development standards that coincide with the changes to the site plan. The proposed Public-Semi/Public land use category and Planned Development District zoning will match that of the bulk of the hospital land.
Concurrency Review:
To ensure that the rezoning will meet concurrency standards, an availability and demand analysis is performed for the maximum potential development. Concurrency is determined by comparing the available capacity of a public facility/service with the total demand of the subject site, which is measured by determining the potential demand minus the demand generated by the existing uses.
Traffic:
The Land Development Code requires a transportation study for proposed projects that generate more than 50 trips per day in the PM peak hour of operation. The hospital does not propose to add more beds at this facility due to this request. No traffic study is needed.
Sanitary Sewer:
Sanitary sewer treatment will be provided by the City’s wastewater treatment facility, which is designed to handle 7.5 million gallons per day (gpd). From the 7.5 million gpd, Pasco County is allotted a capacity of 3.0 million gpd, which leaves the City with a capacity of 4.5 million gpd. The total daily flow is approximately 5.0 million gpd, allowing for a 2.5 million gpd surplus capacity.
The proposed rezoning is expected to generate no change to the current demand of 17,328 gpd which is serviceable by the City. The proposed rezoning does not include the addition of more beds, therefore will not impact the City’s sewer level of service.
Potable Water:
The City of New Port Richey will provide water service and the City is supplied water by Tampa Bay Water. The present design of the City’s water treatment facility is 11.1 million gpd. The approximate average daily flow is 3.5 million gpd with a surplus of 7.6 million gpd.
The proposed rezoning is expected to generate no change to the current demand of 23,104 gpd for residential uses and 1,364 gpd for commercial uses which is serviceable by the City. The proposed rezoning does not include the addition of more beds, therefore will not impact the City’s potable water level of service.
Solid Waste:
The City does not provide solid waste service. This is provided through franchise agreements with independent haulers. The City has an inter-local agreement with Pasco County for solid waste disposal and the County is responsible for providing adequate dumping sites.
Drainage:
The City handles drainage demand through the development review process at the time such development occurs. Post-development drainage patterns cannot exceed pre-development patterns. Run-off from the proposed parking lot is anticipated to flow northeast to the existing retention pond.
Recreation:
According to the adopted level of service for future recreation needs (Table 5, Recreation and Open Space Elements, Comprehensive Plan), the City of New Port Richey has a surplus of facilities for a population of 20,000 and over, depending on the type of facility. Because the proposal is for a commercial use, it should have no affect on recreation levels of service.
Fire & Emergency Medical Services:
Fire and emergency medical services will be provided to this property by Station #1 is located at 6333 Madison Street. The Fire Department will continue to serve this property and the rezoning will not adversely affect fire and EMS service and response time.
Police:
The City of New Port Richey administers police service. There are currently 42 officers that offer police protection to the residents of the City. Community policing service will be provided through the City’s zone system and officers in the field.
Compatibility with Comprehensive Plan:
The proposal will be consistent with the following Comprehensive Plan objectives and policies:
· Future Land Use Map, C.7.a – The Public/Semi-Public Category recognizes identifiable areas of the community which support public, municipal and semi-public community services and facilities.
· Policy 1.3.2 – Commercial development shall be of a type, as defined in the land development regulations, which is intended to serve the general retail day-to-day commercial needs (e.g. convenience goods and services), and personal and professional service needs of the residents of the City of New Port Richey, seasonal visitors to this community and the surrounding unincorporated County.
· Objective 1.4 – The City shall encourage the use of the planned unit development (the intent of which is to provide flexible standards and development and guidelines while maintaining and protecting the desired community character) for future development and, as appropriate, redevelopment activities.
· Policy 1.4.3 – The planned unit development regulations shall address an allowance for zero lot line cluster or other non-traditional lot layout or site design; the identification of restrictions on permitted or conditional land uses within the district; the establishment of minimum acreage and dimensional requirements, minimal design, landscaping/buffering and illumination criteria.