Existing Conditions:
The subject site is 2.8 acres located on the south side of Sunset Road, approximately 270 feet east of US Highway 19. East, west and south of the site are a mixture of commercial and governmental land uses. To the north, across Sunset Road, are office uses. The site contains two office structures totaling 7,357 square feet. The structure located on 5324 Sunset Road is occupied by Med-Fleet and serves as a non-emergency medical transportation company. Vehicles associated with the business are stored on-site overnight. The structure at 5334 Sunset Road is vacant and currently being renovated for future occupancy by the applicant.
Proposal:
The applicant is pursuing the construction of a private vehicle repair facility to maintain its fleet of ambulance vehicles. Under the current zoning district and future land use category, the proposed use is not permitted. The land use amendment and rezoning is needed for the site in order construct the facility. The proposed land use is Highway Commercial Category and the zoning is Highway Commercial District which permits auto sales, repair and service establishments.
Concurrency Review:
To ensure that the land use plan amendment and 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 existing use of the site is an office building. The proposed use would remain the same with the addition of a repair facility for their vehicles, which generated a PM peak demand of 12.7 trips. No additional study is required as the increase is less than 50 PM peak hour trips.
· 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 land use plan amendment and rezoning is expected to generate demand of 500 gpd which is serviceable by the City. It will not impact the City’s sewer level of service.
· 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 land use plan amendment and rezoning is expected to generate demand of 500 gpd which is serviceable by the City. It will not impact the City’s potable water level of service.
· 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. Any increase in net impervious surface ratio will be reviewed for impacts to stormwater drainage.
· 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. The proposed commercial land use plan amendment and rezoning should not affect the recreation levels of service.
· Fire and Emergency Medical Services
Fire and emergency medical services will be provided to this property by Station #1, located at 6333 Madison Street. The Fire Department will continue to serve this property and the proposed land use plan amendment and 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 41 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 is consistent with the following objectives and policies:
- Future Land Use Objective FLU 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 Policy FLU 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 Policy FLU 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 Policy FLU 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.