Loading...
HomeMy WebLinkAboutZTA200400002 WorksessionPRIMARY STAFF CONTACT: Elaine K. Echols, AICP PLANNING COMMISSION: October 20, 2009 WORKSESSION ZTA 05 -01: Zoning Amendment to Setbacks ORIGIN: Adoption of the Neighborhood Model in 2001 and directive by Board of Supervisors to prepare ordinance changes to implement the Neighborhood Model. PROPOSAL: The substance of the recommended changes is in Attachment A. A summary of the changes is shown below. Amend the Zoning Ordinance for commercial and industrial districts to: • reduce the side and rear lot yards /setbacks adjacent to rural and residential districts • allow for reduction of buffer area by staff with appeal to PC • change the buffer requirements to 3 levels: landscaping, screening, and enhanced screening • provide requirements for all 3 levels that include a mix of evergreen and deciduous trees Amend the Zoning Ordinance for residential districts to: • reduce the side, and rear yards /setbacks Amend the Zoning Ordinance for residential, commercial, and industrial districts to: • reduce the front yard /setback requirement • require curb, gutter, sidewalks, and street trees on all development area streets • change the front yard /setback requirement such that it is based on the number of lanes in the street and the speed limit of the street instead of the zoning district PUBLIC PURPOSE TO BE SERVED: The development standards in the Zoning Ordinance promote a rural /suburban form that is not in keeping with the Neighborhood Model. In order to make it easier for developers to create the Neighborhood Model form of development, the zoning ordinance needs to be amended, especially with regard to setbacks. BACKGROUND: Since the Neighborhood Model was adopted in 2001, many ordinance changes have taken place. The first set of changes had to do with allowing for alleys and shared driveways in the Development Areas. The Zoning and subdivision ordinance changes related to alleys and shared driveways were approved in February of 2002. At the same time, staff was working on development of the Neighborhood Model District. Text was submitted by an applicant in 2001. This district was reworked by staff and the Commission and adopted in March of 2003. SP 2009 -003 PC October 20, 2009 Staff Report Page 1 The third set of changes began in 2002. They included a major revision to the parking requirements. Relegated parking was a difficult issue and parking changes were adopted in February of 2003. They did not include requirements for relegated parking. In 2002, staff also began work on more changes to the subdivision ordinance to require curb and gutter, sidewalks, and interconnections. Work on the subdivision ordinance changes took three years to adoption. Overlot grading was a difficult issue and these requirements were not part of the subdivision ordinance that was adopted. The subdivision ordinance changes were adopted in April of 2005. In 2003, while staff was working on subdivision ordinance changes, they were also working on zoning text changes. In March and May of 2004, staff brought the recommended changes to the public and held two meetings for input. Less than ten persons (in combination) attended the two meetings. Work on this comprehensive set of changes was put on hold while the subdivision ordinance was under review. After completing work on the subdivision ordinance, staff immediately began work on front setback changes in the Development Areas. In August of 2005, staff brought a set of setback changes to the Planning Commission for a review and public hearing. Concerns were expressed by the ARB relative to area for landscaping in front yards in the Entrance Corridor. Some members of the development community believed that further changes were needed; other members of the development community said they weren't appropriately included in development of the changes. As a result, the Commission directed staff to work with the ARB, set up a joint meeting with the ARB and Commission on setbacks, provide a new resolution of intent, and bring a comprehensive set of changes to the zoning regulations related to setbacks. Due to the number of development review proposals under review between 2005 and 2007, drafting of zoning text amendments to implement the Neighborhood Model was slow. However, in July 2007, staff brought a set of recommendations to the Commission. The Commission asked that the portion of the amendment which would allow for zero lot line development take priority. ZTA 07 -01 was approved June 11, 2008. STAFF COMMENT: A new resolution of intent will be provided later in the process of developing the zoning text amendment. The attached recommendations do not include zoning text language yet. They do reflect major changes from the current suburban form of development required by our zoning ordinance. Staff notes for the Commission that not all of the concepts in the staff report have yet had extensive internal discussion. The considerations for changes to side and rear yards /setbacks along with buffers and screening have received considerable internal vetting. The considerations for changes to front yard /setback requirements have not received much internal vetting because they have been developed with the information from Places 29. At this juncture, staff would like for the Commission advise on whether the concepts for front setbacks are worth pursuing. SP 2009 -003 PC October 20, 2009 Staff Report Page 2 Staff also notes that if the concepts on streetscape and front yards are worth pursuing that there are many details which will still need to be worked out. ISSUES FROM 2007 STAFF REPORT WHICH ARE NOT YET INCLUDED IN RECOMMENDATIONS When staff provided recommendations to the Commission in July 2007, several items were included which have not been included with this staff report. Staff notes them for the Commission in the event that future staff reports include recommendations related to these items: • reduce the setback for encroachments • reduce the building separation requirement between primary structures on the same lot • add a building separation requirement for primary and accessory buildings • change the measurement method for yards for attached housing and multi - family developments • make distinctions between public /private Neighborhood Model streets and "parking lot" private streets • require an entrance to buildings from a public or private (non- parking lot) street on which the building fronts • establish a front yard requirement for public and private streets rather than a setback from the adjacent public street • consider creation of lots that do not have public or private street frontage. STAFF RECOMMENDATION: At the October 20, 2009 meeting, staff will provide a powerpoint presentation which illustrates the concepts in the attachment. Initial feedback will be solicited from the Commission at that meeting. Attachment A: Recommended Changes to Zoning Ordinance Related to Separation of Uses and Streetscape in the Designated Development Areas, October 20, 2009 SP 2009 -003 PC October 20, 2009 Staff Report Page 3 RECOMMENDED CHANGES TO ZONING ORDINANCE RELATED TO SEPARATION OF USES AND STREETSCAPE IN THE DESIGNATED DEVELOPMENT AREAS October 20, 2009 GOAL RELATED TO DEVELOPMENT AREAS: Make distinctions between requirements for the RA industrial and commercial properties and DA industrial and commercial properties. GOALS RELATED TO SEPARATION OF USES Buffers: Reduce excessive separation requirements to make more efficient use of the Development Areas without negatively affecting quality of life. Clarify distinctions between "screening" and "buffering ". Be explicit about screening expectations. Improve screening materials requirements. Side and Rear Yards for Commercial and Industrial Districts ad'acent to Rural or Residential Districts: Reduce excessive separation requirements to make more efficient use of the Development Areas without negatively affecting quality of life. Side and Rear Yards for Residential Districts: Reduce rear yard requirements to allow more compact lots for development in a by -right setting. GOALS FOR STREETSCAPE: Pedestrian Orientation: Require sidewalks or pedestrian paths along all streets in the Development Areas. Buildings and Spaces of Human Scale: Reduce the front setback or yard requirement in residential, commercial, and industrial districts so that buildings can be closer to the street and provide opportunities for relegated parking. Eliminate the "one- size - fits -all" setback and base front setback or yard requirement in street characteristics such as number of lanes and speed of streets- 4 ATTACHMENT A GOALS RELATED TO SEPARATION OF USES Buffers: Reduce excessive separation requirements to make more efficient use of the Development Areas without negatively affecting quality of life. Clarify distinctions between "screening" and "buffering ". Be explicit about screening expectations. Improve screening materials requirements. Side and Rear Yards for Commercial and Industrial Districts adjacent to Rural or Residential Districts: Reduce excessive separation requirements to make more efficient use of the Development Areas without negatively affecting quality of life. Side and Rear Yards for Residential Districts: Reduce rear yard requirements to allow more compact lots for development in a by -right setting. Existing and Proposed Requirements for Separation in Commercial and Industrial Districts Existing Proposed Existing Commercial Commercial Light districts districts Industrial (LI) - Side and Rear Yard 50' 20' — buildings -- if unless pages 3 -4 adjacent to rural or pages 3 -4 waived by res. district waived by Side and Rear Yard 20' 20' — parking -- if Yes Yes adjacent to rural or Yes res. district Buffer Area if 20' 20' adjacent to rural or res. district Buffer Undisturbed See pages Requirements* unless waived 3-4 by PC or aclent Screening Yes, if See pages Required ** disturbance of 3 -4 buffer is allowed Proposed Existing Proposed LI Heavy HI Industrial HI — 50' 130' 1 100' 130' 30' 130' 130' ', 30' 30' I30' 1 30' 1 30' Undisturbed See Undisturbed See unless pages 3 -4 unless pages 3 -4 waived by waived by PC or agent PC or agent Yes Yes Yes Yes Existing Requirements for Buffers and Screening 5 ATTACHMENT A Undisturbed buffer between Commercial or Industrial Districts and Rural or Residential Districts Disturbance of buffer allowed by agent if: 1. Adequate screening does not currently exist and 2. Installation of screening meets or exceeds ord. require. OR 3. A professional certifies that trees are hazardous OR 4. Disturbance will result in improved screening with a berm, retaining wall, or other physical modification. Disturbance of buffer allowed by PC 1. Grading or clearing is necessary. 2. Grading or clearing will result in improved site design. Screening requirements: 1. planting strip 2. existing vegetation 3, slightly opaque wall or fence, minimum of 6' tall 4. combination of any of the above 5, alternate methods approved by agent If only vegetation 1. screening strip minimum of 20' in width 2. double staggered row of evergreen trees planted 15' on center 3. double staggered row of evergreen shrubs planted 10' on center Recommended Changes for Buffers and Screening Undisturbed buffer area between Commercial or Industrial Districts and Rural or Residential Districts except, a. to augment screening b. grading for required interconnections or access to adjoining properties c, grading to accommodate utilities which cannot be reasonably placed elsewhere on the site 2. Reduction, disturbance and grading in buffer area allowed by agent down to 10' if agent determines that the reduction or disturbance will not have an adverse impact on the adjoining or nearby parcels based on a review of: a. The proximity of dwellings or residential amenities on adjoining properties b. The potential effect of industrial uses allowed in the district on the adjoining parcel c. The potential effect of the size of the parking area or scale and massing of the structure in the industrial district on dwellings or residential amenities of the adjoining properties in the rural or residential district d. Visibility of the use or uses on the site from the boundary of the adjoining parcel with rural or residential district e. The location of improvements on the adjoining parcel f. The location of environmentally sensitive areas on the adjoining parcel in relation to the proposed building or grading 3. Application for modifications, waivers, grading in or reduction of buffer must be in writing. Staff's response will be in writing and contain the analysis of the considerations above in making a decision. The applicant 6 ATTACHMENT A may appeal the decision to the Planning Commission. If a reduction of screening buffer is approved, enhanced screening may be required to more quickly conceal the adjacent uses from each other. 4. Vegetation and Screening in Buffer Area: Introduction of three levels Landscape buffer — used to softening of impacts between two potentially incompatible uses; creates a semi- opaque screen; uses existing, new, or augmented vegetation; can also contain a fence, Screening buffer — used to obscure visibility over time of two potentially incompatible uses; creates an opaque screen; uses existing, new, or augmented vegetation; can also contain a fence. Enhanced screening buffer — used to immediately screen the visibility of two potentially incompatible uses from each other. Uses existing, new, or augmented vegetation and a fence. 5. Changes to materials for screening: Increase caliper of screening trees, require a mixture of evergreen and deciduous plant material, and prescribe the percentage of each material needed to create the landscape or screen. Ordinance will have illustrations. Existing Requirements for Side and Rear Yards in Residential Districts Side yards: 15 feet — can be reduced to 10 feet if within a 4 -mile radius of a fire station and adequate fire flow is available Rear yards 20 feet Zero lot line: 10 feet between structures Proposed Requirements for Side and Rear Yards in Residential Districts Side yards: 10 feet Rear yards: 15 feet Zero lot line: no change 7 ATTACHMENT A GOALS RELATED TO STREETSCAPE Pedestrian Orientation: Require sidewalks or pedestrian paths along all streets in the Development Areas. Buildings and Spaces of Human Scale: Reduce the front setback or yard requirement in residential, commercial, and industrial districts so that buildings can be closer to the street and provide opportunities for relegated parking. Pedestrian - friendly Streets and Paths: Create streetscape on all Development Area streets. Eliminate the "one- size - fits -all" setback and base front setback or yard requirement on street characteristics of number of lanes and speed of streets. Existing Front Yard /Setbacks in Residential, Commercial, and Industrial Districts Residential Buildings: 25 feet Parking: 25 feet Commercial Buildings: 30 feet Parking: 10 feet Industrial Buildings: 50 feet Parking: 10 feet Recommended for Front Yard /Setbacks in Residential, Commercial, and Industrial Districts 1. Require curb and gutter street section and street trees across the frontage of all lots. 2. Require sidewalks or pedestrian paths across the frontage of all lots. 3. Base the front yard /setback on the streetscape requirements for lots fronting 2, 4, 6, and 8 lane streets. Tree Lawn_ 8 -lane 12' 6 -lane _ 10' 4 -lane 2 -lane (higher speed streets ) 2 -lane {lower speed streets)_ 6' 8' 6' Sidewalk or 8' Multi-purpose path 10' 8' 8' rJ' 5' 10' 10, _ 10' 10' Min. front yard _ 20' _ Minimum distance 40' between pavement and building — For info only, not a requirement 12' 10' 110' 4' 30' 26' 21) 11V _ 8 ATTACHMENT A