Title
Rezone Property from RSF-2 to RMF-7 for Saul Silber Properties (B)
Petition 194ZON-06 PB. Saul Silber. Rezone property from RSF-2 (4.6 units/acres single-family residential district) to RMF-7 (8-21 units/acre multiple-family residential district). Located at 400 Northeast 11th Street, 410 Northeast 11th Street and 401 Northeast 10th Street. Related to Petition 193LUC-06 PB.
Explanation
The subject property is 1.4 acres and is currently developed with multi-family housing with 20 dwelling units.
The property currently has single-family residential land use. The property was changed to single-family from multi-family in the early 1980s. This petition would make the existing multi-family housing on the property conform more closely with the underlying zoning of the property.
Existing, surrounding development consists of single-family and multi-family homes and apartments. This petition is related to Petition 193LUC-06PB, which proposes residential medium density land use.
The Plan Board heard the petition and recommended that it be denied based on the fact that the Board did not believe elimination of a landlord license fee was sufficient justification for changing land use and zoning. However, the Board recommends that the City Commission consider waiving landlord licenses for non-conforming multiple-family housing in areas with single-family zoning.
Given that it may not be legally possible to waive the landlord license fee for the property owner, an alternative would be a land use change to Residential-Low (RL), up to 12 units per acre, and a zoning change to RMF-5 (12 units per acre, single-family/multiple-family residential district), as a way of addressing the issues on this property since it is already developed as multi-family.
This alternative would allow the property to be treated as a multi-family development, with no landlord fee for each unit, while restricting future redevelopment of the site to a use that may be more compatible with the neighborhood. The current development on the property is 20 units, and the maximum under this alternative would be 17 units. Stormwater, parking, and landscaping requirements would probably reduce this number to 12 units if the current development were ever replaced. The RMF-5 zoning would allow a variety of housing types: single-family, detached units and up to six units of attached rowhouses. This option would provide a step-down in zoning from the property to the south, which maintains an RMF-7 zoning.
Public notice was published in the Gainesville Sun on January 2, 2007. Letters were mailed to surrounding property owners on January 3, 2007. The Plan Board held a public hearing January 18, 2007.
Fiscal Note
None
Recommendation
City Plan Board to City Commission - Deny Petition 194ZON-06 PB. Plan Board vote 4-1. Staff originally recommended to the City Plan Board that this be approved, but accepts and is moving forward to the City Commission the Plan Board's recommendation to deny.
Alternative Recommendation A: Approve a land use change to Residential-Low (up to 12 units per acre) and zoning change to RMF-5 (12 units per acre single-family/multiple-family residential district), since the property is already developed as multi-family.