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Land Development Code Update
Advisory Committee Meeting
May 16, 2019
We Dream Big and Deliver
PURPOSE OF MEETING
• Summary of comments from Council and Planning Commission workshop, March 25, 2019
• Summary of Public Comments from LDC Open House #4, April 4, 2019
• ULI Colorado Technical Advisory Panel (TAP) summary • LDC Draft Module 3 – Nonconformities, Development Review
Process • Design Standards • Next Steps
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JAN. FEB. MAR.AUG. SEPT. OCT. NOV. DEC.MAR. APR. MAY JUNE JULYFEB.MAR. APR. MAY JUNE JULY AUG. SEPT. OCT. NOV. DEC. JAN.FEB.SEPT. OCT. NOV. DEC. JAN.
2018
1
2019
1. Project initiation2. Code Modules preparation and public review
3. Draft Code development and public review
4. Remapping of zoning districts
5. Code completion and approval
CODE MODULE #2OPEN HOUSE
CODE MODULE #2OPEN HOUSE
DRAFT CODE OPEN HOUSE
CODE MODULE #1OPEN HOUSE
2
3
4
5
2017
2020
CODE MODULE #2OPEN HOUSE
REMAPPINGOPEN HOUSE
THE WORK PLAN
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1. Project initiation 2. Code Modules preparation and public review
3. Draft Code development and public review 4. Remapping of zoning Districts
5. Code completion and approval
CITY COUNCIL/
PLANNING COMMISSION WORKSHOP
We are here
PLANNING COMMISSION
& CITY COUNCIL
HEARINGS
MARCH 25, 2019 COUNCIL & PLANNING COMMISSION WORKSHOP
Self-Storage: • In CG - Commercial General District (e.g., along Indiana
Street, other streets to be determined) • Conditional Use Required • Buffer required when adjacent to residential uses (distance to
be determined) • Also allowed in IL and IG districts as permitted use
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MARCH 25, 2019 COUNCIL & PLANNING COMMISSION WORKSHOP
Short-Term Rentals: • Allow STRs as an accessory use in all residential zone districts with:
– The entire house, unit or individual rooms in: • A single-family detached dwelling or ADU on the property • A duplex where each owner of a duplex unit can have STR. If the duplex
building is on one lot, only one unit in the duplex can be a STR • A townhome • A multifamily condominium building. The owner of a unit can have a STR
if allowed by the HOA
– 1 additional off-street parking space is required for individual room STR
– STR can only be rented to one party at a time (one reservation) • Draft ordinance is being prepared
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MARCH 25, 2019 COUNCIL & PLANNING COMMISSION WORKSHOP
Proposed Zoning Districts: • Line-up of districts confirmed, dimensional standards were presented • Height Transition Zone for the mixed-use (MX) districts was confirmed
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OS: Parks and Open Space District RA: Residential / Agricultural District RN: Residential Neighborhood District
RN-32.5: Residential Neighborhood 32,500 Subdistrict RN-12.5: Residential Neighborhood 12,500 Subdistrict RN-7.5: Residential Neighborhood 7,500 Subdistrict RN-6: Residential Neighborhood 6,000 Subdistrict RN-4: Residential Neighborhood 4,000 Subdistrict RN-D: Residential Neighborhood One- and Two-Family Subdistrict
R6: Residential 6 District R13: Residential 13 District R24: Residential 24 District MX-N: Mixed-Use, Neighborhood District MX-S: Mixed-Use, Suburban District MX-U: Mixed-Use, Urban District MX-T: Mixed-Use, Transit-Oriented District CG: Commercial, General District
OT: Olde Town Zoning District and Sub- Districts
IL: Industrial, Light District IG: Industrial, General District PUD: Planned Unit Development
HEIGHT TRANSITION ZONE
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Maximum Height in Residential District (e.g., 28 ft.)
Residential District Zoning District
Boundary
New Development (in mixed-use district)
Transition Zone with the same Maximum Height as the Residential District and is: • 25 ft. in MX-N • 30 ft. in MX-S • 45 ft. in MX-U and MX-T
Outside of Transition Zone, building height can be the maximum allowed in the
zoning district
MARCH 25, 2019 COUNCIL & PLANNING COMMISSION WORKSHOP
Parking and Loading Standards: • Revised approach utilizing:
– Bedrooms instead of units for multifamily – Square footage of building instead of number of employees, seats, etc.
• Changes in parking based on analysis of other local suburban communities and projects in Arvada
• Changes to Multifamily: – Efficiency unit: 1.25 spaces/unit – 1 bedroom unit: 1.5 spaces/unit – 2 bedroom unit: 2 spaces/unit – 3+ bedroom unit: 2.25 spaces/unit – Council suggested addition of visitor parking (0.2 spaces/unit)
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COMMENTS FROM LDC OPEN HOUSE #4
• Height: – In MX-S, Mixed-Use Suburban district, height should increase from 35
ft. to 45 ft. – In RA, Residential Agricultural district, height of barns should be
increased to 35 ft., same height as principal building
• Setbacks in RA: – Side and rear setbacks reduced to 15 ft. (from 30 and 25 ft.) if lot is
adjacent to another RA lot
• Height Transition Zone: – Consensus that dimensions are acceptable
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ULI COLORADO
TECHNICAL ADVISORY PANEL (TAP)
• City partnered with ULI Colorado for TAP to study the commercial lands along Wadsworth Blvd., between I-70 and Grandview Ave.
• TAP comprised of notable real estate professionals (developers and transportation, architecture, economics, residential, and affordable housing experts)
• TAP workshop held on May 2 & 3
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ULI COLORADO TAP
Purpose of TAP: – Build on recently completed retail study for Wadsworth corridor – Evaluate challenges and opportunities with changing retail landscape – Evaluate if a broader range of land uses and densities could be
supported in this area Findings:
– Mixed-use could occur, potential market for variety of uses – Attractive area for redevelopment – Higher heights closer to I-70 (80 ft. – 120 ft. range), lower in New Town
Next Steps: – Report from ULI Colorado in next month – Informs proposed height for MX-T
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DRAFT MODULE 3
Module Contains: • Nonconformities • Development Review Bodies • Review Procedures • Required Improvements, Dedications, and Fees • Enforcement
• Most sections are reorganization of existing LDC language
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DRAFT MODULE 3
Nonconformities - Questions: • Do you agree that all buildings (lot area, setbacks, etc.) in RN
should become conforming with the adoption of the Code? • Except for RN, in residential and non-residential districts, do
you think allowing a nonconforming structure to be expanded by up to 20% at nonconforming setbacks is appropriate?
• Other nonconforming issues are essentially the same as the current LDC
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DRAFT MODULE 3 - TRACKS
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Table 4-3-2-2.A.: Decision-Making Tracks
Track Decision-
Maker Public
Hearing
Public Outreach Administrative
Appeal To Neighborhood
Meeting Notice
Track 1 Director1 No No3 No
Planning Commission
Track 2 Director2
Planning Commission
Yes Yes City Council
Track 3 Floodplain
1
Hearing Officer
Floodplain Hearing Officer
No Yes N/A
Track 4 Board of Adjustment
Board of Adjustment
No Yes N/A
Track 5 City Council City Council No Yes N/A
Track 6 City Council Planning Commission; City Council
Yes Yes N/A
Table Note: 1 For Public Improvements Construction Drawings for private development, and is not appealable to the Planning Commission; for Floodplain Development Permits, the decision is by the Floodplain Administrator, and is appealable to the Floodplain Hearing Officer; for Revocable Right-of-Way License Agreements, the decision is by the City Manager in consultation with the Director, and is not appealable. 2 Planning Commission fact-finding is not advisory. Director must issue decision on facts found by Planning Commission as to application’s compliance with the applicable standards of this LDC. 3 At the discretion of the Director, a neighborhood meeting may be required to inform residents of the proposed development in their neighborhood.
DRAFT MODULE 3
Minor Modification: • To remain as an administrative process for 20% relief from
some standards • Minor Modifications are an important tool. • Should we keep the existing language?
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DRAFT MODULE 3
The new PUD process: – Has to be an extraordinary development that cannot be
approved in any other zoning district or combinations of districts – Must meet the spirit and intent of the Comprehensive Plan – There are no set standards in the LDC – Negotiated process to establish development standards – Requires a public process (neighborhood meeting, Planning
Commission and City Council public hearings) – Sketch Plan will remain as an option
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MX – MIXED-USE DISTRICTS: CONCEPT LOCATIONS
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DESIGN STANDARDS
Gas Station Uses (in MX districts)
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DESIGN STANDARDS
Drive-Through Uses (in MX districts)
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DESIGN STANDARDS
Landscape Buffer Options
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DESIGN STANDARDS
Mixed-Use Buildings on arterials and collectors – Requirement for design of activated frontage (e.g., commercial
uses) with requirement to meet commercial building code and glazing transparency
– Illustration – 50% of frontage to be activated
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NEXT STEPS
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NEXT STEPS
• City Council / Planning Commission Workshop, Code Module 3 – June 10, Council Chambers
• Advisory Committee #11 – Thursday, July 25, 2019 6:00 – 8:00 p.m., Anne Campbell room
• City Council / Planning Commission Workshop, Draft LDC – August 26, Council Chambers
• LDC Open House #5 – September 5 6:00 – 8:00 p.m., City Hall atrium
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CONTINUED PUBLIC OUTREACH AND ENGAGEMENT
– Community open houses
– Website – AdvanceArvada.org – Social media and newsletters
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Questions?