D-Downtown District Analysis

Transcription

1 D-Downtown District Analysis

2 Overview 2 I. Project Background II. Framework for Recommendations III. Final Recommendations

3 Purpose 3 1. Analyze the previous studies, existing regulations and current market conditions, and recommend changes to the zoning regulations that will incentivize redevelopment and achieve the stated purpose of the CRA. 2. Provide a list of recommendations for changes to the district regulations. 3. Not to preconceive the outcome and assure that staff has a participatory role along with (but not preemptory of) stakeholders. The primary goal of the City of Naples is to provide a tool through the CRA that will guide private and public initiatives for creating economic development, improved physical characteristics, encourage investment in Downtown Naples, improve the quality of life for residents, and establish a framework for the proper evolution of the CRA District.

4 Components 4 1. Review and analysis of current and future market conditions locally and regionally, with specific reference to the identification of redevelopment opportunities and the economic and regulatory impediments to redevelopment within the Community Redevelopment Area. 2. Analysis of the perimeter of the district to provide suggestions regarding district boundaries and the interaction between all zoning districts within the CRA. 3. Analysis of the parking requirements, parking supply and parking fees throughout the district to determine if changes to the parking program are advisable.

5 Components 5 4. Collaborative meetings with primary stakeholders within and adjacent to the study area including property owners, business owners, elected and appointed public officials, community and business leaders, local design and development professionals and citizens at large, to confirm that there is a unified vision for the area and to identify impediments to redevelopment that may be corrected in the regulations and procedures. Confirm that there is a unified vision for the area.

6 Recommendation Framework 6 1. Community Meetings/Input 08/25/2016 Stakeholder Meetings 08/26/2016 Focus Group (Development Community) 08/31/ Old Naples Association (unable to meet) telephone call 09/02/ MAI Investment Properties Corporation of Naples 10/14/ The Brookline Companies 11/28/2016 CRA Advisory/Community Meeting 01/17/2017 CRA Board/Community Meeting 03/03/2017 PAB & DRB Joint/Community Meeting 03/03/2017 Focus Group (Development Community)

7 Recommendation Framework 7 Economic & Market Analysis 1. City of Naples forecasts limited population growth; however, surrounding PTA shows measurable growth 2. Multi-family housing is the key driver to the CRA/D-Downtown growth Represents combination of for-sale and rental Market rate rental housing should be met with near term demand; financial viability needs to be tested Considerable pent-up demand for Workforce housing 3. Opportunity for select service hotel within 3 to 5 years Market supports quality brand 4. Moderate level of demand for retail near term, but can be expanded over time as housing increases and broader revitalization efforts take hold Encourage local/regional businesses

8 Recommendation Framework 8 Economic & Market Analysis (cont.) 5. Limited demand for office Medical office in connection with hospital 6. Support redevelopment of critical mass requires relaxation of regulatory constraints Increase height to encourage housing 7. Mixed use should not be required district wide Mixed use (including retail) oriented to main thoroughfares 8. Parking is a critical element to redevelopment planning, particularly as it relates to revitalizing smaller parcels. Identifying optimal location of centralized parking is crucial to maximize utilization and impact within D-Downtown Centralized parking garage can be a joint public/private effort; but, will require at least some level public subsidy

9 Preliminary Recommendations PAB/DRB (3/3/2017) 9 1. Change name to Midtown Design District. 2. Front Setbacks: Build-to-line 10 feet. 3. Establish Priority Streets and revise Standards for Building Design. 4. Use: Residential only on 10th Street N/S permitted instead of conditional among others. 5. Unit Sizes: Efficiency at 500 square feet but limit total amount allowed and create square footage for units with 3 or more bedrooms. 6. Expand Boundaries to the North, West and South and add additional units to the residential unit pool. 7. Create New Parking Pool for South Expansion. 8. Create a Workforce Housing Floating Zone. 9. Building Height - allow mezzanine 10. Parking: Standards and Surface Parking 11. Midtown Expedited Infill Development

10 Final Recommendations (4/5/2017) 10 Final Recommendations (16 total): 1. Create a Workforce Housing Floating Zone 2. Use: Residential only on 10th Street N/S permitted instead of conditional among others. 3. Clarify maximum density 4. Unit Sizes: Efficiency at 500 square feet but limit total amount allowed and create square footage for units with 3 or more bedrooms. 5. Front Setbacks: Minimum 10 feet maximum will vary. 6. Building Height 7. Update Site Design Standards 8. Update Building Design Standards

11 Final Recommendations (4/5/2017) 11 Final Recommendations (16 total): 9. Reduce auto repair access locations 10. Expand Boundaries to the North, West Central and South and add additional units to the residential unit pool 11. Create New Parking Pool for South Expansion 12. On-site Parking Standards 13. On-street Parking Standards 14. Public/Private Partnerships 15. Unity of Tile and Declaration in Lieu 16. Change district name to DN-Downtown Neighborhood District.

12 1. Workforce Housing Floating Zone 12 Floating Zones are Zoning Districts that are not pre-determined or fixed in advance on the Zoning Map. The zone floats over a specified area until the application is approved at which time the mapped district would be changed. Floating zones allow the City Council to enact new or different uses under certain circumstances and in certain geographic areas. While the boundaries of a floating zone are not fixed in advance, the uses authorized in the floating zone are defined in the zoning text of the zone. Provides flexibility for developers, who can use the zone to obtain density bonuses, height extensions, etc., in exchange for meeting other requirements or goals in the floating zone, such as workforce housing, complete streets, green building, etc. Floating zones can be used to plan for future land uses that are anticipated or desired in the community, but are not confirmed, including workforce housing.

13 1. Workforce Housing Floating Zone 13 Eligible Area: Core Area North: 6 th Avenue N South: US41/5 th Avenue East: Goodlette-Frank Road West: US41/9 th Avenue No minimum lot size Limited to residential use only Minimum unit size: efficiency, 500 square feet; one-bedroom, 700 square feet; two-bedroom, 900 square. feet; three bedrooms or greater, 200 SF per additional bedroom. Efficiency units may not exceed 33% of the total units.

14 1. Workforce Housing Floating Zone 14 Workforce Housing Targeted income 80%-140% of County Median (HUD 2016 Family Median): 1 Person Household 80% - $36, % - $55, % - 64,400

15 1. Workforce Housing Floating Zone 15 Density: o Up to 50 units/acre. Allocation Base density of 12 units per acre from Downtown pool. Additional units from Workforce Housing Unit Pool. oinitial allocation of 425 unit or 30% of original density pool. ono payment to open space fund for additional units. Of the additional units 30% shall be Workforce units. Workforce Efficiency Units shall count as.75 units

16 1. Workforce Housing Floating Zone 16 Height bonus (maximum of 2 floors) 1 floor if 20% of workforce units allocated to 80% median incomes. 2 floors if 50% of workforce units allocated to 80% median incomes. 2 floors if employer located ¼ mile from the site participates. 1 floors if employer located ½ mile from the site participates. Workforce units must be for those employed full-time within Collier County and would require income verification and annual certification. Units would reset upon moving out or at the time of sale Affordability requirement would be in perpetuity.

17 1. Workforce Housing Floating Zone 17 Example: Rezone to WHFZ 1 acre 50 units/acre 12 units (base) from Downtown Pool 38 units from Workforce Pool 30% of 38 units dedicated to 80%-140% = 12 units Development: 50 units; 38 Market Rate Units and 12 Workforce Units Up to 17 units (33%) may be efficiency units; no limitation on assignment of units. If 6 of the 12 workforce units are for 80% and below, 2 additional floors granted.

18 1. Workforce Housing Floating Zone 18 Potential Development Program 50 units on 1 Acre with height of 5 Floors Market Rate (38+2, see note below) 140% (Eff 1 person ($1,610/month or $3.22/SF) 80% (Eff 1 person $920/month or $1.84/SF) NOTE: Efficiency units for density count as.75 units. 12 workforce units required *.75 density count 9 units of the 50 permitted; 2 additional units may be allocated as market rate units.

19 2. Uses 19 Permitted Uses (Line 54) Plant nursery, as an accessory use Multifamily Residential-only building not fronting a Priority street, except 10 th Street. U.S. 41, Central Ave, 10th Street, or Goodlette-Frank Road. Outdoor Dining, see section Conditional Uses (Line 91) Auto rental (office only; no lots). Live/Work units Multifamily Residential-only building fronting a Primary street, except 10th Street. U.S. 41, Central Ave, 10th Street, or Goodlette-Frank Road. Townhome units. Veterinarians, no animal boarding.

20 2. Uses: Residential Only on 10 th Street 20 Current Conditional Uses Residential only buildings fronting US 41, Central, 10th Street or Goodlette Frank Road Proposed Permitted Uses Residential only buildings not fronting a primary street, except 10 th Street. 10th Street from 6th Avenue North to US 41 Approx. 3,600 liner feet (less out ROW of cross avenues). Assuming 30 foot depths of commercial, both sides of the street - Approximately 216,000 SF of commercial space.

21 3. Density (Lines ) 21 Sec Maximum residential density (a) Generally Maximum density, residential. The maximum residential density in the downtown DN district is 12 dwelling units per acre, except as provided below. (1)(b) Core Area. The core area contains those parcels bounded by 5th Avenue South, 8th Street, 7th Avenue north, and Goodlette-Frank Road. (2) Outside the Core. Areas in the Downtown Mixed Use Land Use Category, but outside the boundaries of the Core shall not to exceed 12 units per acre from the downtown unit pool. (b) Maximum density, transient lodging. There is no maximum density for transient lodging facilities.

22 4. Unit Sizes (Lines ) 22 Sec Minimum dwelling unit size; multifamily a. Minimum size: efficiency, 500 square feet; one-bedroom, 700 square feet; two-bedroom, 900 square feet; three bedrooms or greater, 200 SF per additional bedroom. b. Efficiency units may not exceed 25% of the total units

23 5. Building Setbacks (Lines ) 23 Current Front Setbacks (Min/Max) Zone A: Zone B: 10 Zone C: Zone D: Zone G: 50 (Goodlette-Frank Road Corridor Management Overlay) Proposed Front ROW Width (feet) Min. (feet) Max. (feet)

24 5. Building Setbacks 24 (2) Side yard. a. If adjacent to an alley, a ten 5-foot setback is required; otherwise, buildings may be placed on the side yard line or a minimum of ten feet from it 0. b. If adjacent to single family zoned property, a minimum ten-foot setback, is required inclusive of a five-foot landscaped strip. c. If adjacent to existing ROW, see subsection (1) above.

25 5. Building Setbacks 25 (3) Rear yard. a. If adjacent to an alley, a 5-foot setback is required. b. If adjacent to single family zoned property, a minimum ten-foot setback, i.e. not a build to line is required with inclusive of a five-foot landscaped strip; otherwise 0. c. If adjacent to existing ROW, see subsection (1) above.

26 5. Building Setbacks 26 (b) Setback Zones(Lines ) 1. Circulation Zone: If the existing sidewalk is less than 8 feet or the established width as part of an approved streetscape plan/design, the appropriate amount of area shall be established through an easement to extend the width of the sidewalk necessary. The area dedicated may be eligible for an open space credit. 2. Amenity Zone: The Amenity Zone is located between the back-of-sidewalk to the edge of the Activity Zone. The Amenity Zone is the section that is reserved for typical streetscape elements, such as street trees, benches, pedestrian lighting, furnishings, and bike racks. The minimum width of any Amenity Zone shall be 5 feet. Ninety percent (90%) of this zone shall contain landscape materials including those trees specified in subsection (b)(8). Street trees planted in landscaped areas, tree wells, or tree planters shall be located adjacent to the sidewalk and shall be a minimum of 5 feet in width.

27 5. Building Setbacks 27 (b) Setback Zones (Lines ) 3. Activity Zone: The Activity Zone shall be the area between the building facade to the edge of the amenity zone. The Activity Zone is typically reserved for activities that commonly occurring immediately adjacent to the building façade, such as outdoor seating, outdoor dining, window shopping, and outdoor sales. The minimum width of any Activity Zone shall be 3 feet. Where features such as arcades or entryways are part of the façade, the minimum width of the amenity zone may be reduced provided the arcade or gallery has a minimum depth of 8 feet. 4. Standards for paving materials shall be recommended by Design Review Board and approved by city council. (c) An increase in the setbacks may be required for pedestrian amenities, such as public plazas, pedestrian entries, outdoor dining areas and similar public use areas, or landscaping.

28 6. Maximum Building Height 28 Sec Maximum building height (Lines ) 1. Throughout the downtown DN district, the maximum height for any building, including residential, shall be limited to 3 stories floors and building heights of and 42 feet, measured from the 1stfloor FEMA elevation to the peak of the roof, measured from the first floor, FEMA elevation or the highest point of any appurtenance attached to the roof. 2. Mezzanines shall not be counted as a floor provided they do not exceed 30% of the ground floor, regardless if open or closed.

29 6. Maximum Building Height 29 Sec Maximum building height (Lines ) 3. Whenre a new commercial property or mixed use building is adjacent to, or across the street or alley from, property zoned residential, buildings at the street setback line to a depth of 50 feet cannot be higher than the height permitted in the residential zoninge district. 4. Exceptions, See section

30 7. Site Design Standards (Lines ) 30 (1) Establishes Primary and Secondary Streets Primary streets US 41 (9 th Street and 5 th Avenue) Goodlette-Frank Road Central Avenue 10 th Street

31 7. Site Design Standards (Lines ) Uses along frontage lines b. On corner p Propertiesy with a frontage line along one of the 4 commercial corridors (U.S. 41, Central Ave, 10th Street or Goodlette-Frank Road)a primary or secondary street, residential 1st floors are permitted beyond a depth of 50 feet from the building setback that frontage line. On corner property fronting 2 or more commercial corridors, residential 1st floors fronting the road require conditional use approval.

32 7. Site Design Standards (Lines ) Buildings shall have a principal pedestrian entrance on a primary frontage line. For residential only properties abutting an alley, vehicular access egress shall be provided from the alley rather than a frontage line.

33 7. Site Design Standards (Lines ) Underground and above-ground utilities. The following are applicable to all multi-dwelling and non-residential properties. a. All utilities including telephone, cable, and electrical systems shall be installed underground. b. All exterior facilities, including but not limited to electrical raceways and transformers, permitted above ground shall be fully concealed and screened.

34 7. Site Design Standards (Lines ) Service bays, mechanical equipment, garbage and delivery areas, shall be fully enclosed, screened or located within the interior of the building. These areas shall not be visible from the right-of-way and shall not be visible from properties with adjacent residential or hotel uses. Air conditioning shall be required for trash rooms.

35 8. Building Design Standards (Lines ) Building frontage requirement. a. Primary Streets. 100 percent of the lot frontage at the 1stfloor level, except for the required setback areas and building entry or access conditions, must be addressed either by building facade or referenced by use of porticos, arcades, or decorative walls to a minimum height of the 1st story. A minimum of 1/3 of the length must be building façade. Support columns may be located in the ground floor setback, provided their combined width does not exceed twenty-five percent (25%) of the linear dimension of the front building wall.

36 8. Building Design Standards (Lines ) Building frontage requirement. b. Secondary Streets. A minimum of seventy-five percent (75%) of the lot frontage at the 1st-floor level, except for the required setback areas and building entry or access conditions, must be addressed either by building facade or referenced by use of porticos, arcades, or decorative walls to a minimum height of the 1st story. A minimum of 1/3 of the length must be building façade. Support columns may be located in the ground floor setback, provided their combined width does not exceed twenty-five percent (25%) of the linear dimension of the front building wall. c. The requirements of this subsection shall not apply to automotive service stations where allowed, but the requirements of Sec shall apply.

37 8. Building Design Standards (Lines ) First floor uses. a. Primary and Secondary Streets. A minimum of seventy-five percent (75%) of the building front along a primary street for a depth of at least twenty (20) feet from the building front shall be occupied by an approved use. 3. Awnings, canopies, arcades. Awnings, canopies or arcades shall be required over all doors, windows and other transparent elements. The height of the awnings, canopies or arcades shall be between eight (8) feet and twelve (12) feet. The minimum depth of an awning or canopy shall be four (4) feet in depth. The minimum depth of an arcade shall be four (4) feet in depth. Such elements shall not be subject to the setback requirement.

38 8. Building Design Standards (Lines ) New materials. Additional materials may be permitted by review of the building official Design Review Board. 3. Maximum uninterrupted building length requirements. Where a building or a series of buildings form a continuous street wall that exceeds 150 feet in length, a via shall be provided at the ground floor if it connects to public parking, open space or plaza. The via shall be not less than 6 feet in width and not less than 10 feet in height. A via may be roofed and shall. A via shall be open to the public. A via qualifies as public open space if it is unroofed and open to the sky, at least 1,000 square feet in contiguous area and dedicated to the city.

39 8. Building Design Standards (Lines ) Minimum Parking Garage Standards a. Screening of ramps b. Screening of vehicles c. Pedestrian connection d. Architectural guidelines: 1. When a parking garage is provided for a principal structure on the same plot, the design of the parking garage shall complement and contain architectural features consistent with the principal structure, or 2. When a parking garage is the principal use on a plot, it shall be designed so that the uppermost parapet or roof of the parking garage contains elevational changes averaging at least three (3) feet in height and ten (10) feet in length every fifty (50) horizontal feet or less.

40 8. Building Design Standards (Lines ) Alternate Design. In lieu of strict application of this section, an applicant may propose an alternative design which satisfies the intent of providing air and light at the street level, subject to review and recommendation of the Design Review Board and approval by the City Council. 13. The provisions of this section shall not apply to structures in existence on the effective date (2017) unless such structures are voluntarily demolished by more than fifty percent (50%) of the total gross floor area of the building or more than fifty percent (50%) of its replacement value.

41 9. Auto Repair (Line 559) 41 Sec Specific requirements for auto repair shops. 4. No access to auto repair shops from 10th Street or U.S. 41 a primary street is permitted

42 10. Boundary Expansion (South) 42 C2 C2-A Land Use: Downtown Mixed Use Zoning: C2 & C2-A to Naples Midtown C2

43 10. Boundary Expansion (North) 43 Land Use: Commercial Highway to Downtown Mixed Use Zoning: C2 to Naples Midtown

44 10. Boundary Expansion (West) 44 Land Use: Residential Medium to Downtown Mixed Use Zoning: R3-12 to Naples Midtown Address Acreage Units Density 682 8th St. N th St. N th St. N th St. N th St. N TTL Source: Collier Property Appraiser

45 10. Boundary Expansion (West) 45 MF Housing SF Housing Address Acreage Improved Land Total 682 8th St. N th St. N 0.67 $ 1,048,722 $ 1,000,000 $ 2,048, th St. N 0.29 $ 128,886 $ 375,000 $ 503, th St. N 0.66 $ 943,734 $ 1,000,000 $ 1,943, th St. N 0.7 $ 904,057 $ 1,000,000 $ 1,904,057 TTL 2.69 $ 3,357,724 $ 3,875,000 $ 7,232,724 $ 1,440, Value per Acre 788 7th Ave N 0.22 $ 27,736 $ 1,013,040 $ 1,040, th St. N 0.22 $ 301,162 $ 1,013,040 $ 1,314, Broad Ct 0.25 $ 609,330 $ 1,069,320 $ 1,678, Broad Ct 0.25 $ 1,165,735 $ 1,069,320 $ 2,235, th St. N 0.22 $ 37,593 $ 1,013,040 $ 1,050, th St. N 0.22 $ 341,133 $ 1,013,040 $ 1,354,173 TTL 1.38 $ 2,482,689 $ 6,190,800 $ 8,673,489 $ 4,486, Value per Acre Source: Collier Property Appraiser

46 10. Boundary Expansion (Central) 46 Land Use: Residential Medium & Institutional to Downtown Mixed Use Zoning: R3T-12 to Naples Midtown

47 11. South Expansion Parking Pool 47 Create a separate pool for parking. Allow allocations from the 6th Avenue South parking garage. - Furthest point ¼ mile. Prohibit the purchase of on streets parking spaces to satisfy the on-site parking requirement.

48 12. On-site Parking (Lines ) 48 d. Transient lodging units: One and one quarter space per unit. g. Parking reduction: Any minimum required amount of parking may be reduced only upon issuance of a special permit from the City Council after review and recommendation by the Planning Advisory Board. For a project seeking a reduction in required off-street parking, a Parking Analysis shall be required as set forth in subsection (h).

49 12. On-site Parking (Lines ) 49 g. Parking reduction: Any minimum required amount of parking may be reduced only upon issuance of a special permit from the City Council after review and recommendation by the Planning Advisory Board. City Council determines that the lesser amount of parking will not cause excessive congestion, endanger public safety, substantially reduce parking availability for other uses or otherwise adversely impact the neighborhood, or that such lesser amount of parking will provide positive environmental or other benefits to the users of the lot and the neighborhood.

50 12. On-site Parking (Lines ) 50 g. Parking reduction: In making determination the City Council shall also consider whether or not less off street parking is reasonable in light of the following: 1. The availability of surplus off-street parking in the vicinity of the use being served. 2. Shared use of off street parking spaces serving other uses having peak user demands at different times, provided that no more than seventy-five (75) percent of the lesser minimum parking requirements for each use shall be satisfied with such shared spaces. The use of Shared Off Site Parking may be permitted.

51 12. On-site Parking (Lines ) 51 In making determination cont 3. Age or other occupancy restrictions which are likely to result in a lower level of auto usage. 4. Impact of the parking requirement on the physical environment of the affected lot or the adjacent lots including reduction in green space, destruction of significant existing trees and other vegetation, destruction of existing dwelling units, significant negative impact on the historic resources on the lot, impairment of the urban design objectives of the city, or loss of pedestrian amenities along public ways.

52 12. On-site Parking (Lines ) 52 In making determination cont 5. The provision of required parking for developments containing workforce/affordable housing units, and especially for developments employing the increased density for workforce housing, will increase the cost of the development, will require variance relief from other zoning requirements applicable to the development because of limitations of space on the lot, or will significantly diminish the environmental quality for all residents of the development. 6. The Institute of Transportation Engineers (ITE) Reference Manual entitled Parking Generation allows a lesser number of parking spaces for the proposed use or a use of similar characteristics.

53 12. On-site Parking (Lines ) 53 h. Parking Analysis: 1. The purpose of a Parking Analysis is to provide quantitative data to assist a special permit granting authority in considering certain projects. If the Institute of Transportation Engineers (ITE) Reference Manual entitled Parking Generation allows a lesser number of parking spaces for the proposed use or a use of similar characteristics, then the number of parking spaces required for a development may be reduced, including the use of a the ULI Shared Parking methodology.

54 12. On-site Parking (Lines ) 54 h. Parking Analysis: 5. With the intent of protecting the residential neighborhoods by lessening the impact of commercial parking into the neighborhoods, a Parking Management Program would be required to reduce demand for private automobile use, inclusive of car-sharing programs and/or incentives for residents or employees to walk, bicycle, or use alternative modes of transportation, and estimates of the anticipated impact of those measures on parking demand.

55 12. On-site Parking (Lines ) 55 Surface Parking (Lines ) Surface parking shall not be located within fifty (50) feet of Priority Streets except as provided in subsection (b)(5). Curbcuts providing access to parking areas shall be located on streets other than Priority streets or on alleys, except where a property only has access from a priority street, or it is determined based on a traffic study that access from a priority street is necessary for safe and efficient vehicular and pedestrian circulation.

56 12. On-site Parking (Lines ) 56 Surface Parking (Lines ) (5) Surface parking that is either: a. Less than one hundred twenty-five (125) feet in depth; or b. Less than ten thousand (10,000) square feet in area; or c. Is located along 10th Street; need only provide a minimum of a twenty (20) foot setback from priority streets. (6) Head-in Parking Prohibited

57 13. On-street Parking (Lines ) 57 Prohibit any new Perpendicular on-street parking. Incorporate standards instead for angled on-street parking

58 14. Public Private Partnerships 58 Public/Private Partnerships No consensus could be established for a public parking garage location. Rather that identify a site that may not be optimal, recommended that the CRA remain open to a public private partnership including a public parking garage. Market Study Conclusion 8. Parking is a critical element to redevelopment planning, particularly as it relates to revitalizing smaller parcels. Centralized parking garage can be a joint public/private effort; but, will require at least some level public subsidy Establish policies and procedures for Public/Private Partnerships in accordance with Florida Statutes, Section o Request for Proposals o Unsolicited Proposals Establish fee for review/cost recovery

59 15. Unity of Tile and Declaration in Lieu 59 Purpose When it is necessary that two (2) or more lots, parcels or portions thereof are added or joined, in whole or in part, a Unity of Title or Declaration of Restrictive Covenant in lieu of a Unity of Title shall be filed to ensure the properties are planned, developed and maintained as an integral development and/or project and are consistent with and satisfy the requirements of these regulations and the City Code of Ordinances.

60 15. Unity of Tile and Declaration in Lieu 60 Unity of Title As a prerequisite to the issuance of a building permit, the owner(s) in fee simple title shall submit a Unity of Title in recordable form to the Planning Department providing that all of the property encompassing the parcel proposed for development upon which the building and appurtenances are to be located shall be held together as one (1) tract of land and providing that no part or parcel shall be conveyed or mortgaged separate and apart from the parcel proposed for development.

61 15. Unity of Tile and Declaration in Lieu 61 Declaration of restrictive covenant in lieu of a Unity of Title In the case of separate but contiguous and abutting parcels proposed for development located in Commercial, Mixed-Use or Industrial Districts owned by one (1) separate or multiple owners wishing to use said property as one (1) parcel, the Planning Director may approve a Declaration of Restrictive Covenant in Lieu of a Unity of Title together with a Reciprocal Easement and Operating Agreement approved for legal form and sufficiency by the City Attorney.

62 16. District Name Change 62 D-Downton District be changed to Downtown Neighborhood District (DN). Given the success of the 5th Avenue South Overlay and that area serving as more of the downtown it is recommended that Downtown Zoning be changed. Initial recommendation to Naples Midtown District. Preliminary recommendation of Midtown Design District. PAB/DRB recommendation of Downtown Neighborhood District

63 Questions & Comments D-Downtown District Analysis 63