Downtown & Midtown Density Study

Transcription

1 Downtown & Midtown Density Study LaRue Planning & Management Services, Inc. 1

2 1/10/2017 Smart Growth America leads the only national coalition of state and local organizations engaged in smart growth, including the Local Government Commission, Congress for New Urbanism, American Planning Association, National Trust for Historic Preservation. Emphasis on creating a vibrant, walkable Downtown neighborhoods because they help attract and retain talented people and the companies that want to hire them, as well as: expand economic opportunity within your community Help your region grow without compromising open land or farms Make your city stand out within your region as a destination to shop, dine, visit, move to, or invest Celebrate your community s diverse history Create new opportunities for long time residents Achieve the triple bottom line of a more equitable community, stronger economy, and protected environment Review of Other Communities 2

3 Objectives for the City of Fort Myers Fort Myers should grow as a hub of activity for the SW Florida region. Create an attractive, walkable central city environment. Diversify the economy. Improve government relations and simplify process. Increase development potential in Midtown. Incorporate Gardner s Park Vision Plan. Maintain City s established levels of service standards. Maintain fundamentals of the Duany based plan: urban development patterns, pedestrian oriented building forms & mix of uses. Direction from CRA on September Prepare Land Development Code changes (Quick Fixes) Ratio for smaller dwelling units to be factored as ½ dwelling unit for density purposes Gardner Park quick fixes re: artisanal uses Standard parking ratio of 1.5 spaces per residential unit throughout Downtown 3

4 Direction from CRA on September 28 Process Upcoming Schedule 4

5 Know Your Community - History Know Your Community Current Conditions Non residential/ Commercial Governmental/ Institutional Residential Existing Buildings 2016 Lee County Property Appraiser data Downtown 8,786,996 s.f. 3,403,924 s.f. (39%) 2,733,797 s.f. (31%) 2,649,275 s.f. (30%) Midtown 1,698,532 s.f. 867,569 s.f. (50%) 674,718 s.f. (39%) 192,851 s.f. (11%) Total 10,485,528 s.f. 4,271,493 s.f. (41%) 3,408,515 s.f. (32%) 2,842,126 s.f. (27%) 5

6 Current Conditions Current Conditions 2016 Median 2016 Household Average Total Income Household Median Population Area Name (Esri) Size (Esri) Age (Esri) (Esri) City of Fort Myers $38, ,158 Downtown Redev. Area $30, ,343 6

7 Current Conditions Median Average Household Househol Income d Size (Esri) (Esri) 2016 Median Age (Esri) 2016 Total Population (Esri) Area Name City of Fort Myers $38, Downtown Redev. Area $30, Midtown North $23, Current Conditions Median Average Household Househol Income d Size (Esri) (Esri) 2016 Median Age (Esri) 2016 Total Population (Esri) Area Name City of Fort Myers $38, Central Redev. Area $22, Midtown South $20,

8 Current Conditions Current Conditions Martin Luther King Jr Blvd Midtown Downtown 8

9 Ongoing Efforts Harborside Renovation & Hotel (3) McCollum Hall Renovation Gardner s Park Plan Midtown Planning Community Foundation (5) Utilities Replacement & Upgrades Streetscaping Phase 1 Code Updates (Citywide) Phase 2 Density Study Map Source: Ensite, Inc. Ongoing Efforts Gardner s Park Plan Midtown Planning Community Foundation (5) Utilities Replacement & Upgrades Streetscaping Phase 1 Code Updates (Citywide) Phase 2 Density Study 9

10 Identify Baseline Development Potential Existing or planned utilities can support buildout of Downtown and Midtown at the existing bonus density levels allowed for Urban General, Urban Center and Urban Core. The existing bonus densities become the new standard density (by right): Current Baseline New Baseline standard standard (formerly bonus level) U GENERAL U CENTER U CORE 6 units per acre FAR 1.5 Stories: 3 25 units per acre FAR 5 Stories: 7 35 units per acre FAR 18 Stories: 18 Identify Surplus Development Potential based on Utilities Capacity 12 units per acre FAR 1.5 Stories: 3 40 units per acre FAR 5 Stories: 7 70 units per acre FAR 18 Stories: 18 Maximized Opportunity 10

11 Excess capacity in existing or planned utility system can support development at additional levels of density and intensity. This surplus capacity is translated to Equivalent Dwelling Units (EDUs). What is an EDU? Item # EDU value unit Single family or multifamily residence ( > 1,250 s.f.) 1 EDU= GPD Multifamily 1 bedroom residence (< 750 s.f.).5 EDU = 93.8 GPD Retail 1 EDU= 1,250 SF Hotel unit 1 EDU= 2.5 rooms Restaurant open < 16 hours 1 EDU= 70.3 SF Restaurant open > 16 hrs 1 EDU= 46.9 SF Office 1 EDU= 1,250 SF The surplus EDUs become available for development as additional density/intensity (including height) through the Surplus Capacity Program on a first come/first served basis. Surplus development available is quantified as 3,855 Equivalent Dwelling Units (EDUs), with availability determined by utility project Phase

12 New Standard using Bonus level (units/ac) Standard Zoning Category density (units/ac) Number of EDUs U CORE U CTR U GEN 6 13, CI (CC) 25 (U CORE) 70 CG (T/C) 25 (U CORE) 70 Number of EDUs New Total EDUs with Surplus (+3,855 EDUs) 20,027 23,882 Baseline standard (formerly bonus level) U GENERAL 12 units per acre FAR 1.5 Stories: 3 U CENTER 40 units per acre FAR 5 Stories: 7 U CORE Surplus Capacity Program - Standards and Process 70 units per acre FAR 18 Stories: 18 Surplus Allowed EDUs available in pool FAR unlimited* Up to 5 stories* EDUs available in pool FAR unlimited* Stories: per FAA or HPC if applicable* EDUs available in pool FAR unlimited* Stories: per FAA or HPC if applicable* Applicant responsibility 1% of construction cost HPC if applicable Staff review and Council approval 1% of construction cost HPC if applicable Staff review and Council approval 1% of construction cost HPC if applicable Staff review and Council approval *Subject to transition standards applicable to development adjacent to or across the street from single family dwellings. 12

13 Transition Standards Transition requirements adjacent to or across the street from single family residential: 1. Match RS 7 setbacks of adjacent or opposing home 2. Above the second story: Step back 30 or Step back at a ratio of 12:12 for the third and fourth floor Purpose and Benefits of Community Fund A condition of approval of surplus allocation shall be payment of a Community Fund contribution of 1% of the total building construction cost. A City Council resolution shall establish the Community Fund and the qualifying uses of the Community Fund for public purposes within the City, such as, but not limited to: Cultural facilities Recreational facilities Parking or transit facilities Workforce housing Streetscape enhancements 13

14 COMPREHENSIVE PLAN AMENDMENTS Update the Future Land Use Map to include new Midtown South (M/S) area between Victoria and Edison and Cleveland and Fowler. Future Land Use Element amendments: o Include language referencing surplus density program. (Policy 1.7) o Specific ratios for mixed use were removed, reference to non residential requirement per a demand based formula. (Policy , and ) o Refer to evaluating a development of transfer of development rights program for properties in Downtown and Midtown. (Policy 1.10) o A Midtown South (M/S) Future Land Use category is established. 14

15 COMPREHENSIVE PLAN AMENDMENTS Transportation & Concurrency Management System Element amendments: o Mobility Area established for alternative methods of analyzing and addressing traffic concurrency. DOWNTOWN REDEVELOPMENT PLAN Update the 2003 and 2010 conditions to reflect Incorporate the Gardner s Park Vision Plan as completed in 2016 as an alternative to the eastern approach strategies and interventions. Allow bonus density as standard, and allow surplus to accommodate a variety of housing and greater development opportunity. Recognize the need for a streamlined review process. 15

16 CENTRAL REDEVELOPMENT PLAN Update conditions from 1999 to reflect current conditions. Identify the area between Victoria and Edison and Cleveland and Fowler as Midtown South with potential for mixed use, higher density and intensity. Increase pedestrian connections between downtown, employment centers and residential uses in Midtown South. Recommend rezoning from CI and CG to Urban Core for Midtown South and Future Land Use Map update to Midtown South (M/S) designation. LAND DEVELOPMENT CODE Change title of Downtown Smart Code to Smart Code to make it compatible with future rezonings to Urban categories. Establish that all development must address high architectural standards, multimodal transportation facilities and hurricane evacuation. Instead of the ratios requiring mix of uses in each zoning category, a demand based non residential ratio of 40 s.f. per dwelling unit will be the measure for assessing if the minimum required commercial space is provided or available to support mix of uses. 16

17 LAND DEVELOPMENT CODE Increase baseline density to the existing bonus level Create a surplus density allocation programs as outlined below. o Surplus EDU allocations go through a streamlined Council hearing process. Surplus EDU allocation projects in Historic Districts also require review by HPC. o Establish the 1% (of construction cost) community fund contribution for as a surplus allocation requirement. Specifies that single family development and additions should be consistent with RS 7 regulations. Residential Transition Standards: d d bl h d h d LAND DEVELOPMENT CODE Residential Transition Standards: o Standards established to create a transition requirement so that proposed development is limited in height and mass to provide compatible scale adjacent to or across the street from properties zoned for or occupied by single family dwellings. 17

18 Recap of Schedule Questions or Comments? 18