Rehoboth’s mixed-use task force getting to the details

The Rehoboth Beach Mixed-Use Zoning Ordinance Task Force met for the second time March 26, when members began to explore what exactly they should be considering.

A large amount of the city’s commercial district includes single- or two-story structures that are aging and will likely be redeveloped in the future. The task force is looking at ways to spur revitalization, encourage pedestrian travel and provide workforce housing. The first meeting was held in late February and was primarily an introduction of the topic to the members, a collection of 14 people that includes residents, business owners and city committee members.

As before, consultant Nick Walls led the discussion. Walls is a professional planner who works for Wallace Montgomery and has been helping the city since the comprehensive development plan was created a few years ago.

Creating additional burdens is not part of the goal, said Walls. It’s a balancing act between how the city constrains mixed-use, but also how the city allows mixed-use, he said.

Walls presented the main tenets for task force members to consider as the discussion moves forward toward specifics. Parking requirements and building height are key components.

For parking, items to consider include the number of required parking spots, the distance permitted for off-site parking lots, the physical size of the parking space, the use of shared parking, circulation widths and parking angles.

For building height, items to consider include the incorporation of sustainable building techniques, flexibility in floor height regulations, the second-floor step back, half stories and roof design.

Other things to consider:

• The existing code doesn’t address floor-to-area ratio for multifamily units

• Possible changes to setback requirements

• The number of loading docks

• Residential unit sizes

• Lot coverage.

Developing these codes is time-consuming, said Walls. From start to finish, it’s not quick, he said.

The city has been talking about doing this for 20 years, said Patrick Gossett, a city commissioner and task force member.

The clock starts when money is finally put toward it, said Walls.

Susan Stewart, a planning commission representative for the task force, raised concerns about creating code that will have to be changed soon because the city is in the beginning stages of a major overhaul of the code.

Walls said that issue will take coordination, but it’s something that’s now on his radar. Nobody wants to waste their time, he said.

One of the issues the task force is trying to address is the dearth of affordable housing within city limits.

Stewart said real estate in Rehoboth is too expensive for developers to build new affordable housing, even if it’s part of a mixed-use project. People need to be able to make their money back, she said.

Walls recognized that as an issue. Walls said there are tax incentives commissioners could implement to make affordable housing feasible. However, he said, discussing those incentive specifics is not one of the task force’s mandates and would have to be handled by city commissioners.

Sticking to code, Walls said it’s possible that code could be modified in a way that would allow property owners to retrofit existing buildings if the owner is specifically doing it to create affordable housing options.

Task force members said they would like to speak with members of the development community.

Walls said invitations were extended to a few local developers, but none took the city up on its offer. Recognizing the required time that would be spent attending all the task force meetings, a consensus was reached to invite developers to a specific meeting to get their input on mixed-use regulations.

The task force did not set a specific date for its next meeting, but the members were considering somewhere near Friday, April 11.