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Proposal
The City proposes to create incentives for non-transient residential development along Washington Avenue from 5th to 16th Street by increasing maximum floor area ratios from 2.0 to 4.0 and density up to 175 units per acre. The incentives aim to encourage permanent residential housing and reduce short-term rentals to help restore the City's declining permanent resident population.
Staff Recommendation
APPROVAL
Conditions:
Non-transient residential apartment units only
Minimum micro-mobility component within structure accessible by all residential units
Minimum lot size of 13,000 square feet
Restrictive covenant prohibiting rentals less than 6 months and 1 day
Prohibition of transient uses (hotels, hostels, etc.)
Parking limitations (max 20% of Tier 1 requirements)
Certificate of Appropriateness required for historic properties
Sunset provision for projects obtaining building permits by September 1, 2032
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