05-15-14 Regular Meeting of the Planning and Zoning Commission

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Mixed Use Zone District May 15, 2014 Page 3 of 4 What is a mixed use zone district? The concept of mixed use zoning was established to create a commercial zoning classification that permits, rather than mandates, a vertical mix of commercial and residential uses within the same building. In general, the district is intended to accommodate a physical pattern of development often found along village main streets and in neighborhood commercial areas of older cities. It is common to see mixed use development with retail/restaurant uses on the ground floor and residential or a combination of office and residential on the levels above. What are the benefits of mixed use zoning? Historically, traditional zoning was developed to protect public health and residential property values by separating different and non-compatible uses and buffering them from each other to minimize nuisances. Today, commercial development generally does not have the same negative impact on the environment or surrounding uses and the trend has been to locate different uses in close proximity. As a result, many communities are turning to mixed use zoning as a means of combining a deliberate mix of housing, civic uses, and commercial uses, including retail, restaurants, and offices. Communities generally encourage mixed use zoning near public mass transit, as a means of promoting development where people can live, sleep, eat and recreate and reduce their dependency on the automobile. However there are other communities, similar to La Porte, that do not have a transit element but still have successful mixed use developments. These communities see benefits including preserving undeveloped or environmentally sensitive land elsewhere in the community, creating opportunities for more or different housing, creating bicycle and pedestrian-friendly destinations, and creating or enhancing sense of place or sense of community. Should the City of La Porte adopt a mixed use zone district? Staff is seeking consensus from the Planning and Zoning Commission on inclusion of a mixed use district as part of the Chapter 106 revisions. The attached Exhibit B includes a model ordinance developed by the American Planning Association. Should the Commission direct staff to do so, such an ordinance would be included as part of the revisions being proposed and presented at a future meeting. In addition, the attached Exhibit C includes sample ordinances from various communities as examples of what other communities have done with mixed use districts. An additional issue for consideration is a request by a property owner to construct a new house on a lot within the area designated in the Comprehensive Plan for future mixed use development. For informational purposes, this area is currently zoned NC, Neighborhood Commercial, and does not currently allow for construction of a new single family residence. Mixed use zone districts do not generally allow for single family detached. The reason for this is to encourage the property to be redeveloped in a manner that encourages multi-use development and not a single- use such as single family detached. If the Commission desires to accommodate the requested single family house, staff could include a provision allowing for such use. However staff is concerned that allowing single family 3