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Highlands Today

Sebring Downtown Mulls Zoning Changes

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By MANDY SHEETS | Highlands Today

Published: November 23, 2007

SEBRING — The Community Redevelopment Agency is looking into the future, building a road map for how to best revitalize and redevelop the downtown district.

At a workshop Monday, CRA members examined some long-term zoning changes that could limit what is allowed downtown.

Through a series of workshops, the CRA plans to develop a concept for downtown development and then specifically work through zoning changes on a site-specific basis.

"This is a process that will take a while and will be a lot of conceptualization," said Pete Pollard, executive director of CRA. "The intent is to create a positive impact in downtown in a way that doesn't put people out of business. We won't do anything to create a negative impact on anyone."

Before the next workshop, city staff will prepare maps that are color coded to show current zoning. Lists of allowable uses in each of the zoning district also will be provided to CRA members before the next workshop.

Most of the downtown district is currently zoned C-1, which has a broad definition in terms of allowable use. For example, a convenience store could potentially be built at the corner of North Commerce and the Circle.

"We have some checks and balances with the design review process and historic review board, so it probably wouldn't happen," Pollard said. "But based on the zoning, it would be an allowable use."

Michael Joachim, city planner, said instead of having a blanket zoning for the downtown district, it would be more practical for zoning to vary based on the area.

"One thing the city needs to look at is what uses are appropriate for downtown and in what areas of downtown," Joachim said. "Around the Circle, you may want to limit it to commercial businesses that enhance the character of the Circle … A few streets out, you may want to consider a mixed-use zoning, which gives more flexibility for commercial and residential development."

Pollard said the intersection of Sebring Parkway and Ridgewood will probably become one of the busiest in the city in the next few years, and he thinks the shopping center at that intersection may be better developed under mixed-use zoning.

"Our intent is to try to create an investment environment in areas where growth would be appropriate," Pollard said.

Pollard said two developers are currently working on mixed-use projects downtown that combine residential and commercial, which he thinks is the direction downtown should be going.

"We need to bring people back downtown to live," Pollard said. "One way to do that is to provide the developer with assurance that their investment is protected and someone can't put a junkyard next door."

Bob Potwin, owner of All About Signs, said he is still worried about how the zoning changes could affect his business.

"I'm curious about what we are trying to do and what you are going to do to make things better without hurting the people in business," he told CRA members. "I'm afraid you will try to kick me out of my business."

CRA members said they would not be in favor of changes that adversely affect already established businesses.

"Our objective is not to take away from what's existing but to improve it," said CRA member Kelly Griffin. "We are not trying to take apart anything. We are trying to build it and help it grow."

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