Existing Conditions:
The subject site is 6.93 acres located at the southern terminus of Congress Street, approximately 750 feet south of Louisiana Avenue. To the north and east is a mobile park. To the west is the Riverside single-family subdivision and undeveloped land. To the south is the James E. Grey Preserve.
The site is vacant and is located within the Coastal High Hazard Area (CHHA). The CHHA is the area below the elevation of the category 1 storm surge line as established by a Sea, Lake, and Overland Surges from Hurricanes (SLOSH) computerized storm surge model. Coastal High Hazard Areas are located throughout Florida and other coastal states and are susceptible to damage during storm events. In the City, CHHA are generally located along US Highway 19 and the Pithlachascotee River. The City has been limited in increasing densities in the CHHA, but is permitted to "transfer" entitlements within this area.
Proposal:
The City proposes this land use plan amendment and rezoning in order allow more residential entitlements to the Main Street Landing development, located on the southeast corner of Main Street and River Road. (A companion rezoning case (Ordinance #2016-2079) is also on the agenda.) A development agreement approved by City Council in November 2015 required the City to increase residential entitlements for the development. As part of this land use/zoning amendment, the City is using its Coastal Transfer of Development Rights (TDR) program. The TDR program allows the City to transfer or sever residential development rights from City-owned, "sending-site" parcels within the CHHA to "receiving-site" parcels within the CHHA that are deemed appropriate for redevelopment.
In this case, the subject parcel is the "sending site". Its current land use (MDR-14 Category) entitles 97 dwelling units. The "receiving site" is Main Street Landing. Its land use classification (Downtown Core) entitles 46 dwelling units. The TDR program will transfer 34 units to the Main Street Landing site. The total number of units proposed is 80 which is based on and consistent with the site plan submittal.
As part of the TDR program, the City is to amend the land use and zoning of the "sending site" to a category/district that allows no residential development. The proposal is to designate the "sending site" parcels with the Recreation/Open Space land use category (Ordinance #2016-2081) and the Government zoning district (Ordinance #2016-2082). The City will transfer 97 units to the City’s entitlement bank and issue and record a deed of transfer of 34 units to the "receiving site". A deed restriction limiting development per the development rights transfer will be issued and recorded for the sending site. The Parks and Recreation Department anticipates providing parking and trails on the property with a boardwalk entry into the Preserve.
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 currently vacant. The proposed use of a passive City park is anticipated to generate a PM peak demand of 1.33 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 rezoning is not expected to generate any sewer demand and 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 not expected to generate any potable water demand and 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 6.93-acre expansion of the James E. Grey Preserve will further improve the recreation levels of service.
· Fire & 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 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 objectives and policies:
- Future Land Use Element Objective FLU 3.2 - The City of New Port Richey shall continue to implement the adopted Coastal Transfer of Development Rights program to:
o Assist suitable redevelopment within the Coastal High Hazard Area;
o Protect environmentally-sensitive lands within the Coastal High Hazard Area;
o Redistribute residential development rights allocated by the Future Land Use Map in accordance with objectives CME 2.1, CME 2.2, CME 2.3, and CME 3.4 and their supporting policies; and
o Implement hazard mitigation strategies.
- Future Land Use Element Policy FLU 3.2.2 - The City shall create an “entitlement bank” where severed residential development rights from City-owned land are deposited for the purposes of implementing the Coastal Transfer of Development Rights program.
- Future Land Use Element Policy FLU 3.2.3 - As part of the Coastal Transfer of Development Rights program, the City shall sever all or part of the residential development rights allocated by the Future Land Use Map on City-owned property and deposit those development rights into the entitlement bank for use in furthering the growth management goals of the City.
- Future Land Use Element Policy FLU 3.2.4 - Development rights authorized by the Future Land Use Map on lands owned by the City within the Coastal High Hazard Area are transferable to designated receiving lands within the Coastal High Hazard Area.
- Future Land Use Element Policy FLU 3.2.13 - Sending lands are defined as City-owned lands where residential development rights may be severed in all or part for the purposes of transferring development rights to other parcels within the Coastal High Hazard Area.
- Future Land Use Element Policy FLU 3.2.14 - Sending lands shall be designated on the Future Land Use Map by a non-residential land use and used for public parks, flood control and mitigation, open space, and appropriate redevelopment, as determined by the City.
- Future Land Use Element Policy FLU 3.2.15 - Sending lands from which residential development rights have been severed shall remain under the ownership of the City.
- Recreation/Open Space Element Policy ROS 1.1.7 - The City shall continue to provide a variety of recreational activities, including the utilization of unique natural features and scenic areas.
- Recreation/Open Space Element Policy ROS 1.3.3 - Open space in parks shall be maintained to protect and preserve native habitats and provide passive recreation opportunities.
- Recreation/Open Space Element Policy ROS 1.3.5 - The City shall acquire, protect and maintain natural reservations.
- Recreation/Open Space Element Policy ROS 1.5.3 - Methods, such as tax incentives, impact fees and density transfers, shall be encouraged for the acquisition of lands with recreation potential.
- Recreation/Open Space Element Objective ROS 1.6 - Ensure public access to existing and future public recreation sites.