In a recent government meeting, the City Commission discussed a significant amendment to the Cloisters Planned Development (PD) agreement located at 400 Howie Avenue, proposed by Jack Straw of Pacifica Companies. The amendment seeks to modify the allowable uses within the PD to include multifamily housing and to incorporate an adjacent parcel for additional parking.

The proposal, which has already undergone staff review and received a favorable recommendation from the Technical Review Committee (TRC), is set for its first reading by the City Commission on July 15, 2024, with a second reading anticipated around August 19, 2024. The site, situated in the traditional city core, is currently fully developed and consists of 272 units, including a multistory building, villas, and bungalows, originally designed as an age-restricted community.

The amendment aims to address the high vacancy rates in the existing units by allowing a broader range of tenants, thus potentially increasing occupancy. However, the proposal raises concerns regarding parking availability. The current parking provision stands at approximately 228 spaces, which is insufficient for the anticipated increase in residents, as multifamily units typically require more parking than age-restricted communities.

To mitigate this issue, the applicant has proposed the addition of 68 off-site parking spaces, which would be integrated into the PD. This approach, while unconventional, is deemed necessary due to the lack of available space for additional parking on the already developed site. The proposal also includes plans for 105 bicycle parking spaces to promote alternative transportation options.

City staff have indicated that the amendment will not significantly impact the surrounding area or require new government services. They recommend approval of the amendment, contingent upon receiving a concurrency determination letter from the Volusia County School Board, which is currently pending.

The discussions highlighted the need for flexibility in zoning regulations to adapt to changing market demands and demographic trends, particularly as the community seeks to attract a more diverse population. The proposed changes reflect a broader trend in urban development, where mixed-use and multifamily housing options are increasingly prioritized to meet housing needs.