by Monica Chamness
Staff Writer
Uniting downtown into a harmonious design is the aim of the downtown zoning overlay bill currently before City Council.
A public hearing was held Tuesday night, resulting in concerns expressed by a couple of citizens, including a former chief of building inspections for the City, who was opposed to the bill, saying it was just more legislation.
Bob Rhodes, chairman of the Downtown Development Authority and executive vice president of the St. Joe Company, argued for the bill, which will be reviewed Tuesday by the Land Use and Zoning Committee.
“I thought the hearing went well and that it was positive,” said Rhodes. “The bill itself implements the Downtown Master Plan with the goal to encourage vibrant development in downtown with mixed but compatible uses. I was there to present to City Council a resolution of support. I think there was a misperception, which Council member Jim Overton caught, that the bill will reduce property rights. He challenged that notion and I confirmed his stance. If anything, it protects property rights and expands present uses. I think the bill is an excellent, important and necessary step to revitalize downtown and that’s what I told the Council.”
The bill is the brainchild of Council member Suzanne Jenkins, who is hoping to have the legislation approved and passed before June 24, the last Council meeting before the newly-elected members take office.
“We are not taking the current zoning classifications away,” explained Jenkins. “We are giving bonus uses to different districts created under the Downtown Master Plan.”
Part of the proposal addresses the urban landscape and its compressed, diverse applications. According to the legislation, the proposal encourages heavy mixed-use and new development right up to the property line, not 15 to 20 feet back from the road as currently required in CRO (Commercial/Residential/Office) zones. This will increase allowed lot coverage from 35 to 100 percent. Historical structures are already in-line with the proposed requirements.
“It [the old code] makes sense in Avondale, but applied to downtown, I feel it is counterproductive,” said Eric Lindstrom, senior project manager for the Jacksonville Economic Development Commission. “The law does not need to be so restrictive here because people accept a denser use downtown. They can build right up to the edge of the street. We don’t want buildings surrounded by parking lots like in the suburbs. We want to encourage pedestrian activity. Setback requirements are against what downtown is about.“
Included with the full lot requirement is criteria for transparent areas, meaning half of a building’s facade between two and 10 feet on the ground floor must be glass instead of brick.
“There is a connection with safety when pedestrians can see into a building,” said Lindstrom. “People feel more comfortable walking by and being able to see what is going on.”
The exception to the zoning overlay pertains to waterfront properties. The proposed bill would establish a 50-foot setback from the river’s edge to allow for greenspace and public access. New construction must be designed to respect the view corridor to the river.
Another restriction calls for limitations on rooftop fixtures. Antennas, smokestacks, flag poles and bell towers can rise to 50 feet, but all other fixtures are capped at 15 feet. Only the Design Review Committee has the authority to waive the restrictions.
Currently, DRC members are appointed by board members of the DDA. The bill aims to make the committee part of the zoning code, subject to mayoral appointment and subsequent Council approval. Adding another voting member is also recommended.
“We wanted more representation of downtown property owners’ interests in the DRC,” said Lindstrom.
Currently, developers have to apply to the Planning Department for exceptions to the master plan. The vast majority of submissions are approved, so it makes sense to streamline the system.
“Why put people through the process?” asked Lindstrom. “As long as it meets the master plan and the requirements of the new zoning overlay, it seems to be a more efficient method to approve it up front.”
“It [the proposed bill] will take away the time spent on developers seeking exceptions and PUDs [Planned Unit Development] when they can just go to the suburbs and build,” added Jenkins.
Downtown is zoned with the same guidelines as the rest of the city. When a developer is granted an exception because they are building downtown, the downside is that other developers are extended the same exceptions.
“Developers don’t know what will happen next door to them,” said Jenkins. “By controlling the use, we can control what goes there.”
According to Lindstrom, each of the 10 downtown districts in the master plan has an objective as to how best to redevelop their area. The bill is supposed to embrace a proactive approach on how to orchestrate this process.
“The bonus uses will create directions on how to get where we want,” said Jenkins.
“The bill will codify the process and add an appeal process. Currently, there isn’t one. If it doesn’t meet the current code, you have to rezone.”
Downtown parking is one issue the bill will address — in an unusual way. On-site parking requirements will be cut to half of the current numbers. In the core business district and along the riverfront, builders will not be required to provide parking.
“There are a number of garages that are underused,” said Lindstrom. “We are trying to promote shared parking and encourage developers to put up structures [garages] instead of peripheral lots. We want to provide developers with more opportunities. With the older buildings, it’s hard to make room for garages so we’re trying to give them more options. People don’t have a problem with walking downtown because it’s a lot denser environment. We would also create incentives for people to utilize carpooling.”
Lindstrom was quick to point out what he believes is a common misconception about the bill: bars will not be opening next door to churches.
“Alcohol is allowed by the current zoning,” he said. “We are not changing the current zoning. We are adding an additional use on top. We are trying to support restaurants and retail outlets where they can sell in residential areas, not stand-alone bars. They are still subject to distance requirements.”
For bars, that requirement is 1,500 feet. For restaurants, where 51 percent of more of their sales are from food and not alcohol, the number is 500 feet.
“Take downtown off life support,” said Jenkins. “It’s time for Jacksonville to find its own rhythm.”