City Council approved this ordinance at first reading on August 18, 2015.

In order to implement the proposed Downtown Core (DC) Future Land Use Category (pending companion Ordinance #2015-2052), the Downtown Zoning District also needs to be amended to reflect the DC Category’s maximum residential density of 30 dwelling units per acre. The two companion ordinances are now presented to the Council for second readings, after having received comments on Ordinance #2015-2052 from the Florida Department of Economic Opportunity. 

Currently, the Land Development Code indicates that the Downtown District is consistent with the Downtown (D) Future Land Use Category only. The Code also limits residential use in the Downtown District to the second floor and above in conjunction with a ground floor commercial use and stipulates that residential use must follow the requirements of the MF-14 zoning district.

The proposed amendments to the Downtown District are to be consistent with both the D and DC Categories. Residential use will no longer be prohibited on the ground floor. Development will continue to be subject to the

requirements of the MF-14 Zoning District, however, the maximum residential density will be more explicitly associated with the applicable future land use category, which would be either the D Category (15 dwelling units per acre) or the newly proposed DC Category (30 dwelling units per acre).

The proposed increase in the density in the DC Category necessitates an accommodation for increased building height. The amendment to the standards in the Downtown District includes a building height increase of 50 feet for properties designated with the DC Category. The Main Street Landing project at the southeast corner of Main Street and River Road established a 50-foot maximum building height for that project, which was a basis for this provision. Other properties in the D Category would maintain the existing 35-foot maximum height.

Approximately five acres of property designated with the Downtown District are located in the Coastal High Hazard Area (CHHA) and will be designated with the DC Category per the proposed amendment to the City’s Future Land Use Map. Properties located outside the CHHA, designated with the Downtown District and the DC Category, would be allowed the 30 dwelling units per acre maximum residential density as of right. However, properties located within the CHHA, designated with the Downtown District and the DC Category, would be allowed to increase their maximum residential density from the 15 dwelling units per acre allowed per the D Category to the 30 dwelling units per acre allowed per the DC Category only by means of the City’s Coastal Transfer of Development Rights (TDR) process. The Coastal TDR process allows this increase in density only by transferring residential density from City-owned properties located within the CHHA; an increase in residential density within the CHHA is otherwise prohibited.

The proposed amendments to the Downtown District regulations are intended to encourage and support higher-density residential development and a mix of land uses in the City’s downtown. Higher-density residential development located downtown will make the neighborhood more vibrant and is intended to encourage demand for other uses, such as retail, service and office uses.

Allowing a greater number of residential units in the physical and economic center of downtown would make the best use of the premium location and strengthen downtown and the city as a whole. Increasing the residential population in the core area of downtown would generate more demand for goods and services in downtown and potentially generate more diversity to the retail and service mix currently offered. Downtown suffers from lingering vacancies and empty storefronts. Providing more residential options downtown and generating demand for commercial spaces is key to making downtown a complete urban center where people live, work, shop and socialize.

From a public infrastructure perspective, having goods and services located close to residents provides opportunities to reduce vehicle miles traveled and to reduce traffic congestion. The City has made significant investments in the

public realm in downtown, including streets, sidewalks, parks, and civic spaces, which make walking and biking safer and more comfortable and provide pedestrians and cyclists with multiple destinations in close proximity.

The proposed new language is shown with underlining and deleted language is shown with strikethrough.

Compatibility with Comprehensive Plan:

The proposal is consistent with the following Comprehensive Plan objectives and policies:

• CME Policy 2.2.1 - The City shall maintain or reduce allowable density in the Coastal High Hazard Area consistent with the Future Land Use Map of the Comprehensive Plan.

• FLU Policy 1.2.2 – The City shall encourage a balanced land use mix providing for a variety of housing styles, densities and open space.

• FLU Policy 1.6.1 - In order to encourage the best use of the Highway Commercial, General Commercial, Downtown, Residential/Office and Residential/Office/Retail land use categories, the City shall establish incentives which enhance the opportunities for mixed use development in these categories.

• FLU Objective 3.2 - By 2007, the City of New Port Richey shall adopt a Coastal Transfer of Development Rights (TDR) program as part of the City Land Development Code. This Coastal TDR program shall:
  • Assist in the redevelopment of the Coastal High Hazard Area (CHHA) of the City;
  • Protect environmentally-sensitive lands within the CHHA;
  • Redistribute residential development rights allocated by the FLUM to achieve the requirements of Rule 9J-5012, FAC;
  • Redistribute residential development rights allocated by the FLUM to achieve growth management goals of the City; and
  • Implement hazard mitigation strategies.

   

• FLU Policy 3.2.2 - The City of New Port Richey shall create an “entitlement bank” where residential development rights from City-owned land that have been severed may be deposited for the purpose of implementing the Coastal TDR program.

• FLU Policy 3.2.3 - As part of the Coastal TDR program, the City shall sever all or part of the residential development rights allocated by the FLUM on City-owned property and deposit those development rights into a City-owned residential entitlement bank to be used to further the growth management goals of the City.

• FLU Policy 3.2.4 - Development rights authorized by the Future Land Use Map on lands owned by the City of New Port Richey within the CHHA may be transferable to designated receiving lands within the CHHA.

• FLU Policy 3.2.5 - The residential development rights allocated by the Future Land Use Map in the CHHA shall not be exceeded.

• LIV Policy 2.5.8 – Maintain and periodically review height and density maximums to discourage single uses that represent the inefficient use of land and public facilities and are not consistent with the size and scale of the surrounding neighborhood.

• TRA Policy 3.1.3 - The Downtown TCEA will become more pedestrian-oriented through mixed-use development utilizing urban design principles including, but are not limited to:

a. clustered densities to preserve open space and enhance multi-modal opportunities,

b. transit-oriented densities and/or intensities,

c. building placement/build-to lines,

d. first floor retail in mixed-use buildings on street frontage,

e. parking integration with alternative modes,

f. pedestrian/bicycle circulation and facilities, and

g. roadway/right-of-way aesthetics.