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Proposed Land Use & Development Regulations Public Hearing Month Day, 2012. Agenda for Hearing Planning Commission summarizes major changes Public comments directed to Planning Commission Planning Commission answers clarifying questions - PowerPoint PPT Presentation
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Proposed Land Use & Development Regulations
Public Hearing
Month Day, 2012
Agenda
Agenda for Hearing
1. Planning Commission summarizes major changes2. Public comments directed to Planning
Commission3. Planning Commission answers clarifying questions4. General comments from Planning Commission
and public at the end.
Calais Land Use & Development Regulations
Approval Process
1. PC reviews & revises existing regulations 2. PC holds public hearings -- June3. PC reviews comments and makes revisions –
July/Aug4. PC holds public hearing -- September5. Forward proposed regulations to Selectboard6. Selectboard holds hearing & amends proposed
regulations as necessary – Oct/Dec7. Town Meeting: vote on Bylaws by Australian
ballot
Approval Process
*Multiple meetings may be held by PC and the Selectboard
Planning Commission
drafts or considers
bylaw
Selectboardconsiders
bylaw/revisesPublic
Hearing*Public
Hearing*
Selectboardvotes on adoptionBylaw Adoption Processes
See statute details: 24 VSA §§ 4441-4442
Vote at Town Meeting
Calais Land Use & Development Regulations Sections
1: Purpose and Permit Procedures 2: Zoning Districts 3: Requirements that Apply to all Zoning Permits 4: Specific Use Regulations 5: Development Review (Conditional Use, Flood Hazard Area
& Design Review) 6: Subdivision Review 7: Planned Unit Development (PUDs) 8: Authority and Administration 9: Definitions
Goal of Amendments
To guide growth to protect natural resources while promoting flexibility
for land owners
Land Use and Development Regulations
What's Changed? • Divided Rural Residential District into Two Districts
o Residential Districto Rural District
• Revised Provisions for Mixed Uses and Parking• New “Natural Resources Overlay” District• Revised Subdivision Thresholds • Standards for Prime Agricultural Soils • Standards for Wildlife Linkages. • Expanded Use of Density Averaging
o Simplified permit review processo Opportunity to shift development to most suitable area of a loto Allow density averaging across multiple parcels
Expanded Use of Density Averaging
What is density averaging?• Flexibility to design a subdivision in response to the
specific characteristics of the property, rather than inflexible dimensional requirements.
• Flexibility to protect important resources. • Removes disincentives to identifying and conserving
resources on a property. • A tool for owners of working land to subdivide small lots
while retaining ownership of much of the balance of their property.
• An alternative to fragmentation of land into residential lots that are “too big to mow and too small to plow”
Expanded Use of Density Averaging
How does Density Averaging Work?• Variable lot sizes may be created, as long as the total number
of lots does not exceed maximum overall density (total parcel area divided by minimum lot size).
• A portion of the parcel is permanently set aside from development. This land may be owned by individual lot owners, or held in common.
Density Averaging on Multiple Parcels
Density Averaging
Example I: Contiguous Parcels Divided by a Road
Conventional Subdivision
Density Averaging on multiple parcels
Density Averaging
Example II: Non-Contiguous Parcels, Different Districts
Conventional Subdivision
Density Averaging on multiple parcels
Density Averaging
If the resources on the parcel to remain undeveloped are particularly important, density may be transferred at a ratio greater than 1:1
Conventional Subdivision
Subdivision Thresholds
Current Regulations• Boundary line adjustment reviewed by the Zoning
Administrator • Any subdivision of three or fewer lots = “minor
subdivision” reviewed by the Zoning Administrator • Any subdivision of four or more lots = “major subdivision”
reviewed by the DRB. • All major subdivisions require conceptual, preliminary,
and final review.
Subdivision Thresholds
Proposed Regulations• Boundary line adjustment reviewed by the Zoning
Administrator • Subdivisions of five or fewer lots which utilize density
averaging = “minor subdivision” reviewed by the Zoning Administrator
• All other subdivisions = “major subdivision” reviewed by the DRB.
• All major subdivisions require conceptual and final review. Preliminary review only required at the discretion of the DRB.
Divided Rural Residential District
Current Regulations• Most of Calais in Rural Residential District • Minimum Lot Size: 3 acres
Proposed Regulations• Residential District
o Minimum Lot Size: 2 acreso Boundaries being defined: Generally areas in vicinity of existing
Villages and Calais Elementary School
• Rural Districto Minimum Lot Size: 3 acreso Includes all other areas currently within the Rural Residential
District
Divided Rural Residential District
Natural Resources Overlay District
Overlay covering three types of wildlife habitat • Deer Wintering Areas (Deer Yards)
• Core Forest Habitat
• Black Bear Reproductive Habitat
Development is allowed, as long as it is sited to minimize adverse impact on habitat areas.
In overlay and more than 200 feet from Road = Conditional
In overlay and less than 200 feet from Road = Permitted
Prime Agricultural Soils
Standards for development in prime agricultural soils• Rural District – Place development at fields edge, or least
productive soils
• Residential District -- Place development at fields edge, or utilize soils as central greens, community gardens, etc.
Ag soils and more than 200 feet from Road = Conditional
Ag soils and less than 200 feet from Road = Permitted
Wildlife Linkages
Wildlife linkages = paths between habitat areas• Where possible, development should be located outside wildlife
linkages.• Development in a wildlife linkage = Conditional Use • Must be located to minimize adverse impacts on the linkage.
Density Averaging and Natural Resources
Density averaging can allow landowners to develop their property while avoiding impacts on resources es
• Density averaging allows lots and buildings to be located away from wildlife habitat and linkage
• Less than five lots are created using density averaging. The subdivision is “minor” and can be reviewed by the ZA. No DRB hearing is needed.
• Resources are protected while the landowner is still able to develop their property.
Mixed Use and Parking Standards
Mixed Use Standards• Allow mixed use structures as a permitted use if all
component uses are permitted in the district• Allow multifamily housing in some districts. • Require screening/landscaping for larger structures
Parking Standards• Allow offsite parking and parking in public lots• Allow the DRB to require less parking when customers
are likely to access the use or through another means other than the automobile.
• Require visual screening for parking lots with five or more spaces
Calais Land Use & Development Regulations
Approval Process
1. PC reviews and revises existing regulations 2. PC holds hearing(s), accepts comments3. PC reviews comments and makes revisions as
necessary.4. Forward proposed regulations to Selectboard5. Selectboard holds hearings, accepts comments,
amends regulations as necessary. 6. Selectboard holds additional hearings if amendments
are made7. Selectboard adopts new regulations8. (Does Calais Vote on Bylaws via Australian ballot?)9. Regulations take effect 21 days after adoption.
Questions?
Comments?