On October 17, 2019 the Local Planning Agency recommended denial for the Trillium Project because change from a commercial land use to a residential land would result in a land use that is not compatible with the surrounding area. The final vote was 4 (four) members in favor and 1 (one) member in opposition to the motion for denial. The draft minutes from that meeting are attached.
In respect of housing provision in the City the Commission should be aware of the City of Stuart Housing Report of May, 2018. (attached to this item). Relevant extracts are below:
‘Traditional measures of housing affordability ignore transportation costs. Typically, a household’s second-largest expenditure, transportation costs, are largely a function of the characteristics of the neighborhood in which a household chooses to live. Compact and dynamic neighborhoods with walkable streets and high access to jobs, transit, and a wide variety of businesses are more efficient, affordable, and sustainable.’
'A focus on the development of new housing in areas adjacent to employment centers & transportation options will help build walkable, urban living environment to which millennials and young professionals are attracted.'
'Consider Underlying Multifamily Residential Zoning of Commercial Property: The demise of the “big box” store or 1970’s era strip center continues to be an issue. The city could amend their comprehensive land use plans and zoning codes to assign property in each commercial category a multifamily residential zoning overlay (i.e., allowing for redevelopment without a comprehensive land use plan change or rezoning), but only if a predesignated percentage of those units will be used for attainable housing, preferably creating a mixed income scenario.'
Commission should also be aware that on July 1, 2019, several new laws related to development became effective. These include “inclusionary zoning” (affordable housing).
Florida Statute 125.01055 states that a government may adopt an Ordinance for the purpose of increasing the supply of affordable housing which requires a developer to provide a specified number or percentage of affordable housing units to be included (or other alternatives in lieu of building the actual units). However, the government must provide incentives to fully offset all costs to the developer. The incentives may include but are not limited to:
a. Allowing the developer density or intensity bonus incentives.
b. Reducing or waving fees such as impact or sewer and water
c. Granting other incentives.
Commission would need to instruct staff to create such ordinance for use in the City.
In addition the City of Stuart Economic Development Strategy 2016-2017, states:
'Objective 2: Focus the development of new housing in areas adjacent to employment centers & transportation options.
Tactic 1: Determine which housing types and mixed-use concepts should be adjacent to major employment centers.
Tactic 2: Partner with housing developers to promote investment and redevelopment in these designated areas.
Tactic 3: Create incentive programs to ensure that any new developments in these areas provide housing that is attainable for area employees.'
The property currently has a commercial future land use designation and was the subject of a prior PUD amendment which consolidated the upland preserve offsite in anticipation of the development of the property. The applicant is requesting to change the land use from commercial to multi-family residential to allow for 76-unit attached townhome community.
The project is located south of SE Miami Street, east of SE Federal Highway, west of SE Commerce Avenue and abutting Walmart Supercenter. The Trillium RPUD project proposes 76 attached town-home units within 13 buildings with a gross density of 8.05 units per acre.
The residential community is appropriate for the area due to the proximity of the existing Aldi grocery store, Walmart and other retail shops. The retail proximity will allow for residents of the townhome development to walk to the surrounding retail. Additionally, there are many commercial businesses located along SE Commerce Avenue and the nearby business park that could provide jobs for future residents.
The developer's architect has submitted contemporary elevations for the Town Home community. Site elements such as a cabana and pool area with connecting sidewalks make for a pedestrian friendly neighborhood. Other amenities include a centrally located lake with native plantings at the lake's perimeter. PVC fencing and native landscaping with a minimum width of 25 feet will buffer the project from the surrounding commercial businesses. Staff recommends the developer install littoral planting around the proposed wet retention pond and the existing lake to help maintain a healthy habitat.
Ordinance NO. 2263-2018 was approved by the City Commission which terminated the obligation for the proposed Trillium development to provide 3.64 acres of on-site upland preserve. The ordinance provided for the transfer for the obligation to a nearby undeveloped parcel with superior native habitat. See Ordinance No. 2263-2018 attached.
If approved, the developer stands ready to obtain necessary permits with state agencies and the City 's Development department. The developer's traffic engineer has coordinated final plans with City of Stuart Public Works for access/egress improvements City staff and professional consultants have reviewed and approved the project.