Existing Conditions:
The subject site is 3.10 acres located on the southeast side of Main Street and River Road and north of Acorn Street. The Main Street Landing project includes one, multi-story “shell” building. The building is positioned at a nearly zero setback, located within a range of inches to several feet from the Main Street/River Road rights-of-way (ROW).
To the north of the site, across Main Street, is the Chamber of Commerce building and City boat ramp. South of the site are single-family dwellings. To the west, across River Road, is a commercial strip center. Along the east is the Pithlachascotee River. Surrounding zoning to the east and west is Downtown District. To the south is R-2, Residential District zoning and to the north is Government District zoning.
The original zoning/site plan for the site was approved in 2005, but expired. The City had granted an easement for stormwater retention along Acorn Street and an easement for landscaping, building signage, awnings, overhangs, sidewalk cafes and pedestrian access on Main Street. The project started and then was suspended in 2007 due to poor economic conditions. In 2011, City Council approved an agreement for the completion of the “shell” building. In 2013, the zoning/site plan was re-approved. At the same time, a streetscaping agreement was negotiated that resulted in paver sidewalks, utilities, tree grates, trees, landscaping, light fixtures and ADA ramps. Last November, City Council approved a development agreement with the owner that approved a maximum of 95 units through transfer of development rights (TDR) credits to the developer.
Proposal:
The applicant is pursuing the completion of the mixed-use residential/commercial development. The Planned Development District requires simultaneous site plan approval. This application is an amendment to the 2013 zoning and site plan. Companion land use plan amendment and rezoning applications allowing for the expansion of the James E. Grey Preserve and associated transfer of development rights is also scheduled for review (Ordinance #2016-2081 & Ordinance #2016-2082).
Zoning:
The proposed zoning is PDD, Planned Development District with a CPD, Commercial Planned District Subcategory. This PDD establishes development standards that coincide with the site plan and is consistent with the Downtown Core land use category. By Code, the PDD/CPD allows for any single use or combination of uses permitted in the MF-10, MF-14, MF-30 Office or Commercial Districts. This PDD, however, excludes several uses which would be inconsistent with the Downtown Core land use category or could not be supported by the parking provided.
The specific development standards include the following:
· Primary Use – Mixed use including 80 residential units; 13,640 square feet of retail; Permitted uses include those within the MF-10, MF-14, MF-30, Office, C-1 and C-2 Districts except the following: retail furniture/appliances; auto sales/repair; residential care facilities; off-site alcohol package sales except beer and malt beverage; churches; schools; convenience stores; pawn shops; gas stations; garages; tattoo parlors; bottle clubs; adult uses; drive ins; light manufacturing; flea markets; labor pools; thrift stores; video game parlors; warehousing; stores for sale of used goods other than antiques; storage; massage parlors; modeling agencies; boarding rooms; bed and breakfasts; blood plasma centers, check cashing service; telecommunication towers; commercial communication facilities and devices (no antennae); body piercing establishments, cannabis dispensing/processing/cultivation enterprises, and other uses which are inconsistent with the Downtown Core land use category;
· Secondary Use – 20 residential boat slips (nine private docks ) and six retail boat slips (three public docks). Gas and food sales are prohibited at dock locations;
· Density – 25.8 dwelling units/acre = 80 dwelling units. The maximum density in the Downtown Core Future Land Use Category is 30 dwelling units/acre, however properties located within the Coastal High Hazard Area are limited to density of 15 dwelling units/acre unless additional density has been approved through the City’s Coastal Transfer of Development Rights program. In the companion land use plan amendment and rezoning applications (Ordinance #2016-2081 & Ordinance #2016-2082), the City proposes to transfer 97 units from the City-owned sending site to the City’s entitlement bank and then transfer 34 of those credits to the Main Street Landing receiving site, as required per the November 2015 development agreement;
· Building Setback – measured from property lines;
- Front (Main Street) – zero feet;
- Front (River Road) – 0 feet;
- River – 0 feet to pool deck; 10 feet to building;
- Front (Acorn Street) – five feet;
· Building Height – 50 feet maximum measured from base flood elevation to top of structure;
· Parking – 260 spaces required; 223 spaces provided plus bicycle parking spaces; the applicant anticipates partially relying on a shared parking strategy which will optimize parking capacity by allowing complementary residential and retail commercial land uses to share spaces. The City also acknowledges that on-street parking will partially accommodate the site’s parking capacity needs;
· Building design, materials, colors – Tuscan-style architecture with split-face concrete masonry units and stucco with beige and yellow colors and red accent (including dumpster enclosures);
· Impermeable surface ratio – 83.87 percent;
· Maximum building coverage – 35.5 percent; and
· Signage – Use Downtown District standards and design guidelines with architecturally-integrated signs including one monument-style ground sign.
Preliminary Site Plan:
The site plan includes a total of three buildings including the existing “shell” building. The style of the new buildings will complement the existing architecture. All buildings will have a similar design. Signage will meet the Downtown District regulations.
The site will be developed within four phases. Phase 1 provides for the completion of building #1 (now a “shell”) which is three stories and approximately 46,000 square feet. The first floor will have up to 15 retail tenant spaces in 13,640 square feet. There will be 14, two-story residential units occupying the second and third floors. As part of this first phase, the surface parking area to the south of the building will be completed.
Phase 2 of the project consists of building #2 which will be approximately 6,000 square foot, two-stories and contain eight residential units. It is to be located east of, and will connect to, building #1, along the south side of Main Street. This replaces the former restaurant that was approved under the previous site plan.
Phase 3 will include a three-story, 58-unit building on the south and east side of the site. Under-building parking will be provided for use by the residents as well as (public) surface parking accessible from Acorn Street. A wooden boardwalk will be located along the river frontage, east of building #3, as part of this development phase. Midway between the two sections of boardwalk will be a swimming pool with cabana, as private recreation space.
Phase 4 of the development will include 12 docks with 26 boat slips. Three of those docks will be available for public use and will be located to the east of building #2. The remaining nine docks will be private for the residents.
The main vehicular access to the site is provided via River Road. Access is also provided to a small, grassed parking area from Acorn Street. This area will be reinforced with pervious material and is being used to off-set the need for overall green space. New landscaping will be planted throughout the site and along the road frontages as part of the streetscaping.
Most of the parking will be provided within a surface lot that is interior to the site. Resident-only spaces are located under building #3. There are a few private, parallel spaces adjacent to River Road that are part of the subject site. Other public, parallel spaces are provided along Main Street. Relief is requested in the number of required parking spaces. The mixture of uses will allow for the use of parking at different times for different uses. The addition of more residential units in Downtown will create situations where on-street spaces are used by residents, in addition to employees and customers. The challenge for the future will be to manage the existing parking supply while reducing parking demand by providing alternatives to driving. The mobility strategies in the Downtown TCEA include making Downtown even more pedestrian and bicycle accessible to encourage these and transit over single-occupant vehicle trips.
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 site is located within the Downtown Transportation Concurrency Exception Area (TCEA), however, which was adopted to reduce adverse effects that transportation concurrency requirements may have on infill development/redevelopment in the Downtown. The TCEA recognizes and accommodates the Downtown’s pedestrian-oriented urban form, mix of land uses and proximity to neighborhoods (customer base). This mix of features creates conditions where people can easily walk to Downtown instead of driving, thereby reducing demand for wider streets and expanded parking lots in this compact urban environment. 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 17,328 gpd which is serviceable by the City. The proposed rezoning 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 rezoning is expected to generate demand of 23,104 gpd for residential uses and 1,364 gpd for commercial uses which is serviceable by the City. The proposed rezoning 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. Stormwater requirements are being met with this development which includes three retention areas.
· 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 80 dwelling units proposed should not negatively impact the recreation levels of service. The proposal includes a private swimming pool for use by the residents of the development.
· 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 42 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 will be consistent with the following Comprehensive Plan objectives and policies:
· Future Land Use Element Objective FLU 1.6 - Use mixed use land use categories as a means of maintaining small town character and promoting efficient land use and transportation patterns.
· 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.
· Future Land Use Element Policy FLU 1.2.5 – The conservation, maintenance and rehabilitation of existing residential areas shall be encouraged.
· Housing Element Policy HOU 1.1.5 - The City shall continue to allow a variety of residential densities and housing types through the Future Land Use Map and the Land Development Code.
· Transportation Element Policy TRA 2.1.5 - The City shall encourage new non-residential developments to be pedestrian-oriented by placing all motorized vehicle parking facilities at the rear of the building, minimizing front setbacks to encourage window shopping, providing walkways between the store and sidewalk and restricting motorized vehicle traffic in areas of heavy pedestrian usage.
· Transportation Element Policy TRA 2.3.9 - The City shall promote mixed-use development to provide housing and commercial services near employment centers, thereby reducing the necessity of driving.
· Transportation Element Policy TRA 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