2025-2026 Density Increase + Circle Airbnb Usage

A Kimley-Horn team representing this proposed development went in front of the city's Development Review Committee (DRC) to receive feedback about the materials they've submitted to the city thus far. 

The team included urban planner Philip DiMaria, who had given the September 25th presentation described above, and new senior planner Bill Waddill, who had most recently been involved in The Bay Conservancy (link).

Staff Comment #4 (page 1): 

Pursuant to Table VI-503A, mixed-use developments shall have a maximum density of 13 dwelling units per acre in the CT zone district. The narrative in the applications states the subject property is approximately 0.33 acres, which would provide for a total maximum density of approximately four residential dwelling units above the first floor.  Pursuant to Table VI-501A, Hotel/Motel uses are prohibited in the CT zone district.

But, apparently eight residential units are proposed:

Staff Comment #11 (page 2): 

Pursuant to Section VII-206(3)(d), when any building or structure is expanded or enlarged to increase the floor area of that building or structure, off-street parking shall be provided at a ratio of one parking space for every 350 square feet of floor area contained in the expanded portion of the building or structure. No building or structure shall be expanded or enlarged where such expansion would displace any undeveloped area available or used for parking on the premises, except that such expansions or enlargements may be permitted where parking to be displaced or required parking is located off the premises. Please provide a breakdown of required and proposed vehicular and bicycle parking. Bicycle parking shall be provided as both long-term and short-term with short-term parking located near the entrance to the building.

City comment:  "I think you are going to meet the parking calculations". (1:13:55)

But, apparently there is a proposed reduction in parking spaces with no indicated accommodation for trash containers:

Advisory Comment (page 3):

Please be aware of the FEMA Substantial Damage/Substantial Improvement regulations (FEMA 50% rule). Additional information will be required with building permit submittal to determine compliance. If the cost of the improvements equals or exceeds 50% of the market value of the building, the structure must be brought into compliance with current code requirements.

Advisory Comment (page 3):

It is understood that this proposed development is anticipated to be completed in three phases over time. A Site Plan application will be required per Sec. IV-501 when additional square footage is added. If the use of the property changes as discussed in Phase 3, changes to the Site Plan and building permits may be required. The pre-application comments in this document are based on the current Zoning Code as updated on May 30, 2025.

Bill Waddill challenges city staff on whether the value of the floodproofing shoud be included in the cost of the renovation that goes toward satisfying the 50% rule:

We're moving ahead as a city and I see everyone nodding their heads as we need to do things to encourage St. Armands to become more resilient including flood panels or elevating or whatever that ends up being and we're about to start a visioning process to work through that it just again it seems counter-intuitive to punish someone for doing where we're headed as a city and everyone agrees we need to head there and that's like the kind of thing we just ought to talk about further.  

The city responds:  "it's federally regulated and we can't make exceptions".

Advisory Comment (page 13):

The proposed development is located within the St. Armands Circle Business Association and adjacent to the St. Armands Residents Association. Early engagement with the business and neighborhood association is encouraged.

Advisory Comment (page 13):

The City is just starting to formulate a visioning process to address a variety of issues in St. Armands, and that is expected to commence next year. Nothing related to planning or zoning will be generated until we complete a thorough and comprehensive outreach process that includes the property owners, the merchants, and the residents.