Analysis:

Existing Conditions:

The site is 1.02 acres and is located west of Grand Boulevard, south of Gulf Drive and north of Crest Street.  The site is vacant and has an irregular shape. The site has 239 feet of frontage along Grand Boulevard, 149 feet of frontage along Gulf Drive and 31 feet of frontage along Crest Street. The area is characterized by a mix of office and retail commercial uses, and vacant buildings. 

Proposal: 

The applicant proposes to develop the site with a Family Dollar retail store.  The use is not a permitted use in the Office District.  The proposed use requires rezoning the property to the C-2, General Commercial District, which permits retail, office and service uses. It is consistent with the property’s future land use designation which is General Commercial Category.

The City and the applicant are working on a development agreement to transfer mineral rights that the City owns to the applicant. A request to authorize the City Manager to execute the agreement and a quit claim deed for access to the rights will be provided to Council at second reading of this case.  The agreement also establishes minimum development standards for the proposed store, addressing building color, materials, landscaping and parking. Staff has been successful in negotiating an enhanced site plan through the development review process.  

The site plan features an 8,320-square foot building oriented towards Gulf Drive. Access is provided by curb cuts along Gulf Drive and Grand Boulevard. Parking will be located along the north, east and south sides of the building. A dry retention pond will be constructed east of the parking lot, along Grand Boulevard. The site will be landscaped with required perimeter and interior plantings, in addition to those abutting the building foundation. The architecture of the building includes a main entrance along the north elevation. It will feature a flat overhanging canopy. The east elevation will include faux windows with shutters and awnings. The proposed wall and ground signs will be architecturally integrated into the overall design.

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 retail commercial use will generate 57 trips per day in the PM peak hour of operation.  A traffic study has been provided, which indicates minimal impacts to traffic operations in the area are expected.  A northbound, left-turn deceleration lane is proposed on Grand Boulevard to accommodate delivery trucks accessing the property.

• 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 demand of 832 gpd which is serviceable by the City. 

   

• 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 demand of 832 gpd which is serviceable by the City.   

   

• Solid Waste:

  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 site will feature two trash dumpsters, one of which will be dedicated to empty delivery boxes.   

   

• 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.  The run-off from the proposed development will be contained by on-site stormwater detention areas.

   

• Recreation:

  According to the adopted level of service for future recreation needs (Tables 8 and 9, Recreation and Open Space Element, 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.  The proposed retail commercial use will not impact the City’s recreation infrastructure.  

   

• 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 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 44 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 Element Table 1.1.3 – (The purpose of the General Commercial Category is to) designate areas appropriate for the development and maintenance of a general commercial environment. This land use category is designed to support a wide variety of retail, consumer-oriented and general commercial uses and activities and professional and personal services in close proximity to major thoroughfares and residential concentrations.

• Future Land Use Element Objective 1.3 - Design commercial development that is compatible with environmental and economic resources, to enhances access and circulation, results in a positive and attractive built environment and will be in keeping with the needs and character of the community.

• Future Land Use Element Policy 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 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.

• Future Land Use Element Policy 1.3.4 - The Land Development Code shall ensure that all commercial areas are located and designed so as to enhance safety by providing adequate off-street parking and loading areas and by separating pedestrian and vehicular traffic.