Agenda - Planning Commission - 07/18/2013 - Special

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® The illustrative plan on the bottom shows a hypothetical build out on opportunity sites or under- utilized sites. The regulating plan in the middle maps the form -based zones, replacing the zoning map for these areas. Intended Form: Massing, Street Netwok, Civic Space Network Regulating Plan Maps Form -Based Zones Illustrative Plan Illustrates the intended Vision 4. What suburban DNA is inherent in the development standards? For example, when multifamily or commercial buildings get big- ger, do the existing standards require a larger setback to "buffer" them from one another (suburban), or do the regulations encourage the buildings to get closer together and to the street (urban)? Opticos Design, Inc. Adopt a Comprehensive Plan That Sets the Stage for an FBC The most important thing to do when writing a comprehensive plan in the context of preparing for an FBC is to designate, differentiate, and map (existing and desired) walkable urban and driv- able suburban areas. The form -based coding will be used to regulate the walkable urban areas, and a more conventional approach to zoning can be used to regulate drivable suburban areas. Secondarily, the community must determine the desired degree of change for each of these areas. This will ultimately help inform the vision process and the goal of the FBC. Ideally, a comprehensive plan also introduces a palette of walkable urban place types and the terminology of community character such as building types, frontage types, and transect zones (if you are going to use that as an organizing principle for your FBC). Ifa land - use map is required, it is helpful to also include a community character map or set of maps that lay out the desired place -type structure within the community as a supplement to the land -use map. Rewrite Your Administration and Procedures Provisions From an administrative perspective, the number one goal for any FBC is a clear path to entitle- ment for projects that meet the standards. Therefore an FBC process should start by dia- gramming the existing path —from submittal to approval— for the different types of projects or applications and then work to simplify this path for each type of project within the FBC applica- tion area. The public process defined above should enable and allow more administrative review and eliminate the need to publicly scruti- R-3 .MULTI -FAMILY, MEDIUM DENSITYRESIDENTIAL INTENT • Areas designated as multi -family medium density residential allow single-family, duplex and multifamily structures up to and including low-rise apartment structures. This category allows a maximum density of sixty five (65) units per net acre. • Allowed within this district, and subject to specific limitations, are supporting services such as places of worship, primary and secondary schools, daycare, community based residential facilities and c9rynie 9cv stablishments. DISTRICTREGULATIONS' LOT AREA (sf) LOT WIDTH (ft) LOT COVERAGE (footprint) FRONTAGE REQUIREMENTS FLOOR AREA RATIO - (FAR) GREEN SPACE (open space) DENSITY (units/acre) SETBACKS • FRONT (ft) • SIDE (ft) • REAR (ft) min min maxi maxi min max 5,000 sf 50 ft 0.4x GLA N/A 0.75 x GLA 0.15 x GLA 65 units per net acre min 20' min 10' min _ 10' / 20' abutting LDR PARKING REQUIREMENTS min 1/1 bd • 2/263 bd • 3/4 bde • 1/10 du guests PRINCIPAL BUILDING HEIGHT max 50 ft CASE DATA,(Standard-Size! Single -Frontage Lot) • NET LOT AREA - (NIA I 5,000 sf 6,250 sf 4,687.5 sf 2,500 sf 2,100 sf 937.5 sf GROSS LOT AREA - (GLA) FLOOR AREA RATIO - (FAR) LOT COVERAGE BUILDABLE AREA GREEN SPACE YARDS • FRONT (sf) • SIDES (sf) • REAR (sf) ANALYSIS- 1,000 sf 600 sf 500 sf I® A graphic analysis of existing zones determines what regulations are actually driving development and what the code is incentivizing, good or bad. MAXIMUM LOT COVERAGE MAXIMUM USEABLE HEIGHT DPZ • R-3 maintains the minimum lot size for the low density residential districts (R-1 E R-2); FAR Increases by 20% and DENSITY increases by 72% while the BUILDABLE AREA decreases by 12.5% due to setback change . • It should be noted that there is no category allowing for densities between 18 units per acre and 65 units per acre. • Based on the assumptions of a 50' PROW and a single frontage lot; the LOT COVERAGE is 2,500 sf which exceeds the BUILDABLE AREA of 2,100 sf. Providing more than 4 dwelling units is difficult due to FAR constraints, this encourages lot aggregation. • R-3 typically yields an open and paved ground floor with a residential program located in a building elevated "on stilts". There is no requirement for a habitable finer to screen parking from the street. • Parking becomes a critical concern in R-3 greatly favoring one bedroom units at the expense of larger units desirable for households numbering 3 or more people. Parking constraints limit the density as multilevel oarkine is impossible on small lots. ZONINGPRACTICE 6.13 AMERICAN PLANNING ASSOCIATION (page 6