Analysis:
Existing Conditions:
The subject site is 10.21 acres located on the west side of US Highway 19, approximately 1,070 feet north of Trouble Creek Road. To the north is an office/retail commercial plaza and duplex multi-family housing, to the west is vacant City-owned property and single-family residential development in unincorporated Pasco County, to the south are single-family residential development in unincorporated Pasco County and automotive sales and repair enterprises and to the east are the Pasco County Tax Collector and a restaurant.
The site is vacant and is located within the Coastal High Hazard Area (CHHA). The CHHA is the area below the elevation of the category 1 storm surge line as established by a Sea, Lake, and Overland Surges from Hurricanes (SLOSH) computerized storm surge model.
The applicant has provided a jurisdictional wetland survey identifying 1.7 acres of wetlands located on the western and northern portions of the site.
Proposal:
Hyundai of New Port Richey proposes to develop the subject site with a vehicle lot to store its Hyundai and Volkswagen inventories. The existing dealerships are located to the east, with frontage on US Highway 19, and are designated with HC, Highway Commercial land use and HC, Highway Commercial zoning. The subject site carries the HDR, High Density Residential future land use category and the HC, Highway Commercial zoning district. The proposed inventory car lot use is not permitted under the HDR Category and is the basis of this amendment.
A previous land use amendment was reviewed by City Council. During the discussion, it was decided to defer the case so that the wetland area of the property could be designated as Conservation Category. The request has changed to reclassify the 1.7 acres of wetlands to the Conservation Category; the 8.84 acres of upland is proposed to be changed to the Highway Commercial Category.
The applicant currently has a site plan for the proposed inventory car lot under review by the Development Review Committee. Development standards including landscaping, lighting, fencing, and drainage will be addressed as part of the review.
Concurrency Review:
To ensure that the land use plan amendment 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 site is currently vacant. The proposed use of an inventory car lot is anticipated to generate no additional trips. No additional study is required as the increase is less than 50 PM peak hour trips.
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 land use plan amendment is not expected to generate any sewer demand and will not impact the City’s sewer level of service.
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 land use plan amendment is not expected to generate any potable water demand and will not impact the City’s potable water level of service.
The City does not provide solid waste service. This is provided through franchise agreements with independent haulers. The City has an interlocal agreement with Pasco County for solid waste disposal and the County is responsible for providing adequate dumping sites.
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. Any increase in net impervious surface ratio will be reviewed for impacts to stormwater drainage.
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. As a non-residential use, the proposed inventory lot will have no impact on recreational service.
- Fire & Emergency Medical Services:
Fire and emergency medical services will be provided to this property by Station #2, located at 6121 High Street. The Fire Department will continue to serve this property and the land use plan amendment will not adversely affect fire and EMS service and response time.
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 objectives and policies:
- Future Land Use Element Table FLU 1.1.3 (Highway Commercial Category Purpose) –
o To designate areas suitable for heavy or intensive commercial uses along US Highway 19. General commercial and office uses are also permitted.
o Due to the potential conflict between heavy or intensive commercial activity and residential development, residential uses are discouraged except in appropriate locations and in conjunction with a planned development district zoning.
o While permitting intense commercial activity, the land use category also recognizes the importance of protecting abutting development of a less intense nature.
- Future Land Use Element Policy 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.
- Future Land Use Element Policy FLU 3.1.2 - The City shall direct population concentrations away from the Coastal High Hazard Area.