On November 17, 2020, the City Council approved Ordinance 2020-2210, which allows for attached single-family townhome projects as a special exception within the R-3 zoning district with the following conditions:

1.      The subject property must be located within the Downtown or Downtown Core future land use classification of the City’s Future Land Use Map;

2.      The density of the project may not exceed the maximum density of subject property’s adopted future land use classification;

3.      The minimum property size for the project must be 5,000 square feet;

4.      Each townhome shall be located on a lot of no less than 2,500 square feet;

5.      The underlying lot of each townhome shall be consistent with the parcel of record as recorded in the public records of Pasco County, Florida; and

6.      Site development standards shall be established by City Council through the special exception approval process.

The City received an application from Central Madison, LLC (Applicant), represented by Andy Mikulski, for consideration of approval of a special exception for a four unit attached single-family townhome project at 6414 Madison Street (Subject Property).  The legal description of the Subject Property is:

Lots 11 to 16 of Block 72 of the Plat recorded in the Pasco County Public Records in Official Record Book 4, Page 49.

The following provides information regarding the Subject Property:

The Applicant proposes to construct a four unit attached single-family townhome project on the subject property.  The project will consist of two sets of two attached single-family townhomes.  Each townhome will be placed on an original lot of record.  The townhomes will be placed on Lots 11, 12, 13, and 14.  The two townhomes on Lots 11 and 12 will be attached and share a common wall.  The two townhomes on Lots 13 and 14 will be attached and share a common wall.  There will be a 10 foot separation between the two sets of townhomes.  The townhomes will be two-stories.  Each townhome will have a gross floor area of 2,285 square feet with a living area of 1,835 square feet.

The permitted density within the Downtown future land use is 20 dwelling units/acre.  The proposed townhome project is four townhomes on 15,000 square feet, which equates to a density of 11.62 dwelling units/acre.  If the density is calculated only on the area where the four townhomes are located (10,000 square feet), then the density is 17.42 dwelling units/acre.  The density of the proposed townhome project is consistent with the density limitation of the Downtown future land use.

The Applicant provided a concept plan for the proposed townhome project.  In addition, as part of the special exception application, the Applicant also provided an analysis of the proposed townhome project’s consistency with the goals, objectives, and policies of the City’s Comprehensive Plan.  The application and concept plan are attached to this staff report.

The proposed development standards for the townhome project are as follows:

According to Section 5.02.10 of the City’s Land Development Code, the City Council must make the following findings:

1.      The exception is specifically permitted in the zoning district regulations;

2.      The granting of any exception will not adversely affect the public health, safety, or welfare of the community;

3.      The granting of any exception is consistent with the intent of the zoning district;

4.      The requirements of the district in which the use is to be located shall be complied with;

5.      Excessive traffic will not be generated on residential streets;

6.      The proposed use will not adversely affect the residential character of existing neighborhoods; and

7.      A vehicular parking or traffic problem is not created.

The following provides the City staff analysis of consistency with the required seven findings for approval of a special exception.

1.      The subject property’s R-3 zoning allows for attached single-family townhomes as a special exception.

2.      The proposed townhome project will not result in significant increases in traffic, nor will it generate excessive demand on City provided potable water and sewer services.  The development of the project will address stormwater impacts consistent with the City’s requirements and not result in significant off-site impacts.  The development of the project will provide for a landscape plan.  The development of the project is not anticipated to create an adverse impact to the public health, safety, or welfare as documented in the City staff report, the application, concept plans, and testimony provided at the City Council public hearings.

3.      The intent of the R-3 zoning district is for the primary development of single-family dwelling units.  The proposed townhome project is comprise of four single-family dwelling units.  Each townhome will be sold as a separate fee simple unit and be used as a single-family dwelling unit.  The proposed townhome project is consistent with the intent of the R-3 zoning district.

4.      The R-3 zoning district allows attached single-family townhomes as a special exception with specific conditions.  As described earlier in this City staff report, the proposed townhome project is consistent with the conditions for the special exception for an attached single-family townhome project in the R-3 zoning district.

5.      Based on ITE Trip Generation Rates 10^th Edition the estimated traffic impact of the proposed townhome project is 29 trips per day or 2 trips per PM Peak Hour.  The existing potential trip generation of the subject property, based on the development of two single-family detached dwelling units is 20 trips per day or 1.5 trip per PM Peak Hour.  The estimated increase in trips per day is 9 and increase in PM Peak Hour trips is less than 1 (0.5).  This is a minor increase and does not result in exceeding the capacity of Madison Street nor Central Avenue.  In addition, a Pasco Transit bus stop is on Madison Street adjacent to the subject property.

6.       The proposed townhome project is a residential single-family project and will not adversely impact the residential character of the area.  It is important to note that existing development to the north and south of the subject property is not residential but is developed as office.

7.      As stated in #5, the increase in traffic generation is minimal and does not result in negative impacts to traffic.  In addition, the proposed townhome project will provide the required 2 on-site parking spaces per townhome unit within the townhome’s garage.  No parking impacts are anticipated with the proposed townhome project.

Staff received one written objection by Lorelle Smith which is attached to this agenda item for reference and one objection via telephone.