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Proposal
The City proposes to create incentives for non-transient residential development along Washington Avenue from 5th to 17th Street by allowing increased floor area ratios (up to 4.0), increased building heights (up to 100-150 feet), increased density (up to 175 units per acre), and reduced parking requirements. The goal is to encourage permanent residential housing instead of short-term rentals and transient uses to help restore the City's declining permanent resident population.
Staff Recommendation
APPROVAL
Conditions:
Properties must execute restrictive covenants prohibiting short-term rentals and transient uses
All existing transient uses must be vacated
Minimum lot size of 13,000 square feet required
Micro-mobility stations required (30-50% of first level)
Off-street parking limited to 20% of Tier 1 requirements
Historic Preservation Board approval required for setback waivers
Projects must obtain building permits by September 1, 2032
All floors above first level must be non-transient residential
Covenant requires six-sevenths City Commission vote to modify
Compliance Findings:
✓ Concurrency: Satisfied
✗ Sea Level Rise: Addressed
✗ Comprehensive Plan: Consistent
✗ Land Development Regulations: Compliant
Key Issues
Loss of permanent residents (4,889 between 2010-2020)
Conversion of residential units to short-term rentals
Traffic impacts from increased development intensity
Infrastructure capacity for water, sewer, and transportation
Compatibility with historic preservation requirements
Need for micro-mobility stations and reduced parking
Sunset provision limiting incentives to projects permitted by September 1, 2032