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HomeMy WebLinkAboutZTA200500001 Work Session 10/20/2009PRIMARY 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. ZTA05 -08 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. ZTA05 -08 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 ZTA05 -08 PC October 20, 2009 Staff Report Page 3