Analysis

Existing Conditions:

The .66 acre property is located on the east side of US Highway 19, at the southeast corner with US Highway 19 and Main Street. The north side of the property borders Main Street and east side of the property borders a commercial use in the Downtown Zoning and Land Use Districts. To the west side of the subject property is US Highway 19, to the south of the subject property are other commercial parcels. This parcel has two zoning and land use designations. The northern part of the parcel is downtown, but the southern part of the parcel is Highway Commercial.

The building, which originally housed a Walgreens Drug Store, was built in the year 2000. The entire parcel is 1.48 acres. The building occupies 14,976 square feet of space.

Proposal:

The applicant would like to renovate the drug store and convert it to a Famous Tate retail store, which sells appliances and bedding. Because this type of facility is not specifically called out as an eligible downtown use, and the parcel is split between two land use and zoning districts, the decision was made to change the land use and zoning to Highway Commercial.

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 office and retail uses will generate less than 6 trips per day in the PM peak hour of operation.  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 demand of 137 gpd with the the retail uses, 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 137 gpd with retail uses, 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.

   

• 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. 

   

• 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.    

   

• 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 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.

   

  The proposal  is consistent with the following Comprehensive Plan objectives and policies:
• Future Land Use 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 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.