INTRODUCTION
This rezoning application is scheduled for a first reading on June 19, 2018. The request is a rezoning of approximately 4.1 acres of a 12.36 acre property located at 6450 Sea Forest Drive, on the east side of Sea Forest Drive and the south side of Green Key Road, from R-1- Residential District to PDD- Planned Development District.
City Council is to conduct a first reading/public hearing on the proposed ordinance.
1. Review of a wetlands survey approved by the Southwest Florida Water Management District (SWFWMD).
2. The project must be built to an elevation of 13 feet. (This property is in FEMA flood zone AE and the Base Flood Elevation is 12 feet. The City participates in the National Flood Insurance Program's Community Rating System, which requires structures be elevated at least one foot above grade.)
3. Handicapped accessible parking spaces must be located so that they can be accessed from the front door of the building without having to cross a vehicular lane.
4. An agreement for annual Payments in Addition to Taxes will be required in order for the City to provide fire and emergency medical services.
BACKGROUND
Existing Conditions:
The parcel consists of 12.36 acres of undeveloped land, located on the east side of Sea Forest Drive, south of Green Key Road. The northern portion of the property (marked Parcel A on the survey) is zoned PDD- Planned Development District. The southern portion of the property (marked Parcel B on the survey) is zoned R-1- Low Density Residential District.
To the south of the subject property are two single-family homes in the R-1 District, which are in the City’s jurisdiction. The rest of the surrounding properties are in Pasco County’s jurisdiction:
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To the north are eight residential lots zoned AC- Agricultural District, which allows agriculture and single-family detached dwellings. Seven of the lots are unimproved. There is a single family home on one of the lots.
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To the east are ten unimproved subdivided lots zoned AC- Agricultural District.
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To the west of the subject property (across Sea Forest Drive) is The Reserve at Sea Forest townhome development. The zoning is R-4- High Density Residential.
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There is an undeveloped 0.67 acre parcel adjacent to the northeast corner of the property, which is zoned C-1- Neighborhood Commercial District.
Proposal:
The applicant proposes this rezoning for the development of a 124-bed, 62-unit assisted living facility to be known as Sanctuary Manor at Sea Forest, which will provide facilities for senior independent living and memory care. The development is anticipated to be completed in two phases. Phase I will consist of the entire site (including parking, walkways, water retention, utilities, etc.) and three buildings. Phase II will consist of one additional building. There are proposed conservation easements on the south and east sides of the property due to wetlands, on which development or disruption will not be permitted.
Development Standards:
The request for approval of PDD zoning includes the following specific development standards as part of the site plan review:
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Permitted use: An assisted living and memory care facility.
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Density: Sixty-two units permitted on 12.36 acres, which is the maximum number of units allowed per the Low Density Residential land use designation in the Comprehensive Plan.
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Site layout: One-story buildings with exterior parking areas and circular driveway at the entrance.
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Setbacks: Allow a 7.5 foot setback for the front of the property along Sea Forest Drive.
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Building design: Craftsman vernacular style buildings.
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Building height: Maximum height is 28.2 feet.
Landscaping/buffering/streetscape: Perimeters of all parking areas will be landscaped per the Code. The perimeter of the retention pond will also be landscaped.
Parking: This project is geared toward senior independent living and memory care; on-site food service and nursing care will be provided. Transportation to local stores will also be provided for residents by the management of the facility. Forty-two parking spaces will be provided, including two handicapped-accessible spaces. This is more than the required number of spaces per senior housing parking demand standards.
Lighting: All lighting will be motion detection lights. Light will be directed toward the ground. Lighting shall be arranged and installed to deflect, shade, and focus lights away from adjacent properties.
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Signage: Two monument signs are proposed: one at the main entrance and one at the service entrance.
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Stormwater/drainage: A portion of the project’s runoff will be contained in an on-site water retention pond. There are wetlands on the south and east sides of the property.
Concurrency Review:
To ensure that the rezoning will meet concurrency standards, an availability and demand analysis has been performed for maximum potential development. Concurrency is determined by comparing the available capacity of a public facility or 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.
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Traffic
The Land Development Code requires a transportation study for proposed projects estimated to generate more than 50 trips per day in the PM peak hour of operation. It is estimated he assisted living facility will generate less than 50 trips per day in the PM peak hour of operation. Therefore, no traffic study is required.
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Wastewater/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 13,429 gpd, which is serviceable by the City.
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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 17,905 gpd.
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Solid Waste
The City does not provide solid waste services. These services are 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.
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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. A portion of the project’s runoff will be contained in the on-site water retention pond.
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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. This development is not required to provide land for recreational purposes.
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Fire & Emergency Medical Services
The projected needs for fire and emergency medical services for the proposed assisted living facility are beyond the existing capacity of the New Port Richey Fire Department. An agreement for annual Payments in Addition to Taxes will be required in order for the City to provide fire and emergency medical services.
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Police
The City of New Port Richey administers police services. There are currently 42 officers that offer police protection to the residents of the City. Community policing services will be provided through the City’s zone system and officers in the field.
Consistency with Comprehensive Plan:
The proposal is consistent with the following Comprehensive Plan objectives and policies:
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Housing Element Objective HOU 1.2.2, Special Needs Housing - The City shall review, and amend if warranted, the zoning code so that different classes of group homes will be permitted in appropriate residential neighborhoods where the class of group home is necessary to meet the needs of City residents.
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Future Land Use Element Policy FLU 1.2.2 – The City shall encourage a balanced land use mix providing for a variety of housing styles, densities, and open space.
PASCO COUNTY
The Pasco County Planning and Development Department does not support the proposed rezoning. In a comment letter received June 5, 2018, the County stated that their Comprehensive Plan prohibits “the siting and expansions of acute care medical facilities or any other facilities which house non-ambulatory persons within the Coastal High-Hazard Area.” The County also stated that flooding has been observed at the subject site (based on the 2003 Flood delineation) and that a significant portion of the subject site contains Category 2 and 3 wetlands.
COMMUNITY INPUT
The surrounding property owners within 500 feet of the subject property have been notified of this request for both the LDRB meeting and City Council meetings. There were several public comments at the May 17, 2018 LDRB meeting. Please see the meeting minutes attached.
Zoning Map – 6450 Sea Forest Drive
